SHIONE Dubai Islands: BEYOND Launches AED 3bn Twin Towers at SIORA

On 10 November 2026, BEYOND Developments launched SHIONE, a new residential community on Dubai Islands, the Nakheel island destination off the Deira coast. SHIONE is the second project inside SIORA, BEYOND’s beachfront masterplan on the islands. The developer puts its total value at AED 3 billion (about USD 817 million). It has 603 homes in two towers, and handover is scheduled for Q4 2030.

The launch comes in a busy week for Dubai Islands. On 8 November, the Roads and Transport Authority (RTA) opened the Al Khaleej Street Tunnel, which improves the road link between the islands and Deira. In the same week, Dubai Land Department (DLD) figures put Dubai Islands among the top areas in the city by sales value.

This article explains what BEYOND announced, where SHIONE sits, how Dubai Islands is connected, and what buyers should check before they commit. The facts come from the developer’s official press release, Nakheel, RTA and Dubai Land Department data. We do not quote prices, rents or yields, because BEYOND has not published any for SHIONE.

What BEYOND announced on 10 November

According to BEYOND’s press release, these are the key facts about SHIONE:

• Location: Island B of Dubai Islands, inside the SIORA beachfront masterplan.
• Value: AED 3 billion in total, as stated by the developer (about USD 817 million).
• Buildings: two residential towers of 21 and 20 storeys. Each has its own identity, but they share one design language.
• Homes: 603 residences in 38 typologies, with more than 150 different layouts.
• Unit types: one-, two- and three-bedroom apartments, plus three- and four-bedroom duplexes.
• Ceilings: 3.1 metres high, with corner glazing in many homes.
• Retail: 14 retail and food-and-beverage units at ground level, both inside the towers and in two standalone pavilions.
• Other features: pet-friendly, with 24-hour security.
• Handover: scheduled for Q4 2030.

The design uses clean horizontal layers on the façades. A series of bridges links the towers to large double-height terraces, framing views over the masterplan and the sea. BEYOND says that almost every home is “one of a kind” because of the wide range of layouts. The larger duplexes include maid’s rooms, private outdoor spaces and views on two sides.

BEYOND’s CEO, Adil Taqi, said the company’s buyers on Dubai Islands now come from 70 nationalities. He added that close to half of them are from Europe, with Turkish, British and German buyers among the largest groups. He described SHIONE as a project for first-time buyers, growing families and international investors alike.

What BEYOND has not published yet

The press release does not include prices, a payment plan, service charge estimates or a construction start date. It also does not give unit sizes. Before you reserve anything, ask for the official price list, the payment plan, the floor plan of the exact unit and the escrow account details. Do not rely on figures from social media or unofficial listings.

SIORA: the masterplan around SHIONE

SHIONE sits inside SIORA, which BEYOND describes as a coastal community inspired by Japanese garden philosophy and the idea of Ikigai, the Japanese concept of a life with purpose. According to the developer:

• SIORA covers more than 2 million sq ft.
• It is planned as a pedestrian district, with more than 70% of its area given to open green space.
• It includes over 1.5 million sq ft of landscaped grounds and shaded routes.
• BEYOND says the masterplan will have about 6 km of continuous sandy beach.
• It will mix homes, hospitality, retail, dining and lifestyle spaces.

The first SIORA project was HADO, launched earlier. BEYOND says HADO has 678 residences in three 21-storey towers. SHIONE is the second phase, so the masterplan is still at an early stage. When you buy in a phased masterplan, the final look and feel of the community depends on phases that are not yet built. That is normal for Dubai, but it is worth remembering.

Amenities planned at SHIONE

BEYOND’s list of amenities is long. The centre of the project is an elevated podium with water features and greenery that steps down to street level. Planned facilities include:

• Pools: an elevated adults’ pool, a floating pool terrace, a canopied Jacuzzi and a children’s pool.
• Wellness: a health club placed beneath the main pool, cycling and yoga studios, an outdoor training area, a steam room and a sauna.
• Japanese-inspired spaces: a Zen garden, a meditation lawn and a landscaped co-working terrace.
• Shared spaces: a residents’ lounge, a residents’ chef’s kitchen, a multipurpose room and social terraces on selected levels.
• Families: indoor and outdoor children’s play areas.
• Daily needs: the 14 retail and food units at street level.

These are plans described in a launch press release. Amenities can change during design and construction, so check that the ones that matter to you are listed in the sale and purchase agreement (SPA) or the official brochure.

Where Dubai Islands fits in Dubai

Dubai Islands is a Nakheel master development on Dubai’s northern coast, off Deira. Formerly known as Deira Islands, it was given its current name when Nakheel unveiled a new masterplan vision in 2022. According to Nakheel:

• The destination is made up of five islands: Central Island, Marina Island, Shore Island, Golf Island and Elite Island.
• It offers more than 60 km of waterfront and more than 20 km of beaches, including a Blue Flag-certified beach.
• It includes about two square kilometres of parks and open space, plus golf courses overlooking the Gulf.
• Its 2022 masterplan announcement planned for more than 80 resorts and hotels across the islands.

There is one small difference to note. Nakheel’s 2022 announcement gave the total area as 17 square kilometres. BEYOND’s 2026 release says 18.6 square kilometres. Both describe the same five islands. The difference may reflect updated plans, so treat the area figures as approximate.

A market with momentum

BEYOND’s release says Dubai Islands recorded about AED 18.8 billion (about USD 5.1 billion) in residential sales across 5,035 transactions in the 12 months to 28 September 2026, citing Dubai Land Department records.

Weekly data points the same way. According to DLD figures reported by Al Bayan on 14 November 2026, Dubai Islands ranked second by sales value in the week of 9 to 13 November, with about AED 622 million (about USD 169 million) in sales. Only Palm Jebel Ali ranked higher that week.

A busy market is useful context, but it is not a guarantee. Many of the new projects on Dubai Islands, including SHIONE, are being sold off-plan, so a large number of homes could complete within the same few years. When several large projects hand over at once, there can be a lot of choice for tenants and resale buyers. That can affect both rents and resale prices.

Getting there: roads and the Al Shindagha Corridor

Dubai Islands connects to the mainland through bridges linked to RTA’s Al Shindagha Corridor. BEYOND estimates that SHIONE residents will be about 15 minutes from Dubai International Airport and the historic old city, and about 25 minutes from Downtown Dubai. These are the developer’s estimates. Actual times depend on traffic.

Two recent RTA projects matter here:

• Al Khaleej Street Tunnel. Opened on 8 November 2026, the 1,650-metre tunnel has three lanes in each direction. RTA says the bridge ramp from Dubai Islands now connects to the new tunnel towards Al Mamzar. We explain the project in detail in our article on the Al Khaleej Street Tunnel.
• A new Dubai Creek crossing. As part of the same corridor, RTA is building a bridge of about 1,425 metres between Infinity Bridge and the Port Rashid area. This should give Dubai Islands a more direct link to Bur Dubai.

There is no Dubai Metro station on Dubai Islands today. Residents will depend mainly on cars, taxis and buses, at least in the early years. If a Metro commute matters to you, factor that in.

How SHIONE compares with other recent launches

November 2026 has brought several large launches in Dubai. Nakheel unveiled Palm Springs, a villa-led community beside Palm Jebel Ali. Majid Al Futtaim launched Lyra at Ghaf Woods, a smaller apartment project. Emaar announced the Dubai Square Business District at Dubai Creek Harbour.

SHIONE is different from these in a few ways:

1. It is a beachfront apartment project inside a masterplan by a private developer, on an island destination run by Nakheel.
2. The handover is far away. Q4 2030 is about four years from now, which is longer than many current launches.
3. The unit mix is wide. With 38 typologies, there is something for single buyers, couples and families, but it also means you need to compare layouts carefully.

BEYOND is not new to waterfront projects. The company was launched by OMNIYAT Group and has other projects in Dubai Maritime City, including Orise and Soulever, according to its official website.

What it means for buyers

For buyers, SHIONE adds more choice on Dubai Islands at a time when the area is one of the city’s most active waterfront markets. Here is a practical way to think about it.

Points in its favour:

• A beachfront masterplan with a large share of open green space, according to the developer.
• A wide range of homes, from one-bedroom apartments to four-bedroom duplexes.
• Better road links through the Al Shindagha Corridor, with the Al Khaleej Street Tunnel now open.
• Freehold ownership on Dubai Islands, so international buyers can own outright.

Points to weigh:

• Long timeline. A Q4 2030 handover means your money is committed for years before you can live in the home or rent it out.
• Early-stage masterplan. Only two SIORA phases have been launched. The beach, retail and hospitality parts of the wider masterplan are not yet built.
• Supply. Many projects on Dubai Islands are off-plan and will complete over the next few years.
• No published prices yet. Compare any quote with recent DLD-registered sales on Dubai Islands before you decide.
• No Metro. Daily travel will rely on roads.

A short checklist before you reserve

1. Get the official documents. Ask for the price list, payment plan, floor plan, SPA draft and specification sheet for the exact unit.
2. Check the escrow account. Off-plan payments in Dubai must go into the project’s DLD-registered escrow account. Verify the project registration through DLD’s official channels, such as the Dubai REST app.
3. Compare recent transactions. Look at recent sales on Dubai Islands through Dubai REST or DLD open data, not only at asking prices.
4. Understand the timeline. Ask what happens if the handover moves, and read the delay clauses in the SPA.
5. Ask about service charges. These affect your net income if you plan to rent. Ask for an estimate and check DLD’s service charge information once the project is registered.
6. Think about resale. If you may sell before handover, check the developer’s assignment rules and fees.

Some buyers ask whether a purchase could support a UAE Golden Visa. Eligibility depends on the property value and the current rules of the Federal Authority for Identity, Citizenship, Customs and Port Security (ICP), so always check with ICP directly.

If you are a UAE resident buying your first home, our article on Dubai ready homes in October 2026 explains why some buyers prefer completed homes they can move into now.

The bottom line

SHIONE is a large, design-led apartment project in the second phase of BEYOND’s SIORA masterplan on Dubai Islands. Its strengths are the beachfront setting, a long list of planned amenities and a wide choice of layouts. Its main unknowns are price, payment plan and the long road to a Q4 2030 handover.

For most buyers, the right approach is to treat SHIONE as one option among several on Dubai Islands and across Dubai. Compare the price per square foot, the payment plan, the handover date and the developer’s track record, and check everything against official DLD data.

For more context, read our Dubai real estate market study report, browse all properties, or contact the Mina Prime Properties team to compare waterfront and city options.

Sources

• BEYOND Developments: BEYOND Developments launches SHIONE, an AED 3 billion twin-building residential community at SIORA on Dubai Islands (press release, 10 November 2026)
• BEYOND Developments: HADO at SIORA and official website
• Nakheel: Dubai Islands and Nakheel unveils Master Plan vision for Dubai Islands (21 August 2022)
• Government of Dubai Media Office: RTA opens 1,650-metre Al Khaleej Street Tunnel (8 November 2026)
• Al Bayan: Weekly Dubai real estate transactions, citing Dubai Land Department (14 November 2026, in Arabic)
• Dubai Land Department: Real estate open data

This article is general information based on the official sources above, checked on 15 November 2026. It is not financial or legal advice. Rental income and capital growth are not guaranteed. Project details, timelines and designs can change. USD figures marked “about” are approximate at 1 USD = 3.6725 AED. Verify details with the developer and the Dubai Land Department before you decide.