HADO was the most registered project on Dubai Islands in 2026. From 9 January to 27 October, the Dubai Land Department recorded 630 off-plan registrations at HADO worth AED 2.48bn (M&M analysis of DLD open data). Those sales give a buyer at SHIONE, the phase that follows it in BEYOND's SIØRA masterplan, something most new launches cannot offer: ten months of registered prices from the building next door.
- HADO recorded 630 off-plan registrations worth AED 2.48bn on the DLD register from 9 January to 27 October 2026, the most of any Dubai Islands project.
- HADO's 2026 median price per sq ft was AED 3,156 (M&M analysis of DLD open data).
- SHIONE's one-bedroom starts from AED 2.75M against a HADO median one-bedroom sale of AED 2,585,000.
- SHIONE's three-bedroom starts from AED 7.1M, below HADO's median three-bedroom sale of AED 7,410,000.
- Both phases sell on a 50/50 payment plan and share SIØRA's gardens, tracks and beach access.
Same masterplan, same beach
Both projects belong to SIØRA, the beachfront masterplan BEYOND (part of OMNIYAT Group) unveiled on Island B on 11 December 2025. SIØRA covers 198,400 sqm, with 140,000 sqm of landscaped open space, a green spine of more than 400 m, over 10 km of jogging and cycling tracks and direct access to 6 km of open beaches.
HADO was announced on 30 December 2025 as SIØRA's first residential project. SHIONE is the second, rising next to HADO. Owners in both phases share the same gardens, tracks and beach.
The two phases side by side
| HADO (phase 1) | SHIONE (phase 2) | |
|---|---|---|
| Buildings | Three 21-storey towers | Two buildings, G+21 and G+20, four blocks |
| Homes | One to four bedrooms, incl. simplex, duplex and penthouse homes | 603 homes, one-bedroom to four-bedroom duplexes |
| Retail | 14 boutique retail units | Two retail and food and drink pavilions |
| Signature homes | Duplexes and penthouses | 24 duplexes with 6.5 m double-height terraces |
| Payment plan | 50/50 | 50/50 |
| DLD record | 630 registrations in 2026 to 27 Oct | Project 4501, registered 5 Nov 2026, escrow Mashreq Bank |
SHIONE's distinguishing feature is its podium: a garden level with a Zen garden and a Japanese terrace, an elevated adults' infinity pool with a cascade, a kids' pool, a Zen garden, a meditation lawn and a residents' chef's kitchen, linking the two buildings with horizontal bridges. The SHIONE project guide covers it in full.
What HADO buyers paid
The DLD register shows HADO's 2026 prices by type (M&M analysis of DLD open data, 9 January to 27 October 2026):
- One-bedroom: 356 registrations, median AED 2,585,000 (832 sq ft), AED 3,097 per sq ft. Range AED 2.38M to 4.00M.
- Two-bedroom: 208 registrations, median AED 4,388,500 (1,266 sq ft), AED 3,314 per sq ft. Range AED 3.82M to 6.50M.
- Three-bedroom: 61 registrations, median AED 7,410,000 (2,045 sq ft), AED 3,542 per sq ft. Range AED 6.77M to 9.59M.
- Four-bedroom: 5 registrations, median AED 13,563,000, AED 4,883 per sq ft. The top two tickets were AED 30M each, on 14 April 2026.
Across all types, HADO's median was AED 3,156 per sq ft, about 13% above the AED 2,797 median for all Dubai Islands apartments in the same year. Buyers paid more for HADO than for the island average, which tells a SHIONE buyer what the market already pays for a SIØRA address.
SHIONE's from-prices against HADO
BEYOND's sales team gave SHIONE's from-prices on 10 November 2026, ahead of the official price list:
| Type | SHIONE from (AED) | HADO 2026 median sale (AED) |
|---|---|---|
| One-bedroom | 2,750,000 | 2,585,000 |
| Two-bedroom | 4,700,000 | 4,388,500 |
| Three-bedroom | 7,100,000 | 7,410,000 |
SHIONE opens on HADO's price ladder. The one- and two-bedroom from-prices sit within HADO's registered ranges, and the three-bedroom starts below HADO's median three-bedroom sale. A from-price is the lowest unit on the list, while a median is the middle of a year of sales, so the fairest reading is that a SHIONE buyer enters at prices HADO buyers have already paid, in the newer building.
The same 50/50 plan
Both phases sell on 50/50. At SHIONE that means 10% on booking, 10% a month later, six instalments of 5% from 1 May 2027 to 1 November 2029, and the other half of the price on completion, which BEYOND anticipates in Q4 2030. So a SHIONE buyer keeps half the price in hand through the whole build. The worked schedule in dirhams is in SHIONE homes and payment plan.
Which phase fits which buyer
Choose SHIONE for the first pick of a new release. At launch, buyers choose from the full stock of 603 homes, including the 24 duplexes, with the best choice of floor and view.
Look at HADO for a home in a building whose prices are already on the register. BEYOND's sales team quoted HADO one-bedroom asking prices from AED 2.457M between July and October 2026.
Both phases start every home type above AED 2M, the property threshold for the UAE Golden Visa; an advisor confirms how it applies to an off-plan purchase.
For the island-wide figures, see Dubai Islands property prices in 2026, and for the area, the Dubai Islands area guide. The developer behind both is profiled in BEYOND Developments and OMNIYAT Group.
Our SHIONE investment case sets out the full comparison, and the SHIONE project page has the floor plans and the registration form.
Compare both with an M&M advisor
An M&M advisor can pull every HADO registration by unit type, set it against the SHIONE price list when BEYOND releases it and show you both sites. 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 HADO by BEYOND?
HADO is the first residential project of BEYOND's SIØRA masterplan on Island B, Dubai Islands, announced on 30 December 2025. It has three 21-storey towers with one- to four-bedroom homes, including simplex, duplex and penthouse homes, and 14 boutique retail units, sold on a 50/50 payment plan. BEYOND is part of OMNIYAT Group.
How many HADO units have sold?
The Dubai Land Department recorded 630 off-plan registrations at HADO, worth AED 2.48bn, from 9 January to 27 October 2026: 356 one-bedroom, 208 two-bedroom, 61 three-bedroom and 5 four-bedroom homes (M&M analysis of DLD open data). That made HADO the most registered project on Dubai Islands in 2026.
What is the price per square foot at HADO?
HADO's 2026 DLD registrations had a median of AED 3,156 per sq ft and a median price of AED 3,041,500. By type: one-bedroom AED 3,097 per sq ft, two-bedroom AED 3,314, three-bedroom AED 3,542 and four-bedroom AED 4,883 (M&M analysis of DLD open data, 9 January to 27 October 2026).
What is the difference between SHIONE and HADO?
Both are BEYOND projects in the SIØRA masterplan on Island B, with direct access to 6 km of open beaches and 50/50 payment plans. HADO is phase 1, three 21-storey towers, already registering sales since January 2026. SHIONE is phase 2, launched in November 2026: two buildings of G+21 and G+20 with 603 homes, a garden podium with a Zen garden and a Japanese terrace and 24 duplexes with 6.5 m terraces.
Is SHIONE cheaper than HADO?
SHIONE's from-prices sit on HADO's price ladder. Its one-bedroom starts from AED 2.75M against a HADO median one-bedroom sale of AED 2,585,000; its two-bedroom from AED 4.7M against a median AED 4,388,500; and its three-bedroom from AED 7.1M, below HADO's median three-bedroom sale of AED 7,410,000. The from-prices are BEYOND's of 10 November 2026.
