UER-II & Metro Phase IV: Confused about buying now

Did a site visit to some land parcels near the upcoming Urban Extension Road-II last weekend, especially around Dwarka and Rohini. I work in real estate, but buying for myself is a whole different ballgame, yaar. Everyone's betting big on UER-II and the Metro Phase IV expansion around areas like Jhilmil Colony, saying prices will shoot up. But honestly, I'm not sure if the promised completion timelines for these infra projects are realistic. Kitna delay ho sakta hai? I'm looking for a 3BHK, my budget is around ₹2.5Cr. Should I invest now, ya thoda wait karun for better clarity? Kya abhi bhi koi affordable investment window bacha hai, ya sab speculation hai? Godrej ya DLF jaise builders ke projects mein ROI kaisa hai near these corridors? Off the record opinions needed.