Hidden factors affecting 2BHK vs 3BHK ROI in Noida

My lease ends in 4 months and I still haven't figured this out. I'm looking to buy my first home in Noida, budget around ₹80L-₹1.2Cr, mostly for end-use but appreciation bhi chahiye. Not sure if 2BHK is better for future rental yield ya 3BHK mein invest karna chahiye. Noida Extension ya Yamuna Expressway side dekh raha hoon. Builders like Gaurs Group ya Godrej Properties ka track record kaisa hai? Suna hai Jewar Airport aur Metro extension se kaafi impact hoga, but which areas exactly? Is 2BHK in a good project like ATS Greens better ya 3BHK thoda door? My parents keep saying 3BHK le lo, but EMI will be high. Kya lagta hai, which option makes more sense for a first-time buyer like me? Honestly, ab samajh nahi aa raha.