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This is the infrastructure and planning explainer for Tilal Al Ghaf. For property prices, the Tilal Al Ghaf community pillar is your starting point. For day-to-day living, head to living in Tilal Al Ghaf. Here we're answering a different question. How was the community physically designed, and what does that mean when you're actually walking around it?
Key Takeaways
- Tilal Al Ghaf covers roughly 300 hectares (~3 million m² / ~742 acres) with around 6,500 residential units planned across six sub-communities.
- The 70,000 m² central lagoon (~7 hectares / 753,000 ft²) uses licensed Crystal Lagoons® technology and sits at the heart of the master plan. Every sub-community is arranged in price-ascending rings around it.
- The 18 km continuous trail loop links every sub-community, so you can move around car-free inside the gates.
- Tilal Al Ghaf is the flagship community for Majid Al Futtaim's "Net Positive in carbon and water by 2040" pledge, and it's targeted as Dubai's first BREEAM-certified community. Total project cost: approx. AED 14 billion.
Majid Al Futtaim Properties built the Tilal Al Ghaf master plan around one organising idea. Put the lagoon at the centre and let everything else radiate outward from it. That's why you can roughly guess any property's price by how close it sits to the water. Elan townhouses at the eastern edge are the most affordable. Lanai Islands inside the lagoon itself are the most expensive.
The total site area runs to roughly 300 hectares (~3 million m², ~742 acres). The planned residential programme covers approximately 6,500 units across all phases and sub-communities, covering villas, townhouses, and apartments. Mixed-use elements (two schools, a nursery, a medical centre, a pharmacy, The Distrikt retail hub, and a hospitality component) are spread through the plan rather than clustered at a single entrance. Total project cost lands at around AED 14 billion.
The design philosophy puts pedestrians first. The 18 km trail loop isn't a bolt-on amenity; it's a structural element of the plan, joining every sub-community in a continuous circuit. DEWA connections run underground, so no overhead cabling anywhere in the community. The planting strategy leans on drought-tolerant native and UAE-appropriate species. Tilal Al Ghaf carries the flagship role for MAF's "Net Positive in carbon and water by 2040" pledge, and it's targeted as Dubai's first BREEAM-certified community. The Al Ghaf Mosque, which opened in November 2024 inside the community, holds the title of MENA's first net-positive mosque.
The Tilal Al Ghaf lagoon, when complete, will run 70,000 m² (about 753,000 ft² / 7 hectares), which would make it one of the largest single managed lagoons inside any Dubai master community. The planned white sand beach fringing the water stretches roughly 1.5 km in perimeter.
The water itself is designed as a managed freshwater system using licensed Crystal Lagoons® technology. MAF signed the Crystal Lagoons licence in 2018 for the 70,000 m² / 9.65 ha installation. Once operational, swimming is planned in designated safe zones with lifeguard supervision, and the beach strip is intended to support kayaking, paddleboarding, small-craft sailing, and beach volleyball. Lanai Islands, the ultra-luxury residential product planned inside the lagoon itself, are designed as bridge-connected private islands. The lagoon, its boulevard, and the beach areas are still under construction.
The single-lagoon design has a planning logic that most people miss. A 70,000 m² body of water holds temperature and quality more consistently than several smaller lagoons of the same total area. Water management, lifeguarding, and maintenance costs also pool more efficiently at this scale. That's part of the rationale for the centralised design.
Access to the lagoon is planned as resident-only, managed by Majid Al Futtaim's community management team, with operating costs to be built into the annual service charge.
MAF describes the 18 km trail as a continuous loop linking all sub-communities inside the master plan. It's the community's physical connective tissue.
The surface shifts by section. Some stretches use compacted gravel, others are paved, and the whole thing is set up for cycling, running, e-scooters, and walking. The gradient stays largely flat, with minor undulations where the trail crosses the lagoon beach embankments. Path lighting covers the full loop, which makes cooler-month evening use practical.
Some sections have marked cycling lanes. The loop hits multiple residential street access points in every sub-community, so you can join at your nearest entrance instead of driving to a dedicated trail head. Tree canopy gives partial shade in a few spots, and during summer (June to September) morning or evening use beats midday by a wide margin.
The full 18 km circuit takes roughly 100 to 120 minutes on foot at a relaxed pace, or about 45 minutes by bicycle. Neighbours consistently call the loop one of the community's most-loved amenities, especially families whose kids can cycle independently inside a contained network.
The master plan packs in roughly 40 hectares of landscaped green space and 500,000 m² of parks, so green space is one of the community's biggest structural components.
The "green spine" is the name for the central landscaped corridor running broadly north-to-south through the master plan. It links the Royal Grammar School Guildford Dubai to the lagoon beach, and that creates a pedestrian route from one major community anchor to another. The spine isn't just decorative. It's an organising axis that shapes how the sub-communities sit next to each other.
Park types shift depending on where you are. Pocket parks sit inside each sub-community for local use, a central park runs alongside the Harmony villa zone, and the lagoon beach park is the largest shared green space. Kids' play areas are built into every sub-community and also live at the lagoon beach.
The planting brief relies on drought-tolerant species suited to the UAE climate. Ghaf trees (the UAE's national tree, which gives the community its name), native date palms, and salt-tolerant ground-cover species do most of the work. This isn't just marketing copy. Drought-tolerant planting genuinely cuts the community's irrigation water demand and supports MAF's 2040 net-zero commitment.
DEWA (Dubai Electricity and Water Authority) connections across the community run fully underground. No overhead pylons or cables appear anywhere within the master plan, and that quality marker applies across every phase.
Here's the layout west-to-east and by price gradient, from lagoon-front to community edge:
Lagoon perimeter (highest price tier, under construction): Alaya and Alaya Beach villas are planned right on the lagoon beach, with gate-to-water distances measured in metres. Lanai Islands are planned inside the lagoon itself, as private island residential plots reached by bridge. This is the ultra-luxury end of the community, and these sub-communities are still being built out.
Northern and western premium edges (under construction): Serenity Mansions and Elysian Mansions are planned for the largest plots on the northern and premium western perimeter. They won't have direct lagoon frontage, but they're designed with park and greenspace adjacency, and maximum privacy thanks to high plot walls and generous setbacks. Both are still under construction.
Central section: Harmony villas (I, II, and III) fill the mid-community central zone, right next to the central park and town centre. Harmony is the volume villa tier, with 4 to 6-bed standalone villas and private pools. Most of the delivered resale market activity happens here.
Lagoon-adjacent secondary tier: Aura Gardens (4 to 5-bed garden villas) occupies a zone between Harmony and the lagoon perimeter. It sits at a premium over Harmony in proximity to water, and below the under-construction Alaya tier on price.
Eastern and outer zones: Elan townhouses take the eastern edge of the master plan, farthest from the lagoon. Aura (3-bed townhouses, different from Aura Gardens) sits a bit closer to the community centre. These are the entry-tier products where first-time community buyers and rental investors usually look.
The spatial logic is pretty straightforward. The closer you get to the lagoon, the higher the price. That gradient is intentional and creates a coherent price hierarchy instead of arbitrary sub-community differences.
The Distrikt at the lagoon boulevard is the community's main retail and dining spine. It's an open-air format with outdoor dining, lifestyle retail, and F&B facing the water. The hub is partially operational, with more tenants rolling out. Confirmed open:
Worth flagging: each sub-community is planned with its own internal amenities, including padel courts, parks, and resident-only pools (delivered in Elan, Aura, and Harmony today; planned in Alaya and the other phases under construction). Day-to-day leisure doesn't hinge on The Distrikt alone. Dubai Hills Mall is about 9 minutes away for anything Distrikt doesn't cover yet.
Royal Grammar School Guildford Dubai (RGS): sitting centrally inside the master plan, RGS is a British-curriculum independent school covering Foundation Stage through Year 13. KHDA rates RGS "Very Good"; BSO rates it "Outstanding". The 2025–26 fee schedule runs from AED 78,758 (FS1) to AED 119,713 (Y10–13), plus AED 7,000 one-off registration. The central location means no sub-community is inconveniently far by car or on foot/bicycle via the trail.
Second school: GEMS School of Research & Innovation has opened inside the community, giving residents a second on-plan schooling option.
Nursery: Redwood Montessori Nursery runs inside the Elan sub-community.
Medical: Medcare Medical Centre Tilal Al Ghaf is open on-site, with Family Medicine, Paediatrics, Gynaecology, Dermatology, ENT, Orthopaedics, Physiotherapy, and Radiology. Aster Pharmacy is also operational inside the community. For hospital-level care, Mediclinic and Saudi German Hospital are within a 15 to 20-minute drive.
Mosque: the Al Ghaf Mosque (Nov 2024) is MENA's first net-positive mosque, which adds real weight to the community's sustainability positioning.
Utilities: fully DEWA-connected; water, electricity, and cooling delivered through underground ducted infrastructure. No diesel generators or temporary utilities.
| Phase | Sub-communities | Status (2026) |
|---|---|---|
| Phase 1 | Elan, Aura (initial) | Delivered (2022–2023) |
| Phase 2 | Harmony I & II, Aura Gardens | Delivered (2022–2023) |
| Phase 3 | Harmony III, Alaya | Harmony III delivered in 2025; Alaya handover imminent (2026) |
| Phase 4+ | Serenity Mansions, Elysian Mansions (Phase 2 launched Apr 2025), Amara, Alaya Beach, Lanai Islands (Q3 2026) | Under construction / off-plan |
The phasing table matters most if you're weighing construction risk. A delivered phase means no completion uncertainty and no construction noise on your boundary. Phases 1 and 2 are fully delivered, and Phase 3 is effectively there too (Harmony III handed over in 2025, with Alaya handover imminent). That's a meaningful drop in construction risk across most of the community. Phase 4+ is active off-plan investment territory, where buyers accept construction-period disruption and timeline risk in exchange for launch pricing.
Three comparisons come up most often:
vs Arabian Ranches 3 (Emaar): similar total size, no lagoon at AR3, and the real differentiator is green space and golf-course proximity versus Tilal Al Ghaf's lagoon. Emaar's master plan at AR3 is equally coherent, so the choice really comes down to lifestyle preference (park/golf versus lagoon).
vs DAMAC Hills 2 (DAMAC): DAMAC Hills 2 is bigger (9+ km²) and uses a multi-lagoon distributed water model. Tilal Al Ghaf's edge is the single large lagoon and a tighter, more walkable plan. DAMAC Hills 2 covers a much larger area and takes longer to cross on foot.
vs Dubai Hills Estate (Emaar): Dubai Hills runs at a larger scale, with a hospital, a shopping mall, and a golf course on-site. It's a bigger, more self-contained urban community. Tilal Al Ghaf feels smaller, more intimate, and more focused on the lagoon experience.
For geographic context on how to reach the community by road, see how to reach Tilal Al Ghaf.
The lagoon is 70,000 m² (about 753,000 ft² or 7 hectares), built with licensed Crystal Lagoons® technology (MAF signed the licence in 2018). The white sand beach perimeter runs roughly 1.5 km. It's a managed freshwater lagoon, kept to swimming quality. Resident-only access is included in the annual service charge.
Roughly 6,500 residential units across all phases and sub-communities, split across villas, townhouses, and apartments. The master plan is closed, so no extra land can be added once the site boundary is fully developed. That supply cap is part of the investment case for buy-and-hold buyers.
Phases 1 and 2 are delivered. Harmony III handed over in 2025, and Alaya Beach handover is imminent (2026). Phase 4+ is under construction, including Serenity Mansions, Elysian Mansions (Phase 2 launched April 2025), Amara, and Lanai Islands (handover Q3 2026). Handover timelines vary by sub-community.
The 18 km trail sits inside the master-planned community and access is managed. As a gated community, general public access isn't available. Residents and authorised guests use the trail.
Master plan details drawn from publicly available MAF information and planning data as of the brief date. Verify current delivery status and phase timelines against official MAF communications before you commit to any purchase.
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