Dubai · Areas · Tilal Al Ghaf

Tilal Al Ghaf, Dubai: villas, townhouses & mansions

Majid Al Futtaim’s flagship lagoon community off Hessa Street: townhouses from ~AED 3.4M, villas from ~AED 6.4M, mansions from AED 18.5M. A 70,000 m² swimmable lagoon, a 400 m white-sand beach, and a British school inside the gates.

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AED 3.4M

townhouses from

AED 18.5M

mansions from

+16.45%

price per sq.ft in 2025

400 m

of lagoon beach

Updated 8 July 2026

In short

Tilal Al Ghaf is Majid Al Futtaim’s 3 million m² villa community built around Lagoon Al Ghaf. There are no apartments: townhouses start at ~AED 3.4M, villas at ~AED 6.4M, and mansions in Serenity, Elysian and Lanai Islands run from AED 18.5M into the tens of millions. Price per sq.ft rose 16.45% in 2025. Yield is an honest 4–6% — this is a capital-growth address, not an income one.

Sources: DLD, Knight Frank, Property Finder, Bayut, Majid Al Futtaim · 2026

The area

A lagoon, a beach and a British school

Tilal Al Ghaf sits off Hessa Street (D61), roughly 12 minutes from Motor City and 16 from JVC. Its centre is Lagoon Al Ghaf — 70,000 m² of swimmable water with a 400 m white-sand beach and the Hive lifestyle hub on its edge. Around it: 11 km of cycling paths, 18 km of trails, and villas, townhouses, duplexes and mansions. There are no apartment towers, and no metro — the nearest station, Jumeirah Golf Estates, is about 18 minutes by car.

The market has treated it as one of the clear winners of the 2024–2026 villa cycle: price per sq.ft moved from AED 1,667 to AED 2,002 (+16.45%) through 2025, roughly +38% cumulative since Q1 2022. The working range today is AED 2,000–2,500 per sq.ft — DLD-registered deals land near the bottom of it, asking prices near the top. If you like the format, compare with DAMAC Hills or Dubai Sports City.

Mansions · indicative

Gallery

A look at Tilal Al Ghaf

Lagoon community

Mansions

Amenities

Photography is indicative of the community type, not of a specific unit.

Prices & yield · 2026

How much does Tilal Al Ghaf cost in 2026?

Type	Price range	Gross yield
Townhouse, 3 bed	AED 3.4–4.2M	~5.8%
Townhouse, 4 bed	AED 4.45–5.6M	~5.7%
Villa, 4 bed	AED 6.4–9.5M	~5%
Villa, 5 bed	AED 12.5–20.5M	~4.9%
Villa, 6+ bed	AED 18.65–25M	4–5%
Mansion (Serenity, Elysian, Alaya)	from AED 18.5M	below 4%

At the top end, Lanai Islands — four- to eight-bedroom homes on their own islands in the lagoon — start at AED 65M for a 7-bed Shore Estate and AED 88M for an 8-bed Edge Villa. Serenity mansions (5–7 bed) start at AED 24.2M; Alaya Gardens trades AED 10.95–25M. Read more on our Dubai mansions and luxury property pages.

Working price range AED 2,000–2,500 per sq.ft (DLD median 1,982; Knight Frank Q1 2026 2,085; asking prices run higher than registered deals). Indicative 2026 figures; they vary by sub-community, plot and view. Sources: DLD, Knight Frank, Property Finder, Bayut.

Rent & yield

What Tilal Al Ghaf rents for

Type	Annual rent	Gross yield
3 bedroom	AED 180–220k	~5.8%
4 bedroom	AED 220–525k	~5.7%
5 bedroom	AED 545–795k	~4.9%

Be honest about the numbers: 4–6% gross is the real range. Property Monitor sees up to 7% on the smallest three-bedroom townhouses and about 3.7% on the biggest villas — the larger the home, the worse the yield, because rents do not scale with price. Tilal Al Ghaf is a capital-growth district, not a yield district. If income is the goal, a townhouse is the only sensible entry; if capital is the goal, the mansion tier has done the heavy lifting.

Typical 3-bed lease ~AED 215k (Elan averages ~AED 205.7k); 4-bed average ~AED 350k, with Harmony 3 topping AED 510k; 5-bed average ~AED 700k. Sources: DLD rental index, Property Finder, Property Monitor.

Phases & handovers

What is handing over in 2026?

Sub-community	What it is	Status
Elan, Aura, Harmony 1–2	Townhouses and villas	Delivered
Aura Gardens	Townhouses	Handover completing through 2026
Alaya Gardens	Villas	Delivered Q4 2025
Alaya Beach	Beachfront villas	Q1 2026
Harmony 3	Villas (rents top AED 510k)	Q3 2026
Alaya (407 villas) + Elysian (94)	Villas & mansions	Mid-2026
Lanai Islands	4–8 bed homes on lagoon islands, 50/50 plan	Q3 2026
Plagette 32	28 club villas + 4 water bungalows, from AED 7.5M, 60/40	Q4 2026
Amara	Twin villas from AED 6.4–6.7M	Q4 2026
Serenity	5–7 bed mansions from AED 24.2M	Dec 2026 – Q2 2027
Bo Monde	Villas	Q4 2027

Every sub-community is developed by Majid Al Futtaim, so there is one master developer, one snagging standard and one service-charge regime. The flip side: parts of Tilal Al Ghaf remain a construction site into 2027, and buyers of ready homes pay a premium for quiet.

Schools, shops, commute

Living in Tilal Al Ghaf

The school is inside the community. Royal Grammar School Guildford Dubai — a British curriculum school run by Cognita, open since September 2021, taking pupils from 3 to 18. For families relocating to Dubai this is the single strongest argument the community has: no school run outside the gate.

Day to day. The Hive by the lagoon covers a Carrefour, Starbucks, an Aster clinic and a gym. A larger retail hub, Distrikt, is planned. Beyond that: the lagoon, the 400 m beach, 11 km of cycling paths and 18 km of trails.

Commute. Downtown 18–25 minutes, Dubai Marina ~22 (35–50 in rush hour), DXB 25–34, Motor City 12, JVC 16. No metro — Jumeirah Golf Estates station is ~18 minutes away by car.

Drive times are off-peak estimates.

Lagoon community · indicative

Investment view

Is Tilal Al Ghaf right for you?

Yes, if you are

A family relocating: school inside the gates, lagoon, gated security
An end-user buying luxury — the community reads as a “new Emirates Hills”
An investor in capital growth: +16.45% per sq.ft in 2025, ~+38% since 2022
UHNW: Serenity and Lanai Islands compete with Palm Jumeirah on price per sq.ft
Buying from one master developer across the whole community

No, if you

Have under ~AED 3.4M — there is nothing cheaper, and no apartments at all
Hunt yield: 4–6% gross, and under 4% on the largest villas
Do not drive — no metro, and the community is spread out
Cannot tolerate construction: parts of the masterplan run into 2027
Want short-term holiday-let income rather than a long-term family tenant

Weighing it against the wider market? See villas for sale in Dubai, or go straight to the top of the market with Dubai mansions.

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Currency

Purchase budget 3,400,000 AED

3.4M25M AED

Gross estimate from typical Tilal Al Ghaf yields; net is lower after service charges. Larger villas yield less — the slider reflects that.

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FAQ

Common questions

How much are townhouses in Tilal Al Ghaf?

Three-bedroom townhouses run AED 3.4–4.2M and four-bedrooms AED 4.45–5.6M on 2026 listings. There is nothing below that, and no apartments at all.

What yield does Tilal Al Ghaf give?

4–6% gross: about 5.8% on a 3-bedroom (rent ~AED 215k), about 5.7% on a 4-bedroom (~AED 350k) and about 4.9% on larger villas. The area is about capital growth, not yield.

How fast are Tilal Al Ghaf prices growing?

Price per sq.ft rose 16.45% through 2025 and about 38% since the first quarter of 2022. Asking prices are up roughly 10% over the last six months.

Is there a metro or a school in Tilal Al Ghaf?

There is no metro — the nearest station, Jumeirah Golf Estates, is about 18 minutes by car. There is a school inside the community: Royal Grammar School Guildford Dubai, a British curriculum school for ages 3 to 18.

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