My Gaursons Atulyam dilemma: is it worth the investment?

₹85 lakh for a 2BHK in Gaursons Atulyam — is this actually the going rate now? I'm looking at it for investment, but honestly not sure if it's the right move. Builder ka track record toh decent lag raha hai, but pre-launch se ab tak kitna appreciation hua hai, does anyone know? I'm trying to figure out the actual capital appreciation potential here. Also, rental yield kya expect kar sakte hain? Greater Noida mein investor ratio high rehta hai kya yahan pe? Ghost society ka darr lagta hai, which affects resale badly. Mera budget ₹90L tak hai, toh is range mein ye project worth it hai for long-term hold? Ya should I look at something else for better ROI? Thoda confused hoon.