Tilal Al Ghaf: July 2026 Market Report

Transaction Volume

Elan

Nine sales, Elan's strongest month of the year, with both configurations still exactly flat year-on-year. Elan had not exceeded eight transactions in any month this year before July, and the five 4BR transfers alone exceed the community's entire June volume. It is the largest single-month volume move in this year's data. What makes it significant is that price did not move to achieve it. The 4BR is up 10.25% on the month, which reflects a stronger mix at the AED 4.10M to AED 4.90M end rather than any repricing, and both configurations remain flat year-on-year for a seventh consecutive month. Volume arrived at the established level rather than below it. The likely explanation is a release of stock rather than a demand surge, and August will tell. But nine transfers with pricing unchanged is a materially healthier signal than nine achieved through discounting. For anyone holding in Elan, the market absorbed nine homes this month without moving their value.

Harmony

Harmony 1 returned with four sales after a blank June, and produced the highest 4BR price recorded this year. That AED 11.70M print, alongside a AED 8.50M sale in the same configuration, phase and month, gives a AED 3.2M spread in a single 4BR layout. It is the widest same-configuration spread of the year and it makes the point that within Harmony the individual home matters far more than the layout. Plot, position and condition account for the gap, not market movement. Both 5BR sales landed in a tight AED 11.00M to AED 11.40M band at roughly AED 2,536 per sq ft, which is a clean and usable comparable. Four transfers in Harmony 1 after nothing in June suggests stock has come back to the earliest phase, which had been the most supply-constrained part of the community all year. Harmony 3's 4BR at AED 10.05M, up 14.31% year-on-year, is the strongest annual figure in the community this month. Against that, the Harmony 2 5BR Large at AED 12.30M is down 14.73% on June and 6.64% on the year. Read alongside June's four sales in that configuration, which ranged from AED 12.50M to AED 16.00M, July's print sits at the bottom of the established band rather than below it. The tier has a range now, and this is its low end.

Aura & Aura Gardens

The Twin Villa tier turned negative year-on-year in both communities, at an identical AED 5.50M. This is the clearest change of direction in the July data and it needs flagging rather than smoothing over. Aura at −12.84% and Aura Gardens at −6.38%, both at AED 5.50M and roughly AED 1,612 per sq ft. Aura Gardens Twin Villas held between AED 6.40M and AED 7.20M in every month they transacted from February through May, and Aura traded as high as AED 8.00M this year. Two transfers is thin evidence and I am not calling a repricing on it. But two independent Twin Villa sales, in two different communities, landing at exactly the same price with both negative year-on-year, is a pattern rather than a coincidence. If you are considering selling a Twin Villa, this is the month to have a conversation rather than assume the March level still applies. The rest of Aura Gardens points the other way. The 3BR finally produced a clean month: four sales in a tight AED 3.70M to AED 4.30M band with no outlier dragging the average, at AED 4.00M and roughly AED 1,839 per sq ft. This is the benchmark figure for the configuration going forward and it confirms what the May and June ranges suggested. The 4BR at AED 4.999M and 9.39% ahead year-on-year shows the softness is specific to Twin Villas rather than general to the community.

Alaya & Alaya Gardens

Alaya Gardens recorded five sales, up from one, and its first Haven Select transfer of the year. Five transfers in a month, up from one, is a marked step up for this community. Three Haven sales in one month give that tier a proper range for the first time this year, AED 9.80M to AED 11.85M, with the average up 3.58% on June. The Haven remains 8.12% below the same point last year, an improvement on June's −9.19% and still the weakest annual figure in the near-complete segment, but the monthly direction is now positive. The Haven Select at AED 10.80M is the first transfer in that layout this year and, at roughly AED 1,566 per sq ft, the most accessible per-foot entry into Alaya Gardens. Worth knowing for anyone weighing the community against Harmony or Amara. The Alaya Gardens Retreat at AED 17.20M is consistent with May's AED 17.00M. June's AED 17.40M sale was in Alaya, a separate community, so it should not be treated as the same pricing series. Alaya itself recorded nothing at all this month. Its single AED 17.40M June Retreat remains the only recent evidence for where the community sits, which is not enough to draw a conclusion in either direction.

Elysian Mansion, Amara & Serenity Mansion

Elysian transacted twice in a single month for the first time, and the Hilltop moved 16.68% in four weeks. Two or more Elysian transfers in one month is a useful signal that viewing access has genuinely opened rather than demand having been absent. July delivered it, and the pricing supports the reading. The Hilltop at AED 37.00M is up 16.68% on June's AED 31.71M in the same layout and 8.82% ahead year-on-year. A move of that size between two transfers of the same product one month apart is the strongest evidence this year that Elysian pricing responds when buyers can properly assess the homes. The Maia at AED 22.00M against March's AED 21.50M shows the same layout holding its level, and at 9.88% below last year it is the one Elysian figure pointing the other way. With two Maia transfers now recorded four months apart at AED 21.50M and AED 22.00M, that layout looks stable rather than falling. Elysian has now recorded five transfers across three layouts, with a per-foot range from AED 1,762 to AED 3,116. That remains the reason community-level averages should not be used here, but with the Maia and the Hilltop each having traded twice there is finally enough depth to speak about individual layouts with some confidence. Amara's two Twin Villas at AED 7.60M and AED 7.90M sit at the lower end of its 2026 range and below June's AED 8.50M. Across the year Amara has swung between AED 7.60M and AED 10.50M in a single layout, a spread of nearly 40% driven by plot and specification. Two transfers are not a direction, but a repeat in the same band in August would become one. Serenity has been quiet since February's Ara+ at AED 33.46M.

Notable Sales

Key Takeaways