31 Above by Beyond
Project Overview
31 Above by Beyond is a modern, premium complex offering office spaces of varying sizes. The project features 116 office units in shell and core configuration, allowing for complete customization to suit business needs. The building's configuration consists of a ground level, five podiums, a amenity level, and office floors 2 through 31. The exterior features six offset volumes, creating a vertical rhythm and a balance between transparency and monumentality. The façade combines thermally insulated glazing, metal elements, and aluminum vertical louvers to control sunlight and preserve panoramic views of the sea and cityscape. Offices feature 3.2-meter-high ceilings, providing maximum natural light and flexible layouts. The interiors of the common areas feature natural finishing materials such as stone, wood, and metal. The complex is equipped with modern work and leisure areas, including business lounges with panoramic views, a fitness center, a yoga studio, outdoor terraces, a café, and promenade areas on the podium. Key city points are within walking distance or a short drive: 5 minutes to Mina Rashid, 10 minutes to Jumeirah Beach Coast, 15 minutes to The Gold Souq, Downtown, and Burj Khalifa, and 20 minutes to DIFC and Dubai International Airport, making the location particularly convenient for business and meetings.
Illustrative Rental Scenario
Hypothetical completed-property scenario, not a forecast, valuation or financing offer: 6.5% gross rental yield, 6% acquisition-cost allowance, 60/40 debt/equity, 5.5% interest-only debt cost, 4% vacancy, 5% management, 1.2% service charge proxy and 0.4% maintenance. Service charge and maintenance are percentages of the purchase price; vacancy and management are percentages of gross rent. Rental income assumes the property is completed and let. Construction delays, price changes, sale proceeds and loan principal repayment are excluded. Confirm project-specific rents, costs and financing before relying on a scenario. For a live bespoke model, use our financial analysis calculator.
Pricing and Area Research
Starting prices are project indications, not confirmed unit offers. Ask for current availability, a unit-specific price and size, service charges and dated comparable transactions before deciding.
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Astraterra Properties
Official Documents
Download official marketing materials from Beyond by Omniyat.
Payment Structure
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Amenities & Lifestyle
Location
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Developer and Project Facts
31 Above by Beyond by Beyond by Omniyat
Located in Dubai Maritime City
Starting from AED 13,413,000
Unit mix includes Office, Commerce
Expected handover: Jan 2029
Official brochure and PDF marketing materials available
Official render/gallery images available
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Astraterra Properties · RERA BRN: 54738 · info@astraterra.ae
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