# What do residents and owners say about Tilal Al Ghaf?

URL: https://www.dxbrealtor.ai/answers/tilal-al-ghaf-reviews/
Topic: Investment case
Updated: 2026-09-29

## Short answer

Residents quoted in The National between 2024 and 2025 praise the lagoon, the parks and trails, the finish of the homes and the family community. The main complaints, set out in a resident petition with 314 signatures, are mosquitoes, traffic including non-residents cutting through from Hessa Street, and dust and noise from construction. Elan, Aura and Harmony are handed over, while clusters such as Amara and Plagette 32 are due in Q4 2026 and Bo Monde and Serenity Mansions in Q4 2027. Service charges for 2026 are AED 3.80 to AED 3.98 per sq ft in Elan, Aura and Harmony (DLD service charge index via Continental Club).

## Key figures

- Service charge, Elan, 2026 budget: AED 3.80 per sq ft (DLD service charge index via Continental Club)
- Average 3 bedroom rent: AED 207,000 (Bayut, 4 Mar 2026)
- Resident petition signatures: 314 (iPetitions, accessed 29 Sep 2026)
- Latest clusters due: Q4 2027 (Bo Monde, Serenity Mansions. Property Finder)

## What residents like about Tilal Al Ghaf

**The lagoon and outdoor space.** An Elan resident interviewed by The National on 9 June 2024 called Lagoon Al Ghaf a major draw. Bayut counts 18 km of walking trails and 11 km of cycling tracks in its guide of 4 March 2026.

**Facilities close to home.** The same resident said her cluster alone had two gyms, three pools, parks, splash pads and padel courts, with cafes and a supermarket at the community hub. A resident interviewed on 26 March 2025 said the pool and gym were under five minutes' walk and there was little need to leave the community for daily errands.

**Schools.** A Harmony 2 owner told The National on 3 December 2025 that the Royal Grammar School Guildford Dubai is inside the community, with several other schools a short drive away.

**Home finishes and community feel.** The Elan resident interviewed in 2024 said the developer had done well on the finish of the homes. Residents in the 2024 and 2025 features describe a mixed, family-focused community with regular events.

## Common complaints at Tilal Al Ghaf

**Mosquitoes.** An online petition to Majid Al Futtaim on iPetitions, with 314 signatures as of 29 September 2026, lists persistent mosquitoes first. Many comments say residents cannot use the parks in the evening. A Tilal Al Ghaf resident quoted by The National on 14 April 2026 linked the problem to standing water and landscaping.

**Traffic and cut-through driving.** The same petition cites congestion and construction vehicles on residential roads. Commenters say non-residents use internal roads as a shortcut from Hessa Street, and one says the community is gated by cluster rather than as a whole, unlike the marketing at the time of purchase. One commenter reported 20 minutes to get past the school at peak times.

**Construction dust and noise.** The petition also cites dust, vibration and noise. Bayut lists ongoing construction as the first drawback of living in the community.

**Build quality questions.** A thread on Reddit's r/dubai on 27 June 2026 asked about construction quality complaints the poster had heard. Replies were mixed: one agent said a client's villa had held up well in heavy rain, and another reply advised hiring a snagging surveyor.

**Delivery notices.** Gulf News reported on 12 June 2026 that buyers in some phases received notices about supply chain pressure. Majid Al Futtaim said these were standard SPA notices and did not change delivery dates.

**Public transport.** Bayut notes limited buses, with Jumeirah Golf Estates Metro Station about 15 minutes away by car.

## Tilal Al Ghaf handover and build record

| Cluster | Status or published handover | Source |
|---|---|---|
| Elan, Aura, Harmony | Handed over, 2021 to 2024 | Majid Al Futtaim, Propsearch |
| Alaya | Due early 2026, under development Sep 2026 | Majid Al Futtaim, 22 Jan 2024; Propsearch |
| Elysian Mansions | Due mid-2026, under development Sep 2026 | Majid Al Futtaim, 22 Jan 2024; Propsearch |
| Lanai Islands | Q3 2026 | Property Finder |
| Amara, Plagette 32 | Q4 2026 | Property Finder |
| Bo Monde, Serenity Mansions | Q4 2027 | Property Finder |

Elan's first 300 townhouses sold within three weeks of launch in January 2020. Majid Al Futtaim says construction is on its SPA schedule (Gulf News, 12 June 2026).

## Tilal Al Ghaf rents and resale prices

Bayut's guide of 4 March 2026 gives average rents of AED 207,000 for 3 bedrooms, AED 377,000 for 4 bedrooms and AED 749,000 for 5 bedrooms. Its average sale prices were AED 4.13 million, AED 8.64 million and AED 14.76 million. Property Monitor data cited by VIBGYOR on 16 June 2026 puts average annual rent at AED 205,678 in Elan and AED 544,896 in Harmony.

Espace counted 24 transfers in August 2025 at an average of AED 2,004 per sq ft, from AED 3.54 million for a 3 bedroom in Elan. Dubai Property Insight, citing Bayut, put gross returns at about 5.24% in April 2026.

## Tilal Al Ghaf service charges

RERA-approved budgets for 2026 from the DLD service charge index, listed by Continental Club, are:

| Cluster | Service charge, 2026 |
|---|---|
| Elan | AED 3.80 per sq ft |
| Aura | AED 3.82 per sq ft |
| Harmony | AED 3.98 per sq ft |

On a 2,200 sq ft Elan townhouse that is about AED 8,360 a year. Budgets for newer clusters had not been published in the same list.

## What to check before buying at Tilal Al Ghaf

1. **Which clusters are still being built next to the home**, and for how long, since construction dust and traffic are the most common complaints.
2. **Evening conditions**, with a visit after sunset to judge mosquitoes and traffic at the cluster gate.
3. **The service charge budget** for the exact cluster on the DLD service charge index.
4. **The SPA handover date and any buyer notice**, for off-plan clusters, and Majid Al Futtaim's written reply.
5. **A snagging survey** before handover or purchase, as suggested by owners on Reddit.
6. **Community rules** on pets, extensions and landscaping, which vary between owners' accounts and should be checked in writing.

## Frequently asked

### Is Tilal Al Ghaf a good place to live?

Residents interviewed by The National in June 2024, March 2025 and December 2025 described a strong family community, useful facilities within walking distance and good home finishes. A resident petition lists mosquitoes, traffic and construction dust as ongoing problems. Experiences differ by cluster, and some clusters are still under construction.

### Does Tilal Al Ghaf have a mosquito problem?

Residents say so. Mosquitoes are the first issue in a resident petition addressed to Majid Al Futtaim, and a Tilal Al Ghaf resident quoted by The National on 14 April 2026 linked mosquitoes to standing water and landscaping after heavy rain. No published figure measures the problem.

### What are the service charges at Tilal Al Ghaf?

RERA-approved 2026 budgets are AED 3.80 per sq ft for Elan, AED 3.82 for Aura and AED 3.98 for Harmony (DLD service charge index via Continental Club). On a 2,200 sq ft Elan townhouse that is about AED 8,360 a year.

### Is construction still going on at Tilal Al Ghaf?

Yes. Alaya and Elysian Mansions were still listed as under development in September 2026 (Propsearch), Lanai Islands, Amara and Plagette 32 are due in 2026, and Bo Monde and Serenity Mansions in Q4 2027 (Property Finder). Bayut lists ongoing construction as a drawback of living in the community (4 Mar 2026).

### How is build quality at Tilal Al Ghaf?

Opinions differ. A June 2026 thread on Reddit's r/dubai asked about construction quality complaints; replies included one from an agent whose client was happy with his villa and reported no water damage after heavy rain, and advice to hire a snagging surveyor. No independent survey of build quality has been published.

## Sources

- The National, estate agent settles down in Dh175,000 Tilal Al Ghaf villa, 9 Jun 2024: https://www.thenationalnews.com/news/uae/2024/06/09/my-dubai-rent-estate-agent-settles-down-in-dh175000-villa-after-hotel-living/
- The National, Indian couple buy dream property in Tilal Al Ghaf, 26 Mar 2025: https://www.thenationalnews.com/news/uae/2025/03/26/my-own-home-indian-couple-born-and-raised-in-dubai-buy-dream-property-in-tilal-al-ghaf/
- The National, landscape gardener helps revamp Dh4.5m villa in Tilal Al Ghaf, 3 Dec 2025: https://www.thenationalnews.com/news/uae/2025/12/03/my-own-home-landscape-gardener-helps-revamp-dh45m-villa-in-dubais-growing-tilal-al-ghaf/
- The National, UAE faces increase in pests after spells of heavy rain, 14 Apr 2026: https://www.thenationalnews.com/news/uae/2026/04/14/uae-faces-increase-in-pests-after-spells-of-heavy-rain/
- iPetitions, Protect Tilal Al Ghaf, demand action on health and safety, accessed 29 Sep 2026: https://www.ipetitions.com/petition/protect-tilal-al-ghaf-urgent-action-needed-on-2/
- Reddit r/dubai, Tilal Al Ghaf construction quality (archived snapshot), 27 Jun 2026: https://reddit.sentinel-team.org/posts/1uboqzw/snapshots/2026-06-27T02%3A59%3A51.290472Z
- Bayut, Pros and cons of living in Tilal Al Ghaf, 4 Mar 2026: https://www.bayut.com/mybayut/living-tilal-al-ghaf/
- Gulf News, Majid Al Futtaim clarifies Tilal Al Ghaf handover timelines after buyer notices, 12 Jun 2026: https://gulfnews.com/business/property/majid-al-futtaim-clarifies-tilal-al-ghaf-handover-timelines-after-buyer-notices-1.500572160
- Majid Al Futtaim, breaks ground across two key projects at Tilal Al Ghaf, 22 Jan 2024: https://www.majidalfuttaim.com/en/media-centre/press-releases/detail/2024/01/majid-al-futtaim-breaks-ground-across-two-key-projects-at-its-flagship-destination-tilal-al-ghaf
- Property Finder, Majid Al Futtaim off-plan projects in Tilal Al Ghaf, accessed 28 Sep 2026: https://www.propertyfinder.ae/en/new-projects/dev/majid-al-futtaim/dubai/tilal-al-ghaf
- Propsearch, Tilal Al Ghaf, accessed 28 Sep 2026: https://propsearch.ae/dubai/tilal-al-ghaf
- Continental Club, Alaya Gardens community guide (DLD service charge index, 2026 budgets), accessed 29 Sep 2026: https://continentalclub.ae/location/alaya-gardens/
- VIBGYOR Real Estate, Tilal Al Ghaf prices and yields 2026 (Property Monitor data), 16 Jun 2026: https://vibgyorrealestate.com/tilal-al-ghaf-dubai-prices-master-plan-and-yields-2026/
- Espace, Tilal Al Ghaf community report, Aug 2025: https://www.espace.ae/latest-property-news-detail/tilal-al-ghaf-august-2025-community-report
- Dubai Property Insight, Tilal Al Ghaf 2026 review, 15 Apr 2026: https://dubaipropertyinsight.com/blog/tilal-al-ghaf-off-plan-2026-review/