Gurgaon infra projects: Where's the real ROI?

Is Dwarka Expressway's completion actually translating to real appreciation in sectors like 102, or just builder hype? I'm in a 2BHK in Sector 65, eyeing a 3BHK. Global City ka bhi same scene hai. Delays ka kya? EMI badhegi, toh ROI dikhna chahiye. Change my mind.