BEYOND has opened expressions of interest for SHIONE, the second phase of SIØRA, its beachfront community on Island B of Dubai Islands. SHIONE rises beside HADO, the first phase, with 603 homes from one-bedroom apartments to 24 duplexes with double-height terraces, around a Japanese-inspired garden podium with direct access to 6 km of open beach. Prices, sizes and the plan come from BEYOND's fact sheet, brochure, payment plan and sales team; market figures come from the DLD register, and the island works from Nakheel. A disclosure: M&M markets homes in SHIONE and is paid by the developer on sales.
The name comes from a Japanese expression evoking the sound of the tide, and BEYOND carried it into the design: long horizontal lines, sculpted balconies, warm stone and bronze, and wide glazing that opens each home to the sea. Four blocks rise to 21 and 20 floors above ground, joined by the landscaped podium.
The podium is where the days go. A raised adults' pool runs across it with its infinity edge drawn towards the sea, and water cascades from it into the pool below. Paths wind from the meditation lawn and the Zen garden to the Japanese terrace and down to the plaza. Indoors there are a gym, a residents' lounge and a residents' chef's kitchen, and outside a second gym, a children's shallow pool and sun decks.
The homes come in five types. BEYOND's sales team gave these starting prices on 10 November 2026, subject to availability: one bedroom from AED 2,750,000 (281 homes, 732 to 1,485 sq ft), two bedrooms from AED 4,700,000 (247 homes, 1,098 to 1,679 sq ft) and three bedrooms from AED 7,100,000 (51 homes, 1,679 to 3,498 sq ft). The Signature Collection adds 14 three-bedroom and 10 four-bedroom duplexes of 4,187 to 6,588 sq ft, each with a private terrace 6.5 m tall; their prices are on request.
SIØRA itself covers 198,400 sqm, and 70% of it is gardens, paths and open space, with more than 10 km of jogging and cycling tracks. By car, BEYOND gives 10 minutes to the Gold Souq Metro, 19 to Dubai International Airport and 26 to Downtown Dubai. Nakheel awarded AED 527M of roads, water, power and cooling links on Island B in April 2026.
The island has buyers. From 1 January to 9 November 2026, the DLD register recorded 3,481 apartment sales on Dubai Islands worth AED 12.05bn, almost all of them off-plan.
HADO set the price ladder, and SHIONE starts on it. HADO has 630 off-plan sales on the DLD register in 2026, worth AED 2.48bn, the most of any Dubai Islands project. Its one-bedroom homes sold for AED 2.38M to 4.0M, so SHIONE's one-bedroom from AED 2.75M sits inside that range, and SHIONE's three-bedroom from AED 7.1M starts below HADO's three-bedroom median of AED 7.41M. You enter at the prices HADO buyers paid this year, in the same masterplan and from the same developer.
The payment plan leaves half for the keys. BEYOND takes 10% on booking, 10% a month later and six payments of 5% from May 2027 to November 2029. The other 50% is due on completion, expected in Q4 2030. On a one-bedroom from AED 2,750,000, that is AED 275,000 on booking and AED 1,375,000 at completion, plus the 4% DLD fee when the sale is registered.
BEYOND is OMNIYAT Group's premium brand, launched in September 2024. The group has completed The Opus, One at Palm Jumeirah and Dorchester Collection Dubai. SHIONE is DLD project 4501, registered on 5 November 2026, and payments for the units go into its escrow account at Mashreq Bank under Dubai Law No. 8 of 2007.
EOIs are open now at AED 50,000 a unit, ahead of BEYOND's unit allocation. Tell us the home type and the view you want, and we send the floor plans, the views on each floor and what you pay on each date. Prices are "from" prices, subject to availability.
Read the full SHIONE by BEYOND investment case →
