1%complete
Planned handover2028-12-30
SourceDLD · daily
The road to keys — registry facts, our forecast
Registered start
2026-04-30
in the DLD registry
Today
0.5%
last inspected 2026-06-11
Pace forecast
Day 7 of 7
unlocks as daily tracking accrues
Planned handover
2028-12-30
developer's official date
Investor snapshot — estimated yield
1.9%estimated gross rental yield
3,711/sqft median sale price (this project)
72/sqft/yr median rent in Madinat Dubai Almelaheyah
Estimate: area-wide median rent ÷ this project’s median sale price, from Dubai Land Department records. Actual rent varies by unit, floor and finish.
How 31 Above By Beyond compares
Similar off-plan projects in Madinat Dubai Almelaheyah — compare progress, handover and developer.
Kanyon By BeyondCOBIA REAL ESTATE DEVELOPMENT L.L.C · Madinat Dubai AlmelaheyahActive0%Handover 2028-09Soulever' By Beyond BEYOND 1 REAL ESTATE DEVELOPMENT L.L.C · Madinat Dubai AlmelaheyahActive0%Handover 2028-12TaleaMANAROLA REAL ESTATE DEVELOPMENTS L.L.C · Madinat Dubai AlmelaheyahActive0%Handover 2028-06SeascapeMINA RASHID PROPERTIES L.L.C · Madinat Dubai AlmelaheyahActive79%Handover 2026-11
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Considering buying in 31 Above By Beyond? Register your interest and we’ll connect you with a RERA-licensed Dubai agent who can walk you through availability, payment plans and resale value — alongside the honest, registry-backed data you see on this page. No obligation.
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Building & unit mix — from DLD project records
38
Floors
118
Total units
1
Building
| Usage | Unit type | Units |
|---|---|---|
| Commercial | Unspecified | 118 |
Source: DLD project register — floors, buildings and the developer's registered unit mix.
Real sale prices — 89 registered DLD sales since 2026-01-09
AED 3,711/sqft
Median sale price
89
Registered sales
89
Sales, last 12 months
| Unit type | Sales | Median AED/sqft | Median price |
|---|---|---|---|
| NA | 89 | 3,711 | AED 10.7M |
Source: DLD registered sale transactions for this project.
Prices by unit size — vs the Madinat Dubai Almelaheyah average
| Beds | Units sold | Size range | Median price | AED/sqft | Area avg | Premium vs area |
|---|---|---|---|---|---|---|
| NA | 89 | 2,189–4,515 sqft | AED 10.7M | 3,711 | 3,711 | +0% |
Median AED/sqft of DLD-registered sales in this project vs all sales in Madinat Dubai Almelaheyah for the same unit type. “Premium vs area” is how much more (or less) buyers pay here than the neighbourhood average.
Sale price history — 114 sales, median AED/sqft by year
-1% median price change from 2025 to 2026 · 99% of sales were off-plan
3,7243,724 AED/sqft2025 · 26 sales
3,7043,704 AED/sqft2026 · 87 sales
20252026| Year | Median AED/sqft | Sales | Year-on-year | Since launch |
|---|---|---|---|---|
| 2025launch | 3,724 | 26 | — | — |
| 2026 | 3,704 | 87 | -1% | -1% |
Median AED/sqft of DLD-registered sales each year (years with 3+ sales); the earliest year on record approximates launch pricing. “Year-on-year” compares each year to the one before it, “since launch” to the first year. Source: Dubai Land Department transaction records.
Available layouts — check current availability & price
Layouts registered in 31 Above By Beyond, grouped by size. We’ll confirm current availability, floor and price with a RERA-licensed agent — we don’t hold live developer inventory, so these are representative configurations, not a live unit list.
| Beds | Size | Typical price | AED/sqft | Registered | |
|---|---|---|---|---|---|
| NA | 2,189 sqft | AED 8.8M | 4,014 | 5 | |
| NA | 2,312 sqft | AED 8.9M | 3,869 | 5 | |
| NA | 2,471 sqft | AED 9.3M | 3,769 | 6 | |
| NA | 2,490 sqft | AED 9.7M | 3,884 | 7 | |
| NA | 2,519 sqft | AED 9.4M | 3,736 | 3 | |
| NA | 2,609 sqft | AED 10.1M | 3,853 | 3 | |
| NA | 2,691 sqft | AED 9.6M | 3,574 | 2 | |
| NA | 2,770 sqft | AED 9.9M | 3,558 | 1 | |
| NA | 2,812 sqft | AED 9.7M | 3,460 | 3 | |
| NA | 2,855 sqft | AED 10.9M | 3,828 | 9 | |
| NA | 2,869 sqft | AED 10.7M | 3,714 | 1 | |
| NA | 2,898 sqft | AED 10.5M | 3,626 | 5 | |
| NA | 2,944 sqft | AED 11.2M | 3,798 | 1 | |
| NA | 3,011 sqft | AED 11.1M | 3,701 | 2 |
Recent registered sales — individual DLD transactions, newest first
| Date | Beds | Size | Price | AED/sqft | Type |
|---|---|---|---|---|---|
| 2026-09-07 | NA | 3,532 sqft | AED 13.4M | 3,797 | Off-plan |
| 2026-09-04 | NA | 2,855 sqft | AED 10.9M | 3,828 | Off-plan |
| 2026-06-04 | NA | 2,490 sqft | AED 9.6M | 3,868 | Off-plan |
| 2026-05-20 | NA | 3,955 sqft | AED 13.7M | 3,465 | Off-plan |
| 2026-05-20 | NA | 2,490 sqft | AED 8.9M | 3,588 | Off-plan |
| 2026-05-20 | NA | 3,852 sqft | AED 12.5M | 3,252 | Off-plan |
| 2026-05-19 | NA | 2,189 sqft | AED 8.1M | 3,693 | Off-plan |
| 2026-05-19 | NA | 4,164 sqft | AED 15.3M | 3,685 | Off-plan |
| 2026-05-05 | NA | 3,955 sqft | AED 14.2M | 3,600 | Off-plan |
| 2026-04-20 | NA | 3,364 sqft | AED 11.9M | 3,549 | Off-plan |
| 2026-04-08 | NA | 3,852 sqft | AED 13.7M | 3,568 | Off-plan |
| 2026-04-03 | NA | 2,944 sqft | AED 11.2M | 3,798 | Off-plan |
| 2026-03-26 | NA | 4,164 sqft | AED 15.3M | 3,685 | Off-plan |
| 2026-03-26 | NA | 4,164 sqft | AED 15.5M | 3,719 | Off-plan |
| 2026-03-26 | NA | 4,164 sqft | AED 15.5M | 3,719 | Off-plan |
| 2026-03-26 | NA | 2,812 sqft | AED 9.8M | 3,477 | Off-plan |
| 2026-03-26 | NA | 3,532 sqft | AED 12.9M | 3,638 | Off-plan |
| 2026-03-24 | NA | 2,855 sqft | AED 11.2M | 3,922 | Off-plan |
| 2026-03-24 | NA | 4,164 sqft | AED 15.4M | 3,702 | Off-plan |
| 2026-03-17 | NA | 3,774 sqft | AED 12.7M | 3,371 | Off-plan |
| 2026-03-17 | NA | 2,490 sqft | AED 9.8M | 3,933 | Off-plan |
| 2026-03-17 | NA | 2,519 sqft | AED 9.4M | 3,736 | Off-plan |
| 2026-03-17 | NA | 2,189 sqft | AED 8.9M | 4,047 | Off-plan |
| 2026-03-17 | NA | 2,812 sqft | AED 9.7M | 3,444 | Off-plan |
| 2026-03-17 | NA | 2,609 sqft | AED 10.0M | 3,820 | Off-plan |
| 2026-03-06 | NA | 2,855 sqft | AED 11.2M | 3,906 | Off-plan |
| 2026-03-06 | NA | 4,164 sqft | AED 15.4M | 3,702 | Off-plan |
| 2026-02-27 | NA | 2,844 sqft | AED 9.5M | 3,329 | Off-plan |
| 2026-02-27 | NA | 2,898 sqft | AED 10.3M | 3,568 | Off-plan |
| 2026-02-26 | NA | 4,029 sqft | AED 13.4M | 3,338 | Off-plan |
| 2026-02-26 | NA | 4,010 sqft | AED 13.4M | 3,346 | Off-plan |
| 2026-02-24 | NA | 2,471 sqft | AED 9.3M | 3,769 | Off-plan |
| 2026-02-24 | NA | 2,471 sqft | AED 9.4M | 3,785 | Off-plan |
| 2026-02-24 | NA | 4,010 sqft | AED 13.6M | 3,404 | Off-plan |
| 2026-02-24 | NA | 2,898 sqft | AED 10.5M | 3,626 | Off-plan |
| 2026-02-24 | NA | 2,189 sqft | AED 8.8M | 4,014 | Off-plan |
| 2026-02-16 | NA | 2,490 sqft | AED 9.7M | 3,900 | Off-plan |
| 2026-02-13 | NA | 2,844 sqft | AED 10.5M | 3,693 | Off-plan |
| 2026-02-13 | NA | 2,471 sqft | AED 9.3M | 3,769 | Off-plan |
| 2026-02-06 | NA | 2,898 sqft | AED 10.5M | 3,626 | Off-plan |
Source: DLD registered sale transactions. Floor and unit numbers aren’t published in the public transaction feed, so they’re not shown.
Construction photos — official DLD inspection uploads, newest first
2026-06-180.5% at inspection· 4 photos
2025-10-310.0% at inspection· 2 photos
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Project facts
Developer
BEYOND VESPERA REAL ESTATE DEVELOPMENT L.L.C
Area
Madinat Dubai Almelaheyah
Master project
—
Project type
Normal
Start date
2026-04-30
Planned handover
2028-12-30
Last inspection
2026-06-11
Project value
AED 290.8M
Units
118
Villas
0
Buildings
0
DLD project number
4183
Registration & escrow — verify before you pay anyone
DLD / RERA project no.
4183
Registered with DLD
2025-11-05
Regulator
Trakhees
Escrow account no.
0205937400402
Under Law 8 of 2007, off-plan payments for this project belong only in the escrow account above — a developer or agent directing your money anywhere else is a serious red flag. How escrow protects you →
Location — official site coordinates from DLD inspection records
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Madinat Dubai Almelaheyah · See every project on the construction map →
31 Above By Beyond: frequently asked questions — answers update daily from registry data
When will 31 Above By Beyond be handed over?
The developer's planned handover for 31 Above By Beyond is 2028-12-30; construction is currently 1% complete. Planned dates can move — track the project to be alerted the moment the official date changes.
How far along is construction on 31 Above By Beyond?
31 Above By Beyond is 0.5% complete according to the Dubai Land Department's inspection of 2026-06-11.
Is 31 Above By Beyond delayed?
As of today, 31 Above By Beyond has not passed its planned handover date of 2028-12-30. We compare the official date against the calendar daily and record every change on this page.
Who is the developer of 31 Above By Beyond, and do they deliver on time?
31 Above By Beyond is developed by BEYOND VESPERA REAL ESTATE DEVELOPMENT L.L.C. On our Developer Reliability Index they score 89/100 (A — On schedule), based on how much of their active portfolio is past its planned handover in the official registry.
What are real sale prices in 31 Above By Beyond?
Registered DLD sales in 31 Above By Beyond show a median of AED 3,711/sqft across 89 transactions since 2026-01-09. These are actual registered sales, not asking prices — the full breakdown is on this page.
Where is 31 Above By Beyond located?
31 Above By Beyond is located in Madinat Dubai Almelaheyah, Dubai. See every project in the area, plus prices and rents, on the area page.
How many homes are in 31 Above By Beyond?
31 Above By Beyond comprises 118 units (normal), per the DLD registry.
Can I see real construction photos of 31 Above By Beyond?
Yes — this page carries 6 official construction photos taken during Dubai Land Department inspections, newest from 2026-06-18, plus a time-lapse of the build. These are government inspection uploads, not marketing renders.
Is my money safe if I buy in 31 Above By Beyond?
Payments for registered Dubai off-plan projects go into a project-specific escrow account under Law No. 8 of 2007; the developer can only draw funds against certified construction milestones.
Where should payments for 31 Above By Beyond go?
Only into the project's DLD-registered escrow account (no. 0205937400402). Under Law 8 of 2007 every off-plan payment must go to this account, where the developer can only draw funds as construction milestones are certified. Anyone directing payments elsewhere is a serious warning sign.
How do I get alerts when something changes on 31 Above By Beyond?
Use the free Track this project form on this page. We check the official registry every day and email you the moment 31 Above By Beyond's progress, status, or planned handover date changes.
Progress history — one row per official DLD snapshot
| Snapshot date | Status | Complete | Planned handover |
|---|---|---|---|
| 2026-08-04 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-05 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-06 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-08 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-09 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-10 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-11 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-12 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-13 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-14 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-15 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-16 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-17 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-18 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-19 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-20 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-21 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-22 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-23 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-24 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-25 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-26 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-27 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-28 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-29 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-30 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-08-31 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-01 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-02 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-03 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-04 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-05 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-06 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-07 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-08 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-09 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-10 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-11 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-12 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-13 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-14 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-15 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-16 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-17 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-18 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-19 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-20 | ACTIVE | 0.5% | 2028-12-30 |
| 2026-09-21 | ACTIVE | 0.5% | 2028-12-30 |
Don't check back — we'll tell you.Progress moves, dates slip, statuses change. One email the moment it happens.
Track 31 Above By Beyond