SHIONE takes its name from a Japanese expression evoking the sound of the tide. The building it names sits close enough to hear it: on the beachfront of Island B, Dubai Islands, in BEYOND's SIØRA masterplan, with direct access to 6 km of open beaches. BEYOND, part of OMNIYAT Group, revealed it at its Sales Gallery on 9 November 2026, after expressions of interest opened on 5 November.
- SHIONE is phase 2 of BEYOND's SIØRA masterplan on Island B, Dubai Islands, rising next to HADO.
- It has 603 homes in two buildings of G+21 and G+20, from one-bedroom apartments to 24 three- and four-bedroom duplexes.
- SIØRA gives residents direct access to 6 km of open beaches, with 70% of the masterplan as landscaped open space.
- The DLD registered SHIONE as project 4501 on 5 November 2026, with Mashreq Bank as escrow agent.
- Expressions of interest opened on 5 November 2026 at AED 50,000 per unit.
Phase 2 of SIØRA, next to HADO
SIØRA is BEYOND's beachfront masterplan on Island B, unveiled on 11 December 2025. It covers 198,400 sqm of land, and 140,000 sqm of it, 70%, is landscaped open space, with a green spine of more than 400 m and over 10 km of jogging and cycling tracks.
HADO was SIØRA's first residential phase, announced on 30 December 2025, and it became the most registered project on Dubai Islands in 2026 (M&M analysis of DLD open data). SHIONE is the second, rising next to HADO. A buyer at SHIONE joins a masterplan whose first phase is already selling, with its gardens, tracks and beach access shared. We compare the two phases in SHIONE and HADO by BEYOND.
Two buildings, four blocks, 603 homes
SHIONE has two residential buildings, of G+21 and G+20, in four blocks named A1, A2, B1 and B2. A landscaped podium and horizontal bridges link them. The plot is 31,260 sqm, of which 30,245 sqm is landscape, and the indoor amenities cover 1,320 sqm (BEYOND fact sheet).
The 603 homes run from one-bedroom apartments to four-bedroom duplexes:
| Home type | Units | Size range (sq ft) |
|---|---|---|
| One-bedroom | 281 | 732 to 1,485 |
| Two-bedroom | 247 | 1,098 to 1,679 |
| Three-bedroom | 51 | 1,679 to 3,498 |
| Three-bedroom duplex | 14 | 4,187 to 6,006 |
| Four-bedroom duplex | 10 | 5,102 to 6,588 |
The 24 duplexes form the Signature Collection, each with a double-height private terrace of 6.5 m. Two ground-level pavilions hold retail and food and drink. The homes, sizes and payment plan are covered in SHIONE homes and payment plan.
The podium, built around water and gardens
SHIONE is built around its garden podium. BEYOND's fact sheet lists an elevated adults' infinity pool with a cascade, a kids' pool, a canopied jacuzzi and sun decks, a kids' play area with a shallow pool and an adventure rock, a plaza, a sunken seating garden, a meditation lawn, a Zen garden and a Japanese terrace. Inside are indoor and outdoor gyms, a residents' lounge, a residents' chef's kitchen and a multipurpose room. Private and public sky terraces sit higher up, and the lobbies are double height.
The finishes follow the same palette. Apartments have porcelain floors with oak-toned cabinetry and stone in the kitchen; the duplexes add stone floors and counters, bronze glass cabinets, a carved-wood kitchen island, brushed bronze details and wood floors in the bedrooms (BEYOND material boards).
For a resident, this means the day can run without leaving the building: a swim, the gym, work from the lounge, dinner by the garden, with the beach a walk away through SIØRA's landscape.
Where it sits
BEYOND publishes these drive times from the site: Gold Souq Metro Station 10 minutes, Dubai International Airport 19, Dubai Frame 22, DIFC 25, Downtown Dubai 26 and Business Bay 33. The islands connect to the mainland through the bridges of the Al Shindagha Corridor, whose Bur Dubai side was completed in May 2025.
Island B is also where Nakheel, the islands' master developer, is spending in 2026: an AED 527M infrastructure contract in April, and in October the upgrade of about 3 km of the western shoreline with 320 m of new beach. Our Island B masterplan guide covers the works, and the Dubai Islands area guide covers the islands as a whole.
Registered with the DLD, escrow at Mashreq
The Dubai Land Department registered SHIONE as project 4501, "Shione", status Active, on 5 November 2026, in the area it calls Palm Deira. The registered developer is Lunai Real Estate Development LLC, whose DLD contact sits on the omniyat.com domain, as it does for all 41 group projects found in the DLD's records. The escrow agent is Mashreq Bank.
Payments under the sale contract go into that escrow account, under Dubai's Law No. 8 of 2007, and Law No. 19 of 2020 adds off-plan buyer protection. Our guide to buying off-plan on Dubai Islands explains how to read a DLD project record.
The developer: BEYOND, part of OMNIYAT Group
BEYOND was launched in September 2024 as OMNIYAT Group's premium brand; in its own words, "a premium real estate brand by OMNIYAT GROUP". OMNIYAT Group's companies delivered The Opus, One at Palm Jumeirah and Dorchester Collection Dubai. The developer's story is in BEYOND Developments and OMNIYAT Group.
Prices and the plan, in brief
BEYOND's sales team gave the from-prices on 10 November 2026, ahead of the official price list: one-bedroom from AED 2.75M, two-bedroom from AED 4.7M and three-bedroom from AED 7.1M; the duplexes are priced on request. The plan is 50/50: 10% on booking, 10% a month later, six instalments of 5% to November 2029, and half the price paid on completion, which BEYOND anticipates in Q4 2030. Every home type starts above AED 2M; a property bought for AED 2M or more, at the purchase price, in the buyer's own name meets the UAE Golden Visa property threshold, and an M&M advisor confirms how it applies to an off-plan purchase.
Our SHIONE investment case sets out the case in full, and the SHIONE project page has the floor plans and the registration form.
Register interest with an M&M advisor
An M&M advisor can send you the floor plans, place your EOI of AED 50,000 and take you to the BEYOND Sales Gallery. Ask the team for the SHIONE case.
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 SHIONE by BEYOND?
SHIONE is a residential project by BEYOND, part of OMNIYAT Group, on the beachfront of Island B, Dubai Islands. It is the second residential phase of BEYOND's SIØRA masterplan, next to HADO. It has 603 homes in two buildings of G+21 and G+20, from one-bedroom apartments to four-bedroom duplexes, linked by a landscaped podium. The name comes from a Japanese expression evoking the sound of the tide.
Where is SHIONE located?
SHIONE sits on the beachfront of Island B on Dubai Islands, off the Deira coast, within BEYOND's SIØRA masterplan. BEYOND's drive times give 10 minutes to Gold Souq Metro Station, 19 minutes to Dubai International Airport, 25 minutes to DIFC and 26 minutes to Downtown Dubai. Residents have direct access to 6 km of open beaches.
Is SHIONE registered with the Dubai Land Department?
Yes. SHIONE is DLD project 4501, status Active, registered on 5 November 2026, in the area the DLD calls Palm Deira. The registered developer is Lunai Real Estate Development LLC, whose DLD contact is on the omniyat.com domain, and the escrow agent is Mashreq Bank. Payments under the sale contract go into the project's escrow account under Dubai's Law No. 8 of 2007.
How do I register interest in SHIONE?
BEYOND opened expressions of interest on 5 November 2026. The EOI is AED 50,000 per unit, with a passport copy and a completed KYC form; unit allocation follows. An M&M advisor can place the EOI for you and send you the floor plans first. Register on the SHIONE page at shionebybeyond.mandmrealestate.ae.
What amenities does SHIONE have?
SHIONE's podium has an elevated adults' infinity pool with a cascade, a kids' pool, a canopied jacuzzi, sun decks, a kids' play area with a shallow pool and an adventure rock, indoor and outdoor gyms, a Zen garden, a meditation lawn, a Japanese terrace, a sunken seating garden, sky terraces, a residents' lounge, a chef's kitchen and a multipurpose room, according to BEYOND's fact sheet.
