SHIONE by BEYOND
Why this project.
Why now.
SHIONE is the second phase of SIØRA, BEYOND's beachfront community on Island B of Dubai Islands, and it rises beside HADO, the first. Its 603 homes run from one-bedroom apartments to 24 duplexes with double-height terraces, and they share a Japanese-inspired garden podium with direct access to 6 km of open beach.
The name comes from a Japanese expression for the sound of the tide, and BEYOND has shaped the whole project around the water. Two buildings share a podium with an infinity pool, cascading water and a Zen garden. You wake to the sea in the frame and end the day on your terrace as the light goes down over the Gulf.
HADO next door has 630 off-plan sales on the DLD register in 2026, the most of any Dubai Islands project. SHIONE's starting prices sit inside the range HADO homes of the same type sold for: one-bedroom homes start at AED 2.75M, subject to availability.
Half the price is paid on completion, expected in Q4 2030. BEYOND takes 20% in the first month and 30% in six payments of 5% to November 2029, so the other half stays in your hands while the building rises. EOIs are open now at AED 50,000 a unit, ahead of BEYOND's unit allocation.
Reasons we
recommend this.
HADO, BEYOND's first SIØRA building next door, has 630 off-plan sales on the DLD register in 2026, worth AED 2.48bn, the most of any Dubai Islands project.
The one-bedroom from AED 2.75M sits within the AED 2.38M to 4.0M that HADO's one-bedroom homes sold for on the register, and the three-bedroom from AED 7.1M starts below HADO's median of AED 7.41M.
20% in the first month, 30% in six payments of 5% to November 2029, and 50% on completion, expected in Q4 2030. On a one-bedroom, AED 1,375,000 waits until the building completes.
Direct access to 6 km of open beach on Island B, in a masterplan where 70% of SIØRA is gardens, paths and open space.
Dubai Islands recorded 3,481 apartment sales worth AED 12.05bn from 1 January to 9 November 2026, almost all of them off-plan.
BEYOND is OMNIYAT Group's premium brand, and the group has delivered The Opus, One at Palm Jumeirah and Dorchester Collection Dubai.
Dubai Islands.
What we actually think.
SHIONE stands on the beachfront of Island B, Dubai Islands, inside SIØRA, BEYOND's masterplan of 198,400 sqm announced in December 2025. Seventy per cent of it, 140,000 sqm, is gardens, paths and open space, with a green spine of more than 400 m and more than 10 km of jogging and cycling tracks. Restaurants and cafés are planned around the main plaza and along the beachfront.
By car, BEYOND gives 10 minutes to the Gold Souq Metro, 19 to Dubai International Airport, 25 to DIFC and 26 to Downtown Dubai. The 12-lane Infinity Bridge opened in January 2022, and a new 1,425 m bridge, built for 16,000 vehicles an hour, was awarded at AED 786M in April 2025.
Island B is being built out. Nakheel awarded AED 527M of roads, water, power and cooling links on Island B in April 2026, and a 3 km shoreline upgrade with a new 320 m beach is due by Q4 2027. Nakheel plans more than 230,000 residents across the islands, in about 62,000 homes.
For an owner, that is a beach address on the Deira side of the city, close to the airport, with DIFC and Downtown within half an hour.
Beyond Developments.
The track record matters.
BEYOND describes itself as "a premium real estate brand by OMNIYAT GROUP". Mahdi Amjad, OMNIYAT's founder and executive chairman, launched it in September 2024, and Adil Taqi leads it as CEO. SIØRA is its masterplan on Dubai Islands, and BEYOND calls it the start of a multi-phase presence on the island, with homes, hospitality and leisure planned along the coast.
OMNIYAT Group has completed The Opus, One at Palm Jumeirah and Dorchester Collection Dubai, three of the ten OMNIYAT Group completions on the DLD project register.
SHIONE is DLD project 4501, registered on 5 November 2026, with its escrow account at Mashreq Bank. Under Dubai Law No. 8 of 2007, payments for the units go into that escrow account, and Law No. 19 of 2020 protects off-plan buyers.
What residents
actually get.
Official renders from Beyond Developments. These are the amenity spaces included in the development.
Layouts and
spatial planning.
What's available
and at what entry.
The full case, prepared for you.
Developer analysis, location deep-dive, the price and our complete thesis, sent straight to your inbox.
We recommend
this case.
SHIONE gives you a home by the beach on Dubai Islands, in the second building of a masterplan whose first, HADO, has 630 off-plan sales on the DLD register this year. Its starting prices sit inside the range HADO buyers paid for the same home types.
BEYOND's plan takes 20% in the first month and 30% in six payments of 5% to November 2029. The other half is due on completion, expected in Q4 2030, so on a one-bedroom AED 1,375,000 stays with you while the building rises.
EOIs are open now at AED 50,000 a unit, and BEYOND allocates units after the EOIs. Book a short call and you leave with the plans for your home type, the views on each floor and what you pay on each date.
- The case on one page
- The idea
- Island B and SIØRA
- The podium
- A day at SHIONE
- The homes
- The Signature Collection
- Where it sits
- The island market
- The price against phase 1
- The developer
- The payment plan
- Who SHIONE fits