Ghaziabad property's 'all-in' cost is always a shocker, right?

Does anyone actually get a true picture of the all-in cost for a 2BHK in Ghaziabad before signing? I bought my first place near Vaishali a few months back, Karyan Group se. Now, I'm eyeing an investment in Indraprashtha Yojna. Builders initial price ₹70L batate hain, but jab stamp duty, registration, PLC, parking sab add hota hai, it easily crosses ₹85L. Is it just me, ya yeh extra charges standard hain? Koi batata nahi pehle. Also, construction-linked payment plans versus down payment – what's smarter for an investor looking at ROI? I'm trying to figure out the best way to leverage funds. And what about the super area vs carpet area game? Builders always inflate numbers, right? How much can one realistically expect to lose there? Looking for real ground-level advice.