What's the real all-in cost for a 3BHK in Sector 45?

What's the actual all-in cost for a 3BHK in Sector 45 from M3M? I'm looking at around ₹2.2 Cr base price. Beyond stamp duty, registration, and PLC, I keep hearing about hidden charges like club membership or internal fit-outs appearing near possession. How much more did these extras realistically add to your total acquisition cost? Trying to project ROI for investment, and these unknowns are killing me. Is a fully transparent cost sheet even possible with Gurgaon builders?