Sector 20 vs Sector 38: Rohini Rates, Maps & Plots
This comparison breaks down the two Rohini sectors (20 and 38) that buyers most often shortlist together. They are 3.9 km apart, fall under Category E and Category F respectively, and their base circle rates differ by 0% — the single biggest driver of deed valuation between them.
Circle-Rate Gap
0%
Identical base rates
Distance Apart
3.9 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
8
DDA blueprint sheets
Key Valuation Metrics — Sector 20 vs Sector 38
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 20 | Sector 38 |
|---|---|---|
| Development Phase | Phase 4 & 5 (Plotted Belts) | Phase 4 & 5 (Plotted Belts) |
| Colony Category | Category E | Category F |
| Circle Rate (Base) | ₹56,000 / sq.m | ₹56,000 / sq.m |
| Circle Rate (Max) | ₹70,000 / sq.m | ₹65,000 / sq.m |
| Full Circle-Rate Band | ₹56,000 - ₹70,000 | ₹56,000 - ₹65,000 |
| Plot Sizes | 26 sq m, 32 sq m, 60 sq m, Pocket 1 to 8 | 26 sq m, 32 sq m, 60 sq m |
| Nearest Metro | Rithala (Red Line) & Pooth Kalan feeder | UER-II Transit Zone |
| Primary Roads | Pooth Kalan Road, Sector 20-21 Dividing Road | Outer UER-II Alignment |
| Known Landmarks | Sector 20 Dispensary · Pocket 1 Market | Sector 38 Northern Boundary Green |
| DDA Blueprint Sheets | 6 sheets (5 pockets) | 2 sheets (1 pockets) |
| Stamp Duty (Delhi-wide) | Male 6% • Female 4% • Joint 5% (+1% registration) | |
Price & Registration Cost
Both sectors carry an identical base residential circle rate of ₹56,000/m², so the deed-value floor is effectively the same in either pocket. The real cost difference shows up in plot mix, available sizes, and how far the sector has appreciated above circle rate in actual resale transactions.
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 20 connects via Rithala (Red Line) & Pooth Kalan feeder with road access on Pooth Kalan Road; Sector 38 leans on UER-II Transit Zone and Outer UER-II Alignment. Neither is isolated, but one will always be closer to your regular route — measure both against your actual commute before weighing the 0% rate gap.
Map coverage on PlotBook
Sector 20: 6 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 20 is Category E, 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 20 vs Sector 38 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 20 and Sector 38?
Sector 20 has a base residential circle rate of ₹56,000/m² (Category E); Sector 38 is ₹56,000/m² (Category F). The gap between them is 0%, and the two rates are identical at the base band.
Which is cheaper to register a plot in — Sector 20 or Sector 38?
Neither has an edge on paper — both share a base circle rate of ₹56,000/m², so the statutory minimum stamp duty is identical. The actual amount then depends on the agreed sale consideration and the buyer's gender (women buyers pay 4% vs 6% for men).
How far apart are Rohini Sector 20 and Sector 38?
The two sector centroids are about 3.9 km apart in North West Delhi. Sector 20 lies near Sector 20 Dispensary, 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 6 official blueprint sheets for Sector 20 (5 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 20 is served by Rithala (Red Line) & Pooth Kalan feeder; 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 0% circle-rate gap before deciding.