Malkajgiri plots: Is the investment hype real?

Malkajgiri keeps coming up when I shortlist areas. From my experience, prices seem a bit steep for the current development. Is the appreciation forecast real, or just RRR speculation? I'm seeing older 2BHKs at ₹70L. What's the actual investment potential here in 3-5 years? Not sure if the ROI adds up.