Beyond · Island B, Dubai Islands
SHIONE at SIORA by Beyond Construction Updates
A Dated Register Record That Starts at the Island B Baseline
The DLD register reading for SHIONE at SIORA stood at 0% on 03 November 2026, the pre-construction baseline for Beyond's two beachfront buildings on Island B.
Construction tracking against RERA inspection data, updated after every recorded inspection.
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Construction Snapshot
SHIONE at SIORA by Beyond at a Glance
SHIONE at SIORA is Beyond's 603-residence project on the beachfront of Island B, planned as two residential buildings of G+21 and G+20 levels joined by a landscaped podium and rising next to HADO inside the SIORA masterplan. Its DLD record for project 4501 is brand new: one 0% reading dated 03 November 2026, a registration date of 05 November 2026 and a registered construction start of 31 March 2027. Because both buildings and their shared podium sit under that one project number, every reading on this page speaks for the whole two-building scheme rather than a single tower, and the cards below are the register anchors later readings will be measured from.
4501
Active
31 March 2027
603 residential units
157,393.42 sq m
31 December 2030 (DLD)
Figures from Dubai Land Department registration records, updated after each recorded inspection. How every project on this site is tracked is explained once on the Dubai Construction Updates hub.
Inspection Record
SHIONE at SIORA by Beyond Construction Update Timeline
A single inspection makes up the SHIONE at SIORA record so far: the DLD register reading of 0% dated 03 November 2026, taken when RERA found no construction activities on the Island B site. The one dot on the bar below marks that baseline at its left edge, and the table row links the November 2026 update that documents the reading in full; each later inspection for project 4501 is added above it once the register records it.
| Inspection Month | Construction Progress | Inspection Date | Full Update |
|---|---|---|---|
| November 2026 | 0% | 03 November 2026 | View the November 2026 update |
Pace Analysis
How Fast SHIONE at SIORA by Beyond Has Been Built
Pace is computed between two dated readings, and the SHIONE at SIORA record holds one. Until RERA records a second inspection for project 4501, this section shows what the register contains rather than a rate:
- 03 Nov 2026 inspection: no construction activities on site at the time of inspection0% Register Reading
- Dated reading pairs on record for project 4501 as of November 2026None Yet
- Construction start as recorded in the DLD register for project 450131 Mar 2027
- Measured pace between inspections, in points per monthNeeds a Second Reading
With one reading there is no curve to read, and this page does not fill the gap with an average, an estimate or a forecast. What the record does show is its order: the 0% reading of 03 November 2026, the registration of 05 November 2026 and a registered construction start of 31 March 2027, all as recorded. Once a second dated inspection exists, the points per month between the two readings are worked out here as plain arithmetic over the dated span. For an end user weighing an EOI, that means the decision rests today on Beyond's dated 50/50 plan and the escrow account rather than on site progress; for an investor, the November 2026 baseline is the zero point against which every later SHIONE at SIORA figure, and the expected Q4 2030 handover, will be read.
Get the Next Inspection Figure First
Tell me you are tracking SHIONE at SIORA by Beyond and I will send you the next recorded figure and site photos directly, ahead of the page update.
Get the Next Update on WhatsAppProject Profile
About SHIONE at SIORA by Beyond at Island B
A 0% reading in November 2026 describes a plot, not a product. The project guide covers what buyers entering at this baseline are committing to:
SHIONE by Beyond New Launch at SIORA, Dubai Island B
Explore SHIONE at SIORA by Beyond, featuring luxury apartments and duplexes on Island B, with new launch prices and availability.
View the SHIONE at SIORA by Beyond Project GuideConsidering a Pre-Construction Entry?
SHIONE at SIORA is a new launch with the EOI open at AED 50,000 per unit, and no unit availability count is published. If the baseline on this page is what brought you here, ask me which layouts are currently offered before you choose, since availability shifts as units are taken up.
Ask About Remaining Availability on WhatsAppStage Record
SHIONE at SIORA by Beyond Build Stages, Mapped to the Inspections
Only the first stage below carries a dated entry for SHIONE at SIORA; the other four are taken from the inspection report's "1 Basement + G+21/20" description and the developer fact sheet, and each receives its window once project 4501 has a reading inside it.
Pre-Construction Baseline
The 03 November 2026 inspection recorded no construction activities on site and the DLD register reads 0%; project 4501 is registered on 05 November 2026, with Mashreq Bank PSC as trust account bank.
Basement and Foundations
The single basement level beneath both buildings and their foundations; no reading covers this stage yet, and none is estimated here.
Two Building Structures
Frames for the G+21 and G+20 buildings across blocks A1, A2, B1 and B2, per the developer fact sheet, awaiting their first dated reading.
Podium, Bridges and Facades
The shared podium garden, its water features and the horizontal bridges linking the two facades, per the developer fact sheet; no reading yet.
Fit-Out, Commissioning and Handover
Finishing of the 603 residences and the two ground-level retail and F&B pavilions, closing the record at handover, expected in Q4 2030.
What each construction stage involves in general is covered once in the guides on the Dubai Construction Updates hub, so this page stays focused on SHIONE at SIORA by Beyond's own record.
Buyer Position
Tracking Your Position at SHIONE at SIORA by Beyond
This page is one of four project resources that together cover a SHIONE at SIORA by Beyond purchase from payment protection to residency to handover. You are on the construction record; the siblings sit one click away:
SHIONE at SIORA by Beyond Construction Updates
This page: each dated DLD register reading for SHIONE at SIORA, from 0% in November 2026.
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 by Beyond 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 by Beyond Escrow AccountApproaching Handover
Between 0% and Handover: What SHIONE at SIORA by Beyond Buyers Should Do Now
At the 03 November 2026 inspection there were no construction activities on site, and the register sets the construction start at 31 March 2027, so for a SHIONE at SIORA buyer the decisions that matter now concern the paperwork around the 50/50 plan rather than the plot. Under that plan 20% falls due within a month of booking, on calendar dates rather than readings, which is why the three checks below belong before the first payment, not after it.
First, confirm that every instalment will go to the DLD-registered escrow account recorded for project 4501 with Mashreq Bank PSC; the SHIONE at SIORA escrow account page shows how to check it against the official record before you transfer.
Second, if residency is part of the plan, read the SHIONE at SIORA Golden Visa guide before you place the EOI of AED 50,000 per unit, since the EOI registers interest only and the visa route starts from the signed SPA and the registered purchase.
Third, match your layout and price tier against the SHIONE at SIORA project guide, then follow the record from here, starting with the November 2026 SHIONE at SIORA construction update that documents the 0% baseline of 03 November 2026.
Send me your unit number on WhatsApp and I will tell you what the latest inspection means for your handover and map the sequence for your specific unit.
The Wider Picture
Explore Island B Structure
A baseline reading says little on its own; the island and the developer around SHIONE at SIORA say more. These three pages place the November 2026 record in its Island B, SIORA and Beyond context:
Island B Dubai Islands Properties for Sale | Villas & Apartments
Explore waterfront villas, townhouses, apartments, duplexes and penthouses across Island B, comparing current availability, prices, payment plans and handover dates.
See Island B Properties for Sale
Island B at Dubai Islands | Villas & Residences
Explore Nakheel’s Island B waterfront community, featuring beachfront villas, luxury apartments, new developments, Crystal Beach and current property availability.
Explore the Island B Community
Beyond Developments: Omniyat's Design DNA on the Dubai Maritime City Waterfront
Beyond brings Omniyat's design DNA to waterfront communities in Dubai Maritime City and Palm Jumeirah, with every project along the coast.
View the Beyond Developer ProfileConstruction tracking for other Dubai projects is indexed on the Dubai Construction Updates hub.
FAQs
SHIONE at SIORA by Beyond Construction Updates Frequently Asked Questions
SHIONE at SIORA is an Active project in the Dubai Land Department register (project 4501) at its pre-construction baseline: the DLD register reading dated 03 November 2026 is 0%, and the RERA inspection of that date recorded no construction activities on site. The full record is in the inspection timeline above.
The first inspection of SHIONE at SIORA, dated 03 November 2026, recorded no construction activities on site at the time of inspection and a RERA progress status of N/A, with no percentage in the inspection report; the DLD register shows the reading of that date as 0%. No earlier reading exists, so no point change can be stated. The detail behind it is in the SHIONE at SIORA November 2026 construction update.
Pace for SHIONE at SIORA needs two dated readings, and the record holds one: 0% on 03 November 2026. Points per month are computed only between dated inspections, so the first measured pace for project 4501 appears once RERA records a second reading, and no average, estimate or forecast is published in the meantime. The method is set out in the pace analysis above.
Beyond's official payment plan anticipates completion of SHIONE at SIORA by Q4 2030, the expected handover used throughout this page. Separately, 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 is added to this record when it is published.
SHIONE at SIORA comprises 603 residences, from 1 bedroom apartments to 4 bedroom duplexes, in two residential buildings of G+21 and G+20 levels according to the developer fact sheet; the RERA inspection report of 03 November 2026 describes the project as 1 Basement + G+21/20. The DLD register lists 618 units for project 4501, which the DLD building details divide into 603 residential units (281 one-bedroom, 247 two-bedroom, 65 three-bedroom and 10 four-bedroom) and 15 commercial units.
No building work had been recorded at SHIONE at SIORA as of the 03 November 2026 inspection: the inspection report noted no construction activities on site, and the DLD register reading for project 4501 is 0%. The register lists the construction start as 31 March 2027, and the project images published so far, this page included, are developer renderings rather than site photographs.
Your Advisor
Tohid Fetrat
Independent of the developer: I work for the buyer, and my only job on this page is keeping the SHIONE at SIORA by Beyond construction record accurate, inspection by inspection, until handover, walking the site personally each inspection period. Client identities and transactions are never published or referenced. Message or call me directly: you will always reach me personally, never a call center or sales team.
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