After two 2BHKs, eyeing a 3BHK in New Chandigarh

Spent the whole Sunday checking out options in Sector 49 and New Chandigarh. I've got two 2BHKs already, one in Mohali Sector 71 and another near Aerocity, both giving decent rental yields, around 2.5-3%. Now I'm eyeing a 3BHK, maybe in Omaxe or Godrej Properties in New Chandigarh, thinking about the New Chandigarh Master Plan impact. The prices are higher, ₹1.5Cr+ easily for a good 3BHK. My calculation says 2BHKs usually have better rental yield percentage-wise, around 3-4% for a ₹90L unit. But for appreciation, a 3BHK could potentially jump more in absolute value. Honestly, not sure if the higher capital outlay for a 3BHK justifies the ROI long-term. Is the demand for 3BHKs as strong for rentals or just end-users in these areas?