Ghaf Woods
Dubai's first forest-living district — investment in air, coolness and silence
Wadi Al Safa 4, Dubailand (next to Global Village)
Key facts
Developer
Majid Al Futtaim Communities
District
Dubailand
Handover
Q2-Q3 2027 (first phases Serra and Cilia — September 2027)
Height
Low- to mid-rise (G+P+8 — G+P+12), "forest village" scale
Units
TBD — masterplan with several phases (Serra, Cilia, Lacina, Capria, Distrikt)
Sales status
Active sales of Serra, Cilia, Lacina, Capria phases. Distrikt — main contract awarded (Zawya 2026)
Overview
Ghaf Woods — Dubai's first forest-living district by Majid Al Futtaim, built around a living forest with over a million plants and native species trees. The concept is not cosmetic: the landscape is engineered so that air temperature inside the community is 5°C lower than in adjacent districts, and the air is 20% cleaner than the average in Dubai. These two figures are confirmed in official Majid Al Futtaim materials and mean literally a different microclimate: you can walk and run outdoors in months when the rest of Dubai hides in air conditioning.
Architecture — low- and mid-rise buildings that 'dissolve' among the trees. Each building has its own rooftop pools, co-working lounges and access to signature amenities: forest wellness centre & spa (the first format of its kind in Dubai), mountain biking loop, kids and adult pools, farm-to-table restaurants, retail promenade. Inner apartments — 1BR from 675 sqft, 2BR from 1,121 sqft, 3BR up to 2,653 sqft with multiple balconies. Native landscape with ghaf trees and special water-capturing technology ensures drought resistance.
Locationally Ghaf Woods sits right next to Global Village (1.1 km) and IMG Worlds, with direct access to E311 (Sheikh Mohammed Bin Zayed Road) and Sheikh Zayed Bin Hamdan Al Nahyan St. This gives 20-25 min to Downtown and Dubai Marina. Developer Majid Al Futtaim has the highest credit rating among regional private corporates BBB and a portfolio of 29 malls, 7 hotels and 5 mixed-use communities.
Prices & unit types
| Unit type | Size | Price | in USD |
|---|---|---|---|
| 1BR | 675-1,052 sqft | from AED 1.475M | ~$402K |
| 2BR | 1,121-1,966 sqft | from AED 2.35M | ~$640K |
| 3BR | 1,775-2,653 sqft | from AED 3.80M | ~$1.04M |
| Duplex/Penthouse | up to 5,500 sqft | TBD: research with manager | TBD |
- Forest-facing view: +5-8% — direct view into ghaf tree canopies
- Lake/parks frontage: +8-12% — first-line units sell first
- High floor (8+): +3-5% — best views from above
- Corner unit with 2-3 balconies: +4-6%
- Phase 1 (Serra/Cilia): baseline — earliest handover
Payment plan
10%
Booking + 4% DLD
50%
Construction milestones (equal tranches)
40%
On Handover Q2-Q3 2027
Payment terms
- Mortgage for UAE residents: up to 80% LTV for apartments <= AED 5M, rate 4.49-5.0% (May 2026)
- Mortgage for non-residents: up to 50% LTV, rate 5.0-6.0%
- Cooling-off period: 14 days
- Penalty for late payment: 0.25% per month (RERA standard)
Location & distances
- Wadi Al Safa 4 — south-eastern Dubailand, smart neighborhood with Arabian Ranches, Damac Hills, The Sustainable City
- Transport: E311 (Sheikh Mohammed Bin Zayed Rd) to the west + Sheikh Zayed Bin Hamdan St
- Schools: Royal Grammar School Guildford Dubai (3 min, in Tilal Al Ghaf), GEMS Metropole, Kings' School Al Barsha
- Future infrastructure: Etihad Rail with 2030 horizon will pass through Dubailand
- Retail & lifestyle: own retail arcades + Cityland Mall, Dubai Outlet Mall, Mall of the Emirates
- Demographics: Western expats with families, GCC buyers, Russian-Ukrainian diaspora
Amenities
Forest Wellness Centre & Spa
first of its kind in Dubai
1+ Million Native Plants & Trees
ghaf species, water-capturing landscape
Mountain Biking Loop
in forest setting, 8+ km
Multiple Pools (kids + adults)
rooftop and garden-level
Co-working Lounges
in each building
Farm-to-table Restaurants
organic produce, retail promenade
Walking & Jogging Trails
through forest crown, lit
Outdoor Yoga Decks
meditation zones
Community Parks & Playgrounds
themed zones for children
Pet-Friendly Zones
separate trails
Multi-Purpose Courts
tennis, basketball, padel
Concierge + Security 24/7
gated forest community
Residence features
- Forest-view balconies (multiple per apartment)
- Floor-to-ceiling glass (UV protection)
- Open-plan layouts
- Premium kitchens (built-in appliances)
- En-suite bathroom with rain shower
- Walk-in closet in master
- Smart-home prep (climate, lighting)
- Energy-efficient HVAC
- Native materials in finishes
- Covered parking (allocated spots)
Schools nearby
Royal Grammar School Guildford Dubai
British (GCSE/A-Level) · KHDA Very Good · Tuition AED 50-80K/year
GEMS Metropole School
British (GCSE/A-Level/IBDP) · KHDA Outstanding · Tuition AED 60-95K/year
Kings' School Al Barsha
British · KHDA Outstanding · Tuition AED 70-100K/year
Safa Community School
British · KHDA Very Good · Tuition AED 50-80K/year
Rental yield & ROI
7.0-8.5% — Dubailand apartments (DLD Rental Index, Q1 2026)
5.0-6.5% net (after service charge ~AED 14-18/sqft)
8-10% (holiday-let through Global Village market)
For 2BR (~1,300 sqft): ~AED 18-23K/year; for 3BR (~2,100 sqft): ~AED 30-38K/year
- 2024 launch -> 2025: +12-15% on phase 1 (Serra, Cilia) — peak demand at opening
- 2025 -> Q1 2026: +8-10% YoY on off-plan resale
- Forecast 2026 -> Q2 2027 handover: +15-25% (Knight Frank/CBRE consensus for off-plan)
- Long-term 2027 -> 2030 (Etihad Rail): +20-35% upon railway opening
Golden Visa eligibility
- AED 2,000,000 — achieved on 2BR from AED 2.35M
- 10-year Golden Visa with extension
- Spouse + children of any age + parents + 1 domestic helper
- Processing: 30-60 days from submission (medical + Emirates ID biometrics)
Project timeline
2024
Announcement and launch of phase 1 sales (Serra, Cilia)
2025
Start of Lacina, Capria — new sub-phases
2026 Q1-Q2
Distrikt Ghaf Woods — main contract awarded (Zawya)
2026 Q3-Q4
Phase 1 — facade & MEP
2027 Q1
Final fit-out, amenities, forest wellness centre
2027 Q2
General handover target
2027 Q3 (September)
Serra, Cilia — handover
2028-2029
Sequential handover of Lacina, Capria, Distrikt
2030
Etihad Rail launch — infrastructure value uplift
Frequently asked questions
AED 1.475M (1BR from 740 sqft) · AED 2.35M (2BR) · AED 3.80M (3BR)
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