My Pune 2BHK hunt: The super area shocker

Digambar Nagar — RSMS9 Infrastructure LLP ke ek 2BHK pe nazar thi. Builders ka yeh super area vs carpet area game, it's a real trap for total acquisition cost. They quote ₹7200/sqft on super area, but carpet area barely 65% nikalti hai. Matlab, effective rate ₹11k+ ho jaata hai! I've seen this pattern before, especially with newer projects. How do you guys factor this into your ROI calculations? Any hacks to negotiate on carpet area price only, ya sab fixed hai?