My own Gurgaon purchase feels different, even for me

Budget finalised, loan pre-approved — now stuck on which sector. I work in real estate, but buying for myself in Gurgaon feels different. Looking at a 2BHK around Nirvana Country. Builders still play those super area vs carpet area games, right? How much can you actually negotiate a spot discount with someone like Diplomats Group? And do brokers honestly get better deals than going direct?