New Delhi infra projects: Which areas will truly benefit?

Okay, I'll be honest, selling our big house after the kids moved out is making me overthink everything. Ab chhota flat dekh rahe hain Delhi mein, something manageable, especially near a good hospital. I'm seeing a lot of talk about Delhi Metro Phase IV aur UER-II. Kya lagta hai, Dwarka ya Rohini jaise areas mein real appreciation milegi from these projects? Ya yeh sab bas builders ka marketing hai? And, in projects ki timeline kitni realistic hai? Don't want to buy expecting connectivity in 2 saal, aur woh 5 saal lag jaaye. Any experiences?