Adani Oyster Greens Phase 1: Real space vs. brochure space?

The actual usable space in many Mohali projects feels so much smaller than advertised, it's a real concern. We're seriously looking at Adani Oyster Greens Phase 1 for a 3BHK, upgrading for our growing family. My wife's main priority is a genuinely efficient layout, not just fancy renders, especially for the kids' rooms. Have any of you found a good trick to really assess carpet area during site visits? Does Adani's layout feel spacious enough for daily living, or is it just good on paper? Also, what's the neighbourhood vibe like? Are decent schools and markets genuinely close by for daily needs? And honestly, how are the noise levels and air quality? Is it truly a peaceful place, or are there constant construction sounds or traffic? Trying to get a real feel before committing. Your insights would be super helpful.