Gulshan Homz delivers, but Sector 59 is still risky.

Sector 59 keeps popping up, but honestly not convinced. I work in real estate, and I know what builders don't tell you. I'm looking for a personal investment, not just pushing inventory. Seen a few Gulshan Homz projects, their OC is usually on time, which is rare. But sector matters, right? Noida vs Greater Noida is always the question. Sector 59 mein, is the appreciation worth the initial cost? Rent vs buy math isn't adding up for me there yet. Maybe 2BHK is better for rental yield, but 3BHK appreciates more, right? I'm confused. Koi batao yaar, sahi hai kya? What's the real story, off the record?