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Old January 8th, 2008, 10:56 AM   #781
Cerulean
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More on BRDB's Developments

Bandar Raya keen to do more projects
The Star, 8 January 2008

Bandar Raya Developments Bhd CEO Datuk Jagan Sabapathy shares with StarBiz his views on the company’s latest deal, the prospects of the commercial property sector in Asia and what he thinks will make the Iskandar Development Region project successful. Below are excerpts from the interview.

STRABIZ: What does the sale of Office Tower 2 in CapSquare mean for Bandar Raya?

Jagan: Typically, they (Union Investment Real Estate AG) do not buy an uncompleted building. But here they are, their first time in Malaysia and buying an uncompleted building for the first time .

So, from our point of view, Malaysia has passed a very vigorous test and I think Union Investment is keen to do more here. I expect them to continue looking for new deals in Malaysia.

It (the deal) is very good for Bandar Raya because it means that it we were able to complete a very significant deal with a significant player. Hopefully we can do more things with them in future.

What are your views on the commercial rates in Malaysia?

There has been a huge improvement. We (CapSquare) are at the fringe of the Golden Triangle. I think for a long time, valuations here were sitting on RM650-RM700 per sq ft. We have gone past that (with this sale). Clearly, there is upside in this market.

You reckon the prospects are good for commercial space in the Klang Valley?

I think so. If you really study the market, you will be able to see that the commercial sector has been lagging. But like everything else, as our gross domestic product expands, new jobs are being created in sectors such as the financial services and oil and gas.

So, within the Klang Valley, you are going to see the need for more quality commercial space.

I think that this in itself will give a shot in the arm for demand, valuations and pricing.

What more is in store for Bandar Raya this year?

What’s happening this year is that we still have two more office tower blocks in CapSquare. Those are about 160,000 sq ft each and I would like to think that we would now commence marketing those two blocks.

The Bangsar Shopping Centre is being expanded – we are adding 100,000 sq ft retail and 200,000 sq ft office space. This will continue to allow us to expand our portfolio.

The expectation is that by 2010, we would end up keeping for ourselves close to one mil sq ft of grade “A” commercial space.

Any plans for new land acquisition?

We are looking for new parcels of land within the Klang Valley - quality, commercial space comprising office and retail, for both investment and sale.

Obviously we will be looking for land where we are comfortable. I’d like to think that we will be looking at stretching our base - I think there are a lot of opportunities in Petaling Jaya, - that whole commercial belt from PJ, Subang to the airport, and Klang ... there are a lot of commercial activities there. That belt also has a huge population.

We may even look at Johor Baru - we’ve got our Permas Jaya project, which started off with almost 1,400 acres and we still have almost 400 acres left.

We are obviously keeping a very close watch on what’s going on in the Iskandar Development Region (IDR).

What’s your observation on the IDR? There are so many conflicting views on it.

Obviously, for the IDR to work well, it needs to engage the very “lucrative” population in Singapore.

I think there are great opportunities there. It’s a question of how ultimately IDR engages Singapore: it comes to that because clearly the market is Singapore.

It's not going to happen without the Singaporeans participating, so we have to be able to talk to them.

The cost of doing business in Singapore is becoming prohibitively high as with the standard of living.

Singapore needs to take the heat off from its market and Malaysia needs her people to move (the IDR project). Everybody wins.

I’m cautiously optimistic on the IDR.

Given the persistent subprime issue in the US, what is your take on property demand in Asia, and Malaysia specifically?

Forget about our “heroes” in the US. Typically, there is still a lot of money flowing into Asia.

I think in the narrow sense, obviously subprime affects confidence in the US and selectively some Japanese banks, and there is some impact ... but there is still a lot of the world that is growing very quickly.

And actually, if you take out the subprime issue out of the US real estate and finance sectors, a lot of American companies are doing very well, given their exposure to Asia.

Look at the oil producing countries - there is a huge amount of liquidity that is spilling out from there; the amount of petrol dollars flowing into Asia is huge.

Then you have China and India – traditionally recipients of investments – but now you see them putting cash back into Asia.

So, I think that in spite of the issues in the West, liquidity within Asia is still very strong.

So long as that is happening and interest rates appear to be trending down, you still have the right conditions to continue to sustain Asian economies. And when that happens, the conditions in Malaysia are right (to benefit).
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Old January 8th, 2008, 01:34 PM   #782
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Alliance Bank Tower's Twin to be Completed

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Originally Posted by Cerulean View Post
Bandar Raya to sell office tower for RM439mil
The Star, 8 January 2008
By KATHY FONG

KUALA LUMPUR: Bandar Raya Development Bhd (BDRB) has found a European buyer for Office Tower 2 (OT2), which has been left uncompleted since 1997, for RM439.3mil.

“This (the sale of OT2) is the most significant part of the puzzle ... it will bring the Capital Square project to a closure,” BDRB chief executive officer Datuk Jagan Sabapathy told StarBiz yesterday.

In a statement to Bursa Malaysia, BDRB said its 70%-owned unit, Capital Square Sdn Bhd, signed a conditional sales and purchase agreement with Germany-based Union Investment Real Estate AG for the en bloc sale of the 41-storey office building.

The proposed sale would enable the company to unlock the value of OT2. The cash received could be utilised to finance the development of the other components of the Capital Square project.

The proposal was expected to contribute to BDRB's earnings for the financial years ending Dec 31, 2008 (FY08) to FY10.

Analysts said such en bloc sales would normally help ease a property developer's cashflow and it need not have to worry about cash being tight in unsold units when the project was completed.

Union Investment is an international investment management company specialising in open-ended real estate funds for private and institutional investors. It has assets under management amounted to 11.6 billion euros and has expanded into 12 new markets, including Japan, Singapore, Mexico and Hungary.

The OT2, which will be completed in 2011, is a Grade A office block at Jalan Munshi Abdullah in Kuala Lumpur.

With net lettable area of 600,000 sq ft, the sale consideration of RM439.3mil will be translated to about RM734 per sq ft.

Jagan said the deal signified a big improvement in the pricing of commercial property in the city centre.

“For a long time, the valuation (on commercial properties) was sitting between RM650 and RM700 per sq ft. We have gone past that,” he noted.

Analysts concurred the pricing was fair for the location, although it was not a hefty premium.

The latest en bloc deal prior to BDRB's transaction was done by Mah Sing Group Bhd, which managed to sell The Icon Jalan Tun Razak (East Wing) in November to Prompt Symphony Sdn Bhd for RM237mil or RM969 per sq ft.

Prompt Symphony is a special-purpose vehicle set up by Kuwait Finance House and Autron Corp Ltd.

Mah Sing, however, sold the The Icon's West Wing to Koperasi Permodalan Felda in July for RM174.4mil, or about RM714 per sq ft. Jagan took pride that this was one of the first deals that brought an European real estate management firm into the Malaysian property market.

“We have not seen much European funds. We have seen more foreign buyers from the Middle East,” he said.

To clinch a deal with the top real estate company, Jagan said BDRB had gone through an “exhaustive process.” The buyer had done stringent audit on BDRB, ranging from the design, the group's ability to deliver to its existing completed projects.

“It took three months for us to complete the due diligence process,” he said, adding that the success of the deal might help to pave the way for BDRB and Union Investment to explore more opportunities locally and in the region.


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Old January 8th, 2008, 03:54 PM   #783
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[B]
Lumina Kiara
23, 29, 52 / Coming Soon





by logorithm





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Old January 11th, 2008, 11:48 AM   #784
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Originally Posted by nazrey View Post
Damansara
This is the latest commercial project in PJ's Golden Triangle...Damansara Perdana







PJ Trade Centre Topping Off
RM70 Million loan facility secured from AmBank
By the Star





PJ Trade Centre, a Grade A office development near IKEA in Petaling Jaya, marks the topping-off of its Phase 1 this week. The first tower has reached the roof level and the 20-storey structure is highly visible as it is fronting the LDP and Sprint Penchala Link.

Work on the project is progressing smoothly and Phase 1 of the project is expected to be completed in February 2009.

PJ Trade Centre is one of the largest office developments in the country, with a net area of 810,000 square feet spread out over its four towers.

Tujuan Gemilang Sdn Bhd, the developer of PJ Trade Centre, has also recently secured a loan facility of RM70 Million from AmBank (M) Berhad.

'With the loan finalized, and with advanced sales of the project, we are now focusing on delivering a quality project that we hope will be a landmark,' said Ahmad Khalif, chairman of Tujuan Gemilang.

Over 90% sold
The project has secured more than 90% sales to-date. Three of the four towers have been sold en-bloc, including a tower that was sold to a diversified conglomerate with global interests.

The fourth tower offers office suites from 2,100 to 3,000 square feet, and limited units are available for sale. There is also a very unique penthouse office of 50,000 square feet that comes with a private sky garden and naming rights for the 20-storey building.

For more information call 03-7713 3800 or visit www.pjtradecentre.com
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Old January 12th, 2008, 10:28 AM   #785
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Originally Posted by haze View Post
New Projects
The Bangsar South







UOA sets out to remake Kampung Kerinchi



A computer generated image of the Bangsar South integrated-city development depicting: 1 The Village property gallery, 2 The Horizon commercial centre, 3 The Vertical commercial centre, 4 The Sphere commercial centre and 5 The Park residences

UOA Holdings Sdn Bhd hopes to turn the old Kampung Kerinchi area into one of the Klang Valley’s most sought after addresses with its latest integrated-city development, Bangsar South. The property developer is a subsidiary of Australia Stock Exchange-listed UOA Ltd, which is also the controlling shareholder of UOA Real Estate Investment Trust (UOA REIT).

Its marketing and sales general manager Teh Heng Chong said the project is still in the planning stages but the developer hopes to emulate IGB Corp Bhd’s Mid Valley City located nearby.

“Although somewhat smaller in size, Bangsar South, a 60-acre leasehold mixed development would also be an integrated city, comprising a residential, commercial and retail component, which would be developed over a period of seven to eight years,” he said.

Teh said due to a strong demand in the market for commercial properties such as Grade A office buildings, the group may first launch 14 out of 37 blocks of 10- and 11-storey boutique office towers known as The Horizon, which it is targeting to sell enbloc. “Boutique offices give you naming rights when you purchase the whole building and offer exclusivity that is not available in conventional shop offices,” he said.

He added that piling works have already started on the “show towers” of The Horizon, which is expected to be completed in 2009.

“We believe in giving value to our buyers by showing them the actual units rather than just looking through a brochure,” he said. UOA is a strong advocate of the build-then-sell (BTS) concept, with three of its residential projects off Jalan Klang Lama — Happy Garden, Villa Yarl, and Halimahton, developed based on that concept.

Future commercial launches in Bangsar South include The Vertical, where plans are for 10 blocks of 20-storey office towers and a retail mall called The Sphere. About 50% or 30 acres of the development is expected to be allocated for its residential component known as The Park, which is planned for 2,100 units of high-end condominiums in eight blocks. Another component called The Village will house the development’s property gallery, show units, as well as three stories of F&B outlets.

Bangsar South is targeted for launch by the first quarter of next year and the developer is confident it would be well received based on the its track record and the strategic location.

“UOA has good branding and a strong portfolio in terms of commercial properties, which includes office buildings in the KLCC, Bangsar and Damansara area,” Teh said.

The group is in the midst of upgrading the roads and relocating the squatters in the Kerinchi area. “We are also negotiating with some big names to operate the F&B outlets in The Village,” Teh offered.

The developer recently soft-launched its Menara UOA Bangsar, a Grade A office development located off Jalan Maarof. The project consists of a 23-storey tower and a 39-storey tower with a net lettable area of 634,000 sq ft. However, UOA is only opening up the latter tower for sale while keeping the other for future purposes, with a possibility of it being injected into UOA REIT.

Up for sale are 411 units of single level and duplex business suites, with builtups ranging from 900 sq ft to more than 10,000 sq ft. Each unit has individual toilets and pantries. The average selling price is about RM792 psf for a gross development value (GDV) of RM502 million. A complete show unit of a duplex business suite will be available for viewing at the The Village show gallery in the future Bangsar South.

Teh said there is a lack of office space in Bangsar, and the business suites offered in the development would cater to that increasing demand for such properties.

“Menara UOA Bangsar is located adjoining the Bangsar LRT station, which offers good transportation options as KL Sentral is just minutes away,” he said.

The developer has also dedicated the ninth floor as the facilities floor, which acts as the common area for the office occupants in both towers to relax in.

“There is also a gymnasium available, he said, adding that the lowest three levels of the development would be leased out to potential F&B outlets.

The group launched the development simultaneously in Singapore and KL, receiving a good response, from Singaporeans. “About 40% of the units have been sold before the official launch scheduled for early next year and 10% of the buyers are from Singapore.”

“We are one of the first to market a Malaysian commercial development in Singapore since 1997 and we want to prove people wrong that Singaporeans are skeptical about commercial products on offer in Malaysia,” he added.

Last edited by nazrey; January 16th, 2008 at 05:02 PM.
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Old January 12th, 2008, 10:44 AM   #786
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The site location (old photo)
From Kelab Penerbangan Di-Raja Selangor
r o y a l s e l a n g o r f l y i n g c l u b

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Old January 13th, 2008, 11:36 AM   #787
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by SLacK RajA

image hosted on flickr
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Old January 14th, 2008, 12:52 PM   #788
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Quote:
Originally Posted by Ethaniel83 View Post
New Jaya Shopping Centre Rendering

Time to move out of PJ’s blue landmark
Saturday January 5, 2008
By JADE CHAN
TheStar

More tenants of Jaya Supermarket in Section 14, Petaling Jaya, are preparing to move out of the 22-year-old shopping centre which is scheduled to be demolished after Chinese New Year.

SECTION 14A Rukun Tetangga (RT) chairman Tee Kee Tian recalls going to Jaya Shopping Centre often, whether to shop for fresh produce at the supermarket, enjoy his favourite steak or buy a new pair of shoes.

“Jaya Supermarket (as it’s better known) is a famous landmark in Section 14 and PJ itself. It was built in 1974 and is one of the first supermarkets in PJ,” said Tee, a PJ resident for 27 years.

This “blue landmark” will soon be gone, as it has been earmarked for a redevelopment plan that includes the demolition of its existing structure and the construction of a new shopping mall with basement parking.

While its management representatives refused to reveal any details, sources told StarMetro that it is scheduled to be demolished after Chinese New Year and construction of the new mall will be completed in about three years’ time.

The existing building has four storeys of retail units, five storeys of office units, as well as a one-storey lower ground and rooftop car park.

There are 396 and 70 parking spaces for vehicles and motorcycles respectively.

The new seven-storey retail building with a four-level basement parking will have 839 and 332 parking spaces for vehicles and motorcycles respectively.





Farewell, old friend: Jaya Supermarket will soon be demolished and will be
redeveloped into a lifestyle shopping mall with a cinema, department store
and retail units.




According to the redevelopment plans, the developer has come up with a traffic management system to better manage the traffic flow.

It will have a dedicated lane for entering and exiting the mall, which are parallel to Jalan 14/24 and Jalan Semangat, two service zones for heavy vehicles to unload cargo, and a drop-off zone for customers to go into the mall.

“The developer approached the RT early last year to explain the redevelopment of Jaya Supermar-ket. They had a few dialogues with the residents and we proposed suggestions to structure the traffic management system and loading zones better,” said Tee.

“The residents and developer also had several meetings with the Petaling Jaya City Council (MBPJ), which was chaired by councillor Choo Yoong Fatt.

“We discussed the traffic, safety, security and pollution issues which could crop during the construction process, and the developer promised they would take care of them.

“With the additional parking spaces, we foresee that traffic congestion will be softened once the new shopping mall is opened,” he said.

“We look forward to having the new mall, which will be redeveloped into a lifestyle shopping mall with a cinema, department store and retail units. But we’ll miss Jaya Supermarket, which is like our neighbourhood convenience shop for groceries and F&B purposes.”

Jaya Supermarket’s tenants have begun moving out, as the last day they are allowed to trade is Feb 6, 2008 (eve of Chinese New Year).

“They’re moving to nearby Jaya 33, 3 Two Square, Amcorp Mall and Atria; a few have not been able to find new premises,” said Tee, adding that he estimates about 30% of the new shopping mall will be made up of the old tenants.

The tenants were given a six-month notice beginning early August 2007 to move out.

“We chose to move to Jaya One based on its proximity to our current location, its management’s approach and promotion plans, and high density population,” said Chelsea Lai, the youngest daughter of Jaya Noodle House founder and head chef Lai Kok Choy.

Chelsea and her sisters have been compiling a database of customers’ contact numbers for months, and are hoping to move into their new premises in February.

“There is a slight melancholic air now. My father and the other tenants who’ve been around for decades never thought that Jaya Supermarket would go before them, but they understand that things have to come and go,” she said.

Hing’s Watch founder and director Yee Wah Hing owns one of the founding shops in Jaya Supermarket and moved his outlet to Jaya 33 after receiving notice about the redevelopment.

He attributes his sustainability to having loyal customers and word of mouth recommendations, and plans to open another outlet once the new shopping mall is built.

“Jaya Supermarket holds a lot of memories for me and I’ve grown to see three generations of customers coming to my shop,” said Yee.

For Jaya Do-It-Yourself Centre proprietor Eddy Ng, it has been several weeks of sleepless nights as he plans how to move his stocks, new racking systems and ways of informing customers of his shop’s move to a showroom office in Section 17.

“There had been speculation for about two years that Jaya Supermarket would either be refurbished or demolished. Once the plans were firmed up, we scouted around for a new place and settled on a property that belongs to my family,” said Ng, 54.

He has a keen interest in moving back to the new mall if the rental is not exorbitant, and hopes to be part of the new Jaya when it is completed.
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Old January 14th, 2008, 12:56 PM   #789
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Kelana Jaya
THE PARADIGM - 6 BLOCKS of TOWERS + MALL
Storeys: 27 - 30 - 31 - 31 - 32 - 33
27 & 30 = SOHO suites
31s, 32 & 33 = Offices
4 storey shopping mall

New design!
by rizalhakim

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Old January 15th, 2008, 11:33 AM   #790
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CIMB Bank Tower - status, T/O

Final Rendering

by edupet






progress..
by nazrey

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Old January 15th, 2008, 04:13 PM   #791
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Office space projects :
- 42 storeys - CIMB Bank Tower
Formly known as Menara Commerce



40 storeys - Glomac Tower



by rizalhakim



- 26 storeys - Office Tower on jalan P.Ramlee / Malaysia Landed Property Sdn Bhd
by rizalhakim



- 20 storeys - The Icon
by Ethaniel83



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Old January 16th, 2008, 11:02 AM   #792
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- 24 storeys - New HSBC Tower
by rizalhakim

image hosted on flickr




- 27 storeys - Worldwide Tower
by rizalhakim





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Old January 16th, 2008, 11:27 AM   #793
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- 58 storeys/ 267m -Petronas Carigali Tower (KLCC Lot C) / Cesar Pelli's Architecture
Petronas Carigali is one of the biggiest division for Petronas
The architectural form is generated by two interlocking volumes: a square and a triangle, rising out of the base podium. In contrast to the Petronas Towers

Quote:
by oshkoshbgood





by WhiteChicken

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Old January 16th, 2008, 11:53 AM   #794
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Putrajaya 4G7 (Jabatan Peguam Negara) at Presint 4, Putrajaya
http://www.ijm.com/




Last edited by nazrey; January 27th, 2008 at 03:17 PM.
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Old January 17th, 2008, 07:22 AM   #795
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Target date of completion
THE GARDENS SOUTH TOWER -1st Quarter of 2008
THE GARDENS NORTH TOWER -2nd Quarter of 2008

Two 31-storey landmark office tower @ Mid Valley City Phase II
The Gardens South Tower



The Gardens North Tower



Update:

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Old January 17th, 2008, 07:42 AM   #796
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Lot J development @ KL sentral (Central Railway Station)
29 storeys - UEM Group New Corporate Headquarters
30+ storeys - Office Tower (3 towers)



By travellator









Quote:



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Old January 17th, 2008, 08:16 AM   #797
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35 storeys - Menara UOA Bangsar
by rizalhakim







34 storeys - Menara Wakaf
by rizalhakim





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Old January 17th, 2008, 08:24 AM   #798
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29 storeys - Wisma Lee Rubber Facelift
by triple-j

image hosted on flickr


image hosted on flickr


image hosted on flickr


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Old January 18th, 2008, 05:06 PM   #799
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Demand for Office Tower in KL is always high...so many office towers under constuction now in KL. Skyline of Kl will be improved significantly when these towers are completed.

Go Go KL...
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Old January 18th, 2008, 05:45 PM   #800
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I love KL
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DAVAO Where Your Dreams Thrive
Ten Tribes, One Vibe
Bajadization For Real
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