My 2BHK upgrade path: Is Rajkot's premium justified?

Visited a few 3BHK projects near 150 Feet Ring Road last weekend. I'm currently in a 2BHK in Krishna Kunj and thinking of upgrading. The price jump for a 3BHK, especially from Maruti Group or Balaji Group, feels huge. Is that premium really justified for future appreciation, considering the new airport and AIIMS? My budget is around ₹90L-₹1.1 Cr. Not sure if the ROI is there. Any advice from folks who upgraded? Does a 3BHK or villa hold value better?