31 Above
By Beyond · by Omniyat · Dubai Maritime City
31 Above is Beyond's first commercial building: a 31-storey office tower in Dubai Maritime City, and the group's first project outside residential.
Six offset volumes stack above a five-level podium, each shift opening a landscaped terrace. The tower holds 116 shell and core offices across levels 2 to 31, with 3.2 metre ceilings and full-height glazing. Floor plates divide from a quarter of a floor to a whole floor, with connected levels available.
Amenity sits at podium level: indoor and outdoor business lounges, conference rooms, a gym, a yoga and pilates studio, cafes and landscaped gardens. Sixteen lifts serve the building, six to the low zone, seven to the high zone and three shuttles running from the 678-bay car park to the main entrance.
The building specification is shell and core throughout the offices, with high-performance solar-control glazing, aluminium vertical fins, a centralised building management system, segregated waste on every floor and full DCD and DBC fire and life-safety compliance.
Dubai Maritime City · Beyond's first commercial building · 116 shell and core offices across levels 2 to 31
The case for 31 Above is the market it enters rather than the tower. Dubai off-plan office sales reached AED 13.1bn across 1,668 units in the first half of 2026, against AED 5.48bn for the whole of 2019 to 2025 combined, and Dubai Maritime City itself took over AED 1bn across 87 transactions in that half (DLD data via Al Masdar Al Aqaari, Khaleej Times, July 2026).
The occupier side supports the investment side. Savills put average Dubai office rents at AED 238 per sq ft in Q2 2026, flat for the first quarter since H1 2021 on limited Grade A availability and low vacancy, while CBRE's parallel read had prime rents up 16% year on year at around 94% occupancy. Offices are the segment that kept setting records through the six months residential softened.
Shell and core is the detail that decides who this suits. You buy the space and fit it out, which works for an owner-occupier or a landlord with a tenant already in hand, and adds cost and months for an investor expecting to let on handover. Floor plates divide from a quarter of a floor upward, so the unit can be sized to the tenant rather than the other way round.
The honest risks are two. Beyond was launched in 2024 and has handed nothing over, and this is its first commercial building, so the covenant being underwritten is Omniyat's record rather than Beyond's. And supply is coming: roughly 1.9m sq ft was scheduled for delivery in 2026 with the Dubai pipeline above 4.2m sq ft by 2030, so today's rent strength is not a given at handover. Until the price, the payment plan and the handover date are issued, this is a building to register interest in, not to underwrite.
Unit mix and specification
Payment plan
- 20%On signing the SPA
- 5%6 months after signing
- 5%12 months after signing
- 5%18 months after signing
- 5%24 months after signing
- 5%30 months after signing
- 5%36 months after signing
- 50%On completion
20% on signing, then 5% every six months until half the price is paid, with the balance of 50% on completion.
What is nearby
- Mina Rashid5 min
- Jumeirah Beach coast10 min
- The Gold Souq15 min
- Downtown / Burj Khalifa15 min
- DIFC20 min
- Dubai International Airport20 min
Questions buyers ask about 31 Above
Who is the developer of 31 Above, and where is it?
31 Above is a Beyond by Omniyat project in Dubai Maritime City.
Can you still buy at 31 Above?
31 Above is sold out from the developer. Speak to us about resale units or the developer’s next release.
What is the payment plan for 31 Above?
The payment plan is 50 / 50. 20% on signing the SPA, then 6 further instalments, 50% on completion.
When is the handover at 31 Above?
The developer’s handover date is Q1 2029.