Is Sector 34B still a value zone for investors?

Not proud of this, but I almost got duped by a pre-launch scheme. I'm looking for investment in Chandigarh, but Zirakpur aur Mohali ke rates high lag rahe hain. My budget is around ₹70L-₹80L for a 2BHK. Kya Sector 34B mein abhi bhi value hai, ya wahan bhi prices inflated hain? Brokers toh bas new projects push karte hain. Are there any actual price correction zones or underpriced assets one can find? Also, with builders like Raheja Universal, how much spot discount is realistic? Ya sab bas broker-negotiation ka khel hai?