Greater Noida RERA zone: Timing my investment?

The 'RERA Approved Projects' corridor in Greater Noida feels like it's already peaked for investment, but I could be wrong. I work in real estate, but buying for myself is a whole different ballgame; you really see through the marketing. I'm scouting for a 3BHK, purely investment-focused, maybe for self-use later. My budget's around ₹85-95L. I was initially checking sectors near the Expressway, but those prices just feel inflated now. So, is this RERA-approved zone genuinely still undervalued, or has that ship sailed? I'm seeing options in areas like Sector 10 and 12 with decent amenities. What's the real ROI potential for a 2-3 year holding period? Are there any specific projects offering genuine value right now, or is it mostly about resale? Should I jump in now, or hold off? Need some honest, off-the-record opinions.