Passo by Beyond

Passo by Beyond is an ultra-luxury sculptural twin-tower beachfront development on the West Crescent of Palm Jumeirah, Dubai, developed by Beyond, the prestigious boutique real estate brand under the Omniyat Group. Rising across two architecturally distinct G+14 towers, Avita and Bella, the development offers 625 curated residences ranging from 1-bedroom retreats to 6-bedroom standalone beach mansions, all set on one of the last remaining premium freehold beachfront plots on Palm Jumeirah's west crescent. Surrounded by water on both sides and commanding 250 metres of private white-sand beach, Passo is defined by curvilinear coastal architecture, flowing organic forms, panoramic Arabian Gulf views, and a resort-style amenity programme spanning sky pools, wellness pavilions, cinema terraces, a kids Montessori space, a social club, piano cafe, and marina access with motorboats. Only 5 penthouses and 6 standalone beach mansions exist in the entire development.

• Unit Types: 1BR, 2BR, 3BR, 4BR Apartments, 4BR and 5BR Penthouses, 6BR Beach Mansions

• Starting Price: AED 5,500,000

• Payment Plan: 60/40

• Handover: Q3 2029

• Total Units: 625 Residences, Twin Towers (Avita and Bella), G+14 Each

• Private Beach: 250 Metres of Exclusive White-Sand Beach

• Scarcity: Only 5 Penthouses and 6 Beach Mansions in the Entire Development

• Design: Curvilinear Coastal Architecture, Flowing Organic Forms, Panoramic Glazing

• Collections: Residences, Wellness Collection, Elite Collection, Penthouses, Beach Mansions

• Developer: Beyond by Omniyat Group, Known for Ultra-Luxury High-Design Dubai Projects

• One of the last remaining freehold beachfront plots on Palm Jumeirah's West Crescent, creating permanent structural scarcity

• 250 metres of exclusive private white-sand beach, shared by only 625 residences across two towers

• Only 5 penthouses and 6 standalone beach mansions in the entire development, ultra-scarce trophy product

• Beyond by Omniyat brand commands 15 to 25% premium above standard Palm Jumeirah product on resale and rental

• Palm Jumeirah West Crescent values rising 20 Plus % annually with no new comparable supply in the same timeframe

• Projected gross yields of 5% to 7%, with short-term rental yields of 8% to 12% for premium furnished units

• Sky pool, wellness pavilion, rooftop spa, marina access, cinema terrace, kids Montessori, social club and piano cafe

• Flexible 60/40 plan: 10% booking, 40% in 5% semi-annual instalments over 4 years, 40% at Q3 2029 handover

• All units above AED 2M qualify for UAE 10-Year Golden Visa, securing residency for buyer and family

• Freehold ownership, 100% foreign ownership permitted, zero income tax and zero capital gains tax

• Situated on the West Crescent of Palm Jumeirah, One of the Last Premium Freehold Beachfront Plots on the Island

• Surrounded by Water on Both Sides, Capturing Sunrise and Sunset Horizons

• Atlantis The Royal and Atlantis The Palm within 5 Minutes Drive

• The Pointe Waterfront Dining and Leisure within 5 Minutes

• Nakheel Mall within 10 Minutes Drive

• Palm Jumeirah Monorail Nearby for Quick Connectivity to the Trunk

• Dubai Marina and JBR within 15 Minutes Drive

• Sheikh Zayed Road (E11) within 15 Minutes, Connecting to All Dubai Districts

• Jumeirah Beach Residence (JBR) and The Walk within 15 Minutes

• Bluewaters Island and Ain Dubai within 15 Minutes

• Downtown Dubai and Burj Khalifa within 30 Minutes Drive

• DIFC and Business Bay within 30 Minutes Drive

• Dubai International Airport (DXB) within 30 Minutes Drive

Passo features a fully immersive resort-style amenity programme where every facility is designed as a natural extension of the home, blending seamlessly into the coastal landscape across the podium, terraces, rooftops, and private beachfront.

• 250 Metre Exclusive Private White-Sand Beach with Lounge and Leisure Spaces

• Multi-Tiered Experience Pools with Wet Lounges

• Sky Pool on Rooftop with Panoramic Arabian Gulf Views

• Family Pool and Kids Pool

• Overwater Relaxation Zones

• Wellness Pavilion with Spa, Sauna and Treatment Rooms

• Rooftop Spa

• Sky Garden with Lush Landscaping

• Yoga Decks and Meditation Zones

• State-of-the-Art Fitness Centre

• Kids Montessori Space

• Kids Pavilion and Play Areas

• Cinema Terraces

• Social Club and Executive Library

• Piano Cafe

• Arrival Lounge and Rooftop Lounges

• Landscaped Open Lawns and Shaded Relaxation Zones

• Marina Access with Motorboats

• Concierge and Valet Services

• 24/7 Security

• EV Charging Parking

• Individual Storage Units per Residence

• 1BR Apartment - Size: 968 Sqft (90 Sq. M), G+14 Tower, 1 Bedroom, 1-2 Bathrooms, Underground Parking, Price AED 5,500,000

• 2BR Apartment - Size: 1,350 to 1,600 Sqft (125 to 148 Sq. M), G+14 Tower, 2 Bedrooms, 2-3 Bathrooms, Underground Parking, Price AED 8,500,000

• 3BR Apartment - Size: To be confirmed, G+14 Tower, 3 Bedrooms, 3-4 Bathrooms, Underground Parking, Price AED 15,000,000

• 4BR Apartment - Size: To be confirmed, G+14 Tower, 4 Bedrooms, 4-5 Bathrooms, Underground Parking, Price AED 25,000,000

• 4BR Penthouse - Size: 7,338 to 7,789 Sqft, Upper Floors, 4 Bedrooms, Double-Height Living, Plunge Pool, Private Lobby, Price on Request

• 5BR Penthouse - Size: Up to 7,810 Sqft (726 Sq. M), Upper Floors, 5 Bedrooms, Private Elevator, Panoramic Sea Views, Price on Request

• 6BR Beach Mansion - Size: 11,830 Sqft (1,099 Sq. M), Ground Level, 6 Bedrooms, Private Basement with 3-Car Garage, Private Beach Garden, Plunge Pool, Price on Request

• Payment Plan: 60/40

• On Booking: 10%

• After 1 Month: 10%

• During Construction: 40% in 5% instalments every 6 months (2025 to 2029)

• On Handover: 40% (Q3 2029)

Market Snapshot

• Palm Jumeirah property prices rose 20 Plus % year-on-year in 2024, among the strongest appreciation rates of any Dubai sub-market

• Over 3 million visitors annually to Palm Jumeirah, driving consistent short and long-term rental demand

• West Crescent is one of the most undersupplied beachfront freehold zones in all of Dubai with virtually no new supply pipeline

• Beyond by Omniyat commands a brand premium of 15 to 25% above standard Palm Jumeirah product based on design pedigree

• Only 625 units across two towers, positioning Passo among the lowest-density beachfront developments on the island

• Only 6 beach mansions and 5 penthouses available in the entire development, creating ultra-scarce trophy product

Rental Yield

• Palm Jumeirah luxury apartments tracking gross yields of 5% to 7% as of Q1 2026

• Short-term rental yields for branded Palm Jumeirah beachfront units tracking 8% to 12% driven by Airbnb and holiday rental demand

• 250 metre private beach, sky pool, wellness pavilion and marina access position Passo for premium above-island rental rates

• On a 1BR at AED 5.5M, gross annual rental income estimated at AED 275,000 to AED 385,000 at 5% to 7% yield

• Beach Mansions and Penthouses command ultra-premium short-term rental rates during high season

• Concierge and valet services support furnished rental operations from day one of handover

Capital Appreciation

• Palm Jumeirah West Crescent values have appreciated 20 Plus % annually, outperforming the broader Dubai market

• Passo occupies one of the last remaining freehold beachfront plots on Palm Jumeirah, creating permanent scarcity

• Beyond by Omniyat brand premium expected to deliver 15 to 25% above-market appreciation at completion

• Q3 2029 handover positions buyers to benefit from full delivery premium as the project completes

• Ultra-scarce Beach Mansions and Penthouses projected to appreciate disproportionately due to extreme limited supply

• No new comparable beachfront supply on Palm Jumeirah West Crescent expected in the same timeframe

Price Per Sqft Value

• At AED 5.5M for a 968 sqft 1BR on Palm Jumeirah's West Crescent with 250m private beach, the entry price reflects strong scarcity value

• Comparable fully delivered Palm Jumeirah beachfront product from other ultra-luxury developers transacts at significantly higher per sqft

• 60/40 plan with 5% semi-annual instalments spreads capital deployment efficiently across the construction period

• Beach Mansion buyers secure one of only 6 standalone beachfront mansions on Palm Jumeirah West Crescent at pre-completion pricing

Key Risk to Note

• 40% balloon payment at Q3 2029 handover requires mortgage planning from mid-2028

• UAE residents access up to 80% LTV mortgages, non-residents up to 50% LTV

• UAE banks offer off-plan pre-approval up to 24 months in advance of handover

• High entry price from AED 5.5M means this is a premium investment tier, suited for HNWI buyers

• A minimum 2 to 4 year hold post-handover recommended for full appreciation capture

Q1. What makes Passo unique on Palm Jumeirah?

Passo occupies one of the last remaining freehold beachfront plots on Palm Jumeirah's West Crescent, with 250 metres of private beach, only 625 units across two towers, 5 penthouses and 6 standalone beach mansions available in the entire development. The Beyond by Omniyat brand, curvilinear coastal architecture, and resort-scale amenity programme make it the most distinctive ultra-luxury launch on Palm Jumeirah in recent years.

Q2. How do I handle the 40% payment at handover in Q3 2029?

Start mortgage pre-approval by mid-2028. UAE residents access up to 80% LTV, non-residents up to 50% LTV. The 40% construction phase is paid in comfortable 5% semi-annual instalments across 4 years, giving buyers time to plan the handover balance well in advance.

Q3. Will property values appreciate?

Yes. Palm Jumeirah West Crescent values rose 20 Plus % annually in 2024. No new comparable supply is expected on this crescent. Beyond by Omniyat's brand premium delivers 15 to 25% above-market appreciation. The 6 Beach Mansions and 5 Penthouses represent ultra-scarce trophies expected to appreciate disproportionately.

Q4. What rental income can I expect after handover?

Gross yields on Palm Jumeirah luxury beachfront units track 5% to 7% annually, with short-term rental yields of 8% to 12% for branded furnished units. On a 1BR at AED 5.5M that is approximately AED 275,000 to AED 385,000 annually. Beach access, sky pool, wellness pavilion and marina position Passo for premium rental rates above standard Palm Jumeirah product.

Q5. Who is Beyond and what is Omniyat?

Beyond is a boutique ultra-luxury real estate brand under the Omniyat Group, one of Dubai's most respected developers known for iconic projects such as ONE at Palm Jumeirah and AVA at Palm Jumeirah. Beyond focuses specifically on wellness-driven, high-design residential experiences in ultra-prime locations, with every project delivering Above and Beyond the standard of luxury expected even at Dubai's top tier.