Struggling to find real value in current Gurgaon market

Property prices in Golf Course Extension Road have shot up 15-20% in the last year, making value buys tough. I've bought a couple of properties already, but ab Gurgaon mein entry point dhoondhna mushkil ho raha hai. Is it just me, or are most good projects by M3M, Emaar, Sobha now overpriced for a decent ROI? I'm specifically looking at areas with potential for price correction or where appreciation hasn't fully peaked yet. Dwarka Expressway ke sectors 102-113 seem promising, especially with the upcoming completion. Kya wahan abhi bhi negotiation scope hai, ya builders like Global Horizon Holdings Private Limited have already factored in future growth? Also, what's the real total cost of acquisition in these 'value' zones? Stamp duty, registration ke alawa, are there any hidden charges I should watch out for? Not just PLC ya floor rise, but kuch aur? What's your experience finding underpriced assets in this market?