The real gamble of under-construction homes

Resale properties are way safer than new launches for first-time buyers. Everyone glorifies pre-launch discounts but nobody talks about the constant delivery delays and builder issues. I'm looking at a 2BHK near Cooke Town or Cox Town, targeting around ₹1.5 Cr. Prestige Group ke projects dekh raha hoon, but under-construction ka fear factor is real. My parents toh bolte hain ready-to-move lo, but price difference kitna zyada hai yaar. How do you even evaluate a builder's delivery risk beyond just RERA? Ab samajh nahi aa raha. Koi specific red flags hain jo site visit pe dekhne chahiye for under-construction? Sales guys toh bas sab achha hi batate hain. Change my mind.