Sushant Lok: Are infrastructure premiums real?

Spent the whole weekend checking out options in Mohali, especially around the Sushant Lok corridor. Currently in a 2BHK in Sector 70, thinking of upgrading to a 3BHK or maybe a small villa. Already have a home loan, so the EMI jump needs to make sense. With all the new road developments and the proposed metro extension, I'm trying to figure out how much prices have actually changed in Sushant Lok. Does anyone feel the infrastructure upgrades have genuinely pushed up property values in certain pockets more than others? Like, areas closer to the PR-7 airport road or those near the upcoming metro line? Honestly not sure if the current premium in Sushant Lok is fully justified by these improvements. Is it a good time to buy, or should I wait? What does the community think? Which areas within Sushant Lok offer the best ROI right now, considering all this?