Overview
Tilal Al Ghaf is a low-rise master community of townhouses, twin villas, grand villas and mansions set around Lagoon Al Ghaf in the Al Barsha South area of Dubai. It is developed by Majid Al Futtaim Communities, the property arm of the Emirati group behind Mall of the Emirates.
Key facts
- Developer
- Majid Al Futtaim Communities
- Master developer
- Majid Al Futtaim
- Location
- Hessa Street at Sheikh Zayed Bin Hamdan Al Nahyan Street (Al Barsha South area), Dubai
- Unit types
- 3-4 BR duplex townhouses, 4 BR twin villas and 3-4 BR townhouses, 4, 5 and 6 BR villas with Garden Suite, Grand villas, Mansions and grand villas, 5-6 BR waterfront mansions, 116 twin villas, 28 Club Villas and 4 Water Bungalows, 13 mansions, 7-8 BR island estates, Standalone mansions
- Prices from
- 3,449,000 AED
- Areas from
- 2,152 sq ft (200 sqm)
- Handover
- Phased. Alaya: handover targeted early 2026; Elysian Mansions: targeted mid-2026 (developer statement of January 2024). No official dates published for Plagette32, amara, Serenity Mansions, Lanai Islands or BO MONDE.
- Community size
- 3 million sqm total area; 3,500 homes; 15,000 residents; 110,000 sqm recreational lagoon
- Phases on sale
- BO MONDE
A lagoon, not a pool
Lagoon Al Ghaf covers 110,000 sqm with white sandy beaches, kayaking and paddle boarding at the centre of the community.
School inside the gates
Royal Grammar School Guildford Dubai operates inside the community and is accepting applications from FS1 to Year 8.
Retail and mosque on-site
More than 25 Majid Al Futtaim retail outlets, the DISTRIKT hub, Plagette Beach Club and a community mosque keep daily errands inside.
Status
Selling; BO MONDE (13 mansions) is the developer's latest launch; Elysian Mansions listed as 'Unveiling soon'; amara announced as the final neighbourhood.
Location
Tilal Al Ghaf sits at the junction of Hessa Street and Sheikh Zayed Bin Hamdan Al Nahyan Street in the Al Barsha South area, next to the golf communities of Victory Heights and Jumeirah Golf Estates. Both roads connect to Sheikh Mohammed Bin Zayed Road and Al Khail Road, which is how most residents reach the city. The developer's own figures put City Centre Me'aisem and Mediclinic Parkview Hospital at 10 minutes, Mall of the Emirates at 15 minutes and Downtown Dubai at 20 minutes. Al Maktoum International Airport is 25 minutes away and Dubai International Airport 29 minutes.
- City Centre Me'aisem10 min
- Mediclinic Parkview Hospital10 min
- Mall of the Emirates15 min
- Kempinski Hotel15 min
- Downtown Dubai20 min
- Al Maktoum International Airport25 min
- Dubai International Airport29 min
About the developer
Majid Al Futtaim was founded in 1992 and is an Emirati-owned diversified lifestyle conglomerate employing more than 43,000 people. It owns and operates 29 shopping malls, seven hotels and five mixed-use communities, and is the creator of Ghaf Woods and Tilal Al Ghaf in Dubai and Al Mouj in Muscat.
Tilal Al Ghaf is the group's flagship residential community in Dubai and the sister project of Ghaf Woods. The first neighbourhood, Elan, sold out, and the developer has since awarded construction contracts for Alaya, Elysian Mansions and Serenity Mansions to named contractors rather than building in-house. Buyers value that the same group owns and runs the nearby Mall of the Emirates and City Centre Me'aisem, so the retail, school and community management are held long term.
Why this project
- The community is planned for 3,500 homes on 3 million sqm, so density stays low compared with apartment-led lagoon projects.
- Lagoon Al Ghaf spans 110,000 sqm with beaches, swimming, kayaking and paddle boarding a short walk from most neighbourhoods.
- 11 km of cycling trails and 18 km of walking trails run through The Park, its lakes and amphitheatre.
- Royal Grammar School Guildford Dubai is already open inside the community, which removes the school run for many families.
- The developer is a group founded in 1992 that owns 29 malls, seven hotels and five mixed-use communities, so the master plan is funded and managed by an operator, not a trader.
Master plan & phases
The master plan is built as a ring of neighbourhoods around the lagoon and The Park. Elan and Aura hold the 3-4 bedroom townhouses and twin villas, Harmony the 4-6 bedroom villas, and Alaya and Alaya Beach the grand villas and mansions on the water. The later launches are all large-format: 94 Elysian waterfront mansions, 116 amara twin villas announced as the final neighbourhood, 28 Club Villas and 4 Water Bungalows at Plagette32, 109 Serenity Mansions, the 7-8 bedroom Lanai Islands estates and the 13 BO MONDE mansions. BO MONDE is the developer's current headline launch; the earlier neighbourhoods are sold out at developer level, so homes there change hands on the resale market.
Unit types, areas & starting prices
Published prices
- 3-4 BR townhouse — Elan (resale stock)From 3,449,000 AED
- 3-4 BR villa — Aura (resale stock)From 6,150,000 AED
- Villa — AmaraFrom 7,980,000 AED
- 4-5 BR villa — Harmony (resale stock)From 8,500,000 AED
- Villa — Plagette 32From 9,000,000 AED
- 4-6 BR villa — Alaya (resale stock)From 10,975,000 AED
- 5-6 BR villa — Elysian MansionsFrom 22,400,000 AED
- 5-7 BR mansion — Serenity MansionsFrom 27,114,063 AED
- Mansion — Bo MondeFrom 32,000,000 AED
- 7+ BR villa — Lanai IslandsFrom 68,000,000 AED
Indicative, from public listings, not a developer price
Published areas
- 3 BR townhouse — Elan2,152 sq ft (200 sqm)
- 4 BR townhouse — Elan2,354 sq ft (219 sqm)
- 4 BR villa + Garden Suite — Harmony III4,016 sq ft (373 sqm)
- 5 BR villa + Garden Suite — Harmony III4,477 sq ft (416 sqm)
- 6 BR villa + Garden Suite — Harmony III6,515 sq ft (605 sqm)
- The Retreat villa — Alaya7,509 sq ft (698 sqm)
- Grand Villa — Alaya8,891 sq ft (826 sqm)
- The Reserve grand villa — Alaya Beach8,891 sq ft (826 sqm)
- The Mansions — Alaya Beach13,346 sq ft (1,240 sqm)
- Waterfront mansion — Serenity Mansions Waterfront Collection17,760 sq ft (1,650 sqm)
- 7 BR Shore estate — Lanai Islands23,652 sq ft (2,197 sqm)
- 8 BR Edge estate — Lanai Islands30,213 sq ft (2,807 sqm)
Areas are total areas from the developer brochures, which state they are indicative; the developer publishes no prices, and Elan, Aura, Harmony and Alaya are sold out at developer level, so any price you see for them is a resale asking price.
Payment plan
Payment plans differ by phase and unit. Request today's official plan through the form and we will send it within minutes.
The honest drawbacks
What may not suit you, before you book, with the other side of each point.
Hessa Street and Sheikh Zayed Bin Hamdan Al Nahyan Street (the Al Qudra corridor) carry heavy commuter traffic in the morning and evening peaks, and the exits toward Sheikh Mohammed Bin Zayed Road back up.
CounterweightThe community sits on a junction of two arterial roads rather than a single access, and the school, clinic, mosque and retail inside the gates take many daily trips off the road altogether.
This is an inland community. The lagoon is man-made and the real coast at Jumeirah or Dubai Marina is a drive, not a walk.
CounterweightLagoon Al Ghaf is 110,000 sqm of swimmable water with sandy beaches and a beach club, which is more usable water than most Dubai villa communities offer, and prices reflect an inland location rather than a beachfront one.
Lagoons, beaches, trails and a landscaped park cost money to run, so service charges here are at the level typical of lagoon communities rather than of a plain villa compound.
CounterweightThe charge is per square foot on the built area and is published per neighbourhood; ask for the current estimate for the exact unit and compare it with the rent or use you expect before booking.
There are no apartments. The smallest home is a 3-bedroom townhouse and the newer launches are mansions and island estates, so the entry ticket is well above most Dubai off-plan projects.
CounterweightBuyers get land and total areas that start at 2,152 sq ft for the 3-bedroom townhouse, and homes at this level generally sit above the golden visa threshold, which we confirm per unit.
Alaya, Elysian Mansions, amara, Plagette32, Serenity Mansions, Lanai Islands and BO MONDE are still under construction, so parts of the community will have site traffic, dust and cranes for years; the developer's last published targets were early 2026 for Alaya and mid-2026 for Elysian, and no dates are published for the rest.
CounterweightThe first neighbourhoods are handed over and lived in, and the lagoon, park, school and retail are already open, so you can walk the finished product before you commit to a later phase.
Developer stock is thin. Elan, Aura, Harmony and Alaya are sold out at developer level, so most of what is on offer is resale priced by sellers, with premiums that vary by lagoon frontage and phase.
CounterweightResale means ready or near-ready homes with no construction wait, and the developer still headlines BO MONDE as its latest launch with Elysian Mansions listed as unveiling soon.
Amenities & services
Life here is arranged around water and shade. Mornings start with a swim or a paddle on the lagoon, the 18 km of walking trails loop through The Park and its lakes, and the beach club and DISTRIKT hub cover coffee, wellness and dinner without leaving the gates. School drop-off, Friday prayers and the weekly shop are all inside the community.
- Lagoon Al Ghaf with white sandy beaches (swimming, kayaking, canoeing, stand-up paddling)
- The Park with landscaped trails, lakes and amphitheatre
- 11 km cycling and 18 km walking trails
- Royal Grammar School Guildford Dubai (FS1 to Year 8)
- 25+ Majid Al Futtaim signature retail
- DISTRIKT community hub and Plagette Beach Club
- Majid Al Futtaim Mosque
Who this project suits
- End-user families: a school from FS1 to Year 8, a lagoon and a park inside the gates make it a place to raise children without daily driving.
- Investors: a 3,500-home cap in a lagoon community by a listed-scale Emirati group keeps supply limited, though the ticket size means yields are a long-hold, not a flip, case.
- Upgraders: families moving from apartments in Al Barsha, Motor City or Sports City get a villa with a lagoon in the same part of town.
- Second-home buyers: the mansion neighbourhoods on the water suit GCC families who want a private Dubai base with beach access and no tower living.
Before you book: points to verify
- Confirm the exact neighbourhood, plot and handover date of the unit offered; the developer's published targets are years old and differ by phase.
- Check the Oqood registration with the Dubai Land Department for an off-plan unit, or the title deed for a resale, before paying any deposit.
- Ask for the RERA escrow account number of the phase and pay only into it.
- Request the current service-charge estimate per sq ft for the neighbourhood and the lagoon and beach club fees, if separate.
- Read the premiums for lagoon frontage, corner plots and larger plots, and the developer's rules on resale before handover, which usually require a minimum paid percentage and a no-objection certificate.
Gallery
Frequently asked questions
What is the starting price at Tilal Al Ghaf?
Majid Al Futtaim does not publish prices, and the early neighbourhoods are sold out at developer level, so prices there are set by resale sellers. Request today's price list for BO MONDE and the current resale options and we send it as issued.
What unit types are there?
3-4 bedroom duplex townhouses and twin villas in Elan and Aura, 4-6 bedroom villas in Harmony, grand villas in Alaya and Alaya Beach, and mansions and estates in Elysian, Serenity, BO MONDE and Lanai Islands. There are no apartments.
When is handover?
It differs by neighbourhood. The developer's last published targets were early 2026 for Alaya and mid-2026 for Elysian Mansions; no dates are published for Plagette32, amara, Serenity Mansions, Lanai Islands or BO MONDE. We confirm the current date for the specific unit.
What is the payment plan?
The developer has not published a payment plan for the neighbourhoods on sale, and it differs by phase. Request today's plan and we send the official version.
Where is Tilal Al Ghaf and how is the commute?
At the junction of Hessa Street and Sheikh Zayed Bin Hamdan Al Nahyan Street in Al Barsha South, next to Jumeirah Golf Estates. The developer quotes 15 minutes to Mall of the Emirates and 20 minutes to Downtown Dubai outside peak hours; both access roads are busy at rush hour.
Does a home here qualify for the golden visa?
Units at or above the current property-investment threshold qualify, and homes at Tilal Al Ghaf generally sit above it. We confirm eligibility per unit and per payment status.
Is it off-plan or ready?
Both. Elan, Aura and Harmony are handed over and available on resale; Alaya, Elysian, amara, Plagette32, Serenity, Lanai Islands and BO MONDE are under construction.
Can foreigners buy, and what are the service charges?
Yes, Tilal Al Ghaf is in a freehold zone open to all nationalities. The service-charge estimate per sq ft differs by neighbourhood and is confirmed with the sales advisor for the exact unit.