Sahibabad prices are a mirage, not real value

Budget finalised, loan pre-approved – ab Sahibabad Industrial Area mein stuck hoon. Real estate mein kaam karta hoon, par khud ke liye buy karna is a whole different game. Builders jo yahan projects show kar rahe hain, like some from Gaurs or ATS, unke prices jo 2BHK ke liye 60-70L dikhate hain, are they really justified? I know about super area vs carpet area games. Is there actual negotiation room, ya sab fixed hai? Daily life ka kya scene hai yahan? Especially traffic, Hindon Airport road ya Delhi-Meerut Expressway se commute kaisa rehta hai peak hours mein? Aur investment potential, 3-5 saal mein kitna appreciation expect kar sakte hain? Ya sirf affordability ke liye sahi hai? Koi off-the-record advice ya hidden costs jo builders nahi batate, please share. Hope this helps someone else too.