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A SHIONE terrace at sunset above the podium pools, the SIØRA buildings and the sea beyond

Dubai Islands Island B SIØRA

A home by the beach on Dubai Islands, named for the sound of the tide

SHIONE is BEYOND’s second building at SIØRA, rising beside HADO on Island B. Its 603 homes, from one bedroom to four-bedroom duplexes, share a Japanese-inspired garden podium with direct access to 6 km of open beach.

Register your interest See the investment case
  • The 18-page investment case
  • Floor plans and prices
  • An advisor to follow up
One bedroom from
AED 2.75M
Homes
603
Open beach
6 km
EOI, per unit
AED 50,000

Artist’s impression: BEYOND From price: BEYOND sales team, 10 Nov 2026, subject to availability

The beach

Seventy per cent of SIØRA is gardens, paths and open space

SIØRA is BEYOND’s beachfront masterplan on Island B of Dubai Islands, announced in December 2025. HADO was its first building and SHIONE is the second, rising beside it. Restaurants and cafés are planned around the main plaza and along the beachfront.

6 km

Of open beach, with direct access from SIØRA.

  • 140,000 sqmOf open space, 70% of the 198,400 sqm masterplan
  • 10 km+Of jogging and cycling tracks
  • 400 m+Green spine through the masterplan

BEYOND, SHIONE brochure and fact sheet, November 2026; Gulf News, 11 December 2025. Planned uses are BEYOND’s.

The SHIONE buildings on Island B in daylight, the landscaped podium and gardens in front
SHIONE on Island B Artist’s impression: BEYOND
Dusk over the podium pools from a SHIONE terrace, the sea on the horizon
The podium from a terrace Artist’s impression: BEYOND
The podium gardens lit at dusk between the two buildings
The podium at dusk Artist’s impression: BEYOND
A day at SHIONE

A garden, a pool and a Zen terrace one lift ride from home

The podium joins SHIONE’s two buildings. A raised adults’ pool with an infinity edge looks towards the sea, with sun decks and a canopied jacuzzi beside it, and water cascades from it into the pool below.

  1. The adults’ infinity pool with loungers in the water and the cascade from the terrace above
    07:00Lengths before breakfastThe raised infinity poolArtist’s impression: BEYOND
  2. The indoor gym with full-height glazing onto the gardens
    10:00Training, indoors or outThe indoor gymArtist’s impression: BEYOND
  3. The sunken seating garden around its fire bowl at dusk
    16:00An hour in the sunken gardenThen a walk down to the beachArtist’s impression: BEYOND
  4. The residents’ chef’s kitchen with a long dining table
    20:00Dinner for friends downstairsThe residents’ chef’s kitchenArtist’s impression: BEYOND

A composite day, written by M&M from BEYOND’s amenity plan.

  • Water

    The raised adults’ infinity pool and its cascade, a children’s shallow pool, a canopied jacuzzi and sun decks.

  • Gardens

    The meditation lawn, the Zen garden, the Japanese terrace, a sunken seating garden, the plaza and sky terraces.

  • Indoors

    An indoor and an outdoor gym, the residents’ lounge, a residents’ chef’s kitchen, a multipurpose room and double-height lobbies.

Of landscape on a 31,260 sqm plot
30,245 sqm
Of indoor amenities
1,320 sqm
Retail and dining pavilions at ground level
2
Floors above ground, in two buildings
21 and 20
The raised infinity pool with water cascading into the lower pool, the buildings on either side
The pool cascade Artist’s impression: BEYOND
The Zen garden under the podium canopy
The Zen garden Artist’s impression: BEYOND
The meditation lawn with seating under the trees, a SHIONE building behind
The meditation lawn Artist’s impression: BEYOND
The outdoor gym in the gardens
The gym Artist’s impression: BEYOND
The double-height lobby with lounge seating
The lobby Artist’s impression: BEYOND
The multipurpose room with lounge furniture
The multipurpose room Artist’s impression: BEYOND
The landscaped arrival canopy at the entrance
The arrival Artist’s impression: BEYOND
A ground-level retail and dining pavilion among the gardens
A retail pavilion Artist’s impression: BEYOND

BEYOND, SHIONE fact sheet (areas, amenity plan) and brochure (“Experiences”), November 2026. The final specification is set in the sale and purchase agreement.

The homes

One to four bedrooms, with the sea in the frame

SHIONE has 603 homes in five types. Large openings frame the sea, and selected homes have corner glazing and a dual aspect.

SHIONE homes by type: number of homes, sizes and from prices
HomeHomesSize, sq ftAverage, sq ftFrom, AEDFloor plans
One bedroom281732 to 1,4858672,750,000Plans
Two bedrooms2471,098 to 1,6791,2974,700,000Plans
Three bedrooms511,679 to 3,4982,0257,100,000Plans
Three-bedroom duplex144,187 to 6,0065,052On requestPlans
Four-bedroom duplex105,102 to 6,5885,793On requestPlans

Sizes are total areas: BEYOND fact sheet (averages) and sales team (ranges, unit mix), 10 November 2026. From prices: BEYOND sales team, 10 November 2026, subject to availability. The unit-by-unit price list comes with allocation.

Floor plan of a one-bedroom home with living and dining room, kitchen, bedroom and terrace
One bedroom, unit A1-1501, 803.53 sq ft total Plan: BEYOND
Floor plan of a two-bedroom home with living and dining room, kitchen, two bedrooms and terrace
Two bedrooms, unit A1-1002, 1,258.09 sq ft total Plan: BEYOND
A Block A1 floor plate with the podium gardens and pools
A Block A1 floor plate Plan: BEYOND

Plans for every home type

Every SHIONE home type has its plans unit by unit, with internal and external areas. The two shown are samples from Block A1, and your advisor sends the set for the type you choose.

Request the floor plans
Inside

Oak, stone and the light off the water

Warm oak-toned cabinetry meets stone in the kitchen, with integrated appliances and discreet storage. The bathrooms are natural stone and softly lit.

Kitchen
Oak-toned cabinetry and stone, integrated appliances
Bathroom
Natural stone, soft lighting
Windows
Large openings to the sea; corner glazing in selected homes
A SHIONE living room with wide glazing onto the sea
The living room Artist’s impression: BEYOND
An open kitchen with oak-toned cabinetry and a stone island
The kitchen Artist’s impression: BEYOND
A bedroom with the sea through full-height glass
The bedroom Artist’s impression: BEYOND
A stone bathroom with a walk-in shower and soft lighting
The bathroom Artist’s impression: BEYOND
A three-bedroom living room around a glazed corner over the sea
A three-bedroom living room Artist’s impression: BEYOND
A three-bedroom living and dining room with oak joinery
A three-bedroom living and dining room Artist’s impression: BEYOND

BEYOND, SHIONE brochure (Interiors) and material boards, November 2026. Furniture and finishes shown are indicative; finishes are set in the sale and purchase agreement.

The Signature Collection

24 duplexes with a 6.5 m terrace

Fourteen three-bedroom and ten four-bedroom duplexes, from 4,187 to 6,588 sq ft. Each has a private double-height terrace, 6.5 m tall, that takes the living room outside.

Homes
14 three-bedroom, 10 four-bedroom
Size
4,187 to 6,588 sq ft total
Terrace
Private, double height, 6.5 m
Price
On request

Finishes drawn from Japanese craft: carved timber cabinetry with a marble counter and bronze laminated glass in the kitchen; in the bathroom, a stone mosaic floor shaped like a cast shadow, veined marble walls and light through rice paper.

A Signature duplex living room under a double-height ceiling, the sea beyond
A Signature duplex Artist’s impression: BEYOND
A duplex living room with a double-height window wall onto the sea
The double-height living room Artist’s impression: BEYOND
A duplex kitchen with a marble island and timber cabinetry
The kitchen Artist’s impression: BEYOND
A duplex bedroom opening onto a planted terrace
The bedroom Artist’s impression: BEYOND
A duplex bathroom with a stone bath, a mosaic floor and veined marble walls
The bathroom Artist’s impression: BEYOND

BEYOND: SHIONE fact sheet and brochure (Signature Collection), material boards; sales team unit mix and sizes, 10 November 2026. BEYOND has not published duplex prices.

Location

Ten minutes to the Gold Souq Metro, 26 to Downtown

A beach address on the Deira side of the city, close to the airport, with DIFC and Downtown within half an hour.

  • Gold Souq Metro10 min
  • Dubai International Airport19 min
  • Dubai Frame22 min
  • DIFC25 min
  • Downtown Dubai26 min
  • Business Bay33 min

The 12-lane Infinity Bridge opened in January 2022, and the Al Shindagha Corridor works on the Bur Dubai side were completed in May 2025. A new 1,425 m bridge, built for 16,000 vehicles an hour, was awarded at AED 786M in April 2025.

Drive times by car: BEYOND, SHIONE fact sheet. Dubai Media Office: Infinity Bridge, 13 January 2022; Al Shindagha Corridor, 11 May 2025; Bur Dubai bridge contract, 6 April 2025.

Schematic map of Dubai Islands with SHIONE on Island B SHIONE sits on the beachfront of Island B, Dubai Islands, off the Deira coast. BEYOND's drive times by car: Gold Souq Metro 10 minutes, Dubai International Airport 19, Dubai Frame 22, DIFC 25, Downtown Dubai 26 and Business Bay 33. Arabian Gulf Dubai Creek Infinity Bridge Deira Dubai Islands Gold Souq MetroDubai International AirportAirportDubai Frame SHIONE Hover or tap a place
Schematic map, not to scale Positions approximate
The price against phase 1

SHIONE’s from prices sit inside the range HADO sold for

HADO, BEYOND’s first SIØRA building next door, has 630 off-plan sales on the DLD register in 2026, worth AED 2.48bn, the most of any Dubai Islands project. SHIONE’s one, two and three-bedroom homes start within the prices HADO homes of the same type sold for.

  • One bedroom

    SHIONE from AED 2.75MHADO median AED 2.59M, 356 salesHADO range AED 2.38M to 4.00M

  • Two bedrooms

    SHIONE from AED 4.70MHADO median AED 4.39M, 208 salesHADO range AED 3.82M to 6.50M

  • Three bedrooms

    SHIONE from AED 7.10MHADO median AED 7.41M, 61 salesHADO range AED 6.77M to 9.59M

HADO: DLD open data, off-plan registrations 9 January to 27 October 2026, M&M analysis. SHIONE: BEYOND’s from prices, 10 November 2026. Like for like: HADO’s median one-bedroom sold at 832 sq ft; SHIONE’s one-bedroom homes average 867 sq ft.
Apartment sales on Dubai Islands, 1 January to 9 November 2026
3,481
AED of apartment sales in the same period
12.05bn
Average sale prices on Dubai Islands, year on year
+16.9%

DLD open data (transactions), M&M analysis, 1 January to 9 November 2026. Property Finder Dubai Islands area data, November 2026. Past sales do not guarantee future prices.

The developer

BEYOND is OMNIYAT Group’s premium brand. The group built One at Palm Jumeirah.

BEYOND describes itself as “a premium real estate brand by OMNIYAT GROUP”. Mahdi Amjad, OMNIYAT’s founder and executive chairman, launched it in September 2024, and Adil Taqi leads it as CEO. SIØRA is its masterplan on Dubai Islands.

Completed by OMNIYAT Group, on the DLD project register

  • BayswaterMay 2010
  • One Business BayOct 2010
  • The BinaryApr 2015
  • The OpusOct 2017
  • The PadOct 2020
  • One at Palm JumeirahJun 2021
  • The AnwaDec 2021
  • Dorchester Collection DubaiJun 2022
  • The Sterling West HouseMay 2023
  • The Sterling East HouseAug 2023
Registered
DLD project 4501, registered on 5 November 2026
Your payments
In the project’s escrow account at Mashreq Bank, under Dubai Law No. 8 of 2007
Off-plan buyers
Protected by Dubai Law No. 19 of 2020
The SHIONE lobby lounge with a double-height ceiling and low seating
The lobby lounge Artist’s impression: BEYOND

beyonddevelopments.ae (About Us); omniyatgroup.com; Gulf News, 13 September 2024. Completion dates: DLD Mashrooi project register.

Payment plan

The payment plan, date by date

BEYOND’s plan takes 20% in the first month, then six payments of 5% to November 2029, and the remaining 50% on completion, expected in Q4 2030.

  1. 20%In the first month: 10% on booking, 10% a month later
  2. 30%Six payments of 5%, May 2027 to November 2029
  3. 50%On completion, expected Q4 2030
What you pay on each date for a one-bedroom and a two-bedroom home at the from prices
WhenShare1BR, AED 2,750,0002BR, AED 4,700,000
On booking10%275,000470,000
One month after booking10%275,000470,000
Every 1 May and 1 November, 2027 to 20296 × 5%137,500 each235,000 each
On completion, expected Q4 203050%1,375,0002,350,000
DLD fee, when the sale is registered4%110,000188,000

BEYOND, SHIONE payment plan; sales team from prices and EOI terms, 9 and 10 November 2026. Prices are “from”, subject to availability, and the plan may change before booking. DLD fee: 4% of the price. Final terms in the sale and purchase agreement.

The SHIONE podium pool cascade between the two buildings
The pool cascade Artist’s impression: BEYOND
Cover of the M&M investment report on SHIONE by BEYOND

Our investment case 18 pages

Read the SHIONE case before you choose a unit

The homes and their sizes, the payment plan with what you pay on each date, and where SHIONE’s prices sit against the registered sales at HADO next door.

  • The one-bedroom from AED 2.75M sits within the AED 2.38M to 4.00M that HADO’s one-bedroom homes sold for on the register.
  • Dubai Islands recorded 3,481 apartment sales worth AED 12.05bn from 1 January to 9 November 2026.
  • Every SHIONE home type starts above AED 2M, the purchase price the DLD’s Golden Visa route through property asks for. Your advisor confirms how it applies to an off-plan home.

Register in six questions and the case is emailed to you. Your advisor follows with the floor plans for your home type and the price of the units open now.

Get the investment case

Register

Answer six questions to receive the case, the floor plans and the prices

EOIs are open now at AED 50,000 a unit, and BEYOND allocates units after the EOIs. Register and an advisor follows up with you.

Register your interest
  1. The 18-page investment case, emailed to you when you register
  2. The floor plans for the home type you choose, unit by unit
  3. The price on request for the units open now, from your advisor
  4. The EOI steps: a passport copy, the KYC form and AED 50,000 a unit

M&M Real Estate Dubai, London, Breda

Talk to an M&M advisor about SHIONE

Our advisors hold the SHIONE floor plans and the price list, and know the HADO sales next door. Register and one of them contacts you.

Register your interest
  • Matthew Kimber, M&M Real Estate advisor
  • Jonathan Hull, M&M Real Estate advisor
  • Bradley James, M&M Real Estate advisor
  • Robin Holmes, M&M Real Estate advisor
  • Savannah Severn, M&M Real Estate advisor
  • Craig Dunleavy, M&M Real Estate advisor
  • Christina Cheng, M&M Real Estate advisor
  • Marcos Lopez, M&M Real Estate advisor

Our advisors in Dubai, London and Breda. Recognised by the developers we work with most:

  • Top Agency #2Ellington Properties2024
  • Top Agency #3Ellington Properties2025
  • Top PerformerBeyond by Omniyat2025

The podium at dusk Artist’s impression: BEYOND