Is Akash Nagar's 'value' just a marketing trick?

Did some online research on Akash Nagar projects in Ghaziabad for investment, and honestly, I'm a bit skeptical. Everyone talks about it being 'affordable' compared to Indirapuram, but when I see 2BHKs going for ₹70-80L, I'm like, really? I'm based in Dubai, so can't do a site inspection myself, but from what I'm reading, the infra wahan still feels a bit... developing. Is the appreciation potential really that great in 3-5 years, ya just hype? Also, big concern for me is safety, especially for rental families. Raat mein wahan ka scene kaisa hai? Looks like a good option on paper for rental income if I find a reliable property manager, but are these prices justified for the ground reality? Change my mind.