Communities · Dubailand, Hessa Street
Snagging inspections in Tilal Al Ghaf
Majid Al Futtaim's flagship community, built around one of the largest swimmable lagoons in Dubai. Delivery here has run ahead of schedule, which is precisely the argument for measuring tolerance rather than hunting for gross defects.
The community
A strong delivery record, and the widest size spread on our list
Tilal Al Ghaf covers roughly three hundred hectares across twelve sub-communities, gated, arranged around a 70,000 m² swimmable freshwater lagoon built on licensed Crystal Lagoons technology. There are no apartments. The stock runs townhouses, twin villas, detached villas and mansions.
Majid Al Futtaim's record here is unusually good, and worth stating as neutral fact: Harmony 1 was delivered two months ahead of schedule and Harmony 2 was delivered on time. In a market where roughly half of scheduled units complete on schedule, that is remarkable.
It also changes what an inspection is for. When gross defects are largely absent, the case rests entirely on measured tolerance: floor level deviation over a two-metre straightedge, tile lippage, door reveal consistency, joinery alignment, each recorded as a figure against a published standard. That is the report worth commissioning on a well-built house.
In numbers
Sources: Majid Al Futtaim published project material and portal listing data, August 2026. Tilal Al Ghaf does not appear in the DLD registry mirror we use, so cluster-level dates should be confirmed with MAF community management.
Handing over
Where each sub-community stands
Construction status by sub-community as at the start of 2026. Dates are the developer's published position rather than a promise, though MAF has met them more consistently than most.
| Sub-community | Status | Handover |
|---|---|---|
| Harmony 1 | Complete, fully occupied | Delivered 2022 |
| Harmony 2 | Complete, residents moving in | Completed Q4 2025 |
| Elan, Aura, Aura Gardens | Delivered | 2022–2023 |
| Harmony 3 | 85%, finishing and landscaping | Q3 2026 |
| Lanai Islands | Under construction | Q3 2026 |
| Alaya and Alaya Beach | Handover imminent | 2026 |
| Aura | 70%, interior fit-out | Q4 2026 |
| Amara (114 twin villas) | Under construction | Q4 2026 |
| Elysian Mansions | Under construction | From early 2026 |
| Serenity Mansions | 55%, superstructure | Q4 2026 – Q2 2027 |
| The Perch | 35% | Q1 2027 |
| Elora Beach | 40% | Q2 2027 |
| Riwa | 30% | Q2 2027 |
Confirm cluster-level handover months with MAF community management before relying on a date. Your warranty runs from your own handover, not from the sub-community's published window.
The 11-month window
Harmony 2 is in the window now
Your defect liability period runs twelve months from your own handover date. Harmony 2 handover began in January 2025 and ran through the year, and Harmony 3 followed, which puts a large cohort at month eleven across the second half of 2026.
| Sub-community | Type | Handover |
|---|---|---|
| Harmony 2 | Villas | Jan 2025 – Q4 2025 |
| Harmony 1 | Villas | Delivered 2022 |
| Elan | Townhouses | 2022–2023 |
| Aura and Aura Gardens | Townhouses | 2022–2023 |
If you took keys in 2025
Harmony 2 units taken in the second half of 2025 reach warranty expiry between August and December 2026. That is now. After twelve months the same defect becomes your cost rather than the developer's.
Work out your own date
Count eleven months from the date on your handover certificate. That is when we should be on site, leaving a month for the developer to close what we find.
The 11-month inspection →Fees
What an inspection costs here
Tilal Al Ghaf has the widest size spread of any community we work in, from a 2,600 sqft townhouse to a 27,000 sqft island mansion. A published table across that range would be meaningless, so every home here is priced individually.
How it works here
We calculate the fee from the built-up area on your title deed and send it in writing, fixed, before we attend. Nothing is estimated on the day and nothing changes afterwards. For a townhouse the figure comes back within the hour; for mansion product it may take until the next working day.
What you get in writing
A fixed fee, the checkpoint count for your build type, the time we will be on site, and the date we can attend. If the property exceeds what our published calculator covers, we say so and price it properly rather than pretending a formula fits.
Published size ranges: Harmony villas 3,736–6,515 sqft; Amara twin villas 3,700–6,000 sqft; Alaya 5,825–9,530 sqft; Elysian Mansions 10,344–17,994 sqft; Serenity Mansions 11,730–12,720 sqft; Plagette 32 7,708–8,015 sqft; Lanai Islands 23,614–27,000 sqft. We price on built-up area, not plot area.
On site
What we measure in Tilal Al Ghaf stock
488 checkpoints on the villa product, 412 on a townhouse. These are the areas that carry the most weight in this community specifically.
Lagoon and waterfront
Ground moisture on the water elevation
G+2 formats
Three levels, three sets of readings
Specified variants
Delivered against what you chose
Every deviation is recorded as a measurement against a published tolerance. The full method is on the snagging inspection page →
Questions
Asked most often about Tilal Al Ghaf
Why is there no price table on this page?
Because the stock runs from 2,600 to 27,000 square feet. Any four rows we published would be wrong for most readers, so we price your property from its actual built-up area and send the figure in writing before we attend.
MAF delivers well. Do I still need an inspection?
That is the argument for one. When gross defects are absent, what remains is tolerance: level deviation, lippage, reveal consistency, joinery alignment. Those only become claims when recorded as measurements against a published standard.
When does my defect liability period expire?
Twelve months from the date you took handover. Harmony 2 owners who took keys in the second half of 2025 reach month eleven between August and December 2026.
Can you inspect if I am not in Dubai?
Yes, and at this end of the market it is most of what we do. Remote Concierge covers the handover end to end. We attend, inspect, walk you through it on video, and deal with MAF until the list is closed.
Nearby
Other communities we work in
Before the keys change hands
Tell us the property and the date. A fixed fee comes back the same working day.