Sector 120 or Pari Chowk? Confused about ROI

Fed up of renting, landlord ne phir se rent badha diya! Finally taking the plunge and buying something. I'm looking at Sector 120 and Pari Chowk. Sector 120 mein Airwil Group ke projects dikh rahe hain. Anyone invested there? Kya kisi ko pata hai what's the real appreciation potential? Pari Chowk seems cheaper, but is it worth it long term? I'm thinking 2BHK for rental income later. EMI vs rent math isn't adding up easily. Not sure if I should go for under-construction or ready-to-move... RERA horror stories sunke darr lagta hai. Should I just stick to renting? Honestly not sure what to do. Koi advice?