Upgrade to 3BHK or villa? Confused about ROI.

I'm currently in a 2BHK in Sector 117, Noida. Thinking of upgrading to a 3BHK or maybe even a villa. Is the price jump worth it, ya phir should I just stick with what I have? Already have a home loan, so EMI will definitely increase. Has anyone seen good appreciation in villas lately? Thinking Ratan Housing Development Ltd. has some decent options. Also, Noida vs Greater Noida – where will my money grow faster, honestly? I've heard Greater Noida offers bigger spaces for less, but Noida has better connectivity. Is the rental yield reality better in Noida? Matlab, are advertised yields actually achievable? Not sure if I should stretch my budget. Koi advice do.