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: Contemporary Office Space on Jalan Besar

ARC 380 represents a significant commercial proposition in Singapore's evolving office landscape, situated on Jalan Besar in a neighbourhood characterised by mixed-use development and established business activity. The development occupies a strategically important address that bridges the gap between heritage shophouse districts and modern commercial zones, making it particularly appealing to businesses seeking authentic locational character alongside contemporary workplace infrastructure.

The office spaces available within this development span approximately 1,733 square feet, providing ample room for professional teams, creative agencies, consultancies, and service-based enterprises. This floor area strikes a practical balance—spacious enough for meaningful team collaboration and client-facing operations, yet efficient enough to maintain manageable overheads for growing organisations. The configuration lends itself naturally to open-plan layouts, private meeting facilities, and dedicated administrative zones, allowing occupiers to customise their workspace according to specific operational requirements.

Strategic Location and Accessibility

Jalan Besar's positioning within the broader Singapore geography offers distinct advantages for commercial occupiers. The address places ARC 380 within a six-minute walk of Bendemeer MRT Station on the Downtown Line (DT23), positioned at roughly 530 metres from the station entrance. This proximity to rail infrastructure is particularly valuable in modern Singapore, where MRT accessibility directly influences tenant recruitment, client visitation patterns, and overall business appeal. The Downtown Line provides seamless connections to the CBD core, enabling both staff and business partners to access the office efficiently from across the island.

Beyond immediate MRT connectivity, the Jalan Besar corridor benefits from established road networks and regular bus services, affording flexibility to occupiers and their stakeholders who may arrive by private vehicle or coach. The neighbourhood character reflects a mix of industrial heritage, residential proximity, and emerging commercial activity—an increasingly attractive formula for businesses seeking to establish operations outside the conventional central business district while maintaining excellent accessibility.

Market Positioning for Commercial Occupiers

The commercial office sector in Singapore has undergone substantial transformation in recent years, with growing demand for flexible, well-located spaces outside the prime CBD zones. ARC 380's positioning on Jalan Besar taps into this broader market shift, offering occupiers an alternative to the premium rental and acquisition costs associated with Raffles Place, Marina Bay, or similar high-density commercial precincts. Businesses expanding, relocating, or establishing satellite operations increasingly favour these secondary locations, where operational costs remain reasonable whilst connectivity and neighbourhood amenity continue to strengthen.

The development's office spaces are configured to support diverse professional sectors. Marketing and advertising agencies, architectural practices, management consultancies, professional services firms, digital media companies, and corporate back-office functions all thrive in comparable neighbourhood settings where workspace costs align with revenue generation and client expectations remain satisfied by accessibility rather than postcode prestige alone. The floor area of approximately 1,733 square feet accommodates teams ranging from fifteen to forty individuals, depending on space utilisation philosophy and operational density.

Investment and Acquisition Considerations

For investors evaluating commercial real estate on Jalan Besar, ARC 380 presents a case study in location-driven value appreciation. Office properties in secondary commercial zones have demonstrated steady capital growth over medium-term holding periods, particularly when situated near major MRT infrastructure and within gentrifying neighbourhoods. The Bendemeer connection is particularly meaningful—proximity to transport nodes consistently influences property performance across Singapore's commercial market, affecting both tenant demand and eventual resale or refinancing prospects.

Acquisition costs for office space at ARC 380 commence from approximately S$5.4 million for available units, reflecting per-square-foot valuations that compare favourably to comparable newer developments in adjacent precincts. Prospective purchasers should evaluate their intended holding period, anticipated tenant profile, and exit strategy in relation to the broader commercial property cycle. The Jalan Besar locality continues to attract quality occupiers, supporting rental stability and justifying capital deployment for investors with medium to long-term horizons.

Lease Structure and Tenure Implications

Commercial properties in Singapore typically operate under established lease tenure structures, and ARC 380 occupies a freehold or long-leasehold position that merits verification during any acquisition evaluation. Unlike residential properties, where lease decay presents notable concerns over decades-long holding periods, commercial office spaces are generally subject to shorter-term tenant agreements that reset rental benchmarks regularly, reducing the impact of residual lease duration on operational value. Nevertheless, prospective purchasers should confirm the underlying title tenure to eliminate any ambiguity regarding long-term ownership rights and refinancing flexibility.

Comparative Market Context

The office market across Singapore's secondary commercial zones encompasses numerous comparable developments, each offering distinct locational and operational advantages. Properties in Tai Seng, Ubi, and Kallang offer similar floor areas and price points but may present different transport connectivity, neighbourhood character, or amenity profiles. ARC 380's specific advantage derives from Jalan Besar's established commercial history, the convenience of Bendemeer MRT access, and the neighbourhood's ongoing transformation into a mixed-use destination. These factors collectively justify valuations and support medium-term appreciation expectations.

Prospective occupiers or investors should conduct comparative site inspections across several secondary office developments to evaluate whether ARC 380's specific attributes—neighbourhood positioning, exact transport distance, available floor configurations, and building amenities—align with their operational requirements and return-on-investment expectations. The commercial market rewards informed decision-making, and direct comparison strengthens confidence in acquisition timing and valuation fairness.

Future Prospects and Market Dynamics

Singapore's commercial real estate sector continues to evolve in response to hybrid working practices, flexible office demand, and the geographic decentralisation of business activity away from traditional CBD concentrations. This trend favours properties like ARC 380, which offer genuine accessibility, reasonable cost structures, and neighbourhood amenity in secondary commercial zones. As the city continues developing, Jalan Besar's profile will likely strengthen further, potentially supporting capital appreciation for well-positioned early-stage acquisitions.

Frequently Asked Questions

What rental yield can an investor expect from acquiring office space at ARC 380?

Commercial office spaces at ARC 380, particularly those spanning approximately 1,733 square feet on Jalan Besar, have historically attracted rental demand from small to mid-sized professional services firms, consultancies, and digital agencies seeking secondary location alternatives to premium CBD precincts. Estimated rental yields on comparable office properties in the Bendemeer precinct typically range between 3% to 5% annually, depending on specific unit configuration, tenant quality, lease tenure, and broader economic conditions affecting commercial occupancy rates. Investors should conduct detailed market research with local agents to evaluate current rental benchmarks for similar floor areas in this neighbourhood, as yields fluctuate based on supply-demand dynamics and tenant profile quality—premium occupiers (multinational firms, established practices) generally command higher rents and longer lease commitments than startups or freelance operations.

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

ARC 380's acquisition price commencing from approximately S$5.4 million for units of roughly 1,733 square feet translates to per-square-foot valuations in the range of S$3,100 to S$3,200 depending on exact floor area and unit configuration. Comparable office spaces recently transacted in the immediate Jalan Besar corridor and neighbouring precincts such as Tai Seng and Kallang have demonstrated per-square-foot values ranging from S$2,900 to S$3,400, reflecting variations in MRT proximity, building age, facilities quality, and specific location amenity. ARC 380's positioning approximately 530 metres from Bendemeer MRT Station (a six-minute walk) supports valuations at the higher end of this range, as direct transport connectivity consistently commands price premiums in Singapore's commercial market. Prospective purchasers should request recent comparable sales data from local market specialists to confirm whether current asking prices reflect fair market value relative to alternative office opportunities in the same precinct.

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

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, though ABSD is technically applied to residential properties rather than purely commercial office spaces. Since ARC 380 comprises office units within a commercial development, the primary ABSD applicability depends on the specific classification assigned by the Inland Revenue Authority of Singapore (IRAS)—if the office space qualifies as a commercial property for tax purposes, ABSD would not apply. However, prospective purchasers who intend to use office space for mixed commercial-residential purposes, or who are unclear about the classification, should seek definitive written clarification from their solicitor and IRAS before commitment, as misclassification could trigger unexpected additional duty exposure. The distinction is material to overall acquisition costs, and legal verification should precede any binding offer or payment commitment.

Does ARC 380's lease duration impact long-term capital appreciation and resale value?

Commercial office properties are generally less affected by lease decay considerations than residential dwellings, particularly when the underlying tenure is freehold or comprises a long leasehold (99 years or longer). ARC 380's specific tenure structure—whether freehold or leasehold—merits verification during the acquisition process, as this detail directly affects long-term ownership certainty, refinancing flexibility, and eventual resale marketability. Even if the development operates under a long leasehold arrangement, commercial property valuations typically remain robust throughout the lease term because office occupiers negotiate shorter-term tenancy agreements that refresh market rental rates regularly, insulating property value from the residual lease duration concerns that affect residential segments. Nevertheless, purchasers should confirm the exact tenure documentation and request legal advice regarding any long-term implications specific to this development.

How does proximity to Bendemeer MRT Station influence tenant demand and property appreciation at ARC 380?

The six-minute walking distance (approximately 530 metres) from Bendemeer MRT Station (DT23 on the Downtown Line) is a material competitive advantage for ARC 380, as MRT connectivity directly influences tenant recruitment capabilities, client accessibility, and overall business appeal for occupiers. Singapore's commercial market consistently demonstrates that office properties within 400 to 600 metres of major MRT stations command rental premiums of 10% to 20% relative to similarly configured spaces in non-MRT-served precincts, reflecting the genuine operational value of staff convenience and visitor accessibility. The Downtown Line's extension through Bendemeer has progressively strengthened the neighbourhood's commercial profile, attracting professional services firms that prioritise transport infrastructure in location selection decisions. This accessibility advantage typically translates to capital appreciation over medium-term holding periods, as investor demand for MRT-proximate office properties remains strong across Singapore's commercial market cycles.

Which buyer profiles are best suited to ARC 380—investors, owner-occupiers, or specific business sectors?

ARC 380's floor area of approximately 1,733 square feet positions it ideally for owner-occupier professionals (management consultancies, architectural practices, accounting firms, digital agencies) seeking to establish or relocate operations outside premium CBD zones while maintaining excellent MRT accessibility. Investors evaluating ARC 380 as a commercial real estate asset should model revenue assumptions around tenant profiles that align with the Jalan Besar neighbourhood character—established professional services firms rather than speculative startups, as the former demonstrate stronger lease commitment and rental payment reliability. First-time commercial property buyers may find ARC 380 attractive as an entry point into office ownership, offering meaningful floor area, reasonable price points relative to prime CBD alternatives, and genuine tenant demand from the secondary commercial sector. High-net-worth individuals seeking portfolio diversification into Singapore's commercial real estate market may view ARC 380 as part of a balanced strategy that reduces concentration risk compared to pure CBD exposure, whilst maintaining genuine operational appeal to quality occupier profiles.

What TDSR and financing headroom should a purchaser anticipate at ARC 380's price points?

Acquisition prices commencing from approximately S$5.4 million for units spanning roughly 1,733 square feet imply Total Debt Service Ratio (TDSR) calculations that require careful evaluation with financing institutions. Most Singapore banks permit commercial property borrowers to service up to 60% TDSR on combined personal and property debt obligations, meaning a purchaser with a S$5.4 million property price and estimated 70% loan-to-value financing would require monthly repayment capacity of roughly S$25,000 to S$28,000 depending on loan tenure and interest rate assumptions. Prospective purchasers should obtain pre-approval from their preferred banking partner before committing to an offer, confirming available financing capacity, interest rate expectations, and any covenant requirements specific to commercial property lending. The financing landscape for office properties can differ from residential mortgages in structure, tenure, and rate treatment, so early engagement with commercial lending specialists ensures acquisition plans align with realistic borrowing capacity and affordability projections.

How does ARC 380 compare to competing office developments in nearby precincts like Tai Seng or Kallang?

The Jalan Besar locality competes directly with office developments in adjacent precincts—Tai Seng, Kallang, and Ubi—each offering similar floor areas, comparable price points, and varying degrees of MRT accessibility. Tai Seng properties (approximately 1.5 to 2 kilometres away) typically offer slightly lower per-square-foot valuations but present a less established commercial neighbourhood character and more industrial-heavy tenant profiles. Kallang office spaces (roughly 2 kilometres distant) benefit from proximity to Singapore's cultural district and leisure precincts, potentially attracting media, entertainment, and event-related occupiers, though they may command modestly higher rental rates reflecting this specialisation. ARC 380's specific competitive advantage derives from Jalan Besar's established mixed-use evolution, genuine Bendemeer MRT proximity (within walking distance), and a neighbourhood character that bridges heritage conservation with commercial modernisation—attributes that appeal particularly to professional services firms seeking authentic locational positioning without sacrificing transport convenience. Comparative site inspections across multiple precincts will clarify which development aligns best with occupier operational requirements and investor return expectations.

Are particular floor levels or unit positions at ARC 380 likely to command better value or appreciation potential?

Lower floor levels (2nd to 5th storeys) at office developments typically command rental premiums in Singapore's market due to perceived accessibility benefits for clients and visitors, reduced elevator waiting times, and proximity to ground-floor amenity facilities. Mid-range floors (6th to 12th level) often provide optimal balance between transport convenience and quieter operational environments less affected by street-level noise, supporting tenant satisfaction and retention. Higher floor levels may appeal to firms prioritising status positioning or seeking quieter professional environments, though they can incur slightly longer lift transit times during peak occupancy periods. ARC 380 purchasers should evaluate available unit positions in relation to their intended tenant profile—client-facing professional practices generally favour lower to mid-level positioning, whilst back-office operations or technology firms may be indifferent to floor level provided rental costs remain reasonable. Specific floor-level value premiums are modest in secondary commercial precincts compared to prime CBD locations, so selection should prioritise operational fit and tenant market demand rather than treating floor level as a primary investment variable.

What future supply pipeline exists in the Jalan Besar and Bendemeer precinct that could affect ARC 380's competitiveness?

Singapore's commercial real estate development pipeline in the Jalan Besar, Bendemeer, and surrounding Geylang corridor includes several emerging mixed-use and office-designated projects, reflecting the Urban Redevelopment Authority's strategic focus on decentralising commercial activity away from traditional CBD concentrations. The Kampung Glam and Geylang Serai precincts have attracted significant conservation and revitalisation investment that may generate both complementary tenant demand (creative agencies, cultural enterprises, boutique professional services) and competitive supply pressures. However, the Jalan Besar locality itself is characterised by established shophouse conservation and selective modern infill development rather than large-scale speculative office construction, suggesting relatively constrained near-term supply additions that would protect existing properties like ARC 380 from immediate competitive pressure. Prospective purchasers should monitor URA planning announcements and Track record of commercial development approvals in the immediate precinct to assess long-term supply dynamics, though the heritage conservation framework governing much of the neighbourhood suggests measured, controlled growth rather than speculative overbuilding that characterises some other Singapore commercial precincts.

Office At 380 Jalan Besar — From S$2.1M