Ghaziabad infra buzz: Hype or real appreciation in emerging areas?

Fed up of renting yaar, my landlord just hiked rent again. Finally taking the plunge to buy in Ghaziabad. My budget is around ₹70-80L for a 2BHK. Everyone glorifies the Delhi-Meerut Expressway and Metro Red Line extension for amazing price appreciation, but honestly, I think it's mostly hype for areas like Indirapuram or Vaishali. Those places are already quite pricey. Real appreciation ka potential toh Chhapraula ya Raj Nagar Extension ke outer pockets mein hai, jahan abhi bhi affordable options mil jaate hain. Near Hindon Airport bhi kuch areas hain jo develop ho rahe hain. The connectivity improvements will definitely help, but I doubt it'll make a huge difference to already expensive areas. Matlab, kya lagta hai, is it worth paying a premium now for speculated future gains? Or should one look at emerging areas with lower entry points? Change my mind.