SHIONE by BEYOND on Dubai Islands (2026): prices, unit mix, 50/50 payment plan and EOI
SHIONE is BEYOND's second residential release in SIØRA, its beachfront masterplan on Island B of Dubai Islands: 603 apartments and duplexes from AED 2.75 million, on a 50/50 payment plan with completion anticipated in Q4 2030. Expressions of interest are open until 22 November 2026. This guide sets out the unit mix, prices, every instalment, the duplex Signature Collection and what to check before you register.
This article discusses regulation and costs that can change. Confirm current requirements with the relevant authority before acting.
SHIONE by BEYOND is a new beachfront community of 603 apartments and duplexes on Island B of Dubai Islands, priced from AED 2.75 million on a 50/50 payment plan, according to BEYOND's November 2026 sales release. Expressions of interest are open until 22 November 2026, and completion is anticipated in Q4 2030.
It is the second residential release in SIØRA, BEYOND's 198,400 sqm masterplan, after HADO. For renders, floor plans and the EOI form, see the SHIONE project page.
What is in the SHIONE release?
| Home | Units | Share | Size (sq ft) | From (AED) |
|---|---|---|---|---|
| 1 bedroom | 281 | 47% | 732 to 1,485 | 2.75M |
| 2 bedroom | 247 | 41% | 1,098 to 1,679 | 4.7M |
| 3 bedroom | 51 | 8% | 1,679 to 3,497 | 7.1M |
| 3 bedroom duplex | 14 | 2% | 4,187 to 6,006 | On request |
| 4 bedroom duplex | 10 | 2% | 5,102 to 6,588 | On request |
Nine in ten homes are one and two bedroom apartments. The 24 duplexes, BEYOND's Signature Collection, are the scarcest: each has a double height living space and a private double height terrace with a floor to ceiling height of up to 6.5 metres.
How does the SHIONE payment plan work?
BEYOND's plan is 50/50: half during construction, half on completion.
| Instalment | Share | One bedroom at AED 2.75M (AED) | Paid so far (AED) | Remaining (AED) |
|---|---|---|---|---|
| On booking | 10% | 275,000 | 275,000 | 2,475,000 |
| One month later | 10% | 275,000 | 550,000 | 2,200,000 |
| 1 May 2027 | 5% | 137,500 | 687,500 | 2,062,500 |
| 1 November 2027 | 5% | 137,500 | 825,000 | 1,925,000 |
| 1 May 2028 | 5% | 137,500 | 962,500 | 1,787,500 |
| 1 November 2028 | 5% | 137,500 | 1,100,000 | 1,650,000 |
| 1 May 2029 | 5% | 137,500 | 1,237,500 | 1,512,500 |
| 1 November 2029 | 5% | 137,500 | 1,375,000 | 1,375,000 |
| On completion, Q4 2030 | 50% | 1,375,000 | 2,750,000 | 0 |
| Total | 100% | 2,750,000 | 0 |
This is an illustration built from BEYOND's published plan and starting price, not a Castilion client transaction. The Land Department's Oqood registration lists a fee of 4 per cent of the price, AED 110,000 on this example, split as the sale agreement sets out. Instalments are paid into the project's escrow account under Law No. 8 of 2007.
Where is SHIONE?
On the beachfront of Island B, Dubai Islands, with direct beach access within SIØRA. BEYOND gives drive times of 10 minutes to Gold Souq Metro, 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.
SIØRA sets 140,000 sqm, about 70 per cent of the masterplan, aside as landscaped open space, with a 400 metre green spine, more than 10 km of jogging and cycling tracks and direct access to 6 km of open beaches.
What are the amenities?
- A 30,245 sqm Japanese inspired podium with an 812 sqm main pool, a 257 sqm kids' pool, a jacuzzi, waterfalls, meditation lawns and a sunken seating garden.
- 1,320 sqm of indoor amenities, including a 479 sqm health club, a 192 sqm kids' play area, a 155 sqm residents' chef's kitchen and a 165 sqm multipurpose room.
- Four public sky terraces, four residential lobbies with ceilings up to 9 metres, and 14 retail and food and beverage units.
What to check before you register an EOI
- The deposit and its terms. Ask how the EOI amount is credited if you take a unit, and how it is returned if you do not, and get both in writing.
- The exact unit. Sizes vary widely within each type; the one bedroom range runs from 732 to 1,485 sq ft.
- The view. BEYOND lists views over the Arabian Gulf, the Dubai skyline, the SIØRA masterplan, the villa community and the Deira and Sharjah coastline.
- Completion. Q4 2030 is BEYOND's anticipated date, and the 50 per cent completion payment falls due then.
Register with Castilion Estates
Castilion Estates, RERA ORN 46392, submits SHIONE EOIs through BEYOND's channel and confirms availability by type, view and floor. Register your SHIONE EOI before 22 November 2026.
This guide is general information, not financial advice. Prices, sizes and dates are BEYOND's and may change during the sales programme.
Questions and answers
What is SHIONE by BEYOND?
How much does a SHIONE apartment cost?
When does the SHIONE EOI close?
What is the SHIONE payment plan?
How many units are in SHIONE?
Sources
- SHIONE by BEYOND broker release, EOI open until 22 November 2026, unit mix, sizes, starting prices, blocks, parking and amenities, November 2026 (opens in a new tab). BEYOND (developer material). Accessed .
- SHIONE fact sheet, brochure and payment plan, SIØRA masterplan, plot, landscape, indoor amenities, drive times, instalment dates and anticipated completion, November 2026 (opens in a new tab). BEYOND (developer material). Accessed .
- SHIONE floor plans, Tower A1 and duplexes, internal, external and total areas, November 2026 (opens in a new tab). BEYOND (developer material). Accessed .
- Request to register the initial sale (Oqood), 2 per cent seller and 2 per cent purchaser, site updated 3 November 2026 (opens in a new tab). Dubai Land Department. Accessed .
- Law No. 8 of 2007 concerning escrow accounts for real estate development, issued 6 May 2007 (opens in a new tab). Dubai Legislation Portal. Accessed .
Where Castilion can help
- Investment advisoryEvidence based advice for long term holders.
- Asset protection and structuringHow to hold property in the UAE.
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