Engineers Estate: My ROI reality check?

Just moved into Engineers Estate last month, and honestly, everyone talks about its prime location, but what about the actual rental yield? Expected to get at least 45k for a 2BHK, but market mein 38k bhi mushkil se mil raha hai. Investor ratio itna high hai ki society kaafi khaali lagti hai. Secondary market mein bhi demand utni strong nahi lag rahi, resale potential pe doubt hai. Is it just me, ya Engineers Estate ka ROI overhyped hai? Change my mind.