From 2BHK to Birla Arika: Is the premium justified?

Did a site visit to Birla Arika on Saturday and honestly wasn't expecting this price tag. Currently in a 2BHK in Sector 69, thinking of upgrading to a 3BHK or a villa for better returns. This project's ₹12 Cr+ range is a huge jump. For investors, is the capital appreciation potential really there to justify this premium long-term? Also, what's the realistic rental yield here? With it being upcoming, are delivery risks for such a high-value property a major concern? Already have a home loan, so ROI is super important for me.