SHIONE by BEYOND at a glance
SHIONE is the second residential project inside SIORA, the coastal masterplan by BEYOND Developments on Dubai Islands. BEYOND revealed it on 10 November 2026 as an AED 3 billion project of 603 residences in two towers on Island B (Arabian Business). Prices and the payment plan have not been released yet.
| Developer | BEYOND Developments |
| Masterplan | SIORA, Island B, Dubai Islands |
| Project value | AED 3 billion, as reported by Arabian Business on 10 November 2026 |
| Residences | 603 across two towers of 21 and 20 storeys |
| Unit types | 1, 2 and 3 bedroom apartments; 3 and 4 bedroom duplexes |
| Layouts | 38 residential typologies and more than 150 layouts |
| Interiors | 3.1 metre ceilings, corner glazing, private outdoor space in selected units |
| Retail | 14 retail and food and beverage units across the towers and two standalone pavilions |
| Handover | Q4 2030 |
| Starting price | Not yet published by the developer |
| Payment plan | Not yet published by the developer |
| Service charges | Not yet published by the developer |
SIORA, the masterplan around it
BEYOND unveiled SIORA in December 2025. It covers more than 2 million sq ft on Dubai Islands with 2.7 million sq ft of gross floor area, more than 70% open green space and 6 km of continuous beachfront (BEYOND release, Business Wire). The first residential project, HADO, has 678 residences across three 21 storey towers. With SHIONE, SIORA has 1,281 planned residences (Arabian Business).
Amenities announced
Swimming pools, a fitness centre, yoga and cycling studios, landscaped outdoor areas, coworking spaces and children’s play areas. The architect has not been named.
What Dubai Islands apartments actually sell for
| Off plan apartments, Dubai Islands, Sept 2026 | Sales | Median price | Median size | Per sq ft |
|---|---|---|---|---|
| 1 bedroom | 62 | AED 2,152,902 | 863 sq ft | AED 2,441 |
| 2 bedroom | 41 | AED 3,209,115 | 1,285 sq ft | AED 2,302 |
| 3 bedroom | 16 | AED 4,718,738 | 1,746 sq ft | AED 2,384 |
| All apartments | 123 | AED 2,732,828 | 1,157 sq ft | AED 2,425 |
Registered sales from the Dubai Land Department transaction file, September 2026, Cresco analysis on actual unit area (DLD open data). The Land Department records Dubai Islands under the area name Palm Deira. Arabian Business reports AED 18.8 billion of Dubai Islands sales across 5,035 transactions in the 12 months to 28 September 2026, citing Land Department records.
BEYOND’s own tower next door: HADO
| HADO by BEYOND, 1 Jul to 12 Oct 2026 | Sales | Median price | Median size | Per sq ft |
|---|---|---|---|---|
| 1 bedroom | 6 | AED 2,784,500 | 851 sq ft | AED 3,180 |
| 2 bedroom | 5 | AED 4,432,000 | 1,469 sq ft | AED 3,129 |
| All units | 12 | AED 3,549,500 | 1,138 sq ft | AED 3,168 |
Twelve registered off plan sales is a thin sample, so read it as a guide. It is still the best reference for SHIONE: same developer, same masterplan, same island. HADO’s median of AED 3,168 per sq ft sits well above the Dubai Islands median of AED 2,425.
What this means for a buyer
When BEYOND releases prices, you will have two numbers to test them against. The Dubai Islands median of AED 2,425 per sq ft tells you what the island trades at. HADO’s AED 3,168 per sq ft tells you what buyers already pay for a BEYOND address inside SIORA. A SHIONE price far above HADO needs a reason you can see, such as a better view, a duplex or more outdoor space.
The median one bedroom apartment on the island already sells above AED 2 million, the threshold for a 10 year UAE Golden Residency (ICP). Add the 4% Land Department fee to every price (Bayut fee guide). Handover is Q4 2030, so this is a four year hold before any rent.
The honest limits. No price, payment plan, unit size or service charge has been published. The comparison tables use registered sales, not asking prices, and the HADO sample is small. SIORA is still being built, so the beachfront district described in the release does not exist yet.
This is not HADO
HADO and SHIONE are separate projects by the same developer in the same masterplan. Check the project name on your reservation form and on the Oqood registration.
What BEYOND has not published yet
- Starting prices and the price list
- Payment plan
- Unit sizes and floor plans
- Service charges per sq ft
- Architect and contractor
- Escrow account and DLD project registration
Frequently asked questions
What is SHIONE?
SHIONE is a residential project by BEYOND Developments on Island B of Dubai Islands, inside BEYOND’s SIORA masterplan. It has 603 residences across two towers of 21 and 20 storeys, with handover due in the fourth quarter of 2030.
What is the starting price of SHIONE?
BEYOND has not published prices or a payment plan. For reference, registered off plan apartment sales on Dubai Islands in September 2026 had a median of AED 2,425 per sq ft, and BEYOND’s neighbouring HADO tower recorded a median of AED 3,168 per sq ft from July to mid October 2026.
What unit types does SHIONE have?
One, two and three bedroom apartments, and three and four bedroom duplexes. BEYOND says there are 38 residential typologies and more than 150 layouts.
When is SHIONE handover?
The fourth quarter of 2030, as reported by Arabian Business on 10 November 2026.
Is SHIONE the same as HADO?
No. Both are BEYOND projects inside SIORA on Dubai Islands. HADO came first with 678 residences across three 21 storey towers. SHIONE is the second, with 603 residences across two towers.
Speak to Cresco Real Estate about SHIONE
Cresco Real Estate is a RERA registered brokerage in Dubai, ORN 34288. Register with us for the SHIONE price list and floor plans as soon as BEYOND releases them, and we will set them against registered sales on Dubai Islands. Call us on +971 4 529 9647 or 1-833-CRESCO-6, or send us your requirement.
Sources: Arabian Business, 10 November 2026; BEYOND Developments SIORA release, Business Wire, December 2025; Dubai Land Department transactions, July to October 2026, Cresco analysis; ICP, UAE Golden Residency; Bayut, cost of buying property in Dubai.
More about Dubai Islands
Read the Cresco area guide to Dubai Islands. Prices, rental yields, handover timelines, schools, commute times and what actually sells there.
Open the Dubai Islands area guide
You may also want to read how buying off plan works and work out the rental yield.
What buyers actually registered in Dubai Islands
Dubai Land Department registered transactions, not advertised asking prices.
Between 1 September 2026 and 11 October 2026, 160 residential sales were registered in Dubai Islands. The median was AED 2,796,068 and the middle half fell between AED 2,169,112 and AED 3,909,545.
| Registered median price, Dubai Islands | AED 2,796,068 |
| Middle half of registered sales | AED 2,169,112 to AED 3,909,545 |
| Registered median per sq ft | AED 2,426 |
| Registered median unit size | 1,213 sq ft |
| Share bought off plan | 99% |
| Off plan stock, median per sq ft | AED 2,427 from 159 sales |
| Registered residential sales in the period | 160 |
Registered sales by bedroom count in Dubai Islands
| Type | Sales | Median price | Per sq ft | Median size |
|---|---|---|---|---|
| 1 B/R | 75 | AED 2,156,803 | AED 2,443 | 854 sq ft |
| 2 B/R | 55 | AED 3,209,115 | AED 2,302 | 1,285 sq ft |
| 3 B/R | 23 | AED 4,373,476 | AED 2,400 | 1,745 sq ft |
| 4 B/R | 6 | AED 9,127,926 | AED 2,646 | 3,448 sq ft |
Source: Dubai Land Department open data. Registered sales of residential units between 1 September 2026 and 11 October 2026. Mortgages and gift transfers are excluded because they are not arms length sales. Sizes are converted from square metres at 10.7639 sq ft per sq m. The entry price shown for this project is our advertised starting price and is not a registered transaction. Community figures are medians across every project in the community, not this project alone. We do not publish a price per square foot for this project because advertised size ranges are not a reliable basis for that calculation.
