RRR impact: Are peripheral areas the next big thing?

What's the real ground reality of RRR's impact on property values outside the ORR? I've been tracking areas like Tellapur and Manikonda; prices have already moved. But I'm thinking about the truly peripheral zones, maybe near Pharma City. Meri calculation ke hisaab se, RRR ka long-term appreciation Metro Phase 2 se zyada hoga. Is it too early to invest there for 2026-27 returns? Kya risk factors hain?