10 years of renting, finally pulling the trigger in GGN

Sector 65 — I've been eyeing properties here for a while now. Honestly, I'm just fed up of renting; my landlord raised the rent again, so it's time to finally take the plunge. I'm looking at 3BHKs, mostly around Golf Course Extension Road or Dwarka Expressway, budget's around ₹2.5 Cr. RTM projects from DLF or M3M feel super expensive. EMI looks crazy. I'm wondering if under-construction is better value. Like, Godrej Properties has some stuff, but I'm worried about delays and RERA issues. Heard about pre-launch offers too, but is that just a trap? Is Gurgaon still a good investment for 2026-27, or have prices peaked? What sectors are actually good for appreciation?