My 2BHK upgrade dilemma: Gold Royal 107 ROI?

Okay I'll be honest, I'm finding it hard to justify the premium for Gold The Royal 107 from an investment perspective. I'm currently in a 2BHK in Sector 120 and thinking of upgrading to a 3BHK here, but the ₹89.99 L–₹1.30 Cr price tag is steep. Everyone glorifies its luxury, but nobody talks about the *real* capital appreciation since its launch. Has it truly outperformed other completed projects, or is that just marketing? My bigger concern is the investor ratio. What's the actual end-user vs. investor split? If there are too many investor flats, won't that depress rental yields and make future resale tough? I need solid rental income projections, not just vague promises. Is Gold The Royal 107's appreciation oversold? Change my mind.