Is Noida Extension ROI hype or reality?

Everyone glorifies Noida Extension's ROI, but nobody talks about the real rental yields. I'm seeing barely 2-2.5% after OC. Sector 117 mein investment better hai? Chouhan Builders ke projects seem promising, but under-construction ka dar hai. Pre-launch discounts are rarely real discounts, tbh. Should I stick to ready-to-move for peace of mind? Disagree? Tell me why. Change my mind.