Family upgrade in Gurugram: Uncovering the real costs

My wife's priority for the kids' school admission means we need a bigger place ASAP. We're eyeing a 3BHK, maybe around Sector 7, specifically looking at Ireo Group projects. I'm trying to figure out if pre-launch deals are truly better value. Someone quoted a 3BHK for around ₹2.8 Cr, but then mentioned PLC and floor rise. Do these extra charges just eat up the initial discount, or is there a real saving? Also, what about hidden charges closer to possession? My friend got hit with unexpected club membership and IFMS fees right at the end. How do you account for those? Are there other things like maintenance deposits or utility hookup fees that suddenly pop up? Trying to calculate the *actual* all-in cost is so tough. Any advice on what to watch out for or how to get a clearer picture upfront?