SHIONE by BEYOND at Dubai Islands, Dubai

BEYOND Developments | Island B, Dubai Islands

Two Beachfront Towers, a Zen Garden, and 603 Homes on Island B

SHIONE by BEYOND Developments is a new beachfront residential community on Island B of the SIORA masterplan at Dubai Islands, Dubai. Launched on 9 November 2026, it is the second project in BEYOND’s SIORA masterplan, with a gross development value of AED 3 billion.

The community brings together 603 residences across two buildings of 21 and 20 storeys, linked by signature bridges and double-height terraces. The collection comprises one, two and three bedroom apartments plus three and four bedroom duplexes, with 38 typologies and more than 150 layouts, and ceilings of 3.1 metres.

Handover is planned for Q4 2030. Broker listings report prices from AED 2,750,000, and a 50/50 payment plan is reported, with both figures reported rather than developer confirmed.

Set within a masterplan of more than 2 million square feet with 6 kilometres of beachfront and over 70% open green space, SHIONE is designed around calm, garden-led living, with a Zen garden, a meditation lawn and a floating pool terrace at the heart of the podium.

Project Highlights

SHIONE Highlights at a Glance

Residences

SHIONE Residences: 38 Typologies and More Than 150 Layouts

The homes at SHIONE are planned around light, height and outlook. Apartments range from one to three bedrooms, and the duplex collection runs to three and four bedrooms, with 38 typologies and more than 150 layouts across the two towers. Ceilings of 3.1 metres run through the residences, giving the rooms a generous, open feel.

Premium duplexes come with maid’s rooms, private outdoor spaces and dual-aspect views, while signature bridges and double-height terraces connect the two buildings and open the homes to the beachfront setting. The design follows the SIORA masterplan’s garden-led character, with greenery carried through the podium and the residential floors.

The unit mix below follows the official launch release, which counts 603 residences across the two buildings. Contact our team for more details on unit areas, layouts and floor positions.

Amenities and Lifestyle

SHIONE Amenities: A Zen Garden, a Floating Pool Terrace and a Health Club

The elevated podium at SHIONE is designed as a calm, garden-led retreat. A Zen garden and a meditation lawn sit beside a landscaped co-working terrace, so residents can work, rest and meet outdoors without leaving the community.

Water is the centrepiece: an adults’ pool, a floating pool terrace, a canopied Jacuzzi, sunken seatings and a children’s pool, with a health club set under the main pool, cycling and yoga studios, an outdoor training area, and steam and sauna. A residents’ lounge, a chef’s kitchen and a multipurpose room cover gatherings and entertaining, while indoor and outdoor children’s play areas and elevated social terraces complete the offer. Fourteen retail and food and beverage units sit in two standalone pavilions, and the community is pet-friendly with 24-hour security.

Location and Connectivity

Island B Living on 6 Kilometres of Dubai Islands Beachfront

SHIONE sits on Island B of the SIORA beachfront masterplan at Dubai Islands, within a site of more than 2 million square feet with 2.7 million square feet of gross floor area, 6 kilometres of beachfront and over 70% open green space. The masterplan follows a Japanese garden and Ikigai concept, with landscaped gardens running through the community.

The location keeps the city within easy reach. Dubai International Airport and Dubai’s historic old city are each around 15 minutes away, and Downtown Dubai is around 25 minutes away, so the beachfront setting does not mean a long commute.

SHIONE is the second project in the SIORA masterplan, following HADO, the first project with 678 homes across three 21-storey towers. Drive times below are reported figures from the launch coverage, and they will vary with traffic and route.

Floor Plan

SHIONE Floor Plans: 38 Typologies Across Two Towers

Floor plans at SHIONE span 38 typologies and more than 150 layouts, from one bedroom apartments to three and four bedroom duplexes. The variety gives buyers a wide choice of layouts within the same beachfront community, with 3.1 metre ceilings throughout and private outdoor spaces in the premium duplexes.

Contact our team for more details on unit areas, layouts and floor positions.

Master Plan

Two Towers Linked by Bridges Above a Garden Podium

The SHIONE masterplan places two residential buildings of 21 and 20 storeys above an elevated garden podium, linked by signature bridges and double-height terraces. The podium carries the Zen garden, the meditation lawn, the pools and the co-working terrace, so the shared spaces sit at the centre of the community rather than at its edges.

The project sits within the wider SIORA beachfront masterplan, with its Japanese garden and Ikigai concept, 6 kilometres of beachfront and over 70% open green space. Two standalone pavilions house the 14 retail and food and beverage units, keeping everyday shopping and dining inside the community.

Pricing and Payment Plan

SHIONE Price and Payment Plan Explained

Broker listings report prices from AED 2,750,000, for a one bedroom apartment of 732 square feet. Another broker lists a studio from AED 2,700,000. All current prices are reported figures, as the official launch release does not publish a starting price.

The payment plan reported by broker listings follows a 50/50 structure: 50% during construction and 50% on handover. BEYOND’s own pre-launch material also shows a 50/50 plan. Another broker reports a 10/40/50 plan instead, with 10% on reservation. Contact our team for the current payment terms.

Investment Perspective

Why SHIONE Deserves a Place on an Investor Shortlist

SHIONE enters the market as a beachfront address in a masterplan with 6 kilometres of shoreline and over 70% open green space, at a scale of AED 3 billion from BEYOND Developments, the OMNIYAT Group brand. The combination of a Dubai Islands location, a garden-led design and a wide range of layouts gives the project a broad buyer base: the developer reports buyers spanning 70 nationalities across its projects.

The two-tower scale is a further point in its favour. With 603 residences, the community is large enough to support a full amenity offer and 14 retail units, while the duplex collection, with maid’s rooms and dual-aspect views, offers a premium tier within the project itself. The reported 50/50 payment plan keeps half the price payable on handover, which suits buyers who prefer to stage their outlay.

Investors should still weigh the open questions honestly. Prices and the payment plan are currently reported rather than developer confirmed, and rental yields will depend on the final purchase price, service charges and market conditions at handover. Past performance and portal yield claims are not a promise of future returns, and every buyer should confirm final terms with the developer before committing.

Frequently Asked Questions

SHIONE FAQs: Price, Handover and Location