Upgrade dilemma: Is this premium justified for a 3BHK?

Spent the whole Sunday checking out options in the High Rental Yield corridor. I'm currently in a 2BHK in Sector 44 and thinking of upgrading to a 3BHK or maybe even a small villa. Log keh rahe hain ki new roads aur proposed metro ne kaafi fark daala hai prices par, especially around this belt. Is the price jump for a 3BHK in these areas actually worth it? Already have a home loan going, so EMI calculations are tight. High Rental Yield belt mein kya kisiko specific areas pata hain jahan connectivity improvements ka max benefit mila hai? Like Sector 66, 67, ya Zirakpur ke parts... kaunsa better lag raha hai for future appreciation aur rental potential? Not sure if the premium is justified for the infra upgrades. Any advice ya experiences?