Launched by Omniyat in 2024, with its first handover due in 2027
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Office units over 30 floors at 31 Above
Office units above a landscaped podium, with a business lounge, gym and café shared by everyone in the tower.
Ground floor
The arrival level: a lobby of stone walls and marble floors, with the retail and café space Beyond lists for the tower.
Podium
Landscaped gardens, shaded walkways and outdoor meeting pods, so staff can meet or work outside the office.
Amenities
A business lounge, café, gym and a separate Pilates and yoga studio, shared by the tower's occupiers.
Office floors
The floors step in and out, so several levels open onto landscaped terraces; renders show them facing the water and skyline.
What stands out
The features that set this development apart, from the developer's plans.
Stone and marble lobby
Beyond lists stone walls, marble floors and ribbed metal around a sculptural chandelier in the arrival lobby.
Meeting rooms facing the water
The boardroom render looks across the water to the city skyline; Beyond also lists a shared business lounge.
Offices with sea-facing glass
Renders show glass-partitioned offices behind full-height windows on the water, off a lounge area.
Gym and yoga studio in the tower
A fitted gym and a separate Pilates and yoga studio are shared by occupiers; the gym looks out over planting.
Location
Drive times from the community to the places residents use most.
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2min
Mina Rashid
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15min
Gold Souq
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15min
Downtown Dubai
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15min
DIFC
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15min
Jumeirah 1 / La Mer Beach
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20min
Dubai International Airport
Frequently Asked Questions
The anticipated handover is in 2029. Handover dates can move, so check the completion date written into the sale agreement and what it says about late completion before you pay.
Expect to. Sales of commercial property in the UAE are taxed at the standard VAT rate of 5%, while most home sales are exempt or zero-rated. Budget for it from the start, and ask your tax adviser whether your business can reclaim it.
Beyond lists a business lounge indoors and another outdoors, café space in the tower, a gym and a separate Pilates and yoga studio. The landscaped podium adds gardens and shaded walkways. Ask which are open to every occupier at no extra cost, and how the service charge pays for them.
Some floors will. Beyond says the tower's stacked, offset volumes form landscaped terraces with views, and its renders show planted office terraces facing the water and the skyline. Beyond doesn't say which units get one, or whether a terrace is private or shared, so ask before you pick a floor.
31 Above is in Maritime City. By car it is about 2 minutes to Mina Rashid, 15 to Gold Souq and 15 to Downtown Dubai. No metro. Beyond puts Downtown and DIFC 15 minutes away, the airport 20.
Schools nearby: There is no school on the peninsula, so the school run means a drive. The Maritime City guide has more on schools and family life nearby.
Beyond. Beyond is the developer Omniyat launched in September 2024 for what it calls the wider luxury market, starting on the Dubai Maritime City waterfront.
Off-plan payments in Dubai go into the project's own escrow account, which can only fund its construction, and under Dubai Law No. 8 of 2007 the developer's creditors can't claim it. Diamond confirms the project's registration and escrow account with the Dubai Land Department, and you pay only into the account named in your sale agreement.
Yes. You don't need to be in Dubai to buy off-plan. If someone signs for you, a power of attorney made abroad must be notarised, then attested by your foreign ministry, the UAE embassy and the UAE's foreign ministry, as the Dubai Land Department requires. Diamond can take you through each step on a video call.
