Alaya Villas, Tilal Al Ghaf: What AED 6.8M to AED 14.5M Gets You
Alaya is a gated villa development within Tilal Al Ghaf, a master-planned community in Dubai developed by Majid Al Futtaim. The project offers 4, 5, and 6-bedroom villas across named series: The Haven, The Reserve, and The Retreat. Each series comes in multiple configurations, giving buyers a range of floor areas and layouts under a consistent pricing structure.
Tilal Al Ghaf and What the Location Delivers
Tilal Al Ghaf sits in the Dubailand corridor, roughly 25 to 30 minutes from Downtown Dubai by road. The drive to Business Bay and DIFC runs closer to 25 minutes depending on traffic. For a family weighing this as a primary residence, that commute time is a concrete variable.
The community is low-density. A gated villa sub-development inside a broader master plan means residents get space and separation from denser urban areas without being pushed to the outer edges of the emirate. The location suits buyers who prioritize community environment and space over proximity to the city centre.
The AED 6.8M to AED 14.5M Spread Explained
The AED 7.7 million gap between floor and ceiling reflects genuine product differences, not marketing tiers.
At the entry point, AED 6,800,000 buys a 4-bedroom Haven Select Villa at 5,825 sq ft. The mid-range clusters at AED 9,700,000, covering 5-bedroom formats across the Haven Grand, Reserve Grand, and Retreat Grand series. Within that cluster, floor area varies: the Haven Grand runs at 5,825 sq ft, while the Reserve Grand and Retreat Grand reach 8,149 sq ft. Both price at around AED 9.7M, so buyers in this band should compare floor areas, not just bedroom counts.
At the ceiling, AED 14,500,000 covers the 6-bedroom Grand formats at 9,522 sq ft. The buyer at this end acquires the largest available footprint in the project.
The entry-level buyer wants a 4-bedroom home inside Tilal Al Ghaf at a price that sits well below the 5 and 6-bedroom formats. The top-tier buyer is buying for maximum space and the 6-bedroom configuration.
What the 10 Amenities Say About the Project
| Category | Facilities |
|---|---|
| Recreation | Shared Pool, Children's Pool, Children's Play Area, Gymnasium, Leisure Lounge |
| Dining | Restaurants, Cafe and Restaurants |
| Lifestyle | Golf Club and Clubhouse, Gated Community, Mosque |
The Golf Club and Clubhouse is the standout item in the list. Its presence alongside a children's pool, play area, and an on-site mosque describes a project targeting full-time family residents rather than investors who plan to rent out and rarely visit. The dining category carries two separate entries, confirming that on-site hospitality is a genuine feature of the community rather than a single token restaurant. Taken together, the amenity set points toward buyers who value community infrastructure as much as the villa itself.
July 2026 Handover: The Date Has Passed
Construction at Alaya started in April 2022. The scheduled completion date was July 19, 2026, which has now passed. A buyer entering today is likely looking at a project at or approaching handover.
Getting In for 10%, With 40% After Handover
| Stage | Percentage |
|---|---|
| Down payment | 10% |
| During construction | 45% |
| Handover | 5% |
| Post-handover | 40% |
The 10% down payment means an initial commitment of AED 680,000 on the entry unit or AED 1,450,000 at the top. The 45% construction tranche, the bulk of the payment schedule, is fully committed for any buyer who came in before handover. For a buyer entering now, the dominant obligation is the 40% post-handover portion.
On a AED 6.8M villa, that post-handover figure is AED 2.72M due after receiving keys. On the AED 14.5M top-tier unit, it is AED 5.8M. The structure pushes a significant share of the total cost past the point of possession, giving buyers time to arrange financing before the full balance falls due.
