Buy or rent in Rohini, Delhi NCR? (2026)
Updated November 2026 · Typical 2BHK, 20-year view
Even if prices keep rising at Rohini’s 10-year trend of 4.5% a year, renting and investing the money you would have spent on the home leaves you about ₹4.01 Cr richer after 20 years.
Buying wins only if prices grow faster than 10.0% a year. Rohini’s 10-year trend is 5.5 points below that.
Rohini in numbers
The 20-year comparison
The buyer pays the down payment and stamp duty on day 1, then the EMI and maintenance each month. The renter puts the same day-1 money into a Nifty 50 index fund, pays rent, and each month invests whatever the buyer spends over rent. Whoever spends less in a month invests the difference, so both start and continue with the same money.
| Cash on day 1 (20% down + 7% stamp duty) | ₹27,00,000 |
|---|---|
| Monthly EMI | ₹69,426 |
| Owning costs more than renting in year 1 by | ₹46,593/mo |
| Home value after 20 years | ₹2.41 Cr |
| Buyer’s wealth (home, loan repaid, + any invested surplus) | ₹2.41 Cr |
| Renter’s Nifty 50 portfolio | ₹6.42 Cr |
| Difference | Renting ahead by ₹4.01 Cr |
| Buyer’s annual return (IRR) | 5.2% vs 12% for the fund |
Rent avoided is the buyer’s return on the flat, on top of price growth. Here that is a 3.2% yield, against a 8.5% loan rate, which is why price growth has to do most of the work for buying to win.
About Rohini
Rohini is one of Asia's largest planned residential areas, in north-west Delhi. Developed by the DDA, it has many group housing societies, independent plots and good metro coverage on the Red Line. It is a mature, middle-class area with schools, markets and hospitals.
- Large planned township
- Red Line metro
- DDA housing
- Mature neighbourhood
- Schools & markets
Major employers nearby: Offices in Netaji Subhash Place & Pitampura, North Delhi businesses, Industrial areas (Bawana, Narela).
Getting around
- Metro: Red Line: Rohini East, Rohini West, Rithala; Magenta Line extension towards Majlis Park nearby
- Highway: Outer Ring Road; NH-44 via Mukarba Chowk
- Peak traffic: Outer Ring Road and sector roads slow at peaks
- Congestion: Moderate
Schools
- Schools in Rohini (many CBSE) (CBSE) — Large choice including well-known private schools
Nearby
- Hospitals: Dr Baba Saheb Ambedkar Hospital, Saroj & Jaipur Golden hospitals
- Malls: Unity One Mall, Adventure Island & Metro Walk
- Parks: Japanese Park, Sector parks
Investment view
Rohini is a stable, lived-in market where price growth has been slow. It suits families who want space and metro access in north Delhi. 2BHK-sized rents run about ₹24,000–30,000/mo. A self-use buy rather than an investment.
Other localities in Delhi NCR
- Greater Noida West Close call
- Golf Course Ext Road Close call
- Dwarka Expressway Close call
- Sohna Road Rent and Invest wins
- DLF City Phases Rent and Invest wins
- New Gurgaon (Sec 82+) Rent and Invest wins
- Manesar Rent and Invest wins
- Noida Sector 62–137 Rent and Invest wins
- Noida Sec 44–52 Rent and Invest wins
- Sohna Rent and Invest wins
- Noida Extension (Sec 1) Rent and Invest wins
- Greater Noida (Main) Rent and Invest wins
- Indirapuram Rent and Invest wins
- Vasant Kunj Rent and Invest wins
- South Delhi Rent and Invest wins
- Dwarka Sectors Rent and Invest wins
- Yamuna Expressway Rent and Invest wins
- Raj Nagar Extension Rent and Invest wins
- Faridabad (Sec 85+) Rent and Invest wins
See all Delhi NCR localities side by side →
Questions people ask
Is it better to buy or rent in Rohini?
Even if prices keep rising at Rohini’s 10-year trend of 4.5% a year, renting and investing the money you would have spent on the home leaves you about ₹4.01 Cr richer after 20 years. Buying wins only if prices grow faster than 10.0% a year. Rohini’s 10-year trend is 5.5 points below that. This assumes a typical 2BHK at about ₹1.00 Cr, 8.5% home loan for 20 years and a Nifty 50 index fund at 12% a year for the renter.
What is the rental yield in Rohini?
About 3.2% gross for a typical 2BHK: roughly ₹27,000 a month on a home worth about ₹1.00 Cr. That is a price-to-rent ratio of 31, meaning the home costs 31 years of rent.
What is the EMI on a 2BHK in Rohini?
About ₹69,426 a month on a ₹80 L loan (20% down on a ₹1.00 Cr home) at 8.5% for 20 years. In year 1, owning costs about ₹46,593 a month more than renting the same flat, after maintenance.
How fast have property prices grown in Rohini?
About 4.5% a year on average over 2014–2024, with rents growing about 3.2% a year (Blended 10-yr trend (2014–2024) · RBI House Price Index, Anarock Research, 99acres, Knight Frank). Past growth is not a promise of future growth.