Affordable Ghaziabad investment near infra is a myth now.

Seriously, is finding an affordable 2BHK or 3BHK in Ghaziabad near the new infra even possible anymore? I'm based in Dubai, and every brochure makes Raj Nagar Extension or Crossings Republik sound like a goldmine with RRTS and EPE. But when I look at prices, especially from builders like Gaurs or Migsun, it feels like all the appreciation is already factored in. How can someone who can't do a site inspection myself figure out which areas, besides maybe Siddhartha Vihar, still have actual investment windows for decent rental yield, say for ₹70-80L? Or is it all just speculation now? Should I just look for something slightly further out, risking connectivity issues, or bite the bullet on these inflated prices, hoping Hindon Airport or NH9 will push them even higher? What's the ground reality?