HADO by Beyond — Apartments at Siora, Dubai Islands
Key facts
Verified by NARVA · 27 August 2026- Current release from
- AED 2,160,000
- Registered clearing band
- AED 3,100 – 3,400 / sq ft
- Unit types
- 1–4 bedroom apartments & duplexes
- Sizes
- 768 – 4,785 sq ft
- Payment plan
- 10 / 40 / 50 — 20% in month one
- Handover
- 2029 (Q3 guided)
- Homes
- 678 across three towers
- Ceiling height
- 3.2 m in living areas
- Title
- Freehold, all nationalities
- Developer
- Beyond, part of Omniyat Group
Project Gallery
HADO by Beyond Prices
Starting from AED 2.16M| Unit Type | Beds | BUA | From | Price / sqft | Status |
|---|---|---|---|---|---|
| Tower B | 1BR | from 764 sq ft | AED 2.2M | AED 2,880 / sqft | Available |
| Tower B | 2BR | from 1,065 sq ft | AED 3.0M | AED 2,817 / sqft | Available |
| Tower B | 3BR | from 1,636 sq ft | AED 4.6M | AED 2,812 / sqft | Available |
| Tower B | 4BR | from 2,421 sq ft | AED 6.9M | AED 2,850 / sqft | Available |
BUA = Built-Up Area. Price / sqft is calculated as starting price ÷ BUA. Pricing reflects the developer's direct rate at the time of listing and is subject to availability; payment plans are provided on request.
HADO by Beyond Payment Plan — 10 / 40 / 50
On booking: Plus the 4% DLD fee
10% on booking and 10% one month later, so 20% falls inside the first month. The six 5% instalments then run at even intervals measured from your booking date rather than from construction milestones, and 50% is due on completion.
Payments go into the project's DLD-regulated escrow account, number 019000092564, and your purchase is registered through Oqood at booking.
Payment calculator
Pick a unit type to see the full instalment schedule, including government registration and booking fees.
Layouts & Specifications
The table above gives the entry price for each type in the current release, which opens at AED 2,160,000. What follows is the part almost no off-plan building can show you: what HADO has actually transacted at on the public record, and how to budget against it.
Fifty sales registered with the Dubai Land Department.
| Type | Transacted (AED) | Per sq ft (AED) |
|---|---|---|
| 1 bedroom | 2.43M – 2.73M | 3,084 – 3,153 |
| 2 bedroom | 4.13M – 4.93M | 2,536 – 3,688 |
| 3 bedroom | 7.65M – 8.32M | 3,351 – 3,384 |
This is transacted price, not asking price. Two caveats worth holding: fifty sales is enough to be indicative and not enough to be a market, and the units span the full height of the tower, so they are not a like-for-like read on any single home.
Dubai Islands apartments, per DLD records.
HADO's clearing band sits at the upper end of the island's range, ahead of the entry-level buildings. Use the band, not the "from" price, when you set a budget — the realistic centre is AED 3,100 to 3,400 per sq ft.
10% on booking, then another 10% thirty days later.
| Type | First month (AED) | On completion (AED) |
|---|---|---|
| 1BR — from 2.20M | 440,000 | 1,100,000 |
| 2BR — from 3.00M | 600,000 | 1,500,000 |
| 3BR — from 4.60M | 920,000 | 2,300,000 |
| 4BR — from 6.90M | 1,380,000 | 3,450,000 |
Each of the six middle instalments is 5% — AED 150,000 on a AED 3M two-bedroom. Add the 4% DLD fee at registration, AED 120,000 on that home.
After the first month, the six 5% instalments fall at even intervals measured from your booking date — the same spacing whichever release you buy in. What changes between releases is the date you count from and the completion date at the end.
That is cleaner than most Dubai off-plan, and worth understanding as a feature: you know exactly when money leaves your account, and a slow build does not accelerate your payments. Ask us for the dated schedule on your unit before you sign.
The mix, and what is left
369 one-bedrooms of 768 – 1,426 sq ft and 234 two-bedrooms of 1,064 – 2,200 sq ft. Together they are 89% of the building, which is what makes the larger homes scarce.
Simplexes of 1,632 – 2,715 sq ft, plus duplexes at 2,894 – 2,932 sq ft. Ten per cent of the development.
Simplexes of 2,426 – 2,809 sq ft and a single duplex at 4,785 sq ft, the largest home here. Five in 678 — under one per cent. Duplex and simplex pricing has not been released; ask us and we will chase it.
The building
Three towers, each basement plus ground plus 21 residential levels plus roof, sharing one podium. Total built-up area is 79,903 sq m, and 14 boutique retail units sit at ground level — which is how the two figures in circulation reconcile: 678 residences plus 14 retail is 692.
Living areas carry 3.2 metre ceilings, and corner glazing runs through the apartment types to open two aspects rather than one.
Three things are absent rather than estimated: the service charge, the handover date for the current release — the earlier release carries a registered completion of 30 June 2029 and Beyond guides Q3 2029 — and whether quoted areas include the balcony, which changes every price-per-sq-ft figure here.
We will not put a number on any of them until Beyond does. Ask us and we will get all three in writing before you reserve.
On the escrow accountOff-plan payments go into the project's DLD-regulated escrow account, number 019000092564, and your purchase is registered through Oqood at booking. For a developer without a completed building behind it, the escrow account and the parent balance sheet are the two things to check — and we will walk you through both.
About This Project
HADO is the first residential project inside Siora, Beyond's waterfront masterplan on Island B of Dubai Islands. Three towers rise across 21 residential levels each, sharing a single podium that carries the gardens, courtyards and reflection pools.
The towers step down toward the beach so the buildings behind keep their view — a masterplan decision rather than a marketing line. The design language is Japanese: proportion, restraint, terraced volumes, and corner glazing that dissolves the building edge to open two aspects rather than one.
Weighted to smaller homes
369 one-bedrooms and 234 two-bedrooms make up 89% of the building. Seventy three-bedrooms follow, and just five four-bedroom homes.
Duplexes and simplexes
Alongside the apartments sit a limited number of three and four-bedroom duplexes, plus a handful of four-bedroom simplex homes. The largest is a four-bedroom duplex at 4,785 sq ft.
Retail at ground level
Fourteen boutique retail units occupy the ground floor, under the shared podium and its landscaped decks.
The amenities run to a gym, a wellness spa and yoga studio, an indoor kids club and outdoor kids area, a chef's kitchen, a cigar lounge, a multipurpose hall, a pool deck with cabanas, a terrace garden and a zen lounge. The arrival sequence is its own piece of design — a sculptural canopy, bronze tones, vertical fins and a water feature at the centre of the drop-off.
That is the entry to the current release, Tower B, which is apartments only. The earlier release is sold out. The payment plan is 10/40/50, and the registered completion date on the earlier release is 30 June 2029 with the developer guiding Q3 2029.
Siora, the masterplan around it
Six kilometres of open beach with Blue Flag certification, and 140,000 sq m of open space — about 70% of the plot — shaped on Japanese garden principles rather than the usual palm-and-lawn formula. Internal jogging and cycling routes link into more than 10 km across Shore Island.
Dubai Islands
Five islands off Deira carrying more than 20 km of shoreline, with over 80 hotels, green parks, golf courses and marinas planned across them. Nineteen minutes to Dubai International, where most Dubai beachfront sits 35 to 45 minutes out.
Our Honest Take
No listing-site gloss. This is how we read HADO by Beyond for our own clients — including who should walk away.
Our view is that this building is unusual in one specific way: it already has a public transaction record, so you can budget against what people have paid rather than against a projection.
Fifty HADO sales are registered with the Dubai Land Department — one-bedrooms at AED 2,430,000 to 2,734,000, two-bedrooms at AED 4,126,000 to 4,929,000, three-bedrooms at AED 7,647,000 to 8,316,000. That is a clearing band of AED 2,536 to 3,688 per sq ft, clustering around AED 3,100 to 3,400. Most off-plan asks you to trust a projection. Here you can read the record.
Apartments across Dubai Islands transact between roughly AED 2,139 and 3,762 per sq ft. HADO's own registered sales at AED 3,084 to 3,384 sit at the upper end of that range, ahead of the entry-level buildings on the islands. That is the market's own read on the address, not ours.
The scarcity at the top is real. Seventy three-bedrooms and five four-bedrooms across 678 homes. If you want space here, the window is narrow and it will not reopen. The first release sold out, Tower B is the current one, and the higher floors move first.
Now the honest part. The entry price is the entry price: the "from" figures are the smallest units on the lowest floors. Registered transactions cluster around AED 3,100 to 3,400 per sq ft, so budget from the middle of the building rather than the bottom of the price list.
You pay 20% in the first month, not 10%. The plan is quoted as 10/40/50, and the second 10% falls due one month after booking. Buyers who plan around "10% down" get a surprise thirty days later.
Beyond has not delivered a building yet. It was founded in 2024 and its earliest project has not completed. What underwrites this is the parent: Omniyat, twenty years in Dubai, a fully funded USD 11.7 billion development portfolio, and delivered ultra-prime assets including One at Palm Jumeirah and The Lana. Buy the Omniyat covenant and the escrow account, because a Beyond delivery record does not exist yet.
And the service charge has not been published. For a building carrying this amenity load, that is a number you want before you commit rather than after. Ask us and we will get it in writing.
You need to be comfortable with a developer that has not handed over a building, and with a service charge that is still unknown. If you need certainty on both, wait for Beyond's first completion. And if you are budgeting off the "from" price rather than the clearing band, you will be looking at the wrong homes.
Why this project
HADO by Beyond Location
Dubai Islands sits off Deira, north of the creek — five islands carrying more than 20 km of shoreline including a Blue Flag certified beach, with over 80 hotels, green parks, golf courses and marinas planned across them. Siora takes Island B, also known as Shore Island, and HADO sits at its heart.
Nineteen minutes to Dubai International is the number worth holding on to. Most beachfront in Dubai sits 35 to 45 minutes from DXB. DIFC is 25 minutes and Downtown 26.
Within Siora, the ground is designed to be walked: six kilometres of open beach, 140,000 sq m of landscape — around 70% of the plot — and jogging and cycling routes that connect into more than 10 km across Shore Island.
Life at HADO by Beyond
About BEYOND
Beyond Developments is Omniyat Group's wider-luxury brand, launched in 2024. It has taken ten projects to market since, across Dubai, and reported AED 4.8 billion in sales in 2025.
The honest position is that Beyond has not handed over a building. Its earliest project launched in December 2024 and none has completed. That is a real gap and any buyer should weigh it.
What sits behind it is Omniyat: twenty years in Dubai, a development portfolio of USD 11.7 billion described as fully funded, group sales of AED 20 billion in 2025, revenue up 150% to AED 4.1 billion, and a delivered record at the top of the market — One at Palm Jumeirah, The Lana, AVA. Omniyat builds the buildings other developers benchmark against.
For an off-plan buyer the practical protection is the escrow account, the funded parent balance sheet and the registered completion date. Those are the three things to check, and we will walk you through all of them. Its neighbour on the islands is The Meriva Collection on Dubai Islands.
HADO by Beyond — Frequently Asked Questions
How much does an apartment at HADO cost?
The current release starts at AED 2,160,000. By type: one-bedrooms from AED 2,200,000, two-bedrooms from AED 3,000,000, three-bedrooms from AED 4,600,000 and four-bedrooms from AED 6,900,000. Registered transactions in the building cluster around AED 3,100 to 3,400 per sq ft, so budget from the middle of the building rather than the entry figure.
Is HADO sold out?
The first release sold out. Tower B is the current release and is apartments only. Ask us what is live before you choose a unit, because the higher floors move first.
What has HADO actually transacted at?
Fifty sales are registered with the Dubai Land Department. One-bedrooms at AED 2,430,000 to 2,734,000, two-bedrooms at AED 4,126,000 to 4,929,000, and three-bedrooms at AED 7,647,000 to 8,316,000 — a clearing band of AED 2,536 to 3,688 per sq ft, clustering around AED 3,100 to 3,400.
How does HADO compare with the rest of Dubai Islands?
Apartments across Dubai Islands transact between roughly AED 2,139 and 3,762 per sq ft. HADO's registered transactions at AED 3,084 to 3,384 sit at the upper end of that range.
What is the HADO payment plan?
10 / 40 / 50. You pay 10% on booking, 10% one month later, then six instalments of 5% at even intervals, then 50% on completion. The intervals are the same across releases.
How much do I pay in the first month?
20% of the price. On a AED 3M two-bedroom that is AED 600,000, plus AED 120,000 in DLD fees.
When does HADO hand over?
The registered completion date on the earlier release is 30 June 2029, and Beyond guides Q3 2029 for handover. The date for the current release has not been published — ask us and we will get it in writing.
Where is HADO?
On Dubai Islands, inside the Siora masterplan on Island B. Nineteen minutes to Dubai International Airport, 25 to DIFC, 26 to Downtown Dubai.
How many homes are there at HADO?
678 residences across three towers, plus 14 boutique retail units at ground level — which is how both 678 and 692 appear for this project. The mix is 369 one-bedrooms, 234 two-bedrooms, 70 three-bedrooms and 5 four-bedrooms.
Are there duplexes at HADO?
Yes — a limited number of three and four-bedroom duplexes, plus some four-bedroom simplex homes. The four-bedroom duplex is 4,785 sq ft and is the largest home in the development. Pricing for the duplexes has not been released.
What is Siora?
Beyond's waterfront masterplan on Island B of Dubai Islands, with 6 km of open beach and 140,000 sq m of landscape, around 70% of the plot. HADO is the first residential project inside it. Siora is used both for the masterplan and for a separate individual project within it, so check which one is being quoted to you.
What is the service charge at HADO?
Beyond has not published it. For a building with this amenity load it is worth having in writing before you commit — ask us and we will get it.
Who is the developer of HADO?
Beyond Developments, part of Omniyat Group. Beyond was founded in 2024 and has launched ten projects, and has not completed a building yet. Omniyat, the parent, has twenty years in Dubai and delivered One at Palm Jumeirah, The Lana and AVA.
Is HADO freehold?
Yes, and open to all nationalities. A purchase above AED 2 million also qualifies you for the 10-year Golden Visa.
Still deciding? A private-client advisor can walk you through availability, payment plans, and whether this project fits your brief.
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