Sector 11 vs Sector 35: Rohini Rates, Maps & Plots
Sector 11 and Sector 35 sit 7.5 km apart in Rohini, but Delhi's colony-category system prices them very differently: Sector 11 carries a base circle rate of ₹1,28,000/m² against Sector 35's ₹56,000/m² — a 129% gap that flows straight into stamp duty and registration cost.
Circle-Rate Gap
129%
Sector 35 is cheaper
Distance Apart
7.5 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
39
DDA blueprint sheets
Key Valuation Metrics — Sector 11 vs Sector 35
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 11 | Sector 35 |
|---|---|---|
| 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 |
| Nearest Metro | Rithala (Red Line) & Samaypur Badli | UER-II |
| Primary Roads | KN Katju Marg, Shahbad Daulatpur Road | Sector 35-36 Link |
| Known Landmarks | Sector 11 Market · Gargi College annex area | Sector 35 Open Greens |
| DDA Blueprint Sheets | 36 sheets (35 pockets) | 3 sheets (3 pockets) |
| Stamp Duty (Delhi-wide) | Male 6% • Female 4% • Joint 5% (+1% registration) | |
Price & Registration Cost
Sector 35 is the cheaper entry point: its base circle rate of ₹56,000/m² is ₹72,000/m² below Sector 11's ₹1,28,000/m², a 129% discount on the statutory valuation floor. On a 100 sq m plot that is roughly ₹72,00,000 less in minimum assessed value before stamp duty even starts.
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
Transit is where the two diverge most clearly. Sector 11 is anchored by Rithala (Red Line) & Samaypur Badli, while Sector 35 is served by UER-II. For a buyer who commutes to Pitampura, Netaji Subhash Place, or the Red Line corridor, the difference in daily walk-out time is worth more than the circle-rate gap.
Map coverage on PlotBook
Sector 11: 36 digitized DDA sheets. Sector 35: 3 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 35 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 35 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 11 and Sector 35?
Sector 11 has a base residential circle rate of ₹1,28,000/m² (Category D); Sector 35 is ₹56,000/m² (Category F). The gap between them is 129%, with Sector 35 carrying the lower rate.
Which is cheaper to register a plot in — Sector 11 or Sector 35?
Sector 35 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 35 assesses lower per square metre, so the statutory minimum duty is lower there.
How far apart are Rohini Sector 11 and Sector 35?
The two sector centroids are about 7.5 km apart in North West Delhi. Sector 11 lies near Sector 11 Market, while Sector 35 lies near Sector 35 Open Greens — 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 3 sheets for Sector 35 (3 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 35 by 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.