Sector 11 vs Sector 38: Rohini Rates, Maps & Plots
Sector 11 versus Sector 38 is a classic Rohini trade-off: established metro access on one side, lower entry pricing on the other. Below is the number-by-number breakdown — circle rates, plot sizes, blueprint coverage, and the 5.9 km of North West Delhi geography between them.
Circle-Rate Gap
129%
Sector 38 is cheaper
Distance Apart
5.9 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
38
DDA blueprint sheets
Key Valuation Metrics — Sector 11 vs Sector 38
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 11 | Sector 38 |
|---|---|---|
| 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 Transit Zone |
| Primary Roads | KN Katju Marg, Shahbad Daulatpur Road | Outer UER-II Alignment |
| Known Landmarks | Sector 11 Market · Gargi College annex area | Sector 38 Northern Boundary Green |
| DDA Blueprint Sheets | 36 sheets (35 pockets) | 2 sheets (1 pockets) |
| Stamp Duty (Delhi-wide) | Male 6% • Female 4% • Joint 5% (+1% registration) | |
Price & Registration Cost
The valuation gap is meaningful and quantifiable: Sector 11's base circle rate is 129% higher than Sector 38's (₹1,28,000 vs ₹56,000/m²). Because Delhi stamp duty is a flat percentage of whichever is higher — circle rate or sale consideration — that gap is what a buyer actually pays at the Sub-Registrar.
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
Connectivity favours whichever side of Rohini you already travel through. Sector 11's metro access runs through Rithala (Red Line) & Samaypur Badli; Sector 38's through UER-II Transit Zone. Road-wise, KN Katju Marg serves Sector 11 and Outer UER-II Alignment serves Sector 38.
Map coverage on PlotBook
Sector 11: 36 digitized DDA sheets. Sector 38: 2 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 38 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 38 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 11 and Sector 38?
Sector 11 has a base residential circle rate of ₹1,28,000/m² (Category D); Sector 38 is ₹56,000/m² (Category F). The gap between them is 129%, with Sector 38 carrying the lower rate.
Which is cheaper to register a plot in — Sector 11 or Sector 38?
Sector 38 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 38 assesses lower per square metre, so the statutory minimum duty is lower there.
How far apart are Rohini Sector 11 and Sector 38?
The two sector centroids are about 5.9 km apart in North West Delhi. Sector 11 lies near Sector 11 Market, while Sector 38 lies near Sector 38 Northern Boundary Green — 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 2 sheets for Sector 38 (1 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 38 by UER-II Transit Zone. 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.