^^ Yes agree,

I also agree. December is always conveniently given as the month for project completions, which makes it seem more like people's natural tendency to speculate that things get done by year-end rather than being based any clear empircal basis.

While it is commendable that this project has been moving along at a good pace for a good year now, the article fails to mention that the orignial projected date of completion was 1st quarter 2008, for a project which was launched second quarter 2005--and not in 2007 as the article states. Even a 12-'09 copletion would still mean a near 2-year delay.

My bets are still on 2nd quarter 2010.

07/December/2008

Dubai Marina,tallest block

http://img156.imageshack.us/img156/5135/imresolt004qp8.jpg (http://imageshack.us)

http://img255.imageshack.us/img255/292/imresolt006lm2.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/9408/imresolt007bh2.jpg (http://imageshack.us)

Dec 8th

http://i37.tinypic.com/mmrjg8.jpg

http://i35.tinypic.com/119mss1.jpg

Wow. Excellent pictures. The facade looks modern and sleek. Once the fully glass clad top is done it should look quite stunning.

http://i44.tinypic.com/2noc2e.jpg

17/December/2008

Dubai Marina, tallest block

http://img168.imageshack.us/img168/4648/imresolt03hy6.jpg (http://imageshack.us)

http://img136.imageshack.us/img136/5830/imresolt04jq6.jpg (http://imageshack.us)

http://img95.imageshack.us/img95/8915/imresolt05aq1.jpg (http://imageshack.us)

http://img136.imageshack.us/img136/1659/imresolt06aj4.jpg (http://imageshack.us)

http://img150.imageshack.us/img150/574/imresolt14jg9.jpg (http://imageshack.us)

http://img301.imageshack.us/img301/4084/imresolt27ol8.jpg (http://imageshack.us)

19/December/2008

MAG 218

http://img186.imageshack.us/img186/3589/imresolt032ai3.jpg (http://imageshack.us)

27/December/2008

MAG 218 Tower

http://img355.imageshack.us/img355/3076/imresolt28iu8.jpg (http://imageshack.us)

http://img412.imageshack.us/img412/7324/imresolt29fr3.jpg (http://imageshack.us)

http://img68.imageshack.us/img68/6492/imresolt42sr8.jpg (http://imageshack.us)

http://img257.imageshack.us/img257/5623/imresolt26yw6.jpg (http://imageshack.us)

08/January/2009

MAG 218 Tower

http://img405.imageshack.us/img405/779/imresolt075zu8.jpg (http://imageshack.us)

http://img253.imageshack.us/img253/5651/imresolt076yp7.jpg (http://imageshack.us)

Just discovered the developer's website is no longer online http://magpd.com/ As construction on this tower is clearly progressing well I don't think it's an ominous sign. More likely an Admin screwup. Try the link and you get the message "This site has been suspended."

^^ It's working now. Sent the an emai which probably brought it to their attention. :)

I have to amend my words. It isn't really working yet. The homepage seems to be partially downloading and then the links not working.

Thanks Imre for excellent photos,
I agree that this might be 1st tower to be done in tall tower block.

When is this one completed?

Developer says end 2009. I expect mid-2010 as there are always snags at the end stage.

http://farm4.static.flickr.com/3257/3256044158_d1131e905b_o.jpg05.02.2009

From DD (today)
http://www.quetschluft.de/dubai/300_1356_qa.jpg

Looks like, cladding till first mechanical floors nearly complete. :banana:

15/February/2009

MAG 218 Tower

http://img4.imageshack.us/img4/4237/imresolt28ht9.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/5584/imresolt43jq9.jpg (http://imageshack.us)

http://img5.imageshack.us/img5/7889/imresolt48jo5.jpg (http://imageshack.us)

http://img258.imageshack.us/img258/8512/imresolt49xm6.jpg (http://imageshack.us)

Looking good! Although the cladding has slowed, it looks like the glass panels are getting fixed on again, on the SZR side. This tower is now at floor 52 counting from ground floor as 1. It has 11 more floors to go to reach the roof.

:omg: :okay:

This morning

http://i40.tinypic.com/a5hiqc.jpg

http://www.quetschluft.de/dubai/300_1949_qa.jpg

http://www.quetschluft.de/dubai/300_1936_qa.jpg

27/February/2009

MAG 218

http://img261.imageshack.us/img261/427/imresolt048.jpg (http://imageshack.us)

http://img261.imageshack.us/img261/7715/imresolt090.jpg (http://imageshack.us)

05/March/2009

Dubai Marina , tallest block

http://img16.imageshack.us/img16/7962/imresolt69.jpg (http://img16.imageshack.us/my.php?image=imresolt69.jpg)


http://img213.imageshack.us/img213/8724/imresolt80.jpg (http://img213.imageshack.us/my.php?image=imresolt80.jpg)

good progress here

07/March/2009

MAG 218 Tower

http://i43.tinypic.com/2uf9kqa.jpg

http://i43.tinypic.com/x360ro.jpg

http://i40.tinypic.com/23uq0t5.jpg

http://i42.tinypic.com/e18dwn.jpg

http://i40.tinypic.com/10sdw8z.jpg

08/March/2009


http://i42.tinypic.com/6tl4rk.jpg

http://i39.tinypic.com/vpvxh0.jpg

http://i41.tinypic.com/2ns5mbr.jpg

Developer says end 2009. I expect mid-2010 as there are always snags at the end stage.

Hello there! Can anyone please offer any advice please? We have the standard contract with Mag 218 and a mortgage with Amlak for our property at Mag 218. The repayments were based upon the original completion date of June 2008. However this has been delayed (as we all know!) until 2010..we've had no communication from Mag 218 since we purchased the flat 3 years ago. Obviously Amlak will be charging additional interest on the loan from the original completion date to the actual completion date. My question is, who is responsible for paying these interest charges?
I guess we should make an appointment to see someone from Amlak to see how much we will have to pay when the flat is ready (I imagine it will be our responsibility?)
Any advice gratefully received. Thanks! Lozza

^^ I think you're right. This will be an Amlak matter. In the standard contract there was no firm completion date mentioned. Are you sure that Amlak will be assessing interest charges? On the other hand, and quite worse, I have heard that mortgages on some projects were being cancelled--but I don't know specifically about MAG 2i8. In any event, I suggest you initiate direct contact with Mag, with the GM, Mohammad Nimer. He generally seems to be a reasonable person to deal with.

As of today (15 March) the tower is at 55 with 8 more floors to go. Imre's photos above of one week ago indicate progress at about a floor a week. So 8 weeks or mid-May should see this tower reach its top floor. Then with the roof feature remaining one might expect the tower to top out at some time in June '09.

^^ I think you're right. This will be an Amlak matter. In the standard contract there was no firm completion date mentioned. Are you sure that Amlak will be assessing interest charges? On the other hand, and quite worse, I have heard that mortgages on some projects were being cancelled--but I don't know specifically about MAG 2i8. In any event, I suggest you initiate direct contact with Mag, with the GM, Mohammad Nimer. He generally seems to be a reasonable person to deal with.


Thank you so much for your replay Go Dubai - (I am sure we have met you in Dubai as fellow Mag 218 buyers!). We are quite worried about the situation now. My husband will contact Mr Nimer tomorrow and I will post the reply on the site, as it may help others. Thanks again, Lozza

http://i44.tinypic.com/1oltsp.jpg

http://i40.tinypic.com/jkhy5h.jpg

Thank you so much for your replay Go Dubai - (I am sure we have met you in Dubai as fellow Mag 218 buyers!). We are quite worried about the situation now. My husband will contact Mr Nimer tomorrow and I will post the reply on the site, as it may help others. Thanks again, Lozza

My husband went to see Mohammed Nimer today who told him that they are not responsible for any interest charges from Amlak. He gave my husband a schedule of payments they have received from Amlak.
Amlak will set the rate for interest we will be charged.
He told my husband that the building will definitely be FINISHED by Dec 09.
I am really scared now about how much we are going to have to pay Amlak in interest charges - because the building has been delayed FOR SO LONG - thru no fault of ours. I think the whole thing is VERY unfair.
My husband is now making an appointment to see someone from Amlak.

I am living just opposite to MAG 218 and that building will never be handed over within 2009...despite the fact that they are really working day and night.

thanks for your update, lozza. yours may be a test case, i'm sure. loads of people of affected by the exact same thing.

Yes 2009 is impossible. At the current 2010 is likely. :cheers:

Yes 2009 is impossible. At the current 2010 is likely. :cheers:

Thanks guys - I should have said: Initially, at the meeting with Mr Nimer, Mr Nimer said
1. The building will be completed by approx November - year end latest.
2. Mag 218 advised Amlak of the postponements but Amlak wanted to keep paying (!) (they didn't consult us)
3. MAG agreed that delays have happened and original date was mid 08
4. Mr Nimer agreed that delays were not our fault and we should not have to pay.
5. He said the MAG and Amlak have to come to an agreement about the extra interest charges.
6. He will arrange a meeting between his CEO and Amlak to discuss who pays and let us know later this week (MAG may have to pay).

My husband then received an email (or fax) later that day with a schedule of payments that Amlak have paid on our behalf (all payments have been made except final 10% on completion. He said that we are responsible for paying Amlak the interest charges incurred.

These are the questions I have for Mag:
Why were they accepting the money when the building was not being built? (delayed).
What have they been doing with that money (and interest earned on it) in these delayed years?)
Questions for Amlak?
Why did they not advise us that MAG had told them building was delayed and to postpone payments?
Is it a possibility that RERA is 'holding ' the money (until the building is complete) as a protection for us the consumer? We will contact them.
There MUST be something in place that protects US. What if the building gets delayed another 5 years?? Would we have to pay the interest then??

Anyone who can advise, or if we can get more people who are in the same situation as us to contact us we can try and sort this out.
Many thanks to anyone out there replying. Regards

From what you have indicated Lozza, I would say the best approach is to continue to negotiate with Mr. Nimer on the possibility that they might either take responsibility for the interest payments or at worst use their relationship with Amlak to get them to drop the interest payments as the delay was not your fault. By negotiation I mean just being persistent in emailing and talking with Mr. Nimer and others in their office. Continue trying to explore different avenues. Every other week or so, send in a new email or visit the office. People do change their minds and find ways of doing things when others are persistent.

I agree with those who say 2009 is not possible. Even if the structure is complete by November/December, which itself would seem overly optimistic, there will be the inevitable delays of getting all the municipality related things in order. I think most people on the forum would say it is about a year between when a tower is complete from an external perspective, before people finally start moving in.

Thanks guys - I should have said: Initially, at the meeting with Mr Nimer, Mr Nimer said
1. The building will be completed by approx November - year end latest.
2. Mag 218 advised Amlak of the postponements but Amlak wanted to keep paying (!) (they didn't consult us)
3. MAG agreed that delays have happened and original date was mid 08
4. Mr Nimer agreed that delays were not our fault and we should not have to pay.
5. He said the MAG and Amlak have to come to an agreement about the extra interest charges.
6. He will arrange a meeting between his CEO and Amlak to discuss who pays and let us know later this week (MAG may have to pay).

My husband then received an email (or fax) later that day with a schedule of payments that Amlak have paid on our behalf (all payments have been made except final 10% on completion. He said that we are responsible for paying Amlak the interest charges incurred.

These are the questions I have for Mag:
Why were they accepting the money when the building was not being built? (delayed).
What have they been doing with that money (and interest earned on it) in these delayed years?)
Questions for Amlak?
Why did they not advise us that MAG had told them building was delayed and to postpone payments?
Is it a possibility that RERA is 'holding ' the money (until the building is complete) as a protection for us the consumer? We will contact them.
There MUST be something in place that protects US. What if the building gets delayed another 5 years?? Would we have to pay the interest then??

Anyone who can advise, or if we can get more people who are in the same situation as us to contact us we can try and sort this out.
Many thanks to anyone out there replying. Regards

Hi Go-Dubai and all
Thank you for your good advice. Will keep you posted. Regards, Lozza

03/April/2009

Marina Pinnacle and MAG 218

http://i42.tinypic.com/fckjl.jpg

09/April/2009

MAG 218

http://i39.tinypic.com/fyn1ps.jpg

http://i43.tinypic.com/2gvsgmo.jpg

http://i44.tinypic.com/5jvbew.jpg

http://i39.tinypic.com/2vjptg3.jpg

Hi Go-Dubai and all
Thank you for your good advice. Will keep you posted. Regards, Lozza

Hi
some one is trying to sell me unit in Mag 218 as ready to move in
is there any units been handed overas completed?
becuse this agent is saying he have key with him and inviting me to view
can any one confirm is this devalopment near Metro station?
pls reply ASAP
thanks
Mirpuri

Your agent or you are confusing Mag 218 with Mag 214. 214 is ready to move in and in near the Dubai Marina metro station in JLT.

Same developer as MAG 218 but was constructed by Trans Asia or Trans Arab contractor whereas Mag 218 is being constructed by MAG itself.

Hi
some one is trying to sell me unit in Mag 218 as ready to move in
is there any units been handed overas completed?
becuse this agent is saying he have key with him and inviting me to view
can any one confirm is this devalopment near Metro station?
pls reply ASAP
thanks
Mirpuri

14/April/2009

MAG 218 Tower

http://i41.tinypic.com/ncz97t.jpg

http://i42.tinypic.com/293cygo.jpg

17/April/2009


http://i44.tinypic.com/w0mlh3.jpg

19/April/2009

MAG 218

http://i43.tinypic.com/2nqs6wz.jpg

http://i44.tinypic.com/2jb65o4.jpg

http://i43.tinypic.com/nfm9z.jpg

I like the colour of the windows on this one.

What is being built in the empty space at the front?

http://i44.tinypic.com/1oltsp.jpg

Nothing at the moment.

No new news from Cityscape AD?

hopefully a park....need some greenery!

No new news from Cityscape AD?

nothing about that, maybe they will start when everything is finished around the plot:)

01/May/2009

MAG 218

http://i43.tinypic.com/28rp6dt.jpg

http://i44.tinypic.com/o524co.jpg

http://i43.tinypic.com/3442h77.jpg

http://i39.tinypic.com/32zm3x0.jpg

http://i43.tinypic.com/o87acj.jpg

15/May/2009

MAG 218

http://i39.tinypic.com/35lrx50.jpg

http://i40.tinypic.com/z70nd.jpg

The white facade will make this tower one of the best-looking in the entire Marina. Then why is the price per square meter at which these apartments are sold now, lower than most other homes in the area? MAG218 is one of the 'cheaper' towers.

If anyone has bought in Mag 218 and taken a mortgage with Amlak will they please contact me on lozza1958@hotmail.com. Thank you.

I think there are a couple of reasons why it's cheaper. From the outset it was marketed as a residence for mid-level income earners and didn't go with the luxury this, luxury that focus.

Secondly, when you look at the tower's build it follows a very simplistic pattern which probably keeps build costs way down. It's 55 typical floors, for example, are identical top to bottom and there only two design types--1 bedroom and 2 bedroom. In addition, everthing is rectangular and all flats are furnished identically with kitchen, sanitry fittings, flooring, etc. For that reason, I think from the outset the developer was able to plan on making a substantial profit even while keeping sale prices low.


The white facade will make this tower one of the best-looking in the entire Marina. Then why is the price per square meter at which these apartments are sold now, lower than most other homes in the area? MAG218 is one of the 'cheaper' towers.

If anyone dealt with Ravi Youssef from City Scape Real Estate in 2005 / 2006 and paid him money which was not forwarded to MAG as payment can you let me know? I paid 54k to him 20k of which he retained and now MAG are saying that I will still owe 20 k on completion. City Scape has closed but they where affliated to Engels and Voelkers. I have contacted them and there appears to be no progress.. Is anyone else in the same position...Any advice ?????

http://i41.tinypic.com/2rfwn4z.jpg

29/May/2009

MAG 218 Tower

http://i42.tinypic.com/b52tqo.jpg

http://i44.tinypic.com/2i7u882.jpg

Can anyone advise on how to open a bank account in Dubai to accommodate rent received from a tenantand expenses associated with the apartment if you are not a resident in Dubai?

This one is almost topped out is it? They're at about 60 floors now.

good news for mag owners, the handover might start by Dec 2009 according to developer (had brief meeting on progress).

05/June/2009

MAG 218 Tower

http://i39.tinypic.com/ifo1g0.jpg

http://i40.tinypic.com/281ho51.jpg

http://i40.tinypic.com/nqspwz.jpg

Can anyone advise on how to open a bank account in Dubai to accommodate rent received from a tenantand expenses associated with the apartment if you are not a resident in Dubai?

You can open a non resident savings account with emirates bank, you will need your passport and also your apartment contract.

Handover in Dec. 2009??? Not possible.

Why not possible? While I think the developer is being overly optimistic, at the same time I wouldn't think it isn't possible.

The claim is that interior works have progressed all along. The developer website posts a lot of images of heavy equipment. So, conceivably if everything is in place the exterior and interior could be completed within 6 months.

I am more skeptical about all the municipality activities being carried out in time. I think there is always a risk a project will be all complete and ready to go online but be held up by bureaucracy.

Experience shows that after the building topps out it needs around 12 months to complete... in July/August/September work will slow down anyway.

12/June/2009

MAG 218 Tower

http://i41.tinypic.com/14dq7ex.jpg

http://i42.tinypic.com/14l3m6d.jpg

http://i44.tinypic.com/29n6jok.jpg

http://i40.tinypic.com/e0lrvb.jpg

15/June/2009

MAG 218 Tower

http://img10.imageshack.us/img10/995/imresoltdubaiphotos068.jpg (http://img10.imageshack.us/i/imresoltdubaiphotos068.jpg/)

26/June/2009

MAG 218 Tower

http://i40.tinypic.com/2wdpp95.jpg

http://i39.tinypic.com/33opjph.jpg

http://i39.tinypic.com/2ur9ert.jpg

http://i39.tinypic.com/4sy4g3.jpg

02/July/2009

MAG 218 Tower

http://i44.tinypic.com/11hxc1k.jpg

http://i41.tinypic.com/o6lm5i.jpg

http://i39.tinypic.com/293g5md.jpg

Great Pics....Looks like we are nearly there. Has anyone been given a definite date of completion lately? Is December still likely? I haven't noticed that many MAG 218 units for sale recently and the one bedroom units I have seen are around the 800k mark. This seems very low. Is it a sign of the market at the moment? I wonder will the opening of the Metro in September increase the value of the units?

10/July/2009

MAG 218 Tower

http://i25.tinypic.com/o2phx.jpg

http://i31.tinypic.com/rwpcvl.jpg

http://i28.tinypic.com/122j0k2.jpg

How many floors to go?? Looks like topped out !

removing the protective layers has begun at the marina side

17/July/2009

MAG 218

http://i28.tinypic.com/2m6r8d5.jpg

http://i31.tinypic.com/rw83ux.jpg

28/July/2009

MAG 218 Tower

http://i29.tinypic.com/167v4oy.jpg

http://i31.tinypic.com/35n0bht.jpg

This one is defenetly topped out in my opinion !! What you think??!!

http://lh3.ggpht.com/_ZqK2vPa3OLw/SnffmgQx1wI/AAAAAAAAlTU/yE7TwBGDCgk/s800/ImreSoltDubaiPhotos14.jpg

07/August/2009

MAG 218 Tower

http://i26.tinypic.com/25t920k.jpg

http://i29.tinypic.com/2yyb3mc.jpg

http://i31.tinypic.com/m9cdw8.jpg

http://i25.tinypic.com/2yuzj0n.jpg

so close to topped out ...

14/August/2009

MAG 218 Tower

http://i26.tinypic.com/9zrn8p.jpg

http://i32.tinypic.com/52gax4.jpg

28/August/2009

MAG 218

http://i31.tinypic.com/eje6mv.jpg

http://i30.tinypic.com/2cfe2vp.jpg

Has anyone been given an idea of when handover will be?

04/September/2009

MAG 218

http://i26.tinypic.com/14c79g9.jpg

http://i28.tinypic.com/a0ew50.jpg

http://i27.tinypic.com/29596ap.jpg

so close to topped out :)

08/September/2009

MAG 218 Tower

http://i30.tinypic.com/aw97dd.jpg

http://i26.tinypic.com/24e42gk.jpg

11/September/2009

MAG 218

http://i25.tinypic.com/3090bvl.jpg

http://i28.tinypic.com/10f6gk3.jpg

Structure topped out here ?

it's a very clear in last Imre picture .

Change title please !

No spire?

When do you think that the owners can get into their apartments? when will be finished all, inside painting, furniture, pool, etc.???

Third Q of 2010 could be quite possible .

June 2010 is my estimate.

will it really take that long to finish out the building??????

So not before 10 month from now..... i hope they'll make a great work for the internal details and a great quality of materials for the hall, and for all the common parts....

I can't imagine this one is going to reach 275m, atm it isn't even as high as marina pinnacle and that one hasn't topped out yet.

18/September/2009

MAG 218 Tower

http://i25.tinypic.com/14smis0.jpg

http://i25.tinypic.com/9hng1v.jpg

http://i27.tinypic.com/21otym0.jpg

I can't imagine this one is going to reach 275m, atm it isn't even as high as marina pinnacle and that one hasn't topped out yet.

We need to see if they'll put up a spire or not though.

It never was going to be 275 meters. The architectural drawings indicate a height of about 220 meters at the ceiling of the top floor. There is no way that the rooftop elements were going to add another 50 meters. At most it will be 250 meters on completion. The developer, quoted to have referred to a height of 275 meters, would no doubt have been including the underground floors in the count. This tower has no spire, although it has 2 antennas. The developer mentioned 275 meters not counting the antennas, so clearly this included the underground structure. The Mag 218 should be listed as 250 meters, not 275.

As for completion of interiors, the first 35 residential floors have reportedly had their interiors completed months ago. Presumably most of the remaining 25 residential floors have also already been completed. This tower will not require 10 months to be fitted out. What remains is work on the podium, the two mechanical floors and the rooftop. I don't doubt that it will be finished in 1st Q 2010, and my guess is late January.

27/September/2009

MAG 218

http://i36.tinypic.com/bijokz.jpg

http://i33.tinypic.com/2vl7hn4.jpg

http://i38.tinypic.com/2ns82m9.jpg

I agree with godubai, should not take more than 4-5 months. This is also evident from the exterior of building and progress of cladding.

I think this was filmed end of August 2009, the last 10/15mins is about Dubai property and MAG developers are on there...

Aramex, Dubai Property and Bahrain Banking...
http://www.cnbc.com/id/15840232?video=1227800067&play=1

02/October/2009

MAG 218 Tower

http://i35.tinypic.com/oizwgi.jpg

http://i38.tinypic.com/6fshty.jpg

http://i35.tinypic.com/28swvb7.jpg

http://i36.tinypic.com/2rh2upw.jpg

http://i37.tinypic.com/6yfd04.jpg

09/October/2009

MAG 218

http://i35.tinypic.com/244pnig.jpg

http://i33.tinypic.com/nobu2o.jpg

Hello All !
There MUST be some investors out there with the same problem that we have; namely, the developer of this building is saying we will be up for extra interest charges (from our loan from Amlak - who just carried on paying the installments, without checking the construction was going ahead, and following the payment plan with the penultimate payment due June 2008) - because the building was delayed for 2 years!!! We do NOT agree with this and need to find some investors in the same situation as us.

Please please get in touch and give us some support - there simply MUST be more people facing this problem.
Many thanks
Lozza

Ok, we don't know, is the height of 275 meters correcto or not ! At the moment it looks not !!

Asked dargroup ! I hope to got response...

removing the outside elevator started

16/October/2009

MAG 218 Tower

http://i33.tinypic.com/rh51t2.jpg

http://i35.tinypic.com/e8a4pd.jpg

http://i37.tinypic.com/id97k1.jpg

Change to topped out !!

And delete the height of 275 m ! Defenetly not correct !!

it has not topped out yet, the roof feature goes higher than the concrete block in the middle of the tower.

http://i37.tinypic.com/29dzaxs.jpg

23/October/2009

MAG 218 Tower

http://i33.tinypic.com/5p0dnp.jpg

http://i35.tinypic.com/2qsq9he.jpg

http://i34.tinypic.com/2q3sxnm.jpg

http://i33.tinypic.com/2hojmv4.jpg

Took away the height because of the redesign of the top

I don't think it is a re-design. I expect the steel structure is yet to come. But even with the original design the final height will be 250 meters max--not counting the two antennas to rise higher.

The images below show a lot of additional work with steel and glass which will take the tower quite a bit higher.

http://photos1.blogger.com/blogger/7780/1220/1600/e.jpg
http://photos1.blogger.com/blogger/7780/1220/1600/b.jpg

If images not viewable you may follow this link: http://mag218gallery.blogspot.com/2005/12/exterior-views.html

30/October/2009

Dubai Marina , tallest block

http://i36.tinypic.com/dxzjsw.jpg

http://i36.tinypic.com/2q3y80m.jpg

now that the apartments are nearing completion does anyone have a confirmed finish date? Also what is the best way to rent out your apartment ...through an agent or privately? What kind of percentage do agents generally charge??

26/November/2009

MAG 218

http://i47.tinypic.com/znu59x.jpg

http://i48.tinypic.com/2ns44df.jpg

hello, can you help me?

how many appartament are selling in the mag 218?

do you think that mag has been a good investment?

the dubai crisi can damage the end of work ?

thanks

Is correct the date of febraury for the end of works?

29/November/2009

Dubai Marina tallest block

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^^ This is not an investment forum.

I think the previous poster is entitled to ask questions about the state of their investment and to ask other owners their opinion. All owners are naturally anxious about their investment in MAG 218 in the current climate. This is afterall a forum for MAG 218 owners to communicate with others...

I think the previous poster is entitled to ask questions about the state of their investment and to ask other owners their opinion. All owners are naturally anxious about their investment in MAG 218 in the current climate. This is afterall a forum for MAG 218 owners to communicate with others...


I would agree with this but would also say that we do not want to promote doom and gloom. Yes, when I bought an apartment in 2005 I was told it would be ready in 2007 and clearly I was naive, but now, thanks to Imre providing some absolutely amazing photographs of the site, I think we can be confident and excited that the site is going to be completed. Having enquired myself today, I was told that the block will be ready for occupation in the first quarter of 2010 and that we will receive paperwork a month in advance of this date in readiness to complete and occupy.

Not to drag this on too much, I think as the site is pretty well finished now, we are going to get the keys sooner rather than later - projects I suspect a third or so of the way will inevitabely falter and as supply begins to freeze, over time we will benefit with a brand new site and values will remain in the black. As someone planning to live in the block, I am very pleased, from the images supplied by IMRE, with the final product.

I am sure you will all agree - it is touching distance to the finish line!

04/December/2009

MAG 218 Tower

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What's with the top section?

No...

As everyone has probably noticed, there is no hard and fast rule (even though one is written). We will delete posts only if people start advertising apartments, etc. For some discussion it's fine.

the dubai crisi can damage the end of work ?

thanks
Don't think there's a problem here. The dubai crisis is with Dubai World specifically so unless the developers of this tower have their own problems then this will continue even if Nakheel declare themselves bankrupt tomorrow.


Is correct the date of febraury for the end of works?

Maybe for finishing the exterior but don't think so for handover

It looks like work is being done on the top section now to add all of that beautiful steel work. But it is a lot to be done--the steel wraps all around the rooftop and will rise at least double the height of the concrete block presently visible.

It looks fairly topped out to me.

^^ There's indeed steel works going on on top of the concrete.

http://lh6.ggpht.com/_WMh-KV-bVEU/SxzZoVGIfCI/AAAAAAAAHRA/ETLn4myLV2M/e.jpg

OK, here's the render of the rooftop. All that is there now is a square white rectangle hidden under the tall steel structure at center. What seems to be happening now is the steel wrapping around the white rectangle being constructed. If, indeed, this is being built to specs, a lot of work remains on the rooftop which will take the tower up another 10 or 20 meters in height. The glass around the lower portion of the steel work also remains to be added. This is a big job.

Compare:
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My guess is that we have the keys offered to us from April next year.

Those steel works on the roof will not take long, especially as it will probably be largely prefabricated/ built offsite. The window panelling does not seem to be a hefty job - I think the issue comes down to man power and pace/ project management in getting this finished.

So there is a chance it will reach 275m after all.

No, it won't reach 275, but possibly 250--excluding the antennas. The architectural drawings (which I have) unfortunately don't ascribe a final height. However, the floor level at the highest residential floor is labelled as 220 meters--and the typical per floor clearance is at less than 4 meters. Therefore, at roof surface we have about 225 meters. The extensive roof-top steel structure would appear to rise another 25 meters at the very most.

Faraz, I would agree that the steel structure could probably be put together relatively quickly--within a month or two.

So there is a chance it will reach 275m after all.

http://lh4.ggpht.com/_WMh-KV-bVEU/Sx1LgTCJ42I/AAAAAAAAHRc/iq0z10vPTv0/s800/dsc_2338a.jpg

5-Dec-09 progress at the top.

10/December/2009

MAG 218 Tower

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11/December/2009

MAG 218 Tower

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18/December/2009

MAG 218 Tower

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So not topped out then.

No, it won't reach 275, but possibly 250--excluding the antennas. The architectural drawings (which I have) unfortunately don't ascribe a final height. However, the floor level at the highest residential floor is labelled as 220 meters--and the typical per floor clearance is at less than 4 meters. Therefore, at roof surface we have about 225 meters. The extensive roof-top steel structure would appear to rise another 25 meters at the very most.

Faraz, I would agree that the steel structure could probably be put together relatively quickly--within a month or two.

So if the roof is about 225-226m, than it actually may reach that height. The white structure at the top looks easily four floors high, so about 14 metres I'd assume. That's 240 right there. The triangular structure may add additional 10 meters or so. 250. Extend the spires to 25m and you have 275. Ta-da.

Edit: I just read that you excluded the spires in your estimation. I was talking about the height to the tip.

18/December/2009

MAG 218 Tower

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So nice to see all the work going on up there. Thanks for the shot, Imre. But there is a whole lot more steel (or aluminium) that needs to go up there. It seems to be going slowly.

This is primarily for owners and future residents, but I have a Facebook group set up for MAG 218. Those concerned, please sign up: MAG 218 Community (http://www.facebook.com/group.php?gid=198427306377&ref=nf)

30/December/2009

MAG 218 Tower

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08/January/2010

MAG 218

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A huge difference now. Will look much nicer when it's done.

^^ Topped out

Yes think so !

This top, however, is looking very different from the one in the render. It is assymetrical, has a mosaic pattern to it, and there is no sign yet of the steel lattice work shown in the render nor the raised glass perimeter surrounding the base of the top. It looks like a redesign.

http://lh6.ggpht.com/_WMh-KV-bVEU/SxzZoVGIfCI/AAAAAAAAHRA/ETLn4myLV2M/e.jpg

Confirmation from a reliable source: the top is a redesign. No more of that artful ironwork. Instead it's the asymmetrical glass enclosed space with mosaic pattern. It is to be lit inside so it should create an attractive blue flute. The MAG 218 monicker will be somewhere there too in English and in Arabic.

I still much prefer the original design. Hate to see it go. At least we aren't left without a crown at all like the Marina Crown(less) tower.

hmmm I think I liked the old design. But well have to see how this turnes out I guess.

Has anyone been contacted in relation to a handover date? I was hoping to go over at Easter... am I being optimistic?

I think it depends on what floor your unit is. It seems handover will start with those on the lower floors and work its way up.

I don't know how long the process would take from start to finish. If all units were actually to be owner occupied it could take months. More likely there are some owners and companies owning multiple units and probably only a small percentage who intend to occupy their units, so this process could move along quickly.

Confirmation from a reliable source: the top is a redesign. No more of that artful ironwork. Instead it's the asymmetrical glass enclosed space with mosaic pattern. It is to be lit inside so it should create an attractive blue flute. The MAG 218 monicker will be somewhere there too in English and in Arabic.

I still much prefer the original design. Hate to see it go. At least we aren't left without a crown at all like the Marina Crown(less) tower.

Don't forget the timeless Time Place! Or the pointless Point(well maybe just a little one:lol:)

I was hoping for an Easter visit - also sort of reluctant to give the last payment until an inspection of the unit. All in all - I think Easter is realistic - do we know what the add on land registration cost is going to be yet - 1% or 1.5%? Communication by MAG is not the strongest from a company claiming to put their buyer's ineterst at the top of their list. Just pleased after five years its finally done - what a rollacoaster ride !

Five years, even 3 or 4, means the excitement of becoming a homebuyer has long since faded. Oddly it comes to seem that working and turning over half or all of your wages for a future promise is a normal thing in life.

Five, six, seven years... it starts not to matter anymore. :ohno:

I was hoping for an Easter visit - also sort of reluctant to give the last payment until an inspection of the unit. All in all - I think Easter is realistic - do we know what the add on land registration cost is going to be yet - 1% or 1.5%? Communication by MAG is not the strongest from a company claiming to put their buyer's ineterst at the top of their list. Just pleased after five years its finally done - what a rollacoaster ride !

15/January/2010

MAG 218

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I am told that the whole thing is 95% built and that previous threads were right to state that MAG PD are now waiting for the electricity to be supplied to the building- which oddly seems to be a mystery for anyone to know when this might happen?

With only a one month notice period being given for completion - I am worried that there is no consideration that some of us need a longer lead time to plan on coming to Dubai. Either way, I agree the shine has gone a long time ago and a hard lesson learnt.

22/January/2010

MAG 218 Tower

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This would appear to be the final shape. It should look good at night if it is lit up on the inside, but not sure about in the day time. It's too dark and without any distinction in the daylight.

Hi Godubai Have you any idea of when the handovers will begin..I am trying to plan my visit but dont want to end up paying huge money for tickets at the last minute!!! I have email MAG but no reply yet

Ardnataggle - MAG will not give a date - see previous email thread. They are citing that they do not know when the building will be connected with power and that although the building is 95% complete, you will only get one month's notice. I am in the same position as you - I want to book my flights in advance and avoid the Easter hike but to be honest I think we will end up knowing last minute. - I reckon May if we are lucky - but more likely June/ July at this rate although they claim in in the first quarter of this year but are vague as usual.

I agree you shouldn't book anything until you get confirmation. Isn't it possible to get Last Minute deals on flights? One more thing to keep in mind is that lower floors get handover sooner, so once the process actually starts you may be able to gauge when your turn might come depending on your floor.

Just to say I do not like the re-design on the top - looks misplaced. I would have preferred, if they were not going to stick to the original design, to just leave it flat roofed. Seems odd how it sticks out - maybe the end result will work - but for now, not that impressed.

Any chance to get some vertical pictures to see how the swimming pool area is progressing? - also internal reception pictures would be handy to see to :-P

I'm not a big fan of the top yet either but I'll reserve judgement until it's finished, as it could look nice if lit up at night.

I don't particularly like the asymmetrical design, but it would seem the reasoning behind it is that the high end faces Sheikh Zayed Rd. As a design feature this may not be well suited to the tower in the abstract, but it may make sense in regard to how the tower is actually positioned among the other towers and infrastructure layout.

Board and fence were removed around the plot , landscaping in progress.

29/January/2010

MAG 218 Tower

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Many thanks Imre for your usual updates:)
Looks like the handover might be March/April 10.
Power and registration formalities seems to be in progress.

almost done.

05/February/2010

MAG 218

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I like that top part. Would have been better if the entire roof was covered in something like that.

I think the top looks like a last minute cheap fix. It does not seem to flow from the main block and feels as if it is just an after thought - the top spire get 4/10. Hopefully we can have the keys for this place soon - although the main reception still looks incomplete and I wonder how much progress has been made internally and also on the swimming pool deck - hard to get a sense of how much has been completed - particularly internally.

Thought the same Imre !!

Almost !! 1-2 weeks to go !! :eek:

hi...someone have an idea about the price of an appartament in mag 218 now...or about the sqm value ? ....i bought a 2br at price 2500 dollars for sqm.....and..moreover..i`m a little bit scared...because ...lawyers in dubai tell me that mag developper are not a so serius developper (really ...they define mag with wery worse word ).....someone have ever had some problem whith them ? whith the payment of the installments? ....i`m an investor from italy and i`m not so sure to be an owner of an appartement after 90 % of installments payed:hammer::hammer

tyuuuuuuuuuuu for any answers

I partially agree with Faraz. It isn't anything like the grandeur of the original render. On the other hand, it could have been worse. At least some attempt has been made to do something stylish and we weren't just left with nothing. I'm still anxious to see whether it will be nicely lit up.

Interesting tidbit...

On the Du Telecom site they list the dates from which telephone/net services are available, including for individual properties and also including future, scheduled dates. The site indicates 8-April-2010 for the MAG 218 tower.

One can only speculate on exactly what this means. Perhaps it is a date supplied to them by the developer for when occupancy of the tower will begin.

1 day after my birthday you know GODubai!

I think May is likely when I see the key handed over - its close but not that close to completion - the reception looks unfinished and we have no idea what other internal work has yet to be completed.

Either way - I am just waiting for handover - as mine is in the 1-10 floors I am guessing that my number will be one of the first to come up!

Scaffolding was removed from the roof, done:)

Nice to know we have a "done" on this one. But it is awfully oblique the way Skyscrapercity moves its projects from their respective threads to the Complete thread. I'm quite sure that those who don't follow the threads very earnestly are unlikely to know what's happened.

I would suggest a couple of alternatives:

1) That instead of a single completed thread to house everything in the UAE, there instead be a Sticky completed thread for each category--say, a Dubai Marina Completed Projects, JLT Completed Projects, etc.

2) Just keep the threads where they are with completed in their headings. Afterall, why is Skyscrapercity necessarily just about buildings under construction. Even once complete, aren't they still skyscrapers?

Just a thought. I mean, it is mystifying when you go to the thread and suddenly the hot topic--like the Burj Dubai in its day--is gone. Then, only if you are already familiar with this idiosyncrasy in Skyscraper do you realize that you have to go hunting for the completed thread.

^^ When we move threads we have an option of creating a redirect. This is a link which remains at the original location for a specified number of days. This gives people time to get used to the new location. I always put something like a week for important projects and a few days or just one for less important. Whoever moved this probably just forgot to add one. I fixed this so now you should find a link in the marina section.

Maybe we should create undersections in the complete section !! What you think?

dear buyers,
when the handover will be?

regards

Marco

People from MAG told me that the handover should start in the beginning of April.

Sorry, but the roof as it is now looks totally retarted to what we have awaited because of the renders. I just hope they wont fuck up the roofs of Princess tower and torch.

12/February/2010

MAG 218 Tower

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I was looking forward at least to seeing the revised rooftop nicely lit up, but it seems this also is not to be. Instead, we have only the letters MAG 218 brightly lit up on both sides. It is a big scale down from the original, but considering the alternatives might have been nothing at all on the top or a much delayed completion, I am not going to complain.

Sorry, but the roof as it is now looks totally retarted to what we have awaited because of the renders. I just hope they wont fuck up the roofs of Princess tower and torch.

I saw the tower just 30 min before, all balconies lights ON , DEWA should be there.

Good info, Imre. Any idea how long between such inspections and a building being deemed ready for occupancy?

Can someone post night shots of the roof please?

Imre - any chance to do an ariel shot that looks over MAG 218 which shows how well the swimming pool floor is progressing at all - would be good to get a sense of what has been consructed/ completed at that deck level.

23/February/2010

MAG 218

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Hmm, I wouldn't call this completed yet.

24/February/2010

Marina 101, Marina Pinnacle, Sulafa Tower, MAG 218 etc..

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Imre, many thanks for taking those photographs - seems that some finishings are yet to be done from the great detailed pictures you have taken of the deck. Thanks again.

Has anyone received their completion date letters yet?

I have been told by someone working on the project that end of April is likely for official completion. Construction activity seems very much near finished and all that is left is Civil Defense inspections and "snagging" as it were by the developer--not to be confused with snagging carried out by owners before handover. All of this should be completed within a month, at which time the handover process might begin.

I HAVE BEEN TOLD something to this effect... this was not an official announcement.

Yesterday i was inside MAG218, checked apartments on 41 and 22 floors.
I can say that everything fully ready and not many snags to do.
What dissapointed me is Kitchen equipment (it's cheapest and ugliest) and sanitary ware it's also cheapest and ugliest.
Average quality of finishings are normal i can't say it is good.
Pool and pool area fully ready.
So end of end of april is realistic for Handover, but who knows how fast will be Civil Defence and others.
Kind Regards

any chance for some further updated shots of the development from the inside and also overlooking the swimming deck to see if things have progressed?

I am disappointed that as buyers nothing has been communicated about handover and its getting a bit silly now as the development does look completed and ready for occupation - the Easter period would have been ideal for overseas investors to come and complete and handover.

At this rate it will be another year before we get the keys!

Today I have received my handover letter - May 20th is the date I have got but will defer a week as I am unable to come over at that time - but the handover note states the need to pay the final instalment (fine) and send separately the payment for the service charge which ends May 2011 - this works out at 8553 dirhams a year which is probably slightly expensive for a 1 br but then we do have a pool to pay for I suppose!

gr8 news though! See you in May/ June!

what floor are you on?.. I am on 30th so am wondering are they starting from the bottom?

yes I am - I am guessing they are starting from floors 1-10. won't be long before they get to you on the 30th I suspect.

Got my handover notice a few days ago for my flat on the top floor. So either the total number of handovers is low, or they are not necessarily going floor by floor.

yes I am - I am guessing they are starting from floors 1-10. won't be long before they get to you on the 30th I suspect.

I have asked MAG when can I snag the appartment and they tell me I can snag on the handover date stated in my letter but the letter also says final payment must be made prior to handover. surely there would be no incentive to rectify problems of all the money is paid before snagging? Has anyone else done their snagging? Any advice??

MAG Group hands over AED450 million tower in Dubai Marina

Dubai-based developer completes 66 storey MAG 218 residential tower – all 555 apartments now ready for residents to move in

http://4.bp.blogspot.com/_MJP0UXD31gE/S--tuWHlUaI/AAAAAAAAr6k/c8fqtE7sO54/s400/2+MAG+218+officially+opens.JPGhttp://2.bp.blogspot.com/_MJP0UXD31gE/S--tuDJEv_I/AAAAAAAAr6c/qgZQIWX4fzA/s400/1+MAG+218.JPG

The MAG 218 residential tower, built at a cost of AED450 million and consisting of 555 apartments spread over 66 floors, is now complete and ready to be handed over to residents following the official opening ceremony yesterday (Saturday 15 May).

Commenting on the handover, Mohammed Nimer, CEO of MAG Group Property Development, said: “We have maintained a consistent vision, communicating transparently. We have stood by our strategy through thick and thin which has underscored our commitment to our customers and our confidence in delivering our promise.”

Almost 90% of MAG 218 tower was sold out within months of its 2006 launch, with many investors initially paying an average of AED750,000 – 850,000 for a one-bedroom apartment. Today, despite falling prices over the past two years, the apartments have still appreciated, on average by at least 10%. Indeed competitive rental returns can be achieved due to the realistic original selling price.

Due to MAG Group’s strategic pricing, more than 70% of the owners are end users clearly keeping speculators at bay. The typical profile of residents consists of young professionals in their early thirties and to date MAG Group has not received any cancellations whatsoever.

“So far we have not received any notices’ of cancellation, which in the current climate is quite remarkable. However it does highlight the sustainable demand for quality mid-priced accommodation,” said Nimer.

In terms of service fees, again through MAGme the property management arm of MAG Group, rates are very competitive at less than AED10 per square foot per annum.

“This which compares favourably with other developments in the vicinity,” said Nimer.

Full-floor show-apartments located on the first floor of the MAG 218 Tower were opened in June 2008, so that owners could check out the quality of the interior finish, plus other interior fittings such as lights, built-in kitchen units & white goods, wardrobes and bathroom fixtures.

“Frequent online photo-updates were also posted on to the MAG Group website to further reassure overseas investors,” added Nimer.

The tower, which comprises 333 one-bedroom apartments and 222 two-bedroom apartments and six retail outlets, comes complete with 572 covered car parking spaces and an outdoor Olympic sized swimming pool. The top five floors feature a full glass exterior, which afford spectacular panoramic views of the Marina, Palm Jumeirah and beyond.

A dedicated recreational facilities and community floor houses a state-of-the-art gym, event and dining hall, TV room and an outdoor terrace.

The residential tower is strategically located close to all of the facilities in Dubai Marina and only five minutes’ walk from Dubai’s Internet City and Media City. The tower also forms an integral part of MAG Group’s development strategy to construct competitively priced buildings aimed at the mid-range market and appealing to Dubai’s middle income families.

Original pics and more info here:

http://imresolt.blogspot.com/2010/05/mag-group-hands-over-aed450-million.html

I just got a handover for a client of mine. The apartment is in excellent condition. Actually, I was surprised that there was no need for snagging.I have asked MAG when can I snag the appartment and they tell me I can snag on the handover date stated in my letter but the letter also says final payment must be made prior to handover. surely there would be no incentive to rectify problems of all the money is paid before snagging? Has anyone else done their snagging? Any advice??

I just got a handover for a client of mine. The apartment is in excellent condition. Actually, I was surprised that there was no need for snagging.

I will be in dubai for the handover on Sunday morning. then i'll post soma photo of mag218 and apartaments.

This tower is 231.8 meters tall--official.

27 October 2010

A consistent vision, open and transparent communication and a commitment to quality has helped Dubai-based property developer MAG Group Properties
, to deliver what some real estate analysts have described as a model development.

MAG 218 a residential tower in Dubai Marina, was built at a cost of approximately AED450 million consisting of 555 apartments spread over 66 floors. The building was officially handed-over to investors earlier this year on 15 May. To date 530 apartments are occupied with nothing for sale or lease at present.

Commenting Mohammed Nimer, CEO of MAG Group Properties , said: "We stood firm by our strategy. From the outset we wanted to be totally transparent and deliver our promise of a quality development, to specification and on budget. This has paid off handsomely, not only for MAG Group but for the investors as well."

First of all to enable MAG Group to build a quality mid-priced development it needed to keep its budget under control, choosing to self finance the project, rather than paying interest on a bank loan, which helped to keep the costs down.

Even when MAG Group had some issues regarding late payments from some investors they decided to carry on irrespective, taking the view that the priority was to protect the majority and complete the project.

MAG Group sent the investors detailed and regular updates with fresh images so that they could chart the progress of the development. Results were also posted onto the MAG Group website.

"When milestone payments became due, we had few problems collecting that money. The owners could see the progress we were making and it generated a great deal of trust between us, at a time when investor confidence in many regional projects was beginning to wane. This proves that honesty is the right policy and furthermore quality at the right price can work in Dubai," added Nimer.

MAG 218 is a highly desirable residential building, not just because of its location and quality of finish but the highly competitive service charges which underscore the overall technical engineering excellence of the design and build.

"Service fees in Jumiera Lakes Towers average AED15 per square foot, the Marina itself averages around AED13 but MAG 218 charges less than AED9.5 per square foot, a very attractive proposition to owners and end users alike," said Mazen Falhout, General Manager of MAGme Property Solutions, a division of MAG Group.

Currently a one-bedroom apartment leases for around AED70,000 per annum while a two-bedroom flat currently achieves annual rental income of about AED110,000.

As such the owners in MAG 218 are feeling the benefits of such economical service charges, according to Camilla Van Der Merwe, Head of Sales and Leasing at Asteco Property Management.

"This gives apartment owners a distinct advantage in a very competitive market sector. Owners of a one-bedroom apartment, could be paying as much as AED5,000 less than landlords from other developments pay annually," said Van Der Merwe.

"For investors, end-users and or tenants, it is also comforting to know that the tower is well built and maintained, protecting investment and keeping fees to a minimum. In many ways MAG 218 could be described as a model development," added Van Der Merwe.

Almost 90% of MAG 218 tower was sold out within months of its 2006 launch, with many investors initially paying an average of AED700 - 800 per square foot. Today, despite falling prices over the past two years, the apartments have still appreciated on average by at least 10%, especially for those investors who bought at or close to the launch price.

http://www.zawya.com/Story.cfm/sidZAWYA20101027090528/Transparency%20pays%20off%20for%20MAG%20Group%20after%20handover%20of%20AED450%20million%20tower

Great to see the MAG 218 owners association web portal been used to good effect! :)

www.my-community.com/community/mag218

Hi
Can someone tell me who was the construction company for MAG218.
Was it Al Rashaad


Al Rashaad Contracting (RCC)
P O Box 11361 Dubai, UAE
Tel: +9714 3432010
Fax: +9714 3434233
Concern Persons: Mr. Akeel Al Khawaja (Managing Director) and Mr. Hassan Sherief (Project Manager)

We have been told that this developer has been chosen to complete the Dubai Star project at JLT.

Just want to know is they are good and reliable...

They were involved but I am not sure of their exact role or its extent. In the first several months or year of construction workers could be seen wearing RCC uniforms, but later this changed to MAG Contracting--which was apparently a new entity. In time there was no evidence of RCC involvement, however, MAG Contracting seems to have been in some way affiliated with RCC.

I want to make the land department registration of one unit in Mag 218, somebody can help me how to make its?

Anyone been for a happy ending yet?

^^ Please elaborate.

^^ Please elaborate.

Bangkok Massage at the bottom of the building.

^^ Wait till the chaps from the tower across the street take possession ... they've kept their eyes in there for long.

Screw the beach side location and walking distance to Burj Al Arab. This is the real attraction :D

BTW, can they shoot a pingpong all the way to the Torch's Penthouse on top? Someone there might be happy if ...

BTW, can they shoot a pingpong all the way to the Torch's Penthouse on top? Someone there might be happy if ...

:lol: thought of you when I saw hangover part 2 yesterday

8/July/2011

MAG 218 Tower

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