Ghaziabad upgrade dilemma: Best areas for 2026 appreciation?

Two years ago, I'd have laughed at these prices, but now I'm seriously considering an upgrade. I'm currently in a 2BHK in Shivpuri, thinking of moving to a 3BHK or even a small villa. Mera budget around ₹1.2 Cr tak hai. I'm looking at areas like Indirapuram, Crossings Republik, ya phir Raj Nagar Extension. With all the infra development, especially the Metro Red Line extension, Ghaziabad ka future bright lag raha hai. But which specific areas will actually give maximum appreciation by 2026? I mean, where should I invest for the best returns? Also, under-construction projects mein risk zyada hai kya compared to ready-to-move, considering the price difference? What's your take on the top 3 areas for appreciation in the next two years?