In a significant ruling with wide implications for India’s real estate market, the Supreme Court has clarified that builders and property sellers cannot forfeit earnest money if they themselves are in breach of the agreement, even if the homebuyer has also defaulted. The judgment provides crucial guidance on how courts will balance equities when both parties fail to honour contractual obligations.

The ruling came in Subhash Aggarwal vs. Mahender Pal Chhabra & Anr., a long-running property dispute that traces its origins back to 2008 and highlights the legal risks associated with delayed payments, incomplete documentation, and prolonged litigation.

The Deal That Went Wrong

The dispute revolved around an agreement to sell a 300-square-yard residential property in Ashok Vihar, Delhi, for a total consideration of ₹6.11 crore. At the time of execution of the agreement in January 2008, the buyer paid ₹60 lakh as earnest money, followed by an additional ₹30 lakh a few months later.

While the seller acknowledged receiving ₹90 lakh, the transaction failed to close by the agreed date in May 2008.

The buyer approached the court seeking specific performance, asking the seller to be compelled to complete the sale. The seller, on the other hand, argued that the buyer lacked the financial capacity to pay the remaining ₹5.21 crore and had failed to appear before the Sub-Registrar on the due date.

Fault on Both Sides

As the case moved through the courts, a critical fact emerged: neither party had fully complied with the agreement.

• The buyer failed to prove readiness and willingness to pay the balance amount.
• The seller failed to complete essential legal formalities, including mutation of the property and conversion from leasehold to freehold.

After nearly 17 years of litigation, the Supreme Court held that forcing the sale at this stage would be inequitable, especially given the long passage of time and the failures on both sides.

The Big Question: What Happens to the Earnest Money?

This is where the judgment becomes particularly important for homebuyers.

The Delhi High Court had earlier allowed the seller to forfeit the ₹60 lakh earnest money, while directing refund of the remaining ₹30 lakh with interest. The Supreme Court overturned this approach, holding that forfeiture of earnest money would amount to unjust enrichment when the seller is also at fault.

The Court emphasised that:

• Earnest money can be forfeited only when the buyer alone is in breach, and
• A defaulting seller cannot profit from the buyer’s default.

Equitable Solution Instead of Forfeiture

Rather than ordering a mechanical refund with interest calculations spanning nearly two decades, the Supreme Court adopted an equitable approach.

To bring finality to the dispute, the Court directed the seller to pay the buyer a lump sum compensation of ₹3 crore, effectively restoring the buyer while allowing the seller to retain the property.

This approach balanced:

• The buyer’s long-blocked funds and lost opportunity, and
• The seller’s right not to be forced into a stale transaction.

What This Means for Homebuyers

The judgment sends a clear message:

• Earnest money is not automatically forfeitable
• Sellers must strictly comply with legal and contractual obligations
• Courts will intervene to prevent unfair windfalls

Homebuyers must still demonstrate readiness and financial capability, but they are not without protection if the seller has also defaulted.

Key Takeaways for Buyers and Sellers

• Earnest money forfeiture is not a penalty clause, but an equitable remedy
• If both parties are at fault, courts may deny forfeiture altogether
• Long delays and incomplete compliance weaken claims on both sides
• Equity, not technicality, will guide final relief

A Cautionary Tale for Real Estate Transactions

This ruling underscores the importance of document compliance, financial preparedness, and timely execution in property deals. It also reassures homebuyers that courts will not permit sellers to unjustly enrich themselves by holding both the property and the buyer’s money.

For India’s evolving real estate market, the message is clear: contracts bind both sides equally—and fairness will prevail where both fail.

Also Read: No provision in RERA to forfeit earnest money

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