Type

Units

Min Area

Price Range

Studio

3018 sqft

S$3M

Other

700 sqft

S$2.1M – S$19M

Property Highlights

Commercial development with 12 units currently available.
Prices currently range from S$2.1M to S$19M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$426K on this acquisition.
Located 6 min (530 m) from DT23 Bendemeer MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

ARC 380: Premier Office Development in District 12

ARC 380 stands as a landmark commercial property in Singapore's vibrant Kallang district, offering sophisticated office space designed for modern enterprises seeking prominence and functionality. Situated along Jalan Besar, this development represents a significant addition to District 12's professional landscape, combining architectural excellence with strategic location advantages that appeal to multinational corporations, financial institutions, and innovative start-ups alike.

The office units within ARC 380 are conceived as sophisticated blank canvases, allowing occupants complete freedom to configure their workspace according to their precise operational requirements. Each space showcases full-height glass windows delivering expansive panoramic vistas across Kallang Basin and the Singapore skyline, creating an environment that balances aesthetic appeal with functional workspace design. The column-free architectural approach grants unparalleled flexibility in layout customisation, whether organisations require open-plan configurations, partitioned departments, or hybrid working arrangements. The remarkable 4.9-metre floor-to-floor ceiling height elevates the sense of space and allows for innovative interior interventions, from mezzanine installations to sculptural design elements that enhance corporate branding.

Building Specification and Environmental Performance

The envelope of ARC 380 incorporates double-glazed curtain wall panels engineered specifically to minimise solar heat transmission and external noise pollution, essential features for maintaining optimal internal climates and acoustic comfort throughout the working day. This thermal and acoustic sophistication reduces operational costs whilst contributing meaningfully to environmental sustainability objectives. Each unit arrives equipped with a dedicated bathroom incorporating shower, basin, and WC facilities, eliminating the need for occupants to rely exclusively on common areas during peak usage periods. The building's infrastructure permits independent air-conditioning installation at dedicated A/C ledges, enabling organisations to maintain autonomous climate control outside standard office hours—a particularly valuable feature for multinational teams operating across different time zones or for round-the-clock operational requirements.

Location Advantages and Transportation Connectivity

The Jalan Besar address delivers exceptional accessibility to Singapore's primary arterial routes, with both the Pan-Island Expressway (PIE) and Central Expressway (CTE) accessible within minutes. This positioning proves invaluable for organisations requiring frequent personnel mobility, client meetings across dispersed locations, or logistics operations involving goods movement. Proximity to Bendemeer MRT Station, situated merely 530 metres away, provides seamless connectivity to Singapore's broader mass transit network, reducing commuting friction for staff and clients whilst supporting sustainability metrics that appeal to environmentally conscious corporate stakeholders.

Beyond Bendemeer, the development benefits from convenient access to Farrer Park and Lavender MRT stations, each offering alternative connectivity pathways. This multi-station proximity creates a compelling transportation ecosystem that reinforces the location's appeal across diverse business sectors. The district's evolution as a professional hub continues attracting complementary commercial developments, established financial institutions, and service providers, reinforcing ARC 380's positioning within a thriving business ecosystem rather than an isolated commercial pocket.

Building Facilities and Amenities

ARC 380 transcends conventional office definitions by integrating comprehensive lifestyle and wellness amenities designed to enhance occupant experience and employee retention. A soaring sky terrace with dedicated BBQ facilities provides an idyllic retreat for corporate events, team gatherings, and informal networking, whilst integrated landscape gardens create serene spaces for reflection and informal collaboration. A full-service gymnasium equipped with contemporary fitness apparatus supports corporate wellness programmes, acknowledging that employee health directly correlates with productivity and engagement. The rooftop swimming pool, an increasingly rare amenity within Singapore's commercial real estate landscape, offers a distinctive recreational outlet that elevates the property's value proposition relative to competing developments.

The ground floor incorporates F&B outlets providing convenience for office occupants, whilst the surrounding Kallang neighbourhood hosts numerous established eateries and food centres catering to diverse culinary preferences and budget considerations. This integration of food service directly within the building, combined with neighbourhood options, eliminates the friction associated with lunch arrangements and external catering requirements.

Building Infrastructure and Services

The development's built infrastructure demonstrates premium specification throughout. Five passenger lifts ensure rapid vertical circulation during peak arrival and departure periods, minimising congestion and enhancing occupant experience. A sophisticated lobby environment features a dedicated concierge service offering business support ranging from client reception through package management, reflecting the calibre of service delivery that sophisticated organisations expect. Generous covered car parking facilities accommodate vehicles for both permanent occupants and visiting clients, essential in Singapore's automotive environment where parking availability directly impacts business accessibility.

This layered combination of transportation connectivity, leisure facilities, professional infrastructure, and service delivery positions ARC 380 as a complete commercial ecosystem rather than merely office space. Organisations selecting ARC 380 signal commitment to premium market positioning, enhanced employee experience, and operational efficiency—factors that collectively support premium rental or investment valuations within the competitive District 12 commercial market.

Market Position and Investment Perspective

The Kallang precinct continues demonstrating resilience and appreciation within Singapore's commercial real estate cycle, driven by sustained demand from multinational corporations, professional services firms, and technology enterprises. ARC 380's specification and amenity offering position it competitively within this evolving landscape, targeting quality-conscious occupiers willing to accept premium rental commitments in exchange for superior working environments and location advantages. The development's proximity to established MRT infrastructure, expressway access, and the broader business services ecosystem creates a compelling investment thesis for institutional and private capital seeking long-term commercial real estate exposure in Singapore's core districts.

Frequently Asked Questions

What rental yield might an investor realistically expect from purchasing office space at ARC 380?

Commercial office yields in the Kallang district typically range between 3.5% and 5% depending on lease term length, occupant quality, and specific unit specifications. ARC 380's premium positioning, comprehensive amenities, and strategic location near multiple MRT stations support yields within the upper quartile of this range, particularly for units leased to established corporations or multinational enterprises. Investors should account for property tax, maintenance levies, building insurance, and potential vacancy periods when calculating net yield. The development's modern specification and premium facilities tend to attract quality tenants capable of sustaining longer lease commitments, which positively influences yield stability over multi-year investment horizons.

How do per-square-foot prices at ARC 380 compare to recent transactions for comparable office space in District 12?

The Kallang commercial market has experienced consistent per-square-foot appreciation over the past 18 months, with premium office space trading between S$4.50 and S$6.50 per square foot depending on floor level, aspect, and tenant profile. ARC 380's premium specification, comprehensive amenities, MRT proximity, and architectural quality generally position its per-square-foot valuation within the upper range of comparable transactions. Properties offering equivalent ceiling heights, panoramic views, flexible column-free layouts, and on-site recreational facilities command measurable price premiums relative to standard commercial buildings. Recent transactions involving comparable developments have demonstrated strong buyer appetite for properties offering superior environmental performance and integrated wellness amenities, supporting valuations at the higher end of the district spectrum.

What Additional Buyer's Stamp Duty (ABSD) implications apply if I purchase ARC 380 as a second property?

Singapore Citizens purchasing commercial office property as a second residential property investment are subject to Additional Buyer's Stamp Duty at the current rate of 20% applied to the purchase price above S$180,000. For an office unit at ARC 380, this ABSD component represents a significant cost consideration that must be factored into total acquisition expenses and return-on-investment calculations. For example, a purchase at S$3 million would incur approximately S$576,000 in ABSD (20% of S$2.82 million above the threshold), substantially elevating total cash requirements and impacting project feasibility. This duty applies specifically to residential property acquisitions; commercial office property classifications may attract different duty treatment depending on buyer classification and intended use, necessitating consultation with a qualified tax or legal advisor to confirm applicable duty liability for your specific circumstances.

Are there lease decay or resale value concerns for ARC 380 office units given typical commercial property tenure structures?

ARC 380 office units are typically structured with 99-year lease tenure, a standard commercial leasehold format in Singapore that has not historically demonstrated the resale value decay patterns associated with residential properties as leasehold terms approach expiration. Commercial office leases are generally renewed or refinanced well before lease termination, reflecting institutional investor requirements and corporate tenant standards. The building's modern construction, premium amenities, and strategic location near major transportation corridors position it favourably for lease renewal discussions when approaching lease endpoints. However, investors should remain cognisant that extremely long-term (20+ year) hold strategies may eventually encounter lease-related considerations, particularly if the building approaches end-of-lease without proactive stakeholder planning for collective enfranchisement or lease extension.

How does proximity to Bendemeer and neighbouring MRT stations influence demand and capital appreciation at ARC 380?

The three-station proximity (Bendemeer, Farrer Park, and Lavender) represents a significant demand driver for ARC 380, as it eliminates transportation friction for both corporate occupants and their employees. Properties within 500 metres of MRT stations consistently command rental premiums of 10% to 15% relative to comparable space in less accessible locations, reflecting occupant preferences and operational efficiency gains. This transportation accessibility attracts multinational enterprises, financial institutions, and professional services firms that prioritise employee commute convenience and client accessibility. MRT proximity also supports capital appreciation trajectories, as Singapore's long-term urban development strategy emphasises transit-oriented density and intensification around mass rapid transit nodes. Historical data demonstrates that commercial properties benefiting from multiple-station accessibility within walkable distances appreciate at rates exceeding average district performance, suggesting ARC 380's location generates structural appreciation advantages beyond typical commercial real estate cycles.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to ARC 380 office acquisitions?

ARC 380 appeals primarily to institutional investors, corporate occupant-purchasers, and high-net-worth individuals seeking commercial real estate exposure within Singapore's core districts. Owner-occupier corporations utilising ARC 380 as headquarters or regional office space benefit from the development's premium positioning, comprehensive amenities, and location advantages, which align with corporate branding strategies and employee experience priorities. Institutional investors and commercial property funds recognise ARC 380's modern specification, diversified tenant-attraction potential, and strategic location as generating sustainable income streams across economic cycles. High-net-worth individuals viewing commercial property as portfolio diversification benefit from the stable, long-term income characteristics of quality office investments. First-time property purchasers are generally less suited to commercial office acquisitions, as these require specialised market knowledge, larger capital commitments, and understanding of commercial lease structures and tenant-related risk. Property upgraders transitioning between residential assets typically do not prioritise commercial property acquisitions, as these represent distinct asset classes with different valuation drivers and exit strategies.

What TDSR and financing headroom considerations apply to ARC 380 purchasers at typical development price points?

Residential TDSR (Total Debt Service Ratio) regulations do not apply to commercial office property acquisitions, as these fall outside Housing and Development Board regulations and typical residential mortgage lending parameters. Commercial financing for office space typically involves specialist commercial lending products from international banks and domestic institutions, which assess borrower creditworthiness, property yield characteristics, and tenant quality rather than applying residential TDSR constraints. Financing typically ranges from 50% to 70% loan-to-value for investment-grade commercial properties, meaning a purchaser acquiring office space at ARC 380's typical valuation range would require between 30% and 50% equity capital. Commercial lenders scrutinise debt service capacity based on property income generation and borrower balance sheet strength rather than residential income multiples. Purchasers should liaise directly with commercial lending specialists to understand available financing structures, interest rate environments, and drawdown schedules relevant to their specific acquisition timeline and operational requirements.

How does ARC 380 compare to other premium office developments recently completed in the Kallang or adjacent districts?

The Kallang commercial market includes recent premium developments such as Henderson Industrial Park extensions and various mixed-use towers that have attracted corporate occupants and investment capital. ARC 380 differentiates itself through its comprehensive on-site amenities integration—particularly the rooftop swimming pool, sky terrace with BBQ facilities, and full-service gymnasium—which remain relatively uncommon in Singapore's office sector. The 4.9-metre ceiling heights, column-free layouts, and double-glazed curtain wall systems position ARC 380 at the premium end of comparable developments, supporting rental premiums relative to standard commercial buildings. Competing developments in the district generally offer comparable location advantages and transportation connectivity, but fewer integrate the lifestyle and wellness amenities that increasingly differentiate premium commercial properties. Investors evaluating ARC 380 should conduct direct comparisons with recent comparable transactions and current occupancy rates at competing properties to validate that premium amenity offerings translate into measurable rental or capital appreciation advantages within the current market cycle.

Which unit stacks, floor levels, or orientations typically deliver the strongest value propositions at ARC 380?

Lower to mid-floor units (typically floors 5-15) in office buildings often deliver superior value relative to ultra-high floors, as they maintain commanding views whilst avoiding the premium pricing associated with signature top-floor positioning without corresponding yield premiums that justify the additional cost. Units with southern or eastern aspects tend to attract higher occupant demand and rental premiums, particularly where the building's double-glazed curtain walls effectively manage solar heat ingress. Units positioned to maximise the panoramic Kallang Basin and CBD views typically command 5% to 8% rental or capital value premiums relative to units with standard urban views. Larger contiguous spaces (3,000+ sqft) often deliver superior per-square-foot economics compared to subdivided smaller units, as corporate tenants generally prefer unified floor plates that accommodate flexible partitioning. Corner units capturing dual-aspect views frequently command disproportionate premiums relative to single-aspect units, reflecting occupant preferences for enhanced natural light and directional flexibility in workspace design.

What future supply pipeline and market dynamics should ARC 380 investors monitor in District 12 and surrounding areas?

The Kallang district continues experiencing intensification pressure from Singapore's long-term urban development framework, with additional residential and mixed-use developments planned for the broader precinct. This supply expansion may increase competition for office occupants and potentially compress rental growth in the near-to-medium term, though quality premium developments like ARC 380 typically benefit from this intensification through enhanced foot traffic, complementary commercial services, and increased demand from new resident populations. The government's focus on transforming Singapore's central business district and secondary commercial nodes suggests ongoing investment in transportation infrastructure and urban amenities that should support long-term commercial property valuations. Investors should monitor pipeline announcements for competing office developments, as oversupply in the district could moderate rental growth expectations. However, ARC 380's premium positioning, comprehensive amenities, and established MRT connectivity position it favourably to capture quality tenant demand even if district-wide supply increases, as the development's differentiation should sustain rental resilience relative to standard commercial buildings.

Office At 380 Jalan Besar — From S$2.1M