BEYOND Developments Launches AED 3 Billion SHIONE Residential Community on Dubai Islands
BEYOND Developments has launched SHIONE, an AED 3 billion residential community on Dubai Islands, marking the second project within its SIORA beachfront masterplan. Located on Island B, the development will comprise two residential buildings offering a total of 603 homes.
The buildings will rise 21 and 20 storeys, respectively, featuring contemporary architecture, landscaped communal areas and a range of wellness, leisure and retail facilities. The project is designed to accommodate different buyer requirements, from first-time homeowners and growing families to international investors.
SHIONE will offer one-, two- and three-bedroom apartments, alongside three- and four-bedroom duplexes. The 603 residences will be spread across 38 typologies and more than 150 layouts. Selected homes will feature maid's rooms, private outdoor spaces and dual-aspect views. The interiors will also incorporate corner glazing to maximise natural light, while ceiling heights will reach 3.1 metres.
SHIONE Adds to BEYOND's SIORA Masterplan
The launch builds on HADO, the first residential development within SIORA, which introduced 678 residences across three 21-storey towers.
The wider SIORA masterplan covers more than 2 million sq ft and follows a coastal design concept inspired by Japanese garden philosophy and Ikigai. More than 70% of the masterplan is allocated to open green spaces, including over 1.5 million sq ft of landscaped grounds, shaded pathways and 6 km of continuous white sandy beach.
SHIONE's residential amenities will include a Zen garden, meditation lawn, landscaped co-working terrace, adults' swimming pool, children's pool and Jacuzzi. Residents will also have access to a health club, cycling and yoga studios, outdoor training areas, steam and sauna facilities, children's play spaces and dedicated social areas.
The development will incorporate 14 retail and food and beverage units across the buildings and two standalone pavilions. It will also offer 24-hour security and pet-friendly facilities. Handover is scheduled for the fourth quarter of 2030.
International Buyer Interest on Dubai Islands
BEYOND Developments CEO Adil Taqi said the company's buyers on Dubai Islands currently represent 70 nationalities, with close to half coming from Europe. Turkish, British and German purchasers are among the largest buyer groups.
The launch comes amid continued residential activity on Dubai Islands. In the 12 months leading to September 28, 2026, the location documented residential sales worth about AED 18.8 billion through 5,035 transactions.
Dubai Islands comprises five islands covering 18.6 square kilometers of land and featuring over 60 kilometers of waterfront and more than 20 kilometers of beach. The development is well connected to mainland Dubai through three bridges leading to the Al Shindagha Corridor.
