Alaya Tilal Al Ghaf Dubai

Alaya is Majid Al Futtaim's grand-villa neighbourhood at Tilal Al Ghaf, its lagoon community off Hessa Street: 130 villas on about 200,000 sq m, sold as Alaya, Alaya Gardens and Alaya Beach, with an internal lift and a garage in every home. Most pages list 4, 5 and 6-bedroom villas; the five-bed is the one with published sizes, 6,879 to 8,192 sq ft. Launch pricing ran from AED 7 million (about Rs 18.03 crore) — AED 6.8 and 6.9 million on other pages — with five-bedrooms from AED 8.9 million, on a 10/45/5/40 plan.

Two things define the buy today. Construction began in March 2022 and the mid-2026 handover has passed without any source confirming the keys, so ask first for the Building Completion Certificate. And the developer's release is behind us: Bayut's average asking price for a five-bedroom is about AED 15.2 million in September 2026, so a buyer enters through resale, paid at transfer.

At a glance

Price and unit pricing

The sources disagree on the starting figure: Metropolitan prints AED 7,000,000, Binayah AED 6,800,000 and Sotheby's AED 6,900,000 — a 3% spread reflecting when each page was written. We use AED 7 million and print the range; Majid Al Futtaim's price list settles it, and on a resale the seller's asking price replaces all three.

The rate is the useful line. At launch the five-bedroom worked out at about AED 1,294 per sq ft on the smallest size; Bayut's resale average implies AED 1,860 to 2,210 per sq ft depending on the size you divide by. Hold that premium for a finished villa against a new off-plan one such as Palmiera 3 at The Oasis, where Emaar asks about AED 1,620 per sq ft for a 2028 handover.

Payment plan and total cost

The launch plan was 10/45/5/40: 10% at booking, 45% through construction, 5% on completion and 40% after handover, as propsearch prints it — a post-handover share rare on a villa release. Worked on the AED 7,000,000 launch entry, for the record of what original buyers paid:

A resale on a completed villa settles at the DLD trustee office at transfer: the price, the 4% DLD fee — about AED 609,000 on Bayut's AED 15.2 million average — the AED 580 admin fee, the trustee fee and the agent's 2% plus VAT, usually with a UAE mortgage. If the Building Completion Certificate has not issued, it is an off-plan assignment: the seller's outstanding instalments transfer and the AED 40 Oqood fee applies. Our payment plan guide covers both routes.

No service charge has been published for Alaya. On 6,879 sq ft even AED 4 per sq ft a year is about AED 27,500, and a lagoon with a beach may run higher; ask the seller for the last budget.

Location and connectivity

Tilal Al Ghaf sits off Hessa Street (D61) with Sheikh Mohammed bin Zayed Road (E311) close by, between Sports City and Motor City and the Dubai Hills corridor. It is built around Lagoon Al Ghaf, a swimmable lagoon with a beach, and the Elan and Harmony phases are lived in. Alaya is the top tier, with the Alaya Beach plots fronting the lagoon.

Guides put Dubai Hills Estate at about 15 to 20 minutes and Downtown and Dubai Marina at roughly 25 minutes each by car, with Al Maktoum (DWC) about 25 to 30 minutes and Dubai International (DXB) about 35; no source prints an exact time from Alaya. There is no Metro station; this is a car community. Harmony 3 is due in Q3 2026, Aura in Q4 2026 and the community in 2027, so construction traffic has a year or so left.

For a tower at the other end of the price range, Al Habtoor Tower on Sheikh Zayed Road sells one-bedrooms from about AED 2.25 million. See also all Dubai projects, villas and townhouses for sale in Dubai and the projects page.

Amenities and specifications

Quoted for the villas: an internal home lift in every villa, a garage with a door, and premium finishes on the developer's description. For Alaya: a community plaza, exhibition space, a fitness area, green spaces, a lap pool, a jacuzzi, a clubhouse, play areas, a sikka park, a mosque, an outdoor games area and a private beach on the lagoon; Tilal Al Ghaf adds a basketball court, jogging and cycle paths and parks.

Not published: plot sizes, the 4 and 6 BHK sizes, the appliance and fit-out specification, the service-charge budget or the escrow bank. The bedroom mix is disputed — 4 to 6 on most pages, five only on propsearch — so read the floor plan of the unit you are offered. Final specification as per the SPA.

About the developer

Majid Al Futtaim, founded in 1992, is the group behind Mall of the Emirates, the City Centre malls and Ski Dubai, with 2022 revenue reported at AED 36.3 billion. Tilal Al Ghaf is its first UAE community, followed by Al Zahia in Sharjah, with Al Mouj and Tilal Al Irfan in Oman and Waterfront City in Lebanon.

The group keeps the master plan and builds the infrastructure itself rather than selling plots on. The Alaya and Elysian Mansions contracts, worth AED 3 billion together, went to Unec in 2022 with a mid-2026 completion — a date that has arrived without public confirmation.

For Indian buyers

Ownership. Tilal Al Ghaf is freehold for every nationality, with the title deed in your own name. There is no annual property tax and no VAT on a residential sale, so the government cost is the 4% DLD transfer fee — AED 280,000 at the AED 7 million launch price, about AED 609,000 on a AED 15.2 million resale — plus the AED 580 admin fee on a completed unit and the trustee charges.

Golden Visa and remittance. Alaya clears the AED 2 million threshold by AED 5 million at launch pricing and by far more at resale, and on a completed villa the title deed issues at transfer. The Liberalised Remittance Scheme is the constraint: USD 250,000 per person per financial year, against about USD 1.9 million at AED 7 million and about USD 4.1 million at AED 15 million. A couple can send USD 500,000 a year, so a resale needs a UAE mortgage, with the LRS covering the deposit and repayments. Our Golden Visa guide covers the paperwork.

Yield and exit. No source prints a rental yield for Alaya, and villas of 6,879 sq ft and up let slowly, so this is a home or a capital-growth hold rather than an income buy. The exit record is the jump from about AED 1,294 to AED 1,860 to 2,210 per sq ft in four years; whether that repeats from the resale price depends on the plot. Rent and capital gains are taxable in India for an Indian tax resident.

Pros

• A finished-or-nearly-finished villa from a group with AED 36.3 billion of 2022 revenue, in a lived-in community
• An internal lift and a garage in every villa, which most Dubai villa releases do not include
• Launch pricing of about AED 1,294 per sq ft on the five-bed against AED 1,860 to 2,210 on resale asks — the record of what the community did
• Clears the AED 2 million Golden Visa threshold by AED 5 million
• The launch plan carried 40% after handover, the gentlest villa plan we have seen from a Dubai master developer
• Lagoon Al Ghaf and the Alaya Beach frontage are built, not promised

Cons

• The developer's release is closed: entry is a resale at about AED 15.2 million on Bayut's average, more than double the launch figure
• The mid-2026 handover date has passed without a source confirming delivery
• The sources disagree on the bedroom mix, and only the five-bed has published sizes
• No service charge published; on a 6,879 sq ft villa even AED 4 per sq ft is about AED 27,500 a year
• A car community with no Metro station and 25-minute drives to Downtown and the Marina
• About USD 1.9 million at launch pricing is nearly eight LRS allowances; a resale at AED 15 million is about USD 4.1 million

Who this is for

• End-user families who want a large villa in a finished lagoon community and can pay the resale premium
• Golden Visa buyers who want a wide margin and a home within months
• Indian buyers with a UAE mortgage lined up, because a resale is paid at transfer rather than over a plan
• Anyone comparing Tilal Al Ghaf with Dubai Hills Estate for a large villa

Who should look elsewhere

• Anyone hoping to buy at the AED 7 million launch price — those units are gone
• Investors buying for yield: no source prints a rental yield for Alaya, and large villas let slowly
• Buyers who need a Metro line or an inner-city address
• Anyone who will not check the Building Completion Certificate and the sub-release before paying a deposit

Our verdict

Alaya is the finished end of a villa story, and the price tells it: sold from about AED 7 million while the lagoon was a hole in the ground, it now asks about AED 15.2 million for a five-bedroom. That gap is why a buyer looks at Tilal Al Ghaf at all, and why the entry is now a resale paid at transfer. The money buys a large villa with a lift and a garage, lagoon frontage on the Alaya Beach plots, and a master developer that builds its own infrastructure. The open question is the passed mid-2026 date; for an Indian buyer, the LRS arithmetic means a UAE mortgage, not a remittance plan.

A sound buy for an end-user family that wants a large villa in a finished lagoon community, has a UAE mortgage in place and accepts that the launch price belonged to the 2022 buyers. Confirm the sub-release, the Building Completion Certificate date and the service-charge budget before paying a deposit.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Alaya at Tilal Al Ghaf?

Launch pricing ran from AED 6.8 to 7 million depending on the page — about Rs 18.03 crore or USD 1.9 million at AED 7 million — with five-bedrooms of 6,879 to 8,192 sq ft from AED 8.9 million. A buyer now enters through resale: Bayut's September 2026 average ask for a five-bedroom is about AED 15.2 million.

What was the payment plan?

Propsearch prints 10/45/5/40: 10% at booking, 45% through construction, 5% on completion, 40% after handover. On AED 7,000,000 that meant AED 700,000, AED 3,150,000, AED 350,000 and AED 2,800,000, plus AED 280,000 of DLD transfer fee. A resale is paid at transfer, in cash or with a UAE mortgage.

When is the handover?

July 2026 on propsearch, mid-2026 on Majid Al Futtaim's own site; construction began in March 2022. No source confirms delivery, so ask for the Building Completion Certificate date and check the Dubai REST app.

How many villas are there and what sizes?

130 villas on about 200,000 sq m, sold as Alaya, Alaya Gardens and Alaya Beach. Most pages list 4 to 6 bedrooms, propsearch five only; only the five-bed has published sizes, 6,879 to 8,192 sq ft. Every villa has a lift and a garage.

Does it qualify for a Golden Visa?

Yes. The threshold is AED 2 million; the launch price was AED 7 million and a resale near AED 15 million clears it by far more. On a completed villa the title deed issues at transfer.

Can an Indian buyer remit the price under the LRS?

Only in stages. The LRS allows USD 250,000 per person per financial year, against about USD 1.9 million at AED 7 million and USD 4.1 million at AED 15 million. A couple can send USD 500,000 a year, so a resale usually needs a UAE mortgage for the balance.

What are the service charges and the rental yield?

Neither is published. On 6,879 sq ft even AED 4 per sq ft is about AED 27,500 a year; treat any yield a broker offers as a forecast.

Compare with other Dubai projects

More by Majid Al Futtaim: Lacina Residences (from AED 1.3 M, handover 2028).

A similar budget elsewhere in Dubai: Terra Golf Collection (from AED 7.2 M, handover 2027), Lua Residences (from AED 7.3 M, off-plan) and Sobha Reserve (from AED 7.68 M, handover 2026).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.