Upcoming projects rarely deliver on ROI promises.

Did a site visit to Purvanchal Sunbliss last Saturday, and honestly, the project looks decent but the current prices feel steep for an upcoming one. My budget is around 1.2 Cr for a 2BHK there, and I'm trying to figure out the real ROI potential. Has the price moved up significantly since its pre-launch? I'm not sure if there's much capital appreciation left if I buy now. Also, what's the general vibe on investor vs end-user ratio in these upcoming projects? Don't want to get stuck in a ghost society, that really impacts rental yields later, right? Any insights on actual rental expectations for a 2BHK, or is it too early to tell? Ab samajh nahi aa raha if it's worth it for long-term wealth creation.