31 Above by Beyond (Omniyat): Sculptural Grade A Workspace in Dubai Maritime City

TL;DR Summary

• Commercial Landmark: A Grade A commercial tower in Dubai Maritime City, developed by Beyond Developments (an Omniyat Group subsidiary).
• Master Developer: The first commercial venture by Beyond, bringing Omniyat’s signature luxury design to the workplace.
• Sculptural Architecture: Features a unique design of six stacked offset volumes with a fully glazed glass-and-steel facade.
• Customizable Offices: Offers 116 shell-and-core units ranging from 2,200 to 12,250 sq. ft.
• Wellness-Driven: Features a dedicated fitness center, yoga studio, and beautifully landscaped outdoor terraces.
• Strategic Location: Situated in the heart of Dubai Maritime City, offering 360-degree views of the Gulf and skyline.

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1. Introduction: Redefining the Luxury Workspace in Dubai

31 Above by Beyond Developments is a revolutionary commercial project that defines the "new standard" for luxury workplaces in Dubai. Situated in the heart of Dubai Maritime City (DMC), this Grade A office tower is more than just a place of business; it is a sculptural landmark that bridges the gap between high-end architectural design and functional corporate infrastructure. Developed by Beyond, a specialized division of the world-renowned Omniyat Group, 31 Above is the developer’s first venture into the commercial sector, bringing their signature "live-by-design" ethos to the professional world.

Rising 31 office floors above the Arabian Gulf, 31 Above is designed for global corporations and visionary entrepreneurs who value design brilliance, wellness, and a prestigious waterfront address. It addresses the growing demand for "wellness-driven" office spaces in Dubai, providing a sophisticated environment where productivity and personal well-being are seamlessly integrated. For a business, 31 Above is not just an office; it is a statement of prestige and a gateway to the city’s futuristic maritime hub.

2. Developer Profile: Beyond Developments & The Omniyat Legacy

Beyond Developments is a boutique developer backed by the legendary Omniyat Group. Omniyat is synonymous with architectural ambition in Dubai, having created iconic landmarks like The Opus by Zaha Hadid and One at Palm Jumeirah. Their philosophy is centered on "Creating Art through Architecture," and 31 Above is a direct extension of this vision into the commercial realm.

The Omniyat Group’s involvement ensures that 31 Above meets the highest global standards of construction, finishing, and building management. By choosing Dubai Maritime City as the location for this flagship project, Beyond has demonstrated their strategic foresight in identifying the next major growth hub for the city’s corporate and maritime sectors. For an investor or a business owner, the Omniyat name represents a guarantee of design excellence and a high-performing, premium asset.

3. Location Deep Dive: Dubai Maritime City (DMC)

Dubai Maritime City is a 2.27-million-square-meter waterfront business district that is the crown jewel of the city’s maritime vision. Located between Port Rashid and Drydocks World, DMC is home to some of the world’s most important maritime and logistics enterprises.

The DMC Advantage:

• Waterfront Promenades: The district is surrounded by scenic waterfront pathways that connect the commercial towers to retail hubs and leisure destinations.
• Strategic Hub: DMC is part of the broader Rashid Yachts & Marina vision, placing residents and businesses at the center of a world-class yachting and luxury lifestyle district.
• Connectivity: The tower enjoys direct access to Sheikh Zayed Road and Jumeirah Road, providing a fast and traffic-free connection to Downtown Dubai and the Airport.
• Pedestrian Connectivity: The district is designed with a focus on "15-minute connectivity," where everything from schools to hospitals is within a short walk or drive.

Proximity to Hubs:

• Mina Rashid Cruise Terminal: 5 minutes.
• Downtown Dubai & Burj Khalifa: 10 minutes.
• Dubai International Airport (DXB): 15 minutes.
• DIFC & Business Bay: 20 minutes.

4. Architectural Identity: Six Sculptural Offset Volumes

The architecture of 31 Above is a masterclass in modern structural geometry. Reaching a height of G+5 Podium+31 Office Floors, the tower features a distinctive design characterized by six stacked offset volumes.

Key Design Features:

• Stacked Geometry: The tower’s offset volumes create a rhythmic, dynamic silhouette that changes appearance from every angle, making it a shimmering landmark on the DMC skyline.
• Fully Glazed Façade: The extensive use of floor-to-ceiling high-performance glass ensures that every office is flooded with natural light and provides tenants with 360-degree panoramic views of the sea and the city.
• The 7.5m Grand Lobby: The building features an ultra-luxury entrance lobby with a 7.5-meter ceiling height, finished with premium marble and curated artwork, signaling the prestige that lies within.
• Vertical Transportation: The tower is equipped with 13 high-speed passenger lifts (split between lower and higher zones) and 3 shuttle lifts for podium access, ensuring efficient and private movement for all tenants.

5. Grade A Excellence: 116 shell-and-core Customizable Units

31 Above features a total of 116 shell-and-core office units, providing businesses with the ultimate flexibility to design and customize their workspace according to their specific needs.

• Individual Office Units (2,200 to 4,500 sq. ft.): These are perfectly designed for high-end boutique firms and specialized consultancy agencies.
• Full Floor Plates (~12,250 sq. ft.): Highly sought-after by multinational corporations, these expansive floor plates offer 360-degree views and a private environment.
• Exclusivity: With only 4 units per floor, the tower ensures a high level of privacy and security for all tenants.
• Generous Ceiling Heights: The offices feature an average ceiling height of 3.2 meters, enhancing the sense of space and verticality.

6. Wellness-Driven Workspace: Health at the Center of Business

One of the defining features of 31 Above is its commitment to the "Wellness-Driven Workspace." The developer has recognized that productivity is deeply connected to the well-being of the workforce.

Wellness & Fitness:

• Dedicated Fitness Center: A state-of-the-art gymnasium featuring the latest cardio and weight training equipment.
• Yoga & Pilates Studio: Dedicated quiet zones for mindfulness and physical health within the professional environment.
• Landscaped Outdoor Terraces: Beautifully designed green zones on various levels where tenants can relax, network, or work in the open air.
• Smart Building Management: The building utilizes advanced HVAC and lighting systems to create a healthy and energy-efficient indoor climate.

7. Amenity Profile: More Than Just an Office

31 Above offers a suite of resort-style amenities that are typically found in ultra-luxury hotels, designed to support the needs of modern business leaders.

• Business Hub: State-of-the-art meeting rooms, business lounges, and conference facilities available for all tenants.
• Retail & Dining: The ground floor and podium levels house a variety of high-end cafes, F&B outlets, and retail boutiques.
• 678 Parking Spaces: Ample secure parking for tenants and visitors within the building’s five-level podium.
• 24/7 Security & Concierge: Professional staff and CCTV monitoring ensure peace of mind and a seamless experience for all businesses.

8. Views & Façade: Living with the Horizon

The views from 31 Above are truly spectacular. Depending on the unit's orientation, tenants can enjoy unobstructed vistas of the Arabian Gulf, the yachts in the marina, or the glittering skyscrapers of Downtown Dubai and Business Bay in the distance. The building’s fully glazed façade is not just an architectural feature; it is integral to the tenant experience, making the workspace feel larger and more connected to the horizons of the city.

9. Investment Potential: Q1 2029 Handover and the Maritime Hub

From an investment perspective, 31 Above is a "high-potential" asset. Grade A commercial office space in Dubai’s waterfront districts consistently outperforms the rest of the market in terms of capital appreciation and rental yield.

Why Invest Here?

• First-Mover Advantage: As the first luxury commercial project by Beyond, 31 Above offers early-entry pricing in a district that is guaranteed to appreciate as the Rashid Yachts & Marina project matures.
• High Occupancy Potential: The limited supply of shell-and-core Grade A offices in DMC ensures a constant demand from global maritime and corporate enterprises.
• Payment Plan (50/50):
  • 20%: Down Payment on booking.
  • 30%: During Construction (in installments).
  • 50%: On Handover (Expected Q1 2029).

This structure allows for significant capital appreciation during the 5-year construction period with a final payment due only upon the successful delivery of the property.

10. Conclusion: Why Choose 31 Above?

31 Above by Beyond (Omniyat) is the definitive choice for those who refuse to compromise on prestige, design, and wellness in their professional environment. It offers a unique luxury maritime lifestyle in one of Dubai’s most exciting and exclusive new business districts. Its combination of sculptural contemporary architecture, Grade A office facilities, and world-class amenities makes it a commercial masterpiece.

Whether you are a global corporation looking for a strategic base near the harbor, or an investor seeking a high-performing commercial asset, 31 Above provides the perfect balance of quality, location, and visionary design. It is where the future of work meets the legacy of the horizon in Dubai Maritime City.