Guide
Flooring in Tilal Al Ghaf: SPC Floors, Stair Cladding and Villa Renovation Costs (2026)
SPC flooring and stair cladding in Tilal Al Ghaf: a real Aura Gardens villa, costs, timeline, community approvals and tips for Elan, Aura and Harmony.
By BestFloor team15 October 2026
BestFloor installs SPC flooring, stair cladding and skirting in Tilal Al Ghaf villas and townhouses, usually straight over the original tiles and in a few days. Our most recent project was a three-storey, 4-bedroom twin villa with 5 bathrooms in Aura Gardens: SPC throughout living areas, bedrooms, kitchen and maid's room, full stair cladding; bathrooms left tiled. The outdoor garage was not floored. Finished in 2 to 3 days. A villa like this typically costs about AED 18,000 to 25,000 including 5% VAT, depending on whether you choose 5 mm or 6.5 mm SPC.
We have already floored several villas in Tilal Al Ghaf. This guide covers what owners there usually want to know: costs, timing, stairs, community approvals, and what to expect in each neighbourhood.
Tilal Al Ghaf at a glance
Tilal Al Ghaf is Majid Al Futtaim's lagoon community off Hessa Street, built around Lagoon Al Ghaf, a swimmable lagoon with sandy beaches. It was launched in 2018 on about 300 hectares (EQT) and is made up of separate neighbourhoods, from townhouses to mansions (Cresco Real Estate).
The neighbourhoods named by agents include Elan, Aura, Aura Gardens, Harmony 1, 2 and 3, Amara, Plagette 32, Alaya, Alaya Gardens, Alaya Beach, Elysian Mansions, Serenity Mansions, Waterfront Serenity Mansions, Lanai Islands and Bo Monde (Cresco Real Estate).
Villa types and typical sizes
Home sizes vary hugely across Tilal Al Ghaf, so flooring budgets do too. Here are published figures for the main neighbourhoods.
| Neighbourhood | Home type | Bedrooms | Approx. built-up area |
|---|---|---|---|
| Elan | Townhouses | 3 to 4 | 2,150 to 2,354 sq ft |
| Aura Gardens | Townhouses and twin villas | 3 to 4 | 2,175 to 3,415 sq ft |
| Aura | Homes | 3 to 4 | about 3,415 sq ft |
| Harmony 1, 2, 3 | Villas and bungalows | 4 to 6 | 3,740 to 6,520 sq ft |
| Amara | Twin villas | 3 to 5 | about 5,000 sq ft |
| Plagette 32 | Villas | 4 to 5 | 5,000 to 8,000 sq ft |
| Alaya and Alaya Gardens | Grand villas | 4 to 6 | about 5,800 to 9,530 sq ft |
| Elysian, Serenity, Lanai Islands | Mansions | 5 to 9 | from about 11,000 sq ft |
Sources: built-up areas and bedrooms from Daniel Raphael; home types from EQT. Built-up area is not the same as floor area to cover: walls, wet areas and outdoor spaces are excluded, which is why we measure on site.
Case study: a twin villa in Aura Gardens
We installed SPC throughout the living areas, bedrooms, kitchen and maid's room, directly over the existing tiles, clad every staircase and fitted white skirting throughout, in 2 to 3 days. The villa is a three-storey, 4-bedroom twin villa with 5 bathrooms. Bathrooms were left tiled, as SPC does not belong in showers or wet rooms with drains. The outdoor garage was not floored. SPC is scratch-resistant (confirmed with our supplier). The full write-up with more photos is on the Aura Gardens project page.
What we did:
- SPC throughout living areas, bedrooms, kitchen and maid's room, laid directly over the existing tiles, with no demolition
- bathrooms left tiled
- outdoor garage not floored
- full stair cladding on all flights, treads and risers in the same oak tone as the floors
- white skirting through the villa, following the stairs on every flight
BestFloor project, Aura Gardens, Tilal Al Ghaf
BestFloor project, Aura Gardens, Tilal Al Ghaf
BestFloor project, Aura Gardens, Tilal Al Ghaf
BestFloor project, Aura Gardens, Tilal Al Ghaf
How much floor is that? Majid Al Futtaim's Aura brochure lists the four-bedroom twin villa at a unit area of 283 m² (3,045 sq ft) over ground floor, first floor and Sky Suite, plus a 34 m² roof terrace, for a total of 317 m² (3,411 sq ft) (Aura e-brochure). Take away the terraces and balconies, the bathrooms, the stair cores (which are clad as steps instead) and the walls, and the floored interior of a villa like this comes to roughly 200 to 220 m². That is our estimate from the indicative brochure plans, not a measured figure for every unit.
The white skirting on the stairs is what makes a staircase like this look finished: it follows every step in a clean line and hides the expansion gap along the wall.
Why Tilal Al Ghaf owners replace their floors
The homes are new, but many owners want a warmer, quieter and more personal finish than the floor they received at handover, and new floors are often the heart of a villa renovation in Tilal Al Ghaf. The reasons we hear most:
- a wood look instead of tiles across living areas and bedrooms
- stairs that feel warmer and quieter underfoot in multi-storey villas
- one continuous floor through every level, stairs included
- a fresh look before moving in, letting or selling
Because SPC usually goes over the existing tiles, there is no demolition, which matters when neighbours are close and families are already living in.
Cost of SPC flooring in Tilal Al Ghaf
For a three-storey, 4-bedroom twin villa like our Aura Gardens project, expect about AED 18,000 to 25,000 including 5% VAT, depending on 5 mm or 6.5 mm SPC. That covers SPC throughout living areas, bedrooms, kitchen and maid's room, stair cladding and skirting (bathrooms left tiled). The final quote follows a site visit.
Our typical rate is about AED 80 to 110 per m² including 5% VAT, and herringbone is AED 100 to 115 per m². Skirting and stairs are included in the per m² price, so there is no separate per-step charge. For comparison, one Dubai fit-out company lists wooden stair cladding at AED 350 to 900 per step (Fitout and Renovation in Dubai).
| What you choose | Effect on price |
|---|---|
| 5 mm SPC | Lower end of the range |
| 6.5 mm SPC | Higher end, slightly more solid feel |
| Herringbone | AED 100 to 115 per m² |
| Number of staircases | Included in the per m² price |
| Optional extra underlay | Extra cost, quoted individually |
For larger Harmony, Amara or Alaya villas, the budget scales with the area. Try the cost calculator or read the SPC flooring cost guide.
Timeline: how long it takes
A three-storey twin villa with full stair cladding took us 2 to 3 days. As a general guide, we need about one day for a one-bedroom apartment and two to three days for a villa of around 200 m².
- Site visit: we measure every level and check the tiles.
- Quote and colour choice: we bring samples to the site visit and help you choose colour, thickness and pattern.
- Community approval: we help you with the Majid Al Futtaim NOC.
- Installation: floors level by level, then stairs and skirting.
- Handover: a final walk-through with you.
Our installation process guide shows each day in detail.
Community approvals and contractor access
Speak to Majid Al Futtaim community management before booking, allow time for any request to be approved, and let us help you with the NOC. Burj Al Wasl, an engineering consultancy working in the community, reports that MAF does not issue paper NOCs and that home improvement requests and contractor access passes are submitted through the Belong by MAF app. Its checklist lists interior fit-out as needing a MAF NOC (Burj Al Wasl).
That is a third-party summary, and requirements can change, so confirm the current process with the community for your specific job. Flooring over tiles is light work: no demolition, no structural change and very little debris. Our general guide to NOCs for flooring in Dubai has a checklist.
Stair cladding in Tilal Al Ghaf villas
Many Tilal Al Ghaf villas and townhouses are on several levels, so the stairs are a big part of the job and often the first thing visitors see. We clad the treads and risers in the same SPC as the floors so every level flows into the next.
Key details we take care of:
- matching the tread colour to the floor on each level
- even step heights from the bottom to the top of each flight
- clean junctions at landings and at the first and last step
- white skirting stepping up the staircase wall
Read more in our stair cladding cost guide and on the stair cladding page.
Choosing a floor for a lagoon community home
Light and mid oak tones suit the bright, modern interiors common in Tilal Al Ghaf and keep sand and dust less visible. Sand from the beach, garden and lagoon is part of daily life, so mats at every outside door and a matt finish help.
- Kids and pets: a matt, textured oak. See flooring for pets and kids.
- Statement living room: herringbone. See herringbone vs chevron.
- Wet areas: we keep tiles inside showers and in wet rooms with drains.
Why BestFloor in Tilal Al Ghaf
We have already floored several villas in Tilal Al Ghaf, so we know the house types, the stair layouts and the community routine. We install SPC in 5 mm and 6.5 mm, in straight planks, herringbone, chevron and other patterns, usually directly over the existing tiles. SPC is scratch-resistant (confirmed with our supplier). We protect your home, move furniture and trim doors, and the floors carry a 20-year limited residential manufacturer warranty from Ecofloor, plus our own 2-year installation warranty.
See the Aura Gardens project, more homes on projects, colours on the floors page, and our skirtings and flooring over tiles pages. Follow new installs on Instagram.
Get a quote for your Tilal Al Ghaf villa on WhatsApp
FAQ
How much does SPC flooring cost for a villa in Tilal Al Ghaf?
For a three-storey, 4-bedroom twin villa like the one we floored in Aura Gardens, with SPC throughout living areas, bedrooms, kitchen and maid's room, full stair cladding and white skirting (bathrooms left tiled), the cost is typically about AED 18,000 to 25,000 including 5% VAT, depending on whether you choose 5 mm or 6.5 mm SPC. The final quote follows a site visit.
How long does a floor renovation take in a Tilal Al Ghaf villa?
The Aura Gardens 4-bedroom twin villa, three storeys with full stair cladding, took us 2 to 3 days. Smaller townhouses can be quicker; larger Harmony or Alaya villas take longer depending on the area and the number of staircases.
Can SPC be installed over the original tiles in Tilal Al Ghaf?
Yes, usually. In our Aura Gardens 4-bedroom twin villa we laid the SPC directly over the existing tiles in living areas, bedrooms, kitchen and the maid's room, and on the stairs, with no demolition. Bathrooms were left tiled. The outdoor garage was not floored. We check flatness and loose tiles at the site visit.
Do I need a Majid Al Futtaim NOC to change flooring in Tilal Al Ghaf?
Check with Majid Al Futtaim community management before booking, and we help you with the NOC. Consultancies working in the community report that home improvement requests and contractor access passes are handled through the Belong by MAF app, and that interior fit-out works need a community NOC.
Do you do stair cladding in Tilal Al Ghaf villas?
Yes. In Aura Gardens we clad every staircase in the same SPC as the floors, with matching treads and risers and white skirting following the stairs. Stairs are included in our per m² price.
Which Tilal Al Ghaf communities do you work in?
We have already floored several villas in Tilal Al Ghaf, including a twin villa in Aura Gardens. We work across all neighbourhoods, from Elan and Aura Gardens townhouses to Harmony, Amara and Alaya villas.
BestFloor installs SPC flooring across the UAE, mainly in Dubai and also in Abu Dhabi, including Tilal Al Ghaf. Follow our installs on Instagram at @bestfloor.ae.
FAQ
How much does SPC flooring cost for a villa in Tilal Al Ghaf?
For a three-storey, 4-bedroom twin villa like the one we floored in Aura Gardens, with SPC throughout living areas, bedrooms, kitchen and maid's room, full stair cladding and white skirting (bathrooms left tiled), the cost is typically about AED 18,000 to 25,000 including 5% VAT, depending on whether you choose 5 mm or 6.5 mm SPC. The final quote follows a site visit.
How long does a floor renovation take in a Tilal Al Ghaf villa?
The Aura Gardens 4-bedroom twin villa, three storeys with full stair cladding, took us 2 to 3 days. Smaller townhouses can be quicker; larger Harmony or Alaya villas take longer depending on the area and the number of staircases.
Can SPC be installed over the original tiles in Tilal Al Ghaf?
Yes, usually. In our Aura Gardens 4-bedroom twin villa we laid the SPC directly over the existing tiles in living areas, bedrooms, kitchen and the maid's room, and on the stairs, with no demolition. Bathrooms were left tiled. The outdoor garage was not floored. We check flatness and loose tiles at the site visit.
Do I need a Majid Al Futtaim NOC to change flooring in Tilal Al Ghaf?
Check with Majid Al Futtaim community management before booking, and we help you with the NOC. Consultancies working in the community report that home improvement requests and contractor access passes are handled through the Belong by MAF app, and that interior fit-out works need a community NOC.
Do you do stair cladding in Tilal Al Ghaf villas?
Yes. In Aura Gardens we clad every staircase in the same SPC as the floors, with matching treads and risers and white skirting following the stairs. Stairs are included in our per m² price.
Which Tilal Al Ghaf communities do you work in?
We have already floored several villas in Tilal Al Ghaf, including a twin villa in Aura Gardens. We work across all neighbourhoods, from Elan and Aura Gardens townhouses to Harmony, Amara and Alaya villas.