Sensia by Beyond

What is Sensia by Beyond and who builds it?

Sensia by Beyond is an off-plan residential development in Maritime City, Dubai, by BEYOND. The scheme is planned around one, two and three-bedroom apartments, together with penthouses. The stated amenity offer includes fine dining, children's play areas, fitness studios, retail outlets, swimming pools and gardens.

The developer describes a waterfront project using landscaped and nature-led design alongside views towards the sea, port and Dubai skyline. That is developer positioning, not an independent assessment. We would treat the view, finish, specification and amenity delivery as matters to confirm in the sale documents.

The developer price list starts at AED 2,140,000, developer price list, checked 2026-10-29. The stated handover target is 2028, developer-stated target, checked 2026-10-29, with the detailed target given as Q4 2028, developer-stated target, checked 2026-10-29. Handover dates can move, so the contract and current construction status matter more than the headline date.

What does the registered data say about Maritime City?

The Dubai Land Department recorded 1,126 sales in Maritime City in 2026 to date, DLD open data, October 2026. The average was AED 3,168 per sq ft and the median price was AED 2,327,515, DLD open data, October 2026. None of those recorded sales were off-plan, DLD open data, October 2026. This is useful context, but it is not a valuation of Sensia and does not establish its future resale price.

In October 2026, the area recorded 109 sales at an average of AED 3,147 per sq ft, DLD, October 2026. For wider context, the Dubai registered median was AED 1,694 per sq ft in September 2026, while Dubai Marina and JBR recorded AED 4,448 per sq ft and JVC AED 1,465 per sq ft, DLD open data, September 2026. These locations are not directly interchangeable: building age, waterfront position, unit size, views, service charges and tenure all affect the comparison.

Dubai registered 135,561 sales in H1 2026, DLD, 2026. Transaction activity does not remove project-specific risk. Ask for the project registration details, construction progress, escrow confirmation and the exact unit's title and payment obligations.

How does the payment plan work at the starting price?

The published plan is 50/50. During construction, 50% of the total price is due: AED 1,070,000, developer payment milestones, checked 2026-10-29. On handover, the remaining 50% is due: AED 1,070,000, developer payment milestones, checked 2026-10-29.

Worked example at the starting price:

1. Starting price: AED 2,140,000.
2. During construction: AED 2,140,000 × 50% = AED 1,070,000.
3. On handover: AED 2,140,000 × 50% = AED 1,070,000.

The plan is simple, but the cash requirement is not. Confirm whether the construction instalment is divided into further dates, whether late-payment terms apply, and which charges are payable separately. Dubai Law 8 of 2007 requires off-plan payments to go into a RERA-approved escrow account, DLD / RERA, 2007. Check the account and project status in the Dubai REST app using the developer's RERA project number before transferring funds.

The Dubai Land Department's transfer fee is 4% of the purchase price, Dubai Land Department fee schedule, 2026. The Oqood fee is 4% of the off-plan price, paid once at Oqood registration, DLD Oqood, 2026. Sources describe title-deed conversion at handover as about AED 830, 2026 guides, 2026, but this figure has lower confidence and should be confirmed with the Land Department. An administration fee of AED 580 for apartments and villas is also listed, DLD; Betterhomes hidden-costs guide, 2026. Confirm which charges apply to this transaction and who collects them.

What unit types, sizes and prices are available?

The stated unit mix is one, two and three-bedroom apartments, plus penthouses. The facts supplied for this page do not include unit sizes, individual apartment prices, floor plans, service charges, view premiums or the number of homes. We will not fill those gaps with estimates.

Request the current unit availability sheet and check that the unit number, internal area, balcony area, aspect, floor, parking allocation, price and payment schedule all match the reservation form and sale agreement. Ask whether the starting price applies to a particular unit or is simply the lowest price in the current developer price list.

The area data provides a reference point, not a substitute for a unit-level comparison. A price per sq ft calculation requires the exact saleable area and should be checked against the DLD registration and the developer's contractual schedule.

Who does Sensia suit, and what should you check before reserving?

This project may suit a buyer seeking a Dubai waterfront home or investment with a staged payment structure and a target handover in 2028. It is less suitable for someone who needs immediate occupation, certainty on a fixed handover date or a fully known total cost before the developer supplies the complete schedule.

Before reserving, check the following:

• Escrow: verify the RERA-approved escrow account and project status in the Dubai REST app. Do not send an off-plan payment to an unverified account.
• Registration: confirm the project and developer registration with the Dubai Land Department, and ensure the Oqood process and costs are stated clearly.
• Contract: read the reservation form, sale agreement, cancellation provisions, construction obligations, handover provisions and remedies for delay.
• Specification: confirm the promised finishes, appliances, parking, amenity access, service-charge basis and any restrictions on leasing or alterations.
• Developer record: ask for BEYOND's relevant delivery history, current construction evidence and the formal project schedule. We cannot independently verify those items from the facts supplied.
• Finance: do not assume an off-plan mortgage will cover the full balance. The stated maximum loan-to-value for off-plan purchases is 50%, CBUAE, 2026, subject to lender approval and the buyer's circumstances.
• Representation: Sofia Sands Realty is Dubai RERA 41793, company source, 2026. A Dubai broker should hold a RERA broker card and the agency an ORN; verify both in the Dubai REST app or on the DLD website. Buyers pay no agency fee on direct instructions from Sofia Sands.

The UAE has no annual property tax or capital gains tax for individuals, and residential property sales are exempt from VAT under the stated conditions, UAE Federal Tax Authority VAT guidance; UAE tax framework, checked 29 October 2026. Tax treatment and transaction charges still need confirmation for the buyer's circumstances.

How does it compare with other Dubai locations?

The comparison shows why location alone is not enough. Sensia's final position depends on its exact unit, specification, view, service charges, delivery and the price written into the contract. The registered area figures are historical market data, not a promise of appreciation or rental performance.

Highlights

• Sensia by Beyond is an off-plan Maritime City project by BEYOND with one, two and three-bedroom apartments and penthouses.
• The starting price is AED 2,140,000, with AED 1,070,000 during construction and AED 1,070,000 at handover under the stated 50/50 plan.
• Maritime City recorded 1,126 DLD-registered sales in 2026 to date, but none were off-plan in the supplied data.
• Verify the escrow account, RERA project registration, Oqood charges, contract terms and current handover position before paying.
• Sizes, unit counts, service charges and detailed availability were not supplied and must be obtained from BEYOND or the Dubai Land Department.

Payment plan

1. 1
   During Construction50% of total price (AED 1,070,000)
2. 2
   On Handover50% of total price (AED 1,070,000)

Developer payment plans are set per launch; we confirm the current schedule and any post-handover option in writing before you reserve.

Amenities

• Fine Dining
• Kids Play Areas
• Fitness Studios
• Retail Outlets
• Swimming Pools
• Gardens

Sources, dated

• developer price list, checked 2026-10-29
• DLD open data, October 2026
• DLD, October 2026
• DLD open data, September 2026
• DLD / RERA, 2007
• Dubai Land Department fee schedule, 2026