Can't figure out true flat size or best deal

The super area vs carpet area thing is really stressing me out. Fed up of renting, I'm finally looking for a 2BHK near Sector 34B. How do you compare properties when builders like Vamana Group only quote super area? It feels like a trap. Are spot discounts real for a ₹80L flat, or just a rush tactic? Should I go direct or through a broker?