Hallway

In cadastral terms, parcel refers to a sub-area of the cadastral district consisting of a contiguous group of land parcels. The term thus has a dual meaning: in everyday language, it refers to the entryway of an apartment; in official property law, the parcel is a level of classification within the real estate cadastre that is subordinate to the cadastral district. For real estate transactions, the cadastral meaning is always relevant.

The “Flur” as a Cadastral Unit

The real estate cadastre hierarchically divides the entire national territory into municipal districts, “flurs,” and parcels. Each municipal district generally corresponds to a municipality or a part of a municipality. This, in turn, is subdivided into several “flurs,” each designated by a “flur” number. Within a parcel, all land parcels are uniquely numbered. The complete address of a property in the cadastre is therefore: cadastral district - parcel number - land parcel number.

Significance When Purchasing Property

In the land register and on official site plans, the parcel number is specified for each property. When purchasing real estate in Bavaria, the parcel number is part of the notarized purchase agreement and is required for the unambiguous identification of the property. The Bavarian Surveying Office makes the current parcel maps publicly available via the Bavarian Geodata Portal (BayernAtlas), allowing buyers to check the location and layout of a parcel in advance.

Historical Origin of the Term “Parcel”

Historically, the term “parcel” dates back to the medieval village common-the collectively used fields and meadows of a village community outside the settlement. Today’s parcel numbers in the cadastre reflect this historical division: The boundaries between parcels often follow old field, stream, or forest boundaries that are centuries old. Anyone purchasing a property in an old village center in the Nuremberg metropolitan region may occasionally notice that the parcel boundaries still reflect the historical ownership and usage structures.

Land Readjustment: When Parcel Boundaries Are Redrawn

In certain situations-such as the development of new building areas or in land readjustment proceedings-parcels and land parcels are reorganized through official procedures (land readjustment, land redistribution pursuant to Sections 45 et seq. of the German Building Code (BauGB)). In this process, properties are assigned new parcel numbers; the parcel boundaries may also shift. Owners are involved in this process and receive a notice regarding the new cadastral registration.

“Flur” vs. “Flur”: Apartment Entrance and Cadastral Records

In everyday language, “Flur” also refers to the entrance or hallway area of an apartment. In the calculation of living space according to the WoFlV, this hallway is counted as full living space provided it meets the required ceiling height. When marketing apartments in Nuremberg, the listing description should clearly specify which meaning is intended to avoid misunderstandings with prospective buyers.

The entryway of an apartment is often an underestimated part of the space: In Nuremberg’s Wilhelminian-style buildings, entryways are sometimes generously sized and count fully toward the living area, which is relevant when calculating square footage.

Practical Tip for Property Owners in Nuremberg and Franconia

In the Nuremberg metropolitan area and the surrounding Franconian municipalities, established property boundaries have historical origins. When dividing or merging parcels of land, the responsible Office for Digitalization, Broadband, and Surveying (ADBV Nuremberg) must always be involved. Processing times for surveying orders can take several months; we recommend initiating such procedures well in advance of a planned transaction. We assist our clients in clarifying cadastral law issues and, if necessary, coordinate communication with the surveying office to ensure that purchase agreements can be processed smoothly.

Frequently Asked Questions

Where can I find the parcel number for my property?

The parcel number is listed in the land register extract and on the official site plan. Alternatively, you can view the cadastral map for free on BayernAtlas (geoportal.bayern.de) and search for your property using the address.

Does every federal state use the same cadastral system?

No. Cadastral matters are the responsibility of the individual states; Bavaria maintains the real estate cadastre in the ALKIS format (Official Real Estate Cadastre Information System). However, the terms “cadastral district,” “parcel,” and “parcel number” are uniformly regulated nationwide.

Do I need to know the parcel number when buying a house?

The notary will look up the parcel number themselves using the land registry data. As a buyer, however, you should verify that the property described in the listing matches the parcel designation specified in the purchase agreement.

What happens if a parcel number is incorrectly stated in the purchase agreement?

An incorrect parcel designation in the notarized purchase agreement can be corrected as long as both parties mutually intended the same property. The notary will issue a correction statement. In extreme cases-if the incorrect designation leads to a different property-the purchase agreement would be invalid and would have to be re-notarized.

Cadastral Data in the BayernAtlas and Digital Cadastral Media

Since the digitization of the real estate cadastre in the ALKIS system (Official Real Estate Cadastre Information System), cadastral and parcel data in Bavaria has been available online. The BayernAtlas (geoportal.bayern.de) provides the cadastral map as a free map layer: Users can activate the “Parcel” layer and identify each property with a single click by its municipal district, cadastral number, and parcel number. This feature is equally useful for prospective buyers, owners, and planners.

However, anyone requiring an officially binding certificate-such as for a building permit or a purchase agreement-must apply for the parcel and ownership certificate from the responsible Office for Digitalization, Broadband, and Surveying (ADBV). In addition to the parcel number, this certificate also includes the area specification, the location designation, and the registered owners.

Parcel Division in the Nuremberg Metropolitan Region

Within the Nuremberg city limits, the cadastral districts are sometimes finely subdivided, a result of the historically evolved settlement structure of the Franconian region. Individual neighborhoods such as Mögeldorf, Wöhrd, or Ziegelstein correspond to separate cadastral districts with their own parcel divisions. In the surrounding municipalities-such as Feucht, Lauf an der Pegnitz, or Zirndorf-there are also multiple parcels within a single municipal district that still reflect the old field layouts of the village communities.

For construction projects in outlying areas where parcels from different fields are to be consolidated or newly developed, it is important to communicate with the ADBV and the relevant building permit authority at an early stage. We support our clients in such projects from the cadastral search through to the notary appointment.

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