ARC 380
Freehold Strata Offices at Jalan Besar — No ABSD, Rent From Day One
ARC 380 is a completed 16-storey freehold commercial building at the corner of Jalan Besar and Lavender Street, in District 8. The developer, Tong Eng Group, kept many of the offices as investments after completion in 2018 and is now selling its final units. Many come with tenants already paying rent, and some are ready for your own business to move in. As commercial property, there is no ABSD to pay, whether you are a Singaporean who already owns a home, a PR, a foreigner or a company.
A Freehold City-Fringe Office You Can Use or Lease Out
Strata offices on freehold land near the city centre rarely come up new from a developer. ARC 380 is already built, so you can see the actual unit, view and tenant before you buy.
Freehold Commercial Title
Ownership has no lease countdown. For a business owner, this is an office the company can hold for good rather than one whose value shrinks as the lease runs down.
No ABSD, No SSD
Commercial property has no Additional Buyer’s Stamp Duty and no Seller’s Stamp Duty. Foreigners and companies can buy on the same footing as Singaporeans.
Tenanted or Vacant — Your Choice
Investors can take over existing leases with rent already coming in. Owner-occupiers can pick the fitted show unit or a unit whose tenant is leaving in early 2027.
Pool, Gym & Sky Terraces
A rooftop 25m pool, gym and function room, a Level 4 sky terrace with BBQ pits, and sky terraces on office floors. These are uncommon in a strata office building.
ARC 380 Price List: Final Units From $2.17M
These are selected units from the developer’s latest price list. Some lots combine adjoining strata units and are sold as one. Units are selling, so ask us for the live list before you plan around a particular unit. Prices run from $2,959 to $3,255 psf before GST. As the developer is GST-registered, 9% GST applies on top.
| Unit(s) | Size (sq ft) | PSF | Price (before GST) | Price (incl. 9% GST) | Tenancy | Rent (psf/mth) | Est. Gross Yield* |
|---|---|---|---|---|---|---|---|
| #14-02 Lowest Entry | 700 | $3,106 | $2,174,200 | $2,369,878 | To Q1 2028 | $6.60 | 2.55% |
| #11-05 Vacant 2027 | 1,001 | $3,015 | $3,018,000 | $3,289,620 | Ends Q1 2027, tenant not renewing | – | – |
| #11-03/04 | 1,496 | $3,025 | $4,525,400 | $4,932,686 | To Q4 2027 | $6.70 | 2.66% |
| #10-02/03 Fitted Show Unit | 1,464 | $3,255 | $4,764,700 | $5,193,523 | Vacant, sold with interior fit-out | – | – |
| #10-04/05 | 1,733 | $2,959 | $5,127,900 | $5,589,411 | To Q2 2028 | $6.80 | 2.76% |
| #10-06/07/08/09 | 3,262 | $3,005 | $9,802,300 | $10,684,507 | To Q3 2029 | $7.00 | 2.80% |
| #11-01, 06–12 (8 units) | 6,275 | $3,035 | $19,044,600 | $20,758,614 | To Q4 2028 | $6.30 | 2.49% |
Developer price list as at 11 November 2026. Prices, tenancies and availability are subject to change without notice and units may be sold at any time. *Our estimate: current monthly rent × 12 ÷ price before GST. It excludes maintenance fees (about $0.69 psf a month), property tax and vacancy. It is not a forecast.
Want the full price list, the floor plan for a specific lot or the tenancy details? Units at this stage go one by one.
Check What’s Still AvailableOwner-Occupier or Investor? Matching the Remaining Units
Moving your own business in
#10-02/03 (1,464 sq ft) is the developer’s show office. It comes with its fit-out: reception, open workstations, a director’s room, a conference room and a loft library deck. #11-05 (1,001 sq ft) has a tenant whose lease ends in Q1 2027 and who is not renewing, so you get vacant possession soon.
Smallest cheque, rent in place
#14-02 (700 sq ft, $2.17M before GST) is the lowest entry point. It is leased to Q1 2028 at $6.60 psf, about $4,620 a month. It suits a first commercial purchase, or an owner who later wants to move in.
Larger holdings & whole wings
#10-06/07/08/09 (3,262 sq ft, leased to Q3 2029) and the eight-unit #11-01, 06–12 block (6,275 sq ft, leased to Q4 2028) give long income periods. They also give a large, connected floor area you could take back for your own use later.
What It Costs to Buy an ARC 380 Office
Commercial property follows different rules from condos. Here is what applies to a purchase at ARC 380.
Taxes & duties
- GST 9% on the price, because the seller is GST-registered. A GST-registered buying company can usually claim it back as input tax. Confirm this with your tax adviser.
- Buyer’s Stamp Duty at the non-residential rates (1% to 5% in tiers).
- No ABSD, whoever the buyer is: citizen, PR, foreigner or company.
- No SSD when you sell. Seller’s Stamp Duty applies to residential and industrial property, not offices.
Financing & holding costs
- CPF cannot be used for commercial property. Plan for cash plus a bank loan.
- Loan amount: banks assess each case on the property and the borrower, often a company. Get an in-principle approval before committing.
- Maintenance & sinking fund: about $0.69 psf a month (e.g. about $483 for a 700 sq ft unit), plus GST. The MCST may revise this.
- Property tax: about $4,280 a year for #14-02 and about $38,700 for the 6,275 sq ft lot, based on 2026 figures. IRAS may revise the annual value.
For a wider walk-through of property financing and how loan limits work, see the guides at patkoproperty.com. This page is general information, not tax or legal advice.
ARC 380 Fact Sheet
| Address | 380 Jalan Besar, Singapore 209000 |
|---|---|
| District | District 8 (Farrer Park / Serangoon Road), RCR |
| Tenure | Freehold |
| Zoning | Commercial |
| Developer | Tong Eng Group |
| Architect | DP Architects |
| Completed | 2018 |
| Building | 16 storeys: retail on Level 1, car park on Levels 2–4 (sky terrace on Level 4), offices on Levels 5–16, roof terrace above |
| Office floor plate | About 9,375 sq ft per floor, split into up to 12 strata units |
| Strata unit sizes | 700 – 1,001 sq ft (adjoining units can be combined) |
| Floor-to-floor height | 4.9m, enough for a 5 sqm loft deck |
| In-unit | Private toilet with shower, column-free layout, full-height double-glazed windows |
| Air-con | Central chilled-water system, plus a ledge for your own condensing unit for after-hours use |
| Power | 60A – 100A |
| Lifts | 5 passenger lifts + 1 service lift |
| Parking | 83 car lots + 2 accessible lots, 16 motorcycle lots, 18 bicycle lots |
| Facilities | 25m rooftop pool, gym, function room, Level 4 sky terrace with BBQ pits, sky terraces on office floors (except Level 5) |
| Recognition | Best Office Development, PropertyGuru Asia Property Awards (Singapore) 2018 |
Inside ARC 380: Show Office, Pool & Sky Terrace
Actual photos of the completed building, the fitted show unit (#10-02/03) and the shared facilities.
Jalan Besar: Old Trades, New Creative Businesses
Jalan Besar has hardware shops, conservation shophouses and late-night eating houses alongside design studios, cafés and boutique agencies. In September 2026, Time Out ranked it 20th on its list of the world’s coolest neighbourhoods, the top Singapore entry (Time Out).
For businesses, the area is close to the CBD, Bugis and City Hall, but office costs are below CBD levels. That is why SMEs, design firms and co-working operators have been moving into the Jalan Besar–Lavender stretch.
Distances are approximate straight-line figures from property portals and depend on the route you walk. By car, the developer gives about 3 minutes to the CTE/PIE and about 8 minutes to the CBD, traffic permitting. City Square Mall is about 450m away.
How ARC 380 Prices Compare
ARC 380 first sold in 2014, when the developer released fewer than half the offices (mainly Levels 5–9). From 2020 to 2022, only five office units changed hands. The developer is now selling its remaining office units, so this is the main chance to buy from the developer rather than an individual seller.
$2,959 – $3,255 psf
Current developer asking range for ARC 380’s remaining lots, before GST.
$2,543 – $2,777 psf
Range at which most strata offices at nearby Centrium Square (320 Serangoon Road, also freehold and by Tong Eng) sold from 2022, per Cushman & Wakefield data reported by EdgeProp.
Why the gap
ARC 380 was completed in 2018, has a pool and sky terraces, and its offices are sold as larger or tenanted lots. Compare like for like (floor, size, lease status) before deciding.
For resale and rental transaction data across Singapore, see condolisting.sg. For other new launches, see launchpropertysingapore.com.sg.
ARC 380: Common Questions
Is ARC 380 freehold?
Yes. ARC 380 at 380 Jalan Besar is a freehold, commercially zoned, strata-titled building completed in 2018.
How many units are left at ARC 380?
The developer is selling its final office units. Some are single strata units and some are lots of adjoining units sold together. Availability changes quickly, so WhatsApp us for the live list.
What is the price of an ARC 380 office?
The developer’s remaining lots range from $2,174,200 for the 700 sq ft #14-02 to $19,044,600 for a 6,275 sq ft eight-unit lot, or $2,959–$3,255 psf. 9% GST applies on top.
Can foreigners buy an office at ARC 380?
Yes. Strata offices are not covered by the Residential Property Act, so foreigners and foreign companies can buy. No ABSD applies.
Do I pay ABSD or SSD on an ARC 380 office?
No. Offices have no Additional Buyer’s Stamp Duty and no Seller’s Stamp Duty. Buyer’s Stamp Duty at non-residential rates and 9% GST do apply.
Can I use CPF to buy an ARC 380 office?
No. CPF cannot be used for commercial property. Purchases are funded with cash and a bank loan.
What rental yield does ARC 380 give?
Based on the current leases on the remaining lots ($6.30–$7.00 psf a month), the estimated gross yield is about 2.5%–2.8% on the price before GST. That is before maintenance fees, property tax and any vacancy. Future rents may differ.
Can I buy an ARC 380 unit with vacant possession?
Yes. The fitted show unit #10-02/03 is vacant. #11-05’s current tenant is not renewing past Q1 2027. The other lots come with leases that end between Q4 2027 and Q3 2029.
Which MRT station is nearest to ARC 380?
Bendemeer station on the Downtown Line is the closest, roughly a 5-minute walk. Farrer Park (North East Line), Lavender (East-West Line) and Boon Keng (North East Line) are all within about 800m.
Who is the developer of ARC 380?
Tong Eng Group, a Singapore developer since the 1950s whose projects include Centrium Square. The building was designed by DP Architects.
Already Own a Home? Why Investors Are Turning to Commercial Property
Buy a second home and the ABSD is steep: 20% for a Singapore Citizen, 30% for a PR, 60% for a foreigner and 65% for a company (IRAS rates in force since April 2023). An office or shop has none of this. On a $2.17M purchase, that is the difference between paying $434,000 in ABSD as a citizen buying a second home and paying nothing for an office.
Home owners
Grow your property portfolio without paying ABSD again, and keep your existing home.
Foreigners & PRs
Commercial property is open to foreign buyers, with no 60% surcharge and no special approval needed.
Companies & family offices
Hold income-producing property in a company without the 65% entity ABSD that applies to homes.
Business owners
Stop paying rent. Own your office, and let the company build an asset instead of paying a landlord.
Not sure ARC 380 is the right fit? Commercial property is a small, specialised market and good units are often not advertised widely. Tell us your budget and whether you want rental income or a space for your own use. We’ll shortlist offices, shops and other commercial units across Singapore for you.
Get a Commercial ShortlistGet the Latest ARC 380 Price List & Availability
Get the current price list, floor plans for the remaining lots, tenancy details and a viewing of the show office at 380 Jalan Besar.
Live unit availability
Full price list incl. GST
Floor plans & tenancy details
Show unit viewing
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Other Freehold Opportunities Nearby
Comparing ARC 380 with other freehold commercial, industrial or city-fringe residential options?
Space Nova
The last few freehold B1 clean industrial units off Upper Paya Lebar Road, for businesses that need industrial rather than office zoning.
View Space Nova → Freehold B1 IndustrialGenerations @ Tannery
Another freehold city-fringe business address, in the MacPherson / Tannery area.
View Generations @ Tannery → Freehold Residential · D12The Arcady at Boon Keng
A freehold condo a short drive away, for buyers who want to live near the Jalan Besar / Boon Keng area.
View The Arcady →
