Mahagun Mantra Villament investors: What's the real ROI?

The 'luxury' tag some projects carry in Noida feels like a total bait-and-switch sometimes. I'm looking at Mahagun Mantra Villament, thinking of upgrading from my 2BHK in Sector 78. The prices are ₹2.18 Cr+, a huge jump, and I'm already carrying a home loan. They pitched amazing capital appreciation and rental yields, but honestly, I'm not seeing that reflected much post-completion. Is the resale market even liquid enough for these premium villaments? I'm worried about getting stuck with a low ROI. What's the real rental income people are pulling there? And has anyone actually seen significant capital appreciation since launch? Not sure if this premium is justified for the actual returns. Anyone here bought into Mantra Villament? What's your experience been like with actual returns and exit strategy?