# 31 Above by Beyond

URL: https://www.dxbrealtor.ai/projects/31-above-by-beyond/
Developer: Beyond Developments
Area: Dubai Maritime City
Home types: Shell and core offices of about 2,200 to 4,200 sq ft
Updated: 2026-10-11

Beyond's first office tower in Dubai Maritime City. DLD completion date 30 December 2028, Beyond says Q1 2029, offices at about AED 3,711 per sq ft and a 50/50 plan.

## Key facts

- Registered completion date: 30 Dec 2028 (DLD register via Continental Club, updated 6 Oct 2026)
- Construction progress: 0.51% (DLD inspection, 18 Jun 2026)
- Offices: 116 (Beyond; the DLD register lists 118 units)
- Median registered sale price: AED 3,711 per sq ft (115 DLD sales since 2025, Continental Club)

## When will 31 Above by Beyond be handed over?

Beyond gives Q1 2029 for completion, the same quarter it announced at launch on 7 November 2025. The Dubai Land Department (DLD) register, where the project is filed as "31 Above By Beyond" by Beyond Vespera Real Estate Development, holds a registered completion date of 30 December 2028 (Continental Club, registry updated 6 October 2026). The registered date is slightly earlier than the developer's quarter.

The register lists the construction start as 30 April 2026, which leaves about 32 months for a 31 storey office tower.

Building-by-building dates and how the date has changed: [31 Above by Beyond handover date](/answers/31-above-by-beyond-handover-date/).

## 31 Above by Beyond construction update

The DLD inspection on 18 June 2026 recorded 0.51% progress, up from 0% at the previous inspection on 31 October 2025. No newer percentage had been published by 6 October 2026. The project is DLD number 4183, with its escrow account at Emirates NBD.

## 31 Above by Beyond offices and sizes

31 Above is the first commercial tower in Dubai Maritime City and Beyond's first office project (Construction Business News Middle East, 7 November 2025). Beyond lists 116 units; the DLD register lists 118. The tower has a ground floor, five podium levels and 31 office floors, with about four offices per floor (Projectory; Metropolitan).

| Detail | Figure | Source |
|---|---|---|
| Office sizes | 2,200 to 4,500 sq ft | Projectory |
| Typical registered sizes | 2,189 to 4,164 sq ft | DLD register via Continental Club |
| Floor to soffit height | 3.2 metres | Construction Week |
| Landscaped podium space | Over 5,700 sq m | Construction Week |

Offices are sold shell and core, so buyers fit out the interior themselves. Shared spaces include a business lounge, dining, a gym and a yoga studio (Beyond).

## 31 Above by Beyond prices and resale

At launch, prices started at about AED 3,500 per sq ft, with expressions of interest at AED 100,000 per office and AED 400,000 per full floor (Metropolitan). Projectory lists offices from AED 7.5 million.

The DLD register shows 115 sales since 2025, all bought from the developer, at a median of about AED 3,711 per sq ft (Continental Club). Recent registered sales:

- About 2,188 sq ft: AED 8,081,280 (19 May 2026)
- About 2,856 sq ft: AED 10,928,960 (4 September 2026)
- About 3,533 sq ft: AED 13,413,000 (8 September 2026)
- About 4,163 sq ft: AED 15,483,000 (26 March 2026)

With 115 of 118 units registered as sold, little developer stock appears to remain.

## 31 Above by Beyond payment plan

The plan is 50/50 (Tanami Properties):

1. **10% on booking**
2. **10% within one month** of booking
3. **5% each at 5, 11, 17, 23, 29 and 35 months** from booking
4. **50% on handover**

The instalments run on dates counted from booking, not on construction milestones. On an AED 10.9 million office, about AED 5.46 million falls due at handover.

## 31 Above by Beyond developer and delivery record

Beyond is a brand Omniyat launched in 2024. All its projects are in Dubai Maritime City, and none is complete yet. Its first tower, [Saria by Beyond](/projects/saria-by-beyond/), was 30.99% complete on 1 October 2026 against a registered date of 1 October 2027. [Orise by Beyond](/projects/orise-by-beyond/) was 8.61% complete on 7 May 2026. Other towers in the district are listed on the [Dubai Maritime City](/projects/dubai-maritime-city/) page.

## What to check before buying at 31 Above by Beyond

1. **The completion date in the SPA**, since the registered 30 December 2028 and Beyond's Q1 2029 differ.
2. **Fit out time and cost.** Shell and core offices need a fit out after handover before they can be used or let.
3. **Service charges for an office tower**, which Beyond has not yet published.
4. **The 50% handover payment**, which is due in one sum at completion.

## Sources

- DLD project register via Continental Club, 31 Above By Beyond, inspection 18 Jun 2026, registry updated 6 Oct 2026: https://continentalclub.ae/project/31-above-by-beyond-maritime-city/
- DLD project register via Continental Club, Dubai handover 2028 tracker, accessed 11 Oct 2026: https://continentalclub.ae/handover-2028/
- Beyond Developments, 31Above project page, accessed 11 Oct 2026: https://beyonddevelopments.ae/Projects/31above/
- Construction Business News Middle East, BEYOND Developments unveils 31 Above, 7 Nov 2025: https://www.cbnme.com/news/beyond-developments-unveils-31-above/
- Construction Week, BEYOND Developments unveils 31 Above, 4 Dec 2025: https://www.constructionweekonline.com/features/beyond-31-above-commercial
- Metropolitan Premium Properties, 31 Above by Beyond, accessed 11 Oct 2026: https://metropolitan.realestate/dubai-maritime-city/31-above-beyond-dubai-maritime-city/
- Projectory, 31 Above by Beyond, accessed 11 Oct 2026: https://projectory.ae/projects/31-above/
- Tanami Properties, 31 Above payment plan, accessed 11 Oct 2026: https://www.tanamiproperties.com/Projects/31-Above-at-Dubai-Maritime-City-PaymentPlan