FTP problem

Hello,

I know this might be a classic issue but I can't seem to find the solution.
I configured the proftpd to listen on a different port, opened the port in the firewall, opened PASV ports  65000 to 65100 and also added the MasqueradeAddress with the public IP.

However when trying to connect I get:

Quote:Timeout detected. (data connection)
Could not retrieve directory listing
Error listing directory '/'.

Any ideas what I can be missing ?
Thanks !