Orise by Beyond Dubai Maritime City Dubai

Orise by Beyond is a pair of waterfront towers, 51 and 33 storeys, with about 368 homes in Dubai Maritime City. It comes from Beyond, the Omniyat Group's brand for its Maritime City masterplan, and PropertyPistol lists it from AED 1.7 M (about Rs 4.38 crore) for a 1 BHK, with 2 to 4 BHK apartments, chalets and penthouses above that. Handover is Q1 2028 on a 10/40/50 payment plan.

The facts here are more consistent than for its older sibling: every portal prints the same plan and the same quarter. The one gap is the entry price. PropertyPistol's AED 1.7 M is below the AED 1.92 M that most portals print for the smallest 1 BHK, and this page keeps both figures in view. The other thing to know is that RERA-recorded progress was about 6% on the latest data we found, so you are buying a design and a developer, not a building.

At a glance

Price and unit pricing

A property-data site puts the project average at about AED 3,144 per sq ft. That is close to the Maritime City off-plan average of about AED 3,054 quoted in a 2026 investor guide, and 1.4 to 2.2 times the AED 1,400 to 2,200 that completed apartments in the district trade at. In other words Orise is priced like its neighbours' launches, not above them; the premium you are paying is the new-build premium the whole district carries.

On the entry figure: AED 1.7 M against 758 sq ft is about AED 2,240 per sq ft, which is below the project average and probably a launch-release price for the smallest unit. Ask the sales office whether any unit is still available at that number before you use it in your maths.

Payment plan and total cost

10% on booking, 40% in instalments during construction, 50% on handover. Worked through on the AED 1.7 M entry unit:

Service charges are not published in any source we checked. For a twin-tower waterfront scheme with an infinity pool, spa and sky lounges, budget at the upper end of Dubai's range and ask the developer for the budgeted rate per sq ft before you model a yield. On a 758 sq ft 1 BHK the annual figure is manageable; on a 2,475 sq ft chalet it is a line item that matters.

Location and connectivity

Dubai Maritime City is the peninsula between Port Rashid and the Dubai Dry Docks, off the old city. Downtown and Dubai International Airport are each about 15 to 20 minutes by car; Jumeirah 1 and La Mer beach are a short drive along the coast; the nearest metro is Al Ghubaiba on the Bur Dubai side, so this is a car district.

The honest description of the neighbourhood in 2026 is a waterfront construction site. Beyond's masterplan, the roads and the retail are being built alongside the towers, and Mina Rashid's marina is the nearest finished front. By a 2028 handover much more will exist, and several other towers will hand over in the same window — good for the district, but a supply wave to sell or let into. Its sister tower Anwa Aria is due about a year earlier on the same peninsula. See all Dubai projects we track and the full projects list.

Amenities and specifications

Quoted amenities: an infinity pool, spa, gym, sky lounges and co-working space, with sea or skyline views from the apartments and roof terraces on the penthouses. The chalets sit on the podium with more outdoor space than the tower apartments. That is a strong list for the segment and matches what the district's other branded launches promise.

What is not published: fit-out and appliance schedules, parking allocation, balcony sizes and the service-charge budget. Ask for the specification annex to the SPA and confirm which of the 368 units face the water. Final specification as per the SPA.

About the developer

Beyond was launched by the Omniyat Group in 2024 to sell in the wider luxury market, with Dubai Maritime City as its masterplan. Orise, launched in December 2024, is its second tower there after Anwa Aria, and the trade press has reported the brand passing construction milestones across the masterplan. Beyond has not yet handed over a building.

Omniyat, the parent, has about 20 years in Dubai and a short list of delivered luxury towers: The Opus in Business Bay, One at Palm Jumeirah and The Lana Residences, where handover has begun; AVA at Palm Jumeirah is due in Q2 2026. That is a record of finishing expensive buildings, not of finishing many buildings. The RERA escrow rule — 100% of buyer funds in a DLD-approved account, released against verified progress — is your structural protection while the brand earns its own record.

For Indian buyers

Maritime City is freehold: an Indian citizen holds the title outright, registered at the DLD. Under the RBI's Liberalised Remittance Scheme each resident can send USD 250,000 per financial year, about AED 918,000, and a couple can send USD 500,000 (about AED 1.84 M). The 10/40/50 plan suits that limit: the AED 170,000 booking and AED 680,000 of construction instalments fit inside one allowance, and the AED 850,000 handover payment falls in a later financial year.

The Golden Visa needs AED 2 M of property: a 2 BHK at AED 2.95 M qualifies, a 1 BHK at AED 1.7 M or 1.92 M does not. There is no UAE tax on the property or the rent; an Indian tax resident declares the rent and any capital gain in India. Maritime City yields 6 to 7.5% gross on completed stock at AED 1,400 to 2,200 per sq ft, so at Orise's roughly AED 3,144 per sq ft the realistic gross figure is lower, and net lower again after service charges.

On exit: off-plan resale in Maritime City is active, but the district will be delivering several towers around 2028. Plan to hold through the build-out; the buyer who does best here is the one who is not forced to sell into the handover wave.

Pros

• A waterfront masterplan from an established luxury developer rather than a stand-alone tower from a new name
• A 10/40/50 plan keeps half the price until handover, so the money at risk during a two-year build is limited
• The full unit mix — 1 to 4 BHK, chalets, penthouses — gives a resale buyer a choice of price points inside one address
• Priced near the Maritime City off-plan average, not above it, at about AED 3,144 per sq ft
• Buyer funds sit in a RERA escrow account, released only against verified construction progress
• A 2 BHK at AED 2.95 M qualifies for the AED 2 M Golden Visa threshold

Cons

• Handover is Q1 2028 and RERA progress is about 6%, so this is a long, early-stage wait
• The AED 1.7 M on PropertyPistol is below the AED 1.92 M most portals print for the smallest 1 BHK — ask which figure is current
• About AED 3,144 per sq ft is 1.4 to 2.2 times what completed Maritime City apartments trade at (AED 1,400-2,200)
• No source prints the DLD project number, the escrow bank or the service charge
• Beyond has no completed tower of its own; the delivery record is the parent's, not the brand's
• The district will still be under construction at handover, and several towers will complete in the same window, which weighs on rents and resale

Who this is for

• Buyers with a two-to-three-year horizon who want a waterfront address from a known developer at the district's going off-plan rate
• Indian families who can spread the 10/40/50 payments across financial years and LRS allowances
• Golden Visa buyers at 2 BHK level (AED 2.95 M and up)
• Investors who plan to hold past the Maritime City build-out rather than sell at handover

Who should look elsewhere

• Anyone who needs a home before 2028 or wants to see a finished floor before paying
• Yield-first buyers — a completed Maritime City tower at AED 1,400-2,200 per sq ft yields more per dirham
• Buyers uncomfortable with a brand that has not yet handed over a building
• Anyone who cannot confirm the DLD project number and escrow details before paying the 10% booking

Our verdict

A reasonable off-plan buy for a patient owner-occupier or a Golden Visa buyer at 2 BHK level, with a payment plan that keeps most of your cash out of the ground until 2028. Confirm the DLD project number, the escrow bank and the SPA completion date before paying the 10%, and check whether AED 1.7 M or AED 1.92 M is the live entry price. Yield buyers should look at completed Maritime City towers instead.

FAQs

What is the price of Orise by Beyond?

PropertyPistol lists 1 BHK from AED 1.7 M (about Rs 4.38 crore). Portals print 1 BHK from AED 1.92 M to 2.7 M, 2 BHK from AED 2.95 M to 4.12 M and 3 BHK chalets up to about AED 7.86 M, at an average of about AED 3,144 per sq ft. Ask the developer which release the AED 1.7 M figure belongs to.

What is the payment plan?

10% on booking, 40% in instalments during construction and 50% on handover, plus the 4% DLD fee and fixed Oqood fees. On AED 1.7 M that is AED 170,000, AED 680,000, AED 850,000 and AED 68,000 respectively.

When is the handover?

Q1 2028 on the portals, January 2028 on PropertyPistol. RERA-recorded progress was 5.99% on one data site, so the build is at an early stage. Get the anticipated completion date in the SPA.

Is Orise registered with RERA?

Portals state every Beyond launch is RERA-registered with funds in escrow, and one shows a RERA progress figure, which only exists for a registered project. None of the sources we checked prints the project number itself; verify it on the Dubai REST app.

Does it qualify for the Golden Visa?

The threshold is AED 2 M of property. A 1 BHK at AED 1.7 M or AED 1.92 M does not qualify; a 2 BHK from AED 2.95 M does.

How does an Indian buyer pay for it?

Under the Liberalised Remittance Scheme each resident Indian can send USD 250,000 per financial year, about AED 918,000. AED 1.7 M needs two allowances; a couple can remit about AED 1.84 M in one year, and the 50% handover payment falls in a later year anyway.

What rental yield is realistic?

Maritime City ready apartments yield 6 to 7.5% gross at AED 1,400-2,200 per sq ft. Orise costs about AED 3,144 per sq ft, so model a gross yield well below the district average and take 1.5 to 2 points off for service charges and management.

Who is the developer?

Beyond, the Omniyat Group's brand for the wider luxury market, launched in 2024. Omniyat has delivered The Opus, One at Palm Jumeirah and The Lana over about 20 years; Beyond has not yet completed a building of its own.

Comparing Orise with Anwa Aria in the same masterplan? Ask Realty Hunting for the current Beyond release sheet, the RERA progress figures and a site-visit plan.