BT indices · Thu, 22 Oct 2026
Community · #31 by 12M value
Market bulletin · Thu, 22 Oct 2026
Tilal Al Ghaf recorded 18 sales worth AED 245M in the 30 days to Thu, 22 Oct 2026, up 38.5% on the previous 30 days. Over the last week 3 sales were registered (AED 43.5M), against 4 the week before.
The median sale over the last three months was AED 9.65M, or AED 2,023/sqft — like-for-like prices per sqft up 0.7% on the previous three months and up 12.7% on a year earlier. Monthly medians over the past year ranged from AED 1,845/sqft to AED 2,123/sqft.
By market over 12 months: developer off-plan sales 4.5%, off-plan resales 28.3%, secondary (ready) sales 67.1%. Off-plan resales traded at a median 21.0% discount to developer prices per sqft.
Alaya was the most active project by value over 12 months (49 sales, AED 743M), and Majid Al Futtaim (MAF Group) the leading developer with 100% of value.
Leases registered in the last three months had a median annual rent of AED 250K; like-for-like rent per sqft is up 9.8% on the previous three months. The best gross yield is on 4 BR villas & townhouses at about 5.8%.
Median AED/sqft
Monthly median of all registered sales
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 2,077 |
| Sept 26 | AED 2,110 |
| Aug 26 | AED 2,000 |
| Jul 26 | AED 1,849 |
| Jun 26 | AED 2,072 |
| May 26 | AED 1,845 |
| Apr 26 | AED 1,896 |
| Mar 26 | AED 1,937 |
| Feb 26 | AED 1,952 |
| Jan 26 | AED 2,123 |
| Dec 25 | AED 1,999 |
| Nov 25 | AED 2,061 |
| Oct 25 | AED 1,985 |
| Sept 25 | AED 1,753 |
| Aug 25 | AED 1,609 |
| Jul 25 | AED 1,853 |
| Jun 25 | AED 2,191 |
| May 25 | AED 1,910 |
| Apr 25 | AED 1,580 |
| Mar 25 | AED 1,693 |
| Feb 25 | AED 1,599 |
| Jan 25 | AED 1,618 |
| Dec 24 | AED 1,598 |
| Nov 24 | AED 1,678 |
Off-plan vs resale vs secondary
Monthly median AED/sqft by market (months with 10+ sales)
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | — | — | — |
| Sept 26 | — | AED 2,109 | — |
| Aug 26 | — | — | — |
| Jul 26 | — | — | AED 1,867 |
| Jun 26 | — | — | — |
| May 26 | — | — | AED 1,891 |
| Apr 26 | — | — | AED 2,017 |
| Mar 26 | — | — | AED 1,934 |
| Feb 26 | — | AED 1,931 | AED 1,922 |
| Jan 26 | — | AED 2,143 | AED 1,976 |
| Dec 25 | — | AED 2,094 | AED 1,988 |
| Nov 25 | — | — | AED 2,017 |
| Oct 25 | — | — | AED 1,924 |
| Sept 25 | — | — | AED 1,681 |
| Aug 25 | — | — | AED 1,473 |
| Jul 25 | — | AED 1,840 | AED 1,732 |
| Jun 25 | — | AED 2,921 | AED 2,060 |
| May 25 | — | AED 1,876 | AED 1,981 |
| Apr 25 | — | AED 2,007 | AED 1,501 |
| Mar 25 | — | AED 1,818 | AED 1,468 |
| Feb 25 | — | AED 1,882 | AED 1,326 |
| Jan 25 | — | AED 1,633 | AED 1,514 |
| Dec 24 | — | AED 1,621 | AED 1,587 |
| Nov 24 | — | AED 1,604 | AED 1,664 |
Sales per month
Registered sales by market
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 0 | 3 | 8 |
| Sept 26 | 0 | 12 | 8 |
| Aug 26 | 0 | 6 | 7 |
| Jul 26 | 0 | 6 | 20 |
| Jun 26 | 0 | 4 | 7 |
| May 26 | 0 | 3 | 11 |
| Apr 26 | 0 | 4 | 15 |
| Mar 26 | 0 | 1 | 15 |
| Feb 26 | 1 | 10 | 15 |
| Jan 26 | 1 | 11 | 19 |
| Dec 25 | 2 | 12 | 34 |
| Nov 25 | 8 | 7 | 25 |
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 18 | up 38.5% | AED 245M | 2,109 | up 0.2% |
| Last 3 months | 54 | up 25.6% | AED 684M | 2,023 | up 5.7% |
| Last 6 months | 97 | down 48.1% | AED 1.07B | 1,980 | down 1.1% |
| Last 12 months | 286 | down 60.3% | AED 3.30B | 2,000 | up 15.6% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Off-plan (developer) | 13 | 5% | AED 34.2M | 2,612 | down 3.3% |
| Off-plan resale | 81 | 28% | AED 13.0M | 2,064 | up 12.7% |
| Secondary (ready) | 192 | 67% | AED 4.92M | 1,976 | up 17.8% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| 3 bedrooms | 65 | 23% | AED 4.05M | 1,868 | up 17.7% |
| 4 bedrooms | 112 | 39% | AED 6.61M | 1,981 | up 20.3% |
| 5+ bedrooms | 108 | 38% | AED 15.3M | 2,248 | down 1.2% |
| Type | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Villas | 285 | 100% | AED 7.64M | 2,000 | up 15.9% |
| Plots | 1 | 0% | — | — | — |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 5 | 2% | AED 99K | — | — |
| AED 2M–10M | 174 | 61% | AED 4.75M | 1,901 | up 16.0% |
| AED 10M–50M | 101 | 35% | AED 15.0M | 2,270 | down 10.8% |
| AED 50M+ | 6 | 2% | AED 78.7M | 2,912 | down 5.9% |
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
| Date | Annual rent |
|---|---|
| Oct 26 | AED 250K |
| Sept 26 | AED 273K |
| Aug 26 | AED 245K |
| Jul 26 | AED 275K |
| Jun 26 | AED 245K |
| May 26 | AED 235K |
| Apr 26 | AED 260K |
| Mar 26 | AED 263K |
| Feb 26 | AED 240K |
| Jan 26 | AED 225K |
| Dec 25 | AED 240K |
| Nov 25 | AED 250K |
| Oct 25 | AED 245K |
| Sept 25 | AED 255K |
| Aug 25 | AED 275K |
| Jul 25 | AED 300K |
| Jun 25 | AED 300K |
| May 25 | AED 325K |
| Apr 25 | AED 257K |
| Mar 25 | AED 253K |
| Feb 25 | AED 265K |
| Jan 25 | AED 220K |
| Dec 24 | AED 182K |
| Nov 24 | AED 184K |
| 3 BR villas & townhouses | AED 200K / AED 4.05M | 4.9% |
|---|---|---|
| 4 BR villas & townhouses | AED 320K / AED 5.50M | 5.8% |
| 5+ BR villas & townhouses | AED 650K / AED 11.9M | 5.5% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| 3 BR | 477 | AED 200K | AED 204K | 93 |
| 4 BR | 534 | AED 320K | AED 320K | 107 |
| 5+ BR | 130 | AED 650K | AED 690K | 135 |
By sales value, last 12 months
| Project | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| AlayaTilal Al Ghaf | 49 | 2,090 | — |
| LANAI IslandTilal Al Ghaf | 5 | — | — |
| Elysian MansionsTilal Al Ghaf | 13 | 2,118 | — |
| Serenity MansionsTilal Al Ghaf | 11 | — | — |
| Aura GardensTilal Al Ghaf | 67 | 1,911 | — |
| Harmony 3Tilal Al Ghaf | 19 | 2,339 | — |
| ElanTilal Al Ghaf | 53 | 1,733 | — |
| Harmony 1Tilal Al Ghaf | 18 | — | — |
| Harmony 2Tilal Al Ghaf | 12 | — | — |
| AmaraTilal Al Ghaf | 17 | — | — |
| Aura 2Tilal Al Ghaf | 10 | — | — |
| Aura 1Tilal Al Ghaf | 7 | — | — |
| AuraTilal Al Ghaf | 3 | — | — |
Their sales here only, last 12 months
| Developer | Sales 12M | AED/sqft | Share |
|---|---|---|---|
| Majid Al Futtaim (MAF Group) | 286 | 2,000 | 100% |
Communities with the closest 12-month median AED/sqft
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Jumeirah Golf Estates | 527 | 2,241 | down 3.2% |
| The Views | 149 | 1,961 | down 0.7% |
| Uptown Motorcity | 997 | 1,182 | up 12.2% |
| Ghaf Woods | 532 | 1,962 | down 3.4% |
| Dubai Healthcare City Phase 2 | 490 | 1,642 | down 18.8% |
| Sobha Hartland | 974 | 1,979 | up 5.2% |
| Meydan One | 949 | 1,999 | down 1.0% |
| Al Yelayis 5 | 215 | 1,939 | — |
| Price | Property | Date |
|---|---|---|
| AED 91.0M | 5+ BR Villa · 30,212 sqftLANAI Island | 16 Sept |
| AED 37.0M | 5+ BR Villa · 21,355 sqftElysian Mansions | 26 Jul |
| AED 28.0M | 5+ BR Villa · 11,320 sqftElysian Mansions | 19 Oct |
| AED 27.5M | 5+ BR Villa · 11,319 sqftElysian Mansions | 25 Sept |
| AED 24.0M | 5+ BR Villa · 11,330 sqftElysian Mansions | 6 Oct |
| AED 22.5M | 5+ BR Villa · 6,525 sqftHarmony 3 | 5 Oct |
Dubai Land Department recorded 424 property transactions worth AED 853m on 19 October 2026, driven by strong off-plan sales and activity in Dubai Academic & Outsource City.
The median sale price in Tilal Al Ghaf over the last three months was AED 2,023 per sqft (median sale AED 9.65M), based on 54 sales registered with Dubai Land Department.
Like-for-like prices per sqft are up 12.7% on a year earlier and up 0.7% on the previous three months.
286 sales worth AED 3.30B were registered in the last 12 months: 5% developer off-plan, 28% off-plan resales and 67% secondary (ready) sales.
The median annual rent on leases registered in the last three months was AED 250K, and the best gross rental yield is about 5.8%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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