BEYOND, part of the Dubai luxury developer OMNIYAT Group, has opened Expressions of Interest (EOI) for SHIONE, a residence on the Island B beachfront of Dubai Islands.
In short: 603 homes, with 1 bed homes from AED 2.7M (about USD 735K); 50% during construction and 50% on completion; completion in Q4 2030; and an EOI deposit of AED 50,000 per unit. Next door, Hado by Beyond has recorded 242 developer sales since March 2026. Below we cover prices, payments, recent prices at Hado and what to check before you commit.
What SHIONE is: two beachfront buildings named for the sound of the tide
SHIONE takes its name from the Japanese expression for "the sound of the tide" (the logo in the material carries the characters 汐音). It sits within BEYOND's SIORA masterplan on Dubai Islands, next to BEYOND's Hado by Beyond.
Two buildings (four blocks) are linked by a Japanese-inspired landscaped podium with cascading water, reflecting pools and a Zen garden. Horizontal bridges and terraces define the façades; the architect is RMJM and the interiors are by Bergman Design House.
The Zen garden and water features on the podium linking the two buildings (rendering).
Dubai Islands, Island B and the SIORA masterplan
Dubai Islands (formerly Deira Islands) is a new waterfront district of islands built off Deira. SHIONE is on Island B, planned as a low-density residential island with about 6 km of beaches, schools, a mosque, shops and restaurants, hotels and beach clubs.
- SIORA covers about 19.8 hectares, around 70% of it (some 14 hectares) landscaped open space.
- A green spine of more than 400 m connects to over 10 km of jogging and cycling tracks across the island.
- Homes, hotels and retail are combined, with direct access to about 6 km of open beaches.
Location map: the Island B beachfront on Dubai Islands. Drive times are the developer's estimates (source: BEYOND).
Block A1 floor 1 plate: the podium gardens and pools sit between the two buildings (source: BEYOND).
| Gold Souq Metro | about 10 min |
|---|---|
| Dubai International Airport (DXB) | about 19 min |
| Dubai Frame | about 22 min |
| DIFC | about 25 min |
| Downtown Dubai | about 26 min |
| Business Bay | about 33 min |
Drive times are the developer's estimates.
Home types, sizes and starting prices
Of the 603 homes, 281 are 1 bed and 247 are 2 bed. The 3–4 bed duplexes are a Signature Collection of just 24 homes.
| Type | Homes | Size range | Average size | Starting price | approx. USD |
|---|---|---|---|---|---|
| 1 bed | 281 | 68–138 m² | about 81 m² | from AED 2,700,000 | USD 735K |
| 2 bed | 247 | 102–156 m² | about 120 m² | from AED 4,700,000 | USD 1.28M |
| 3 bed | 51 | 156–325 m² | about 188 m² | from AED 7,100,000 | USD 1.93M |
| 3 bed duplex | 14 | 389–558 m² | about 469 m² | on request | — |
| 4 bed duplex | 10 | 474–612 m² | about 538 m² | on request | — |
Sizes converted from sq ft. USD at the peg (USD 1 = AED 3.6725), rounded. Duplex prices have not been announced. Sources: BEYOND fact sheet and sales material.
Building configuration: two buildings in four blocks, A1, A2, B1 and B2 (source: BEYOND).
The duplexes feature double-height terraces (6.5 m floor to ceiling) that carry living outdoors. Selected homes have corner glazing and dual-aspect layouts, and the material leads with views of the sea and the city.
3 bed duplex (Type C) floor plan: two levels with a large terrace (source: BEYOND).
Double-height living room in a duplex (rendering).
Payment plan: 50/50, with 20% in the first month
The plan is 10% on booking, 10% a month later, six payments of 5% every six months from May 2027, and 50% on completion. On a 1 bed at AED 2,700,000:
| Instalment | Date | Share | Amount (1 bed at AED 2.7M) | Cumulative |
|---|---|---|---|---|
| 1st instalment | On booking | 10% | AED 270,000 (about USD 74K) | 10% |
| 2nd instalment | 1 month after booking | 10% | AED 270,000 (about USD 74K) | 20% |
| 3rd instalment | May 2027 | 5% | AED 135,000 (about USD 37K) | 25% |
| 4th instalment | November 2027 | 5% | AED 135,000 (about USD 37K) | 30% |
| 5th instalment | May 2028 | 5% | AED 135,000 (about USD 37K) | 35% |
| 6th instalment | November 2028 | 5% | AED 135,000 (about USD 37K) | 40% |
| 7th instalment | May 2029 | 5% | AED 135,000 (about USD 37K) | 45% |
| 8th instalment | November 2029 | 5% | AED 135,000 (about USD 37K) | 50% |
| On completion | Q4 2030 (anticipated) | 50% | AED 1,350,000 (about USD 368K) | 100% |
Source: BEYOND payment plan. Actual amounts depend on the price of the home you buy.
With the 10% booking payment, the DLD fee (4%) and another 10% a month later, about 24% of the price is needed in the first month — AED 648,000 (about USD 176K) on a 1 bed at AED 2.7M. By custom the buyer pays the DLD fee in full, and Oqood (off-plan registration) fees come on top. After that it is 5% every six months, with the remaining 50% on completion.
Because half the price is due on completion, decide before you commit how you will fund that final 50% — cash, or a mortgage at completion.
What homes next door at Hado by Beyond are selling for
We checked registered sale prices at Hado by Beyond, BEYOND's project next to SHIONE, in Dubai Land Department (DLD) data. Dubai prices dipped in March 2026 with the Middle East situation (the Iran conflict), so we counted only deals from March 2026 onwards. In that period Hado recorded 242 sales by the developer.
| Type | Hado sales | Hado median price | Hado median size | Hado median per m² | SHIONE starting price |
|---|---|---|---|---|---|
| 1 bed | 130 | AED 2.59M | about 77 m² | AED 33,255/m² | from AED 2.7M |
| 2 bed | 82 | AED 4.45M | about 121 m² | AED 34,627/m² | from AED 4.7M |
| 3 bed | 25 | AED 7.82M | about 228 m² | AED 36,436/m² | from AED 7.1M |
Developer sales at Hado by Beyond (all three towers) registered from 1 March to 11 November 2026. Source: DXBinteract (DLD transaction data, checked 11 November 2026).
Compared with Hado's median sale prices (1 bed AED 2.59M, 2 bed AED 4.45M, 3 bed AED 7.82M), SHIONE's starting prices (AED 2.7M, 4.7M and 7.1M) are slightly higher for 1–2 bed homes and lower for 3 bed homes. Hado's sales were concentrated in March and April and have run at a few a month since June, but 242 sales after the March 2026 correction are one indication of demand for the SIORA masterplan.
Amenities: a Japanese-inspired podium and sky terraces
- Pools: an elevated adults' infinity pool facing the sea, with a cascade and canopied jacuzzi; a kids' pool; and 60+ sunbeds.
- Gardens and terraces: a Zen garden, meditation lawn, Japanese terrace, sunken seating gardens, fire pits, a cooking terrace and four public sky terraces.
- Fitness and children: an indoor gym and outdoor fitness area, and indoor and outdoor kids' play areas, including an adventure rock.
- Residents' spaces: a residents' chef's kitchen, lounge and multipurpose room, and four grand lobbies up to 9 m high.
- Dining and retail: 14 destinations managed by BEYOND, plus two ground-level retail pavilions.
Infinity-edge pool with cascade (rendering). All amenities are at the planning stage.
What to check before you commit
- Completion is anticipated in Q4 2030. There is no rental income until then, large projects can run late, and construction progress is published by the DLD.
- About 24% is needed in the first month (10% + 10% + 4% DLD fee), and 50% on completion.
- Reselling before completion is generally possible once a set share is paid (often 30–40%) and the developer issues an NOC. On this plan the total reaches 30% in November 2027 and 40% in November 2028. Check the SPA.
- Prices quoted are starting prices; floor, orientation and size change the price within a type. Duplex prices and service charges have not been announced.
How the EOI works
An EOI registers your interest ahead of the official unit allocation. The deposit is AED 50,000 per unit, and SAMURAI REAL ESTATE can handle it for you.
- Step 1: tell us the home type and budget you have in mind, and we send the latest material and prices.
- Step 2: provide the EOI form and a copy of your passport, and we submit the application.
- Step 3: pay the AED 50,000 deposit.
- Step 4: we support you through unit selection, booking and signing the SPA once sales open.
Summary: a Dubai Islands beachfront home, chosen carefully
SHIONE is BEYOND's 603-home residence on the Island B beachfront of Dubai Islands: 1 bed from AED 2.7M, a 50/50 payment plan and completion in Q4 2030, with a Japanese-inspired podium and just 24 duplexes.
Dubai today is not a market where everything rises — it is one where selection makes the difference. Even so, in an area where sales have continued after the correction, as at Hado next door, a well-chosen home can still offer profit off-plan. Floor, orientation and type change the terms, so talk to us about which home to choose and how to plan the payments.
The site plan, maps, all floor plans and the gallery are on our property page.
FAQ
Can I buy from outside the UAE?
Yes. Dubai Islands is a freehold area open to foreign buyers. We handle the EOI for you and support you through the contract and payment schedule.
How much do I need up front?
About 24% of the price in the first month: 10% on booking, 10% a month later and the 4% DLD fee. On a 1 bed at AED 2.7M that is AED 648,000, plus Oqood registration and other fees.
Does an EOI secure a unit?
No. An EOI registers interest and does not guarantee an allocation or a price. The SPA is signed after allocation, and deposit terms follow BEYOND's formal documents.
Can I resell before completion?
Generally yes, once a set share is paid (often 30–40%) and the developer issues an NOC. On this plan the total reaches 30% in November 2027 and 40% in November 2028. The exact terms are in the SPA.
How does it differ from Hado by Beyond?
Both are BEYOND residences in the SIORA masterplan, side by side. SHIONE is two beachfront buildings with 603 homes, a Japanese-inspired podium and just 24 duplexes, due in Q4 2030.
This article is based on the SHIONE material BEYOND released to brokers (Project Brochure, Fact Sheet, Payment Plan, Floor Plans and Floor Plates) and its sales announcement. Prices, terms and dates may change at BEYOND's discretion. Images are renderings for illustration and marketing; only the final Sales and Purchase Agreement (SPA) is legally binding. Hado by Beyond sales data were compiled from DXBinteract (Dubai Land Department transaction data) on 11 November 2026. USD figures are approximate at the peg. This is general information, not investment advice; please make your own decision.