Beyond

Developer overview

BEYOND is a real estate brand within the OMNIYAT GROUP. Its website describes it as a premium label aimed at a broader luxury market than its parent's ultra-high-end projects. DPF covers the parent company separately on its Omniyat developer page, and buyers should keep the two names apart when checking a contract: the brand on the brochure and the company named on the Oqood are what matter.

The centrepiece of BEYOND's offer is a waterfront masterplan along the Dubai Maritime City coastline. The developer describes a series of districts, among them The Cove, The Forest and The Promenade, linked by shaded walkways and a beach lagoon at podium level. Most BEYOND homes on the resale market are therefore off-plan contracts in towers that are still under construction.

Portfolio and locations

BEYOND's portfolio menu groups its projects by location:

• Kanyon, The Forest District, Dubai Maritime City – the tower behind DPF's current BEYOND listing. The developer describes an open-form building with flowing terraces that face the sea and wide views across the water. Talea sits in the same district. See Dubai Maritime City listings and the Dubai Maritime City area guide.
• The Bay District, Dubai Maritime City – a cluster that includes Aria, Saria, Orise, Sensia, The Mural, Soulever and 31 Above.
• Business Bay – The Sterling and The Pad. See Business Bay listings.
• Palm Jumeirah – Passo. See Palm Jumeirah listings.
• Dubai Islands – Siora, listed with Hado. See Dubai Island listings.
• City of Arabia – The Yards, including Arancia, a low-rise scheme of one- to three-bedroom homes. See City of Arabia listings.

BEYOND also shows a project at Marjan Beach in Ras Al Khaimah, which falls outside Dubai and outside the scope of this page.

Property types

The Dubai Maritime City towers are apartment buildings, with layouts that lean towards sea-facing terraces. The City of Arabia scheme is low-rise, with one- to three-bedroom homes. Because the portfolio spans several districts and stages, a BEYOND listing could in principle be a finished home with a title deed or a contract still being paid off. Establish which one you are looking at before anything else, since the documents, the financing options and the risks differ. Terrace depth and the angle of the sea view also vary from floor to floor at Kanyon, so compare a unit with others on similar floors and orientations rather than with the tower as a whole.

What buyers should verify

1. The contracting entity. Check that the developer named on the Oqood or title deed matches the BEYOND project in the listing, given the brand's place inside the wider Omniyat group.
2. District and tower. Dubai Maritime City has several BEYOND buildings with short, similar names. Confirm the tower, floor and unit on the registered document.
3. Construction stage. Look up Kanyon's registered progress with the Dubai Land Department and compare it with the instalments already paid.
4. Balance under the payment plan. Ask for BEYOND's statement of account so you can see what is outstanding and when the next instalment falls due.
5. Resale permission. Find out whether the developer requires a minimum share of the price to be paid before it approves an assignment.

Finding distressed and below-market BEYOND properties

At Kanyon and its neighbours, distress usually starts with an early buyer who no longer wants to carry the contract to completion. Perhaps a large construction-linked instalment is approaching, or the owner needs capital for another purchase. A motivated seller in that position may advertise an urgent sale. When the asking figure is under the price in the first BEYOND contract, the listing is described as below original price, or below OP. Below market value is a different benchmark, set by recent resales of comparable units in the same tower.

These deals are off-plan resales, sometimes called assignments. The incoming buyer reimburses the seller's paid amount, agreed up or down, and then takes on the remaining instalments. BEYOND has to approve the transfer and issue its NOC before the Dubai Land Department moves the Oqood to the new owner. Cash buyer deals may be quicker to arrange, but they follow the same steps. DPF helps buyers find and compare these listings; it does not set or endorse the prices.