Gurgaon flat: How to calculate real all-in cost?

Buying a flat in Gurgaon feels like navigating a maze these days. My kids have moved out, so I'm looking to sell our big house and get a compact 2BHK somewhere manageable, maybe near Dwarka Expressway like Sector 109. But yaar, builders like BLF Developers quote one price, then the all-in cost goes through the roof with PLC, floor rise, parking, and so many hidden charges. I heard about maintenance deposits or club fees popping up at possession time. It's confusing. Should I trust a broker to get a better deal, or go direct to the builder? Brokers often seem to push specific projects for their commission. I just want a clear picture of the final EMI and total out-of-pocket, without any surprises. What's the real ground reality for these extra costs? What advice do you have for someone like me, who wants a clean, transparent deal for a 2BHK in the ₹1.5-2 Cr range? Any tips to avoid these hidden costs or negotiate better on the total all-in price?