Dubai-based, eyeing Ghaziabad – is it too late?

Ghaziabad's growth potential seems really promising, but I'm worried about timing. I'm based in Dubai and can't do a site inspection myself, so getting ground truth is tough. With the Delhi-Meerut Expressway and new Metro lines, should I consider places like Raj Nagar Extension or Siddhartha Vihar for a 2BHK around ₹70L? Is the market still good for appreciation by 2026-27, or has it peaked already? Also, are the advertised rental yields actually achievable there?