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1120 Park Avenue - Petaling Jaya South...
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cblee



Joined: 31 Oct 2005
Posts: 221

PostPosted: Mon Dec 14, 2009 9:43 pm    Post subject: Reply with quote

this project really HOT. I went there on Sunday 5pm. crowded with people.

Estimated about 40-50 people in the showroom. I guess with the right pricing, nice layout, this project should not have any issue selling out soon.
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photolithography



Joined: 28 Nov 2009
Posts: 111

PostPosted: Mon Dec 14, 2009 9:56 pm    Post subject: Reply with quote

nice design, nice layout...low entry cost with pj address.....no wonder can finish sell within 3 days...should not miss the chance
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butthead



Joined: 02 Mar 2006
Posts: 105

PostPosted: Tue Dec 15, 2009 9:04 am    Post subject: Reply with quote

I feel location is suitable for people previously staying around that area looking for an upgrade to their homes. Main road access is just NPE or OKR. As you know OKR and Jalan Gasing during peak hours is heavily congested.

For investment purpose, I don't see the rental returns that attractive or even feasible. There is no good public transport through that area. Also, that area is generally a light industrial area. So, appreciation is value will be very minimal.

There is no colleges or unis around that area. It is in between 2 townships, Sunway and OUG/Tmn Desa/etc. Why would anyone want to stay between 2 townships?

Just my 2 cents as my friend did ask me about this development.
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Daryl Teo



Joined: 09 Feb 2008
Posts: 4862

PostPosted: Tue Dec 15, 2009 11:28 am    Post subject: Reply with quote

ysmn wrote:
Daryl Teo wrote:
This is the only info i could look up in the area with a development on a more macro scale:

Monday December 17, 2007
PJCC aims to emulate success of Mid Valley
Property Talk: By S.C. CHEAH

[img]..biz.thestar.com.my/archives/2007/12/17/business/b_pg21pjcc.jpg[/img]

Commercial properties in prime locations have been experiencing good take up rates for the past few years.

Besides a good location, competitive pricing is also an important factor.

The PJCC (Petaling Jaya Commercial City), an upcoming integrated three-phased commercial development comprising a Retail City (shop offices and service suites), Tower City (three to four-star hotel, office tower and shopping mall), Auto City and Lake City complexes, is one such development that boasts of location and pricing as its winning assets.

It is strategically located between the Old Klang Road and New Pantai Expressway (NPE) in the booming Bandar Sunway-Subang Jaya corridor. In fact, it is in one of the fastest growing locations in Petaling Jaya.

The developer, PJCC Development Sdn Bhd is building part of a slip road from the NPE to the development. When completed in eight years, PJCC can be seen from the NPE.

As for pricing, it is 30% to 40% cheaper than similar developments and that explains why 95% of the 34 units of the 3-storey shop offices in Phase 1 had been snapped up since its initial launch this March. There are also very limited units of the 5, 6 and 8-storey shop offices left.

Phase 2 comprising of more 3, 5 and 8-storey shop offices are now opened for sale. About 47% of the 34 units of 3-storey shop offices in Phase 2 have been sold.

The selling price of the Phase 2 strata title office units starts from RM199,900 while the price for the strata title ground floor shop lot with first floor office lots is RM660,900.

The individual title 3-storey, 22ft x 70ft shop offices are priced from RM868,900 while the individual title 5-storey shop office with lift is priced at RM2.5mil. The individual title 8-storey shop office with lift is priced at RM3.9mil. Both the 5 and 8-storey shop offices are limited corner lots with 40 ft wide frontages.

All shop offices will have wide back lanes of 40 to 50ft for easy loading and unloading of goods.

It has been noticed that when a location is hot and is in a prime area with a big population like in Subang Jaya and Bandar Sunway, there is no let up in the demand for more shop offices. The Taipan commercial centre in USJ is a good example where ready tenants usually move in soon after the ground floor shop lot has been vacated.

In PJCC's case, the developer has done the right thing in offering more than just shop offices. In fact, it has consulted extensively with landscape specialists and consultants to design an interactive lake in its Lake City featuring musical fountains, shallow wading pools, floating decks with retail kiosks and a stage for performances.

The interactive lake with surrounding greenery will have wide pedestrian styled promenades with extensive landscaping of imported and local trees and flowering plants. The lake will also feature cantilevered sitting areas leading down to the lake for relaxation.

Lake City in Phase 3, will have a bazaar with retail lots on the ground and first floor and a 3-level car park with about 500 bays.

PJCC Development Sdn Bhd sales & marketing manager Vincent Tai Chu Shi said PJCC would mirror and parallel the success of the Mid Valley City, about 10 minutes drive away.

At PJCC, we have priced our commercial offerings at almost half of the current selling price of properties in Mid Valley City. Hence, the potential for high capital gains and rental returns for PJCC properties is very optimistic as PJCC believes in allowing its purchasers to enjoy a higher margin of capital appreciation, he said.

Tai said the service suites called PJCC Avenue (550 sq ft to 850 sq ft) and PJCC Tower (1,200 sq ft to 1,800 sq ft) under Phase 2 were now opened for registration. Both would be priced around RM220 psf. The PJCC Avenue will have studio, 1, 2, and 3-bedroom layouts and SOHO (small office home office) units.

They will have facilities such as gymnasium, business centre, swimming pool and wading pool, 24-hour security, with guards and broadband and Astro ready.

He said the proposed 3-storey shopping mall in Tower City (Phase 3) would have about 267,000 sq ft of retail space.

We are positioning PJCC which consists of four precincts, as a one-stop commercial city. It will be one of the biggest commercial developments in Petaling Jaya, added Tai.

[url=..biz.thestar.com.my/news/story.asp?file=/2007/12/17/business/19676389&sec=business[/url]The Star article[/url]

This development is fundamentally flawed. They'll not be able to maintain the amenities in the unlikely event that they meet their delivery schedule. And will be out of pocket in a very short time, with the familiar consequences.
Even with most basic facilities, they won't breakeven. Launching so many units at one go, they'll have a logistical nightmare to deliver on time.
The gentrification of this area will take a while yet.


Can't say that i share the same dismissive views with u unless if i had a peek of the developer's sales book! Don't think the developer would run into problems if they time their launches carefully over their said 8 year plan. As for amenities, each component would be self managing as most of their phases were individually titled, except for the few strata components like the serviced apartments & offices which are jointly managed, rest I assume will be turned back to the authorities to maintain. Would expect the project to value up as they go along on their project timeline as they unlock their project value. Already the ingress from the NPE is completed.
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ysmn



Joined: 19 Sep 2006
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PostPosted: Tue Dec 15, 2009 3:49 pm    Post subject: Reply with quote

Daryl Teo wrote:
ysmn wrote:
Daryl Teo wrote:
This is the only info i could look up in the area with a development on a more macro scale:

Monday December 17, 2007
PJCC aims to emulate success of Mid Valley
Property Talk: By S.C. CHEAH

[img]..biz.thestar.com.my/archives/2007/12/17/business/b_pg21pjcc.jpg[/img]

Commercial properties in prime locations have been experiencing good take up rates for the past few years.

Besides a good location, competitive pricing is also an important factor.

The PJCC (Petaling Jaya Commercial City), an upcoming integrated three-phased commercial development comprising a Retail City (shop offices and service suites), Tower City (three to four-star hotel, office tower and shopping mall), Auto City and Lake City complexes, is one such development that boasts of location and pricing as its winning assets.

It is strategically located between the Old Klang Road and New Pantai Expressway (NPE) in the booming Bandar Sunway-Subang Jaya corridor. In fact, it is in one of the fastest growing locations in Petaling Jaya.

The developer, PJCC Development Sdn Bhd is building part of a slip road from the NPE to the development. When completed in eight years, PJCC can be seen from the NPE.

As for pricing, it is 30% to 40% cheaper than similar developments and that explains why 95% of the 34 units of the 3-storey shop offices in Phase 1 had been snapped up since its initial launch this March. There are also very limited units of the 5, 6 and 8-storey shop offices left.

Phase 2 comprising of more 3, 5 and 8-storey shop offices are now opened for sale. About 47% of the 34 units of 3-storey shop offices in Phase 2 have been sold.

The selling price of the Phase 2 strata title office units starts from RM199,900 while the price for the strata title ground floor shop lot with first floor office lots is RM660,900.

The individual title 3-storey, 22ft x 70ft shop offices are priced from RM868,900 while the individual title 5-storey shop office with lift is priced at RM2.5mil. The individual title 8-storey shop office with lift is priced at RM3.9mil. Both the 5 and 8-storey shop offices are limited corner lots with 40 ft wide frontages.

All shop offices will have wide back lanes of 40 to 50ft for easy loading and unloading of goods.

It has been noticed that when a location is hot and is in a prime area with a big population like in Subang Jaya and Bandar Sunway, there is no let up in the demand for more shop offices. The Taipan commercial centre in USJ is a good example where ready tenants usually move in soon after the ground floor shop lot has been vacated.

In PJCC's case, the developer has done the right thing in offering more than just shop offices. In fact, it has consulted extensively with landscape specialists and consultants to design an interactive lake in its Lake City featuring musical fountains, shallow wading pools, floating decks with retail kiosks and a stage for performances.

The interactive lake with surrounding greenery will have wide pedestrian styled promenades with extensive landscaping of imported and local trees and flowering plants. The lake will also feature cantilevered sitting areas leading down to the lake for relaxation.

Lake City in Phase 3, will have a bazaar with retail lots on the ground and first floor and a 3-level car park with about 500 bays.

PJCC Development Sdn Bhd sales & marketing manager Vincent Tai Chu Shi said PJCC would mirror and parallel the success of the Mid Valley City, about 10 minutes drive away.

At PJCC, we have priced our commercial offerings at almost half of the current selling price of properties in Mid Valley City. Hence, the potential for high capital gains and rental returns for PJCC properties is very optimistic as PJCC believes in allowing its purchasers to enjoy a higher margin of capital appreciation, he said.

Tai said the service suites called PJCC Avenue (550 sq ft to 850 sq ft) and PJCC Tower (1,200 sq ft to 1,800 sq ft) under Phase 2 were now opened for registration. Both would be priced around RM220 psf. The PJCC Avenue will have studio, 1, 2, and 3-bedroom layouts and SOHO (small office home office) units.

They will have facilities such as gymnasium, business centre, swimming pool and wading pool, 24-hour security, with guards and broadband and Astro ready.

He said the proposed 3-storey shopping mall in Tower City (Phase 3) would have about 267,000 sq ft of retail space.

We are positioning PJCC which consists of four precincts, as a one-stop commercial city. It will be one of the biggest commercial developments in Petaling Jaya, added Tai.

[url=..biz.thestar.com.my/news/story.asp?file=/2007/12/17/business/19676389&sec=business[/url]The Star article[/url]

This development is fundamentally flawed. They'll not be able to maintain the amenities in the unlikely event that they meet their delivery schedule. And will be out of pocket in a very short time, with the familiar consequences.
Even with most basic facilities, they won't breakeven. Launching so many units at one go, they'll have a logistical nightmare to deliver on time.
The gentrification of this area will take a while yet.


Can't say that i share the same dismissive views with u unless if i had a peek of the developer's sales book! Don't think the developer would run into problems if they time their launches carefully over their said 8 year plan. As for amenities, each component would be self managing as most of their phases were individually titled, except for the few strata components like the serviced apartments & offices which are jointly managed, rest I assume will be turned back to the authorities to maintain. Would expect the project to value up as they go along on their project timeline as they unlock their project value. Already the ingress from the NPE is completed.
Your POV accepted. Time will be the merciless arbiter.
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Daryl Teo



Joined: 09 Feb 2008
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PostPosted: Tue Dec 15, 2009 4:06 pm    Post subject: Reply with quote

ysmn wrote:

..................The gentrification of this area will take a while yet.


But i agree with u that the gentrification of the area would take a while. Govt should do more to lift this area out of the quagmire of crime & poverty, noting that this is the area where several infamous crimes have taken place.
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ysmn



Joined: 19 Sep 2006
Posts: 3486
Location: Where Opportunity meets Ability

PostPosted: Tue Dec 15, 2009 4:11 pm    Post subject: Reply with quote

Daryl Teo wrote:
ysmn wrote:

..................The gentrification of this area will take a while yet.


But i agree with u that the gentrification of the area would take a while. Govt should do more to lift this area out of the quagmire of crime & poverty, noting that this is the area where several infamous crimes have taken place.
Thanks Daryl, Having an insight into the numbers, I do think the developer has got off to not a judicious start (to put it kindly), and has yet to find devils lurking in the details. I cannot say more at this point.
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Daryl Teo



Joined: 09 Feb 2008
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PostPosted: Tue Dec 15, 2009 4:11 pm    Post subject: Reply with quote

ysmn wrote:
Your POV accepted. Time will be the merciless arbiter.


Yes let time be the final judge & not our wanton skepticism born out of boredom!!

How's your day at the office dude? Mine's pretty interesting!
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Daryl Teo



Joined: 09 Feb 2008
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PostPosted: Tue Dec 15, 2009 4:17 pm    Post subject: Reply with quote

ysmn wrote:
Daryl Teo wrote:
ysmn wrote:

..................The gentrification of this area will take a while yet.


But i agree with u that the gentrification of the area would take a while. Govt should do more to lift this area out of the quagmire of crime & poverty, noting that this is the area where several infamous crimes have taken place.
Thanks Daryl, Having an insight into the numbers, I do think the developer has got off to not a judicious start (to put it kindly), and has yet to find devils lurking in the details. I cannot say more at this point.


Rome wasn't built in a day! And i don't presume to think the developer is trying to do so.
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king4891



Joined: 26 Aug 2009
Posts: 156

PostPosted: Tue Dec 15, 2009 6:58 pm    Post subject: Reply with quote

Hi All,

I just book a unit there Type L, I don't have much choice for this type... left only those near to car park....

Anyone here also book?


Last edited by king4891 on Thu Dec 24, 2009 10:38 am; edited 1 time in total
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harrytee



Joined: 10 Dec 2007
Posts: 39

PostPosted: Tue Dec 15, 2009 10:10 pm    Post subject: Reply with quote

went to the showroom on sunday cos strongly recommended by my mortgage officer to have a look. but didnt manage to book any cos not familiar with surrounding, and not secure with what going to happen in 4 yrs time at that area, saw many indian booking too.
i think the 3yrs interest free during construction and 7.5% rebate after completion is the main attraction. design and layout? i dont think so.
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Jacobs



Joined: 15 Dec 2009
Posts: 2

PostPosted: Tue Dec 15, 2009 11:31 pm    Post subject: Reply with quote

I book a unit in Tower 2. Who want? send me private message.
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photolithography



Joined: 28 Nov 2009
Posts: 111

PostPosted: Tue Dec 15, 2009 11:34 pm    Post subject: Reply with quote

Jacobs wrote:
I book a unit in Tower 2. Who want? send me private message.


hey bro, no private msg here la...i quite interested... Smile
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Daryl Teo



Joined: 09 Feb 2008
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PostPosted: Tue Dec 15, 2009 11:47 pm    Post subject: Reply with quote

I don't see myself buying something there right now especially not to stay in. But who knows, even YTL's Sentul West was once a notorious area with a nefarious reputation is now being rejuvenated. Urban rejuvenation or regeneration is the operative word for PJ South, but it's going to take a while. Money could work harder somewhere, but different strokes for different folks! It all boils down to your investment timeline i guess.
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ysmn



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PostPosted: Wed Dec 16, 2009 9:22 am    Post subject: Reply with quote

Daryl Teo wrote:
I don't see myself buying something there right now especially not to stay in. But who knows, even YTL's Sentul West was once a notorious area with a nefarious reputation is now being rejuvenated. Urban rejuvenation or regeneration is the operative word for PJ South, but it's going to take a while. Money could work harder somewhere, but different strokes for different folks! It all boils down to your investment timeline i guess.
Alas, the wheels of time keep moving on ignoring our tribulations and jubilations.
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Daryl Teo



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PostPosted: Wed Dec 16, 2009 9:29 am    Post subject: Reply with quote

ysmn wrote:
Daryl Teo wrote:
I don't see myself buying something there right now especially not to stay in. But who knows, even YTL's Sentul West was once a notorious area with a nefarious reputation is now being rejuvenated. Urban rejuvenation or regeneration is the operative word for PJ South, but it's going to take a while. Money could work harder somewhere, but different strokes for different folks! It all boils down to your investment timeline i guess.
Alas, the wheels of time keep moving on ignoring our tribulations and jubilations.


Baffling & bewildering!
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Jacobs



Joined: 15 Dec 2009
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PostPosted: Wed Dec 16, 2009 10:08 am    Post subject: Reply with quote

Tower 2 Faced Swimming pool M type. Interested, photolithography?
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photolithography



Joined: 28 Nov 2009
Posts: 111

PostPosted: Wed Dec 16, 2009 10:12 am    Post subject: Reply with quote

Jacobs wrote:
Tower 2 Faced Swimming pool M type. Interested, photolithography?


ya...can u giv me ur email?, we can talk more detail abt it..
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lueng1



Joined: 10 May 2007
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PostPosted: Wed Dec 16, 2009 10:46 am    Post subject: Reply with quote

There was a big park layout near the entrance with a jogging track shown on the master plan in the sales office. Will this really be a park? Previously there were some projects where empty land shown was actually the waste treatment plant.
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Daryl Teo



Joined: 09 Feb 2008
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PostPosted: Wed Dec 16, 2009 1:16 pm    Post subject: Reply with quote

lueng1 wrote:
There was a big park layout near the entrance with a jogging track shown on the master plan in the sales office. Will this really be a park? Previously there were some projects where empty land shown was actually the waste treatment plant.


Best to check your sources, some are just council land, which they are supposed to landscape & beautify before returning it to the authorities as per development approval plan.
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aquest



Joined: 12 Jul 2004
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PostPosted: Wed Dec 16, 2009 2:26 pm    Post subject: Reply with quote

lueng1 wrote:
There was a big park layout near the entrance with a jogging track shown on the master plan in the sales office. Will this really be a park? Previously there were some projects where empty land shown was actually the waste treatment plant.


understand that the parcel which is designated as 'kawasan lapang' n clearly alienated from the development has been surrendered to mbpj. while the developer insists that this piece of vacant land would be converted to a park, what is there to stop the local authority from constructing some structure say, another block of low cost apt instead. after all, this developer has been building low cost apts for squatter re-settlers surrounding this project. better check if the land belongs to mbpj now n if so, what's their future plan. dun just take the developer's words for granted. it happens so often in other developments where 'kawasan lapang' means vacant for the time being only.

m not totally convinced that future residents can have the luxury of jointly owning this huge rectangular land which can easily fit another block of 224 units.

their original plan was to construct 7 blocks instead of just 5. can view their original master plan on 3rd fl.

believe another row of shoplots would be built north of towers 1 & 2 acting as a buffer between these towers n the existing 10-storey low cost apt.
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penaruz



Joined: 16 Dec 2009
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PostPosted: Wed Dec 16, 2009 11:48 pm    Post subject: Reply with quote

Hi, I bought 1 unit there yesterday.(S2 Type Level 0Cool.
For ur info, one bridge project connect to puchong will be start soon and u can see the notice board project also the earthwork over there.
therefore, we can pass to puchong without toL.
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king4891



Joined: 26 Aug 2009
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PostPosted: Fri Dec 18, 2009 3:44 pm    Post subject: Reply with quote

penaruz wrote:
Hi, I bought 1 unit there yesterday.(S2 Type Level 0Cool.
For ur info, one bridge project connect to puchong will be start soon and u can see the notice board project also the earthwork over there.
therefore, we can pass to puchong without toL.


Hey future neighbour Smile

Great to hear that. If the developer would come out more highend condo or link house at the area then I'm confident 1120Park Avenue price will shoot up to 400k Type L.

The surrounding quite the same with Jalan Ipoh. I still remember when I switch my work in 2002 and I saw a condo there with modern design selling 250k and now the price is 500k. After 2004, a lot of condos construsted over there.

The point is Jalan Ipoh only near to KL city. Just imagine 1120PA near to Midvalley, OUG square, Sunway and Bangsar even very near to PJ of course.

I will never regret to purchase one.. I know my decision are right after 5 years... let's us see... Smile

You can see a lot of negative feedback especially as below but for me it was not the factors.

Crime? tell me which area do not have crime....

Ex-Mining land? Ask the puchong house seller to discount 50k for you and see what is their reply.... if bad word pls don't tell me... Smile
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king4891



Joined: 26 Aug 2009
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PostPosted: Fri Dec 18, 2009 3:52 pm    Post subject: Reply with quote

lueng1 wrote:
There was a big park layout near the entrance with a jogging track shown on the master plan in the sales office. Will this really be a park? Previously there were some projects where empty land shown was actually the waste treatment plant.


If it is waste treatment plant then 1120 Park Avenue will record in Malaysia Record Book being the first condo having WTP inside the condo area... haha Smile

Nevertheless, WTP beside children playground....

But it's possible to build low cost flat because the land belongs to MBPJ. If MBPJ do that, I'm sure NAJIB will come to them for sure... Smile
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lueng1



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PostPosted: Fri Dec 18, 2009 7:49 pm    Post subject: Reply with quote

Villa Pavillion & Villa Park in Serdang are just 2 examples of a recent projects where an area of land within the project was surrendered to the council and a waste treatment plant was erected near the entrance. Check out the pictures (if still there) in the respective forum thread.
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