Rajkot real estate: Seeking advice on upgrading to 3BHK/villa

Budget finalised, loan pre-approved — ab Rajkot mein sector choose karne mein stuck hoon. Currently, I'm in a 2BHK near University Road, thinking of upgrading to a 3BHK or even a small villa. Meri budget around ₹80L-₹1.2Cr hai. Dekh raha hoon Kalawad Road aur 150 Feet Ring Road areas, especially around AIIMS. Balaji Group ya Aastha Group ke projects mein koi experience? Not sure if the current premium due to Airport aur AIIMS ka hype justified hai. Matlab, will these areas keep appreciating ya Mota Mava, Nana Mava mein long-term ROI better milega? Is it the right time for a bigger place considering current interest rates? Has anyone else thought about this upgrade in Rajkot?