In 2026 Nakheel put two contracts on Island B in six months. In April it awarded AED 527M for the island's roads and utilities. In October it awarded the upgrade of about 3 km of the island's western shoreline, with a new 320 m beach. Those two contracts tell a buyer where the master developer is building first, and Island B is also where the newest private masterplans on Dubai Islands sit.
- Nakheel plans Dubai Islands for more than 230,000 residents in about 62,000 homes, with more than 11,000 hotel keys and over 4,000 branded residences (October 2026).
- On 20 April 2026 Nakheel awarded Al Nasr Contracting AED 527M for Island B's roads, utilities and district cooling links.
- Island B's western shoreline is being upgraded over about 3 km, with a new 320 m beach due in Q4 2027.
- BEYOND's SIØRA covers 198,400 sqm on Island B, 70% of it landscaped open space, with HADO and SHIONE as its first two residential phases.
The master plan in numbers
Dubai Islands cover 18.6 sq km across five islands off the Deira coast, with about 57 km of coastline of which 21 km is beachfront (Nakheel, April 2026).
The scale of the full plan was updated in October 2026. Nakheel now describes it as "more than 230,000 residents across approximately 62,000 homes, alongside more than 11,000 hotel keys and over 4,000 branded residences".
For a buyer, the plan sets the ceiling for the islands' future population and amenities. Today most of those homes are off-plan. In 2026, 99% of Dubai Islands apartment sales on the DLD register were off-plan sales (M&M analysis of DLD open data, 1 January to 9 November). A buyer now is buying early in a plan of that size.
What Nakheel is building on Island B
The April contract went to Al Nasr Contracting: AED 527M for roads, water, power, telecoms, drainage and district cooling links on Island B. Those are the services every building on the island depends on, from the first tower to the last.
The October contract went to Mar Marine and Building Contracting, for the upgrade of about 3 km of Island B's western shoreline and 320 m of new beach near Bay Villas. Nakheel gives Q4 2027 for completion; the value was not disclosed.
Nakheel is also a developer on the island. Its Bay Villas community has 636 homes on the DLD record, and Nakheel awarded the main construction contract, worth AED 2.6bn, to Fibrex in August 2025. A master developer that builds its own homes on the same island has its own sales riding on the roads and beaches arriving.
Our Dubai Islands location guide covers the bridges and the road links to the mainland, and the beaches guide covers the shoreline in detail.
SIØRA: BEYOND's masterplan on Island B
On 11 December 2025 BEYOND, part of OMNIYAT Group, unveiled SIØRA, a beachfront masterplan on Island B. The developer's documents give these figures:
| SIØRA | Figure |
|---|---|
| Land area | 198,400 sqm (over 2 million sq ft) |
| Gross floor area | 253,600 sqm (about 2.7 million sq ft) |
| Landscaped open space | 140,000 sqm, 70% of the masterplan |
| Green spine | over 400 m |
| Jogging and cycling tracks | over 10 km |
| Beach | direct access to 6 km of open beaches |
The release described SIØRA as "the beginning of a multi-phase presence for BEYOND on Dubai Islands" and spoke of "a complete coastal ecosystem of homes, hospitality, and lifestyle experiences". BEYOND has not yet named a hotel brand or the number of phases.
Seventy per cent open space is the figure that sets SIØRA apart in a buyer's mind. It means most of the land between the buildings is gardens, paths and beach, so residents walk through landscape to reach the sea.
HADO and SHIONE, the first two phases
HADO was announced on 30 December 2025 as SIØRA's first residential project: three 21-storey towers with one- to four-bedroom homes, 14 retail units and a 50/50 payment plan. It became the most registered project on Dubai Islands in 2026, with 630 off-plan registrations worth AED 2.48bn on the DLD register from 9 January to 27 October (M&M analysis of DLD open data).
SHIONE is the second phase, rising next to HADO. It has 603 homes in two buildings of G+21 and G+20, linked by a landscaped podium, from one-bedroom apartments to 24 three- and four-bedroom duplexes with 6.5 m double-height terraces. It was registered with the DLD on 5 November 2026 as project 4501, with its escrow account at Mashreq Bank.
We set the two side by side in SHIONE and HADO by BEYOND, and our SHIONE project guide covers the new phase in full.
What the works mean for a buyer on Island B
A buyer on Island B is buying where public money and private money are arriving together. The master developer has contracted the island's infrastructure and its shoreline. Private developers are building masterplans with large shares of open space on top of it. And the prices on the register were set while most of that work is still ahead.
The evidence that buyers have noticed is on the register. HADO's 2026 registrations had a median of AED 3,156 per sq ft, against a median of AED 2,797 for all Dubai Islands apartments in the same period (M&M analysis of DLD open data). That is about 13% above the island's median, paid for a beachfront masterplan with its open space planned in from the start.
For the wider area and every developer active there, see our Dubai Islands area guide. Nakheel's own communities are on our Nakheel developer page.
SHIONE, the newest launch on Island B
SHIONE opened for expressions of interest on 5 November 2026, at AED 50,000 per unit. One-bedroom homes start from AED 2.75M, two-bedroom from AED 4.7M and three-bedroom from AED 7.1M (BEYOND's sales team, 10 November 2026). Half the price is paid on completion, which BEYOND anticipates in Q4 2030.
Our SHIONE investment case sets out the case, and the SHIONE project page has the floor plans and the registration form.
Talk to an M&M advisor about Island B
An M&M advisor can walk you through the Island B plan on a site visit, show you each project's DLD record and take you through the SHIONE case. Ask the team for the case or for a visit.
Figures are past data from the sources named. This article is general information and not tax, legal or financial advice; returns are not guaranteed.
What is the Dubai Islands master plan?
Dubai Islands is Nakheel's plan for five islands off the Deira coast covering 18.6 sq km, with about 57 km of coastline including 21 km of beachfront. In October 2026 Nakheel described the full plan as more than 230,000 residents across approximately 62,000 homes, alongside more than 11,000 hotel keys and over 4,000 branded residences. Private developers build individual masterplans and projects within it.
What is Island B on Dubai Islands?
Island B is one of the five Dubai Islands and the focus of Nakheel's 2026 infrastructure spending. It holds Nakheel's Bay Villas, BEYOND's SIØRA masterplan with HADO and SHIONE, and other residential launches. In April 2026 Nakheel awarded an AED 527M contract for its roads and utilities, and in October 2026 a contract to upgrade about 3 km of its western shoreline.
What is SIØRA on Dubai Islands?
SIØRA is BEYOND's beachfront masterplan on Island B, unveiled on 11 December 2025. It covers 198,400 sqm of land with a gross floor area of 253,600 sqm. About 140,000 sqm, or 70%, is landscaped open space, with a green spine of over 400 m, more than 10 km of jogging and cycling tracks and direct access to 6 km of open beaches. HADO and SHIONE are its first two residential phases.
Who is the master developer of Dubai Islands?
Nakheel is the master developer of Dubai Islands. It contracts the islands' infrastructure, roads and beaches and builds some of its own communities, such as Bay Villas on Island B. BEYOND, part of OMNIYAT Group, is one of those developers, with its SIØRA masterplan on Island B.
What infrastructure is being built on Island B?
Nakheel awarded Al Nasr Contracting an AED 527M contract on 20 April 2026 for Island B's roads, water, power, telecoms, drainage and district cooling links. In October 2026 it awarded Mar Marine and Building Contracting the upgrade of about 3 km of Island B's western shoreline, with 320 m of new beach near Bay Villas due in Q4 2027.
