SHIONE's payment plan asks for half the price before the keys and half when they are handed over. On a one-bedroom from AED 2.75M, that means AED 550,000 in the first month, AED 137,500 every six months after that, and AED 1,375,000 on completion. The plan is BEYOND's, for the second residential phase of its SIØRA masterplan on Island B, Dubai Islands.
- SHIONE has 603 homes: 281 one-bedroom, 247 two-bedroom, 51 three-bedroom and 24 three- and four-bedroom duplexes.
- BEYOND's from-prices (10 November 2026): one-bedroom AED 2.75M, two-bedroom AED 4.7M, three-bedroom AED 7.1M; duplexes on request.
- The plan is 10% on booking, 10% a month later, six instalments of 5% from May 2027 to November 2029, and 50% on completion.
- Half the price is paid on completion, which BEYOND anticipates in Q4 2030.
- Every SHIONE home type starts above AED 2M, the Golden Visa property threshold; an M&M advisor confirms how it applies off-plan.
The homes: five types, 603 units
SHIONE has 603 homes in two buildings of G+21 and G+20 on the Island B beachfront, linked by a landscaped podium. The DLD record for project 4501 shows the same mix as BEYOND's sales team:
| Home type | Units | Size range (sq ft) | Average (sq ft) | From (AED) |
|---|---|---|---|---|
| One-bedroom | 281 | 732 to 1,485 | 867 | 2.75M |
| Two-bedroom | 247 | 1,098 to 1,679 | 1,297 | 4.7M |
| Three-bedroom | 51 | 1,679 to 3,498 | 2,025 | 7.1M |
| Three-bedroom duplex | 14 | 4,187 to 6,006 | 5,052 | on request |
| Four-bedroom duplex | 10 | 5,102 to 6,588 | 5,793 | on request |
Sizes are total areas. The averages come from BEYOND's fact sheet; the ranges and the from-prices come from BEYOND's sales team on 10 November 2026, and the ranges match the floor plans for Tower A1. BEYOND has not yet released its official price list, so the from-prices are the reference until it does.
The one- and two-bedroom homes make up 528 of the 603, so most buyers will choose between those two. The 24 duplexes form the Signature Collection, each with a 6.5 m double-height private terrace.
What the homes are finished with
BEYOND's material boards set two palettes. The apartments have porcelain floors and laminate cabinets, with oak-toned cabinetry and stone in the kitchen. The duplexes step up to stone floors and counters, bronze glass cabinets, a carved-wood kitchen island, brushed bronze details and wood floors in the bedrooms.
Around the homes, the podium has an elevated adults' infinity pool with a cascade, a kids' pool, a canopied jacuzzi, indoor and outdoor gyms, a Zen garden, a meditation lawn, a residents' lounge and a residents' chef's kitchen. The SHIONE project guide covers the building and the site.
The 50/50 plan, date by date
BEYOND's payment plan has nine payments. Here they are for the one-bedroom from AED 2.75M and the two-bedroom from AED 4.7M:
| Payment | Share | One-bedroom (AED) | Two-bedroom (AED) |
|---|---|---|---|
| On booking | 10% | 275,000 | 470,000 |
| One month after booking | 10% | 275,000 | 470,000 |
| 1 May 2027 | 5% | 137,500 | 235,000 |
| 1 Nov 2027 | 5% | 137,500 | 235,000 |
| 1 May 2028 | 5% | 137,500 | 235,000 |
| 1 Nov 2028 | 5% | 137,500 | 235,000 |
| 1 May 2029 | 5% | 137,500 | 235,000 |
| 1 Nov 2029 | 5% | 137,500 | 235,000 |
| On completion | 50% | 1,375,000 | 2,350,000 |
| DLD fee (4%) | 110,000 | 188,000 |
The 4% DLD fee is the Dubai Land Department's registration fee, and an off-plan purchase registered through Oqood pays the same rate. SHIONE's other fees have not been published; on HADO, BEYOND's offer sheets added AED 2,370 to the DLD fee.
How the plan works for a buyer
The plan front-loads a fifth of the price and then slows down. After the first two payments, the buyer pays 5% every six months for three years, which a buyer can usually plan from income or savings.
The final 50%, half the price, is paid on completion, which BEYOND anticipates in Q4 2030. That leaves half the price in the buyer's hands for the whole construction period. A buyer who wants a mortgage for that final payment arranges it with a bank before completion; a buyer who pays cash keeps the money invested elsewhere until then.
For a three-bedroom from AED 7.1M, the same plan gives AED 710,000 on booking and a month later, six instalments of AED 355,000, and AED 3,550,000 on completion.
The payments under the sale contract go into the project's escrow account at Mashreq Bank, under DLD project 4501. Our guide to buying off-plan on Dubai Islands explains the checks, and our wider guide to Dubai off-plan payment plans compares 50/50 with other structures.
The prices against the register
SHIONE's neighbour HADO, the first phase of SIØRA, gives the closest price reference on the DLD register. HADO's 2026 median sale was AED 2,585,000 for a one-bedroom, AED 4,388,500 for a two-bedroom and AED 7,410,000 for a three-bedroom (M&M analysis of DLD open data, 9 January to 27 October 2026). SHIONE's from-prices sit on the same ladder, and its three-bedroom starts below HADO's median. The full comparison is in SHIONE and HADO by BEYOND.
Reserving: the EOI
Expressions of interest opened on 5 November 2026. The EOI is AED 50,000 per unit, with a passport copy and a completed KYC form. Unit allocation follows, and the booking payment and sale contract come after allocation.
Residency
Every SHIONE 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 threshold for the UAE Golden Visa; 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. For the island around it, see the Dubai Islands area guide.
Get the price list from an M&M advisor
An M&M advisor can send you the floor plans now and the price list as soon as BEYOND releases it, work the plan for the unit you choose and place your EOI. 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 the SHIONE payment plan?
SHIONE by BEYOND has a 50/50 payment plan: 10% on booking, 10% one month after booking, then 5% on each of 1 May 2027, 1 November 2027, 1 May 2028, 1 November 2028, 1 May 2029 and 1 November 2029, and the remaining 50%, half the price, on completion, which BEYOND anticipates in Q4 2030. The 4% DLD fee is paid on top of the price.
How much does an apartment at SHIONE cost?
BEYOND's sales team gave these 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 24 duplexes in the Signature Collection are priced on request. Exact prices depend on the unit, floor and view; an M&M advisor sends the price list when BEYOND releases it.
What sizes are the homes at SHIONE?
On BEYOND's figures, one-bedroom homes run from 732 to 1,485 sq ft, two-bedroom from 1,098 to 1,679, three-bedroom from 1,679 to 3,498, three-bedroom duplexes from 4,187 to 6,006 and four-bedroom duplexes from 5,102 to 6,588 sq ft. The average one-bedroom is 867 sq ft and the average two-bedroom 1,297 sq ft.
How much do I pay before completion at SHIONE?
Half the price. On a one-bedroom from AED 2.75M, the buyer pays AED 275,000 on booking, AED 275,000 a month later and six instalments of AED 137,500 every six months to November 2029, a total of AED 1,375,000. The other AED 1,375,000 is paid on completion. The 4% DLD fee, AED 110,000 at that price, is paid at registration.
Does buying at SHIONE qualify for the UAE Golden Visa?
Every SHIONE home type starts above AED 2M, and a property bought for AED 2M or more, at the purchase price, in the buyer's own name meets the Golden Visa property threshold. How the rule applies to an off-plan purchase is confirmed case by case; an M&M advisor confirms it for each buyer before the booking.
