New launch hype vs resale safety, what's real?

Since last year, I've been eyeing properties in Gurugram, aur honestly, I'm confused. Everyone glorifies new launches but honestly, resale properties in areas like Sector 15 seem way safer. Log under-construction projects ko itna push karte hain, like GTM Builders ke projects bhi. But delivery risk ka kya? Legal verification aur OC ka tension alag. Resale mein kam se kam physical possession toh hai, aur title checks bhi clear mil jaate hain. Naye projects mein toh RERA ka bhi bharosa nahi lagta kai baar. Is it just me, ya resale is actually the smarter, less risky bet for first-time buyers? Change my mind.