Amanora Park Town 3BHK: How to decode actual pricing?

Amanora Park Town – been looking at flats there for a bigger 3BHK for the family. My kids are growing, and my wife really wants more space, plus a good school nearby. We're budgeting around ₹1.5Cr, maybe a bit more if it's the right fit. One thing that's really confusing is the super area vs carpet area thing. Builders like Bramhacorp quote super area, but it feels like you're paying for space you don't even use. How do you guys factor that into the actual price/sqft? Is there a trick to comparing apples to apples? Also, what's better for cash flow and overall cost – construction-linked payment plans or a higher upfront down payment? And for negotiation, should I try direct with the builder or is a broker actually able to get better terms in Pune? Honestly not sure how to get the true best deal without surprises. Any specific tips for a family buyer?