TILAL AL GHAF
villa community
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.
AED 4.5M
Villa median · 2025-07-31 to 2026-07-31
10% off-plan
Low supply-pressure proxy
Top 30%
Relative to Dubai communities
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 2,469
Villas
YoY change
+12.5%
5-yr sales
1,971
DLD transactions
Median price
AED 4.5M
All property types
DUBUY VERDICT
Convenience varies by pocket
TILAL AL GHAF offers workable local convenience with public-transport coverage is unscored. The mapped inventory covers 35 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
55/100
Outdoor access
—
Transit
—
Mapped venues
35
Dining
3/100
14 mapped
Shopping
4/100
10 mapped
Health
2/100
2 mapped
Nightlife
7/100
2 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
4 schools sit in the mapped catchment; 4 currently have a KHDA inspection rating, including 3 rated Very Good or Outstanding. Families can choose across 3 curriculums; check actual drive times and admissions availability below.
Schools nearby
4
Top-rated
3
Curricula
3
Best rating
Outstanding
Schools nearby
4
Within the mapped catchment
Curriculum
UK
+2 more
Median fees
AED 88K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
TILAL AL GHAF has compounded 118% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+12.5%
3-yr growth
+118%
Gross yield
—
5yr volume
1,971
Current PSF
AED 2,236
6-month forecast
+1.4%
Forecast range
2,155–2,381
AED per sqft
Confidence
High
Model confidence
TILAL AL GHAF is a primarily villa-based community in Dubai with 1,971 transactions on record over the last five years. Median price per square foot sits at AED 2,469, up 12.5% year-on-year, outperforming the city-wide 8.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with TILAL AL GHAF median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
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.
PROPERTY CATALOGUE
Homes in TILAL AL GHAF
TILAL AL GHAF is led by villas, with 13 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
2,505 sqft
Community median
Named homes
13
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R
Not published
Townhouses
3 B/R, 4 B/R
1,511–2,173 sqft
Includes Aura, Elan, Harmony and 10 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.
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
Communities with similar vibes
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 Context
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
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
Royal Grammar School Guildford L.L.C
UK · FS1-Y8 · AED 103K/yr · Selective entry
Dwight School L.L.C
IB · Pre Primary-G12 · AED 88K/yr · Selective entry
Renaissance School L.L.C
US · Pre Primary-G7 · AED 46K/yr · Moderate entry
KHDA-licensed nurseries nearby(6 within range)
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 • 28 total outlets near TILAL AL GHAF
Moderate amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
High mapped greenery · #23 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
Future: Expanding to become world's largest airport by 2040
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)
Emirates Road (E311) Capacity Upgrade
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
- Reduced commute times
- Better connectivity to Dubai South
- Supports residential growth
Palm Jebel Ali Revival
Revival of the Palm Jebel Ali project with updated master plan. Will be larger than Palm Jumeirah.
- 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.
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.
Market 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.
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
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
AED 2,236/sqft → AED 2,268/sqft
Range AED 2,155 – 2,381· -0.2 pp vs Dubai forecast (+1.6%)
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 →
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
-4.1%
6 months
-8.8%
1 year
-8.7%
2 years
+9.8%
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 2,236 | 17 | -4.1% |
| 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 | +12.9% |
| 2021Q3 | AED 1,069 | 172 |
Property Mix
By Type
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
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.
- •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 greeneryCounts 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)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 2,469. Prices have changed +12.5% year-over-year as of July 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 1,971 property transactions over the past 5 years. The current year-over-year price change is +12.5%, 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 July 2026.How we built this.