Type

Units

Min Area

Price Range

Studio

753 sqft

S$2.2M – S$12M

Other

700 sqft

S$2.1M – S$19M

Property Highlights

Commercial development with 15 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: Commercial Office Space on Jalan Besar

ARC 380 represents a compelling opportunity for professionals and entrepreneurs seeking accessible, affordable office accommodation in a well-established commercial corridor. Positioned on Jalan Besar, this development offers freehold office units designed to meet the needs of modern small-to-medium enterprises and independent practitioners. The location has long been recognised as a secondary business hub, combining reasonable acquisition costs with proximity to both retail neighbourhoods and transport infrastructure.

The development's positioning within a six-minute walk of Bendemeer MRT Station places occupiers on a key interchange point along the Downtown Line. This accessibility transforms the property into a practical base for professionals who require regular client visits, staff commuting flexibility, and connection to Singapore's broader business ecosystem. The station proximity also supports tenant recruitment and retention, as potential employees can reach the office efficiently from residential areas across the island.

Unit Configuration and Spatial Design

Units at ARC 380 are formatted as compact office spaces, with typical layouts around 753 square feet. This sizing suits consultants, accounting practices, design studios, and professional service providers operating with small core teams. The efficient floor plates eliminate wasted circulation and permit straightforward reconfiguration to match evolving operational requirements. Buyers and tenants frequently appreciate this scale, as it minimises capital outlay on fit-out while maintaining a professional environment.

The building infrastructure supports contemporary workplace needs, including reliable electrical systems, data connectivity provisions, and adequate parking relative to office demand in this district. Climate control and basic amenities are integrated into the overall facility management system, allowing occupiers to focus entirely on their core business operations rather than property maintenance logistics.

Commercial Viability and Tenant Demand

Jalan Besar's established commercial character generates consistent tenant enquiry for office space in this category. The precinct attracts independent professionals, small trading companies, and consultancy-based businesses seeking cost-efficient workspace away from prime central locations. Rental yields for comparable freehold office units in this district typically range from four to six percent, depending on tenant quality, lease length, and specific unit features. The proximity to Bendemeer MRT enhances marketability, as tenants recognise the tangible benefit of sub-six-minute station access for staff convenience and client entertainment.

The maintenance regime remains straightforward and predictable, with documented fees enabling buyers to forecast operating costs with confidence. This transparency supports investment decision-making and simplifies financial forecasting for owner-occupiers planning long-term occupancy.

Investment Considerations for Owner-Buyers

Purchasers acquiring units as personal office investments benefit from Singapore's freehold tenure structure, eliminating lease decay concerns that affect leasehold commercial properties over decades. This perpetual ownership model provides genuine long-term asset stability and resale optionality, particularly relevant for buyers seeking to establish permanent business headquarters. The capital appreciation trajectory for secondary office districts like Jalan Besar typically reflects broader economic growth and district revitalisation initiatives, with MRT-proximate locations outperforming peripheral alternatives.

Financing terms for commercial office purchases generally favour owner-occupiers, with banks typically advancing seventy to eighty percent loan-to-value ratios at competitive interest rates. Buyers should anticipate total acquisition costs including stamp duty and legal fees, with prudent financial planning ensuring adequate capital reserves for operational setup and contingency management during the initial occupancy period.

Accessibility and Connectivity

The six-minute pedestrian journey to Bendemeer MRT Station positions ARC 380 within Singapore's rapid transit network, enabling efficient connection to employment clusters in the Marina Bay Financial Centre, Raffles Place, and emerging nodes along the Circle Line. This accessibility supports staff recruitment across a geographically dispersed talent pool and permits visiting clients comfortable public transport access without navigating complex walking routes or motorway congestion.

Jalan Besar itself maintains direct connections to the Central Expressway and other arterial routes, supporting occasional client visits by private vehicle and logistics operations for businesses requiring periodic goods handling. This balanced accessibility—combining public transport convenience with vehicular options—positions the precinct as practical for diverse professional sectors.

Marketplace Positioning

Within the broader commercial real estate landscape, Jalan Besar office units occupy a distinctly accessible price segment compared to prime central locations or newer premium developments in emerging precincts. This positioning attracts cost-conscious owner-occupiers and investor-landlords seeking straightforward, proven commercial real estate without the premium valuations associated with trophy addresses. The competitive entry point, combined with established tenant demand, creates viable economics for diverse buyer profiles ranging from first-time commercial purchasers to experienced investors building diversified property portfolios.

The freehold structure and predictable maintenance costs further enhance appeal for buyers seeking genuine long-term asset accumulation without the complexities of leasehold deterioration or escalating building management premiums typical of ageing leasehold portfolios.

Frequently Asked Questions

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

Freehold office units in the Jalan Besar precinct typically generate gross rental yields between four and six percent, depending on tenant profile, lease tenure, and unit-specific attributes. At ARC 380's current pricing, this translates to annual rental income in the mid-four-figure range for typical unit sizes, assuming consistent tenant occupancy. Investor returns are further enhanced by the absence of leasehold decay concerns, permitting sustainable long-term capital retention and appreciation potential as the district develops. Prospective purchasers should conduct individual tenant market assessments and review comparable recent lettings within the immediate vicinity to establish realistic yield assumptions aligned with their investment criteria.

How does ARC 380's price per square foot compare to recent office transactions on Jalan Besar?

Secondary office precincts like Jalan Besar generally trade between S$3,000 and S$3,500 per square foot for freehold units, reflecting accessibility gains via MRT proximity balanced against distance from prime central business districts. ARC 380's current pricing aligns competitively within this range, representing fair value for owner-occupiers seeking established commercial character without premium pricing. Recent comparable transactions for similar-scale office units in the immediate catchment have demonstrated stable pricing, with minimal variance attributable to specific floor levels or orientation rather than broad market fluctuation. Buyers should review the most recent quarterly market reports from commercial real estate analysts to confirm contemporaneous comparable data specific to the Bendemeer precinct.

What are the Additional Buyer's Stamp Duty implications if I purchase ARC 380 as a second residential property?

If a Singapore Citizen purchases a unit at ARC 380 as a second residential property, they must pay Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% of the purchase price, calculated on the entire transaction value. For a S$2.4 million purchase, this equates to approximately S$480,000 in additional duty, payable on completion alongside standard conveyancing fees and legal costs. However, since ARC 380 comprises commercial office units rather than residential apartments, standard residential ABSD frameworks may not apply—purchasers should seek immediate confirmation from their legal conveyancing team and the Singapore Inland Revenue Authority regarding the precise duty classification applicable to this commercial office acquisition. This distinction is material to overall acquisition cost forecasting and should be clarified before exchange of contracts.

Does the freehold tenure at ARC 380 eliminate lease decay concerns affecting resale value?

Yes, ARC 380's freehold tenure structure completely eliminates leasehold decay risk, a material advantage over 99-year or 999-year leasehold office properties that experience progressive value erosion as the lease term shortens. Freehold commercial office units maintain indefinite ownership rights and perpetual marketability, enabling buyers to retain asset value across multiple decades without confronting declining tenure-related demand or financing constraints. This structural advantage supports long-term capital appreciation potential and provides genuine succession planning optionality for owner-occupiers and investors managing multi-generational wealth. The absence of lease deterioration mechanics also simplifies resale transactions, as potential purchasers face no residual tenure concerns limiting offer depth or financing availability—a material contrast to leasehold properties approaching critical lease thresholds.

How does proximity to Bendemeer MRT Station affect investment demand and capital appreciation potential?

MRT-proximate office properties consistently command rental premiums of fifteen to twenty percent relative to equivalent units located beyond convenient walking distance from rapid transit stations, reflecting tenant valuation of staff commuting efficiency and client accessibility. ARC 380's six-minute pedestrian positioning to Bendemeer MRT Station places it within the optimal catchment threshold, supporting robust tenant demand and capital appreciation trajectory aligned with broader Downtown Line development. Historical analysis of secondary commercial precincts indicates that MRT-adjacent properties experience sustained appreciation even during economic cycles affecting peripheral locations, as employer-occupiers recognise the tangible productivity and recruitment benefits of transport accessibility. Long-term capital appreciation estimates for well-maintained office assets in MRT-connected precincts typically range between two and three percent annually, outpacing inflation and supporting real wealth accumulation for patient investors.

Is ARC 380 suitable for different buyer profiles such as HNW investors, upgraders, first-time commercial purchasers, and owner-occupiers?

ARC 380 accommodates multiple buyer personas effectively. High-net-worth investors appreciate the freehold structure, predictable maintenance costs, and proven rental demand supporting portfolio diversification beyond residential assets. First-time commercial purchasers benefit from straightforward unit configurations, transparent operating cost structures, and accessible entry-level pricing enabling efficient capital deployment without premium valuation premiums. Professional service providers and independent consultants find owner-occupier utility in the compact, cost-efficient floorplate supporting operational efficiency and permanent headquarters establishment. The development's middle-market positioning—neither aspirational trophy nor speculative emerging precinct—creates broad appeal across sophisticated and novice buyers alike, supported by established tenant demand and realistic long-term return assumptions. Buyers across all profiles should align personal investment timehorizon, capital availability, and operational requirements with the development's characteristics before acquisition.

What are the typical TDSR and financing headroom implications at ARC 380's price points?

Commercial office purchases for owner-occupiers typically access seventy to eighty percent loan-to-value financing at prevailing interest rates, translating to required equity deposits of S$480,000 to S$720,000 for units at ARC 380's current pricing. Financial institutions conduct Total Debt Service Ratio (TDSR) assessments based on applicant income and committed debt obligations; owner-occupiers generating business income from the property may benefit from more flexible income recognition than investor-purchasers relying on rental yields. At current lending rates, mortgage payments on a S$1.9 million loan (eighty percent LTV) approximate S$8,500 to S$9,200 monthly, requiring demonstrated monthly income of approximately S$17,000 to S$18,500 to remain comfortably within sixty percent TDSR thresholds. Prospective purchasers should conduct detailed cash-flow modelling incorporating property maintenance costs, potential vacancy periods, and personal income stability to ensure robust financing headroom throughout economic cycles.

How does ARC 380 compare to competing office developments in adjacent precincts?

The Jalan Besar corridor competes with newer developments in Kallang and Lavender, as well as established office stock in surrounding secondary precincts. ARC 380's competitive strengths include established location recognition, freehold tenure eliminating leasehold decay concerns, and direct MRT accessibility at six-minute walking distance. Competing developments in Kallang may offer newer architecture and enhanced amenities but typically command premium pricing reflecting modern construction costs and aspirational positioning. Conversely, dispersed office space beyond MRT walking zones trades at discounts reflecting tenant commuting burden and reduced recruitment appeal. ARC 380's positioning within this competitive landscape—balancing reasonable pricing against accessibility and tenure security—creates differentiated appeal for cost-conscious owner-occupiers and yield-focused investors seeking proven commercial fundamentals rather than speculative development premiums.

Which unit stacks or floor levels typically deliver optimal value at ARC 380?

Secondary office buildings typically demonstrate modest pricing variation across floor levels, with ground-floor and lower-level units commanding slight premiums reflecting direct street access benefiting retail-adjacent tenants or client-facing businesses. Mid-level office units (second to fourth floors) generally represent superior value for professional service providers prioritising operational functionality over street frontage, as tenant demand for these configurations typically trails aspirational premium floors. Upper-level units may appeal to tenants seeking minimised street noise and elevated ambiance, though pricing premiums frequently exceed tenant willingness-to-pay for this attribute in secondary precincts. Value-conscious purchasers should evaluate unit selection based on target tenant profiles and local comparative lettings rather than abstract floor-level preferences; a well-configured mid-level unit frequently achieves superior rental absorption and capital appreciation compared to premium floors commanding disproportionate pricing.

What is the outlook for future office supply and demand in the Jalan Besar and Bendemeer district?

The Bendemeer precinct is positioned as an established secondary business corridor with limited new office development pipeline, supporting sustained demand-supply balance and moderate capital appreciation potential for existing assets like ARC 380. Broader district development initiatives—including transport enhancement, retail revitalisation, and mixed-use intensification—typically boost office property appeal and tenant recruitment capacity. However, persistent large-scale new supply in premium central locations continues exerting pricing pressure on secondary office markets, requiring owner-occupiers and investors to prioritise tangible operational utility or secured tenant relationships rather than speculative appreciation assumptions. Long-term fundamentals for Jalan Besar office assets remain supportive, particularly for MRT-adjacent properties like ARC 380 where accessibility advantages offset competition from emerging alternatives. Prospective purchasers should maintain realistic appreciation assumptions aligned with secondary precinct historical performance rather than assuming capital gains exceeding broader real estate market returns.

Arc 380 — From S$2.1M