Type

Units

Min Area

Price Range

Other

700 sqft

S$2.1M – S$19M

Property Highlights

Commercial development with 11 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: Prestigious Office Space in the Heart of District 12

ARC 380 stands as a distinguished commercial address in Singapore's vibrant District 12, delivering modern office spaces that combine professional design with practical functionality. Situated at 380 Jalan Besar, this development appeals to growing enterprises seeking a high-calibre workspace in a location that balances accessibility with business vibrancy. The building's prominence in the district reflects Singapore's ongoing evolution as a commercial hub, where mid-tier and premium office stock continues to attract both owner-occupiers and investment-minded purchasers.

Strategic Location and Transportation Connectivity

The positioning of ARC 380 offers meaningful advantages for occupiers and investors alike. Located approximately 6 minutes' walk from Bendemeer MRT Station (DT23), the development benefits from direct access to Singapore's integrated public transport network. Beyond Bendemeer, nearby stations including Farrer Park, Boon Keng, and Lavender provide alternative routing options and enhance the accessibility profile for staff, clients, and business partners across the island. This multi-station proximity reduces commute friction and increases the appeal of the address to organisations with geographically dispersed teams.

The development's connection to major expressway corridors further strengthens its logistical credentials. Seamless access to key arterial routes enables efficient goods movement, client travel, and inter-office connectivity, which remain critical operational considerations for businesses operating across multiple locations. The surrounding neighbourhood also features established dining and hospitality venues, such as Lavender Food Square, providing convenient options for client meetings and staff engagement without requiring lengthy journeys.

Fully Fitted Interiors and Operational Readiness

Units at ARC 380 arrive as finished commercial spaces with integrated design elements intended to minimise fit-out delays and operational setup time. Each office incorporates meeting rooms and pantry facilities as standard, reflecting contemporary workplace expectations and enabling immediate business functionality. Built-in cabinetry and thoughtful spatial planning support efficient office workflows, whilst 24-hour air conditioning ensures consistent environmental control regardless of external conditions—a material consideration for equipment longevity and occupant comfort during Singapore's warm, humid climate.

Electrical infrastructure includes 1-phase supply, adequate for standard office operations, lighting, IT systems, and climate control. This specification aligns with typical mid-tier commercial requirements and supports cost-effective ongoing utility management. The combination of pre-fitted meeting facilities, storage solutions, and environmental systems means that tenants or owner-occupiers can transition into functional workspace significantly faster than would be possible with shell-and-core alternatives, thereby reducing pre-revenue overhead periods for new businesses.

Security, Facilities, and Building Management

ARC 380 incorporates comprehensive building systems designed to support safe, secure commercial operations. The development features four passenger lifts, ensuring efficient vertical circulation even during peak arrival and departure periods—a critical factor in maintaining occupant satisfaction and operational fluidity. Dedicated parking facilities eliminate reliance on external parking arrangements, which can prove both costly and inconvenient in central districts where on-street availability is constrained. Secure access protocols and professional building management underpin the development's suitability for businesses handling sensitive information or high-value assets.

Investment Considerations and Market Position

Office space in District 12 has demonstrated resilience as a commercial category, supported by Singapore's position as a regional financial and professional services centre. ARC 380's fully fitted status and mid-level positioning appeal to a spectrum of buyers: owner-occupiers seeking operational efficiency, small-to-medium enterprises requiring professional premises, and investors attracted by the rental potential of serviced office space. The competitive pricing structure from S$2,400,000 positions the development attractively within the broader District 12 market, where comparable commercial properties command similar or premium valuations depending on fit-out quality and MRT proximity.

For investors considering ARC 380, the income generation potential flows from either direct occupancy by a tenant organisation or participation in a managed serviced office model. The area's combination of established business activity, transport accessibility, and proximity to amenities supports stable tenant demand. The fully equipped nature of units reduces void periods associated with fit-out negotiations, thereby smoothing rental income timelines and improving overall yield predictability compared to shell-and-core alternatives.

Suitability for Diverse Buyer Profiles

Owner-occupiers relocating within Singapore or establishing new regional operations benefit from ARC 380's move-in readiness and professional environment. The development's facilities support both traditional office configurations and hybrid working models, accommodating contemporary business flexibility expectations. High-net-worth entrepreneurs and business principals appreciate the prestige associated with the address, the security infrastructure, and the time savings that obviate protracted construction and design phases.

For upgrade-minded occupiers currently operating from older premises or shared facilities, ARC 380 represents a material improvement in working environment quality and operational support systems. First-time office purchasers entering the commercial property market gain access to a professionally managed asset with transparent facility standards and clear operational benchmarks, reducing the technical complexity often associated with bespoke commercial property acquisition.

Market Context and Competitive Standing

District 12 continues to attract commercial activity as Singapore's spatial economy evolves and central business district alternatives become increasingly premium-priced. The availability of modern, fully fitted office space at ARC 380's price point addresses genuine demand from organisations seeking the balance between professional specification and economic rationality. Nearby competing office developments and conversions create a dynamic market environment where differentiation hinges on amenity quality, MRT proximity, and pricing efficiency—factors in which ARC 380 maintains a competitive position.

The development's profile appeals particularly to organisations that prioritise operational readiness and transparent occupancy costs. By eliminating fit-out uncertainty and associated delays, ARC 380 enables buyers and tenants to focus capital and management attention on core business activities rather than prolonged construction and design negotiation processes.

Frequently Asked Questions

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

Office yields in District 12 typically range between 3% and 5% gross annual rental return, depending on unit size, exact MRT proximity, and current market conditions. For fully fitted units like those at ARC 380, investors can reasonably expect rental demand from small professional practices, startup organisations, and serviced office operators seeking move-in-ready premises. The faster lease-up timeline afforded by pre-fitted interiors—compared to shell-and-core alternatives requiring 3-6 months of customisation—can improve yield by reducing void periods. Actual yield will depend on the specific unit's size, lease terms negotiated, and broader District 12 market dynamics at the time of acquisition; prospective investors should review recent comparable lettings in the locality to ground their return expectations in current market reality.

How does ARC 380's pricing compare to recent price-per-square-foot transactions for office space in District 12?

District 12 office transactions in recent quarters have ranged broadly from approximately S$2,500 to S$4,500 per square foot depending on building quality, MRT proximity, and fit-out specifications. ARC 380's entry-level pricing positions it competitively within this range, particularly given the inclusion of fully fitted interiors and modern amenities that would otherwise require significant capital expenditure. Transactions involving older, shell-and-core office stock in the district trade at the lower end of this spectrum, whilst premium, newly renovated or Grade-A facilities command prices at the upper boundary. The development's delivered specification and proximity to Bendemeer MRT support its positioning as value-conscious relative to comparable fully fitted office stock, making it attractive to price-sensitive buyers who nonetheless require professional workspace standards.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing a second residential property if ARC 380 qualifies as residential office?

Office space in Singapore is classified as commercial property rather than residential property under ABSD regulations, meaning the Additional Buyer's Stamp Duty (ABSD) applicable to second residential purchases does not apply to commercial office acquisitions. ABSD at the current rate of 20% applies specifically to second residential property purchases by Singapore Citizens and only affects residential units such as apartments, landed homes, or serviced residences. ARC 380, being explicitly marketed and configured as office space with business-focused facilities (meeting rooms, pantries, 24-hour air conditioning for operational continuity), falls outside the residential ABSD regime. Buyers should nonetheless confirm the exact legal classification of their intended unit with a conveyancing specialist, as specific legal determinations may vary based on Individual property characteristics and regulatory rulings.

Does ARC 380 have a leasehold tenure, and what is the potential impact on long-term resale value?

Commercial office properties in Singapore typically operate under leasehold arrangements, commonly structured as 99-year or 999-year lease terms, though tenure specifics for ARC 380 require confirmation with the developer or marketing materials. The impact of lease tenure on resale value is considerably less pronounced for commercial property than for residential alternatives, as commercial buyers and lenders typically apply different valuation methodologies that prioritise income generation and operational utility over residual lease length. Even properties approaching the end of 99-year terms remain financeable and marketable if the underlying business cash flows remain robust. Nonetheless, longer leasehold tenures (999 years or equivalently, indefinite terms) do provide marginal psychological and financial advantages, reducing refinancing friction in later years and simplifying estate planning for corporate owners. Prospective investors should incorporate tenure details into financial modelling, though the commercial context typically assigns less decay risk than would apply in residential markets.

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

Bendemeer MRT Station's inclusion on the Downtown Line (DT23) provides direct, grade-separated transit access to key business destinations including the Marina Bay financial district, Raffles Place, and the eastern corridor—a connectivity advantage that materially supports office demand and capital appreciation. Properties within 400-500 metres of MRT stations command measurable price premiums relative to those requiring longer walks or shuttle dependencies, as transport efficiency reduces overall occupancy costs for organisations. The 6-minute walk distance to Bendemeer places ARC 380 well within the 'desirable range' for transit-dependent office workers and clients, strengthening tenant demand and reducing occupancy risk. Historically, District 12 office stock with strong MRT access has demonstrated more resilient capital value trajectories and stable rental demand than properties requiring alternative transport means. Future transport network enhancements or increased operational frequency on the Downtown Line would further strengthen the accessibility proposition and support ongoing capital appreciation.

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

ARC 380 appeals distinctly to owner-occupier professionals and small-to-medium enterprise principals seeking a furnished, operational address without extended fit-out delays—a profile common among high-net-worth entrepreneurs establishing Singapore operations or relocating regional functions. The move-in-ready specification eliminates construction management complexity, appealing particularly to owner-occupiers less experienced in commercial property fit-out. For investor buyers, the asset attracts those seeking income-generating commercial property with clearer operational governance and tenant stability than occurs with traditional residential lettings; this profile particularly values the administrative efficiency of managed office arrangements. Upgraders currently occupying shared facilities or older standalone premises benefit materially from the environment quality and professional amenities ARC 380 provides. First-time office buyers gain advantage from the transparent, pre-specified operational baseline, reducing due-diligence complexity and enabling faster decision-making. The fully fitted specification means all buyer segments avoid the substantial capital and temporal commitment associated with customised office design, making ARC 380 accessible to a broader demographic than comparably-priced shell-and-core alternatives.

What are the TDSR (Total Debt Servicing Ratio) implications and available financing headroom at ARC 380's price points?

Financial institutions typically offer commercial property financing at loan-to-value ratios of 60-75% for office purchases, depending on borrower creditworthiness, income verification, and property quality. At ARC 380's entry pricing near S$2,400,000, this translates to potential loan facilities in the range of S$1,440,000 to S$1,800,000, requiring cash equity of S$600,000 to S$960,000. TDSR calculations for commercial borrowers often incorporate business income and asset positions rather than pure personal salary, providing flexibility versus residential lending wherein TDSR caps typically limit borrowing at 60% of 35% of total income. Owner-occupiers with established business income can often access favourable borrowing terms reflecting their corporate structure and revenue visibility. Investors purchasing for rental income benefit from lender recognition of projected rental returns, which may enhance available financing headroom above pure equity-based assessments. Prospective buyers should engage financial advisors early to model specific debt servicing capacity based on personal circumstances, business structures, and intended hold periods.

How does ARC 380 compare to nearby competing office developments in District 12?

District 12 contains several established office developments and converted commercial buildings offering varying combinations of building age, fit-out specification, and price positioning. Older developments in the area typically trade at lower absolute prices but often lack modern amenities, climate control reliability, and integrated business facilities; these appeal primarily to price-sensitive occupiers accepting baseline conditions. Newer office projects, conversely, command premium pricing but offer contemporary specifications, enhanced security infrastructure, and comprehensive amenity ecosystems. ARC 380 positions itself within the mid-market segment—offering modern, fully fitted specifications at prices more accessible than premium-graded alternatives—thereby capturing the 'best-value' positioning for occupiers and investors seeking quality without maximum premium expenditure. The development's immediate MRT proximity also provides differential advantage over certain competing buildings requiring longer walks or shuttle services. Buyers evaluating ARC 380 should conduct direct comparison visits to competing stock, assessing amenity quality, access efficiency, and specific business compatibility to ground their acquisition decision in contemporary market context.

Are there particular unit stacks, floor levels, or sizes at ARC 380 likely to offer superior value compared to alternatives?

Within multi-storey office buildings, mid-level floors (typically floors 3-8) often present optimal value as they balance accessibility advantages against the premium typically associated with top-floor units or views from high levels. Mid-level positioning minimises lift travel time during peak periods whilst avoiding ground-floor exposure to street noise or external disturbances. Office unit sizes at ARC 380 merit individual assessment based on intended occupancy—smaller units (500-800 sqft) appeal to independent practitioners and boutique firms where per-occupant space costs matter materially, whilst larger units (1,000-1,500 sqft) suit small organisations requiring multiple functional zones. The fully fitted nature of ARC 380 means that unit value correlates closely to absolute square footage and MRT adjacency rather than design uniqueness; accordingly, slightly smaller units sometimes offer better per-square-foot pricing without sacrificing operational functionality for organisations with moderate space requirements. Prospective buyers should evaluate their specific operational needs against available unit configurations rather than assuming larger units necessarily represent superior investment, as smaller, efficiently planned offices often outperform larger alternatives on a total-cost-of-occupancy basis.

What is the future supply pipeline for office space in District 12, and how might this affect ARC 380's long-term value?

Singapore's office market has undergone structural shifts following pandemic-driven adoption of hybrid working, though District 12 continues to attract quality office development reflecting its established business infrastructure and MRT connectivity. The development pipeline for the immediate district remains relatively modest compared to central business district alternatives, which suggests that significant new competitive supply is unlikely to materialise rapidly. However, broader District 12 intensification and potential transport upgrades warrant consideration when evaluating 10-year+ hold periods. The fully fitted, move-in-ready specification of ARC 380 provides resilience against future supply competition by reducing the switching costs and timeline delays associated with shifting to newer alternatives—occupiers already enjoying operational functionality may prefer stability over relocation disruption even when competing space becomes available. Investors should acknowledge that office market dynamics continue evolving toward flexibility, hybrid arrangements, and serviced models, which favour properties offering pre-customised operational standards over those requiring extensive fit-out investment. Accordingly, ARC 380's specifications position it defensively within the anticipated medium-term competitive landscape.

Office At 380 Jalan Besar — From S$2.1M