Chandigarh metro promises confusing property hunt

The metro project in Chandigarh feels like a never-ending story. I'm so fed up of renting, finally taking the plunge to buy something, but prices are already crazy, especially near potential metro routes. Like, in Sector 44 or even Zirakpur, it seems jahan metro ki baat bhi hoti hai, wahan rates skyrocket. Is this real appreciation ya just builder marketing? I'm looking at a 2BHK around ₹85L. My EMI vs rent math only makes sense if there's actual growth, not just speculation. Will the metro actually come, and if it does, which areas will truly benefit? Not sure if these 'future infra' promises are worth paying a premium for now. Anyone bought property banking on metro impact? What's your experience?