Sector 11 vs Sector 28: Rohini Rates, Maps & Plots
This comparison breaks down the two Rohini sectors (11 and 28) that buyers most often shortlist together. They are 5.5 km apart, fall under Category D and Category F respectively, and their base circle rates differ by 129% — the single biggest driver of deed valuation between them.
Circle-Rate Gap
129%
Sector 28 is cheaper
Distance Apart
5.5 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
51
DDA blueprint sheets
Key Valuation Metrics — Sector 11 vs Sector 28
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 11 | Sector 28 |
|---|---|---|
| Development Phase | Phase 1 & 2 (Established) | Phase 4 & 5 (Plotted Belts) |
| Colony Category | Category D | Category F |
| Circle Rate (Base) | ₹1,28,000 / sq.m | ₹56,000 / sq.m |
| Circle Rate (Max) | ₹1,59,000 / sq.m | ₹65,000 / sq.m |
| Full Circle-Rate Band | ₹1,28,000 - ₹1,59,000 | ₹56,000 - ₹65,000 |
| Plot Sizes | 60 sq m, 100 sq m, Group Housing | 26 sq m, 32 sq m, 60 sq m, 100 sq m |
| Nearest Metro | Rithala (Red Line) & Samaypur Badli | Proposed Metro Phase IV & UER-II |
| Primary Roads | KN Katju Marg, Shahbad Daulatpur Road | Sector 28-29 Dividing Road |
| Known Landmarks | Sector 11 Market · Gargi College annex area | Sector 28 Commercial Pocket · Pocket 3 Greens |
| DDA Blueprint Sheets | 36 sheets (35 pockets) | 15 sheets (14 pockets) |
| Stamp Duty (Delhi-wide) | Male 6% • Female 4% • Joint 5% (+1% registration) | |
Price & Registration Cost
On pure pricing, Sector 11 is the premium of the two — ₹1,28,000/m² base versus ₹56,000/m² in Sector 28. For a buyer whose ceiling is the deed value rather than the resale quote, Sector 28 stretches the same budget about 129% further per square metre.
Delhi stamp duty at a glance
Charged on whichever is higher — circle rate or sale consideration. Women buyers pay 4%, men 6%, joint (male + female) 5%, plus a flat 1% registration fee.
Connectivity & Location
Sector 11 connects via Rithala (Red Line) & Samaypur Badli with road access on KN Katju Marg; Sector 28 leans on Proposed Metro Phase IV & UER-II and Sector 28-29 Dividing Road. Neither is isolated, but one will always be closer to your regular route — measure both against your actual commute before weighing the 129% rate gap.
Map coverage on PlotBook
Sector 11: 36 digitized DDA sheets. Sector 28: 15 sheets. Each is the original government scan with deep zoom to plot-number level.
What the Colony Category Difference Means
Delhi classifies colonies A through H by civic infrastructure and planning age, and these two sectors sit in different bands: Sector 11 is Category D, Sector 28 is Category F. That single letter sets the circle rate and therefore the minimum stamp duty and registration payable — the cheaper category is not a discount on the property, it is a lower government-assessed floor.
Sector 11 vs Sector 28 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 11 and Sector 28?
Sector 11 has a base residential circle rate of ₹1,28,000/m² (Category D); Sector 28 is ₹56,000/m² (Category F). The gap between them is 129%, with Sector 28 carrying the lower rate.
Which is cheaper to register a plot in — Sector 11 or Sector 28?
Sector 28 is cheaper at the Sub-Registrar, because Delhi stamp duty (6% male, 4% female, 5% joint, plus 1% registration) is charged on whichever is higher: the circle rate or the sale price. On the base circle rate alone, Sector 28 assesses lower per square metre, so the statutory minimum duty is lower there.
How far apart are Rohini Sector 11 and Sector 28?
The two sector centroids are about 5.5 km apart in North West Delhi. Sector 11 lies near Sector 11 Market, while Sector 28 lies near Sector 28 Commercial Pocket — close enough to compare seriously, far enough that daily metro and road access genuinely differ.
How many official DDA layout sheets are available for each sector?
PlotBook has digitized 36 official blueprint sheets for Sector 11 (35 pocket plans) and 15 sheets for Sector 28 (14 pocket plans). Each sheet is the original DDA-published scan, viewable with deep zoom down to individual plot numbers on the sector pages linked below.
Which sector has better metro connectivity?
Sector 11 is served by Rithala (Red Line) & Samaypur Badli; Sector 28 by Proposed Metro Phase IV & UER-II. If your commute touches the Red Line or Yellow Line differently, one will clearly save time daily — weigh that against the 129% circle-rate gap before deciding.