Bhopura prices already priced in future growth, no real upside?

Been tracking Ghaziabad for years and Bhopura ka scene thoda different lag raha hai. Log bolte hain investment potential high hai yahan due to Eastern Peripheral Expressway connectivity, but what about the actual property prices? I've seen 2BHKs asking ₹55-60L, which honestly feels a bit stretched given the current infrastructure. My calculation shows the rental yield isn't matching up to areas like Siddhartha Vihar at similar price points. I'm wondering if buyers are overlooking the holding costs versus potential appreciation here. Is there actual negotiation room on these prices, ya phir builders are firm based on future development promises? I've seen this pattern before, future infra ka hype pehle hi price mein discount ho jaata hai. What's the real ground reality for appreciation in 3-5 years for a 2BHK here?