Sector 4 vs Sector 21: Rohini Rates, Maps & Plots
Sector 4 versus Sector 21 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 2.9 km of North West Delhi geography between them.
Circle-Rate Gap
129%
Sector 21 is cheaper
Distance Apart
2.9 km
Centroid to centroid
Cheapest Rate
₹56,000
per m², base band
Combined Maps
18
DDA blueprint sheets
Key Valuation Metrics — Sector 4 vs Sector 21
Statutory circle rates, Delhi colony categories, and verified DDA blueprint coverage for both sectors.
| Parameter | Sector 4 | Sector 21 |
|---|---|---|
| Development Phase | Phase 1 & 2 (Established) | Phase 4 & 5 (Plotted Belts) |
| Colony Category | Category D | Category E |
| Circle Rate (Base) | ₹1,28,000 / sq.m | ₹56,000 / sq.m |
| Circle Rate (Max) | ₹1,59,000 / sq.m | ₹70,000 / sq.m |
| Full Circle-Rate Band | ₹1,28,000 - ₹1,59,000 | ₹56,000 - ₹70,000 |
| Plot Sizes | Plotted residential, Group Housing Societies | 26 sq m, 32 sq m, 60 sq m, 100 sq m |
| Nearest Metro | Rohini West (Red Line) | Rithala (Red Line) |
| Primary Roads | Bhagwan Mahavir Marg | Sector 21 Main Avenue |
| Known Landmarks | Ayodhya Chowk · Modern Convent School | Sector 21 Central Green · Pocket 7 Commercial Complex |
| DDA Blueprint Sheets | 8 sheets (7 pockets) | 10 sheets (9 pockets) |
| Stamp Duty (Delhi-wide) | Male 6% • Female 4% • Joint 5% (+1% registration) | |
Price & Registration Cost
The valuation gap is meaningful and quantifiable: Sector 4's base circle rate is 129% higher than Sector 21'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 4's metro access runs through Rohini West (Red Line); Sector 21's through Rithala (Red Line). Road-wise, Bhagwan Mahavir Marg serves Sector 4 and Sector 21 Main Avenue serves Sector 21.
Map coverage on PlotBook
Sector 4: 8 digitized DDA sheets. Sector 21: 10 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 4 is Category D, Sector 21 is Category E. 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 4 vs Sector 21 — Frequently Asked Questions
What is the circle rate difference between Rohini Sector 4 and Sector 21?
Sector 4 has a base residential circle rate of ₹1,28,000/m² (Category D); Sector 21 is ₹56,000/m² (Category E). The gap between them is 129%, with Sector 21 carrying the lower rate.
Which is cheaper to register a plot in — Sector 4 or Sector 21?
Sector 21 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 21 assesses lower per square metre, so the statutory minimum duty is lower there.
How far apart are Rohini Sector 4 and Sector 21?
The two sector centroids are about 2.9 km apart in North West Delhi. Sector 4 lies near Ayodhya Chowk, while Sector 21 lies near Sector 21 Central 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 8 official blueprint sheets for Sector 4 (7 pocket plans) and 10 sheets for Sector 21 (9 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 4 is served by Rohini West (Red Line); Sector 21 by Rithala (Red Line). 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.