Lowest Listed Price | Park View with Direct Park Access | Vastu Compliant | 6,028 Sq Ft BUA | 5,993 Sq Ft Plot | 2026 Handover | Alaya Gardens Haven | Tilal Al Ghaf | Majid Al Futtaim
The seller's own positioning is unambiguous: the lowest available price in the market for a 5-bedroom villa in Alaya Gardens Haven, Tilal Al Ghaf. At AED 12,000,000 — AED 1,991 per sq ft of built-up area across 6,028 sq ft on a 5,993 sq ft park-facing plot — this villa combines three attributes that Tilal Al Ghaf buyers specifically search for and rarely find at a single listing: a park view with direct park access, a Vastu-compliant layout, and the lowest currently listed price in the sub-community for this bedroom configuration. Park-facing with direct access is the most consistently sought-after and most supply-constrained positional designation within any Tilal Al Ghaf villa cluster — the community's defining lifestyle proposition is the 70-acre Lagoon and the surrounding parks, and villas that directly face and directly access the park infrastructure are the product the masterplan's entire amenity strategy is built to support. Vastu compliance is a specific and hard-to-source specification that materially narrows the competing inventory for a defined and consistently active segment of the Tilal Al Ghaf buyer market. The 2026 handover means the buyer is near the completion of the construction timeline — the capital exposure period is short, the construction risk is substantially reduced by proximity to delivery, and the rental income or owner-occupation clock starts within the near term. At AED 12,000,000 — the lowest listed price for this configuration — the seller is pricing to achieve a swift, confirmed transaction rather than the extended campaign a higher price would require, passing the entirety of the pricing advantage to the first qualified buyer who engages.
Property Highlights
- Community: Tilal Al Ghaf, Dubai
- Sub-Community: Alaya Gardens Haven
- Developer: Majid Al Futtaim
- Property Type: Villa — 5 Bedrooms
- Bedrooms: 5
- Bathrooms: Available on request
- BUA: 6,028 sq ft
- Plot Size: 5,993 sq ft
- View: Park view — direct park access
- Special Feature: Vastu compliant
- Handover: 2026
- Asking Price: AED 12,000,000
- Listing Position: Lowest listed price in the market — Alaya Gardens Haven
- Price per Sq Ft BUA: AED 1,991
- Price per Sq Ft Plot: AED 2,002
- Property Status: Off-Plan — Near Handover 2026 — Distress Pricing
Why This Is the Lowest in Market — And Why It Matters
In the Tilal Al Ghaf secondary market, the difference between the lowest listed price and the next listed price for a comparable villa can represent a meaningful capital advantage for the buyer who identifies and acts on the lowest-priced listing before the broader market does. The seller's claim of lowest in market is a specific and provable market positioning claim — at the time of listing, AED 12,000,000 represents the lowest asking price available for a comparable 5-bedroom villa in Alaya Gardens Haven. For a buyer who has been tracking this community's price evolution, the AED 1,991 per sq ft entry on a park-facing, Vastu-compliant, 6,028 sq ft villa with a 2026 handover will be immediately legible as a distress entry relative to the community's prevailing transaction rate. For a buyer encountering Alaya Gardens Haven for the first time, the combination of park view with direct access, Vastu compliance, the lowest listed price, and a near-term delivery in one of Dubai's most internationally recognised new masterplan communities provides a complete and persuasive investment or lifestyle case.
Park View with Direct Park Access — The Premium Tilal Al Ghaf Position
Tilal Al Ghaf's entire masterplan identity is constructed around its 70-acre Lagoon, the surrounding parks, and the active outdoor lifestyle infrastructure that Majid Al Futtaim has built as the community's defining competitive advantage. Within this masterplan context, a villa that both faces the park and provides direct physical access to the park occupies the most premium positional tier available in the Alaya Gardens Haven cluster. Park-facing with direct access means: the villa's rear elevation and living spaces command open green views over the park rather than looking into the rear gardens of the villa row behind; the garden gate or boundary provides direct entry into the park without crossing internal community roads or navigating through adjacent garden rows; and the daily lifestyle reality of the villa's outdoor programme — morning walks, children's play, evening gatherings — is directly connected to Tilal Al Ghaf's primary lifestyle asset without any intermediary step. This position is permanently fixed by the masterplan's built-out park boundary — it cannot be created or replicated by a villa positioned elsewhere in the cluster, however well-appointed. The supply of direct-park-access villas is finite and non-increasing. At the lowest listed price in Alaya Gardens Haven, a direct-park-access position is an extraordinary combination that this specific entry makes possible.
Vastu Compliant — A Defined and Valuable Specification
Vastu Shastra is the traditional Indian architectural and design system governing the directional orientation of the home, the placement of rooms relative to cardinal directions, the positioning of the main entrance, the kitchen, and the bedroom suites, and the overall spatial flow of the property. A Vastu-compliant villa has been designed or specifically modified to follow these directional and spatial principles. For a significant and consistently active segment of the Tilal Al Ghaf buyer market — particularly buyers and families from the Indian subcontinent who specifically require Vastu compliance as a non-negotiable purchasing criterion — a villa that already satisfies these principles is one of the most difficult specifications to source in the open market. Standard developer-delivered Tilal Al Ghaf villas are not designed with strict Vastu compliance from the outset, making Vastu-compliant listings a defined and limited subset of the available secondary market inventory. At AED 12,000,000 — the lowest listed price in Alaya Gardens Haven — this Vastu-compliant, park-facing villa is accessible to the Vastu-seeking buyer at the most competitive price currently available for this specification in this community.
About Alaya Gardens Haven — Tilal Al Ghaf
Alaya Gardens Haven is a villa sub-community within the Tilal Al Ghaf masterplan by Majid Al Futtaim — one of the most high-profile and internationally recognised new residential community developments in Dubai's current development cycle. Tilal Al Ghaf is positioned in the Hessa Street and Al Khail Road corridor, providing the central Dubai connectivity that major new communities require while delivering the community lifestyle infrastructure — Lagoon, beach, parks, retail, F&B, and the upcoming school and hotel programme — that positions it as a genuinely self-contained lifestyle destination rather than a standard gated residential community. Alaya Gardens within the Tilal Al Ghaf masterplan is one of the more premium villa clusters, characterised by the generous plot allocations, the villa typologies that maximise the park and landscape connection, and the specification standard that reflects Majid Al Futtaim's quality delivery commitment across their residential portfolio. A 5-bedroom villa in Alaya Gardens Haven with a park view and direct park access, Vastu compliant, on a 5,993 sq ft plot delivering 6,028 sq ft of built-up area, at AED 12,000,000 — the lowest listed price in the sub-community — with a 2026 handover, is a configuration of buyer advantages that the Tilal Al Ghaf secondary market assembles on a single listing only when a seller's motivation creates the pricing decision that produces it.
Community and Lifestyle
- Alaya Gardens Haven — premium villa cluster within Tilal Al Ghaf masterplan
- Park view with direct park access — most premium positional designation in the cluster
- Vastu compliant — specific hard-to-source specification for a defined buyer segment
- Lowest listed price in the market — AED 12,000,000 for a 5-bedroom Alaya Gardens Haven villa
- 6,028 sq ft BUA on a 5,993 sq ft plot — generous villa scale with park-connected outdoor space
- 2026 handover — near-term delivery, reduced construction risk, short capital exposure period
- Tilal Al Ghaf 70-acre Lagoon — directly within the masterplan, community's defining lifestyle asset
- Lagoon beach — sandy beach within the gated community
- Majid Al Futtaim developer — quality delivery standard, community management, infrastructure commitment
- Hessa Street and Al Khail Road access — central Dubai connectivity
Amenities
- Direct park access — villa boundary opens directly onto the park
- Park view — open green outlook from the villa's rear elevation and living spaces
- Tilal Al Ghaf 70-acre Lagoon — within the masterplan
- Lagoon sandy beach — within the gated community
- Tilal Al Ghaf community pools and recreation facilities
- Tilal Al Ghaf retail and F&B — community high street and dining
- Community parks, play areas, cycling, and jogging tracks throughout the masterplan
- Alaya Gardens community pools and amenity facilities
- 24/7 gated security and Majid Al Futtaim community management
- Upcoming school, hotel, and community retail programme within Tilal Al Ghaf
- Full service charge details on request from Majid Al Futtaim
The 2026 Handover — Near-Term, Low-Risk Delivery
A 2026 handover means the villa is at an advanced stage of its construction programme — the construction timeline is short to completion, the developer's delivery certainty is high relative to a project with years of remaining construction exposure, and the buyer's capital is deployed for a relatively brief period before they take possession of the completed asset. For an investor, the rental income clock begins in 2026 — proximity to the Lagoon, the park, and Tilal Al Ghaf's lifestyle infrastructure positions this 5-bedroom villa at the premium end of the Tilal Al Ghaf rental market for large family households specifically seeking the park-facing, Lagoon-community address. For an end-user family, the 2026 handover means they can plan their move-in timeline with near-term certainty. The full payment schedule, construction progress update, amount paid to date, and remaining installments to handover are available on request from our team together with Majid Al Futtaim's project documentation.
Estimated Buyer All-In Cost
- Purchase Price: AED 12,000,000
- DLD Transfer Fee (4%): AED 480,000
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 252,000
- Total Estimated Buyer All-In: Approximately AED 12,732,580
Location and Connectivity — Tilal Al Ghaf
- Community: Tilal Al Ghaf, Dubai
- Key Roads: Hessa Street (D61), Al Khail Road (E44), Sheikh Mohammed Bin Zayed Road (E311)
- Dubai Hills Mall: Approximately 10 to 15 minutes by car
- Mall of the Emirates: Approximately 15 to 20 minutes by car
- Downtown Dubai and Burj Khalifa: Approximately 20 to 25 minutes by car
- DIFC and Business Bay: Approximately 20 to 25 minutes by car
- Dubai Marina and JBR: Approximately 20 to 25 minutes by car
- Dubai International Airport (DXB): Approximately 25 to 30 minutes by car
- Al Maktoum International Airport (DWC): Approximately 25 to 30 minutes by car
Why This Alaya Gardens Haven Villa Demands Immediate Action
- Lowest listed price in Alaya Gardens Haven — seller's own market positioning claim at AED 12,000,000
- Park view with direct park access — most premium positional designation, permanently supply-constrained
- Vastu compliant — hard-to-source specification for a defined and active buyer segment
- 6,028 sq ft BUA on 5,993 sq ft park-adjacent plot — generous villa scale at the lowest available price
- AED 1,991/sqft — most competitive BUA price-per-sqft for a park-access villa in Alaya Gardens Haven
- 2026 handover — near-term, reduced construction risk, short capital exposure
- Tilal Al Ghaf — 70-acre Lagoon, beach, parks, Majid Al Futtaim quality, one of Dubai's most internationally recognised new masterplan communities
- Freehold — available to all nationalities worldwide
- Motivated seller — lowest-in-market pricing to achieve swift confirmed transaction rather than extended campaign
Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.
