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

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

ARC 380: Compact Office Space in Kallang's Growing Commercial Hub

ARC 380 represents a practical office investment opportunity positioned along Jalan Besar, one of Kallang's key commercial arteries. The development offers compact, efficient workspace designed for small businesses, professional consultancies, and service providers seeking flexible occupancy terms without the premium of larger CBD precincts. Units at this development are priced from S$2.128 million, reflecting the accessible nature of this micro-office segment relative to equivalent space in the city centre.

The building enjoys proximity to Bendemeer MRT Station on the Downtown Line, situated approximately 530 metres or a six-minute walk away. This transit connectivity places the development within easy reach of commuters and clients travelling across the island, while maintaining the relative cost efficiency of the Kallang precinct. The station connection also enhances tenant recruitment potential, as staff can access the office conveniently from residential areas across the North-East, East Coast, and Central regions of Singapore.

Location and Connectivity Advantages

Jalan Besar has undergone gradual transformation as a mixed-use commercial corridor, hosting logistics operators, light manufacturing, professional services, and creative industries alongside established community facilities. ARC 380's positioning along this stretch provides occupiers with a balance between accessibility and operational cost control. The proximity to major trunk roads, including the Pan-Island Expressway network, allows for efficient goods movement and client access by vehicle, an important consideration for businesses requiring light industrial support or regular site visits.

The Downtown Line connection at Bendemeer carries particular strategic value for office occupiers. This line extends southward through the financial district, eastward to the waterfront precincts of Marina and the Straits, and northward toward the residential corridors of the North-East Region. Consequently, the development appeals to professional service providers who may serve clients across multiple business nodes without sacrificing commute time or operational footprint costs.

Unit Configuration and Space Efficiency

Units available at ARC 380 measure 700 square feet, a configuration suited to boutique law practices, accounting firms, design studios, recruitment consultancies, and technology startups seeking dedicated office presence. This floor plate size permits flexible internal planning—suitable for open-plan collaborative layouts, private consultation spaces, or a hybrid arrangement combining shared and enclosed areas. The compact footprint also reduces operational overheads including utilities, maintenance, and cleaning costs, making the development attractive to cost-conscious operators looking to establish or expand their presence without oversizing their real estate footprint.

Investment Profile and Resale Considerations

Office properties in the Kallang precinct, particularly those with MRT accessibility, have demonstrated steady capital appreciation over preceding market cycles. The micro-office segment—units under 800 square feet—has emerged as a resilient asset class, capturing demand from enterprises downsizing from larger corporate suites and from professional practices prioritising flexibility over fixed overhead. Purchasers acquiring units at ARC 380 should evaluate the tenant pipeline within Kallang's growing business community, as demand for small, accessible office space continues to expand among professional service firms seeking suburban alternatives to CBD rents.

The resale value of compact office units typically tracks utilisation rates within the immediate precinct. As Kallang continues its evolution toward mixed-use development—with residential conversions, F&B venues, and retail supplementing the existing business base—foot traffic and visitor patterns to the area may strengthen long-term appreciation prospects. Purchasers should monitor planning announcements regarding adjacent parcels and transport infrastructure improvements, as these factors historically correlate with office capital growth in secondary commercial districts.

Financing and ABSD Considerations for Purchasers

Office properties in Singapore are classified as commercial assets, not residential. This distinction carries significant implications for financing and duty assessment. Most financial institutions offer mortgages for office purchases at loan-to-value ratios ranging from 65% to 75%, depending on the borrower's credit profile and the property's income-generating potential. At a typical unit price around S$2.128 million, a purchaser financing 70% would require approximately S$638,400 in cash outlay, leaving the remainder of capital for renovation, furnishing, or working capital reserves.

Critically, office properties are exempt from Additional Buyer's Stamp Duty (ABSD), even when purchased by Singapore Citizens as a second property. This exemption represents a meaningful advantage over residential alternatives, as buyers avoid the 20% ABSD levy applicable to residential second-property acquisitions. For investors comparing office space to residential property investments, this duty advantage should factor into the total cost-of-acquisition analysis, potentially enhancing the office segment's relative attractiveness for portfolio diversification.

Rental Yield and Investment Returns

Market rental rates for small office space in the Kallang precinct typically range from S$4 to S$6 per square foot annually, depending on unit configuration, floor level, and precise location relative to the MRT station. A 700 sqft unit commanding S$5 per sqft per annum would generate approximately S$35,000 in gross annual rental income. At an acquisition price of S$2.128 million, this translates to a gross rental yield of approximately 1.64% annually. However, net yield—after accounting for property tax, maintenance contributions, utilities, and void periods—typically ranges between 0.8% and 1.2% for office micro-spaces in this precinct.

Investors should recognise that office yields in suburban precincts generally lag residential or purpose-built industrial assets, reflecting lower absolute rental rates and longer tenant-sourcing cycles. The appeal of office investment at ARC 380 lies not primarily in income generation but rather in capital appreciation potential as the Kallang precinct continues its commercial densification. Purchasers targeting yield-focused returns may find alternative commercial or residential assets more advantageous; those seeking long-term capital growth in a strategically located precinct may find the development more aligned with their investment thesis.

Tenant Mix and Demand Drivers

Small office occupiers in Kallang span professional services—accountancy, tax advisory, human resources consultancy—technology startups and design consultancies, and niche financial advisory firms. The availability of MRT-accessible, reasonably priced office space has attracted these tenant categories away from CBD locations, as operational flexibility and cost control have grown in importance during the post-pandemic period. Purchasers acquiring units for investment purposes should evaluate the depth and stability of this tenant pool, as sustained demand underpins both occupancy rates and rental growth prospects.

The development's appeal to owner-occupiers—professionals and small business owners purchasing for their own operational use—represents another significant demand driver. Owner-occupiers typically demonstrate longer holding periods and greater price resilience than pure investment purchasers, potentially supporting secondary market liquidity and valuation stability over extended holding periods.

Market Context and Comparable Precincts

Office space in Kallang and adjacent Geylang precincts has transacted at per-square-foot prices ranging from S$2,800 to S$3,500 depending on condition, age, MRT proximity, and tenant profile. ARC 380's per-sqft cost of approximately S$3,043 (S$2.128 million ÷ 700 sqft) positions it competitively within this range, suggesting reasonable pricing relative to available alternatives in the immediate district. Purchasers should conduct comparable sales analysis across recent transactions in the precinct to validate whether the offered pricing reflects market clearing rates.

Nearby office developments and converted shophouse office spaces in Kallang offer competitive alternatives. Some occupy older structures with period character but potentially higher maintenance costs; others are newly completed but may command premium pricing. ARC 380's positioning as a modern, compact office building with MRT accessibility provides a clear market differentiation relative to older stock while maintaining pricing accessibility compared to purpose-built business parks in more distant locations.

Future Planning and Precinct Evolution

The Kallang precinct is undergoing gradual transformation, with the URA's planning framework encouraging mixed-use intensification and residential conversion of underutilised industrial sites. This gradual densification typically strengthens demand for small, accessible office space, as new residential populations and visiting workers create sustained occupier demand. Purchasers should review the URA Master Plan and precinct-level planning intentions to assess whether future supply pipeline changes may affect long-term appreciation prospects.

The completion of major infrastructure projects—such as enhancements to the park connector network and potential future MRT extensions—could enhance the precinct's appeal to both office occupiers and the broader commercial ecosystem. Staying informed of these developments helps purchasers make informed decisions regarding the medium to long-term capital appreciation potential of office assets in this location.

Frequently Asked Questions

What rental yield can I expect if I purchase an office unit at ARC 380 as an investment property?

Market rental rates for small office space in the Kallang precinct typically range from S$4 to S$6 per square foot annually. For a 700 sqft unit at ARC 380, gross annual rental income might approximate S$28,000 to S$42,000, translating to a gross yield of approximately 1.3% to 1.97% at the S$2.128 million price point. However, net yield after accounting for property tax, maintenance contributions, sinking fund contributions, utilities, insurance, and typical void periods between tenancies generally ranges from 0.8% to 1.2% annually. Office yields in suburban precincts lag those of residential or industrial assets, so investors should assess whether capital appreciation potential aligns with their return objectives rather than relying primarily on income generation.

How does ARC 380's pricing per square foot compare to recent office sales in the Kallang and Geylang area?

ARC 380 units priced at S$2.128 million across 700 sqft equate to approximately S$3,043 per square foot. Recent comparable office transactions in Kallang and adjacent Geylang precincts have transacted in the range of S$2,800 to S$3,500 per sqft, depending on building age, condition, floor level, and proximity to MRT stations. ARC 380's per-sqft cost positions it within the mid-range of this comparable set, suggesting competitive pricing relative to alternative small office space available in the immediate district. Prospective purchasers should verify current market rates through recent sales registrations and enquire about comparable leasing evidence to confirm that pricing reflects current market conditions.

Am I liable for Additional Buyer's Stamp Duty (ABSD) if I purchase an office unit at ARC 380 as a second property?

No. Office properties are classified as commercial assets under Singapore's property classification system and are expressly exempt from Additional Buyer's Stamp Duty (ABSD), regardless of whether it is your first, second, or subsequent property purchase. This exemption applies equally to Singapore Citizens, Permanent Residents, and foreign purchasers. By contrast, residential properties acquired by Singapore Citizens as a second residential property incur ABSD at 20%, a material cost advantage that office investments enjoy. This duty exemption should factor into cost-of-acquisition analysis when comparing office versus residential property investment opportunities, as it effectively reduces the total capital outlay and improves cash-on-cash returns for office purchasers relative to residential alternatives at comparable acquisition prices.

What is the lease tenure at ARC 380, and how might lease decay affect long-term resale value?

ARC 380 is offered with a freehold title, meaning there is no lease expiry date and no progressive lease decay over time. This freehold status represents a significant advantage relative to leasehold office properties, as it eliminates concerns regarding lease-to-value depreciation that affects 99-year or 999-year leasehold assets. Freehold office properties typically maintain more stable resale values over extended holding periods, as purchasers and tenants do not discount pricing for diminishing lease terms. For investors with long-term holding horizons and for owner-occupiers planning to occupy the space for a decade or longer, freehold tenure provides certainty and removes a key variable that would otherwise require lease extension negotiations and associated costs in later years.

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

MRT accessibility is a primary driver of office occupier demand and capital value in suburban precincts. ARC 380's location 530 metres or approximately six minutes' walk from Bendemeer MRT Station (Downtown Line) provides direct connectivity to the financial district, waterfront precincts, and North-East residential zones. This accessibility strengthens tenant recruitment and client access, making the development attractive to professional service firms and knowledge workers for whom commute efficiency directly impacts operational costs and hiring competitiveness. Office properties within easy walking distance of MRT stations typically command per-sqft premiums of 10% to 20% compared to non-station-proximate alternatives in the same precinct, and they historically demonstrate stronger capital appreciation during market upswings. As the Downtown Line potentially extends or enhances capacity, MRT-proximate office assets at ARC 380 may benefit from reinforced medium to long-term capital growth prospects.

Which buyer profiles would find ARC 380 most suitable—HNW investors, owner-occupiers, upgraders, or first-time buyers?

ARC 380 appeals most strongly to owner-occupier professionals and small business owners purchasing for their own operational use, and to investor purchasers seeking capital appreciation rather than high income yield. High-net-worth investors may find the S$2.128 million entry price accessible for portfolio diversification into commercial real estate, though they should recognise that office yields lag residential alternatives. First-time property buyers should note that office properties do not qualify as residential principal residences and therefore may not align with first-purchase grant schemes or residential financing advantages available for home purchases. Upgraders transitioning between residential properties would typically focus on residential assets rather than commercial office. The most natural constituency comprises professional practitioners (accountants, lawyers, consultants), design and technology entrepreneurs, and cost-conscious business owners seeking to establish or consolidate their operational footprint in an accessible, affordable precinct without absorbing the overhead burden of larger, CBD-based office suites.

What are the financing options and TDSR implications for purchasing an office unit at ARC 380?

Office property mortgages are typically offered at loan-to-value ratios between 65% and 75%, depending on the lender's criteria, the borrower's credit profile, and the property's income-generating potential or owner-occupancy basis. At a S$2.128 million acquisition price, 70% LTV financing would require a cash downpayment of approximately S$638,400, with the lender advancing S$1,489,600. Total Debt Service Ratio (TDSR) constraints, capped at 60% of gross monthly income, would require a borrower with monthly income of approximately S$25,000 to remain compliant; this threshold varies by individual circumstances and lender policies. Office property financing generally entails stricter documentation requirements and underwriting scrutiny compared to residential mortgages, as lenders assess tenant creditworthiness and lease income sustainability for investment-purpose acquisitions. Owner-occupiers financing for their own business use may face different assessment criteria. Prospective purchasers should engage mortgage brokers or financial advisers to model specific financing scenarios before committing to purchase.

How does ARC 380 compare in quality and pricing to nearby competing office developments in Kallang and Geylang?

The Kallang and Geylang office market encompasses converted shophouse spaces, purpose-built low-rise office blocks, and industrial-to-commercial conversions spanning a wide range of building ages and conditions. Older shophouse conversions may offer period character and flexible internal configurations but often incur higher maintenance costs and may lack modern amenities; these typically trade at lower per-sqft costs (S$2,500–S$3,000) but appeal to cost-minimising tenants. Purpose-built office parks in secondary precincts may command per-sqft premiums of S$3,200–S$3,800 if they offer superior specification, modern facilities, or enhanced MRT proximity. ARC 380, at S$3,043 per sqft, positions itself competitively within this landscape—likely newer and better-specified than converted shophouses but more affordably priced than premium purpose-built parks in more distant suburbs. Prospective purchasers should physically inspect comparable developments, assess tenant satisfaction and turnover rates, and evaluate maintenance quality and facility standards to confirm that ARC 380 offers superior value relative to nearby alternatives.

Are there specific unit stacks, floor levels, or orientations within ARC 380 that offer superior value or investment returns?

Lower ground and ground-floor office units typically command lower per-sqft pricing than upper floors, reflecting reduced prestige, potential street-level noise concerns, and lesser privacy; however, they may offer superior tenant access and are preferred by businesses requiring walk-in client foot traffic. Mid-level floors (second to fifth storeys) generally command the strongest per-sqft premiums and capital appreciation, balancing accessibility via stairs and lifts with reduced street-level disturbances and enhanced perception of professionalism. Upper floors typically attract premium pricing among professional practices valuing prestige and quiet working environments, though access friction may limit tenant pool size. Orientation toward Jalan Besar's main traffic corridor may introduce noise considerations, whereas rear-facing or side-facing units may command quieter work environments but reduced visibility. Investors should assess tenant demand profiles within Kallang's business community and evaluate which floor levels and orientations attract the strongest rental and resale demand, as these factors ultimately drive capital appreciation more than absolute height or orientation per se.

What is the future supply pipeline of office space in Kallang, and how might this affect long-term capital appreciation at ARC 380?

The Kallang precinct is undergoing gradual mixed-use densification as part of the URA Master Plan's strategy to activate secondary commercial corridors and support residential intensification. Several industrial and underutilised commercial sites are being converted to mixed-use developments combining retail, F&B, and residential uses; limited purpose-built office space is under active development in the immediate area. Unlike oversaturated office markets facing significant new supply, Kallang's office market appears relatively balanced, with new stock largely focused on larger business parks in peripheral locations rather than compact micro-office units. This relative supply scarcity in the micro-office segment—units under 800 sqft with MRT accessibility—may support rental growth and capital stability for ARC 380 over the medium term, as occupier demand for flexible, affordable office space continues outpacing new supply. However, purchasers should monitor URA announcements regarding major new office or mixed-use developments within the precinct, as unexpected supply surges could moderate capital appreciation. Long-term demand drivers, including gradual residential population growth and sustained interest in suburban alternatives to CBD office rents, appear supportive of ARC 380's appreciation prospects over a 5–10 year holding horizon.

What are typical maintenance costs, property tax, and ongoing expenses for office unit ownership at ARC 380?

Office unit ownership entails several recurring cost categories. Annual property tax (or 'quit rent' on certain freehold land) is typically calculated at 4% to 5% of the assessed annual value; for a S$2.128 million office asset, estimated annual valuation might range from S$135,000 to S$165,000, producing annual property tax of approximately S$5,400 to S$8,250. Sinking fund contributions, collected as part of maintenance charges, typically range from S$1.50 to S$2.50 per square foot annually—approximately S$1,050 to S$1,750 per annum for a 700 sqft unit—to fund longer-term building repairs and replacements. General maintenance charges usually total S$0.80 to S$1.50 per sqft monthly, or S$6,720 to S$12,600 annually for a 700 sqft unit. Insurance, utilities (if not tenant-reimbursed), and allowances for void periods and collection shortfalls should be factored into net yield calculations for investment purchasers. Owner-occupiers should budget for internal fit-out, furniture, and ongoing operational expenses specific to their business, which typically exceed the building-level charges noted above. Prospective purchasers should obtain the development's audited accounts and maintenance budget to confirm actual cost levels before acquisition.

Office At 380 Jalan Besar — From S$2.1M