Sector 81, Noida: Is the future appreciation real?

Thinking of upgrading from my current 2BHK. Sector 81 is on my radar, but is the price jump to a 3BHK or villa worth it? I'm already have a home loan, so EMI is a big factor. Honestly not sure if the advertised appreciation is realistic. I've heard mixed reviews about the water supply there. Anyone living there actually facing water issues regularly? What about the resale market? Can you easily sell if needed or will I have to discount it heavily? Already saw one project, but the high maintenance charges gave me pause. Is the RWA actually effective? Any opinions would be super helpful before I commit.