Sohna investors: Real value in early-bird deals or just hype?

Spent the last few days researching Sohna properties, especially around Sector 110. I'm based in Dubai, so getting ground-level info is tough. NRI Builders ke projects dekh raha tha. They're pushing pre-launch offers, claiming best entry point. Does pre-launch pricing actually give a real discount, ya builder bas hype create kar raha hai? Also, super area vs carpet area ka difference, aur phir floor-rise premium, PLC charges – yeh sab add hoke total cost kitna badha dete hain? As an investor, ROI aur total cost of acquisition mere liye crucial hai. Secondary market mein better negotiation milti hai kya? Ya pre-launch deals hi sahi hain, despite these additional costs? Community ka kya take hai?