Beyond · Island B, Dubai Islands · Construction Update
SHIONE at SIORA by Beyond Construction Update - November 2026
November 2026 DLD Register Reading Sets the 0% Pre-Construction Baseline for SHIONE at SIORA on Island B
No construction activities were on site when RERA inspected SHIONE at SIORA on 03 November 2026, so this first DLD register reading is the 0% starting baseline.
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DLD Register Data
SHIONE at SIORA Construction Snapshot
0% on 03 November 2026, with no earlier reading on record: SHIONE at SIORA enters the register at its pre-construction baseline, the point where a buyer's checks concern the developer, the escrow account and the dated payment plan rather than the site.
SHIONE at SIORA by Beyond
4501
Active
0%
03 November 2026
31 March 2027
603 Residential
157,393.42 sq m
Q4 2030
Data source: the Dubai Land Department project register for project 4501, reading of 0% dated 03 November 2026, and the RERA Independent Progress Monitoring Report of the same date, which records no construction activities on site at the time of inspection, a progress status of N/A and no percentage. The reading was 6 days old when this page was prepared on 09 November 2026; re-verify project 4501 on Dubai REST before relying on it. Images on this page are developer renderings of the planned project, not site photographs. Progress tracking against RERA inspection data runs across the full tohidfetrat.com project portfolio and is reviewed after every published cycle. Last updated: November 2026.
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This Inspection Cycle
SHIONE at SIORA Construction Progress Summary
There is no earlier reading to compare against: the 03 November 2026 entry is the only one recorded for project 4501, which the register lists as registered on 05 November 2026 with a construction start of 31 March 2027. What this cycle documents is the plot and the paperwork before building work, not a rate of progress.
- Project 4501 registered in the DLD register on 05 November 2026, status Active
- Escrow trust account bank recorded as Mashreq Bank PSC
- Register details: plot 3040, register location Palm Deira
- Inspection of 03 November 2026: no construction activities on site at the time of inspection
- RERA progress indicator status recorded as N/A
- DLD register reading of 0%, the baseline for every later reading
- Construction from the registered start of 31 March 2027
- Two residential buildings, recorded as 1 Basement + G+21/20 in the inspection report
- Landscaped podium and two ground-level retail and F&B pavilions, per the developer fact sheet
- Handover expected in Q4 2030
Payment Linked Progress
What the 0% Baseline Means for SHIONE at SIORA Buyers
Beyond's official 50/50 plan for SHIONE at SIORA ties the first half of the price to booking and to fixed calendar dates rather than to construction readings, so a 0% reading triggers no instalment; it tells you what to verify before the first one. At this stage, four actions matter most.
Verify the escrow account
Your instalments should go only to the DLD-registered escrow account recorded for project 4501, with Mashreq Bank PSC as trust account bank. SHIONE at SIORA escrow account verification covers the check before any transfer; the lookup itself takes about two minutes against the official DLD project record.
Match the SPA to the official dates
Check that your sale and purchase agreement repeats the official schedule: 10% on booking, 10% one month from booking, 5% on each 01 May and 01 November from 2027 to 2029, and 50% on completion, anticipated by Q4 2030. Not sure how your instalments map to this record? Send me your SPA schedule and I will map it against the recorded milestones.
Register the purchase with the DLD
The EOI of AED 50,000 per unit registers interest only; the purchase itself is registered with the Dubai Land Department under project 4501 as an Oqood once you book and sign the SPA. That registered purchase is the starting point the SHIONE at SIORA Golden Visa guide uses for a residency application.
Follow the register from the baseline
The 03 November 2026 reading is the first entry for project 4501, and each later inspection is added to the record as it is published. SHIONE at SIORA construction updates hub keeps every dated reading in one place through to Q4 2030.
General framework, not legal advice: payment dates, registration steps, and fee obligations are set by your individual SPA, Beyond's EOI terms and the DLD record, and all three should be read directly.
Entering at the 0% Baseline?
Entering before construction starts trades certainty for runway: no building work was recorded at the 03 November 2026 inspection, handover is expected in Q4 2030, and half of the price waits until completion. Every instalment goes to the DLD-registered escrow account for project 4501, released against construction progress as the project register records it.
- EOI open at AED 50,000 per unit, with booking on the official 50/50 plan
- 20% within the first month, then six dated 5% instalments to 01 November 2029
- No construction activities on site at the 03 November 2026 inspection: the developer, the register and the escrow account are the risk picture
- Structure visible and documented in later inspection readings
- A shorter wait to handover, with less of the plan left to spread
- Choice limited to the units still unsold at that point
New launch with the EOI open at AED 50,000 per unit; no unit availability count is published as of this update, and availability shifts between cycles.
About the Development
SHIONE at SIORA Project Details
Until its registered construction start of 31 March 2027, SHIONE at SIORA is Beyond's plan for 603 residences, from 1 bedroom apartments to 4 bedroom duplexes, in two buildings of G+21 and G+20 levels. Starting prices: AED 2.70M ≈ USD 735K.
For buyers entering at this stage, the trade off is the longest wait in the project's life, to handover in Q4 2030, in exchange for the whole 50/50 plan still to run, with the EOI open at AED 50,000 per unit.
SHIONE at SIORA by Beyond Project GuideSite Context This Cycle
Explore SHIONE at SIORA Location on Dubai Map
SHIONE at SIORA occupies a beachfront plot inside SIORA, Beyond's masterplan on Island B of Dubai Islands, rising next to HADO according to the developer fact sheet; the DLD register records it as plot 3040 under the register location Palm Deira. At the 03 November 2026 inspection the plot had no construction activities under way, so this cycle documents the site before its two buildings and podium begin.
Much of the setting is planned alongside the building: the developer fact sheet describes SIORA's 140,000 sq m of landscaped open space, a 400 m+ green spine and direct access to 6 km of open beaches, and puts Dubai International Airport about 19 minutes away by road. For a buyer committing at the baseline, that means judging the setting from the masterplan as much as from what stands today. See the project's position on the interactive Dubai real estate map. See the project’s position on the interactive Dubai real estate map.
Buyer Resources for This Project
Investing in SHIONE at SIORA Before Construction Starts
At the pre-construction baseline, residency planning and payment protection come before any site question. Each resource below is matched to where SHIONE at SIORA stands in November 2026.
SHIONE at SIORA Construction Updates
This page: the 03 November 2026 DLD register reading for SHIONE at SIORA before construction starts.
SHIONE at SIORA Golden Visa Eligibility Guide
Explore qualifying residences at SHIONE at SIORA by Beyond, including Golden Visa requirements, off-plan application timing and VIP assistance.
Read the SHIONE at SIORA Golden Visa Guide
SHIONE at SIORA by Beyond Escrow Account
Verify SHIONE at SIORA escrow details with Mashreq Bank, DLD project 4501, buyer payment protection and Dubai REST verification.
Verify the SHIONE at SIORA Escrow AccountUpdate Timeline
Other SHIONE at SIORA Construction Updates
This November 2026 report holds the first dated reading for SHIONE at SIORA; each later inspection joins the construction updates hub once it is recorded in the register.
Where This Update Fits
Explore SHIONE at SIORA Structure
This monthly report is one node in the wider record: the island that surrounds the plot, the developer behind it, and the listings competing with it.
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Explore the Island B Community
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SHIONE at SIORA Construction Progress in November 2026: Frequently Asked Questions
SHIONE at SIORA stands at 0% in the Dubai Land Department register reading dated 03 November 2026 for project 4501, the pre-construction baseline. The RERA Independent Progress Monitoring Report of the same date recorded that, at the time of inspection, there were no construction activities on site, and it showed the progress status as N/A.
Handover is expected in Q4 2030, the anticipated completion stated on Beyond's official payment plan. As of the November 2026 record, the DLD register lists a registered completion date of 31 December 2030 for project 4501. Registered dates can be revised between inspection cycles, and any revision would be reported in a later update on the SHIONE at SIORA construction updates hub.
The DLD register records a construction start date of 31 March 2027 for project 4501, together with a registration date of 05 November 2026. The 0% reading of 03 November 2026 was taken before the registered start, and the inspection of that date noted no construction activities on site.
The DLD register lists 618 units for project 4501. The DLD building details divide them into 603 residential units (281 one-bedroom, 247 two-bedroom, 65 three-bedroom and 10 four-bedroom) and 15 commercial units, so the 603 residences are the homes offered to buyers, from 1 bedroom apartments to 4 bedroom duplexes.
The November 2026 register entry for project 4501 records plot 3040 under the register location Palm Deira. Beyond presents SHIONE at SIORA as part of its SIORA masterplan on the beachfront of Island B, Dubai Islands.
The EOI for SHIONE at SIORA is open at AED 50,000 per unit, and a buyer placing one in November 2026 enters before any recorded building work: the 03 November 2026 inspection noted no construction activities on site, and the registered construction start is 31 March 2027. The EOI comes before the booking payment and the Sale and Purchase Agreement, so confirm the EOI terms with Beyond before transferring funds.
No date for the next inspection is recorded in the DLD register as of November 2026. A new reading appears in the register for project 4501 after RERA's next site visit, and each dated reading is added to the SHIONE at SIORA construction updates hub once it is published.
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Tohid Fetrat
Independent of the developer: I work for the buyer, and my only job on this page is helping you read the November 2026 inspection record for SHIONE at SIORA by Beyond correctly before your next payment decision. Client identities and transactions are never published or referenced. Message me directly: you will always reach me personally, never a call center or sales team.
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