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.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
TILAL AL GHAF has compounded 71% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+16.7%
3-yr growth
+71%
Gross yield
—
5yr volume
5,099
Median PSF
AED 1,982
Villas
YoY change
+16.7%
3-yr growth
+71%
PSF growth to 2026
Gross yield
—
TILAL AL GHAF is a primarily villa-based community in Dubai with 5,099 transactions on record over the last five years. Median price per square foot sits at AED 1,982, up 16.7% year-on-year, outperforming the city-wide 13.3% 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 30K
Loan AED 5.47M · 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.
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.
Resident sentiment
Below average
vs all tracked Dubai communities
“Major traffic congestion blocking community entrances and exits for extended periods”
“Spacious villa with garden suite and maid room on green belt”
Reddit r/dubai, r/UAE, r/expats · 31 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- community58%
- build quality53%
- investment47%
- commute42%
- resale37%
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.
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
Schools
4
UK · IB…
Outstanding
1
KHDA top tier
Median fee
AED 88K
per year
DS Score
68/100
composite avg
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.
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 May 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: June 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.
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.
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
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 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)
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 29,923 transactions
Metro stations
Dubai Internet City
AED 870/sqft · 3671 sales
Nakheel Metro Station
AED 866/sqft · 21202 sales
Damac Properties
AED 803/sqft · 422 sales
Malls / shopping
Mall of the Emirates
AED 1,086/sqft · 629 sales
Marina Mall
AED 859/sqft · 24666 sales
Landmarks
Sports City Swimming Academy
AED 864/sqft · 25295 sales
Source: DLD Pulse (CC0). Premium = transactions tagged with this POI vs area median. Reflects buyer choice, not pure proximity value.
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
+9.7%
6 months
+16.7%
1 year
+17.9%
2 years
+37.5%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| 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
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 • 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
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
- •Market-behavior sentiment trending negative
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Green coverage
High green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.5km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
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.
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Similar to TILAL AL GHAF
Data updated June 2026 · DLD Official Records
Highlights
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 7,300,000, with a median price per square foot of AED 1,982. Prices have changed +16.7% year-over-year as of March 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 5,099 property transactions over the past 5 years. The current year-over-year price change is +16.7%, with 1,163 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 March 2026.How we built this.