Is Varthur's property appreciation realistic?

Honestly, I'm trying to better understand Varthur's investment potential. From my experience, 2BHK appreciation here feels slower than Sarjapur Road. Data shows prices often hit ₹80L-₹1.2Cr, but is the ROI justified? The daily commute to Whitefield is brutal, impacting rental demand from IT professionals. Are current prices already factoring in Metro Phase 2's future impact? I've seen this pattern before where traffic caps initial gains. Any insights on actual negotiation room? Hope this helps someone looking to invest.