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Shione by Beyond is a new beachfront residential project on Dubai Islands, within the Siora masterplan and next to Hado by Beyond. Two buildings of G+20 and G+21 floors are joined by a Japanese-inspired landscaped podium with cascading water, sculptural bridges and double-height terraces. The project offers 603 residences, from one-bedroom apartments to an exclusive collection of 24 three- and four-bedroom duplexes, with direct access to the beach. The name comes from a Japanese expression evoking the sound of the tide.

Project facts & figures

Residence types, sizes & prices

Sizes and starting prices from the developer’s current release, November 2026. Subject to availability.

Tower A1 at a glance

Tower A1 is one of Shione’s four blocks (A1, A2, B1 and B2). The developer’s Tower A1 unit plans show 168 apartments on floors 1 to 18, each with its exact internal, external and total area:

• 1 Bedroom +: a one-bedroom with a separate study (2.50 m × 2.40 m), plus powder room, laundry and walk-in wardrobe. Type C4 – units A1-213 and A1-313, 1,046.58 sq ft internal + 123.89 sq ft terrace = 1,170.47 sq ft. Type C5 – units A1-413, A1-714, A1-1014, A1-1312 and A1-1612, 1,119.02 sq ft total.
• Largest terraces, on the first floor: 1-bedrooms A1-107 (563.28 sq ft terrace, 1,489.95 sq ft total) and A1-108 (563.71 sq ft terrace, 1,489.84 sq ft total); 2-bedroom A1-103 (558.11 sq ft terrace, 1,676.48 sq ft total); 2-bedrooms A1-106, A1-109 and A1-110 (533.35 sq ft terrace each).
• Three-bedrooms on high floors only: all 20 three-bedroom apartments in A1 are on floors 11 to 18. The largest terrace among them is A1-1705, at 337.77 sq ft (1,917.91 sq ft total).
• Duplexes: the 3 and 4-bedroom Signature duplexes are shown in the separate duplex plans (see the floor plans and downloads below).

Total area = internal area + balcony or terrace, as stated on each unit plan in the developer’s Tower A1 floor plans. Availability changes daily.

Payment plan – 50/50

Example – 1-bedroom from AED 2.75M

• On booking (10%): AED 275,000, then another AED 275,000 one month later
• Six instalments of 5%: AED 137,500 each, every six months from May 2027 to November 2029
• On completion (50%): AED 1,375,000

The 4% DLD registration fee (AED 110,000 on AED 2,750,000) applies on top. Read how plans like this work in our guide to off-plan payment plans.

Brochure, factsheet & floor plans

Floor plans

See every unit in Tower A1, with internal and terrace areas, in the full floor plan set below.

Defining features

• Two residential buildings of G+21 and G+20 levels, with signature horizontal bridges across the façades
• Signature Collection of 24 duplexes with double-height terraces and 6.5 m floor-to-ceiling height
• Corner glazing and dual-aspect layouts in selected homes, framing panoramic sea views
• A Japanese-inspired podium of terraced gardens, reflective pools and cascading water
• Two ground-level retail and F&B pavilions
• Direct beach access within the Siora waterfront masterplan

Interiors

Interiors pair clean lines with natural materials: warm oak-toned cabinetry, veined stone, integrated appliances and large openings onto the sea. The Signature duplexes add carved timber, marble counters, bronze-laminated glass and natural stone mosaic floors.

Amenities

• Elevated adults’ infinity pool with cascading water, sun decks and a canopied jacuzzi
• Gym with state-of-the-art equipment and an outdoor gym
• Kids’ pool and an adventure rock play area
• Residents’ chef’s kitchen and residents’ lounge
• Multipurpose room, private and public terraces and a sunken seating garden
• Meditation lawn, Zen garden and the central plaza
• Double-height landscaped lobbies and a sculpted arrival canopy

Siora, Dubai Islands

Siora is a 198,400 sq m coastal masterplan on Dubai Islands. 70% of it, 140,000 sq m, is landscaped open space, including a green spine of more than 400 m. It connects to over 10 km of jogging and cycling tracks and 6 km of open beaches, with restaurants and cafés around the main plaza and along the beachfront. Dubai Islands itself is planned for more than 80 hotels, parks and golf courses.

• Gold Souq Metro – 10 minutes
• Dubai International Airport – 19 minutes
• Dubai Frame – 22 minutes
• DIFC – 25 minutes
• Downtown Dubai – 26 minutes
• Business Bay – 33 minutes

Why Shione

• Beachfront address: direct beach access on Dubai Islands, close to Deira, the airport and the city.
• Space: generous layouts, with 2-bedrooms from 1,098 sq ft and duplexes up to 6,588 sq ft.
• Easy plan: 50% in instalments until November 2029, 50% on completion.
• Developer: Beyond is also behind Hado next door, Passo on Palm Jumeirah and Talea.

Shione by Beyond: FAQ

Prices, availability and the payment plan are provided by the developer and can change. Sizes are as stated on the developer’s plans and renders are for illustration only. Contact Tarek Imad (BRN 52002) for the latest price list and available units.

Tarek Imad · BRN 52002 · Tanami Properties L.L.C. · ORN 770107