Type

Units

Min Area

Price Range

Other

700 sqft

S$2.1M – S$5.1M

Property Highlights

Commercial development with 4 units currently available.
Prices currently range from S$2.1M to S$5.1M.
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

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ARC 380: Commercial Office Space in Bendemeer

ARC 380 represents a purposeful commercial office development positioned within Bendemeer, a district characterised by robust local activity and convenient transport links. Situated on Jalan Besar, a thoroughfare long associated with business operations and mixed-use activity across Singapore, the development offers modern office accommodation tailored to the contemporary needs of businesses ranging from solo practitioners to established small enterprises. The building presents an opportunity for occupants seeking professional workspace in a district undergoing gradual intensification and improved amenities.

Location and Transport Accessibility

The development's proximity to Bendemeer MRT Station represents a significant operational advantage for office occupants and their clients. Located approximately 530 metres—a comfortable six-minute walk—from the Downtown Line station, ARC 380 benefits from direct connectivity to Singapore's wider rapid transit network. This accessibility fundamentally improves tenant recruitment, client access, and the appeal of the address to businesses seeking efficient commute patterns and visibility. The Downtown Line itself connects major commercial nodes across the island, positioning Bendemeer within the broader geography of Singapore's white-collar economy.

Jalan Besar itself has historically served as a secondary commercial spine, supporting diverse business activities and providing cost-effective alternatives to premium central business district locations. The street-level position and local foot traffic create natural opportunities for service-oriented businesses, consultancies, and professional practices. Proximity to residential neighbourhoods ensures a consistent local customer base, whilst the accessible parking and road infrastructure support businesses requiring goods delivery or client vehicle access.

Office Specifications and Configuration

Units within ARC 380 are configured as compact commercial spaces, with individual office accommodation ranging from approximately 700 square feet upwards. These dimensions suit sole proprietorships, small professional teams, and administrative functions for larger enterprises. The modular sizing reflects contemporary preferences for flexible, scalable office solutions that avoid the overhead of large, committed premises. Businesses occupying such spaces typically require straightforward fit-outs and can commence operations quickly, making the development attractive to entrepreneurs and start-ups with established funding.

The efficient floor plates characteristic of the building permit straightforward subdivision and reconfiguration to match tenant workflows. Natural light, ventilation, and sight lines are important considerations in office selection, and modern developments in this category increasingly prioritise these elements. The building's design philosophy emphasises practicality and cost-effectiveness, ensuring that occupants derive maximum usable area without unnecessary circulation or common spaces.

Investment Considerations for Office Buyers

Acquisition of commercial office space in Bendemeer carries distinct financial characteristics compared to residential property. Prospective purchasers should evaluate the development through multiple lenses: capital appreciation potential, rental yield, tenant demand stability, and exit liquidity. The Bendemeer district has historically attracted owner-occupiers and institutional investors seeking secondary commercial premises, and this demand profile continues to support the market for well-positioned office stock.

Rental yields on commercial office space in Bendemeer typically range between 3% and 5% gross, depending on specific location, tenant quality, and lease terms negotiated. The sub-2,000 square metre office sector has proven resilient to long-term structural change, as small businesses require affordable, accessible workspace independent of economic cycle. However, prospective investors should conduct detailed tenant demand analysis and review comparable recent transactions in the precinct to calibrate pricing expectations against prevailing market conditions.

Additional Buyer's Stamp Duty considerations apply if the purchaser already owns another residential property. For a Singapore Citizen acquiring a second residential property, the Additional Buyer's Stamp Duty rate currently stands at 20%, considerably exceeding standard conveyancing costs. Commercial office space is typically assessed differently under stamp duty legislation than residential property, though purchasers should confirm the specific classification of any unit under review with qualified conveyancing counsel before committing to acquisition.

Market Position and Comparable Transactions

ARC 380 occupies a pricing tier distinct from prime central business district office space, yet significantly more accessible than prestige Grade A towers. Recent comparable transactions in Bendemeer and the surrounding area have demonstrated that sub-1,000 square metre office units trade at price points reflecting both the local economy and the owner-occupier base. Per-square-foot pricing for secondary commercial space in this district has remained relatively stable, hovering between S$2,500 and S$3,500 per square foot depending on floor level, orientation, and tenant covenant strength.

The development competes primarily against other secondary office buildings within a ten-minute radius of Bendemeer MRT, rather than against premium central locations. This competitive set includes converted shophouses, older walk-up office buildings, and purpose-built commercial structures erected during previous development cycles. The relatively modern specification and MRT adjacency of ARC 380 position it competitively within this secondary market, whilst still maintaining price accessibility that appeals to owner-occupiers and smaller institutional purchasers.

Financing and Debt Serviceability

Mortgage financing for commercial office space in Singapore operates under different parameters than residential lending. Most financial institutions will lend against commercial property at loan-to-value ratios of 50% to 65%, depending on asset quality, tenant covenant, and the lender's commercial real estate appetite. Purchasers of units within ARC 380 should expect to present detailed financial statements, business plans, or investment rationales to secure institutional funding.

For owner-occupiers, the Total Debt Servicing Ratio test applies differently than in residential mortgages. Lenders will assess the rental income potential of the business, professional practice, or enterprise conducted from the space, or alternatively evaluate the purchaser's personal income capacity to service debt independently of the commercial premises. A unit acquired at typical Bendemeer price points would require monthly mortgage servicing in the range of S$10,000 to S$15,000 at current interest rates, a commitment that purchasers should evaluate against operational cash flows or personal income stability.

Suitability Across Buyer Profiles

High-net-worth investors may view ARC 380 as a diversification play, adding commercial real estate to a portfolio concentrated in residential property. The development's steady income potential and secondary-market pricing offer risk-adjusted returns suitable for conservative allocators. However, HNW buyers often prefer larger, anchor-tenant-occupied properties or prime business district locations, meaning ARC 380 may appeal primarily to investors seeking affordable entry into commercial property ownership.

Upgraders transitioning from shared workspaces or leased office suites find compelling value in ownership at Bendemeer pricing levels. The ability to customise premises, build equity across a lease term, and exit or refinance on one's own timeline appeals to established professionals and growing small enterprises. First-time commercial property buyers, particularly sole practitioners in law, accounting, or consulting, represent a natural audience for compact, efficient office space in well-connected secondary locations.

Future District Dynamics and Long-Term Prospects

Bendemeer and the surrounding Tanjong Rhu planning area have gradually intensified over successive development cycles, with residential, hospitality, and mixed-use projects complementing the historical commercial and industrial base. Future supply of office space in the immediate precinct remains constrained, as land values increasingly favour residential and hotel development. This supply constraint provides some structural support to secondary office values, particularly for well-positioned properties with strong MRT adjacency like ARC 380.

The Downtown Line itself has catalysed gradual upgrading in Bendemeer and surrounding stations, supporting both commercial tenancies and residential demand. This virtuous cycle of transport infrastructure, residential amenity, and business activity tends to reinforce long-term real estate values across well-positioned secondary commercial properties. Purchasers acquiring units at ARC 380 should view their investment through a multi-decade timeframe, accepting that commercial office demand evolves continuously and that strategic flexibility and adaptability remain essential.

Frequently Asked Questions

What rental yield might I expect if I purchase an office unit at ARC 380 as an investment?

Commercial office space in the Bendemeer secondary market typically generates gross rental yields between 3% and 5%, depending on tenant quality, lease duration, and specific unit specifications. A unit acquired at current Bendemeer pricing and let to an established professional practice or small business would likely fall within this range, though actual yields depend heavily on the tenant covenant, length of lease agreement, and the exact market conditions at the time of letting. Prospective investors should obtain rental comparables from recent lettings of similar office stock within the immediate precinct and factor in vacancy risk and management costs when calculating net yield expectations. Institutional investors, in particular, require detailed cash flow modelling and tenant assessment before committing to secondary office acquisitions.

How does the per-square-foot pricing at ARC 380 compare to recent transactions in Bendemeer and nearby areas?

Recent secondary office transactions in Bendemeer have traded between approximately S$2,500 and S$3,500 per square foot, with variations reflecting floor level, unit condition, tenant occupancy status, and proximity to the MRT station. ARC 380's modern specification and six-minute walk to Bendemeer MRT position it competitively within this range, typically tracking at the mid-to-upper end of secondary market pricing for the precinct. Purchasers should obtain independent valuation and review recent arms-length sales within the past 12 months to confirm whether current asking prices represent fair value relative to comparable transactions. The secondary office market in this district remains relatively liquid for well-maintained, tenant-occupied units, though empty shells or units requiring substantial fit-out may trade at marginal discounts reflecting conversion risk and carrying costs.

What Additional Buyer's Stamp Duty implications apply if I already own other residential property?

If you are a Singapore Citizen purchasing a second residential property, the Additional Buyer's Stamp Duty rate currently stands at 20% on the purchase price, substantially exceeding the standard conveyancing stamp duty. However, commercial office space is typically classified and assessed differently from residential property under Singapore's stamp duty framework, and this distinction may affect the rate applicable to an ARC 380 purchase depending on the precise classification assigned to your chosen unit. You should seek expert conveyancing advice from a qualified lawyer before exchange of contracts to confirm the stamp duty treatment of your specific transaction, as misunderstanding this classification could significantly increase total acquisition costs. If your unit is assessed as commercial rather than residential, standard stamp duty rates would apply instead, potentially generating substantial savings compared to residential ABSD exposure.

What lease tenure does ARC 380 offer, and how might lease decay affect long-term resale value?

Commercial office buildings in Singapore are typically held on 99-year or 999-year lease tenures, and you should confirm the precise tenure of any unit under consideration with your conveyancing counsel and the developer. A 99-year lease will gradually decay in value as it approaches expiry, with most investors and owner-occupiers beginning to discount properties significantly when the remaining term drops below 60 years. For commercial properties in secondary locations like Bendemeer, this decay becomes a material consideration only in the latter decades of the lease; however, purchasers acquiring for long-term hold should factor in the mathematical certainty of value erosion in the final 20 to 30 years of tenure. A 999-year lease effectively removes this concern for practical purposes, as the economic life of the building and the property development market cycle are unlikely to approach such a timescale. Request a Title Report to confirm the lease commencement date and remaining term before completing your purchase.

How does proximity to Bendemeer MRT Station affect tenant demand and capital appreciation prospects?

Bendemeer MRT Station on the Downtown Line provides direct connectivity to major employment nodes and commercial districts across Singapore, making it a significant draw for office tenants and their clients. Properties within a five-to-ten-minute walk of MRT stations typically command premium pricing relative to less accessible secondary locations, as transport convenience directly reduces commute time, parking pressure, and client access friction. ARC 380's 530-metre proximity—approximately six minutes on foot—positions it in the optimal accessibility band for secondary office demand, supporting both owner-occupier appeal and investor yields. Long-term capital appreciation in secondary office markets tends to correlate with transport access, as infrastructure improvements typically drive amenity upticks and tenant demand growth in adjacent precincts. The Downtown Line's continued role in Singapore's transport master plan and the gradual densification of Bendemeer suggest that MRT-proximate office space will retain value advantage relative to less accessible competing stock.

What buyer profiles are best suited to ARC 380, and why?

Owner-occupying professionals and small business operators—particularly in law, accounting, consultancy, and professional services—represent the core audience for compact secondary office space at Bendemeer pricing. These buyers benefit from ownership certainty, the ability to customise and control their workspace, and the equity-building mechanics of property ownership across a decade or more of professional practice. Investors seeking affordable entry into commercial real estate diversification find value in properties like ARC 380, where modest acquisition prices allow portfolio-building without excessive concentration of capital. Established entrepreneurs upgrading from shared workspaces or leased suites discover that ownership at secondary market price points offers financial discipline and asset-building that repeated rental commitments cannot match. High-net-worth individuals occasionally acquire secondary commercial property as portfolio ballast or as ancillary holdings, though more typically this category concentrates on premium central business district space or larger institutional properties.

What financing options and TDSR headroom should I expect at typical ARC 380 price points?

Commercial property financing typically operates at loan-to-value ratios of 50% to 65%, considerably more conservative than residential mortgages, requiring purchasers to commit substantial equity. Most financial institutions will assess debt serviceability using the Total Debt Servicing Ratio framework, evaluating both personal income and the rental income potential of the business or professional practice conducted from the space. A unit at typical Bendemeer pricing—approximately S$2 million to S$3 million—would require monthly mortgage servicing in the range of S$10,000 to S$15,000 at current interest rates, representing a meaningful commitment that purchasers should stress-test against personal cash flow and business profitability scenarios. Lenders will typically require three years of audited financial statements, business plans, and detailed tenant information before advancing commercial property financing, and interest rates are likely to track 0.5% to 1.0% above residential mortgage rates. Early engagement with a commercial mortgage broker or banker can clarify your specific lending capacity and identify which institutions remain active in secondary office lending.

How does ARC 380 compete against nearby secondary office buildings, and what differentiates it?

The competitive secondary office market in Bendemeer and surrounding precincts includes converted shophouses, older walk-up office buildings, and purpose-built structures erected across multiple development cycles. ARC 380's advantage typically derives from modern specification, functional layout, proximity to MRT, and the ability to offer units in ready-to-occupy or minimally fitted condition. Many competing properties in the area occupy less convenient locations, suffer from aging infrastructure or outdated specifications, or carry higher vacancy risk. Prospective purchasers should conduct site visits to competing office buildings, review recent rental achievements and transaction prices, and assess parking provision, security, and building amenities as differentiating factors. ARC 380's likely edge resides in the combination of accessible location, contemporary finish, and responsive developer support; however, no secondary office property succeeds absent strong local tenant demand and employment base, both of which are present in Bendemeer but require independent validation.

Which floor levels or unit stacks at ARC 380 typically represent the best value proposition?

In commercial office buildings, mid-floor positions—typically floors three through six—often represent the best value balance, offering reasonable cost relative to ground-floor accessibility and avoiding the marginal premium associated with the highest floors. Ground and second-floor units command rental premiums reflecting direct customer access and street-level visibility, factors particularly valuable for retail-oriented or client-facing professional practices; however, this premium typically exceeds the actual financial benefit for many tenants, particularly administrative functions or practices not dependent on walk-in traffic. Higher floors may suffer modest rental discounts reflecting the requirement for lift access and longer vertical circulation times, though this impact is modest in smaller buildings and may be offset by natural light, ventilation, and city views. Your optimal floor selection depends entirely on your intended tenant profile and use case; office-based consultancies or data operations may prioritise cost and flexibility, whilst client-facing professional practices may justify ground or second-floor premiums. Request recent lettings data and tenant feedback from the building manager to understand which floors let most readily and at what rental premium.

What is the future development pipeline in Bendemeer and surrounding districts, and how might it affect ARC 380 values?

The Tanjong Rhu planning area surrounding Bendemeer has gradually intensified, with residential, hospitality, and mixed-use projects progressively dominating new construction activity. The supply of purpose-built secondary office space has contracted significantly over the past decade, as land values have become increasingly favourable to residential and hotel development rather than commercial office uses. This structural constraint on new office supply provides underlying support to secondary office values, particularly for well-positioned properties with strong MRT adjacency like ARC 380. Future residential and hospitality development in the surrounding precinct will likely enhance the local amenity base, supporting both office tenant recruitment and property values through improved neighbourhood characteristics. However, the longer-term structural shift toward flexible and remote work arrangements means that secondary office demand is unlikely to experience explosive growth; instead, ARC 380 should be evaluated as a stable, income-generating secondary asset that benefits from supply constraints and steady local demand rather than as a speculative appreciation play. Multi-decade ownership horizons and realistic yield expectations remain the appropriate framework for evaluating secondary commercial property investment in this district.

[For Sale] Office At 380 Jalan Besar — From S$2.1M