Chandigarh property hunt: Best value and broker strategy?

Been renting in Chandigarh for 10 years now and I'm honestly fed up. EMI vs rent math finally makes sense, so I'm diving into property hunting as an investor. I'm looking at Sector 24C, but generally, for a 2BHK around ₹80L, kitna stamp duty aur registration ka kharcha expect karna chahiye actual mein? Isme bhi negotiation ka scope hota hai kya, ya it's fixed by the government? I heard some areas in Mohali like Aerocity ya New Chandigarh mein abhi bhi thodi price correction ho sakti hai. Matlab, underpriced assets mil sakte hain kya? Also, brokers ka role kitna important hai? Should I go direct builder ya broker ke through better deal milti hai? Sometimes lagta hai they just push properties for their commission. Has anyone found genuinely good value in Chandigarh recently?