- Home
- Off-plan
- Developers
- Beyond
Developer profile
Beyond Developments
Omniyat's waterfront apartment brand, selling mainly in Dubai Maritime City, with nothing completed yet
Beyond is a brand the Omniyat Group launched in September 2024 to sell waterfront apartments below Omniyat's ultra-luxury level. Most of its towers are in Dubai Maritime City, with others on Dubai Islands, Palm Jumeirah, in City of Arabia and in Ras Al Khaimah. It has not completed anything yet: its first tower, Aria, was 72.9% built in March 2026 and is due in Q1 2027, about a year later than first estimated. Weigh Omniyat's financial backing (a USD 11.7bn pipeline it describes as fully funded, March 2026) against the lack of a delivery record and Omniyat's earlier towers, which finished three to four years after their first estimated dates.
What Beyond does well
- Backed by Omniyat, which says its USD 11.7bn pipeline is fully funded (March 2026) and priced a USD 600m sukuk in February 2026.
- Large land holdings: about 8 million sq ft of a coastal master plan in Dubai Maritime City, plus sites on Dubai Islands, Palm Jumeirah and in Ras Al Khaimah.
- Main contractors appointed (ASGC, Gulf Asia Contracting, General Contracting Company), with RERA-reported progress on five towers (March 2026).
- Aria was 72.9% built in March 2026, so the brand's first completion is due within a year (Q1 2027).
- Steady sales: each tower shows 50+ DLD sale records, continuing into October 2026.
Check before you buy
- No completed building yet. Aria's estimated handover moved from January 2026 to Q1 2027, and Saria's from Q4 2027 to Q1 2028 (DLD estimates).
- Portal handover dates are often one to two quarters earlier than DLD estimates. Rely on the SPA date and check the RERA construction percentage.
- Beyond's Dubai Maritime City prices (about AED 2,200-4,000 per sq ft, 2026 sales) are well above the 2026 resale level of Anwa, the district's only completed tower (AED 1,870-2,090 per sq ft).
- Most plans leave 40-50% of the price due at handover, and no post-handover plans were found (October 2026).
- Dubai Maritime City is still a building site with many competing launches; Bayut puts apartment yields there at up to 4.23% (October 2026).
History
The milestones that shaped Beyond.
- 2007Omniyat unveils The Opus in Business Bay, designed by Zaha Hadid. Work pauses in 2009 and resumes in 2010.
- 2014Omniyat starts One at Palm Jumeirah (October) and Anwa in Dubai Maritime City (November), both estimated for 2017.
- 2017-2020The Opus structure completes in October 2017; commercial handover follows in Q3 2018 and the ME Dubai hotel opens in March 2020.
- 2021One at Palm Jumeirah (94 homes) completes in June and Anwa (229 homes) in December.
- 2023Aria, first marketed as Anwa Aria by Omniyat, appears in DLD records in Dubai Maritime City, from AED 1m, with handover estimated for January 2026.
- 2024September: Omniyat launches Beyond with Dubai Maritime City; Saria, from AED 1.7m, is the first Beyond-branded launch. December: Orise launches, from AED 1.7m.
- 2025Sensia (February-March), The Mural (April), Passo on Palm Jumeirah and Talea (July-August), Soulever (October), Kanyon (November) and Hado on Dubai Islands (December) launch. Main contractors appointed in Q4.
- 2026February: Omniyat prices a USD 600m five-year sukuk at 7.25%. March: RERA progress shows Aria 72.9%, Saria 10.3%, Orise 6.0%, Sensia 4.7% and The Mural 6.4% built, and Omniyat says its USD 11.7bn pipeline is fully funded. Arancia at The Yards (City of Arabia) and Le Chateau (Ras Al Khaimah) go on sale.
Delivery track record
Beyond has not completed a building, so its own record is short. Its first tower, Aria in Dubai Maritime City, was estimated for January 2026 when it first appeared in DLD records in 2023; the DLD estimate is now Q1 2027. It was 72.9% built in March 2026, with the facade up to level 20. Saria's estimate has moved from Q4 2027 to Q1 2028, and it was 10.3% built in March 2026. Orise, Sensia and The Mural were 4.7-6.4% built at that date. Portal dates are consistently one to two quarters earlier than DLD estimates. Omniyat's earlier towers took longer than first estimated: One at Palm Jumeirah and Anwa were both estimated for 2017 and completed in 2021, and The Opus, unveiled in 2007, opened its hotel in March 2020. Omniyat said in March 2026 that all launched projects are fully funded and on track.
| Project | Promised handover | What happened | Source |
|---|---|---|---|
| Aria (Beyond), Dubai Maritime City | January 2026 (DLD estimate, 2023) | Now Q1 2027; 72.9% built (March 2026) | Propsearch; ME Construction News, March 2026 |
| Saria (Beyond), Dubai Maritime City | Q4 2027 (DLD estimate) | Now Q1 2028; 10.3% built (March 2026); Bayut still shows Q3 2027 | Propsearch; ME Construction News, March 2026; Bayut |
| Orise (Beyond), Dubai Maritime City | Q4 2027 (Bayut) | DLD estimate Q1 2028; 6.0% built (March 2026) | Propsearch; ME Construction News, March 2026 |
| The Mural (Beyond), Dubai Maritime City | Q3 2028 (Bayut) | DLD estimate Q4 2028; 6.4% built (March 2026) | Propsearch; ME Construction News, March 2026 |
| One at Palm Jumeirah (Omniyat) | 2017 (estimate at construction start, 2014) | Completed June 2021 | Propsearch |
| Anwa (Omniyat), Dubai Maritime City | 2017 (estimate at construction start, 2014); re-set to 2020 in 2019 | Completed December 2021 | Propsearch |
| The Opus (Omniyat), Business Bay | Not published (unveiled 2007; work paused 2009) | Structure completed October 2017; commercial handover Q3 2018; hotel opened March 2020 | Propsearch |
Beyond projects selling or being built now
Starting prices are launch or asking prices at the date shown. Prices move, payment plans change and some projects sell out quickly, so ask us for today’s availability.
| Project | Area | Type | Bedrooms | Sizes | Starting price | Price per sq ft | Payment plan | Handover | Status |
|---|---|---|---|---|---|---|---|---|---|
| Aria | Bay District, Dubai Maritime City | Apartments, 37 storeys (est. 177 units) | Studio-2 | Studios from 383; 1-bed about 954; 2-bed 1,452-1,684 sq ft | AED 1.0m (launch, 2023); portal from AED 1.6m (Oct 2026) | AED 2,520-3,030 (DLD sales, February-August 2026) | 60/40 | Q1 2027 (first estimated January 2026) | 72.9% built (March 2026); selling and resales |
| Saria | Bay District, Dubai Maritime City | Apartments and penthouses, 45 storeys (est. 368 units) | 1-3; 5-bed penthouses | 1-bed 766-839; 2-bed 1,257-1,286; 3-bed 1,657 sq ft | AED 1.7m (launch, September 2024) | AED 2,210-2,910 (DLD sales, November 2025-October 2026) | 50/50 (Bayut) | Q1 2028 (DLD; first Q4 2027); Bayut shows Q3 2027 | 10.3% built (March 2026); DLD sales continuing |
| Orise | Bay District, Dubai Maritime City | Apartments, podium chalets and duplex penthouses in twin towers of 53 and 33 storeys (est. 368 units) | 1-3; 4-bed duplexes; 5-bed penthouses | 1-bed 718-827; 2-bed 1,350-2,024 sq ft | AED 1.7m (launch, December 2024); portal from AED 1.9m (Oct 2026) | AED 2,620-3,590 (DLD sales, August 2025-September 2026) | 10/40/50 | Q1 2028 (DLD) / Q4 2027 (Bayut) | 6.0% built (March 2026); selling |
| Sensia | Bay District, Dubai Maritime City | Wellness-themed tower: apartments, duplexes and penthouses (275 units) | 1-3; 3-4 bed duplexes | 1-bed 760-871; 2-bed 1,142-1,732; 3-bed 1,760-2,611 sq ft | AED 2.1m 1-bed (2025) | AED 2,880-3,440 (DLD sales, July-November 2025) | 50/50 | Q1 2029 (DLD) / Q3 2028 (Bayut) | 4.7% built (March 2026); selling |
| The Mural | Bay District, Dubai Maritime City | Apartments and penthouses, 36 storeys | 1-4 | 1-bed 749-802; 3-bed 2,133-2,984; 4-bed 5,779 sq ft | AED 2.47m (launch, April 2025) | AED 3,290-3,530 for 1-beds; AED 5,060-5,470 for 3-beds (DLD sales, 2026) | 50/50 | Q4 2028 (DLD) / Q3 2028 (Bayut) | 6.4% built (March 2026); selling |
| Talea | Forest District, Dubai Maritime City | Apartments and penthouses, 45 storeys (est. 354 units) | 1-3 | 1-bed 757; 2-bed 1,421-1,461; 3-bed 1,796 sq ft | AED 2.2m (launch, August 2025) | AED 2,570-3,040 (DLD sales, January-June 2026) | 50/50 | Q1 2029 (DLD) / Q2 2028 (Bayut) | Selling |
| Soulever | Bay District, Dubai Maritime City | Apartments, duplexes and penthouses in two towers of 35 and 48 storeys (est. 513 units) | 1-5 | 1-bed 846-1,013; 2-bed 1,403-1,533 sq ft | AED 2.53m (launch, October 2025) | AED 3,410-4,000 (DLD sales, June-September 2026) | 50/50 | Q4 2028 (DLD) / Q1 2029 (Bayut) | Selling |
| Kanyon | Forest District, Dubai Maritime City | Apartments (est. 412 units) | 1-3 | 1-bed 930; 2-bed 1,334-1,534 sq ft | AED 2.4m (launch, November 2025) | AED 2,700-3,280 (DLD sales, August-October 2026) | 10/40/50 | Q2 2029 (DLD) / Q3 2028 (Bayut) | Selling |
| Passo (Avita and Bella) | West Crescent, Palm Jumeirah | Two 15-storey buildings: est. 625 apartments, 5 penthouses and 6 beach mansions | 1-6 | 2-bed 1,283-2,076; 3-bed 1,881; 4-bed 2,816-3,571 sq ft | AED 5.5m (launch, August 2025); Avita from AED 4.1m, Bella from AED 6.2m (Bayut, Oct 2026) | AED 4,980-7,780 (DLD sales, July-September 2026) | 10/50/40 (DLD) / 60/40 (Bayut) | Q3-Q4 2029 | Foundations under way (2026); selling |
| Hado (Towers A, B and C) | Siora, Dubai Islands | Apartments and duplexes in three 22-storey towers (est. 692 units) | 1-3 | 1-bed 791-1,074; 2-bed 1,515; 3-bed 1,632 sq ft | AED 2.3m (Bayut, Oct 2026) | AED 2,540-4,480 (DLD sales, August-September 2026) | 10/40/50 (DLD) / 50/50 (Bayut) | Q2-Q3 2029 | Selling (launched December 2025); phase 2 listed |
| Arancia at The Yards (Yards 1 and 2) | City of Arabia, Dubailand | Low-rise apartments and townhouses (3 buildings in Yards 1, 4 in Yards 2) | 1-3 | AED 1.0m (Yards 1); AED 1.25m (Yards 2) (Bayut, Oct 2026) | 40/60 | Q4 2028 (Yards 1); Q1 2029 (Yards 2) | Selling (latest launch, October 2026) | ||
| Le Chateau | Marjan Beach, Ras Al Khaimah (Evermore master plan) | Apartments | 1-3 | AED 2.1m (Bayut, Oct 2026) | 50/50 | Q4 2029 | Selling | ||
| 31 Above | Dubai Maritime City | Offices | AED 8.0m (portal, 2026) | 50/50 | Q1 2029 | Future launch (not launched by October 2026) |
Completed projects
| Project | Area | Completed | Type | Notes |
|---|---|---|---|---|
| Anwa (Omniyat) | Dubai Maritime City | 2021 | Apartments, 48 storeys | 229 homes; the only completed tower in Dubai Maritime City. Estimated for 2017 at the start of construction; completed December 2021. Resold at AED 1,870-2,090 per sq ft in April-July 2026. |
| One at Palm Jumeirah (Omniyat) | Palm Jumeirah | 2021 | Ultra-luxury apartments managed by Dorchester Collection, 25 storeys | 94 homes. Estimated for 2017 at the start of construction; completed June 2021. Resold at AED 7,970-10,990 per sq ft in 2026. |
| The Opus (Omniyat) | Business Bay | 2018-2020 | Offices, ME Dubai hotel and residences, 22 storeys | Designed by Zaha Hadid. Structure completed October 2017; commercial handover Q3 2018; hotel opened March 2020. An office sold at AED 7,040 per sq ft in September 2024. |
| The Sterling and The Pad (Omniyat) | Business Bay | Not published | Residential | Completed Omniyat towers shown on Beyond's website; not developed under the Beyond brand. |
How owners have done
Beyond has no completed homes, so every price so far is a sale before completion, and there is no rental record. Aria launched from AED 1m in 2023, and 2026 DLD sales ranged from AED 2,520 to 3,030 per sq ft, for example a 2-bed at AED 4.29m (1,557 sq ft) on 3 August 2026. Saria launched from AED 1.7m in September 2024; 1-beds sold for AED 1.82-2.35m in 2026. Passo launched from AED 5.5m in August 2025; 2-beds sold for AED 6.5-10.7m in September 2026. Prices per sq ft at the same towers have been broadly flat to slightly higher between 2025 and 2026, not the 15-30% gains some brokers advertise. The most useful benchmark is Anwa, Omniyat's completed 2021 tower in the same district, which resold at AED 1,870-2,090 per sq ft in April-July 2026. Across Dubai Maritime City, DLD apartment prices rose 1% over six months and Bayut puts yields at up to 4.23% (October 2026). This sits in a cooler Dubai market: Q3 2026 sales values were 47% lower than a year earlier (Cavendish Maxwell), and achieved off-plan prices had fallen about 13% by April 2026 (according to a large Dubai brokerage).
| Community | Price per sq ft | Change | Gross yield | Source |
|---|---|---|---|---|
| Aria, Dubai Maritime City | AED 2,520-3,030 (DLD sales, February-August 2026) | Not published | Not let yet | Propsearch |
| Saria, Dubai Maritime City | AED 2,210-2,910 (DLD sales, November 2025-October 2026) | Not published | Not let yet | Propsearch |
| Orise, Dubai Maritime City | AED 2,620-3,590 (DLD sales, August 2025-September 2026) | Not published | Not let yet | Propsearch |
| Soulever, Dubai Maritime City | AED 3,410-4,000 (DLD sales, June-September 2026) | Not published | Not let yet | Propsearch |
| Passo, Palm Jumeirah | AED 4,980-7,780 (DLD sales, July-September 2026) | Not published | Not let yet | Propsearch |
| Hado, Dubai Islands | AED 2,540-4,480 (DLD sales, August-September 2026) | Not published | Not let yet | Propsearch |
| Anwa (Omniyat, completed 2021), Dubai Maritime City | AED 1,870-2,090 (standard sales, April-July 2026) | Not published | Not published | Propsearch |
| Dubai Maritime City, all developers | Average apartment sale AED 2.77m (12 months to October 2026) | +1% over six months (October 2026) | Up to 4.23% (October 2026) | Bayut area guide |
Bayut and Property Finder figures are mostly asking prices and rents, not completed sales. Yields are gross, before service charges, maintenance and empty periods.
Payment plans and what’s on offer
- Payment plans
- All construction-linked and interest-free (2024-26 launches): 50/50 at Saria, Sensia, The Mural, Talea, Soulever and Le Chateau; 10/40/50 at Orise, Kanyon and Hado; 60/40 at Aria; 10/50/40 at Passo (60/40 on Bayut); and 40/60 at Arancia.
- Post-handover plans
- None found (October 2026). Half or more of the price is due at completion on most towers.
- Golden Visa
- Most Beyond units cost more than AED 2m (2025-26 prices), so they can qualify on value. Check eligibility with the ICP.
- Mortgages on off-plan
- No bank partnership found (October 2026); plans are developer-financed.
- Branded residences
- None under the Beyond name. Omniyat's Dorchester Collection homes are sold separately.
- Service charges
- Not yet known, as no Beyond building is complete (October 2026).
- Buyer protection
- Each project is RERA-registered with a DLD escrow account and held by its own Omniyat company. There is no published parent guarantee or credit rating (October 2026).
- Commercial
- 31 Above offices in Dubai Maritime City, from AED 8.0m (2026), due Q1 2029; not launched by October 2026.
Who Beyond suits
Beyond suits investors who want a new waterfront apartment in Dubai Maritime City, value Omniyat's design and backing, can pay 40-50% of the price at handover in 2027-29, and are willing to buy before either the brand or the district has a completed, lettable record. Passo suits buyers at the top of the Palm Jumeirah market who prefer new stock. It suits less well a buyer who needs rental income soon, an end-user who needs a firm move-in date, or a yield-focused investor: Dubai Maritime City yields are put at up to 4.23% (October 2026), and Beyond's prices sit well above the district's only completed tower.
Thinking of buying? We have sold off-plan for the major developers and can compare Beyond projects with similar homes from others, including resales that may cost less than a new launch.
Beyond FAQs
Who is Beyond Developments?
Beyond is a property brand launched by the Omniyat Group in September 2024. Omniyat's founder and executive chairman is Mahdi Amjad. Legally, each Beyond tower is developed by a separate Omniyat company registered with the Dubai Land Department.
Is Beyond the same as Omniyat?
Same group, different price level. Omniyat sells ultra-luxury homes such as One at Palm Jumeirah, which resold at AED 7,970-10,990 per sq ft in 2026. Beyond's 2026 sales in Dubai Maritime City were mostly AED 2,200-4,000 per sq ft, and AED 5,000-7,800 at Passo on Palm Jumeirah.
Has Beyond delivered any projects?
No. Its first tower, Aria in Dubai Maritime City, was 72.9% built in March 2026 and is due in Q1 2027. The completed buildings shown on its website, such as Anwa and The Opus, were built by Omniyat before Beyond existed.
When will Beyond's Dubai Maritime City towers be handed over?
On DLD estimates (October 2026): Aria Q1 2027; Saria and Orise Q1 2028; The Mural and Soulever Q4 2028; Sensia and Talea Q1 2029; Kanyon Q2 2029. Portals often show dates one to two quarters earlier, so rely on the date in your SPA.
Are Beyond projects delayed?
Aria's DLD estimate has moved from January 2026 to Q1 2027, and Saria's from Q4 2027 to Q1 2028. Omniyat's earlier towers, One at Palm Jumeirah and Anwa, were both estimated for 2017 and completed in 2021.
What is Beyond's payment plan?
Usually 50/50 or 10/40/50, with half the price due at handover. Aria is 60/40, Passo 10/50/40 (60/40 on Bayut) and Arancia 40/60. No post-handover plans were found (October 2026).
How much do Beyond apartments cost?
Launch prices started at AED 1.7m at Saria (September 2024) and Orise (December 2024), AED 2.2-2.53m at Talea, Kanyon, The Mural and Soulever (2025), AED 5.5m at Passo (August 2025) and AED 1.0m at Arancia in City of Arabia (2026).
Where is Dubai Maritime City, and is it finished?
It is a 249-hectare man-made peninsula between Port Rashid and Dubai Drydocks, with DP World as master developer. Only one tower, Omniyat's Anwa (2021), is complete; much of the district will be under construction until 2028-30.
What rental yield can I expect in Dubai Maritime City?
No Beyond building can be let yet. Bayut puts apartment yields in Dubai Maritime City at up to 4.23% (October 2026). Higher yields quoted by some brokers are not supported by data.
Is my money protected if I buy from Beyond?
Each project is registered with RERA and has a DLD escrow account, and Omniyat says its pipeline is fully funded (March 2026). There is no published parent guarantee or credit rating, so escrow and RERA progress reports are your main protections.
Sources and how we checked (29)
Facts checked October 2026 from the developer’s own announcements and results, Dubai Land Department records (via Property Finder, DXBinteract and Propsearch), Bayut market reports and the press. Figures given by the developer are labelled as theirs. This page is information, not financial advice.
- Beyond Developments, official site
- Gulf Business, Omniyat Group launches Beyond, 16 Sep 2024
- The National (partner content), Omniyat launches Beyond, 17 Sep 2024
- Gulf Business, 5 things to know about Beyond, 28 Mar 2025
- ME Construction News, Beyond Maritime City milestones, 27 Mar 2026
- Omniyat, fully funded USD 11.7bn portfolio, 30 Mar 2026
- Omniyat, homepage and news
- Propsearch, Aria by Beyond
- Propsearch, Saria by Beyond
- Propsearch, Orise by Beyond
- Propsearch, Sensia by Beyond
- Propsearch, The Mural by Beyond
- Propsearch, Talea by Beyond
- Propsearch, Kanyon by Beyond
- Propsearch, Soulever by Beyond
- Propsearch, Passo by Beyond
- Propsearch, Hado by Beyond
- Propsearch, Anwa by Omniyat
- Propsearch, One at Palm Jumeirah
- Propsearch, The Opus
- Bayut, Beyond Developments new projects
- Bayut, Dubai Maritime City area guide
- Provident Estate, off-plan projects by Beyond
- AiGents Realty, Beyond Developments, updated 9 Jul 2026
- One Investments, Beyond projects and payment plans, June 2026
- IA Wealth, Beyond Developments Maritime City, 2026
- Sensia Beyond (unofficial site), sizes and prices
- Gulf Business (Cavendish Maxwell), Dubai Q3 2026 residential sales, 6 Oct 2026
- Betterhomes, Dubai off-plan market 2026, 7 Apr 2026