My Sector 13 Rohini property hunt: are prices fake?

Since January I've been looking at flats in Sector 13 Rohini for myself. I work in real estate, so I know the super area vs carpet area games. But buying for myself is different, man. Honestly, everyone's hyping Rohini's investment potential, especially with Metro Phase IV and UER-II connectivity. But are these prices *really* justified? I'm seeing 2BHKs pushing ₹1.2Cr, sometimes more, for units that need work. ROI seems okay on paper, but I'm worried about actual appreciation in 3-5 years. Is the 'limited supply' argument just a builder trick here? I think a lot of it is just artificial demand. What's the *real* resale market like? Can you actually exit without a huge discount if needed? Change my mind if you've seen something different. Disagree? Tell me why!