Super area figures are just a builder's trick, no?

Siddapura keeps coming up every time I shortlist something. Kids have moved out, so we're looking for a compact 2BHK, something manageable. Bhoo Developers ka ek project dekha hai. Builder bol raha hai super area 1200 sqft hai but carpet area toh bohot kam lag raha. Is this super area trap real? Aur broker ke through jaana sahi hai ya direct builder se deal karein for better price? Kya lagta hai?