Introduction
Selling property in India is a high-value transaction. But a common question that many buyers and sellers ask is: “Can you legally sell a property in cash in India?”
As more attention is being paid to the Income Tax Department and the government is keen on enhancing transparency, the cash transactions, at least in terms of real estate, are under probes. The following blog post will discuss the legality, risk and the implication of cash sale of a property in India in the year 2025.
Is Cash Sale of Property Legal in India?
Yes, the act of selling a property and getting a portion of the money in the form of cash is not against the law in as much as the aggregate sum of the cash is well within the legal limits and is fully declared to the government.
But huge cash deals (particularly amounts over 20,000) are suspect and the Income Tax Department can take notice of such a deal and even prosecute under anti money-laundering laws.
Income Tax Act Rules on Cash Transactions
According to the Income Tax Act, 1961, the following rules apply to property transactions:
Section 269SS:
- You cannot accept ₹20,000 or more in cash for a loan, deposit, or advance relating to a property transaction.
Section 269ST:
- No person can receive ₹2 lakh or more in cash:
- In aggregate from a person in a single day
- In respect of a single transaction
- In respect of transactions related to one event or occasion
Section 271D and 271DA:
- Violation of these provisions can attract a penalty equal to the amount received in cash.
Permissible Cash Limit for Property Deals
Here’s what you need to know:
| Transaction Type | Legal Cash Limit |
|---|---|
| Advance for property purchase | ₹20,000 max |
| Payment for a property transaction | ₹2 lakh max |
| Aggregate cash receipt per day/person | ₹2 lakh max |
Any amount above this must be done via banking channels—cheque, demand draft, or electronic transfer.
Penalties for Violating Cash Transaction Rules
If a property transaction violates the Income Tax provisions, both the buyer and seller may face:
- 100% penalty on the cash amount received or paid
- Possible scrutiny or raid by the Income Tax Department
- Notice from Enforcement Directorate (ED) in severe cases
- Legal action under the Benami Transactions (Prohibition) Act
How Black Money and Benami Law Are Related
In many cases, large cash payments in real estate are made to hide black money. This leads to:
- Benami Transactions: Properties purchased in another person’s name with unaccounted cash
- Undervaluation of property in sale deeds, leading to tax evasion
- Loss of stamp duty and registration charges to the government
To curb this, the government has empowered agencies to confiscate benami properties and initiate criminal proceedings.
Why Avoid Cash in Property Deals: Practical Risks
Even if both parties agree on a cash component, it poses serious risks:
1. Lack of Legal Protection
Cash payments are hard to prove in court. If the buyer or seller defaults, there’s no legal backing.
2. Future Tax Problems
During scrutiny, any cash received could be considered unexplained income and taxed at 60% or more, plus penalty.
3. Trouble in Resale
If a property was purchased with a large cash component, proving the full cost becomes difficult during resale, affecting capital gains calculation.
4. Bank Loan Issues
Banks and financial institutions won’t fund properties with unclear valuation or cash components.
How to Safely Conduct a Legal Property Sale
If you’re buying or selling a property, follow these steps for a safe and legal transaction:
1. Use Banking Channels
- Prefer RTGS, NEFT, IMPS, cheque, or demand draft for all payments.
2. Execute a Registered Sale Agreement
- Always register the Agreement to Sell and the Sale Deed to avoid future disputes.
3. Pay Full Stamp Duty
- Don’t underreport property value to save stamp duty. It leads to legal trouble later.
4. Disclose the Entire Amount
- Mention the full amount paid in the sale deed—no hidden cash should be involved.
5. Take Professional Help
- Consult a real estate lawyer or a chartered accountant for documentation and tax planning.
Conclusion
So, can you legally sell a property in cash in India?
Yes, but only in small amounts and within the legal limits.
No, if it exceeds ₹2 lakh or is used to hide black money.
With the government tightening regulations around real estate and focusing on digitization, it’s strongly advisable to avoid cash transactions altogether. A fully banked, transparent deal not only protects you from legal and financial risks but also boosts the resale value and credibility of the property.
