Beyond, the premium development company Omniyat Group launched in September 2024, is running a 30/70 payment plan on five of its projects from 5 to 11 October 2026. Thirty per cent across the construction period, seventy on completion.
A promotion like this is usually reported as a discount. It is not one. The price does not move. What moves is when you pay it, and for an off-plan buyer that is often the more useful variable. It also moves the risk, which is the half of the trade that promotional copy tends to leave out.
Our interest, stated plainly. M&M earns a commission from the developer on sales of these projects. The arithmetic below is the same either way, and so is the part of it that argues against buying.
What these projects normally cost you before handover
The five projects do not share a standard plan, so the size of the change is different for each one.
Talea, Dubai Maritime City. Normally 50/50, handover Q1 2029.
Kanyon, Dubai Maritime City. Normally 50/50, handover Q2 2029.
Soulever, Tower B, Dubai Maritime City. Normally 50/50, handover Q4 2028.
Passo, Avita and Bella, Palm Jumeirah, West Crescent. Normally 60/40, handover Q3 2029.
Le Château, Al Marjan Island, Ras Al Khaimah. Normally 50/50, handover Q4 2029.
Four of the five normally ask for half the price before you hold keys. Passo asks for sixty per cent. Under the offer, all five ask for thirty.
Of the five, our strongest recommendation is Passo
Passo is the one where the change is largest, and it is also the one we would look at first on the asset, not on the plan.
Avita and Bella sit on the West Crescent of Palm Jumeirah. That distinction carries more weight than a brochure line suggests. Most off-plan buying in Dubai asks you to underwrite two separate things: the building, and the district it is going into. On the Palm you only underwrite the building. The roads, the beaches, the hotels, the restaurants and the residents are already there, and have been for years. The masterplan is finished, and its footprint is fixed. Nobody is making more of it.
That is what the word trophy is supposed to mean, and the market prices it accordingly. Palm apartment values ran near AED 3,100 per square foot in the first quarter of this year, roughly fourteen per cent above a year earlier, with rents rising by a similar margin. Capital values and income moved together, which is the pattern you want to see and is not what a speculative district looks like.
The developer point matters here too. In the first half of 2026 Omniyat led Palm Jumeirah's AED 20M-plus residential market and set the highest price per square foot recorded on the Palm, AED 11,227. Beyond is Omniyat's brand. On this particular address, that is the developer operating at the top of the market rather than arriving in it.
None of which is a forecast. Values that rose fourteen per cent in a year can fall, and the section below says what that would mean under this plan. But if the question is which of the five assets you would want to still own in 2032, the answer and the question are not the same as which plan moved the most.
The arithmetic
Take an AED 2.5M apartment on a 50/50 plan. You commit AED 1.25M across the construction period. On 30/70 you commit AED 750,000. AED 500,000 stays in your hands until completion.
On Passo, where entry pricing starts at AED 5.5M and the plan is 60/40, the change is larger. AED 3.3M becomes AED 1.65M. AED 1.65M deferred.
One line that is missing from every version of this table. The Dubai Land Department registration fee is 4% of the price, payable at purchase, and it is not part of the thirty per cent. Add the Oqood and trustee admin on top. On the AED 2.5M apartment your real cash out before handover is roughly AED 850,000, not AED 750,000. On Passo at AED 5.5M the DLD fee alone is AED 220,000.
Those figures are illustrative, calculated from the published plans on round numbers. Your own unit will have its own price and its own schedule, and the schedule is the thing to read: a 30/70 can be thirty per cent spread evenly over three years or thirty per cent front-loaded into the first twelve months, and the two are not the same instrument.
What it is good for
Holding less capital still while the asset builds. If the unit appreciates between now and 2029, you capture that appreciation against a smaller committed sum. That is the whole argument for off-plan leverage, and this offer sharpens it.
It sharpens the other direction too. Leverage is symmetric. If Dubai prices are lower in 2029 than they are today, the same structure magnifies the loss, and you remain contractually bound for the full price either way. Nobody writing about this offer, us included, knows which way 2029 goes.
Buying more than one. The buyer who was choosing between two units on a 50/50 can take both on a 30/70 for roughly the same cash across the construction period. Whether that is prudent is a separate question, and doubling the 2029 completion obligation is the question.
The exit you may not have
This is the part that looks like a benefit and may be the opposite.
A smaller sum committed sounds like a smaller sum to recover if you assign the unit before completion. But Dubai developers generally will not issue the resale no-objection certificate until a minimum share of the price has been paid, commonly 30 to 40 per cent and in some contracts 50. A 30/70 buyer reaches thirty per cent at most before handover. Depending on what Beyond's own sale and purchase agreement sets, this plan can leave you below the threshold that lets you sell, for the entire construction period.
If an assignment is part of why you are buying, that threshold is the fact that decides it, and it is not in any brochure. Ask for it in writing before you sign, together with the developer's assignment fee, which commonly runs 1 to 4 per cent.
What it costs you
The money is deferred, not forgiven. The total price is identical. Every dirham you do not pay before 2029 is a dirham you pay in 2029.
The completion cheque is bigger. Seventy per cent instead of fifty, or instead of forty on Passo. On the illustrative apartment that is an AED 1.75M payment falling due in a single quarter, against AED 1.25M on the standard plan.
If you intend to mortgage it, you are pricing that mortgage in 2028 or 2029, not today. The UAE rate cycle turned up in September: the Central Bank raised its base rate to 3.90% with effect from 17 September, and three-month EIBOR has traded in a 4.20% to 4.39% band since late September. Nobody can tell you what a mortgage costs in 2029.
You may also not be able to borrow seventy per cent at all. Central Bank caps expatriate lending at 80% of value on a first property up to AED 5M and 70% above AED 5M, and the registration fee and costs cannot be financed. On a Passo unit at AED 5.5M, a seventy per cent completion balance sits at or above the ceiling before fees. That is a structural limit, not a pricing question, and it does not move with rates.
And if you cannot fund the seventy per cent, the law is specific about what you lose. Under Law 19 of 2020, amending Law 13 of 2008, a developer may terminate on buyer default after the notice and grace procedure and retain up to 25% of the unit value where the project is less than 60% complete, and up to 40% where it is between 60 and 80% complete or above 80%, or require a sale at auction. A seventy per cent balance falling due at or near completion sits in the 40% band.
One of the five is not in Dubai. Le Château sits on Al Marjan Island in Ras Al Khaimah, inside Beyond's Evermore masterplan. Different emirate, different registry, different rental market, and a different buyer pool at resale. It belongs in the offer, but not in the same mental column as the three Maritime City towers.
And one more thing a 2029 handover rests on. Beyond is a brand created in September 2024. The delivery record you are relying on is Omniyat Group's, plus the project escrow account that holds your instalments. Both are checkable, and the next section says how.
Who should look at this and who should not
This suits a buyer who wants exposure to these addresses now, expects to be liquid at completion from a source they can already name, and has read the escrow and construction position of the specific tower.
It does not suit a buyer whose plan for the seventy per cent is "a mortgage, probably". That is a decision made today about a credit market that does not exist yet, against a legal penalty that does.
And it does not suit a buyer whose plan is to assign the unit before handover, unless the developer's own threshold is confirmed at thirty per cent or below.
Before you commit
Four things to confirm on the specific unit, not on the brochure.
Ask for the payment schedule in writing, with the dates and the percentage at each milestone. A 30/70 headline tells you the split and nothing about the shape.
Ask for the minimum percentage paid at which the developer will issue a resale NOC, and the assignment fee. In writing, from the developer, before signing.
Confirm the escrow account is registered and open for that project. In Dubai the Dubai REST app shows the bank, the account status and the completion percentage. For Le Château, confirm the escrow bank and account number in the sale and purchase agreement and that the project appears on Ras Al Khaimah's off-plan register.
Confirm the price under the promotional plan equals the price under the standard plan. Back-loaded plans are sometimes priced higher. If it is the same number, you have the full benefit of the deferral. If it is not, recalculate.
The window
The offer runs through 11 October 2026, UAE time. Confirm with us whether the deadline is the booking or the signed contract, because they are rarely the same date.
Seven days is short enough that it is worth deciding on the arithmetic rather than on the deadline. The arithmetic does not change after the 11th. Only the plan does.
Sources: payment plans, handover quarters and locations compiled from the developer's project material and the main UAE listing portals, read 5 October 2026. Rate figures: Central Bank of the UAE base rate statement of 16 September 2026, effective 17 September, and the central bank's daily three-month EIBOR fixings, late September to 2 October 2026. Default and termination: Law 19 of 2020 amending Law 13 of 2008. Lending caps: Central Bank of the UAE mortgage regulations. The worked figures are our own arithmetic on round numbers and are illustrative. M&M Real Estate earns a commission from the developer on sales of these projects. This is information, not investment advice.
What is a 30/70 payment plan?
Thirty per cent of the price is paid in instalments across the construction period and seventy per cent falls due on completion. It does not change the price, only when you pay it.
Does the 30/70 plan make the property cheaper?
No. The total price is identical. What changes is how much of your own capital is tied up before handover. Confirm with the developer that the price under the promotional plan matches the price under the standard plan, because back-loaded plans are sometimes priced higher.
Can I resell an off-plan unit bought on a 30/70 plan before handover?
Possibly not. Dubai developers generally will not issue a resale no-objection certificate until a minimum share of the price is paid, commonly thirty to forty per cent and in some contracts fifty. A 30/70 buyer reaches thirty per cent at most before handover, so ask the developer for its own threshold in writing before signing.
What happens if I cannot pay the seventy per cent on completion?
Under Law 19 of 2020, amending Law 13 of 2008, a developer may terminate on buyer default after the notice and grace procedure and retain up to twenty-five per cent of the unit value where the project is less than sixty per cent complete, and up to forty per cent at higher completion, or require a sale at auction.
