SHIONE Dubai Islands: prices, payment plan and location of Beyond’s second SIORA project

SHIONE is a new residential community by Beyond, the development brand of the Omniyat group, on Dubai Islands. It has two towers, 603 residences and a value of about AED 3bn, following HADO in the SIORA master plan. Sales opened on 10 November 2026: one-bedroom units from about AED 2.7m, on a 50/50 plan.

Where is SHIONE?

The project sits on Island B of Dubai Islands, Nakheel’s reclaimed archipelago off Deira. Dubai International Airport and the historic old city are about 15 minutes away, and Downtown Dubai about 25 minutes.

SIORA is Beyond’s waterfront master plan with beach access. Its first project, HADO, released 678 residences across three 21-storey towers.

Who is the developer?

Beyond is a brand of Omniyat, known for its ultra-prime projects in Business Bay and on Palm Jumeirah. Under Beyond, the group builds for a wider market. See our Beyond developer page.

What unit types does SHIONE offer?

Two towers of 21 and 20 storeys hold 38 unit typologies and more than 150 layouts, from one-bedroom apartments to three- and four-bedroom duplexes. Homes face the water, and the community includes pools, a gym and retail and café space.

How much does SHIONE cost?

There is no public price list: pricing depends on floor and view. Early broker offers put one-bedroom apartments from about AED 2.7m. Prices for larger units and duplexes are released on request.

For context, Dubai Islands recorded 5,035 residential sales worth AED 18.8bn in the 12 months to 28 September 2026, according to DLD records. The island has become one of Dubai’s most active waterfront off-plan markets.

What is the payment plan?

The plan is 50/50: 10% on booking, then instalments linked to construction, with half the price paid before handover and half on completion. Some neighbouring island projects ask for 70% before handover.

When is handover?

Sales materials point to 2030, with sources citing either the second or the fourth quarter. The binding date is written into the sale and purchase agreement; confirm it before signing.

Frequently asked questions

How many units are in SHIONE?

603 residences in two towers of 21 and 20 storeys.

How is SHIONE different from HADO?

They are neighbouring projects in the same SIORA master plan. HADO came first with 678 residences in three towers; SHIONE follows with 603 residences in two.

What is the down payment for SHIONE?

10% on booking, with 50% of the price paid before handover.

The neighbouring project in the same master plan is HADO by Beyond — see its fact sheet and units.