Hado by Beyond

By Beyond Developments in Dubai Islands, Dubai

Price from: AED 2,200,000; about £451K or $599K
Payment plan: 10/40/50; 50% before handover
Handover: 2029
Status: Off-plan

Developer rendering of the Siora beachfront and towers on Dubai Islands at sunset

Developer rendering of the terraced Hado towers above a circular podium pool

Developer rendering of the landscaped podium and pool between the towers

Aerial developer rendering of the circular pool and podium gardens

Developer rendering of the raised circular pool with a cascading water edge

Developer rendering of a Hado tower facade with planted balconies at sunset

Developer rendering of the double-height lobby lounge

Developer rendering of a living and dining room with floor-to-ceiling windows

Developer rendering of a bedroom with curved glazing facing the sea

Payment plan

10/40/50

50% due before handover

Down paymentAt sales launch10%AED 220,000
During construction40%AED 880,000
On handover50%AED 1,100,000
Paid before handoverAED 1,100,000

As listed by Property Finder for both phases. Beyond does not publish a plan on its website.

Amounts are worked on a 1-bedroom apartment at its starting price of AED 2,200,000. Change home type

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For 1-bedroom apartments

Homes and prices

Hado by Beyond offers 1-bedroom apartments, 2-bedroom apartments, 3-bedroom apartments and 4-bedroom apartments. Open a home type for its payment schedule, buying costs and the nearest alternatives.

1-bedroom apartmentsLimitedFrom AED 2.2M764 sq ft, AED 2,880 per sq ft, Property Finder's developer listing for the phase 2 tower (Tower B).2-bedroom apartmentsLimitedFrom AED 3M1,065 sq ft, AED 2,817 per sq ft, Property Finder's developer listing for the phase 2 tower (Tower B).3-bedroom apartmentsLimitedFrom AED 4.6M1,636 sq ft, AED 2,812 per sq ft, Property Finder's developer listing for the phase 2 tower (Tower B).4-bedroom apartmentsLimitedFrom AED 6.9M2,421 sq ft, AED 2,850 per sq ft, Property Finder's developer listing for the phase 2 tower (Tower B). Beyond also lists five duplexes and three simplexes.

Starting prices as listed by Property Finder, checked 13 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Apartments
1 to 4 bed
764 to 2,421 sq ft
678 homes
21 floors

Developer: Beyond Developments
Location: Siora, Dubai Islands, Dubai
Buildings: 3
Tenure: Freehold
Golden Visa: Prices reach the AED 2 million threshold

Overview

The first residential project in Beyond's Siora beachfront district on Dubai Islands: three 21-storey towers of 678 one- to four-bedroom homes, with remaining stock in the second tower from AED 2.2 million and completion in 2029.

Hado is the first residential project in Siora, the beachfront master plan that Beyond Developments, Omniyat Group's newer brand, is building on Island B of Dubai Islands. Beyond describes 678 residences, including five duplexes and three simplexes, in three towers of 21 levels on a shared landscaped base of gardens, courtyards and reflection pools. Siora itself covers more than 2 million sq ft, with 6 km of beach and more than 70% of the land kept as open green space, according to Beyond's launch announcements.

Beyond does not publish prices on its website. Property Finder lists the first phase as sold out and the second, Tower B, with developer stock: one-bedroom apartments from about AED 2.2 million (764 sq ft), two-bedroom from AED 3 million (1,065 sq ft), three-bedroom from AED 4.6 million (1,636 sq ft) and four-bedroom from AED 6.9 million (2,421 sq ft). The plan on both phases is 10% down, 40% during construction and 50% on handover. Beyond gives 2029 for completion; Property Finder lists Q2 2029 for the first phase and Q3 2029 for Tower B.

The design follows Japanese principles of simplicity, with terraced forms and homes oriented to the sea, the cove, the city skyline or the gardens. Beyond's own images show a large circular podium pool, a spa and a children's area. Beyond gives about 10 minutes to the Gold Souq metro station, 19 minutes to Dubai International Airport and 26 minutes to Downtown Dubai.

Who it suits: a buyer who wants a new home in a planned, landscape-led beach district close to Deira and the airport, and who can carry half the price to completion. What to weigh: Beyond is a 2024 brand with no completed building of its own, so the buyer relies on the Omniyat group's record; Dubai Islands will see a large amount of competing supply by 2029, including Beyond's own Shione next door; and the 50% handover payment needs to be funded or mortgaged when the building completes.

Buying costs

Government fees are paid on top of the purchase price. This is the position for the entry-level home; costs scale with price. In Dubai the registration authority is the DLD.

Purchase priceEntry 1-bedroom apartment at Hado by BeyondAED 2,200,000

DLD transfer fee (4%)Paid to the Dubai Land Department on registration. The department lists it as 2% from each party, but contracts almost always pass the full 4% to the buyer, so a developer's '50% DLD waiver' means the developer is paying its own listed half. Off-plan, it is paid when the sale is registered in the Oqood system.AED 88,000

Oqood registration admin feeOqood portal fee of AED 1,000 plus knowledge and innovation fees, for registering the off-plan sale contract.AED 1,020

Estimated total to completeAED 2,289,020about £469K

Developers may add their own administration charge on off-plan sales. It is set by the developer, not the land department, so it is not included in this estimate: ask for it in writing before you reserve. Adjust the assumptions in the buying cost calculator.

Golden Visa. Every unit type here is priced above AED 2 million, the threshold for the 10-year visa by property. Check eligibility

Location

At the heart of Siora on Island B of Dubai Islands, off the Deira coast. Beyond gives about 10 minutes to the Gold Souq metro station, 19 minutes to Dubai International Airport, 22 minutes to Dubai Frame, 26 minutes to Downtown Dubai and 33 minutes to Business Bay.

Map data © OpenStreetMap contributors (ODbL). Tiles Esri

View on map

Gold Souq metro station: 10 min
Dubai International Airport: 19 min
Dubai Frame: 22 min
Downtown Dubai: 26 min
Business Bay: 33 min

Approximate drive times in normal traffic.

About Dubai Islands

More than 20 km of beaches and 60 km of waterfront, according to Nakheel
About 20 minutes to Dubai International Airport
Mid-rise and low-rise buildings rather than towers
Wide choice of developers, from Nakheel and Ellington to smaller private firms

Dubai Islands area guide

Amenities

Swimming pool
Spa
Children's area
Podium gardens, courtyards and reflection pools

Developer: Beyond Developments

Omniyat Group's newer premium brand, launched in 2024, selling waterfront apartments at Dubai Maritime City, Dubai Islands and Marjan Beach.

Founded: 2024
Headquarters: Dubai, UAE
Ownership: A brand of Omniyat Group, which is privately held and chaired by founder Mahdi Amjad.

Beyond Developments profile and track record

Adviser's view

What works

Part of a planned beachfront district with 6 km of beach and more than 70% open green space.
Backed by Omniyat Group, which has completed landmark Dubai buildings.
Developer stock in Tower B across one- to four-bedroom types in November 2026.
Close to Deira and about 19 minutes to Dubai International Airport, according to Beyond.

What to weigh

Beyond has not yet completed a building under its own name.
Phase 1 is sold out on Property Finder; only Tower B stock remains, so the choice of floors and outlooks is narrower.
50% is due on handover, so the buyer needs cash or a mortgage in 2029.
Heavy competing supply on Dubai Islands, including Beyond's own Shione in Siora.

Questions buyers ask

Is Hado by Beyond sold out?

The first phase is listed as sold out on Property Finder. In November 2026 Property Finder still showed developer stock in the second phase, Tower B, from about AED 2.2 million for a one-bedroom.

How many homes are in Hado?

678 residences, including five duplexes and three simplexes, in three towers of 21 levels, according to Beyond.

What is the payment plan at Hado?

Property Finder lists 10% down, 40% during construction and 50% on handover. Beyond does not publish the plan online, so ask for it with the sales offer.

When will Hado be completed?

Beyond gives 2029. Property Finder lists Q2 2029 for the first phase and Q3 2029 for Tower B.

How much do homes at Hado by Beyond cost?

Prices at Hado by Beyond start from AED 2,200,000 (Property Finder listing, checked 13 November 2026). By unit type: 1-bedroom apartments from AED 2,200,000, 2-bedroom apartments from AED 3,000,000, 3-bedroom apartments from AED 4,600,000 and 4-bedroom apartments from AED 6,900,000. Developers reprice as phases sell, so ask for the current list before budgeting.

Who is the developer of Hado by Beyond?

Hado by Beyond is being developed by Beyond Developments. About Beyond Developments: Omniyat Group's newer premium brand, launched in 2024, selling waterfront apartments at Dubai Maritime City, Dubai Islands and Marjan Beach.

Can foreigners buy at Hado by Beyond?

Yes. Dubai Islands is a designated area where buyers of any nationality can own freehold property, whether or not they live in the UAE. The purchase is registered with the DLD.

Does buying at Hado by Beyond qualify for a Golden Visa?

Homes priced at AED 2 million or more can support an application for the UAE's 10-year Golden Visa. At Hado by Beyond, every unit type starts above that level. Approval is at the authorities' discretion and off-plan purchases have their own conditions: see our Golden Visa guide.

What fees are payable on top of the price at Hado by Beyond?

The main cost is the DLD transfer fee (4%). On the entry price of AED 2,200,000 that comes to about AED 88,000, plus small administration charges. There is no stamp duty, no annual property tax and no tax on rental income for individuals in the UAE, though your home country may tax you. Our buying cost calculator itemises it.

Sources and verification

Facts on this page were last checked on 13 November 2026. Prices, availability and payment plans are set by the developer and can change without notice; treat them as a guide until you have a current offer in writing.

Start your enquiry

Starting prices are as listed by Property Finder, checked 13 November 2026.

Choose a home type

1-bedroom apartments

10/40/50 plan

Due on booking: AED 220,000
Paid before handover: AED 1,100,000 (50%)
Registration fees, estimate: AED 89,020
Total to complete: AED 2,289,020

Fees are the published registration charges. Developers usually collect them at or soon after booking and can add their own administration charge. Every stage

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Hado by Beyond

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Beyond Developments

Apartments, duplexes, penthouses
1 to 5 bed
830 to 3,115 sq ft
Handover Q1 2029
50/50 plan

From AED 2.5M

Dubai Maritime City, Dubai

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