Kala Patthar site visit: Prices feel a bit off

Did a site visit to Kala Patthar last weekend, checking out some 2BHK and 3BHK options there. I work in real estate, but buying for myself is a different game, you know. Prices for 2BHKs are around ₹60-70L; honestly, feels a bit high for the current infra. Is there actual negotiation room, ya builders stick to their rates? Long-term investment potential pe kya scene hai? Metro connectivity improve ho rahi hai, but will that really push appreciation in 3-5 years? Rental demand kaisi hai? Also, commute to Delhi/Noida via metro ka real experience kaisa hai? Last-mile connectivity ka kya haal hai from Kala Patthar metro station?