Sector 35 vs under construction - confused!

Is Sector 35 still a good bet? I work in real estate, so I know the super area vs carpet area games, but buying for myself is different, yaar. I'm seeing some decent rates in Yam Construction's under-construction project, but RERA horror stories give me chills. Has anyone had good experiences with them? Matlab, genuine experiences, not just what the sales guys tell you. Should I just stick to ready-to-move in Sector 35 even if the EMI is higher? Rent vs buy is always a headache. Honestly not sure which way to go. Kya kisi ko pata hai which will give better ROI in the long run? All opinions appreciated!