SIORA by Beyond Properties for Sale

Two Beyond projects are on this page. SHIONE at SIORA is a new launch of 603 residences with 1, 2 and 3 bedroom apartments and 3 and 4 bedroom duplexes. HADO at SIORA places 678 residences in three towers, A, B and C, with apartments, duplexes and 4 bedroom simplex signature residences.

SIORA is on Island B of Dubai Islands, the island destination off the Deira waterfront. Beyond's SIORA material gives approximate drive times of 10 minutes to Gold Souq Metro Station, 19 minutes to Dubai International Airport, 22 minutes to Dubai Frame, 25 minutes to DIFC, 26 minutes to Downtown Dubai and 33 minutes to Business Bay.

SIORA is developed by Beyond, the premium real estate brand OMNIYAT Group launched in 2024. Beyond unveiled SIORA in December 2025 as its first beachfront masterplan, and HADO at SIORA was its first residential release there, followed by SHIONE at SIORA.

The masterplan spans over 2 million sq ft with 2.7 million sq ft of gross floor area and 6 km of beachfront. Its landscape holds 140,000 sq m of open space, about 70% of the plot, shaped by Japanese garden principles, with buildings rising at the rear and stepping down toward the beach to keep views open. Jogging and cycling tracks, hospitality, retail and dining are planned features until they are delivered.

HADO at SIORA starts from AED 2.16M ≈ USD 588K, while SHIONE at SIORA starts from AED 2.70M ≈ USD 735K for a 1 bedroom apartment. At SHIONE, 2 bedroom apartments start from AED 4.70M ≈ USD 1.28M, 3 bedroom apartments from AED 7.10M ≈ USD 1.93M, 3 bedroom duplexes from AED 16.00M ≈ USD 4.36M, and 4 bedroom duplexes range from AED 24.00M to AED 35.00M ≈ USD 6.54M to USD 9.53M. Beyond can revise its price lists between releases.

HADO at SIORA runs a 50/50 plan: 10% plus the 4% DLD fee on booking, 10% one month later, six 5% instalments scheduled between May 2026 and November 2028, and 50% on completion. SHIONE at SIORA also runs a confirmed 50/50 plan: 10% on booking plus the 4% DLD fee, 10% one month later, six 5% instalments on 01 May and 01 November from 2027 to 2029, and 50% on completion. SHIONE's EOI amount is AED 50,000 per unit.

HADO at SIORA is expected to hand over in Q3 2029, while SHIONE at SIORA is expected to hand over in Q4 2030. SHIONE is a registered new launch and the binding date for each unit is the one stated in its SPA.

Yes. Dubai Islands is a designated freehold area, and SHIONE at SIORA and HADO at SIORA are both freehold projects, open to buyers of all nationalities.

Yes. Every layout at both projects starts above the AED 2M ≈ USD 545K property investment threshold for the 10-year UAE Golden Visa, with the lowest entry at AED 2.16M ≈ USD 588K, so every current tier here is an eligible investment. Final approval rests with the UAE authorities.

Nothing. The commission is paid by the developer, and you pay the same official Beyond price as buying directly, with independent guidance included.

Yes. The full process, from EOI or reservation to SPA signing and registration, can be completed remotely, and I manage it end to end with the developer on your behalf. Each stage of the remote purchase is documented in my Dubai real estate guide library.

All off plan payments are made to the project's DLD-registered escrow account and released to the developer only against verified construction progress, a framework regulated by the Dubai Land Department. HADO has its own registered escrow account, while SHIONE is registered as DLD project 4501 with its escrow account held at Mashreq Bank. Buyers should verify the account details in Dubai REST and their SPA before any payment.