Hoskote property appreciation is pure speculation

Are Hoskote property prices already overvalued for its current infrastructure? I've been tracking it, and 2BHKs are touching ₹80L-₹90L, even for projects a bit off the main road. The data on appreciation seems strong, but is that just speculation on the Peripheral Ring Road and Aerospace SEZ? From my experience, future potential gets priced in way too early here. What's the real ROI outlook in 3-5 years? Are we seeing actual rental demand pick up, or is it mostly end-users?