Super area confusion for my first Gurgaon home

The super area vs carpet area game builders play is so frustrating. Renting se toh pak chuka hoon, ab finally apna ghar lena hai. Gurgaon mein Ireo group ke projects dekh raha tha, especially around Mundka side. Builders always quote super area, but carpet area mein itna difference hota hai. Matlab, value for money kaise calculate karein? Also, broker ke through jaana better hai ya direct builder se? Brokers often promise spot discounts but I'm not sure if that's real. Kya lagta hai, where's the actual deal?