Tilal Al Ghaf: villas by a swimmable lagoon

In short: Tilal Al Ghaf is a villa community by Majid Al Futtaim, the company behind Mall of the Emirates. At its centre is a large lagoon with a sandy beach where you can swim. Around it, townhouses and villas in the upscale segment are being built. Many phases have been handed over, more are under construction.

Location and access

Tilal Al Ghaf lies inland on Hessa Street and Al Qudra Road, between Arabian Ranches, Damac Hills and Motor City. The Marina is about 20 to 25 minutes away, Downtown about 25 to 30 minutes. There is no metro.

The concept: living by the lagoon

Majid Al Futtaim, known for shopping centres such as Mall of the Emirates and for the Carrefour supermarket chain in the region, developed Tilal Al Ghaf as its first large villa community in Dubai. Its centrepiece is a large man-made lagoon with a sandy beach where residents can swim, paddle and lie on the beach. Around it lie neighbourhoods of townhouses and villas, parks, and running and cycling paths.

Living in Tilal Al Ghaf

• Lagoon: Swimming and water sports without driving to the sea.
• Families: Parks, playgrounds and schools in the surrounding area.
• Greenery: Lots of planting between the houses.
• A community in the making: More phases are being built.

Buying a house in Tilal Al Ghaf

On offer are townhouses and villas, mostly with three to six bedrooms, in several neighbourhoods each with its own style. There are new builds from the developer and the first second-hand houses.

What matters

• Proximity to the lagoon: Houses overlooking or with direct access to the lagoon are the most sought after.
• Neighbourhood: The individual phases differ in size, style and price.
• Handover: For new builds, carry out the inspection carefully.

How buying in Tilal Al Ghaf works

In Tilal Al Ghaf you mostly buy villas or townhouses – ready and second-hand, or new from the developer:

• Ready house: viewing, sale agreement in line with RERA (Form F) with a deposit of usually 10 percent, a no objection certificate (NOC) from the developer and transfer at a Registration Trustee. For houses a technical inspection of air conditioning, pool, roof and pipes is worth it. Details in our guide Buying a ready property.
• New build: purchase agreement with the developer, registration in the Oqood register and payments according to construction progress into an escrow account. Details in our guide Buying off-plan in Dubai.

For ready houses, budget around 6.5 percent in buying costs. Many villas are worth more than AED 2 million and therefore qualify for the Golden Visa.

Running costs as an owner in Tilal Al Ghaf

With a house, some typical costs come on top of the usual items:

• Service charges: for roads, green spaces, security and community facilities. The approved rates are listed in the Service Charge Index of the Dubai Land Department.
• Electricity and water: via DEWA; noticeably higher for large houses with pool and garden than for apartments, especially in summer.
• Garden, pool and air conditioning: regular care and servicing are a must if the house is to keep its value.
• Housing fee: 5 percent of the annual rental value via the DEWA bill – paid by the tenant if you let.
• Ejari: registration of every tenancy contract, AED 177.75 via Dubai REST.

There is no annual property tax. All buying costs are explained in our guide Buying costs in Dubai.

A visa through your property

With a property in Tilal Al Ghaf you may also be able to get a residence visa:

• Golden Visa: ten years of residence if your properties in Dubai are worth at least AED 2 million in total – also with a mortgage or, under certain conditions, off-plan.
• Investor visa: a shorter visa for owners who don’t reach the Golden Visa threshold.

The detailed requirements are explained in our guide Golden Visa with property.

Typical mistakes when buying in Tilal Al Ghaf

• Underestimating the distance to the lagoon: The community is large – not every house is within walking distance of the beach.
• Not comparing phases: Size, finishes and service charges differ between the neighbourhoods.
• Taking over without inspection: Inspect new builds thoroughly at handover and document defects.

Renting out

Tenants are mainly families looking for a modern house with leisure value. Long-term letting is the focus. Check the numbers with our rental yield calculator.

Compared

Pros and cons

Who Tilal Al Ghaf suits

Tilal Al Ghaf suits the relocator with a family and the lifestyle investor looking for water and modern architecture inland.

Our verdict

Tilal Al Ghaf is one of Dubai’s most interesting new family communities: modern, green and with a beach in the middle of the district. If you choose your position relative to the lagoon deliberately, you’ll buy a house with a clear unique selling point.

Frequently asked questions

Updated: October 2026. This article describes the district in general terms. Prices, rents and service charges change all the time; for a specific property we check the current figures with you.