Gurugram property: The real cost beyond the brochure

Been in real estate for years but buying my own place in Gurugram... it's a different beast. Everyone talks about negotiation, but honestly, how much can you *really* push on new projects? I'm eyeing a 3BHK in DLF Phase 3. My broker says 2-3% max, but is that just to close the deal or can we actually get more off the list price from BPTP? And the hidden charges – everyone glorifies capital appreciation but nobody talks about the final shocker at possession. PLC, OC, IFMS... they add up to crazy money. Forget the sticker price; the total cost of acquisition is what kills you. Is it even worth looking at new launches over secondary market for better negotiation leverage? I'm thinking resale might offer more wiggle room for a better deal. Disagree? Tell me why.