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 Premier Office Development in Singapore's Dynamic Commercial Precinct

Situated along Jalan Besar at 380, ARC 380 represents a thoughtfully designed commercial development that caters to today's discerning business occupiers seeking quality office space in an accessible and well-connected location. The development stands as a testament to Singapore's continued investment in robust commercial infrastructure, offering tenants and owner-occupiers alike a professional environment that balances contemporary workspace standards with practical operational considerations.

The proximity to Bendemeer MRT Station—a mere 530 metres or approximately 6 minutes on foot—places ARC 380 within one of Singapore's most effective transit corridors. This strategic positioning ensures that employees, clients, and business partners can access the premises with minimal friction, whether arriving via the Downtown Line or connecting onward through Singapore's extensive rail network. For businesses operating on the principle that location directly influences talent acquisition and client accessibility, this development offers measurable competitive advantages in both recruitment and market reach.

Location and Connectivity

Jalan Besar has undergone substantial urban regeneration over the past decade, transforming from a traditionally industrial and wholesale district into a mixed-use commercial hub that attracts everything from established multinational firms to agile startups. The area's accessibility—both via direct MRT connections and arterial road networks—has positioned it as an increasingly attractive alternative to more saturated Central Business District locations, where premium rental rates and limited availability continue to constrain tenant expansion plans.

The development's location on Jalan Besar places occupiers within a neighbourhood characterised by diverse tenant profiles, ranging from logistics operators and warehousing enterprises to professional services firms and creative agencies. This heterogeneous business ecosystem fosters a collaborative atmosphere whilst maintaining lower occupancy costs compared to conventional prime office zones, making ARC 380 particularly compelling for scaling enterprises that require substantial square footage without proportional expenditure on property costs.

Office Space Design and Specifications

The units within ARC 380 are designed with contemporary office standards in mind, offering configurations that accommodate both established operational teams and growing organisations seeking room for future expansion. The spacious floor plates—ranging across multiple unit sizes—provide flexibility for diverse tenant requirements, whether a company requires a compact executive suite or an expansive open-plan headquarters. The building's specifications reflect an understanding that modern offices must balance professional aesthetics with practical functionality, incorporating finishes and systems that support both day-to-day operations and longer-term scalability.

The scale of individual units at ARC 380, with offerings around 6,275 square feet and larger, provides the kind of dimensional flexibility that smaller office developments simply cannot match. This capacity to accommodate substantial teams, departmental configurations, and operational workflows represents a significant advantage for businesses that have outgrown cramped CBD spaces but require the professional credentials that a standalone office building provides. The thoughtful design approach ensures that occupiers are not forced into inefficient or awkward spatial compromises simply to secure a lease in an accessible location.

Investment Perspective and Market Positioning

From an investment standpoint, ARC 380 occupies an interesting intersection within Singapore's commercial property landscape. Office investments in rejuvenating secondary commercial corridors have historically demonstrated resilience during market cycles, particularly when those corridors possess genuine connectivity advantages and continue to attract quality tenant interest. The Jalan Besar precinct's ongoing transformation suggests that office assets here are positioned to benefit from both occupational demand growth and medium-term capital appreciation as the district becomes increasingly recognised as a professional business address.

The pricing envelope for units at ARC 380 reflects the development's genuine accessibility advantages and the quality of its specifications, offering potential investors a more measured entry point compared to comparable office space in truly prime locations. However, the value proposition extends beyond mere price-per-square-foot metrics; the proximity to Bendemeer MRT and the strength of the local tenant market fundamentally underpin longer-term leasing demand and exit optionality for investor-occupiers.

Suitability Across Buyer Categories

ARC 380 appeals to multiple occupier archetypes. Owner-occupiers—whether established professional firms, technology companies seeking operational headquarters, or specialist service providers—find the development's accessibility and professional credentials particularly attractive when compared against increasingly constrained alternatives in older CBD office blocks. The reasonable positioning on available supply ensures that companies can secure appropriately sized space without facing the aggressive competition that characterises truly prime office markets.

Property investors targeting recurring yield and capital appreciation benefit from the development's strong tenant fundamentals. The office sector within accessible, MRT-adjacent locations continues to attract quality institutional and corporate tenants, underpinning stable occupancy and rental progression. For high-net-worth investors diversifying commercial property portfolios, ARC 380 offers exposure to a well-located, fundamentally sound asset without the operational complexity or volatility associated with more niche commercial property types.

Future Market Context

Singapore's office market continues to experience structural shifts as hybrid working and flexible workplace arrangements become standardised across sectors. Developments like ARC 380, positioned in accessible locations with strong connectivity and professional finishes, are well-positioned to capture demand from organisations seeking alternatives to either heavily depreciated older CBD stock or ultra-premium newer developments. The Jalan Besar precinct's continued urbanisation and the sustained focus on improving commercial infrastructure across secondary business zones suggest that ARC 380 will continue to benefit from favourable supply-demand dynamics in coming years.

Prospective occupiers and investors evaluating ARC 380 should consider not merely the development's current offerings but its positioning within Singapore's evolving commercial real estate framework, where connectivity, professional standards, and cost-effectiveness represent increasingly valued combination of attributes in an increasingly competitive market for quality office space.

Frequently Asked Questions

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

Office yields in secondary commercial locations with strong MRT accessibility, such as Jalan Besar, typically range between 3% and 5% net per annum, depending on lease terms, tenant profile, and market conditions at time of acquisition. ARC 380's proximity to Bendemeer MRT and its professional specifications position units competitively within this range, particularly when paired with quality institutional or corporate tenants. Investors should note that office yields are significantly influenced by vacancy risk and lease renewal dynamics; however, the Jalan Besar precinct's demonstrated tenant demand suggests lower-than-average churn rates compared to less accessible office locations. Detailed yield analysis should incorporate specific unit specifications, anticipated tenant quality, and lease structuring.

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

ARC 380's pricing reflects the development's quality specifications, professional finishes, and genuine MRT accessibility advantages; office transactions in the immediate Jalan Besar precinct typically range between S$1,200 and S$1,600 per square foot for institutional-grade space, depending on exact location, unit size, and lease tenure considerations. The development's positioning—directly accessible from Bendemeer MRT and situated in an increasingly rejuvenated commercial corridor—supports valuations at the upper end of this range relative to older, less accessible office buildings in the broader area. When benchmarked against comparable newer office developments in secondary business zones with equivalent connectivity, ARC 380 pricing appears market-aligned rather than discounted or premium. Investors should evaluate per-square-foot metrics alongside qualitative factors such as tenant diversification potential, building management standards, and medium-term capital appreciation likelihood within the Jalan Besar precinct.

What ABSD implications should a Singapore Citizen purchasing a second office property at ARC 380 understand?

Singapore Citizens purchasing a second residential property—including residential apartments held as investment assets—incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. However, this is critical to clarify: ARC 380 is classified as commercial office space, not residential property, and therefore ABSD regulations do not apply to office unit purchases regardless of whether the buyer already owns residential properties. Commercial property purchases—including office developments—operate under a separate conveyancing framework without ABSD implications. A Singapore Citizen investor acquiring an office unit at ARC 380 as a second property investment (where their first property is residential) would pay standard Buyer's Stamp Duty only, typically between 1% and 4% depending on purchase price, with no additional 20% ABSD charge. This distinction makes commercial office investments potentially more tax-efficient for certain investor profiles compared to acquiring additional residential properties.

Does ARC 380 carry lease decay risk, and how might lease tenure affect long-term resale value?

ARC 380, being a commercial office development, typically operates under longer lease terms—typically 30, 45, or 60-year commercial leases—which differ substantially from residential leasehold structures that depreciate toward 99-year or 999-year thresholds. Commercial office leases do not experience the same dramatic capital value erosion as residential properties approaching lease end-of-life, as the commercial sector values ongoing operational utility and investment yield rather than emotional equity in ownership duration. However, investors should confirm the precise lease structure and remaining lease duration at acquisition; longer initial commercial tenures provide superior medium-term stability and resale optionality. The office investment market generally treats long-lease commercial properties (40+ years remaining) as comparable value-wise to essentially perpetual holdings, mitigating lease decay concerns present in residential leasehold segments. For office investors, lease tenure remains relevant but significantly less impactful than it is for residential property purchasers.

How does proximity to Bendemeer MRT Station influence demand, occupancy rates, and capital appreciation potential for ARC 380?

MRT accessibility represents one of the most quantifiable drivers of commercial office demand and occupational premium in Singapore; developments within 300-400 metres of an operational MRT station typically command 8-12% occupancy premiums over comparable buildings requiring 15+ minute walking distances. Bendemeer MRT Station's position on the Downtown Line provides direct connectivity to Orchard, the CBD, and eastern growth corridors, making ARC 380 particularly attractive to multinational firms and professional services companies where employee accessibility directly influences recruitment competitiveness. Capital appreciation patterns within MRT-adjacent office zones demonstrate consistent outperformance relative to non-MRT-linked locations; as Singapore's commercial market matures and congestion increases, the valuation premium assigned to true transit-oriented office space continues to expand. For investors evaluating ARC 380, the Bendemeer MRT proximity should be weighted as a fundamental competitive advantage that underpins both current occupancy strength and medium-term capital value growth.

Which buyer and tenant profiles find ARC 380 most suitable, and why?

ARC 380 appeals most strongly to established professional services firms (accountancy, legal, management consulting), technology companies seeking operational headquarters space, and mid-market multinational enterprises requiring Singapore operational bases without premium CBD location requirements. The development's accessibility and professional finishes make it particularly attractive to businesses in the 50-200 person headcount range that have outgrown cramped CBD premises but require professional market positioning. First-time office investors find ARC 380 compelling due to its quality specifications and transparent tenant market fundamentals; the Jalan Besar precinct has a proven track record of attracting quality corporate occupiers, reducing speculative risk compared to emerging commercial zones. High-net-worth individuals and institutional investors diversifying commercial portfolios benefit from ARC 380's balanced risk-return profile: it offers above-inflation rental growth potential without the operational complexity or lease-expiry risk present in hospitality or specialist commercial assets. Owner-occupier companies seeking to optimise property costs while maintaining professional credentials represent another significant buyer segment attracted to the development's balanced combination of quality and cost-effectiveness.

What debt servicing ratio (TDSR) headroom and financing considerations should office investors understand when purchasing at ARC 380's price points?

Most Singapore banks structure office property financing at 55-65% loan-to-value (LTV) ratios, with interest coverage typically required at 1.3-1.5x debt service ratios calculated on anticipated rental income. For ARC 380 units valued in the S$19 million range, this implies a typical maximum facility of S$10.5-12.35 million; investors should budget approximately S$630,000-800,000 in annual debt servicing (principal and interest combined at current mortgage rates) depending on loan terms and precise valuation. Debt servicing should generally not exceed 30-40% of anticipated gross rental income; for office properties in the Jalan Besar precinct, anticipated rental yields of 3.5-4.5% would generate annual gross income of S$665,000-855,000, providing reasonable TDSR headroom at typical financing structures. Investors should confirm with lending partners that specific commercial office acquisitions meet their eligibility criteria; some institutions have sector or location-specific lending parameters that may affect financing availability or terms. Strong balance sheets and documented operational income streams substantially improve financing flexibility and may unlock marginally more attractive rates.

How does ARC 380 compete against nearby commercial office developments in the Bendemeer and Greater Jalan Besar precinct?

The Jalan Besar and Bendemeer commercial corridor hosts several competing office developments, ranging from older multi-storey factories undergoing conversion to purpose-built office buildings completed within the past 10-15 years. ARC 380's competitive positioning rests on its combination of professional specifications, genuine MRT accessibility, and development scale—larger unit configurations provide layout flexibility that smaller, older converted-warehouse spaces cannot match. Compared to premium CBD office towers in Shenton Way or Raffles Place, ARC 380 offers substantially lower per-square-foot acquisition costs (typically 25-40% discount) paired with reasonable tenant market fundamentals; the trade-off involves slightly longer tenant procurement cycles and a less internationally recognised address, though these factors matter less for investors targeting regional Asian tenants or professional services firms. Against other contemporary secondary-location office developments (such as facilities in Tai Seng or Defu Lane), ARC 380's advantage lies in superior MRT connectivity and a more established tenant ecosystem within the Jalan Besar precinct. For investors prioritising capital efficiency and medium-term yield stability over prestige addressing, ARC 380 compares favourably to most competing secondary-zone office opportunities.

Which office unit configurations or floor levels at ARC 380 typically offer superior long-term value and capital appreciation?

Middle and upper-floor office units (typically floors 3-8) represent the most consistently valued office space, as they balance accessibility (lower-floor units require lift usage but avoid excessive queuing) with premium positioning (upper floors command modest rental premiums without extreme climatic exposure). Medium-sized configurations—typically 4,000-7,500 square feet—attract the broadest tenant base, encompassing established professional firms and growing enterprises; extremely large floorplates (10,000+ square feet) face longer tenant searches and division-of-space complexity, whilst very compact units (under 3,000 square feet) often struggle with professional services occupiers requiring representative office standards. Exposure to natural light and minimal shadow from adjacent structures enhances both occupancy speed and tenant retention; investors should evaluate specific floor plans relative to building orientation and neighbouring structures. Units with flexible configuration options—minimal structural columns, adaptable partition arrangements—command premium rental rates and lower vacancy duration. For capital appreciation, units meeting the broadest tenant requirements (5,000-7,000 square feet, middle-to-upper floors, flexible layouts) historically demonstrate superior long-term value retention.

What is the future commercial supply pipeline within the Jalan Besar and broader Eastern Region, and how might it affect ARC 380's competitive positioning?

The Jalan Besar and Geylang River commercial corridor remains moderately developed relative to comparison zones; recent URA planning frameworks have encouraged further commercial intensification along the precinct, with several mixed-use and office developments either in planning stage or early development. However, new supply growth in this zone is constrained by land scarcity and industrial conservation efforts, suggesting that meaningful additional office completions will unfold gradually over 5-7 year horizons rather than sudden inundation. The broader Eastern Region—encompassing Bendemeer, Macpherson, and Tai Seng—continues to attract quality office investment, yet space remains substantially below supply levels observed in CBD and Jurong East zones. For ARC 380, the constrained future supply pipeline represents a genuine competitive advantage; limited new office development in the immediate precinct reduces erosion risk from newer competing facilities. Investors should monitor URA master planning announcements and pipeline development proposals; however, the realistic timeline for meaningful additional office supply in the Jalan Besar immediate vicinity (3+ years) suggests that ARC 380 will benefit from sustained occupational demand growth without disruptive competitive new supply impacts within medium-term holding periods.

Office At 380 Jalan Besar — From S$2.1M