Both are BEYOND projects with the beach on the doorstep. SHIONE is the newer launch, on the Island B beachfront of Dubai Islands, with 603 homes from AED 2.75M and half the price paid on completion, expected in Q4 2030. PASSO is BEYOND's Palm Jumeirah project, launched in July 2025, and BEYOND gives 2029 for its completion. Our SHIONE investment case has the full detail on SHIONE.
Side by side
| SHIONE | PASSO | |
|---|---|---|
| Location | Island B beachfront, Dubai Islands, within SIØRA | Palm Jumeirah |
| Launched | Announced 10 November 2026 | 31 July 2025 |
| Buildings | Two, of G+21 and G+20 floors | Two towers, Avita and Bella |
| Homes | 603 | More than 550 |
| Home types | 1 to 3 bedrooms, plus 24 duplexes of 3 and 4 bedrooms | 1 to 6 bedrooms, 5 penthouses, 6 beach mansions |
| From-prices | AED 2.75M (1BR), 4.7M (2BR), 7.1M (3BR) | Current list from an M&M advisor |
| Payment plan | 50/50 | From an M&M advisor |
| Completion | Q4 2030 (BEYOND), half paid on completion | 2029 (BEYOND) |
| DLD project | 4501 | 3886 |
| Escrow agent | Mashreq Bank | Mashreq Bank |
Sources: BEYOND fact sheet and payment plan for SHIONE (November 2026); BEYOND's sales team for SHIONE's from-prices (10 November 2026, subject to availability); BEYOND's PASSO page and news index; DLD project records 4501 and 3886, read on 10 November 2026.
SHIONE: a new beachfront community on Dubai Islands
SHIONE is the second residential project within SIØRA, BEYOND's beachfront masterplan on Island B, next to HADO. SIØRA gives residents direct access to 6 km of open beaches, and 70% of the masterplan, 140,000 sqm, is landscaped open space (BEYOND fact sheet). Our Dubai Islands guide covers the islands.
The homes are 281 one-bedroom, 247 two-bedroom and 51 three-bedroom apartments and 24 duplexes, with average sizes from 867 sq ft for a one-bedroom to 5,793 sq ft for a four-bedroom duplex. Duplexes have private double-height terraces 6.5 m high, and the building is pet-friendly with 24-hour security.
The podium is a Japanese-inspired garden with cascading water, an infinity pool, a children's pool and a canopied jacuzzi. Beneath the main pool sits a health club with cycling and yoga studios, steam and sauna, and the residents also have a Zen garden, a co-working terrace, a lounge and a chef's kitchen.
Why institutional is no longer optional. The developers we recommend in 2026, the criteria each clears, and what the cost-stack math means for the rest of the market.
Download free→PASSO: BEYOND on Palm Jumeirah
PASSO was launched by BEYOND on 31 July 2025. It has two towers, Avita and Bella, and BEYOND lists homes from one to six bedrooms, five penthouses and six beach mansions. It has more than 550 homes. The DLD registered it as project 3886 on 28 July 2025, with Mashreq Bank as the escrow agent and a planned completion date of 31 December 2029. M&M also has an investment case on PASSO.
The payment plans
SHIONE runs 50/50: 10% on booking, 10% one month later, six payments of 5% on 1 May and 1 November of 2027, 2028 and 2029, and the other half of the price on completion, expected in Q4 2030. On a one-bedroom home from AED 2.75M, that is AED 275,000 + AED 275,000 + 6 x AED 137,500 = AED 1,375,000 before completion, AED 1,375,000 on completion and a 4% DLD fee of AED 110,000.
For PASSO, an M&M advisor sends the current price list and payment terms for the home type you want.
Which buyer each one suits
SHIONE suits a buyer who wants a home in a new beachfront community, with most of the masterplan given to open space and half the price paid on completion, expected in Q4 2030. PASSO suits a buyer who wants a Palm Jumeirah address and the largest home types, up to beach mansions.
Both sit under one developer, BEYOND, part of OMNIYAT Group, and both pay into escrow accounts at Mashreq Bank under Dubai Law No. 8 of 2007. Our BEYOND developer profile lists its other projects.
Compare both with an M&M advisor
Ask us for the SHIONE investment case and floor plans and PASSO's current price list, and we will set the two side by side for the home you want. Speak with an M&M advisor.
See also: Off-plan properties in Dubai, BEYOND's 30/70 payment plan, Buy off-plan property in Dubai: 2026 guide.
Figures come from the sources named, on the dates given. This article is general information and not tax, legal or financial advice.
Is PASSO by BEYOND on Palm Jumeirah?
Yes. PASSO is BEYOND's Palm Jumeirah project, with two towers, Avita and Bella. The DLD registered it as project 3886 on 28 July 2025.
How many homes does SHIONE have?
603: 281 one-bedroom, 247 two-bedroom and 51 three-bedroom apartments, plus 24 three- and four-bedroom duplexes (BEYOND and the DLD record for project 4501).
When are PASSO and SHIONE due for completion?
BEYOND gives 2029 for PASSO, and the DLD lists 31 December 2029. For SHIONE, BEYOND anticipates Q4 2030, and half the price is paid on completion; the DLD lists 31 December 2030.
Do both have escrow accounts?
Yes. The DLD names Mashreq Bank as the escrow agent for both, SHIONE as project 4501 and PASSO as project 3886.
