Broker buying for self: AU The Sunflower doubts

Budget finalised, loan pre-approved for AU The Sunflower Phase 1. Everyone glorifies this project's appreciation but I'm honestly not seeing much upside from pre-launch prices. I work in real estate, so I see the games builders play. Is anyone genuinely convinced about capital appreciation here, or is it mostly priced in already? Their delivery track record isn't exactly stellar either. Should I be worried about delays or RERA issues down the line? Change my mind if you think this is a solid long-term bet.