Tilal Al
Ghaf
A lagoon community built for families.
Tilal Al Ghaf is Majid Al Futtaim's villa and townhouse community, laid out around a swimmable lagoon with a sandy beach. After school, children cycle down to the water; at weekends the lagoon fills with paddleboards and the parks with barbecues.
Between January and September 2026 the Dubai Land Department registered 206 sales here worth AED 1.95bn. Villas and townhouses as registered (built-up or plot area) sold at a median AED 2,438 per sq ft. The median three-bedroom went for AED 4.0M and the median four-bedroom for AED 4.99M; the bottom tenth started at AED 3.7M.
The larger homes trade as plot sales: 86 of them, at a median value of AED 12.76M. Harmony had 52 such sales at a median AED 11.2M, and the eight Elysian Mansions sales ranged from AED 16M to AED 52M.
Villa prices eased through 2026. The median fell from AED 2,580 per sq ft in Q1 to AED 2,408 in Q2 and AED 2,282 in Q3, on 32 to 50 sales a quarter (DLD; small samples that move with the mix). Citywide, ValuStrat's August 2026 index shows villas 1.7% lower year on year, the first annual villa fall in five years.
Data as of September 2026. Sources are listed at the end of this guide.
Illustrative image
Illustrative imageRight for you.
Not right for everyone.
Tilal Al Ghaf is a strong recommendation for the right profile. It's also wrong for investors whose objective doesn't match what the zone delivers. Here is our honest read.
- You are a family buying a three- or four-bedroom home for AED 3.7M to 5M, to live in or to let to another family
- The lagoon and beach are the reason you are buying, and you will use them
- You plan to hold for seven years or more
- Your budget for a large home is AED 11M or more, where Harmony and the mansion clusters trade
- You want an apartment: nothing in this community traded as a flat in 2026
- You want a high income return: villas here yield 4.7–4.9% gross
- Your budget is under AED 3.7M
- You plan to resell within two or three years while prices are easing
What trades in
Tilal Al Ghaf now.
The busiest clusters by DLD registrations, January to September 2026. Prices are DLD medians, or the full range where there were too few sales. DLD flags plot sales as ready.
What is being built,
and when.
What we actually think about Tilal Al Ghaf.
Tilal Al Ghaf sells a family life organised around water, and the price shows it: AED 2,438 per sq ft for villas and townhouses against AED 1,675 in Arabian Ranches and AED 1,713 in Mudon (DLD, same months, same method). You are paying about 42 to 46% more per foot (our calculation from DLD medians) than in those communities for the lagoon and a newer product. Ready villas return 4.7–4.9% gross, a little below the citywide villa average of about 5% (Cavendish Maxwell, H1 2026), so the premium buys the life here more than the income.
The 2026 slide matters. A Q3 median of AED 2,282 per sq ft is about 12% below Q1 (our calculation). On small quarterly samples part of that is mix, but it matches the wider cooling in villas, and it means sellers here are negotiating.
What we would buy: a completed three- or four-bedroom in an established cluster, priced near the Q3 median, to live in or let to a family. Ask for the service charge budget and the lagoon's share of it before you commit; service charges were not part of our data pull.
How much is a villa in Tilal Al Ghaf in 2026?
Between January and September 2026 the median three-bedroom sold for AED 4.0M and the median four-bedroom for AED 4.99M (DLD). The bottom tenth of villa and townhouse sales started at AED 3.7M. Larger homes registered as plot sales had a median value of AED 12.76M.
Did Tilal Al Ghaf prices fall in 2026?
Yes. The median villa price fell from AED 2,580 per sq ft in Q1 to AED 2,282 in Q3 (DLD). Quarterly samples are small, so part of the move is mix, but it follows the citywide villa cooling ValuStrat reported in August 2026.
What rental yield does Tilal Al Ghaf give?
Villas and townhouses here return 4.7 to 4.9% gross (3-bed 4.7%, 4-bed 4.9%): the median Ejari villa rent registered July to September 2026 over the median ready villa sale value January to September 2026, for the same community and bedroom count. That is close to the citywide villa and townhouse average of about 5% gross that Cavendish Maxwell reported for H1 2026. Service charges, vacancy and fees come off the gross figure.
Why is Tilal Al Ghaf more expensive than Arabian Ranches or Mudon?
Buyers pay for the lagoon, a newer product and the Majid Al Futtaim name. On DLD data for the same months, villas here sold at AED 2,438 per sq ft against AED 1,675 in Arabian Ranches and AED 1,713 in Mudon.
Can a villa here support a Golden Visa?
The Dubai Land Department issues the Golden Visa, a permit for 10 years, for property bought for AED 2M or more, wholly owned in your name, in one or more properties. If the property is mortgaged, at least AED 2M of the price must already be paid. For an off-plan unit, confirm eligibility with DLD before you rely on it. Every price band in Tilal Al Ghaf is above AED 2M; the Elysian Mansions are still off-plan.
Data as of September 2026
- Dubai Land Department open data, transactions, 1 Jan - 30 Sep 2026
- ValuStrat VPI via Khaleej Times, August 2026
- Cavendish Maxwell H1 2026 (Zawya), H1 2026
- Majid Al Futtaim press release, Alaya and Elysian Mansions groundbreaking, Jan 2024
- RTA, Al Fay Street development contract, 19 Jan 2025
- Dubai Land Department open data, Ejari rent contracts (villas and townhouses), 1 Jul to 30 Sep 2026
Tilal Al Ghaf Investment Guide: Prices, Rental Yield, Off-Plan Projects
Reviewed by Juan Mejia · 8 October 2026
Dubai villa and townhouse investment
A Tilal Al Ghaf investment case depends on the price you pay, the rent a property can achieve, its ownership costs and the strength of your eventual resale market. M&M Real Estate advises international investors on the community’s villa and townhouse market, off-plan opportunities and purchase structure.
Speak with an M&M advisor
Tilal Al Ghaf prices and recent sales
M&M Real Estate’s Tilal Al Ghaf guide, reporting Dubai Land Department (DLD) sales from January to September 2026, puts the villa and townhouse median at AED 2,438 per square foot. The same guide reports a three-bedroom median price of AED 4.0 million, a four-bedroom median of AED 4.99 million, and entry prices from AED 3.7 million among the bottom tenth of sales.
Use cluster, property type and transaction classification when interpreting sales.
Worked price comparison
These are separate bedroom-segment medians, so compare them as market benchmarks rather than as a valuation of a particular home.
Use the figures as transaction benchmarks, then compare like with like: cluster, property type, bedroom count, plot and built-up area, condition, views and sale date. An asking price is a seller’s position. Completed sales provide evidence of what buyers paid, while an individual property still needs its own valuation and cost review.
How Tilal Al Ghaf’s sub-communities differ
Tilal Al Ghaf is a Majid Al Futtaim villa and townhouse community arranged around a swimmable lagoon with a sandy beach. Its clusters have different property types and transaction profiles, so assess the specific sub-community rather than treating the whole master plan as one market.
- Aura: M&M’s guide reports 71 sales from January to September 2026, with a median of AED 2,563 per square foot and a median price of AED 5.0 million, based on DLD sales. Compare the relevant villa or townhouse and its layout against those cluster benchmarks.
- Elan: The guide reports 49 sales for January to September 2026, a median of AED 2,069 per square foot and a median price of AED 4.05 million, based on DLD sales. Its lower cluster median is a prompt to examine the actual home, size and plot before comparing it with other areas.
- Harmony: Review the transaction classification and property details before comparing a home with a completed townhouse.
- Elysian Mansions: Review the specific home’s contract terms and handover status before making a decision.
A villa may appeal to a buyer seeking more space and a family tenant profile, while a townhouse can offer a different entry point and maintenance profile. Decide between them using comparable sale and rental evidence, to assess whether either type offers a stronger rental yield or resale outcome.
Tilal Al Ghaf rentals, rental yield and net returns
For an investment decision, request achieved rental evidence for the same cluster and property type, then compare it with signed tenancy records and current availability.
Gross rental yield compares annual rent with the purchase price. Net yield accounts for the costs required to own and let the home, including service charges, maintenance, vacancy, property management, financing and transaction costs. Include expected setup and letting expenses in the model, then test how the result changes if rent, occupancy or resale timing differs from the base case.
To verify rental demand, compare recently achieved rents for similar villas or townhouses and confirm the evidence against DLD rental information and tenancy documentation. Ask how the comparison handles furnished status, lease terms, condition and any lagoon-facing or other premium features. An advertised rent alone does not establish the rent a property will achieve.
Compare the whole investment case
Look at rent and resale liquidity together. The likely buyer or tenant pool, time on the market, property condition and competing homes can affect the exit. Capital appreciation and rental income depend on future demand and market conditions, so model more than one outcome instead of relying on a single forecast.
Across Dubai and Abu Dhabi, M&M’s investment area guides organise locations around rental yield, capital appreciation, lifestyle and property type.
Discuss your Tilal Al Ghaf investment case
Twelve chapters on what the regional war tested, the balance sheet and dollar peg behind the market, and how to pick the right side of this cycle.
Download free→Off-plan property, payment plans and handover checks
The developer identified for Tilal Al Ghaf is Majid Al Futtaim, according to M&M’s guide. For an off-plan purchase, assess the exact phase and home, the developer’s contractual handover terms, construction progress, payment schedule and the process for registering the purchase. A community-wide label does not establish the completion status of a particular unit.
Before signing, review the sale and purchase agreement, the project’s registration and escrow arrangements, construction milestones and any conditions attached to payment releases. For details on escrow protections, RERA milestone approvals and DLD registration through Oqood, read the Dubai off-plan buying guide.
Compare a developer payment plan with available bank finance by looking at when each payment falls due, how it relates to construction and handover, and whether the financing terms fit the investor’s cash-flow plan. Confirm mortgage availability and terms with the bank. For resale homes, inspect the property, review title and service-charge information, and check whether any work is needed before letting.
For current Dubai opportunities, M&M provides access to selected off-plan and off-market property. Explore its curated off-plan projects, off-plan property opportunities and premium off-plan villas as part of a broader portfolio review.
Local location and map considerations
Tilal Al Ghaf’s defining local feature in M&M’s guide is its swimmable lagoon and sandy beach, with villa and townhouse clusters including Aura, Elan, Harmony and Elysian Mansions. When reviewing a location map, place the lagoon and the relevant cluster in view, then assess the specific home’s access, outlook and position within the community.
Map checks should also cover the routes, schools, shops and day-to-day services that matter to the intended tenant or buyer. Distinguish amenities that are operating from those that are planned, and confirm current availability and travel routes for the property under review. These details can affect tenant appeal, holding costs and resale demand.
M&M’s service is investment advice for international buyers considering Dubai property.
Why work with M&M on a Tilal Al Ghaf purchase
M&M Real Estate is a Dubai property investment advisory for international investors. An advisor can review an investor’s goals, budget and timeline, then recommend suitable opportunities.
For a Tilal Al Ghaf purchase, that means assessing the cluster and unit against comparable sales, rental evidence, service charges and exit options. M&M also provides access to selected off-plan and off-market property. Tax and legal structuring are general information and should be confirmed with a qualified tax adviser or lawyer; ownership and registration details should be confirmed with the DLD.
Client feedback
“M&M have been really helpful.”
Ben Reed, client review published on the M&M homepage. The review concerns Dubai property guidance.
Compare completed sales and achieved rents for similar property types, then include service charges, access to daily amenities, development status and likely resale liquidity. For a framework to compare Dubai investment areas, consult the location guides.
Which ownership and running costs belong in the investment calculation?
Include the purchase and transaction costs, service charges, maintenance, insurance, vacancy, management and financing costs where relevant. Ownership structure and tax treatment depend on the investor’s circumstances, so confirm them with the DLD, a UAE lawyer, the bank and a tax adviser as relevant.
How can I check recent sales and rental demand?
Use DLD-recorded completed transactions to compare sale values for similar homes, and review tenancy evidence for achieved rents. Keep cluster, property type, size, condition and lease terms consistent so the comparison reflects the home being considered.
What should I check before buying off-plan or resale?
For off-plan, review project registration, escrow, payment milestones, contract terms and construction and handover status. For resale, verify title, completed comparable sales, service-charge information, property condition and achievable rent before committing.
Plan your Tilal Al Ghaf purchase with an advisor
Share your investment goals, budget and timeline with M&M Real Estate. An advisor can review the relevant community benchmarks, assess the property or off-plan case and discuss the purchase and rental setup.
Contact M&M Real Estate
Frequently asked
Is Tilal Al Ghaf a good investment?
It can suit investors looking for a villa or townhouse in a Majid Al Futtaim community, provided the purchase price, achievable rent and ownership costs support the investor’s objectives. The outcome depends on the specific property, tenant demand, holding costs and resale conditions.
Who owns and who is building Tilal Al Ghaf?
Majid Al Futtaim is the developer. Check the individual home’s title and DLD records to identify its registered owner.
Which property type suits a long-term rental strategy?
There is no single best type without comparable rent and cost evidence for the specific property. Compare townhouse and villa rents, service charges, maintenance needs, vacancy assumptions and the tenant profile each layout is likely to attract.
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