Shione by Beyond

About the Shione by Beyond

Shione by Beyond is a coastal residential project on Island B, within the SIORA masterplan at Dubai Islands. Its name combines two ideas: Shio, meaning tide, and Ra, referring to the fine weave of silk. The design follows the same idea, bringing together the coastal setting and thoughtful architecture.

Developed by Beyond, part of Omniyat Group, Shione offers one-, two- and three-bedroom apartments, with access to more than 20 kilometres of shoreline.

But does a coastal location and a nature-inspired design make Shione a good investment?

With Dubai Islands still taking shape, buyers also need to consider the project's price, payment plan and how quickly the surrounding community will develop.

Who Might Find Shione by Beyond a Suitable Choice?

Shione offers a choice of apartment types, and the right one depends on what you need and how you plan to use the property.

If you're buying for yourself or as a couple, a one-bedroom apartment might be all you need.

A two-bedroom gives you an extra room for a child, guests or a home office. If you have a family and need more space, the three-bedroom option may be a better fit.

It's worth looking beyond the bedroom count, though. The size of the apartment, how the rooms are laid out, the view and, of course, the price all matter when comparing units.

Amenities at Shione

There’s a mix of shared spaces at Shione where residents can spend time without having to leave the building. The list includes:

• Swimming pool, pool deck and terrace garden

• Zen Lounge

• Cigar Lounge

• Fitness Studio

• Wellness Spa and Yoga Studio

• Boutique retail spaces

For some buyers, having a gym or swimming pool downstairs is a real convenience. Others may be more interested in the spa or the quieter spaces. What matters is how well these facilities work once the building is occupied. Before buying, it's worth asking the developer about access, opening hours and whether using certain facilities comes with an extra charge.

Shione by Beyond Location at Dubai Islands

Shione is on Island B at Dubai Islands, within the SIORA masterplan. The location is close to Deira, in an area where new homes, hotels, shops and leisure spots are being developed along the coast.

The waterfront location is part of the appeal, but buyers should look at the exact position of the building before making a decision. Being on Dubai Islands doesn't necessarily mean every apartment is close to the beach or within easy walking distance of shops and other facilities. The site plan can give you a much better idea of what is actually nearby.

Rental Market in Dubai Islands

If you're thinking about buying in Shione as an investment, it's worth looking at what tenants are currently paying for apartments elsewhere in Dubai Islands. Rental data from the past 12 months gives the following figures:

These figures give you idea of the rental market in the area. They don't tell us how much a Shione apartment will rent for once the project is ready. That will depend on the size and view of the unit, how close it is to the beach, the facilities available and whether it's furnished or unfurnished.

Sustainability at Shione by Beyond

Beyond describes Shione as a nature-inspired development, with natural light and a strong connection to the coastline. However, these design features alone do not confirm the building’s environmental performance.

Details about insulation, window glazing, water-saving systems, waste management and environmental certifications have not yet been disclosed. Without this information, Kotook cannot reliably assess the building’s energy efficiency or complete its Greenness Index assessment. To understand how these factors are evaluated, see our guide to the Kotook Greenness Index.

What to Check Before Buying Off-Plan 

When working out your budget for Shione, don't forget the extra costs. These include the 4% DLD fee, registration charges, annual service fees and, if you're taking a mortgage, bank fees.

You'll also need to allow for utilities and furnishing once the apartment is ready. Before paying the AED 50,000 EOI, ask if you'll get it back if you change your mind or if it will go towards the apartment price. It's also worth checking the handover date and delay terms in the SPA before signing.