Beyond

Beyond Developments: Who Is Behind It, What It Is Building, What to Check

Reviewed by Juan Mejia · 20 October 2026

For anyone assessing beyond developments reviews, the key context is that OMNIYAT Group launched Beyond on 12 September 2024 as a development company for the wider luxury market, and Beyond has yet to deliver a project of its own. Its project pages, checked on 1 October 2026, list Saria, Sensia, Aria and The Mural in Dubai Maritime City for 2027, Talea there for 2028, and Kanyon, Soulever and office project 31 Above for 2029. They also list Passo on Palm Jumeirah, Hado on Dubai Islands and Le Chateau in Ras Al Khaimah for 2029. The Yards at City of Arabia is also in the pipeline, but the cited project page gives no completion year for it. These are planned dates, not promises. Before committing, check the project’s Dubai Land Department (DLD) registration, current status and escrow account, then assess the group record through OMNIYAT rather than treating its completed buildings as Beyond deliveries.

Who owns Beyond, and how does it relate to OMNIYAT?

Beyond is part of the OMNIYAT Group, which introduced the brand to serve a broader luxury market. Fitch has described Beyond as a more accessible premium brand within the group. S&P identifies Mahdi Amjad as Beyond’s majority owner, while the company names Adil Taqi as its chief executive. Those details help establish the relationship, but they do not give Beyond a delivery record of its own.

OMNIYAT’s 2025 announcement says Beyond-branded sales covered ten projects, with bookings recognised partly within Omniyat Holdings and partly within Beyond Properties DMCC. That structure is useful context when reviewing project records: the brand name on marketing materials may not be the legal developer entity shown in the DLD register.

Beyond’s website also presents The Pad and The Sterling as completed buildings. Both were developed and completed by OMNIYAT before Beyond existed, so they should not be counted as Beyond handovers. For a broader view of the parent company and its projects, see our OMNIYAT developer profile. Its history offers context, not a guarantee that a new brand’s projects will follow the same course.

What is Beyond building?

The current pipeline spans several locations and includes residential schemes as well as an office project. In Dubai Maritime City, Beyond’s planned developments range from Saria, Sensia, Aria and The Mural to Talea, Kanyon and Soulever. The brand’s project pages, checked on 1 October 2026, list 31 Above as an office development in the same area. Buyers can explore the area through our guide to Dubai Maritime City.

Beyond also lists Passo on Palm Jumeirah, Hado on Dubai Islands and Le Chateau in Ras Al Khaimah. For more on the Dubai Islands area, see our Dubai Islands guide. Location names alone do not explain a project’s current registration or progress, so check the individual scheme rather than relying only on a developer’s overall pipeline.

At City of Arabia, Beyond describes The Yards as a masterplan of 1,560 homes with a stated value of AED 4 billion, according to its project feature checked on 1 October 2026. Within it, Arancia Yards offers 272 residences, as described on the same project page. Read more about the surrounding area in our City of Arabia guide.

How to check a Beyond project on the DLD register

Search the DLD’s Real Estate Project Status service using the project name and developer entity. The register can show a project’s status, percentage complete, planned completion date, units and escrow account. Pending launches may not appear, so an absent listing does not necessarily mean a project has been cancelled or is unregistered; ask the developer for its project number and verify it with the DLD before signing.

As at 1 October 2026, a count of entries under developer entities named Beyond showed two active projects: Soulever at 0% complete and 31 Above at 0.51%, according to the DLD register. Other Beyond-branded projects appear under companies with OMNIYAT contacts. This is why it is important to search by both project name and registered entity, rather than assuming every scheme appears under the brand name.

Register entries can change, and administrative cancellations should not be treated as a complete measure of a developer’s activity. When reviewing a registration, focus on the project’s current status and listed units, and confirm that the information matches the sale documents. For off-plan buying steps and documents, see our Dubai off-plan guide.

How to read the OMNIYAT track record and ratings

Because Beyond has no completed projects of its own, the relevant wider record to examine is OMNIYAT’s. Fitch and S&P rate OMNIYAT BB minus, and Fitch placed the group on rating watch negative on 18 March 2026. These are ratings of OMNIYAT, not Beyond. A group rating is one part of due diligence, not a substitute for checking the finances, registration and escrow arrangements of the specific project you are considering.

Review the group record alongside the legal developer entity and project status shown by the DLD. Also check the sale and purchase agreement (SPA) for the stated completion date, payment milestones and provisions that apply if circumstances change. A planned completion date is an estimate in the project information, not a promise of handover on that exact date.

One Arancia Yards payment example

M&M’s Arancia Yards investment case, checked on 1 October 2026, gives an illustrative one-bedroom price of AED 1,000,000 and a 40/60 payment structure, with handover described as about 36 months away. The following worked example uses that price and schedule; the buyer’s signed SPA and DLD charges should be checked before payment.

1. Expression of interest at 10%: AED 1,000,000 × 10% = AED 100,000.
2. DLD registration charge at 4%: AED 1,000,000 × 4% = AED 40,000, plus AED 20.
3. Construction payments at 30%: AED 1,000,000 × 30% = AED 300,000.
4. Paid before handover: AED 100,000 + AED 40,000 + AED 20 + AED 300,000 = AED 440,020.
5. Remaining 60% at handover: AED 1,000,000 × 60% = AED 600,000.

The DLD fee calculation follows the department’s initial sale registration guidance. Under the Central Bank’s mortgage rules, a loan covering 60% of a AED 1,000,000 valuation would cover the AED 600,000 handover balance if the bank values the home at its purchase price. If the buyer’s lender offers only 50% financing, the loan would be AED 500,000 and the buyer would need to provide a further AED 100,000 towards that balance. Lending terms depend on the bank, borrower and valuation.

Before paying, confirm the project number and escrow bank with the DLD, then ensure that payments go to the project’s escrow account. Dubai Law No. 8 of 2007 regulates escrow accounts for real estate development projects. The Arancia Yards investment case sets out the example assumptions; ask for project-specific advice before making a commitment.

A practical way to assess Beyond

Beyond is a new OMNIYAT Group brand with a substantial announced pipeline, but the distinction between group history and Beyond’s own delivery record is essential. Confirm the registered entity, DLD status, project number and escrow details; compare the SPA with the published payment schedule; and treat completion dates as plans. For a project-specific discussion, contact our team.

Projects mentioned in this article

Arancia Yards

Beyond Developments, Handover ~36 months (Phase 1)

AED 1.0M

Sensia

Beyond, Handover Q1 2029

AED 2,500,000

Talea

Beyond, Handover Q1 2029

AED 2,200,000