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Issues: (i) Whether, on the facts of the real estate project, only the profit element embedded in the on-money receipts could be brought to tax and, if so, at what rate; (ii) whether the on-money income was taxable in the year of receipt or in the year of execution of the sale deed, and whether ICDS-III applied.
Issue (i): Whether, on the facts of the real estate project, only the profit element embedded in the on-money receipts could be brought to tax and, if so, at what rate.
Analysis: The receipts recorded in the seized material represented undisclosed on-money from property transactions. The books were not accepted, and estimation of income was required, but the addition could not extend to the entire gross receipts because the taxable amount was only the profit element embedded in such receipts. The rate of estimation had to be based on the nature of the project, surrounding facts, past margins, and comparable material. In the facts of the case, the Tribunal found that a uniform 10% estimate on on-money was fair and reasonable.
Conclusion: Only the profit element embedded in the on-money receipts was taxable, and the addition was restricted to 10%.
Issue (ii): Whether the on-money income was taxable in the year of receipt or in the year of execution of the sale deed, and whether ICDS-III applied.
Analysis: The Tribunal held that the accounting principles relied upon by the Revenue under ICDS-III were not applicable to the assessee in the facts of the case. The assessee followed revenue recognition on execution of the sale deed, and the taxable event for the estimated on-money profit was therefore aligned with the year in which the conveyance/sale deed was executed and the relevant risk and reward passed. The year of mere receipt of on-money was not accepted as the correct year for taxation on these facts.
Conclusion: The on-money profit was taxable in the year of execution of the sale deed, not in the year of receipt, and ICDS-III was held inapplicable.
Final Conclusion: The assessee succeeded on the rate of estimation and on the year of taxation, while the Revenue's appeals failed; the consolidated result was partial relief to the assessee and dismissal of the Revenue's appeals.
Ratio Decidendi: In cases of undisclosed on-money receipts from real estate transactions, only the profit embedded in such receipts is taxable, and the timing of taxation follows the assessee's recognised revenue event where the applicable accounting standard is inapplicable on the facts.
On-money receipts in real estate are taxable only on embedded profit, with timing linked to sale deed execution.
Undisclosed on-money receipts in a real estate project are taxable only to the extent of the profit element embedded in those receipts, not as gross receipts. The estimation must reflect the project's nature, surrounding facts, past margins and comparable material; on the facts, a 10% addition was treated as fair and reasonable. Taxability was also aligned with the year of execution of the sale deed, not the year of mere receipt, because the assessee's revenue recognition followed conveyance and ICDS-III was held inapplicable on those facts. The ITAT thus granted partial relief to the assessee and rejected the Revenue's case on both rate and timing.
Estimation of profit on on-money receipts - Revenue recognition of unaccounted profit in real estate transactions - Applicability of ICDS-III Estimation of profit on on-money receipts - Embedded profit theory - Best judgment estimation - HELD THAT: - The Tribunal held that on-money receipts represent undisclosed sales and, therefore, the entire receipt cannot be assessed as income; only the profit embedded therein is taxable. It found that estimation of profit must rest on a reasonable basis drawn from the nature of the project, location, cost structure, seized material and past audited profit margins, and cannot be fixed arbitrarily. On examining the material in the group cases, the Tribunal noted that the past average margin was around 6.5% and that the projects carried comparatively higher costs and expenses. Following the jurisdictional High Court principle that only embedded profit in on-money can be taxed, and adopting the approach already taken in the identical group case of M/s. R K Infralink LLP [2026 (3) TMI 732 - ITAT RAJKOT], it held that a uniform estimation of 10% on on-money was fair and reasonable, thereby rejecting both the assessee's plea for a lower rate and the Revenue's plea to sustain the higher estimation. [Paras 16, 17] The additions were directed to be recomputed by applying 10% to the on-money receipts for all the assessment years, with the assessee's appeals partly allowed and the corresponding Revenue grounds dismissed. Revenue recognition of unaccounted profit in real estate transactions - Execution of sale deed - Applicability of ICDS-III - The unaccounted profit relatable to on-money was taxable in the year in which the sale deed was executed and significant risks and rewards were transferred, and not in the year of receipt of on-money; ICDS-III was held inapplicable to the assessee. - HELD THAT: - The Tribunal held that it was erroneous to invoke ICDS-III for the assessee, since that standard applies to construction contracts of contractors, whereas the assessee was not a contractor but a developer following its own consistent method of revenue recognition. It accepted that the assessee had consistently recognised revenue when the transaction materialised through execution and registration of the sale deed, that being the point at which significant risks and rewards stood transferred to the buyer. Relying on the view taken in the identical group case and on the authorities recognising taxation of such receipts on accrual upon transfer of title, the Tribunal held that even estimated profit on on-money could be brought to tax only in the year of execution of the sale deed and not merely on receipt of advance cash. [Paras 19, 20] The Revenue's challenge to taxation in the year of receipt was rejected, and the direction to assess the estimated unaccounted profit in the year of execution of the sale deed was sustained. Final Conclusion: The Tribunal held that only the embedded profit in on-money receipts could be taxed and fixed the estimation uniformly at 10% for A.Y. 2019-20 to 2022-23. It further upheld taxation of such estimated profit in the year of execution of the sale deed, rejected the Revenue's reliance on ICDS-III, partly allowed the assessee's appeals and dismissed all the Revenue's appeals.