Sector 21 vs Sector 23: Rohini Rates, Maps & Plots
Sector 21 versus Sector 23 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 1.7 km of North West Delhi geography between them.
Circle-Rate Gap
0%
Identical base rates
Distance Apart
1.7 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
17
DDA blueprint sheets
Key Valuation Metrics — Sector 21 vs Sector 23
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 21 | Sector 23 |
|---|---|---|
| Development Phase | Phase 4 & 5 (Plotted Belts) | Phase 4 & 5 (Plotted Belts) |
| Colony Category | Category E | Category E |
| Circle Rate (Base) | ₹56,000 / sq.m | ₹56,000 / sq.m |
| Circle Rate (Max) | ₹70,000 / sq.m | ₹70,000 / sq.m |
| Full Circle-Rate Band | ₹56,000 - ₹70,000 | ₹56,000 - ₹70,000 |
| Plot Sizes | 26 sq m, 32 sq m, 60 sq m, 100 sq m | 26 sq m, 32 sq m, 60 sq m, 100 sq m |
| Nearest Metro | Rithala (Red Line) | Rithala & proposed Metro Phase IV |
| Primary Roads | Sector 21 Main Avenue | Sector 23 Main Road, UER-II connector |
| Known Landmarks | Sector 21 Central Green · Pocket 7 Commercial Complex | Sector 23 Market · DDA Zonal Park Sector 23 |
| DDA Blueprint Sheets | 10 sheets (9 pockets) | 7 sheets (6 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
Connectivity favours whichever side of Rohini you already travel through. Sector 21's metro access runs through Rithala (Red Line); Sector 23's through Rithala & proposed Metro Phase IV. Road-wise, Sector 21 Main Avenue serves Sector 21 and Sector 23 Main Road serves Sector 23.
Map coverage on PlotBook
Sector 21: 10 digitized DDA sheets. Sector 23: 7 sheets. Each is the original government scan with deep zoom to plot-number level.
What the Colony Category Difference Means
Both sectors fall under Delhi Government colony Category E, so they share the same statutory rate band and identical stamp-duty treatment (6% male / 4% female / 5% joint, plus 1% registration). Any price difference between them comes from market premium — age, road width, builder-floor stock — not from the government's valuation table.
Sector 21 vs Sector 23 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 21 and Sector 23?
Sector 21 has a base residential circle rate of ₹56,000/m² (Category E); Sector 23 is ₹56,000/m² (Category E). 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 21 or Sector 23?
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 21 and Sector 23?
The two sector centroids are about 1.7 km apart in North West Delhi. Sector 21 lies near Sector 21 Central Green, while Sector 23 lies near Sector 23 Market — 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 10 official blueprint sheets for Sector 21 (9 pocket plans) and 7 sheets for Sector 23 (6 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 21 is served by Rithala (Red Line); Sector 23 by Rithala & proposed Metro Phase IV. 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.