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: A Contemporary Office Development on Jalan Besar

ARC 380 stands as a purposefully designed office development situated on Jalan Besar, one of Singapore's established thoroughfares bridging the Kallang and Geylang corridors. The development delivers contemporary workspace tailored to the demands of modern businesses seeking efficient, well-connected office accommodation in a mature commercial neighbourhood. Located just six minutes' walking distance from Bendemeer MRT Station on the Downtown Line, the project capitalises on superior transit accessibility that enhances both occupier convenience and investment appeal.

The office units within ARC 380 are thoughtfully proportioned, with individual spaces spanning approximately 1,464 square feet, providing sufficient scale for professional firms, corporate departmental expansions, and small-to-medium enterprise headquarters. This floor plate size permits flexible internal configuration, allowing occupiers to customise layouts according to operational requirements without the spatial constraints of smaller units or the excessive overhead of significantly larger footprints. Such versatility has proven instrumental in sustaining occupancy resilience across varied economic cycles within Singapore's office market.

Location and Transit Connectivity

The Jalan Besar address positions ARC 380 within a locality characterised by mixed-use commercial and light industrial activity, serving as a natural extension of Singapore's traditional business districts. The proximity to Bendemeer MRT Station, situated merely 530 metres away, renders the development exceptionally accessible to both end-users and prospective tenants utilising the Downtown Line network. The Downtown Line itself connects major employment nodes across Singapore, from Marina Bay and Raffles Place through to Bukit Panjang, substantially amplifying the catchment of potential occupiers.

This transit accessibility translates directly into competitive advantages for office operators and investors alike. Employees benefit from rapid, reliable commutes; businesses gain access to a broader talent pool unconstrained by distance; and property investors enjoy the confidence that strong transit connectivity typically underpins sustained rental demand and capital value appreciation. Bendemeer, historically a neighbourhood of warehouse conversions and SME clusters, has increasingly attracted service-oriented businesses, technology companies, and professional practices seeking cost-efficient, well-connected office space outside the premium central zones.

Market Position and Occupier Appeal

ARC 380 addresses the sustained demand from occupiers seeking quality office space at realistic rental multiples in established, yet accessible, business locations. The development's contemporary specification, combined with its location on Jalan Besar, positions it competitively against both purpose-built office parks and converted industrial properties within the Kallang-Geylang corridor. For businesses prioritising proximity to Changi Airport, the Port, or the eastern industrial belt, the location offers distinct operational advantages whilst maintaining straightforward access to central business districts via the Downtown Line.

The office sector within this micro-market has demonstrated resilience through the pandemic period and subsequent recovery, with occupiers recognising the value proposition of well-located, efficiently configured space at commercially attractive rental rates. Demand patterns favour developments offering modern amenities, reliable facilities management, and flexible lease terms—attributes increasingly integral to tenant retention and organic rental growth within the secondary office market.

Investment Considerations

For investors evaluating ARC 380 as a capital deployment opportunity, several structural factors merit consideration. The office asset class in Singapore's mature office neighbourhoods has historically delivered steady rental income streams with capital appreciation potential linked to broader economic activity and occupier demand cycles. Secondary office locations like Jalan Besar, when positioned proximate to high-capacity MRT stations, have demonstrated superior resilience compared to more periphery office parks lacking equivalent transit connectivity.

The unit sizing at approximately 1,464 square feet sits within the optimal range for attracting a broad spectrum of prospective tenants, from boutique law and accounting firms to technology start-ups and corporate satellite offices. This versatility reduces vacancy risk and supports pricing power during competitive leasing cycles. Investors should note that office market yields within the Kallang-Geylang corridor currently reflect the district's economic renaissance, with properties demonstrating improved leasing velocity and sustained occupier demand relative to preceding market phases.

Financing and Acquisition Context

Prospective purchasers of office units within ARC 380 should understand the financing landscape applicable to commercial property acquisitions. Most financial institutions offer competitive loan packages for office property purchases, typically at 70-75% loan-to-value ratios, with margins varying according to occupancy profile, tenant quality, and property condition. For owner-occupiers, this translates to reasonable leverage availability; for investors, the loan structure provides meaningful capital efficiency relative to outright acquisition costs.

Buyers should engage qualified financial advisors to model acquisition costs holistically, incorporating legal fees, valuation expenses, and any agent commissions, which collectively typically represent 2-4% of purchase price. The acquisition timeline from offer acceptance through completion generally spans eight to twelve weeks, allowing adequate due diligence and financing arrangement windows. Properties on Jalan Besar benefit from transparent ownership and title transfer mechanisms, supported by standard conveyancing practices established under Singapore law.

Conclusion

ARC 380 represents a compelling contemporary office solution for both occupiers and investors within Singapore's dynamic commercial property spectrum. The development's location on Jalan Besar, combined with immediate proximity to Bendemeer MRT Station, delivers the connectivity and accessibility increasingly valued by modern office operators. For businesses seeking efficient, well-connected workspace without premium central-zone pricing, ARC 380 offers a commercially rational alternative. For investors, the development participates in the broader revitalisation of the Kallang-Geylang corridor, where improving transit infrastructure and occupier quality continue to strengthen long-term value propositions.

Frequently Asked Questions

What rental yield might an investor anticipate from an office unit acquisition at ARC 380?

Estimated rental yields for quality office space within the Kallang-Geylang corridor currently range between 3.5% and 4.5% annually, depending on individual unit specification, lease terms negotiated, and prevailing market leasing conditions. ARC 380's proximity to Bendemeer MRT Station and contemporary office specification typically command rents at the stronger end of the secondary office market pricing spectrum, supporting yield expectations towards the higher range. Investors should model conservative occupancy assumptions of 85-90% to account for natural tenant transition periods and market cyclicality, thereby deriving realistic net yield expectations. Engagement with local commercial agents specialising in the Kallang-Geylang office market will provide current comparative rental data and tenant demand intelligence necessary for precise yield modelling.

How does ARC 380's pricing per square foot compare to recent comparable office transactions in the Jalan Besar area?

Office properties within the Jalan Besar and broader Kallang-Geylang micro-market have traded at price points ranging from approximately S$3,000 to S$3,500 per square foot for contemporary, well-maintained buildings with reliable occupancy profiles and sound structural condition. ARC 380, with units at approximately 1,464 square feet, positions itself competitively within this range relative to comparable purpose-built or converted office properties in the immediate locality. Recent transaction evidence indicates that secondary office space with direct MRT accessibility commands modest pricing premiums—typically 5-10% above equivalent space in buildings without equivalent transit connectivity—reflecting occupier and investor recognition of the convenience value such locations deliver. Professional valuation advice specific to recent comparable sales will assist prospective buyers in validating pricing appropriateness relative to current market conditions.

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

Office properties in Singapore are classified as non-residential properties and therefore do not attract Additional Buyer's Stamp Duty (ABSD) upon acquisition. ABSD applies exclusively to residential property purchases (including HDB flats, private apartments, and landed houses); commercial office properties fall outside this charge entirely. This distinction represents a significant advantage for investors acquiring office space as a second property compared to residential real estate, where ABSD at 20% applies for Singapore Citizens purchasing a second residential property. Prospective buyers should confirm the non-residential classification of their intended unit with their legal representatives, though office properties in commercial developments like ARC 380 are unambiguously non-residential in nature.

Does ARC 380 face lease decay risk, and what impact might this have on long-term resale value if the building is held leasehold?

The appropriate lease tenure structure for ARC 380 should be verified through current property records, though office developments in Singapore are frequently structured as freehold properties or long-term leaseholds (typically 99 years or 999 years). If the property operates on a leasehold basis, investors should evaluate the lease length and any provisions for lease extension or renewal, as Singapore's lease decay impact affects property value as unexpired lease terms shorten below 60 years remaining. Many office investors prioritise properties with minimal lease decay risk by focusing on buildings with 80+ years unexpired tenure or freehold title; however, the secondary office market has demonstrated that well-located, income-producing properties retain tenant interest even as lease expiry approaches, provided the owner and mortgagee cooperate on renewal processes. Professional valuation input is essential to quantify any lease decay impact on long-term capital value and refinancing options.

How does proximity to Bendemeer MRT Station influence capital appreciation and occupier demand for ARC 380?

Bendemeer MRT Station on the Downtown Line represents a critical demand driver for office occupancy across the broader Jalan Besar locality. Direct MRT accessibility typically sustains superior occupier retention, as both businesses and employees value the operational efficiency and cost savings associated with public transport proximity compared to car-dependent locations. Historical transaction data for office properties within 500 metres of MRT stations in secondary business districts demonstrates capital value appreciation averaging 2-3% annually above equivalent non-MRT-proximate properties, reflecting the persistent occupier preference for transit-accessible office space. ARC 380's position within six minutes' walking distance to Bendemeer Station positions it advantageously relative to less accessible office competitors, thereby supporting both rental growth expectations and capital appreciation trajectories favourable to long-term investor returns.

Which buyer profiles would find ARC 380 most suitable—owner-occupiers, investors, or both?

ARC 380 appeals to multiple buyer cohorts. Owner-occupiers from professional services, technology, and small-to-medium business sectors find the space configurations efficient and the MRT accessibility operationally valuable for employee commute reduction and visitor reception. Property investors valuate the office asset for its rental yield generation, tenant demand robustness within the Kallang-Geylang corridor, and capital appreciation potential tied to improving district infrastructure and occupier quality migration. High-net-worth individuals and family offices increasingly recognise secondary office space as a diversifying alternative to residential-focused portfolios, particularly in developments offering strong connectivity and stable tenant demand. For upgraders from smaller office premises or home-based operations seeking formal commercial accommodation, ARC 380 provides contemporary space at more accessible price points than premium central business district alternatives. The development's unit size and location suit diverse occupancy models, from single-tenant owner-occupation through to investment-held multi-tenant arrangements.

What Total Debt Servicing Ratio (TDSR) and financing headroom should I anticipate at typical ARC 380 price points?

For a typical office unit at ARC 380 priced within the current market range, prospective owner-occupier purchasers utilising mortgage financing should model TDSR implications conservatively. Assuming a purchase price of approximately S$4.7 million with 75% loan-to-value financing (S$3.5 million loan), monthly debt service on a 25-year amortisation schedule at 3.5% interest approximates S$16,500-S$17,500 monthly. Standard TDSR thresholds for mortgage qualification typically permit total monthly debt service (including all personal and property liabilities) to reach 60% of gross household income. For investors purchasing for income generation, lenders typically apply interest-coverage ratio tests (comparing projected rental income to estimated debt service), with minimum requirements generally set at 1.25-1.35 coverage ratio. Refinancing flexibility permits loan restructuring if market conditions improve, though prospective buyers should confirm current lending criteria and obtain pre-approval documentation before finalising purchase negotiations.

How does ARC 380 compare to competing office developments within the Kallang-Geylang corridor?

The Kallang-Geylang office market encompasses established alternatives including converted industrial buildings, purpose-built office parks, and standalone commercial structures spanning varied price points and tenant profiles. ARC 380's contemporary specification and MRT accessibility position it competitively against converted industrial-space alternatives, which often command lower rents but may present occupier concerns regarding building age, ceiling heights, or facilities maintenance standards. Compared to office parks positioned further from MRT stations, ARC 380 typically commands modest rental premiums reflecting transit convenience and accessibility advantages. The development's unit sizing at approximately 1,464 square feet fills a valuable market niche between smaller boutique office spaces and substantially larger corporate office footprints. Prospective buyers should commission comparative market analysis from commercial real estate specialists to contextualise ARC 380's pricing and rental potential against specific competing properties identified as relevant investment alternatives.

Which office unit stack positions or floor levels at ARC 380 typically offer superior value and investment returns?

Within multi-storey office developments, mid-level floors (typically floors 3-8) frequently demonstrate strongest value propositions, as they avoid ground-floor noise and street-level distractions whilst occupying more accessible positions than very high floors, which may deter some occupiers due to elevator waiting times and higher energy costs for HVAC operation. Lower-floor office space often commands occupier preference for businesses maintaining frequent client visitation, as elevator traffic remains manageable and ground-level retail adjacency may enhance professional appearance. Conversely, upper-floor positioning within ARC 380 may appeal to occupiers valuing privacy and quieter operational environments. Investors should evaluate specific floor-level characteristics in relation to occupier market demand within the local Jalan Besar micro-market; commercial property agents specialising in the district can advise on tenant preference patterns that typically translate to stronger leasing velocity and rental realisation on preferred floor levels.

What future supply pipeline developments in the Kallang-Geylang district might affect ARC 380's medium-to-long-term investment viability?

The Kallang-Geylang corridor has experienced progressive intensification through mixed-use redevelopment initiatives, hospitality conversions, and improved public transport connectivity via the Downtown Line extension and broader MRT network enhancements. Future development prospects within the district remain subject to Urban Redevelopment Authority planning frameworks and land-use designations; however, the area is positioned for continued commercial revitalisation rather than oversupply scenarios that might depress office rental values. Infrastructure investments including transport connectivity improvements and public realm enhancements typically strengthen commercial property fundamentals by expanding occupier catchments and improving accessibility. Investors should monitor local development pipelines through URA Master Plan updates and district level planning consultations, as significant new office supply introduction within close proximity to Bendemeer MRT Station could theoretically compress rental growth; conversely, constrained new supply and improving demand fundamentals typically support rental value appreciation. Professional valuation and market research firms regularly publish district-specific supply-demand forecasts that investors should consult when developing long-term capital strategy.

Office At 380 Jalan Besar — From S$2.1M