Begumpet for an upgrade: Is the investment potential overrated?

Everyone glorifies Begumpet's location, but honestly, for a 3BHK upgrade, I'm not seeing the long-term ROI. Currently in a 2BHK, already have a home loan, and the premium for a bigger place here feels too high. Resale market mein kya scene hai? Will it really appreciate enough in 3-5 years to justify the current prices? Ya sirf hype hai? Should I consider areas like Kokapet instead for better appreciation? Change my mind.