Sector 3 vs Sector 38: Rohini Rates, Maps & Plots
This comparison breaks down the two Rohini sectors (3 and 38) that buyers most often shortlist together. They are 6.5 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 38 is cheaper
Distance Apart
6.5 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
26
DDA blueprint sheets
Key Valuation Metrics — Sector 3 vs Sector 38
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 3 | 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 | MIG & HIG Group Housing, Plotted pockets | 26 sq m, 32 sq m, 60 sq m |
| Nearest Metro | Rohini West (Red Line) | UER-II Transit Zone |
| Primary Roads | Bhagwan Mahavir Marg, Vishram Chowk | Outer UER-II Alignment |
| Known Landmarks | Vishram Chowk · Sector 3 Market | Sector 38 Northern Boundary Green |
| DDA Blueprint Sheets | 24 sheets (23 pockets) | 2 sheets (1 pockets) |
| Stamp Duty (Delhi-wide) | Male 6% • Female 4% • Joint 5% (+1% registration) | |
Price & Registration Cost
On pure pricing, Sector 3 is the premium of the two — ₹1,28,000/m² base versus ₹56,000/m² in Sector 38. For a buyer whose ceiling is the deed value rather than the resale quote, Sector 38 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 3 connects via Rohini West (Red Line) with road access on Bhagwan Mahavir Marg; 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 129% rate gap.
Map coverage on PlotBook
Sector 3: 24 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 3 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 3 vs Sector 38 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 3 and Sector 38?
Sector 3 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 3 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 3 and Sector 38?
The two sector centroids are about 6.5 km apart in North West Delhi. Sector 3 lies near Vishram Chowk, 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 24 official blueprint sheets for Sector 3 (23 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 3 is served by Rohini West (Red Line); 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.