SIORA by Beyond

SIORA is a beachfront master community by Beyond Developments on Island B of Dubai Islands, unveiled in December 2025. The masterplan spans over 2 million square feet with 2.7 million square feet of gross floor area, and its design draws on Japanese garden philosophies, including the concept of ikigai.

Beyond Developments is the master developer. Beyond is the premium residential brand established by OMNIYAT in 2024, and SIORA is its second cluster masterplan and its first beachfront destination.

SIORA sits on Island B within Dubai Islands, the resort and beach island positioned immediately after Island A. Island A is the gateway island connecting the archipelago to the mainland at Deira.

The masterplan covers more than 2 million square feet with 2.7 million square feet of gross floor area. Beyond has described 6 kilometres of uninterrupted beachfront and more than 70 percent of the plan given over to open green and landscaped space.

Hado is the first residential release inside the masterplan: three towers of 21 residential floors set around a landscaped cove, with interiors shaped by Japanese minimalism. Handover is scheduled for the third quarter of 2029.

SIORA includes HADO and the newly launched SHIONE. HADO offers one to four bedroom apartments, three and four bedroom duplexes, and four bedroom signature residences, with sizes ranging from approximately 768 to 4,785 square feet. SHIONE offers one to three bedroom apartments and three and four bedroom duplexes, ranging from approximately 736 to 6,592 square feet. Layouts, sizes and availability vary by release.

Apartments and duplexes across SIORA currently average AED 3,160 ≈ USD 860 per sq ft, with prices varying by release, layout and availability. SHIONE starts from AED 2.70 million, approximately USD 735,000, with two bedroom apartments from AED 4.70 million, three bedroom apartments from AED 7.10 million, three bedroom duplexes from AED 16.00 million, and four bedroom duplexes from AED 24.00 million to AED 35.00 million. At HADO, one bedroom homes start at AED 2.8 million, approximately USD 770,000; two bedroom homes at AED 4.4 million, approximately USD 1.2 million; and three bedroom homes at AED 7.66 million, approximately USD 2.09 million. Request the current price list for available units.

Payment plans are set per release. Hado is offered on a construction-linked structure: 10 percent on booking, a further 10 percent one month later, scheduled installments through 2026 to 2028, and 50 percent on completion in the third quarter of 2029. SHIONE runs a confirmed 50/50 plan: 10 percent on booking, a further 10 percent one month later, six 5 percent instalments on 01 May and 01 November from 2027 to 2029, and 50 percent on completion in the fourth quarter of 2030.

A property investment of at least AED 2 million, approximately USD 545,000, meets the threshold for the ten-year UAE Golden Visa, subject to government criteria and the property value at the time of purchase. Most of the released Hado collection sits above that level.

Gold Souq metro station is around 10 minutes away and Dubai International Airport around 19 minutes. Dubai Creek Harbour is roughly 22 minutes, DIFC 25 minutes, Downtown Dubai 26 minutes, and Business Bay 33 minutes.

The main cost is the 4 percent Dubai Land Department registration fee, plus administrative and registration trustee charges. Off-plan purchases are recorded in the DLD interim registry, and payments go into the project's DLD-registered escrow account. There is no annual property tax in Dubai; owners pay community service charges based on unit size.

Yes. Off-plan units are routinely reserved and purchased from abroad: the reservation, the sales and purchase agreement, and the payments can all be completed remotely, with signing handled electronically or through a power of attorney. Every payment goes into the project's DLD-registered escrow account rather than to any individual. The full process is documented in the Dubai real estate guide library.