Ghaziabad buyers: Does rent vs buy math work?

Raj Nagar Extension keeps coming up every time I shortlist something. I'm a first-time buyer, honestly not sure if buying right now makes sense in Ghaziabad. My budget is around ₹65-70L for a 2BHK, maybe in a project like Gaurs. But when I look at the rent vs. EMI, it feels off. For a 2BHK, I'm seeing rents around ₹18-20k, but the EMI for a ₹65L flat is like ₹45k. That's a huge gap, right? My parents keep saying property always appreciates, especially with the Delhi-Meerut Expressway and Metro work. But is the rental yield reality truly that low here? Or am I missing something? Should I just keep renting and invest elsewhere?