First home hunt in Ghaziabad is a rollercoaster

Since last Diwali, I've been seriously looking for my first home in Ghaziabad, specifically around Bhuapur Village. I'm seeing 2BHKs for ₹70-80L, which feels pretty high. My parents say prices will only climb, but is it really justified for Bhuapur right now? I'm eyeing it for long-term investment, maybe 5-7 years. What's the actual appreciation potential here? Brokers are hyping upcoming infra, but I'm not sure how real that is. Has anyone bought here recently? Was there any room for negotiation? Any hidden costs you guys faced?