About Alaya Beach
Tilal Al Ghaf villas for sale do not often come with their own sand. Alaya Beach is the second phase of Alaya by Majid Al Futtaim, and it is the phase that sits directly on Lagoon Al Ghaf, with a private beach at the end of the garden rather than a shared podium pool ten minutes away.
The neighbourhood is made of two collections. The Mansions are the larger houses, three levels above a basement with a private lift as standard. The Reserve are the grand villas, laid out G plus 2, with a Zen suite you can fit out as a gym, a treatment room, a study or a second majlis. The Mansions come in four types and The Reserve in two, both as 5 and 6 bedroom homes, with dedicated staff rooms, a laundry and basement parking behind the family floor. You choose the facade, The Mediterranean in pale stone or The Modernist in dark stone and bronze, and you choose from four internal layouts and the Terra or Tundra material palettes.
The published built-up range runs 9,522 to 14,670 sqft, though bespoke Mansion layouts trade well above it. Handover was announced for 2026 and the neighbourhood is still completing, so most of what changes hands today is an off-plan resale rather than a finished house. Asking prices sit between roughly AED 26M and AED 45M depending on plot, collection and how close you sit to the water. That spread is wide, and it is where buyers get it wrong. A lagoon-front plot and a second-row plot can look identical on a portal and be eight figures apart in ten years.
I will give you the honest read on which plots are worth the premium, what has actually closed inside Tilal Al Ghaf this year, and where Alaya Beach sits against Lanai Islands and Serenity. If you want to see the wider picture first, start with the Tilal Al Ghaf community guide, then come back and let me walk you through this one on the ground.
Inside Alaya Beach
What you are actually buying.
The specification
Every number, in one place.
| Community | Tilal Al Ghaf, Dubai |
|---|---|
| Neighbourhood | Alaya Beach, the second phase of Alaya |
| Property type | Villa and mansion |
| Collections | The Mansions, The Reserve grand villas |
| Bedrooms | 5 and 6 |
| Built-up area | 9,522 to 14,670 sqft |
| Layout | G plus 2, or three levels above basement |
| Facade options | The Mediterranean, The Modernist |
| Interior palettes | Terra, Tundra |
| Price guide | From AED 26,000,000, current asking prices |
| Handover | 2026, phased. Most units still trade off-plan |
| Launch payment plan | 10 percent down, 45 percent during build, 5 percent on handover, 40 percent post-handover. Developer launch terms, resale purchases differ |
| Developer | Majid Al Futtaim |
| Listing agent | Adem Seymen, BRN 60591 |
Common questions
What buyers ask me about Alaya Beach.
What is the difference between Alaya Beach and Alaya Gardens?
They are the two phases of Alaya at Tilal Al Ghaf. Alaya Gardens sits inland and is built around wellness, with four villa types and a choice of Urban or Serene facades. Alaya Beach is the phase on Lagoon Al Ghaf, with Mansions and Grand Villas and direct access to the private sand beach. Alaya Beach carries the waterfront premium, and it is the phase that holds its value best on resale.
How much does a villa in Alaya Beach cost?
Current asking prices start at roughly AED 26,000,000, and a lagoon-front Mansion with bespoke upgrades has been asked at AED 45,000,000. Those are asks, not closed deals. The gap comes down to the collection, the plot width and how close you sit to the water. Book a call and I will tell you which of the current asks are realistic.
What is the difference between The Mansions and The Reserve?
The Mansions are the larger homes, laid out over three levels above a basement with a private lift as standard. The Reserve are the grand villas at G plus 2, and they include the Zen suite, a flexible room you fit out as a gym, a treatment room, a study or a second majlis. Both come as 5 and 6 bedroom houses.
Is Alaya Beach a good investment in Tilal Al Ghaf?
Waterfront stock inside a Majid Al Futtaim masterplan is the part of Tilal Al Ghaf with the tightest supply, and Alaya Beach is finite. I will not print a yield on a public page and pretend it is guaranteed. Book a call and I will give you the real recent transactions and an honest view on what these should trade at.
Walk Alaya Beach with me.
I will show you the plots that are worth the premium, the ones that are not, and the numbers behind both. No pressure, just a straight conversation.
