Noida Extension is massively underrated, change my mind.

Finally fed up of renting in Sector 138. Landlord raised rent AGAIN. Thinking of buying something in Noida Extension. Saw a Malik Infrahomes project. Seems decent. But everyone keeps saying Noida Extension is far and ROI is slow. Is it true? I'm looking at 2BHKs, budget around ₹60 lakh. Honestly not sure if I should go for it or stick to renting closer to office. EMI vs rent math is killing me. Has anyone else invested there recently? What's your experience? Am I missing something obvious? Should I just look at resale in older sectors instead? Thoda confused hu.