31 Above by Beyond
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.
Short answer
31 Above by Beyond, an office tower in Dubai Maritime City, is due for completion in Q1 2029 according to Beyond. The Dubai Land Department (DLD) register holds an earlier completion date of 30 December 2028. The DLD inspection on 18 June 2026 found it 0.51% complete. The 116 shell and core offices launched in November 2025 at about AED 3,500 per sq ft on a 50/50 payment plan, and DLD sales since then have a median of about AED 3,711 per sq ft.
- Status
- off-plan
- Handover date
- Q1 2029 (Beyond); registered completion date 30 Dec 2028 (DLD)
- Construction
- 0.51% complete (DLD inspection, 18 Jun 2026)
- Payment plan
- 50/50: 10% on booking, 40% in dated instalments, 50% on handover
- Starting price
- From about AED 3,500 per sq ft at launch (Nov 2025); smallest DLD sale AED 8.08 million
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.
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):
- 10% on booking
- 10% within one month of booking
- 5% each at 5, 11, 17, 23, 29 and 35 months from booking
- 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, was 30.99% complete on 1 October 2026 against a registered date of 1 October 2027. Orise by Beyond was 8.61% complete on 7 May 2026. Other towers in the district are listed on the Dubai Maritime City page.
What to check before buying at 31 Above by Beyond
- The completion date in the SPA, since the registered 30 December 2028 and Beyond’s Q1 2029 differ.
- Fit out time and cost. Shell and core offices need a fit out after handover before they can be used or let.
- Service charges for an office tower, which Beyond has not yet published.
- The 50% handover payment, which is due in one sum at completion.
31 Above by Beyond location: Dubai Maritime City, Dubai
Map shows the area. Check the exact plot in the developer's site plan or the DLD project record. Check any project's DLD status.
Research on 31 Above by Beyond
Questions buyers also ask
What is the 31 Above by Beyond handover date?
Beyond gives Q1 2029. The DLD register holds a completion date of 30 December 2028, a few weeks earlier (Continental Club, registry updated 6 October 2026).
What is the 31 Above completion date in the DLD register?
30 December 2028, for DLD project number 4183. The register lists a construction start of 30 April 2026 and 0.51% progress at the inspection on 18 June 2026.
What is the 31 Above by Beyond payment plan?
50/50: 10% on booking, 10% within one month, six instalments of 5% at 5, 11, 17, 23, 29 and 35 months from booking, and 50% on handover (Tanami Properties).
How much does an office at 31 Above cost?
Launch pricing was about AED 3,500 per sq ft (Metropolitan). DLD sales have a median of about AED 3,711 per sq ft. Registered prices range from AED 8.08 million for about 2,188 sq ft to AED 15.48 million for about 4,163 sq ft.
Is 31 Above residential?
No. 31 Above is an office tower with shell and core offices and some retail space. Beyond's residential towers in Dubai Maritime City include Saria and Orise.