I was referring to recent progress........over the last couple of months.

BTW True Blue seriously, what do you make of progress at Pinnacle over the last 12 months ??

I seem to think this is slow, would you agree ??

^^ What is the benchmark? Which other similar tower do we compare it against?

Progress is in line with normal working expectations for anywhere else in the world. However, we are always told that in Dubai we can expect much faster production. Some do deliver and some don't.

I don't think that progress over the last year is terrible as I show above that they take it from below street level to about 22 floors above in 1 year. It should be topped out end of 2008 and handed over end 2009.

Progress at Mag 218 is also quite reasonable.

thanks...

31/Aug/2007

MAG 218

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Both Mag and Pinnacle have 60 some odd floors to rise to top; at the current build rate I can see Mag topping out before Pinnacle.

There are tons of 1-bed apartments available for sale in Mag 218 in the local press. I wonder if they're having trouble selling here. And they're very cheap...around 850K AED for 864 sq. ft.

A few of these towers are rising quick, but still seem to have many apartments left to sell. Marina Crown topped out many months ago and has plenty to get rid of, I'm not sure if they're re-sales as the prices seem relatively cheap.

The views aren't going to be great from this tower though, especially if you're facing inwards towards the centre of the supertall block. Perhaps this is where the cheap ones are located. Having said that anybody looking to rent out should get a really good return at these prices - ideal for renting, the Marina is only across the road and Metro stop is nearby. Prices may also attract a fair premium when Pentominum is built.

Actually, the 1-beds have been all sold out for 9 or more months--that is from the developer, who only has some number of 2-beds remaining. A block of 1-beds, don't know how many, were sold to an overseas property agent. I suspect, however, that most of the 1-beds popping up now are resales. Starting prices on launch were arould 630K, so depending on the floor 800K+ still represents a premium.

Well, in that case I think these resales are heavily undervalued. I wouldn't expect to see a 1-bed in the tallest block for less than 1million.

^^ I have seen some 1 beds in the Torch for AED 950k today.

Was that a website or paper?

^^ Website: Dubai Luxury Homes

^^ i saw lower than that about a week ago but i paid no attention...dunno if it has been sold yet.

I was referring as a general rule to the opinion that these prices seemed cheap for a resale. And I guessed correctly - upon further enquiries, these resales are apparently 1 single investor, who's either gotten cold feet or desperately needs the money for other reasons. He's got 4 in the Torch (all on Floor 13) and some in Mag and MC.

In general, after speaking to a few agents, it seems that so far the appreciation for a few towers that are close to handover, e.g. Time Place, is around 30% since purchase.

That is the norm. Anything less than this shows some desperation or other financial reasons on the part of the seller. 3 independent agents have all agreed with this analysis.

But back to my original point, there seems to be a hell of a lot of resales for Mag 218 and Marina Crown. Definitely more than The Torch.

Hi all
I suppose the late handover in 2009 could be one of the reasons. It's taking almost 4 years to build a tower ike mag.

Marina Crown is difficult, one of the noisiest place in the marina now.
from left Elite Residence , right Ocean Heights, behind Sulafa, Marina 101 .It will be good after 4-5 years , maybe.

Mag official price is now 25% over primary sale. This works out close to AED 950/- per sq. feet. Do you think is it a good buy when Emaar is selling Park Island at 1300 psf and more than 1 year to complete. The good point about Mag is their speed to catch up the delays, I see workers even on weekends.
Any body knows what's psf price at 23 marina which is close by.

07/Sept/2007

MAG 218 Tower

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Was at the site yesterday (8 Sep) and it was all quiet. That shouldn't be on a Saturday--as construction projects don't get two-day weekends. First I thought it might be the required afternoon rest period--it was about 2 p.m. when I checked. But I think this rule expired 1 Sep and 23 Marina, for example, was buzzing with activity. I was back at the site again at about 6:30 pm and it was still all quiet.

Wonder if this is the start of one of those dreadful construction stalls. The podium is up, but there's no sign of an emerging core as in several other towers. Did anyone see any activity on the MAG 218 site today?

Maybe they are waiting on materials ?

I know this is just wild speculation on my part but, do you think it may be something to do with the new escrow law and that funding is being affected here ?? (Could also be the same with Pinnacle ??) Just a thought.........

Morris, you're escrow in the head right now!

From the pictures it looks like they are set up ready to pour a floor slab. Perhaps they are just waiting their turn to get online for a major concrete delivery.

You can get concrete online? Jesus. What next, cheap knock-off building materials on E-bay?

Morris, you're escrow in the head right now!




:lol:

nothing wrong there, they are working


10/Sept/2007

MAG218

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Fantastic... you're the man, Imre. A few pics puts all speculation to rest.

As I mentioned in my initial alert post, it was all quiet on Saturday, which didn't make sense for a normal construction work day. In any event, it would appear that numbers have thinned. On Saturday (9 days ago) one watchman told me that the night time working crew was only 10 (don't know if only on that night or permanently). But there used to be dozens working through the night or at least on late shifts. Will have to see if come two weeks from today--say 24 Sept--whether the tower has not risen a floor or two above the podium. If not, there will be cause for concern. The first floor above the podium floor will be shower rooms, etc. for the swimming and deck facilities--not to mention the pool being built on the top floor of the podium itself--then there will be a large mechanical floor before the typical floors begin. In any event, come 24 September, my delcared benchmark, we ought to see the structure rising up.

I hate to pour water on what seemed like good news with regard to Imre's updates, but a friend who works near the site tells me that by early evening (6:30 pm) there was practically nothing going on there. He speculates that one or another contractor (perhaps the main contractor, RCC) have stopped working for whatever reason. Clearly, something's up here and Saturday's quiet was no fluke. I've asked my friend to check out the site during the day tomorrow. Maybe it is part of a planned shift from RCC to MAG Contracting for the bulk of the job, but it would not make sense to plan a slow down in activity when the tower is already behind schedule.

that time is no problem in Dubai Marina , most of plots finish the work at 6 p.m. (some plots at 4 p.m. and few plots at 8 p.m)
(Today I visited the Al Seef 2 site at the JLT and most of workers left the site at 4 p.m.)

When the podium is ready we can speculate better because that is always takes more time.
I will see tomorrow again and if you need pics I can post because I use that road every day.

Thanks Imre, your help is always welcome and appreciated. I get your point, but the MAG site was always so much busier. At 6:30 pm one might expect to see the workers being bussed out and the evening shift getting started, which was always the case before.

do you guys think the ramadan timing might have an effect on the workers?
bearing in mind that there are some muslims there as well who will fast??

Thanks Imre, your help is always welcome and appreciated. I get your point, but the MAG site was always so much busier. At 6:30 pm one might expect to see the workers being bussed out and the evening shift getting started, which was always the case before.

yes, you are right, something happened there , just a few workers at the site

11/Sept/2007

MAG 218

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Ramadan will of course affect the work, as in shorter hours and slower work. But it would not impact the no. of workers on duty, and the reduction in shift time would be no greater than the mid-summer, mid-day required 3 and 1/2 work stoppage. And there is no way any company, especially in construction, would start Ramadan timing days before Ramadan has begun. All indications are that there is some issue here. I think the best way to find out would be to slip in and start talking with some of the workers--in Telegu, Hindi, etc. Although they may not know much about the reasons for any slow down, they at least could confirm whether in fact there is one.

A friend spoke to one of the workers. What's going on is this: There were up to 200 workers on the site earlier. Half of these were illegal workers. That is, the company doesn't sponsor or house them, but pays them an hourly wage which is higher than their sponsored workers. These "illegal workers" were probably sponsored by other companies which they deserted and/or had expired visas--and often their passports are held by the sponsoring company. They often prefer the illegal set-up because quite simply they get more money. The hiring company also spends less money because they don't house or do anything else for these guys but pay them a marginally higher wage. (Disgusting practice! And we, investors are paying through our teeth for these properties.)

What's happenned now is that many, many of these illegal workers have taken advantage of the recent amnesty. That is they have been able to apply to leave the country without facing charges, even with expired visa and/or no passport. September 1st was the original deadline for applying for amnesty and leaving the country, while a recent extension has been given, not to apply for amnesty (this must already have been done) but to get a ticket and leave.

In any event, roughly half of the 200 MAG 218 workers were such illegal workers, who have now left. With only 100 workers now, the daytime shift has only 70 to 80 and the night time shift only about 20--so my friend was told. (By the looks of things, however, the numbers seem even lower than this, and I was told by the watchman a week ago that there were only 10 night time workers.

Apparently, according to my friend, this practice of using illegal workers is widespread and presumably other construction sites will have been affected similarly. This may explain the recent slow down of work at the Pinnacle, although things have started to pick up now. Sites like the Torch and 23 Marina, which are steaming ahead, are being constructed by larger firms which have larger numbers of legitimate workers.

As to what is going to happen at the MAG 218 site with only half its workers now, my friend says that the company will pay its sponsored workers "teka" which means an extra wage to work longer--not exactly overtime, but a wage based on task completion as opposed to hours. It will also start to hire more workers. Ultimately, however, it will just once again rely on illegal workers as the post-amnesty period passes and once again such workers return to the labor force.

If all this is true, it suggests that progress will be slow going for a while and remaining workers will be over-worked. Not a nice scenario. All this, so the company cuts costs--and at what cost to quality I wonder, and again, investors are paying Western country style prices for these properties where labor costs are easily 10 tmes lower than in the West.

http://i12.************/4rcs00n.jpg

http://i1.************/6641ydi.jpg

20/Sept/2007

MAG 218 Tower

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Slow!!!!

http://img.photobucket.com/albums/v663/Upandhi/1be0cda1.jpg
I have a feeling we'll be looking at this podium like this for a long time. It really is slow going. To complete the upper-level of the podium they need only construct a 2-meter or so high perimeter wall. So, how's it getting done? A couple guys here and a couple guys there, a little hammering and a little fastening together...:bash: There's no way they can make progress on this with half the original workforce, and from what a friend in the know tells me, it was usually the more skilled workers who were the illegal ones that would have left.

http://img.photobucket.com/albums/v663/Upandhi/dbbd886a.jpg

The MAG 218 site has just been surrounded with Mada'in hoarding indicating...?

Build progress... three weeks running and the perimeter wall around the top level of the podium is still coming up. Looks like a build rate of less than a floor per month.

26/Sept/2007

http://img.photobucket.com/albums/v663/Upandhi/64e95ab9.jpg

Sixteen days, progress? Notice the 2-meter high wall going up around the perimeter of the podium top. This photo taken on the 26th. On the 27th the blue hoarding around the structure has been replaced with white hoarding imprinted with Mada'in... new developer of the MAG 218?

10/Sept/2007

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^^ Actually MADA'IN are the developers of the (so called) T-shapped Shopping Mall complex between the towers.

^^I know that this is what we had been thinking since they began putting up hoarding around at least two plots in the area of 23 Marina and Al Seef tower, but what is odd in this case is that they have placed their hoarding around the MAG 218 site itself. I can understand these Mada'in labelled construction barriers being erected around any of the open plots on the tallest block, but to be put around the MAG 218, which had at one time MAG PDD hoarding, would seem to suggest that this development has been sold to Mada'in--which would also imply that any manner of redesign of the tower itself is also possible, especially since the main structure has not started to come up yet. This would explain the sudden slowdown in work since the podium has come up.

You could be right GoDubai it is a bit odd that happening but again it could just be a marketing thing by Mada'in and the reason for the slow down is something else or maybe a floor of the MAG 218 will be linked or part of the Mall.

I have seen a similar thing in the USA where the same floor from adjacent towers are linked together to make a food court area.

Somebody goofed...

The Mada'in hoarding has been removed--just a day after it was put up. I contacted the MAG PDD office and they said they didn't know anything about the hoarding and hadn't seen it. Whether my inquiry brought it to MAG's attention or whether Mada'in just realized their own mistake, it would seem that whoever was in charge of that task boarded up the wrong site. What a mistake--to wrap your signage around someone else's property!

Glad that's all it was. As for the slowdown, MAG did confirm that they lost a lot of workers due to the amnesty and are in the process of finding and issuing visas to new workers.

Somebody goofed...

The Mada'in hoarding has been removed--just a day after it was put up. I contacted the MAG PDD office and they said they didn't know anything about the hoarding and hadn't seen it. Whether my inquiry brought it to MAG's attention or whether Mada'in just realized their own mistake, it would seem that whoever was in charge of that task boarded up the wrong site. What a mistake--to wrap your signage around someone else's property!

Glad that's all it was. As for the slowdown, MAG did confirm that they lost a lot of workers due to the amnesty and are in the process of finding and issuing visas to new workers.



seems highly unlikely they would board up someone else's site, dont they have watchman or security. I think there is more and someone jumped the gun with the boarding before anything finalised. Lets hope it is a good outcome for MAG and owners, Do you thik it might be another Dubai Pearl ? :ohno:

^^ No, I don't think at all it would be anything like the Pearl, but there may be something to what you're saying. On the other hand I don't think site watchmen really know much about anything and would tend to take such a thing at face value.

It is plausible, I would think, that if MAG were given a very attractive offer they might agree to sell the plot, especially if most units have already been sold and they could not count on much additional income from sales. If so, the new buyer would likely redesign the project to add additional units (additional floors) on which they could reap profits with the higher selling prices at present. In fact, MAG 218 has no penthouse suites, so any redesign could add these and rake in oodles of profit. That said, this project is part of MAG's namesake. They are trying to establish the name MAG PDD as a reputable Dubai developer. It is for this very reason that they name their towers as such. MAG 218 is their biggest and most prominent project, even compared with anything they have in the pipeline. So, it seems highly unlikely they would abandon their strategy just to pocket a little more cash.

I think it's a genuine mistake and somebody has simply boarded the wrong plot. I work for a major Top 5 UK bank and a team of 30 people came in late one night to one of Regional Centres, said they were from Head Office, had no ID but said it was extremely urgent that they service our IT equipment - they left a couple of hours later and had nicked 30 PC's. Nobody knew who they were and the security had a right bollucking for letting them in the next day. :lol: Amazing but stuff like this does actually happen.

Morris, you don't work for Northern Rock do you? :runaway:

Morris, you don't work for Northern Rock do you? :runaway:

No I don't work for them, thank goodness. :)

http://i20.************/54a9lf.jpg

Don't appear to be any workers on site

GoDubai, do you have any compensation clause for the delay?

No, nothing at all. The contract says something like the developer has a grace period of 3 months or so, beyond the stated "completion date," and the completion date is described as "the date of completion as indicated by the developer at least one month prior to completion." Translation: the completion date is whenever the developer says it is. In retrospect I feel like an idiot for having accepted that clause. On the other hand, the agent, Asteco, said as far as the contract went it was take it or leave it.

That said, MAG is not too much delayed on their MAG 214 project, and they insist that by naming their towers MAG they are putting their reputation on the line.

Absolutely NO activity on site today - even my taxi driver was commenting about it!

Well I think they have already ruined their reputation.

What was the indicated completion date by the developer ?

Pre-launch in late 2004 it was to be late 2007. By launch in April 2005 the stated date was 1st quarter 2008. By mid-2005 (when my contract was issued) the estimated completion date was given as mid-2008. By late 2006 when the foundation was being poured the date was revised to mid-2009, where it stands at present. Presumably the developer is sourcing new workers. When and if these are found, you'll have up to half of the workers being novices--I would presume inexperienced, illiterate laborers from India. I think we're looking at 1-2 months additional delay (1 month has already been lost) while they find these workers and another 1-2 months to break them in--a 4 to 5 month impact. Add to that additional unforseen delays (inevitable, despite assureances to the contrary), and we're looking at an early 2010 finish--5 years from launch to completion.

So just before the Torch perhaps and 2.5 years late.

Few people on site this morning ... it hasn't been abandoned.

Sounds like a simple problem of no workers due to whats mentioned before. I suppose for the developer it was hard to predict this particular secanrio, as they just contracted the work they probalay had little idea half were illegal so to say.

Spot on. This is going to be a big problem in the coming few months, if it is not already.

Actually MAG would have known how many workers were illegal because they haven't contracted this project out. They are building it themselves. They may, however, not have bothered to find out how many of their illegal workers would actually take advantage of the amnesty, which would appear to have been nearly all of them. The illegal workers were also probably the more skilled ones. They are likely to be replaced with more of the unskilled variety since MAG will find they'll need to pay a lot more to sponsor skilled workers. They will end up gathering up a plane load of novices from one or two remote Indian villages, as surely those workers who left on amnesty are not going to turn around and come right back unless they're offered a good bit more.

another possibility is that MAG developers have now decided to hand the actual construction to a third party rather than use internal MAG construction which is finding it difficult to get workers. They are probably still negotiating and possible even Ma'dain were a contender to do the construction, and hence the boarding, just a thought!

I doubt this, really, as the whole idea behind establishing MAG Contracting in the first place was to maintain control over the project, especially costs. Apparantly, the intent initially was to find a contractor, but I believe they abandoned this idea due to the high cost and difficulty of sourcing one. It will still be cost effective for them to continue doing their own contracting. The cost in lost time is less problematic than shelling out big money to an outsourced contractor as they don't need to compensate anyone for delayed completion.

I don't see Mada'in stepping in to fill they void as they seem even more than MAG to be an upstart entity. On the other hand, while remaining the main contractor, MAG may seek to contract work from smaller sub-contractors.

4 workers plus crane op today on the top deck. Incomparison 23 marina jam packed with workers.

http://i20.************/54a9lf.jpg

^^ Just out of interest what level of MH is that picture taken from?

^^ if u need to jump off i 'll tellin u now ...:bash:

^^ Just out of interest what level of MH is that picture taken from?

37th floor. You'd break at least your legs :lol:

Worker on site says they are getting workers, some lined up at present in Calcutta, Delhi or someplace like that and others are being sourced across the sub-continent. Not much of a scoop, I know. By the way, on a technical drawing I came across recently, there is indication of a "floating slab" to be constructed above the podium. I would presume that this will be the primary base for the approximatly 60-floor tower to rise. That seems a little odd to me as I would have thought the tower's foundation slab would have been built below the podium. Can anyone (True Blue) provide technical commentary?

Also, MAG's own signage surrounds the plot again, as can be seen in Scoot's latest shot, while Mada'in's signage is now correctly placed around the empty plot between MAG and Pinnacle. So, it looks certain that Mada'in will be constructing the mall here.

If Mada'in can't even get the signage in the right place what hope is there for the Mall, they probaly find first empty site and beign construction and scratch heads saying this plot is not T shaped, oh well carry on we just need to build a Mall in Dubai.

Look at that sign it says Welcome to Dubai not realsing they are in Abu Dhabi and the sign is show that dubai begins there.

:)

is it possible they have bought the plot in front of TT-MH as well !?

Look at that sign it says Welcome to Dubai not realsing they are in Abu Dhabi and the sign is show that dubai begins there.

:)

Isn't anywhere in the World, the "Welcome to ..." sign is placed right where the ...'s territory begins?

^^ Yes for sure but my point was they so stupid boarding the wrong polt they probaly read the sign wrong.

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They're pumping concrete into the prepared vertical pillars today ... so still making some progress.

Good to hear. This project isn't stalled in a Lighthouse or Infinity sort of way. The pace of progress is just hampered by the previously stated reasons (illegal workers, amnesty, repatriation, etc.). But I would say that one month and counting has already been irrevocably added to the ultimate completion date. I don't believe this lost time can be made up for with a new workforce who, when eventually found, will be totally experienced. If there is any positive spin to be had, it would be that the new, green workforce will be bright and optimistic, perhaps enthusiastic about working during the cooling months.

MAG is putting up stall in coming cityscape show 16-18 oct 07. This might give some opportunity for clarification.

^^ try not to yell at them too much!!
although the pics do show minimal construction

thx scoot. the base is ready...now the tower itself can start to rise :). hopefully not as slow as marina pinnacle....

15/Oct/2007

MAG 218

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16/Oct/2007

MAG 218


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18/October/2007

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:sleepy:
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very slow progress....

i saw today only 5 workers...

24/October/2007

MAG 218

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Nice photos, Imre, Too bad there's no progress to speak of. They (developer) are working on getting new workers and I was told that they will be sponsoring some of those who were working for them illegally--a good thing as these would already have the requisite experience for this project. But it's soon coming upon a 2 month standstill. I have no idea when things will get back on track.

Maybe just call it quits and start charging people to park there. :lol:

This morning there are at least 20 workers on site so the situation is improving. Looks as though they are preparing to pour the first floor of the tower above the podium.

http://i20.************/zvzeoy.jpg

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^^^good pics there tractor, seems like it is back to work.

^^ Tractor? I think to many Beyonce and her clones are getting your vision blurred. :D

;)

Yeah wtf? :lol:

nice shots anyway :)
great to see some progress again. looks like they're ready to install the rebar of the floor.

31/October/2007

MAG 218

http://img256.imageshack.us/img256/9650/imresolt04zy9.jpg (http://imageshack.us)

02/Nov/2007

MAG 218

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09/November/2007

MAG 218

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C'mon, is this one on hold??

Can't see any progress the last months

23/November/2007

MAG 218 Tower

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Hi there,

i found this thread today and its a quite good source for information Thank you all so far.

I have got to sell a hole floor in the mag218 tower because of the bankrupsy of the germany owner.

The prize we thought about was 964AED/sqft inclusive all transfer charges. x 12036,32sqft= 11.600.000,- AED for all ten apartments.

Do you think this is regarding the delay in construction a accectable prize for the buyer an the creditors ?

Thankx

PS
there are 10 appartemts in the "Global Palm View" as well

That is an interesting/intriguing offer. The current delay, however, means that the tower will not be complete until late 2009. This is what the developer is now saying. This could easily slip into 2010. As to your price, I think it would depend on which floor. The price/value of units varies considerably depending on the floor. Could you let us know which floor it is?

28/November/2007

MAG 218

http://img110.imageshack.us/img110/4480/imresolt010uc3.jpg (http://imageshack.us)

http://img511.imageshack.us/img511/1509/imresolt057yt9.jpg (http://imageshack.us)

Of course, its the 10th floor. Should be ready sooner ;-)

Your price is to high for a whole floor in a second line tower,on a very low floor, in what is a super tall area.Bearing in mind you have a forced sale, I would expect to see a reduction of at least 20% on it.You might achieve your price if you sell units singular,but my guess is it could take a while.There are still units ava in the marina,in better towers at under 1000dir/sqft.

I'm no investor of note, but I would argue that there are factors in favor of a higher as opposed to lower price: The Mag 218 offers an unobstructed view on 3 of four sides even at lower floors. (That is, there is a gap of at least a road's width on 3 sides). The location is excellent--beside the Mada'in arcade, among the tallest block, right at the entrance/exit to interchange 5, along the tram route and a 10-minute walk from the Marina metro station. Finally, a whole floor offers some unique potential--one could perhaps operate the floor for short lets and even install a small reception desk. Or it could serve as a unified block of flats for company accommodation. I only wish I had the resources to make an offer myself.

Your quite right,as an investor your ideas can add value,but dont give that value to the seller.As a purchaser with cash to take out the deal,that needs to be tied up quick,you would want a larger margin to make it worthwhile.

^^ So you're saying the higher price belongs to a property that's nearer completion. In that regard MAG 218 is still 2 and 1/2 years off. One would have to sit on their investment for this amount of time, at least, before they could earn substantial profit. That said, for those who are willing/able to wait, MAG 218 will be a good investment. If the quality of the build holds up, it will be a great investment. IF THE QUALITY OF THE BUILD HOLDS UP. Off plan, this is the $64,000 question.

a)
You could sell the appartments once more. Why waiting for hand over if the prize is still raising?
b)
If you hold the floor the effect of bad views because of other towers won´t effect you that much.

All this is just speculation you don´t know the benefit unless you have sold them again - if youre able to do so on your own...

But where else can you buy 10app at once?
Ok, we got these other 10app in Global Palm View but they are located from 4th to 14th floor. (Better than all in 4th floor)

Well so far this a more generel view. More focused on selling a lot of appartments at one go. Is there a thread for such problems? ;-)

http://i10.************/8g3u0qs.jpg

Progress yes, but oh so slowly. There are supposed to be about 400 onsite by year end, but I'm skeptical. Probably it will be January of February end before that happens. Let's hope for 3 floors a week by March for a first quarter, April 2010 completion. Creep... creep... creep...

06/December/2007

MAG 218

http://img146.imageshack.us/img146/1964/imresolt036mk2.jpg (http://imageshack.us)

http://img138.imageshack.us/img138/6914/imresolt071ny9.jpg (http://imageshack.us)

http://img220.imageshack.us/img220/8586/imresolt070yq0.jpg (http://imageshack.us)

I am interested to invest in this tower - May some one guide me the prices and payment schedules for 1BR

^^ Not in this thread please.

More specifically, not in Altin's house please. He don't like no crap 'bout investin' up in here! Seriously though, it gets quite annoying. Like back when the Shoreline apartment owners and JBR residents kept talking about their payment schedules, utility charges, etc. (I think this is still going on, but I stopped reading those threads in detail, I just skim them for pics). Investors do, however, provide the majority of the pics once they visit Dubai to check out their finished apartments at handover, so be a little nicer Altin, we need them, especially to see interiors.

http://i12.************/6y4abtl.jpg

How many years this tower will take to finish? 5 years passed already!! and the foundations already 5 years old!!

More specifically, not in Altin's house please. He don't like no crap 'bout investin' up in here! Seriously though, it gets quite annoying. Like back when the Shoreline apartment owners and JBR residents kept talking about their payment schedules, utility charges, etc. (I think this is still going on, but I stopped reading those threads in detail, I just skim them for pics). Investors do, however, provide the majority of the pics once they visit Dubai to check out their finished apartments at handover, so be a little nicer Altin, we need them, especially to see interiors.

May I add to this, as an urban development fanatic and wannabe-dubai-investor, that I am just as much interested in the talk about the utility charges, snag fixings, etc. of recently delivered apartements, than in construction photos.
Experiences of the people who came before me provide very useful information! As you would expect from them, brokers and developers are usually smooth talkers who will not tell you the downsides of a project. Their marketing presentations always promise a glamorous lifestyle in pure luxury.
However, from the forums on Shoreline Apartments and Jumeirah Beach Residences, I learn that the newborn residents have to cope with unexpected service bills, cooking smells of the neighbors, noise, etc. Let alone the upstairs neighbor who threw his sigarette butts down on someone's balcony. Good to know that reality is more down to earth.
Keep posting these comments!

How many years this tower will take to finish? 5 years passed already!! and the foundations already 5 years old!!

Oh really, do you have a picture when they laid the inaguration stone 5 years ago? :D

How many years this tower will take to finish? 5 years passed already!! and the foundations already 5 years old!!

Who said 5 years? Construction started January 2006 and launch was April 2005. For the mathematically challenged, that is to date about 2 1/2 years since launch and about 2 years since construction started.

When all is said and done, 5 years post launch will have passed if there is a 2010 completion.

Hi Victor - if you can PM me with more deatils i may be interested in looking at your full floor

Who said 5 years? Construction started January 2006 and launch was April 2005. For the mathematically challenged, that is to date about 2 1/2 years since launch and about 2 years since construction started.

When all is said and done, 5 years post launch will have passed if there is a 2010 completion.

just check the number of pages of this forum and you will get it

06/December/2007

MAG 218

http://img146.imageshack.us/img146/1964/imresolt036mk2.jpg (http://imageshack.us)

http://img138.imageshack.us/img138/6914/imresolt071ny9.jpg (http://imageshack.us)

http://img220.imageshack.us/img220/8586/imresolt070yq0.jpg (http://imageshack.us)

Very poor concrete quality!!

just check the number of pages of this forum and you will get it

You don't know what you are talking about. MAG 218 was launched in April 2005, which is irrelevant to your false statement anyway that it has been under construction for 5 years. Construction began in January 2006--that is when piling work began. I know that for I fact; I was there and have documented it. What does the number of forum pages have to do with the point you're trying to make?

The pit was excavated to a substantial extent in July 2006 and pouring of the foundation began around November 2006.

By the way, what is your comment about the concrete based on? Would you care to qualify your area of expertise?

You don't know what you are talking about. MAG 218 was launched in April 2005, which is irrelevant to your false statement anyway that it has been under construction for 5 years. Construction began in January 2006--that is when piling work began. I know that for I fact; I was there and have documented it. What does the number of forum pages have to do with the point you're trying to make?

The pit was excavated to a substantial extent in July 2006 and pouring of the foundation began around November 2006.

By the way, what is your comment about the concrete based on? Would you care to qualify your area of expertise?

Sorry, but are you the developer representetive?

20/December/2007

MAG 218

http://img213.imageshack.us/img213/8932/imresolt077yz8.jpg (http://imageshack.us)

http://img265.imageshack.us/img265/8493/imresolt078fl5.jpg (http://imageshack.us)

http://img265.imageshack.us/img265/1319/imresolt083rl8.jpg (http://imageshack.us)

Sorry, but are you the developer representetive?

No, but I've been following this development probably even closer than the developer has. It is nice to see anyone's observations, but I think one needs to differentiate between speculation and statements that can be made from a position of expertise or authority. Like the concrete wall on the podium, it doesn't look pretty but I think it would take someone with technical knowledge of such things to say anything about the quality. If True Blue happens upon this thread he may be able to offer some insight.

http://i4.************/81ge2c4.jpg

04/January/2008

MAG 218

http://img148.imageshack.us/img148/7279/imresolt073xo5.jpg (http://imageshack.us)

http://img167.imageshack.us/img167/8486/imresolt074zy4.jpg (http://imageshack.us)

http://img167.imageshack.us/img167/3793/imresolt080dp3.jpg (http://imageshack.us)

http://img167.imageshack.us/img167/2983/imresolt081dz0.jpg (http://imageshack.us)

Nice pics, Imre. Things are picking up but still a few months away, I'd say, from even a floor every two weeks. It's a very straightforward build--identical floor plates through the whole tower, all straight lines and rectangular rooms. This would suggest we'll eventually get to a floor a week.

This one surprises me - it doesn't have a slip-form core even though it is a simple design?!?

what do you guys think will be the handover date for this epic of a building.

Do you think it will take twice as long as to finish up with all the interior/exterior/electromechanical aswell?

I think it will be a thursday.

The developer is presently saying late 2009. My hunch is that it will be more like mid-2010. BUT, I have to stress that this tower is very formulaic in design, which may facilitate expedience. All 55 residential floors are identical. Even the non-residential floors (mechanical floors, community floor, etc.) have basically the same floor plate. There are only 2 apartment types--one bed and two bed. All rooms are rectangular. Fixtures in all 550 flats will be identical. So, basically, you build or fit out one floor, or even just each of the two unit types, and presto everything else is a matter of duplication. It's almost fool-proof, right?

what do you guys think will be the handover date for this epic of a building.

Do you think it will take twice as long as to finish up with all the interior/exterior/electromechanical aswell?

Not before its 10th birthday!!

18/January/2008

MAG 218 Tower

http://img338.imageshack.us/img338/917/imresolt086jv4.jpg (http://imageshack.us)

http://img211.imageshack.us/img211/96/imresolt089se6.jpg (http://imageshack.us)

http://img259.imageshack.us/img259/7199/imresolt134us8.jpg (http://imageshack.us)

Things are looking better with regard to MAG 218 progress. I'm not sure of the rate, but it is rising, now up to the ninth floor, having risen 5 floors above its podium since...? Still, it isn't progressing at a rate that might be considered impressive. Considering, as I've sometimes pointed out, the simplicity of its design, one would expect even greater speed.

A new question: When one compares the structure of the MAG 218 with that of 23 Marina (http://www.skyscrapercity.com/showpost.php?p=17784439&postcount=516) one sees giant thick colomns rising at the core and perimeter of 23 Marina, but in the MAG, such thick, heavy-cast columns appear to be missing. Can we assume that the Mag's support is being more evenly distributed throughout the structure of the tower? And if so, is this related to the fact that tower follows a consistent, evenly proportioned floorplate throughout its entire structure? Or, is the stabillity of the structure something to be concerned about?

True Blue?? Anyone else with technical expertise??

http://i27.************/1enwo2.jpg

Nice to get a different perspective. MAG is up to its 10th floor now, including the above ground podium floors. I like the symmetry of the structure as it goes up. I think it will have an elegant simplicity when complete, in contrast to the really convoluted look of Al Seef Tower behind it. If Al Seef were alive it would have a real identity crises.

01/February/2008

MAG 218 Tower

http://img240.imageshack.us/img240/6518/imresolt073vk2.jpg (http://imageshack.us)

http://img219.imageshack.us/img219/6717/imresolt074md9.jpg (http://imageshack.us)

slow progress i think mid of 2011 is good time to finish this tower..

Onsite workers say the planned pace is one slab (e.g. one floor) per week, and it looks like they are working at this pace at present. Concrete for each slab can be poured without fastening the form work--so, a kind of slip form without all the bright yellow siding?

Anyway, at that rate MAG 218 will top out in Jan/Feb 2009. But between now and then anything could happen, right--steel, concrete prices rise, shortages of this and that. At least the labor issue seems to have been sorted out. 250+ workers now--150 on day shift and 50+ at night. It's now floor 12 above ground and rising.

I agree with godubai, progress is picking up now.

For those who missed Imre's update on Flickr:

http://farm3.static.flickr.com/2195/2266016611_af0a55ccc0_o.jpg

Approx 2.5 floors per month, need to improve!!
Good camera angle, thanks.

My feeling that this project suffered due to lack of proper contractors, likes of DCE or Arabtech. MAG would have saved substantial money by having inhouse contractor but we see the end result!!
Somehow the initial floors do not provide a feel of 66 storey tower or so, look at torch or 23 marina massive structure, really impressive.
I am an investor and particularly disappointed after watching so closely this progress. A brief chat with developer does not show if they have serious concern, for them the price has appreciated since launch so investor should be happy. I do not buy this logic. The happiness comes when project done with right quality and on time.
curious to know what other investors feel.

I'm not an investor but progress to me looks no worse than what DCE have achieved so far at 23 Marina and the Torch.

I am less concerned on the point you raise. Your concern speaks of a design issue, whereas the fact that construction is not being done by a well-established contractor is a build issue. The architect and design consultants on the tower seem to have been reputable and well-established, so I think we can have faith in the structure's design.

As for the ultimate build quality, you do have a valid point in pointing to the inexperience of MAG's self-styled contractor. Even on that point, however, I take some consolation in the fact that the tower appears to have a very simple and straightforward design, thus removing some element of complication in the build process. So, presuming this apparently simple design is a good one, which I do, then proper execution of the build should be quite possible, even with a less experienced builder. Also, as I have stated before, if you can build one floor right, then getting the rest right should be pretty easy since the floors are mostly identical right up to the top.

There may still be build issues due to the inexperience of the contractor and due to the fact that rising build costs may lead the developer to cut even more corners. But again, if the design is a good one, these should not end up being fundamental structural issues.

On the meaningless of the developer repeating the mantra of a rise in values, I agree with you that that is meaningless babble. The so-called rise in values that the refer to is a very general phenomenon and has nothing to do with the unique value or lack of value of this particular property. You can't really talk about value until the tower is complete and can be judged for what it actually is.

Thanks godubai, your reply echoes my sentiments. You see the piling was given to a professional contractor and was done within reasonable time. I do not know how this self styled contractor going to manage entire construction. Is something we can do at this stage to bring developers attention?

Had been to site, some updates for investors,
-mock up flat coming up at 1st floor facing marina, likely by 1.5-2 months time.
-rooms look quite spacious as expected ,master bathroom is bigger than expected, even kitchen not bad.
-work going on several fronts, hvac, electrical
- parking area also looks spacious
-the builder target to do 3 floors per month.
-block work minimum in this tower, mostly Al and glass cladding
-majority materials already procured
-at this pace, completion end or before 2009 looks possible, note that there won't be big gap between structural completion and final finishing, reason being fast tracking of several jobs, material in place, similar construction, minimum block work etc.

Things appear to be quite positive at this stage.

That's a good report, especially the news of a show flat. This is something the developer has done before with MAG 214. It's a good way to build investor confidence, who won't have to wait until the tower is finished to see the actual quality of materials. This sets a standard that the developer thus commits itself to meet on every unit. Actually, with MAG 214 I was not so impressed with the interiors, but that's not to say that it wasn't done according to specs. The specs may just have not been very good. The specs on MAG 218 are supposed to be higher.

The other good thing you mention is that "majority of materials already procured." If truly the case then the developer won't be hit so badly by upcoming rise in materials cost and so won't need to cut corners.

If MAG 214 is anything to go by, the show flat there was two or three months later in coming than promised, so we still might need to wait a few more months for the show flat.

if you think that you will live long,invest in this tower!!!

22/February/2008

MAG 218 Tower

http://img89.imageshack.us/img89/3042/imresolt007ix3.jpg (http://imageshack.us)

http://img337.imageshack.us/img337/1072/imresolt008tl0.jpg (http://imageshack.us)

http://img151.imageshack.us/img151/6049/imresolt037tx9.jpg (http://imageshack.us)

Thanks Imre!
The show flat visible on last photo, 2nd from left on 1st floor with partition wall. HVAC ducts also seen on majority floors.

Thanks for pointing that out Friendship. So that would be unit 109--a one bedroom. Can't wait to see it done.

GoDubai, where can i get the floor plans from?

MAG 218 Gallery (http://mag218gallery.blogspot.com/) or MAG 218 Tower (http://mag218tower.blogspot.com/)

Thanks GoDubai, im looking at buying here which unit would you recommend?

^^ I presume you're buying from the secondary market--or does the developer still have some 2-bedroom flats? The best units to get are the --09 (1-bed) units, because these are quite guaranteed to have an open view toward the Marina through the gap between Marina Heights and whatever tower eventually comes up between Marina Heights and the Torch. You'll have this view whatever floor you're on. So, if you're lucky enough to find a --09 unit, then that's the one to go for. Conversely --02, --03 and --04 (all 1-beds) should be the least desirable, as they will eventually face directly the tower that rises on this side of the MAG 218. This is the only side of the tower that will be near to any adjacent tower, while the other three sides all will have a reasonable gap. If on a low floor it may be quite nice to look out over the upcoming Marina Arcade's glass canopy and tree-lined rooftop. For this, you'll need to have a --10 or --01 (both 2-bed flats).

The tower is at the 14th floor now, while it was at the 12th just two weeks ago. So the slabs seem to be going at a pace of one per week. There are reportedly 400 workers on the site at present, divided between day and night shifts--probably something like 300:100. Apparently, two show-flats are being prepared on residential floor 1--a one and a two-bedroom flat.

The developer has a revamped website which includes much better construction update photos than before:
MAG 218 Construction Progress (http://www.magpd.com/218under.htm)

07/March/2008

MAG 218

http://img219.imageshack.us/img219/8789/imresolt140xg4.jpg (http://imageshack.us)

Any ideas what the current resale price is for a 1 bed apt between 7-800 sqft? I want to invest in something in the marina, but have a limited buget, therefore need to buy off plan or early-ish phases of construction. Any ideas ? Thanks

underconstruction like mag might be AED 1-1.3 M, in tall towers above 1.5M.
You may check website of better homes, landmark prop.

http://i30.************/53v2p2.jpg

Going up a lot faster now, thx for the update scoot68!

Yes, thx. In what floor we are???

This could be 10 or 11 floors if you leave floor above podium which is technical . 9 floors in approx. 3 months, not bad.

Great progress on the show flats. In fact, by the looks of it there might be an entire show floor.

As at 5th April:

http://i28.************/156thu9.jpg

cool, first facade :cheers:

That's part of the show flat, and a sign of the developer's confidence in their product. Most, if not all, units have already been sold, but the developer still wants to prove that they intend to deliver what they have said they would. It will be great for investors to see in a matter of weeks what the final interiors will be like--still two years ahead of project completion.

more to do with unsold units and still no gurantee the final fit-out in 2-3 years will be exactly the same. A simple excuse could be can't get the same supplies now - discontinued!

^^ Most of the units in MAG 218 were sold out some time ago. The 330 one-bed units have been sold out for at least a year or two and there was only a small percentage of 220 two bedroom units available. What's being sold now is largely on the secondary market. So, it seems the developer's intentions are genuine.

http://i28.************/1z735av.jpg

So what has been burning on the ground floor of the building?

http://cyril.amtex.nl/skyscrapercity/23.jpg

I hadn't noticed that. It may have been a fire, but the burn area seems too small to have been the building itself burning. It looks more like something was burning there--no idea what--and the smoke from it stained the concrete.

Could be residue from a generator, pump or something. There is one on the Torch site which emits foul black smoke at regular intervals.

^^ That's exactly what it was. The generator was there, and has been moved. By the way, the cladding will start going up on this tower soon.

http://i31.************/ip1rp1.jpg

http://i32.************/1zl9i7q.jpg

http://i28.************/28a0ojm.jpg

http://i31.************/2m83w42.jpg

Nice shots. Good progress. Show flat due to be ready in June or July.

http://i26.************/3146rlt.jpg

http://i25.************/mmu8e9.jpg

http://i27.************/rbmwb7.jpg

http://i28.************/2zdr48y.jpg

http://i26.************/ofvwut.jpg

http://i29.************/2v2e9lh.jpg

Wow- Glass going up. Nice colour too.

A worker died today falling from the 13th floor. Very sad.

Oh, that's very sad. How did you know this news, and when did it happen?

Confirmed. The worker, from West Bengal, was working on the safety net being erected around the 13th floor, when he fell. If anyone is interested in offering condolences to his family, please PM me.

^^ May his soul rest in peace and condolences to his family.

Hope the victims family get a little compensation from the owner of mag.

My MAG 218 model is finished, rendering the thing takes ages so I hope I can post those pictures in the evening (if it's ready by then). Here the tower unrendered. Hope you guys like it!

http://i27.************/2s8g1zc.jpg

Looks excellent. What do you mean by rendering? Can you render a view from the top of Mag toward the (blocked) view of the Marina?

^^ Nope, by rendering he means to use a proper program to make the image with reflections, etc.

I would be interested to see the view from Mag 218 towards Marina Sky Towers.

I would be interested to see the view from Mag 218 towards Marina Sky Towers.

Unless we know what will go between the MH and the TT, the result would be unrealistic, kind like some promised views elsewhere nearby.

Cladding is coming on really fast :banana:

http://farm4.static.flickr.com/3264/2576391525_130d4b5d2c_o.jpg

http://farm4.static.flickr.com/3031/2577221680_0ce948b167_o.jpg

http://i30.************/2cpyn11.jpg

Rendered pics of MAG 218 tower

http://i25.************/1zquayr.jpg

http://i30.************/5fg2t3.jpg

http://i27.************/3322e78.jpg

http://i32.************/2rz31h1.jpg

http://i25.************/11sf1xi.jpg

http://i31.************/1239vu8.jpg

http://i27.************/1694tmt.jpg

Hope you like it :)

That is super. I wonder if by your renders you can determine the height of the tower to the top of the water structure on the roof and then the top of the antenna. The architectural drawings indicate a height of about 220 meters to the ceiling of the top floor. I can't imagine that the tower can then reach 275 meters as indicated for the total height. My estimation is 250 maximum to the top of the antenna.

One more thing that I would comment on with regard to the render. The top portion of the tower, up to the top floor, will have glass windows, similar to those that go up the center of the tower. I think the diagnoal bars as shown in your render might suggest something different.

In my model the roof structure is 40 meters high, if you add that to 220 you get 260 meters. I don't think the spires will be another 15 meters larger. But my model isn't THAT accurate. I just model with a floorplan and an official render. I don't have any architectural drawings.

About your second question, the darkblue part of the tower on the top with the diagonal bars are also windows in my model. The official render showed diagonal bars and a glass colour a little more dark then the rest of the tower.

The apartments on the corner looking down left-hand side of MHT will have great Marina Views looking at Marinascape which is one of the nicest bldgs to look at I reckon.

http://i27.************/1694tmt.jpg

One of the nicest things about this tower is all the steelwork at the top. It's kind of unique and adds something interesting along with all the glass toward the top. There was an old render where the top was just squared off. The arched steelwork makes all the difference.

D-Addiction, you did the balconies as well with steel bars--which seems a good match for the tower's design. But I think the real thing has those plexiglass panels around the balcony.

Somebody know if there will be some lighting effect during the night?
As for grosvenor house, should be beautiful a blu light, as for the glass.

http://i31.************/2gw6ro5.jpg

hmm... did some construction worker throw up against the glass wall on floor 6? :S

http://i29.************/9kuw69.jpg

http://i27.************/2ywabn6.jpg

I've noticed that they using aluminium profiles & gipsum panels to separate the rooms instead concrete bricks...
Am I right?

Yes

Isn't it poured, reinforced concrete that is separting one unit from another and some of the interior rooms (in the 2-bed units), which by the way provides the main structural support for the tower? The gypsum walls, it would seem, are being used only to partition rooms within units--which is not problematic I would think. Can anyone confirm whether gypsum walls are capable of providing adequate sound insullation?

Aluminum appears only to be being used on the exterior as cladding, while the interior facing-wall would appear to be gypsum. Similarly, is this capable of providing adequate heat insullation?

I live in an apartment with gypsum partition for inside partition. Its difficult to comment on sound insulation since within the aparmtment you do not have a sound proofing system even with concrete walls.
With regards to heat insulation, not sure which gypsum wall face building exterior, I suppose its all concrete and Alum. cladding. If its kitchen, then I do not think any problem.

If you look at where the cladding is being applied, it appears that the exterior is aluminum, then there is an air gap, and then you have a gypsum wall. This forms all of the exterior except for where you have double-layered glass panels. The rooms are either living rooms or bedrooms.

[QUOTE=GoDubai!;22617004]Isn't it poured, reinforced concrete that is separting one unit from another and some of the interior rooms (in the 2-bed units), which by the way provides the main structural support for the tower?

Yes

Isn't it poured, reinforced concrete that is separting one unit from another and some of the interior rooms (in the 2-bed units), which by the way provides the main structural support for the tower? The gypsum walls, it would seem, are being used only to partition rooms within units - which is not problematic I would think. Can anyone confirm whether gypsum walls are capable of providing adequate sound insullation?
I'm sure not.
Look, here in the Greens walls are very thin (i think) so that you can hear (some times) how couple from next apartment making luv...
... and vice-versa... :lol:

16.07.2008

Pic from MisterMark :okay:

http://i35.************/156y4vn.jpg

http://i33.************/s1lwee.jpg

Nice view of tower, thanks Scoot.

MAG 'delivers promise' again


Posted on Sunday, 27 July 2008


Owners of residences in MAG 218 Tower in Dubai Marina given opportunity to view show-apartments 18 months prior to completion.



Owners of apartments in the MAG 218 Tower in Dubai Marina will now be able to view one and two-bedroom residences at least 18 months prior to handover. Built by MAG Group Property Development, the show-apartments are fully tiled, complete with built-in kitchen units & white goods, bedroom wardrobes and bathroom fixtures.

The MAG 218 residential tower which consists of 555 apartments spread over 66 floors will be completed within schedule in December 2009. The entire building which is being built at a cost of more than AED 450 million was sold out within months of its launch.

Mohammed Nimer, CEO of MAG Group Property Development, commented, "The reason we wanted to present show-apartments now, even though we cannot handover for another 18 months is quite simple. We have built-up an enviable reputation for delivering on time, on spec' and on budget. By allowing owners to view the quality of finish now, underscores our commitment to delivering our promise."

The tower comes complete with below and above ground parking, BBQ area, swimming pool and Jacuzzi, a gym, ballroom, TV room and an outdoor terrace. The top five floors feature a full glass exterior, which afford spectacular panoramic views of the Marina, Palm Jumeirah and beyond.

The MAG 218 Tower is one of several competitively priced buildings being developed by the company aimed at the mid-range market and appealing to Dubai's burgeoning middle income families. In April, MAG began the handover of more than 300 apartments at the 43-storey MAG 214 building in the Jumeirah Lakes Towers development on Dubai's Sheikh Zayed Road.

"Again this development was delivered as promised," added Nimer, "This is not just feel-good PR it's an integral part of our corporate culture."

Other MAG developments are at various stages in the building cycle across the residential, commercial and industrial spectrum in a property portfolio in excess of AED3 billion ($817 million). The company is a regional industry leader in establishing business ethics embracing sustainability and communicating transparently.

Here the lastest update for MAG 218

http://www.magpd.com/218under.htm

Pleasant views

http://i37.************/2nvt4o.jpg

Can't wait to see the show flats. I think I will be disappoined--that is it doesn't seem that it will really be up to the specs shown in the catalog. But at least owners will get to see well in advance what is actually coming rather than facing that surprise at handover.

^^ What makes it impossible for the final product to differ from the show apartment?

^^Well, the whole point of the show flats are to provide indication to buyers of what the final product will be--to instill a bit of confidence while one waits endlessly for handover. It isn't to sell units as the developer had mostly sold out a long time ago. Why would the developer risk more heat by displaying a show flat as a model and then turning around and not delivering? If it were inclined to do that, the developer would not bother with a show flat in the first place.

^^ Wait and see ... and take the ever-increasing costs into consideration. ;)

The show flats live up to expectation. Quality in materials, quality in workmanship and quality in design are all there. Apparently, however, it is not a match to the catalog specs. There has been a general interior design remake is how I would explain the variance from the catalog--rather than any sacrafice in quality. The original specs indicate a blue steel-grey, new contemporary design. The actual design, however, is brownish-tan, late classic. Once this design change is factored in, one can see a relatively high standard maintained in the corridors (overall), the flooring throughout, the doors and counter tops in both kithchens and bathrooms. Wall work on the interior of flats appear satisfactory, with a nice touch of cornices in the living room ceilings (only). Built-in wardrobes and cabinets throughout are of uniform design and of average (i.e. satisfactory) quality. Kitchen/bathroom fixtures are also average (i.e. satisfactory). The provided white goods and general kitchen layout is average (i.e. satisfactory).

What is rather impressive are the full-wall window layouts in the two-bedroom flat living rooms and the one bedroom flat living room and bedroom (only in the __08 numbered flats). The master bathrooms have excellent fixtures and sanitary ware (above standard quality), excellent design, layout, color-scheme, etc. One won't be at all disappointed with the bathrooms or powder rooms, also having above standard sanitary ware.

Overall? What must be recognized is that MAG 218 is classed an "affordable" as opposed to high luxury property. By this standard the interior work--design, build and finishes--appear to rate high. On a scale of above standard = 5 and below standard = 0:

master bathrooms overall = 5
master bathroom sanitary ware = 5
living room in 2-bed flat = 5
living room in 1-bed flat (--08 units) = 4
external corridors overall = 4
floor-to-ceiling windows = 4
main entrance door = 4
kitchen and bath counter tops = 4
flooring overall = 3.5
all other rooms overall = 3
kitchen appliances = 3
interior room doors = 3
cabinets and wardrobes overall = 2.5
interior walls (finishing) = 2.5
gypsum ceilings = 2.5
other windows = 2.5
false ceilings in units = 2.5
fitted light fixtures = 2

(I was not able to view the balconies very well as work was in progress.)

I'm hard pressed to rate anything below average, while overall I would rate the entire experience (exterior corridor and all interiors) as a 3.5.

any photos, godubai!?

http://i38.************/2zgvqxc.jpg

I can tell u already that the upcoming finishes / show flats in this building and or other ones in Marina are so much better. I went for an inspection to Greens Community West where they paid almost 6 million for a villa. Oh my god it was so bad and for the price they paid, they got worse finish then Marina apts. The kitchens look so bad and the bathrooms fittings look like they were bought from a seconds shop...

So MAG and the Marina buildings are much much better.

http://i38.************/24vjjgn.jpg

C/U 31/08/08


http://i34.************/20hws4j.jpg

some pics of a show apt on residential level 1.

[img=http://img355.imageshack.us/img355/2610/dsc02194ks1.th.jpg] (http://img355.imageshack.us/my.php?image=dsc02194ks1.jpg)

[img=http://img253.imageshack.us/img253/6057/dsc02195sb5.th.jpg] (http://img253.imageshack.us/my.php?image=dsc02195sb5.jpg)

[img=http://img356.imageshack.us/img356/602/dsc02196sf0.th.jpg] (http://img356.imageshack.us/my.php?image=dsc02196sf0.jpg)

[img=http://img356.imageshack.us/img356/7987/dsc02198zm3.th.jpg] (http://img356.imageshack.us/my.php?image=dsc02198zm3.jpg)

[img=http://img383.imageshack.us/img383/7021/dsc02199iq9.th.jpg] (http://img383.imageshack.us/my.php?image=dsc02199iq9.jpg)

[img=http://img365.imageshack.us/img365/5392/dsc02200ha5.th.jpg] (http://img365.imageshack.us/my.php?image=dsc02200ha5.jpg)

Hallo, when do you thing that the hight apartment (45-50) are ready to move in?? ENd of 2009? Before?? After??
thanks. bye

2011

probably 5 or 6 months before the Torch so towards the end of 2010.

mid 2010

http://i37.************/2128p5c.jpg

:okay:

http://i38.************/2infh2.jpg

:okay:


http://i35.************/v4xg85.jpg

It's really progressing--good to see. I have been told that interior work is progressing simultaneously. Units are then being locked when finished as work progresses on others. I have no independent confirmation of this, but if correct it would mean that structural, external cladding and interior work are all proceeding in tandem. That bodes well for a timely completion.

That said, things have slowed down a little at the current levels which consist of community/hall gym (one level) and mechanical rooms (the next).

C/U 16/10/08


http://i35.************/2d1pcso.jpg

http://i33.************/2vbleuo.jpg

http://i38.************/9gkkf5.jpg

http://img151.imageshack.us/img151/6315/helicoptertour01nov0807yt0.jpg (http://imageshack.us)
http://img151.imageshack.us/img151/helicoptertour01nov0807yt0.jpg/1/w1600.png (http://g.imageshack.us/img151/helicoptertour01nov0807yt0.jpg/1/)

Dont forget to update Little MAG! ;)

http://img353.imageshack.us/img353/7570/imresolt005gk8.jpg

http://img152.imageshack.us/img152/3836/imresolt006dz0.jpg

http://img352.imageshack.us/img352/8231/imresolt007zl1.jpg

http://farm4.static.flickr.com/3163/3074173911_6c98302419_o.jpg

http://farm4.static.flickr.com/3137/3075007144_e9493ab25d_o.jpg

02/December/2008

MAG 218

good progrss, it would be the first completed at the tallest block,Marina Pinnacle is very slow MAG can overtake that.

http://img98.imageshack.us/img98/1025/imresolt015va0.jpg (http://imageshack.us)

Among the slowdowns and cutbacks in Dubai real estate, it's important to remember that some developments are continuing on schedule. One example is the MAG 218 residential tower in Dubai Marina that is now 75 percent complete having reached the 45th floor and on track to open in December 2009.

Rest of article. (http://www.realestatechannel.com/international-markets/residential-real-estate/alma-kadragic-dubai-uae-mag-218-and-mohammed-nimer-and-dubai-marina-and-mag-group-property-development-and-palm-jumeirah-moafaq-al-gaddah-europe-190.php)

[QUOTE=GoDubai!;28854726]Among the slowdowns and cutbacks in Dubai real estate, it's important to remember that some developments are continuing on schedule. One example is the MAG 218 residential tower in Dubai Marina that is now 75 percent complete having reached the 45th floor and on track to open in December 2009.

^^

Let's make....some months in 2010?