From broker to buyer – this market is confusing

Visited a few 3BHKs in Sector 34B last weekend, and honestly, the price jumps are wild. I work in real estate, so I see the marketing spin. But buying for myself, it's different. Everyone's hyping Airport Road (PR-7) and New Chandigarh Master Plan for appreciation. But off the record, are these timelines even real? We've seen delays with Mohali IT City before. Are people genuinely factoring in these infra projects, or is it just builder speculation? I'm looking at Zirakpur and Mohali. Should I jump now expecting PR-7 to deliver huge ROI, or wait for clarity on project completion? What's still affordable near these corridors, say under ₹90L for a 2BHK? Change my mind if you think the appreciation is guaranteed.