Tilal Al Ghaf
A gated villa community built by Majid Al Futtaim around a swimmable lagoon and sandy beach off Hessa Street, next to Dubai Sports City, and one of the newer family addresses in the city.
Tilal Al Ghaf is the first residential master community in Dubai by Majid Al Futtaim, the group behind Mall of the Emirates and the Carrefour stores in the region. It was launched in 2018 and covers about 3 million square metres at the junction of Hessa Street and Sheikh Zayed Bin Hamdan Al Nahyan Street, between Dubai Sports City, Victory Heights and Motor City. The plan is for more than 6,500 homes when the community is complete, a date the developer has set for 2027.
The homes are villas, townhouses and mansions in a series of gated neighbourhoods. Elan and Aura hold three and four bedroom townhouses and smaller villas, Harmony and Alaya four to six bedroom villas, and Amara and Plagette32 newer villas still being built. At the top end, Elysian Mansions, Serenity Mansions, the Waterfront Serenity Mansions, Bo Monde and Lanai Islands hold large mansions of five to eight bedrooms, many on the water.
The community is built around Lagoon Al Ghaf, a swimmable lagoon with about 400 metres of white sandy beach, and a central park with lakes and an amphitheatre, linked by 18 km of walking trails and 11 km of cycle paths. The Royal Grammar School Guildford Dubai has its campus inside the community. Elan, Aura, Harmony and much of Alaya and Elysian Mansions are finished and lived in, while other neighbourhoods are still under construction, so parts of the community will remain a building site for some time.
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Getting around
Tilal Al Ghaf is a place to drive. There is no Metro station inside or next to the community; the closest is Jumeirah Golf Estates on the Red Line, about 12 km and 20 minutes away by car. RTA buses stop in neighbouring Dubai Sports City, a few minutes' drive away, but most residents use their own cars or taxis. The community sits at the junction of Hessa Street and Sheikh Zayed Bin Hamdan Al Nahyan Street, with quick links to Sheikh Mohammed Bin Zayed Road and Al Khail Road for the airport and the city centre, and to Emirates Road for Abu Dhabi. Every home has its own parking for one or two cars, with visitor parking in public spaces. Inside the gates traffic is light, but Hessa Street and the nearby junctions are busy in the morning and evening rush hours and at school times, and construction traffic adds to it while the later neighbourhoods are built.
Travel times
| Destination | Minutes | Kilometres |
|---|---|---|
| Dubai International Cricket Stadium (Dubai Sports City) | 10 to 15 min | 5 km |
| City Centre Me'aisem | 15 to 20 min | 6 km |
| Dubai Autodrome (Motor City) | 15 to 20 min | 7 km |
| Dubai Hills Mall | 20 to 25 min | 14 to 15 km |
| Mall of the Emirates | 25 to 30 min | 15 to 17 km |
| Global Village | 25 to 30 min | 15 km |
| JBR beach | 25 to 30 min | 16 km |
| Expo City Dubai | 25 to 30 min | 17 km |
| Destination | Minutes | Kilometres |
|---|---|---|
| Dubai Marina (Dubai Marina Mall) | 25 to 30 min | 18 km |
| Palm Jumeirah (Atlantis The Palm) | 30 to 35 min | 23 km |
| Business Bay (Bay Square) | 30 to 35 min | 27 km |
| Downtown Dubai (Burj Khalifa and Dubai Mall) | 30 to 35 min | 27 to 29 km |
| DIFC | 30 to 35 min | 29 to 32 km |
| Al Maktoum International Airport (DWC) | 35 to 40 min | 27 to 31 km |
| Dubai International Airport (DXB) | 35 to 40 min | 36 to 37 km |
| Abu Dhabi (Sheikh Zayed Grand Mosque) | 80 to 90 min | 117 km |
By car, outside rush hour. Times vary with traffic.
Investment potential
Tilal Al Ghaf has become one of the more active villa markets in the newer parts of Dubai, with strong demand for homes near the lagoon and a mix of finished homes and off-plan neighbourhoods still being built.
About 213 villa sales were registered in the twelve months to October 2026. A typical home sold for about AED 10.8 million, or about AED 2,129 per square foot, and the most common sale was a four bedroom villa. Recent sales show the spread: a four bedroom Elan townhouse sold for AED 4.3 million in September 2026, Harmony villas for about AED 8.25 million to 11.5 million, finished Alaya villas for about AED 11.3 million to 20 million, and five bedroom homes in Elysian Mansions for about AED 22 million to 27.5 million. At the very top, an eight bedroom villa on Lanai Islands sold off-plan for about AED 91 million in September 2026. Advertised prices run from about AED 3.45 million to about AED 90 million.
Prices per square foot have risen steadily since 2021. The average price per square foot rose from about AED 1,900 in the first quarter of 2025 to about AED 2,050 in the third quarter.
The median gross rental yield is about 6%, and yields by home size run from about 4.9% for five bedroom villas to about 5.8% for three bedroom homes. Asking rents run from about AED 180,000 a year for a three bedroom townhouse in Elan to about AED 2 million for the largest mansions. Several neighbourhoods are still off-plan, with completion dates from 2026 to 2027, so buyers can choose between a finished home to live in or let now and a payment plan on a home still being built.
Indicative prices
- 3 bedroom townhouse (Elan, Aura, Aura Gardens)
- about AED 3.7M to 4M
- Annual rent AED 180,000 to 275,000
- 4 bedroom townhouse or villa (Elan, Aura)
- AED 4.3M to 6.5M
- Annual rent AED 245,000 to 345,000
- 4 to 5 bedroom villa (Harmony)
- AED 8.25M to 12.7M
- Annual rent AED 450,000 to 850,000; larger Harmony 3 villas up to AED 1.4M
- 4 to 5 bedroom villa, off-plan (Amara, Plagette32)
- AED 8M to 8.7M
- 4 to 6 bedroom villa (Alaya, Alaya Gardens)
- AED 11.3M to 26M
- Annual rent AED 670,000 to 1.4M
- 5 to 7 bedroom mansion (Elysian Mansions, Serenity Mansions)
- AED 22M to 38.5M; listed up to about AED 52M
- Annual rent AED 1.7M to 2.1M
- 6 to 8 bedroom villa (Lanai Islands)
- AED 75M to 91M
Key figures
- Villa sales in the last 12 months
- About 213
- Typical sale price
- About AED 10.8M, or about AED 2,129 per sq ft
- Average price per sq ft, 2025
- About AED 1,900 in Q1, rising to about AED 2,050 in Q3
- Gross rental yield
- About 6% (median); about 4.9% to 5.8% by home size
- Asking prices
- About AED 3.45M to 90.2M, median about AED 11.7M
- Villas listed for rent
- About 518
Figures as of October 2026.
Sources: Dubai Land Department transaction data via YallaValue; listing data from Property Finder; Betterhomes area guide (average prices, rents, yields and price per sq ft); Bayut area guide.
Figures are indicative and for information only. They are not financial advice.
Lifestyle
Life in Tilal Al Ghaf is suburban and centred on the outdoors. Lagoon Al Ghaf has a white sandy beach for swimming, kayaking, canoeing and paddleboarding, with beach sports, an outdoor gym and barbecue areas beside it. The central park has landscaped lakes and an amphitheatre for open air events, fitness sessions, markets and outdoor cinema, and 18 km of walking trails and 11 km of cycle paths run through the neighbourhoods. A retail centre inside the community has a Carrefour, an Aster Pharmacy and a Starbucks, and the Majid Al Futtaim Mosque serves residents. The Royal Grammar School Guildford Dubai is inside the community, and Victory Heights Primary School and Dwight School Dubai are a few minutes away, which keeps the school run short for many families. For restaurants and larger shops, residents still drive to neighbouring Victory Heights, Motor City and Dubai Sports City, or to City Centre Me'aisem, about 15 minutes away. The Els Club golf course is next door in Victory Heights, and the beaches at JBR and Dubai Marina are about half an hour's drive.
Places nearby
Schools and nurseries
- Royal Grammar School Guildford DubaiBritish curriculum from age 3, inside the community; opened in 2021
- Victory Heights Primary SchoolBritish curriculum primary school in Victory Heights, about 3 km away
- Dwight School DubaiIB school on Hessa Street, about 3 km away
- Jebel Ali SchoolBritish curriculum school in Damac Hills, about 12 minutes by car
- The Wonder Years NurseryNursery in Dubai Sports City, about 10 minutes by car
Healthcare
- Aster Pharmacy, Tilal Al GhafPharmacy in the community retail centre
- Emirates Hospital Day Surgery and Medical CenterDay surgery and clinics nearby, about 10 minutes by car
- Mediclinic Parkview HospitalHospital in Al Barsha South, about 10 km and 15 to 20 minutes by car
Shopping and groceries
- Tilal Al Ghaf retail centreCarrefour, Aster Pharmacy and a Starbucks inside the community
- City Centre Me'aisemMall with a Carrefour hypermarket, about 6 km away
- Circle MallMall in Jumeirah Village Circle, about 10 km away
- Mall of the Emirates and Dubai Hills MallLarge malls, 20 to 30 minutes by car
Dining
- The Els ClubClubhouse restaurants at the golf club in Victory Heights, about 5 minutes by car
- Smith St Paleo and CafeCafe and restaurant nearby, about 6 minutes by car
Parks and beaches
- Lagoon Al GhafSwimmable lagoon with about 400 m of white sandy beach, inside the community
- The ParkCentral park with lakes, an amphitheatre and play areas
- Walking and cycling trails18 km of walking trails and 11 km of cycle paths through the community
- JBR beachPublic beach, 25 to 30 minutes by car
Culture and leisure
- The Els Club18-hole golf course in Victory Heights, next to the community
- Dubai International Cricket StadiumInternational cricket in Dubai Sports City, about 5 km away
- Dubai AutodromeMotor racing circuit in Motor City, about 7 km away
- Global VillageSeasonal cultural and entertainment park, 25 to 30 minutes by car
Why buyers choose it
- A swimmable lagoon with about 400 metres of white sandy beach at the heart of the community
- Villas, townhouses and mansions in gated neighbourhoods, from three bedroom townhouses to waterfront mansions
- The Royal Grammar School Guildford Dubai inside the community, with more schools a few minutes away
- 18 km of walking trails, 11 km of cycle paths and a central park with lakes and an amphitheatre
- An active villa market, with about 213 sales in the last twelve months
- A median gross rental yield of about 6%
- A choice of finished homes and off-plan neighbourhoods with payment plans
- Built by Majid Al Futtaim, one of the largest developers and mall operators in the region
- Freehold for all nationalities
Worth knowing
- Several neighbourhoods are still being built, with completion planned for 2026 to 2027, so expect construction noise and traffic for some time
- No Metro nearby; the closest station is about 12 km away, so a car is essential
- Downtown, DIFC and the airport take 30 to 40 minutes outside rush hour, and longer at peak times
- Restaurants and shops inside the community are still limited, so most dining means a drive to neighbouring areas
- Entry prices are high: few homes sell for under AED 4 million, and most villas cost AED 8 million or more
- Service charges vary by neighbourhood and published estimates differ widely; check the figure for a specific home before you buy
- A large share of the community is still off-plan, so resales may compete with new homes as later phases are handed over
Who it suits
- Families who want a new villa or townhouse with a garden in a gated, lagoon-side community
- Parents who want a short school run to the Royal Grammar School Guildford Dubai or Victory Heights Primary
- Buyers who want beach and lagoon life without living on the coast
- Investors looking for family tenants and a yield of about 5% to 6%
- Buyers who prefer an off-plan villa on a payment plan from an established developer
Tilal Al Ghaf in pictures
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