#1 by matching listings
Michael Stevens
White & Co Real Estate
Alaya, Alaya Beach, Alaya Gardens
AED 11.4M–42.5M
TILAL AL GHAF
villa community
AED 2,448/sqft
Buyer read
A balanced buyer case without one dominant signal
Villas have a median sale price of AED 4.5M. 10% of recent sales are off-plan, while market activity ranks top 30%. The downside profile is moderate, based on 2 of 5 available inputs.
Entry unit
AED 4.5M
Villa median · 2025-09-04 to 2026-09-04
Recent sale mix
10% off-plan
Low supply-pressure proxy
Market activity
Top 30%
Relative to Dubai communities
Downside profile
Moderate
2 of 5 risk inputs available
A massive 30 million sqft lagoon community by Majid Al Futtaim featuring crystal-clear lagoons and a car-free neighbourhood.
Median PSF
AED 2,448
Villas
YoY change
+9.6%
5-yr sales
1,885
DLD transactions
Median price
AED 4.5M
All property types
Majid Al Futtaim· Established4,410residents· 2026 est.· 1K householdsEst. 2018
DUBUY VERDICT
Exceptional amenity density, weaker transit
TILAL AL GHAF offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 41 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
90/100
Outdoor access
—
Transit
—
Mapped venues
41
Dining
3/100
19 mapped
Shopping
3/100
7 mapped
Health
2/100
3 mapped
Nightlife
10/100
3 mapped bars
HighlightsCrystal lagoonCar-free zonesLagoon Al Ghaf beach
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
TILAL AL GHAF has compounded 115% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+9.6%
3-yr growth
+115%
Gross yield
—
5yr volume
1,885
Median PSF
AED 2,448
Villas
YoY change
+9.6%
5-yr sales
1,885
DLD transactions
Median price
AED 4.5M
All property types
TILAL AL GHAF is a primarily villa-based community in Dubai with 1,885 transactions on record over the last five years. Median price per square foot sits at AED 2,448, up 9.6% year-on-year, outperforming the city-wide 7.0% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with TILAL AL GHAF median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 4.50M
Down payment25% · AED 1.13M
Monthly payment
AED 19K
Loan AED 3.38M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
Explore property types:Villas(3,103)
PROPERTY CATALOGUE
Homes in TILAL AL GHAF
TILAL AL GHAF is led by villas, with 10 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
2,505 sqft
Community median
Named homes
10
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
Not published
Townhouses
3 B/R, 4 B/R
1,511–2,616 sqft
Includes Aura, Elan, Harmony and 7 more.
Explore all homesMarket temperature & historical discussion for TILAL AL GHAF
Archived discussion themes: Praised for mature community with established amenities and services. Criticised for current asking prices significantly inflated compared to launch costs.
Market temperatureTop 30%81st percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
Historical discussion
Below average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 43 on-topic mentions · latest item Jun 24, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
people considering a move
51% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.1 to +0.1); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2025 to Q2 2026 moved from -0.06 to 0.06. Based on 18 mentions across 2 quarters.
What people praise
- +Mature community with established amenities and services×6
- +Offers larger villa sizes and plot areas compared to alternatives×6
- +Close proximity to multiple shopping malls within short drive times×2
- +Well-developed community with appealing features×1
- +Impressive complex with quality construction×1
What people criticise
- −Current asking prices significantly inflated compared to launch costs×2
- −Concerns about construction quality and location suitability×2
- −4-bedroom prices declining toward 3.25 million AED×1
- −Investor expects further price drops during Ramadan and summer×1
- −Sellers inflating prices rapidly despite low actual transaction volumes×1
Who's talking
Considering a move 51%Investors 28%Residents 12%Agents / brokers 9%
Communities with similar vibes
MBR City62% matchKarama57% match
Based on cosine similarity of what people praise and criticise about each area.
Based on 43 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jun 24, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
TILAL AL GHAF is outperforming Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+9.6%
3-yr growth
+115%
12m sales
187
Forecast
high
Current PSF
AED 2,227
6-month forecast
+1.4%
Forecast range
2,144–2,370
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
TILAL AL GHAF is led by villas, with 10 named developments and home types available to research.
Named profiles
10
Primary stock
Villas
Agent evidence
Available
Off-plan mix
10%
Named profiles
10
complete catalogue
Primary stock
Villas
61% of observed mix
12m sales
187
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 2 of 5 composite inputs available.
Supply pressure
low
Downside
Moderate
Forecast confidence
high
Mapped greenery
High
Off-plan share
10%
Recent ready/off-plan sales
Supply pressure
Low
187 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Outperforming
+9.6% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. TILAL AL GHAF is growing faster than the citywide average, indicating strong local demand.
Schools nearby
4 schools · UK · IB · US
KHDA inspector notes
“Leaders’ commitment and their vision for school improvement.”
“The involvement of the parents and the Dwight Board in supporting the development of the school.”
School fee inflation
5y -4.0%10y -4.0%
Index normalised to 100 in 2019. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
Victory Heights Primary School L.L.C
UK · FS1-Y6 · AED 44K/yr · Selective entry
OutstandingDS 83/100
Royal Grammar School Guildford L.L.C
UK · FS1-Y8 · AED 103K/yr · Selective entry
Very goodDS 71/100
Dwight School L.L.C
IB · Pre Primary-G12 · AED 88K/yr · Selective entry
Very goodDS 69/100
Renaissance School L.L.C
US · Pre Primary-G7 · AED 46K/yr · Moderate entry
AcceptableDS 49/100
KHDA-licensed nurseries nearby(6 within range)
The Wonder Years Nursery0.5 km
The Wonder Years Nursery Branch0.5 km
Kinder Castle Nursery Llc0.6 km
Building Blocks Nursery LLC1.3 km
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 39 total outlets near TILAL AL GHAF
Amenity access score
90/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
19
Restaurants11
Cafes & Coffee4
Bars & Nightlife3
Click to explore venues
Shopping
7
Supermarkets6
Mini Marts1
Click to explore venues
Health
3
Pharmacies2
Clinics1
Click to explore venues
Lifestyle
7
Gyms & Fitness3
Spas0
Salons4
Click to explore venues
Lifestyle Scores
Dining3/100
Shopping3/100
Health2/100
Nightlife10/100
B2 BanksATM1 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
High greenery
22 park features
High mapped greenery · #24 of 75 mapped Dubai communities The 22 figure counts OpenStreetMap park-tagged features within 2.5km of the community centre. It does not mean 22 distinct named parks or confirm walking access.
Airport access
Drive times from TILAL AL GHAF to Dubai airports
DXB
Dubai International
28 km
Off-peak34 min
Normal45 min
Peak hour1h 21m
Via Dubai-Al Ain Road (E66) or direct via Airport Road
~1 Salik toll gate
DWCNearest
Al Maktoum International
16.8 km
Off-peak20 min
Normal27 min
Peak hour48 min
Via Emirates Road (E611) → Expo Road
~1 Salik toll gate
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
89.3 km
Off-peak1h 47m
Normal2h 23m
Peak hour4h 17m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 27 min drive vs 45 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsPositive outlook
Coming Soon: Palm Jebel Ali Revival
Key infrastructure improvements coming to this area. Emirates Road (E311) Capacity Upgrade will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Infra
Emirates Road (E311) Capacity Upgrade
Under Construction
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
2026
Key Benefits:
- Reduced commute times
- Better connectivity to Dubai South
- Supports residential growth
Resi
Palm Jebel Ali Revival
AnnouncedHigh Impact
Revival of the Palm Jebel Ali project with updated master plan. Will be larger than Palm Jumeirah.
2030+
Key Benefits:
- Massive new waterfront living
- Beach access for thousands
- New hospitality destinations
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Observed listing specialists
Agents with real choice in TILAL AL GHAF
563 matching sale adverts across 271 agents. Ranked by unique listings, not paid placement or a claim of service quality.
30
Open example listing
#2 by matching listings
Kasam Maqsood
THRIVESTATE SQUARE REAL ESTATE
Alaya, Amara, Elysian Mansions
AED 9.3M–34.9M
#3 by matching listings
Clifford Henry Kirkpatrick
betterhomes - Motor City
Alaya, Alaya Gardens, Aura Gardens
AED 4.0M–33.3M
Observed 11 Aug 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
Active listings in TILAL AL GHAF
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for TILAL AL GHAF
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 4.9% while sales fell 41% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 2,331
Q2 2026
3m price change
-4.9%
vs prior completed quarter
Quarter sales
30
Q2 2026
3m sales change
-41.2%
vs prior completed quarter
2,5472,1011,654
Sales
23Q324Q225Q226Q2
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
The headline median blends ready resale with off-plan (developer) sales — about 10% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q3 · 8 quarters of data
+1.4%over 6mo
AED 2,227/sqft → AED 2,257/sqft
Range AED 2,144 – 2,370· +0.1 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
10% off-plan share — low incoming supply
Discussion momentum
Historical discussion trend +0.00 over last 4q (dated 2021–2026 Reddit archive, n=43)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for TILAL AL GHAF
74 ready-home DLD sales put the exact bedrooms middle PSF at AED 2,613. Add the asking price and internal area to scale the evidence to a home.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-4.5%
6 months
-9.1%
1 year
-9.0%
2 years
+9.3%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 2,227 | 34 | -4.5% |
| 2026Q2 | AED 2,331 | 30 | -4.9% |
| 2026Q1 | AED 2,451 | 51 | -3.8% |
| 2025Q4 | AED 2,547 | 62 | +4.0% |
| 2025Q3 | AED 2,448 | 38 | +5.8% |
| 2025Q2 | AED 2,313 | 54 | +2.4% |
| 2025Q1 | AED 2,259 | 58 | +5.5% |
| 2024Q4 | AED 2,142 | 46 | +5.2% |
| 2024Q3 | AED 2,037 | 59 | +7.1% |
| 2024Q2 | AED 1,902 | 124 | +2.7% |
| 2024Q1 | AED 1,852 | 103 | +7.4% |
| 2023Q4 | AED 1,724 | 99 | +4.2% |
| 2023Q3 | AED 1,654 | 82 | +9.0% |
| 2023Q2 | AED 1,518 | 112 | +12.7% |
| 2023Q1 | AED 1,347 | 104 | +7.2% |
| 2022Q4 | AED 1,257 | 51 | +2.7% |
| 2022Q3 | AED 1,224 | 39 | +8.8% |
| 2022Q2 | AED 1,125 | 80 | -2.2% |
| 2022Q1 | AED 1,150 | 82 | -4.7% |
| 2021Q4 | AED 1,207 | 508 | +11.6% |
| 2021Q3 | AED 1,082 | 69 |
Property Mix
By Type
Villas60.9%
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Off-plan risk
34/100
Moderate
Headline risk for TILAL AL GHAF. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain TILAL AL GHAF's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Moderate fragility · 2/5 inputs
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
High mapped greeneryParks
22
Gardens
6
Woods / forest
0
Recreation grounds
0
Pitches
43
Grass / lawns
44
Total features
115
Named parks
0
Satellite vegetation
6.6%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.5km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Flood exposure
Flooding reported (2024)Basis
Reported April 2024 flooding
Elevation (context)
28 m
April 2024: Standing water reported in the wider Dubailand belt.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch TILAL AL GHAF
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Compare & explore
All guides & rankingsFrequently asked questions about TILAL AL GHAF
What is the average property price in TILAL AL GHAF?
The median property price in TILAL AL GHAF is AED 4,500,000, with a median price per square foot of AED 2,448. Prices have changed +9.6% year-over-year as of September 2026.
What types of properties are available in TILAL AL GHAF?
TILAL AL GHAF is primarily a villa community with approximately 0% apartments and 61% villas. The most common property types include Villa (3,103).
How is the real estate market performing in TILAL AL GHAF?
TILAL AL GHAF has seen 1,885 property transactions over the past 5 years. The current year-over-year price change is +9.6%, with 187 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of September 2026.How we built this.