Chandigarh investors: Broker's word vs. ground reality for deals?

₹95 lakh for a 3BHK in New Chandigarh from Ambika Realcon – feels a bit steep, even for an upgrade. My current 2BHK in Sector 44 is decent, but family badh rahi hai. I'm looking at a 3BHK or villa and trying to figure out the real deal. Brokers push hard, saying 'best price' and 'last chance'. But honestly, broker vs direct builder, who actually gives better negotiation scope? I'm already seeing a huge difference in super area vs carpet area numbers for similar units. Is that just a common trap? How much can one realistically negotiate on these prices, yaani kitna knock off kar sakte hain? Especially when they say it's 'non-negotiable'. What's your experience with Ambika or similar projects in New Chandigarh? Should I trust the broker's 'spot discount' claims ya directly builder se baat karni chahiye? Need some real gyaan on this.