BEYOND launches AED 3 billion SHIONE on Dubai Islands

BEYOND Developments has launched SHIONE, a 603-home residential community in its SIORA masterplan on Dubai Islands, with handover set for Q4 2030. The project arrives as Dubai Islands attracts a broader international buyer base, including purchasers from 70 nationalities.

Why it matters: - SHIONE adds another large-scale residential option to Dubai Islands, one of Dubai’s fastest-moving waterfront markets. - The project targets both end users and investors with a broad mix of unit types, layouts and amenities. - BEYOND says its Dubai Islands buyers now represent 70 nationalities, signaling continued international demand for the area.

What happened: - BEYOND Developments launched SHIONE, an AED 3 billion residential community at SIORA on Dubai Islands. - SHIONE is the second project in the SIORA beachfront masterplan on Island B. - The project includes two residential buildings and 603 residences. - Handover is scheduled for Q4 2030.

The details: - SHIONE includes 21-storey and 20-storey towers with distinct identities under one architectural language. - The homes include one-, two- and three-bedroom apartments, plus three- and four-bedroom duplexes. - The project spans 38 typologies and more than 150 layouts. - Nearly every home has a different configuration, from compact one-bedroom units to duplexes with maid’s rooms, private outdoor space and dual-aspect views. - The design uses clean horizontal façades, signature bridges, double-height terraces and views toward the masterplan and the sea. - Corner glazing and 3.1-metre ceilings are built into the residences. - Amenities include a Zen garden, meditation lawn, landscaped co-working terrace, adults’ pool, floating pool terrace, canopied Jacuzzi, sunken seating and a children’s pool. - The health club sits below the main pool and is designed to create an indoor-outdoor training environment with natural light and a cascading water feature overhead. - Additional wellness spaces include cycling and yoga studios, an outdoor training area, steam and sauna. - Shared facilities include a residents’ lounge, chef’s kitchen, multipurpose room, indoor and outdoor children’s play areas, changing rooms and elevated social terraces. - Ground-floor retail and F&B include 14 units across the buildings and two standalone pavilions. - SHIONE is pet-friendly and has 24-hour security. - The SIORA masterplan covers more than 2 million sq ft and is designed as a coastal sanctuary inspired by Japanese garden philosophy and Ikigai. - More than 70% of SIORA is dedicated to open green space, including over 1.5 million sq ft of landscaped grounds, shaded routes and 6 km of continuous white sandy beach. - HADO, the first SIORA residential project, included 678 residences across three 21-storey towers. - Dubai Islands spans 18.6 square kilometres across five islands and extends Dubai’s Deira coastline with more than 60 km of waterfront and more than 20 km of beaches. - Dubai Islands connects to the mainland via three bridges linked to the Al Shindagha Corridor. - SHIONE residents will be about 15 minutes from Dubai International Airport and Dubai’s historic old city, and about 25 minutes from Downtown Dubai. - Dubai Islands recorded about AED 18.8 billion in residential sales across 5,035 transactions in the 12 months to 28 September 2026, according to Dubai Land Department records.

Between the lines: - BEYOND is using SHIONE to deepen its positioning around design-led coastal living for a global buyer base. - The emphasis on wellness, landscape and low-density community spaces suggests the project is aimed at buyers looking for lifestyle differentiation, not just square footage. - The nationalities mix, with close to half of buyers from Europe, points to Dubai Islands’ growing appeal beyond the local market.

What's next: - BEYOND will continue building out SIORA as part of its broader Dubai Islands presence. - Delivery of SHIONE is due in Q4 2030, giving the project a long development runway in a market that is still expanding. - The company is likely to keep leaning on international demand as SIORA advances toward completion.

The bottom line: - SHIONE is a major addition to Dubai Islands: a large, amenity-rich residential launch aimed at a diverse international audience in one of Dubai’s most active waterfront destinations.