Noida Extension pre-launch: Real deal ya hype?

Visited a few Apex Group projects in Sector 22 last weekend. Builder sales guy was pushing hard for pre-launch, saying it's the best ROI. But I'm wondering, is that true for Noida Extension anymore? My experience says secondary market mein sometimes better deals mil jaate hain. Plus, pre-launch mein hidden costs aur delays ka risk rehta hai. Kya lagta hai, actual discount kitna milta hai pre-launch mein compared to resale? Should I wait for OC for better clarity? Any thoughts on negotiating with Apex?