TILAL AL GHAF
villa community
A massive 30 million sqft lagoon community by Majid Al Futtaim featuring crystal-clear lagoons and a car-free neighbourhood.
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.
What residents say about TILAL AL GHAF
Praised for established community with townhouse options. Criticised for current asking prices significantly inflated compared to launch costs.
31 on-topic Reddit posts & comments · r/dubai, r/UAE, r/expats · methodology
Sentiment rank
30%
Below average
Raw score -0.33 · vs all Dubai areas
Mentions analysed
31
48 total, 31 on-topic
Sentiment trend
—
Need 3 more quarters
Mostly discussed by
people considering a move
52% of mentions
What people praise
- +Established community with townhouse options×3
- +Well-developed community with appealing features×1
- +Appears to offer upmarket villa options in target price range×1
- +Reasonably priced rental options for families×1
- +Close proximity to Marina area×1
What people criticise
- −Current asking prices significantly inflated compared to launch costs×2
- −4-bedroom prices declining toward 3.25 million AED×1
- −Investor expects further price drops during Ramadan and summer×1
- −Major traffic congestion blocking community entrances and exits for extended periods×1
- −Poor event management causing 25-30 minute delays for residents during normal commute×1
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Spacious villa with garden suite and maid room on green belt”
“Impressive complex with quality construction”
“Significantly below-market pricing available”
“Major traffic congestion blocking community entrances and exits for extended periods”
“Structural cracking in brand new villas after heavy rain”
“Significant traffic congestion during commute times”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 31 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Around the area
Schools, amenities, transport, travel times, and what's changing nearby.
Nearby schools14 schools
View on DubaiSchools.ai4
2
4
100/100
GEMS Metropole School - Al Waha
Dhruv Global school
Victory Heights Primary School L.L.C
Safa Community School
Jumeirah English Speaking School (Br)
Nord Anglia International School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated January 2026
Local amenities
Amenities within 2.5km walking distance • 28 total outlets near TILAL AL GHAF• Click a category to explore
Somewhat Walkable
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: January 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in TILAL AL GHAF
Metro Stations
Palm Deira Metro
Nearest
Al Ras Metro
Baniyas Square Metro
Shopping Malls
BurJuman Centre
Nearest
Al Ghurair Centre
Mercato Mall
Landmarks
Gold Souk
Nearest
La Mer
Dubai Frame
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.
For sale in TILAL AL GHAF
6-Month forecast
From 2025Q4 · 8 quarters of data
AED 2,401/sqft → AED 2,532/sqft(range AED 2,329 – 2,735)
+0.8 pp vs Dubai-wide forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low incoming supply
Demand pull
Sentiment trend +0.00 over last 4q (Reddit, n=31)
Approximate — based on transparent OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. View full methodology →
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Quarterly Price Trends
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 2,082 | 18 | -13.3% |
| 2025Q4 | AED 2,401 | 139 | +9.7% |
| 2025Q3 | AED 2,188 | 110 | +6.3% |
| 2025Q2 | AED 2,058 | 129 | +3.2% |
| 2025Q1 | AED 1,995 | 119 | -2.0% |
| 2024Q4 | AED 2,036 | 126 | +4.0% |
| 2024Q3 | AED 1,957 | 125 | +4.2% |
| 2024Q2 | AED 1,878 | 222 | +0.3% |
| 2024Q1 | AED 1,872 | 175 | +7.2% |
| 2023Q4 | AED 1,746 | 186 | +11.0% |
| 2023Q3 | AED 1,573 | 158 | +5.1% |
| 2023Q2 | AED 1,496 | 242 | +6.3% |
| 2023Q1 | AED 1,407 | 268 |
Property Mix
By Type
Developer1 developer
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 39,463 registered brokers from 12,135 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Investment details
Rental yields, service charges, off-plan pipeline and building-level breakdown.
Service charges
RERA-registered rates for TILAL AL GHAF
Average
AED 5/sqft
Source: RERA / DLD (2025)
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in TILAL AL GHAF
1 buildings with DLD transaction data
Elan
Villa4 B/R, 3 B/R
Median/sqft
AED 2,082
Median Price
AED 4.2M
Avg Size
201.9 sqm
Talk to a TILAL AL GHAF Expert
Connect with verified agents who specialize in this community
Similar to TILAL AL GHAF
Dubai Market Insights
Get updates on TILAL AL GHAF and Dubai market trends. Free, no spam.
Unsubscribe anytime. We respect your privacy.