Off-Plan Villas in Tilal Al Ghaf

What buying here actually involves now

Tilal Al Ghaf is finished as a primary market. Majid Al Futtaim launched its last neighbourhood, Amara, in January 2024 with a headline calling it the final development set for Tilal Al Ghaf, and Property Finder now records no developer inventory anywhere in the community. What is left is a secondary market of two kinds.

The first is a completed resale. Elan, Aura, Harmony, Alaya and Elysian Mansions have handed over, so you are buying a finished home from its owner at an asking price they set. The developer price is history, and the gap between the two is the seller's, not yours.

The second is an assignment. Plagette 32, Amara, Lanai Islands, Bo Monde and the Serenity collections are still under construction, so the original buyer is transferring their contract. You pay what they have already paid, plus whatever premium they are asking, and then take over the remaining instalments to Majid Al Futtaim. The developer has to approve the transfer and usually charges a fee for it.

Neither route uses a developer payment plan you can negotiate, and neither comes with the DLD fee waivers Majid Al Futtaim offered at launch. Any payment plan you see quoted for a Tilal Al Ghaf release is a portal's reconstruction of the original terms, not an offer available to you.

The lagoon, and what each release can honestly claim

Crystal Lagoons lists Tilal Al Ghaf on its own project register, which is unusual: most Dubai lagoon claims cannot be checked against the engineering company. The register gives 9.65 hectares and describes the water as a private amenity for residents only. Majid Al Futtaim calls it Lagoon Al Ghaf and does not generally use the Crystal Lagoons name in consumer marketing.

Frontage is where the marketing loosens. On Majid Al Futtaim's own wording, three things front the water: the four Water Bungalows at Plagette 32, which it says are lined by the edge of Lagoon Al Ghaf; Alaya Beach, which it places on the banks of the lagoon with direct access from each home; and Lanai Islands, a private island rising from the lagoon where the sold mansion's gardens extend to its own water frontage.

The Serenity Waterfront Collection sits directly beside the lagoon in Majid Al Futtaim's words, which is close but is a statement about the collection rather than about individual plots. Elysian Mansions overlooks the lagoon, with only a select few offering direct access; the developer does not say how many. Everything else, Alaya, Serenity, Amara, Harmony, Aura and Bo Monde, has lagoon access as a resident, not lagoon frontage.

Bo Monde is worth naming specifically. Majid Al Futtaim's own page claims only lagoon access. Property Finder describes private beach access and direct access. Where the developer is quieter than the portal, we follow the developer.

Three things sold here as villas that are not standalone villas

Aura and Aura Gardens. Majid Al Futtaim's own page says the product is four-bedroom twin villas or three and four-bedroom townhouses. Bayut separates them cleanly: twin villas at 3,411 sq ft, townhouses at 2,175 to 2,470 sq ft. Property Finder types the whole project as a villa across 2,175 to 3,411 sq ft, which means its three-bedroom villa from AED 2.7 million is a townhouse price wearing a villa label.

Plagette 32. Majid Al Futtaim's own launch release describes 28 townhome-style Club Villas and four bungalow-style Water Bungalows. Every portal sells all 32 as villas without the qualifier. They are branded villas, built as townhomes, and the developer said so first.

Amara. Majid Al Futtaim says 116 private twin villas. Property Finder lists the type as villa, not twin villa. That is not a townhouse, but it is a subtype being quietly erased, and twin villas and standalone villas do not trade at the same price.

Elan is the honest case and we exclude it from this villa list: Majid Al Futtaim calls it 300 three and four-bedroom duplex townhouses, and Property Finder agrees. It is the only release in the community where the developer published its own payment terms, a six-year plan with 40 per cent falling due over three years after completion and a 50 per cent DLD fee waiver.

What nobody publishes about Tilal Al Ghaf

Plot sizes. Not one source, developer or portal, gives a land area for any villa or mansion in this community. Bayut gets as close as generous plot sizes for Alaya. If a broker quotes you a plot figure, ask where it came from, because it is not in the public record.

Current prices from the developer. Majid Al Futtaim publishes no price list for any neighbourhood. The only developer-published prices that exist are historic launch figures in press releases, and the only ones we found are Elan's: AED 1.26 million for a three-bedroom and AED 1.53 million for a four-bedroom, in February 2020.

Where the unit counts go. Majid Al Futtaim says Alaya is 407 grand villas. The named sub-phases it has announced, Alaya Gardens at 235 and Alaya Beach at 44, come to 279. No source explains the remaining 128.

Construction progress from the registry. We could not reach Dubai Land Department project records for this community, so the completion percentages here are Property Finder's tracker with the date it read them, not registry figures.