World Spa West: My pricing dilemma

Unitech's past delivery issues are a real concern, honestly. I'm in real estate, but buying for myself is different. Looking at Unitech The World Spa West. The ₹11.79 Cr asking price feels steep given their track record. Are people seeing real capital appreciation or just holding value? What's the sentiment on revised timelines? Don't want capital stuck. Is the investor ratio too high here?