Handed over
Harmony
Three phases of four and five bedroom villas with garden suite options. The largest cluster in the community and the deepest resale market, which makes pricing here the most transparent.
Harmony villas guideTilal Al Ghaf is a gated villa and townhouse community in Dubailand, built by Majid Al Futtaim around a 70,000 square metre swimmable lagoon. It covers roughly 3 million square metres, about 742 acres, and will hold around 6,500 homes when the last phase completes in 2027. The address is Hessa Street, D61, next door to Dubai Sports City.
That is the short answer. Here is the longer one, and the part that matters if you are buying rather than browsing. Tilal Al Ghaf is not one product. It is twelve distinct sub communities with different plot sizes, different price bands and very different resale behaviour. A four bedroom in Harmony and a four bedroom in Aura are not competing for the same buyer, and they do not hold value the same way.
I am Adem Seymen, a private client advisor at Driven | Forbes Global Properties, BRN 60591. I have been advising buyers in the Tilal Al Ghaf community since 2023. What follows is what I tell clients on a first call, written down.
Tilal Al Ghaf at a glance
| Developer | Majid Al Futtaim Properties. The Tilal Al Ghaf developer also built Mall of the Emirates and Al Zahia in Sharjah. |
|---|---|
| Location | Hessa Street, D61, Dubailand, Dubai. DLD sub community Al Hebiah Fourth. |
| Total area | Approximately 3 million square metres, around 742 acres |
| Homes | Around 6,500 villas, townhouses and apartments at completion |
| Centrepiece | Lagoon Al Ghaf, roughly 70,000 square metres of swimmable water with about 400 metres of sand beach |
| Ownership | Freehold, open to all nationalities |
| Construction started | 2018. Early phases including Harmony are handed over and lived in. |
| Final handover | Scheduled 2027 |
| Schools on site | Royal Grammar School Guildford Dubai, plus a nursery |
| Property types | Townhouses, twin villas, standalone villas, mansions and beachfront plots |
If you only take one line from this table, take the handover date. A community that is still building is a community where your neighbours are still arriving and the resale comparables are still forming. That cuts both ways, and I will explain how below.
The Tilal Al Ghaf location, honestly assessed
Tilal Al Ghaf Dubai sits inland, off Hessa Street. That is the trade. You are not five minutes from the beach at Jumeirah, and anyone who tells you otherwise is reading from a launch brochure. What you get instead is space, low density and a plot size that would be unaffordable closer to the coast.
| Destination | Typical drive |
|---|---|
| Dubai Sports City | 5 minutes |
| Sheikh Mohammed Bin Zayed Road, E311 | 10 minutes |
| Dubai Hills Mall | 15 minutes |
| Mall of the Emirates | 20 minutes |
| Dubai Marina | 25 minutes |
| Downtown Dubai | 28 minutes |
| Al Maktoum International, DWC | 30 minutes |
Two practical points. Public transport is thin, so plan on two cars per household. And at school run time those numbers stretch, particularly the Hessa Street exit. Full detail, including the Tilal Al Ghaf map and every access route, sits on the Tilal Al Ghaf location and connectivity page.
The Tilal Al Ghaf master plan
The Tilal Al Ghaf master plan is simple to read once you know the logic. Water at the centre, homes arranged in rings around it, green corridors threaded between so you can walk or cycle from any neighbourhood to the beach without crossing a main road.
Majid Al Futtaim revised the plan after the first phases sold. Built up density came down, greenery went up by roughly a fifth, the lagoon was expanded by half, and two beach clubs were added. That revision is the single most valuable thing that has happened to early buyers, because it made their plots scarcer without them lifting a finger.
What the rings mean for price
- Ring one, lagoon frontage. Serenity Mansions and its Waterfront Collection, Elysian Mansions, Lanai Islands, Plagette 32 and the beach facing Alaya and Alaya Beach plots. Direct water access, the highest price per square foot in the community, the thinnest supply.
- Ring two, park and green corridor. Aura, Amara and the better Harmony plots. Walkable to the water, priced meaningfully below it.
- Ring three, interior and townhouse. Elan and inner Harmony. The entry point into the community.
Same community, same service standard, three very different assets. The full Tilal Al Ghaf master plan breakdown covers each phase and its handover status.
Lagoon Al Ghaf and the amenities
The Tilal Al Ghaf lagoon is the reason this community charges what it charges. Around 70,000 square metres of swimmable freshwater, a real sand beach of about 400 metres, and it is open to every resident rather than gated behind a single sub community. Kayaking, paddleboarding, swimming and a beach with barbecue areas and an outdoor gym.
Tilal Al Ghaf amenities on site
- Lagoon beach, water sports and two beach clubs
- Royal Grammar School Guildford Dubai inside the master plan boundary
- Retail hub with supermarket, cafes and dining
- Clinic, pharmacy and nursery within the community
- Cycling tracks, jogging trails and interconnected parks
- Fitness facilities and sports courts
- Mosque and community centre
That density of Tilal Al Ghaf community amenities inside the boundary is unusual for Dubai. Most villa communities send you outside the gate for a school run and a pharmacy. Detail on water quality, opening hours and the beach clubs sits on the Lagoon Al Ghaf page. On schools near Tilal Al Ghaf, the on site Royal Grammar School covers most families, with Victory Heights and Sports City options a short drive away.
The twelve sub communities
This is the part that decides your outcome. Pick the wrong sub community for your brief and you will pay a correct price for the wrong asset. Each page below covers plot sizes, layouts, handover status and honest resale numbers.
Handed over
Elan
Three and four bedroom townhouses across two releases. The way into Tilal Al Ghaf at the lowest ticket, and the strongest rental yield in the master plan.
Elan townhouses guide
Family core
Aura and Aura Gardens
Four bedroom twin villas on generous plots, set among parks. The most balanced buy in the community if you want space without lagoon pricing.
Aura villas guide
Boutique
Amara
A small run of 116 twin villas, three to five bedrooms, designed as a distinct architectural set. Scarce by design, which supports resale.
Amara villas guide
Beachfront
Alaya
Four to six bedroom villas, several with sky suite terraces, on the best beach facing plots. Highest price per square foot outside the mansions, and the tightest supply.
Alaya villas guide
Beachfront
Alaya Beach
Four, five and six bedroom villas and mansions with Mediterranean facades and private access to the lagoon and white sand. The waterfront end of the Alaya district, and its scarcest stock.
Alaya Beach guide
Waterfront
Plagette 32
A boutique collection of four lagoon side Water Bungalows and 28 Club Villas, three to five bedrooms, handing over late 2026. Rare format, tightly capped supply.
Plagette 32 guide
Waterfront
Lanai Islands
Just 13 seven and eight bedroom estate mansions sitting on the water itself, the rarest addresses in the master plan. At this level availability matters more than price.
Lanai Islands guide
Ultra prime
Serenity Mansions
Six and seven bedroom mansions on the largest plots. Limited supply, lagoon proximity, and one of the few places in the community where buyers are genuinely competing.
Serenity Mansions guide
Ultra prime
Waterfront Serenity Mansions
The Waterfront Collection of Serenity, six and seven bedroom mansions designed with SAOTA and Blink for direct water frontage. The top of the Serenity ladder and the thinnest supply on it.
Waterfront Serenity guide
Ultra prime
Elysian Mansions
Five to seven bedroom waterfront mansions from roughly 10,300 to 18,000 square feet, in Hilltop, Lagoonside and Park Lane types. Early handover and genuine trophy scale.
Elysian Mansions guide
Ultra prime
Bo Monde
The newest ultra luxury enclave, set near the community mosque with tickets opening around AED 32m. A limited release aimed squarely at top end buyers.
Bo Monde guide
Available now
Current availability
What is actually on the market this week across every sub community, with the plots I would buy and the ones I would not.
Tilal Al Ghaf villas for saleTilal Al Ghaf villas, townhouses and what they cost
Numbers first, caveats immediately after. The bands below are indicative resale asking ranges across the community as of mid 2026. They move, and they move by plot rather than by sub community, so treat them as a starting frame and not a valuation.
| Property type | Bedrooms | Indicative range, AED |
|---|---|---|
| Townhouse | 3 to 4 | 3.5m to 6m |
| Twin villa | 3 to 5 | 5m to 9m |
| Standalone villa | 4 to 5 | 7m to 15m |
| Lagoon facing villa | 5 to 6 | 15m to 30m |
| Mansion | 6 to 7 | 30m and above |
Two plots of identical size, in the same sub community, can differ by seven figures. Orientation, backing, distance to the lagoon path and whether a service road runs behind the garden all move the number. I will tell you which plot backs onto the service road before you see the listing photos, not after.
Villas or townhouses
If you are buying to live, the question is plot size against commute tolerance. If you are buying to let, the townhouses have consistently produced the better yield while the villas have produced the better capital growth. Deep detail on each sits on the Tilal Al Ghaf villas page and the Tilal Al Ghaf townhouses page. Anything currently listed for sale, including every Tilal Al Ghaf villa for sale I am handling directly, is on the current listings page.
Payment plans and the running costs
On a developer release, the Tilal Al Ghaf payment plan is staged against construction, with the balance at handover. On resale you are dealing in cash or mortgage against a completed asset, which is a different negotiation entirely. Service charges are the cost buyers forget, and on a large villa they are not a rounding error. Both are broken down on the payment plan page and the service charges page.
Living in Tilal Al Ghaf, and whether to rent first
Living in Tilal Al Ghaf suits families who want their children on a bike rather than in a lift. It suits people who will use a lagoon rather than photograph it. It does not suit anyone who needs DIFC in fifteen minutes at eight in the morning.
If you are moving to Dubai from abroad, consider a year on a lease first. Tilal Al Ghaf rent starts around AED 250,000 a year for a three bedroom townhouse and climbs steeply for the larger villas. That year tells you whether the commute works for your life, and it costs far less than buying the wrong plot and selling it eighteen months later.
Advising a client to rent rather than buy is not what most agents do. It is what I do when it is the right answer, and it is why those clients come back when they are ready.
Is Tilal Al Ghaf a good investment
Know what you own, and know why you own it.
Peter Lynch, One Up On Wall Street
Lynch was writing about equities, but the discipline transfers cleanly. Plenty of people own a villa in a Dubai community and could not tell you what actually underpins the price they paid.
Here is what underpins this one. Supply is capped at roughly 6,500 homes and the master plan revision reduced density rather than increasing it. The lagoon cannot be replicated by a neighbouring developer at that scale. The developer is Majid Al Futtaim, a balance sheet that finishes what it starts, which is not a given in this market. Early phases are handed over and lived in, so you can walk the streets and judge the build quality yourself.
Now the other side. The community is still completing through 2027, so you will live alongside construction for a while. Resale depth is genuine in Harmony and thin in the mansion tiers, which means exit timing matters more at the top. And inland location is a permanent characteristic, not a phase.
That is the honest case, both ways. For the wider market context, including where The Oasis by Emaar competes for the same buyer, and for occasional distressed property in Dubai that surfaces in exactly these communities, start with those two pages. Current market movement is tracked in Dubai real estate news.
Tilal Al Ghaf questions I get asked most
Who is the Tilal Al Ghaf developer?
Majid Al Futtaim Properties. Tilal Al Ghaf is its flagship residential community in Dubai. Construction began in 2018 and later phases run through 2027. The same group is behind Mall of the Emirates, so the retail and community management standard is a known quantity rather than a promise.
Where exactly is Tilal Al Ghaf?
Hessa Street, D61, in Dubailand, registered with the Dubai Land Department under Al Hebiah Fourth. Dubai Sports City is five minutes away, Damac Hills is adjacent, and Sheikh Mohammed Bin Zayed Road is roughly ten minutes. The location page has the full Tilal Al Ghaf map and every access route.
Is Tilal Al Ghaf freehold, and can foreigners buy?
Yes to both. The whole community is freehold, so any nationality can own outright with the title registered at the Dubai Land Department. Purchases above the current threshold can also support a Golden Visa application.
How big is Lagoon Al Ghaf and who can use it?
Roughly 70,000 square metres of swimmable freshwater with about 400 metres of sand beach. It is a shared community asset, open to residents across every sub community rather than reserved for the waterfront plots. That matters, because it means you do not have to buy on the water to use the water.
What is available in Tilal Al Ghaf for sale right now?
Availability changes weekly and portal listings lag reality, often by months. What is genuinely on the market, including off market plots, is on my listings page. If you want the current position on a specific sub community, ask me directly and I will tell you what is real.
Where is the Tilal Al Ghaf sales center?
Majid Al Futtaim runs a sales centre inside the community for developer releases. For resale, which is most of what trades now that the early phases are handed over, you are dealing with owners and their brokers rather than the developer. That is a different process and a different negotiation.
What are the Tilal Al Ghaf service charges?
They vary by sub community and by plot. Lagoon proximity and plot size both push them up. On a large villa this is a real annual number that belongs in your model from the start. Get the exact current rate for the specific plot before you commit, not the community average. The service charges page covers the detail.
Ask me about a specific plot
I have been advising buyers and sellers in this community since 2023, with more than a decade in real estate overall. I place relationships before transactions, which in practice means I will tell you when a plot is wrong for you even though telling you costs me the commission.
Send me the sub community and the brief. I will come back with what is available, what it is genuinely worth, and what I would avoid. More on my background is on the about Adem Seymen page.