May recorded 17 transactions across Tilal Al Ghaf, down from the 21 transactions in April, marking a quieter month in terms of overall volume, though activity remained relatively well spread across the community's core villa segments.
Volume was led by Aura Gardens with 5 sales, followed by Elan with 4, Harmony 2 with 3, Harmony 1 and Alaya Gardens with 2 each, and Amara with 1 transaction. The month's activity was once again concentrated within the more established parts of the community, while the communities yet to hand over, including Alaya, Alaya Beach, Elysian Mansion, Serenity Mansion and Lanai Islands, recorded no transfers.
Pricing trends were mixed, though this should be read in the context of relatively small sample sizes. Elan and Aura Gardens showed somewhat consistent activity, and Harmony continued to demonstrate strong end-user demand, particularly across completed family villa stock. The standout sale of the month was in Alaya Gardens, where a Retreat transacted at AED 17M, a significant drop from the highest sale of the same type in Alaya Gardens at AED 18.9M.
Transaction Volume
| Sub-Community | Sales | Notes |
|---|---|---|
| Aura Gardens | 5 | Led the month by volume |
| Elan | 4 | Second most active sub-community |
| Harmony 2 | 3 | Strong completed-villa demand |
| Harmony 1 | 2 | Active across 4BR and 5BR homes |
| Alaya Gardens | 2 | Included the month's highest-value sale |
| Amara | 1 | Single Twin Villa transaction |
| Alaya, Alaya Beach, Elysian Mansion, Serenity Mansion & Lanai Islands | 0 | No transactions recorded |
Aura & Aura Gardens
Aura Gardens was the most active sub-community in May, accounting for 5 of the 17 transactions. Activity was split between the 3BR segment and Twin Villas, showing consistent interest at both the entry and upper ends of the Aura Gardens product range.
The 3BR average should be treated with caution, as one lower-value transaction appears to have pulled the average down. The upper end of the range, at AED 4.14M, remains a more relevant indicator for standard market pricing. Twin Villas offered a cleaner read, trading between AED 6.70M and AED 7.00M, with an average of AED 6.85M.
Overall, Aura Gardens continues to be one of the most liquid areas within Tilal Al Ghaf. Its price point, family-friendly layout and relative accessibility continue to attract consistent buyer demand.
Elan
Elan recorded 4 transactions in May, making it the second most active sub-community of the month. Activity was evenly split between 3BR and 4BR homes, with both configurations trading within a relatively tight range.
The data points to continued liquidity in Elan, particularly among buyers looking for a completed, established entry point into Tilal Al Ghaf. As one of the earliest handed-over clusters, Elan continues to benefit from ready availability, mature community feel and a more accessible price point compared with the larger villa communities.
Harmony
Harmony recorded 5 transactions across Harmony 1 and Harmony 2, continuing to demonstrate its position as Tilal Al Ghaf's primary completed end-user villa community.
The strongest data point was in Harmony 2, where two 4BR villas averaged AED 9.825M, with one transaction reaching AED 10M. This reinforces that buyers are still willing to pay for renovated family homes in well-positioned parts of the community.
Harmony 1 also remained active, with both 4BR and 5BR configurations transacting. The Harmony 2 5BR sale at AED 7.50M sits below the wider market range and should be viewed as an outlier. Overall, Harmony remains one of the clearest indicators of end-user demand in Tilal Al Ghaf.
Alaya & Alaya Gardens
Alaya Gardens recorded 2 transactions in May, with the standout being a Retreat sale at AED 17M. This was one of the strongest individual sales of the month and highlights continued demand for larger properties, but also that prices have softened.
The Retreat product occupies an important position in the market. It offers buyers a larger, more elevated home than Harmony or Amara, while still sitting below the pricing of Alaya Beach, Elysian Mansion and Serenity Mansion. As handover moves closer, I would expect Alaya Gardens to become increasingly relevant for buyers looking for size, quality and long-term community value without stepping into the ultra-prime mansion bracket.
Alaya itself recorded no transactions in May, which remains consistent with the limited availability and higher seller expectations in that segment.
Amara
Amara recorded one Twin Villa transaction in May at AED 7.90M. While this is softer than April's average, a single transaction is not enough to suggest a wider repricing of the community.
Amara remains well positioned within Tilal Al Ghaf. It offers modern layouts, strong internal space and a more accessible price point when compared with completed Harmony stock and the larger premium communities. As handover approaches, I expect buyer focus to sharpen, particularly from end-users looking for newer product at a still-attractive price per sq ft.
Elysian Mansion, Serenity Mansion & Lanai Islands
Elysian Mansion, Serenity Mansion and Lanai Islands recorded no transactions in May, continuing the recent pattern of limited activity across Tilal Al Ghaf's ultra-premium tier.
This should not be read as a lack of demand. The main constraints remain access, construction progress, handover visibility and seller expectations. Buyers are still interested in these communities, but transactions are likely to remain selective until there is greater clarity around completion, views, landscaping and final delivery.
Once access improves and buyers can properly assess the finished product, I expect activity in the mansion segment to become more visible.
Notable Sales
Key Takeaways
Transaction volume softened
May recorded 17 sales across the community, down from 21 in April. This represents a quieter month, though activity remained spread across several key sub-communities rather than being concentrated in one area.
Aura Gardens led the market by volume
Aura Gardens accounted for 5 of the 17 transactions. It remains one of the most liquid segments in Tilal Al Ghaf, supported by its relative affordability, family-friendly layouts and broad buyer appeal.
Elan saw improved activity
Elan recorded 4 transactions across both 3BR and 4BR configurations. As one of the earliest handed-over communities, it continues to attract buyers looking for a ready, established and more accessible entry point into Tilal Al Ghaf.
Harmony continued to show strong end-user demand
Harmony recorded 5 transactions across Harmony 1 and Harmony 2. The most notable figures came from Harmony 2's 4BR segment, where two sales averaged AED 9.825M, including one transaction at AED 10M.
Alaya Gardens recorded the highest sale of the month
A Retreat transacted at AED 17M, showing there is demand at the right price.
Amara recorded one transaction
The AED 7.90M Twin Villa sale was softer than April's average, but should be viewed as a single data point rather than a wider repricing. The community remains well positioned ahead of handover.
The ultra-premium tier remained quiet
No transactions were recorded across Alaya Beach, Elysian Mansion, Serenity Mansion or Lanai Islands. This continues to reflect access, timing and seller expectation constraints rather than a lack of underlying buyer interest.
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