Mullur's investment potential is totally overrated

Okay, I'll be honest – I thought I knew Bengaluru real estate, but Mullur ke current prices dekh ke I'm a bit confused. Currently in a 2BHK near Bellandur, thinking of upgrading to a 3BHK or maybe even a villa in Mullur. Already have a home loan, so EMI ka tension toh hai hi. Mullur mein property prices bilkul justified lagte hain kya? Matlab, is the price jump from other established areas really worth it for the value? Builders wahan koi negotiation kar rahe hain ya full price hi hai? Investment potential kaisa hai 3-5 saal mein? Capital appreciation aur rental demand kya lagti hai? Ek main concern paani ka bhi hai, borewell pe depend karna padega ya municipal supply bhi aa raha hai abhi? Koi real experiences share kar sakta hai, please? Should I consider Mullur ya wait karna better rahega for a better deal?