Type

Units

Min Area

Price Range

Other

700 sqft

S$2.1M – S$19M

Property Highlights

Commercial development with 9 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

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ARC 380: Modern Office Space on Jalan Besar

ARC 380 stands as a contemporary office development strategically positioned along Jalan Besar, one of Singapore's prominent commercial corridors. The property offers purposefully designed office units that cater to the evolving demands of businesses seeking quality workspace with excellent connectivity. Located just six minutes' walk from Bendemeer MRT Station, this development combines accessibility with professional-grade amenities, making it an attractive proposition for companies of varying scales.

The development's positioning on Jalan Besar places it within a dynamic neighbourhood that has matured as a secondary business hub. This locality has witnessed sustained commercial activity, supported by reliable transport infrastructure and a mix of retail, hospitality, and service establishments. For office occupiers, such a setting provides both professional credibility and practical operational advantages, including proximity to complementary services and ease of staff commuting.

Strategic Location and Connectivity

Bendemeer MRT Station (DT23), situated a short walk away, provides direct access to the Downtown Line, connecting users seamlessly to the Central Business District and major employment nodes across Singapore. This proximity significantly enhances the appeal of ARC 380 for both tenant recruitment and client accessibility. The development's location also benefits from established road networks, making it accessible via private transport, and the neighbourhood continues to develop with improved pedestrian infrastructure.

Beyond the immediate MRT connection, the area benefits from Singapore's broader transport network. Businesses operating from ARC 380 enjoy flexibility in managing logistics, client meetings, and staff movement, all supported by reliable public transport and vehicular access. Such connectivity is increasingly valued by modern enterprises that require operational flexibility and reduced time spent on commuting.

Office Configuration and Specifications

Units within ARC 380 are configured to meet contemporary workspace standards, with the development offering office spaces spanning approximately 1,464 square feet and upwards. This scale provides sufficient room for small to mid-sized professional teams, allowing for flexible departmental layouts, meeting areas, and collaborative zones. The office dimensions are particularly suited to consultancies, professional services firms, technology companies, and corporate administrative functions requiring dedicated workspaces without excessive overheads.

The development's unit sizing reflects current market preferences for office spaces that balance cost efficiency with operational functionality. Many occupiers today seek flexibility in lease terms and space configuration, and ARC 380's offering accommodates these preferences. The spacious floor plates typical of modern office developments enable customisation, whether for open-plan working, cellular offices, or a hybrid approach combining both environments.

Investment and Occupancy Potential

For investors evaluating ARC 380, the development presents a commercial office asset within a location benefiting from consistent demand. Office spaces in established secondary business districts tend to attract stable tenant bases, particularly when supported by reliable transport access and a professional neighbourhood composition. The rental market for quality office space in this district remains active, with businesses willing to pay competitive rates for well-maintained facilities and strategic locations.

The capital value trajectory of office properties is typically influenced by factors including tenant demand, rental growth, the quality of the building, and broader economic conditions affecting business activity. ARC 380's positioning on Jalan Besar, combined with its proximity to Bendemeer MRT, positions it within a neighbourhood likely to benefit from ongoing commercial development and urban renewal initiatives. Investors should consider both immediate income potential through leasing and medium to long-term capital appreciation as the district matures further.

Pricing and Market Positioning

Available units at ARC 380 are offered from S$4.76 million onwards, reflecting pricing aligned with quality office space in this location. The per-square-foot valuation sits within the range typical for contemporary, well-maintained office developments in secondary business hubs with strong MRT connectivity. Prospective buyers and occupiers should assess pricing against comparable office stock in adjacent areas, taking into account factors such as building age, facility standards, management reputation, and tenant profile.

The pricing structure of ARC 380 reflects both the operational quality of the development and its strategic position. Office investors comparing various properties often weigh pricing against long-term rental potential and capital growth expectations. The development's competitive positioning depends partly on yield assessments and the stability of demand within the Jalan Besar commercial corridor. Market participants should benchmark these prices against recent transactions in the district to determine whether current pricing offers fair value relative to available alternatives.

Neighbourhood and Amenity Context

The broader Jalan Besar neighbourhood provides a working environment enriched by supporting amenities. Dining options, retail facilities, and professional services are accessible within the immediate vicinity, enhancing the daily experience for office workers. Such contextual amenities have become increasingly important to modern businesses, as they support employee retention, client entertainment, and operational convenience. ARC 380's location ensures that tenants have ready access to these neighbourhood assets without relocating to distant commercial zones.

The maturity of the Jalan Besar precinct as a commercial destination reflects steady investment and active use by established companies. This stability in the neighbourhood supports consistent demand for quality office space and reduces volatility in rental markets. Businesses establishing themselves in such locations benefit from established professional networks and operational infrastructure, factors that contribute to long-term commercial viability.

Buyer and Occupier Suitability

ARC 380 appeals to several occupier profiles and investor categories. Small to mid-sized professional firms seeking high-quality office environments at more moderate cost points than premium CBD locations find the development particularly relevant. Corporate functions requiring operational headquarters, administrative offices, or satellite locations often favour secondary business districts, and Jalan Besar offers the necessary credibility and connectivity. For investors, the development presents a stable commercial asset with potential for steady rental income and moderate capital growth within a maturing business district.

Additionally, businesses expanding from city-centre offices to reduce overhead whilst maintaining accessibility appreciate the Bendemeer MRT proximity that ARC 380 offers. The development suits flexible working arrangements where teams split between home-based and office-based activities, as the convenient MRT access supports periodic on-site gatherings without requiring daily commutes from distant locations. This flexibility in occupancy patterns has become a standard consideration in modern office space selection.

ARC 380 represents a thoughtfully positioned office development that addresses contemporary business requirements for quality workspace with dependable connectivity. Its standing on Jalan Besar, combined with proximity to Bendemeer MRT Station and pricing that reflects its market positioning, makes it a substantive option for occupiers and investors evaluating office assets in Singapore's secondary commercial zones. The development's appeal extends across multiple buyer and occupier profiles, each valuing the balance between accessibility, operational quality, and cost-effectiveness that ARC 380 delivers.

Frequently Asked Questions

What rental yield can an investor expect from purchasing an office unit at ARC 380?

Rental yields for quality office space in secondary business districts like Jalan Besar typically range between 4–6% per annum, depending on unit configuration, tenant profile, and lease duration. ARC 380's proximity to Bendemeer MRT (DT23) and its position within an established commercial corridor support consistent tenant demand, which positively influences achievable rental rates. Investors should conduct detailed market analysis of recent lettings in the Jalan Besar precinct to establish a realistic yield expectation for their specific unit size and amenity profile. Yields can be enhanced by securing longer lease terms with creditworthy tenants or through phased rental escalation clauses that align with market growth.

How does the per-square-foot pricing of ARC 380 compare to recent office transactions in the Jalan Besar area?

ARC 380's pricing from S$4.76 million aligns with contemporary office valuations in this secondary business hub, generally positioning the development competitively within the S$3,200–S$3,600 per square foot range for quality space with modern amenities. Recent transactions in the Jalan Besar corridor have reflected modest but steady price appreciation, supported by consistent demand from professional services and corporate tenants seeking alternatives to premium CBD locations. Prospective buyers should examine contemporaneous sales of comparable office buildings within 500 metres to establish precise benchmarking, accounting for variations in building age, lift systems, car parking ratios, and tenant-readiness levels. Properties offering superior MRT connectivity and newer construction typically command the upper end of the range, whilst older facilities or those requiring tenant fit-out may trade closer to the lower threshold.

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

Singapore Citizens purchasing ARC 380 as a second residential property are subject to Additional Buyer's Stamp Duty at a rate of 20%, calculated on the purchase price. For a property valued at S$4.76 million, this translates to approximately S$952,000 in ABSD liability, substantially increasing the total acquisition cost. This duty is payable on top of standard Stamp Duty and must be settled at the point of legal completion. For investors or owner-occupiers expanding their property holdings, this 20% ABSD represents a significant cost component and should factor prominently into return-on-investment calculations and financing headroom assessments. Buyers should consult qualified tax advisors to understand their individual circumstances and explore any available exemptions or deferral mechanisms.

What lease tenure does ARC 380 carry, and does lease decay pose resale risks?

Office properties in Singapore are typically held on 99-year leasehold tenure, though developers sometimes secure longer 999-year leases. The lease tenure of ARC 380 should be verified during due diligence, as this directly affects long-term asset value and financing eligibility. Leasehold commercial properties do not experience the same resale friction as residential units as they age, since office tenants typically focus on operational functionality and rental cost rather than remaining lease length. However, properties approaching 30 years remaining on a 99-year lease may experience valuation pressure, as lenders become cautious and prospective tenants view lease renewal risk as a cost. Current data on ARC 380's lease structure should be confirmed with the developer or professional surveyor to assess any future renewal implications and their impact on long-term capital preservation.

How does proximity to Bendemeer MRT Station (DT23) affect demand and capital appreciation for ARC 380?

Proximity to major MRT stations is a primary value driver for commercial office property, and ARC 380's location just 530 metres from Bendemeer MRT Station (DT23, Downtown Line) positions it advantageously within Singapore's transit-oriented development framework. Properties within a five-minute walk of MRT stations typically command 10–15% rental and capital premiums compared to equivalent buildings requiring longer commutes, reflecting tenant willingness to pay for transport convenience and reduced employee journey times. The Downtown Line's connectivity to the Central Business District and major employment zones amplifies appeal, as tenants can recruit talent from a wider geographic area without imposing excessive commute burdens. Medium to long-term capital appreciation is supported by ongoing land scarcity near MRT stations and continuous urbanisation in secondary business districts; as the Jalan Besar precinct develops further, accessibility advantages tend to compound, favouring well-positioned properties like ARC 380.

Which buyer profiles are best suited to purchasing office space at ARC 380?

ARC 380 appeals to multiple buyer categories: investors seeking stable rental income from a secondary business hub, owner-occupying professional firms (consultancies, law practices, accounting partnerships) looking to reduce CBD overheads, corporate occupiers establishing satellite offices or administrative functions, and high-net-worth individuals diversifying into commercial real estate. Small to mid-sized enterprises appreciate the balance between professional credibility (supported by Jalan Besar's established commercial character) and more moderate pricing than premium CBD alternatives. First-time commercial property buyers find secondary hubs like this area less volatile than prime CBD zones, reducing downside risk. Upgraders moving from older office buildings to modern facilities with superior amenities also form a key audience. Each profile should assess suitability based on their occupancy timeline, tenant-finding capacity (if investing), and long-term capital growth expectations relative to immediate rental yield.

What TDSR and financing headroom should I model when purchasing an office unit at ARC 380?

At a purchase price of approximately S$4.76 million (or higher for larger units), prospective buyers should model financing scenarios with conservative loan-to-value (LTV) ratios, typically 60–70% for commercial office property, capped by individual bank policies and personal credit metrics. A 60% LTV on S$4.76 million equates to a loan of roughly S$2.86 million, requiring cash outlay of S$1.9 million plus additional ABSD liability and transaction costs. Assuming a 3.5–4% mortgage rate over a 25-year term, monthly servicing costs approximate S$13,000–S$14,000, requiring gross monthly income of S$32,500–S$35,000 to satisfy a typical 40% Total Debt Servicing Ratio (TDSR) threshold for residential mortgages. Commercial buyers should confirm whether their lender applies stricter commercial lending criteria; purchase-to-rent investors should stress-test scenarios where rental income temporarily declines, ensuring equity buffers remain adequate. Professional mortgage advice and detailed cash-flow modelling are essential before committing to such a significant acquisition.

How does ARC 380 compare to nearby competing office developments in the Jalan Besar or adjacent districts?

The Jalan Besar corridor and immediate adjacent areas (including precincts near other MRT stations on the Circle and Downtown lines) host several competing office developments ranging from older industrial conversions to contemporary purpose-built facilities. ARC 380's competitive position depends on factors such as its building age and condition, lift availability and speed, car parking ratios, tenant amenity standards (refreshment facilities, meeting rooms, security systems), and management reputation. Directly comparable modern office buildings within 1–2 km typically offer similar unit sizes and pricing; however, variations in MRT proximity (some competitors may be slightly further from stations), ground-floor retail activation, and operational standards create meaningful differentiation. Prospective buyers should inspect comparable properties in the locality to assess whether ARC 380's price-to-amenity ratio is competitive. Developments offering ground-floor F&B or retail, better parking ratios, or newer construction may command marginal premiums, whilst older or poorly-managed buildings may trade at discounts despite similar locations.

Which floor levels or unit stacks within ARC 380 offer the best value for buyers and occupiers?

Lower and mid-floor office units typically offer optimal value in secondary business hubs like Jalan Besar, as occupiers perceive diminishing prestige premiums as storeys increase, whilst operational costs (particularly energy for cooling) rise on higher floors. Lower floors (2–5) often appeal to visitor-intensive businesses and those requiring ground-level loading access; mid-floors (6–12) balance convenience with premium positioning and natural light, commanding modest pricing above lower levels. Top-floor units occasionally attract premium pricing for executive suites or board rooms, but this premium is typically modest compared to residential properties. Investors seeking straightforward tenant placement and minimal void risk often favour mid-floor locations where demand is broadest and rental negotiations less contested. Unit orientation (north, south, east, west) and window-to-usable-area ratios also significantly affect desirability; units offering morning light and views toward transport nodes or landscaped areas may command 5–10% premiums, whilst windowless or interior sections trade at modest discounts. Detailed floor plans and natural light analysis should inform value assessment.

What is the future supply pipeline of office space in this district, and how might it affect ARC 380's capital growth?

The Jalan Besar precinct and surrounding commercial zones (encompassing districts near multiple MRT stations) have experienced gradual supply additions through selective redevelopment and refurbishment rather than large greenfield office builds. The Urban Redevelopment Authority's planning strategies for secondary business hubs emphasise balanced growth to avoid oversupply whilst supporting continued demand from companies seeking quality alternatives to the CBD. Near-term pipeline projects (if any exist within 2–3 km of ARC 380) should be assessed for their scale, occupier appeal, and anticipated completion timelines, as these factors influence rental and capital value trajectories. However, secondary business hubs typically experience slower supply growth than prime CBD zones, creating natural scarcity value that supports steady, moderate capital appreciation. Regulatory constraints on land conversion in mature commercial precincts, combined with strong transport infrastructure investment, generally favour existing quality properties like ARC 380 over the medium term. Prospective investors should monitor public development pipeline announcements through the URA website and industry publications to ensure no major competing supply emerges that might moderate rental growth expectations within the next 5–10 years.

Office At 380 Jalan Besar — From S$2.1M