Gated Community Gurugram: Is there still ROI potential?

My last Gated Community property barely gave 8% CAGR over 5 years; the promised 12% was a joke after all the 'maintenance' and 'PLC' adjustments. Now I'm eyeing Sector 65, 66 again in Gated Community, but prices for even a 3BHK are touching ₹2.5 Cr. Honestly, I'm not sure if there's any real upside left here. Has this corridor peaked already? I'm seeing projects like M3M Woodshire and Emaar MGF Emerald Hills, but the per sqft rate feels inflated. I'm worried about getting stuck with another property where hidden charges or unexpected RWA hikes eat into any potential yield. Had a nightmare with a builder once, ended up paying 15L extra for 'amenities' not even built. Is it worth putting more capital into Gated Community or should I look at emerging areas for better ROI? What are others seeing? Any specific sectors or projects you think are still undervalued?