Pune 3BHK upgrade: Real negotiation, pre-launch deals, and ROI?

Okay, I'll be honest — I completely underestimated how confusing this upgrade process is. I'm currently in a 2BHK and thinking of upgrading to a 3BHK or villa, maybe around Shewalewadi. Investor perspective hai, so deal value and total cost of acquisition is key. My main question is about negotiation. Pune mein builders jaise Metro Realty ke saath, kitna realistic discount expect kar sakte hain? Log bolte hain 5-10% tak bhi mil jaata hai, but is that true for new projects? Aur pre-launch pricing ka kya scene hai? Is it genuinely a better deal, ya just FOMO create karte hain? Already home loan hai, so I need to be smart about the next one. Any experiences, especially around the ₹1.2Cr to ₹1.8Cr range for a 3BHK? Should I wait ya abhi jump karoon?