Elysian Mansions, Tilal Al Ghaf: Dubai lagoon mansions three years after launch

When Majid Al Futtaim opened sales at Elysian Mansions in early 2023, it was pitching something Dubai rarely offers outside Palm Jumeirah and Emirates Hills: a new-build mansion on the water. The enclave sits inside Tilal Al Ghaf, the developer's master community built around a man-made lagoon off Al Khail Road, and comprises 94 homes of five and six bedrooms on three plot types — lagoon-front, hilltop and park-side.

Three and a half years later the question for a buyer is different. This is no longer an off-plan bet; it is a nearly finished product trading at a visible premium on the resale market.

From launch to today

Entry prices at launch were around AED 18.5m, roughly USD 5m. Buyers could customise layouts, which is unusual in Dubai, where developers typically offer two or three fixed plans. Innovo Build was appointed main contractor; the contract package covering Elysian Mansions and the neighbouring Alaya district was reported at about AED 3bn.

	Launch, 2023	September 2026
Entry price	≈ AED 18.5m	listings from ≈ AED 22m
Top of range	on request	listings up to AED 55m
Handover	Q4 2025	late 2026 (per property portals)

Portals now put construction above 90% complete. A one-year slip is not unusual for bespoke homes — individual fit-outs and layout changes stretch the final stage far more than in an apartment tower.

Asking prices are not transaction prices

The AED 22–55m range is what sellers are asking. In the mansion segment the gap between asking and achieved price can reach 10–15%, and some owners list simply to test the market. To judge the real premium over launch, look at Dubai Land Department registrations for the same plot type and line, not at portal averages.

Who it suits now

For an owner-occupier, Elysian is one of the few ways to get a new waterfront house in Dubai without paying for a Palm address. The wider community is already lived in — the earlier Tilal Al Ghaf neighbourhoods are handed over and the lagoon is open to residents — and the construction risk is largely gone. That is what the premium buys.

For a pure investor the case is weaker. Most of the uplift is already priced in, and the rental market for AED 20m+ homes is thin, so the percentage yield is modest. It works as long-term capital storage or a family home, not as a quick flip. If you are buying a resale contract before handover, remember you inherit the seller's remaining obligation to the developer — price the full amount, not only the premium.

For a smaller-scale comparison inside the same master plan, see our note on Lanai Islands, a private island of 13 villas.

More on prices and completed homes in the district: Tilal Al Ghaf.