Cadastral map

Cadastral Map - an official map issued by the Cadastral Office (Real Estate Cadastre) that depicts the location, shape, and size of all parcels of land in a specific area to scale. It serves as the authoritative basis for determining property boundaries and is an indispensable document for real estate transactions, building permit applications, and land registry entries.

What information does the cadastral map contain?

The cadastral map - also known as a property map or land registry map - displays a wide range of property-related information. Each parcel is identified by a unique parcel number, which allows for unambiguous identification. In addition, the building outlines of all structures on the parcel are marked, so that the development situation can be grasped at a glance.

The map also includes information on the land use of the areas, such as whether they are residential, farmland, or forest. Boundaries of municipal districts and cadastral areas are also marked. Together with the real estate register, which contains descriptive data for each parcel, the cadastral map forms the official real estate cadastre.

For real estate buyers, the cadastral map is particularly valuable because it shows the actual property boundaries. In practice, we frequently find that fences, hedges, or walls do not stand exactly on the property line. The cadastral map provides clarity here. When submitting a building application, the building authority also typically requires a current excerpt from the cadastral map as part of the building documents.

Cadastral Map, Site Plan, and Zoning Plan - The Differences

The cadastral map is often confused with the site plan or the zoning plan. While the cadastral map documents the current state of the properties and buildings, the zoning plan shows the municipality’s planning regulations-that is, what may be built on a property. The official site plan, in turn, is prepared by a publicly appointed surveyor and is based on the cadastral map, but contains additional information such as elevation data and building lines. For a complete overview before purchasing a property, we recommend consulting all three documents.

Digital Cadastral Map and ALKIS in Bavaria

Bavaria maintains the real estate cadastre in the modern ALKIS format (Official Real Estate Cadastre Information System). This standardized data format has been gradually introduced since 2010 and has replaced the former paper-based cadastral map. The data is continuously updated and can be accessed by government agencies, notaries, and-in a limited view-by the public as well.

Digital recording enables more precise boundary information and faster updates during surveys. Nevertheless, it is important to note that even in ALKIS, older boundaries that have not been resurveyed may still be based on historical measurements that do not fully correspond to modern GPS methods. In cases of boundary disputes, an official survey is always necessary.

Practical Tip for Nuremberg and Franconia

In Bavaria, the State Office for Digitalization, Broadband, and Surveying provides the cadastral maps. For the Nuremberg metropolitan region, cadastral maps can be conveniently viewed online via the BayernAtlas or the Geoportal Bayern-initial orientation is even available there for free. Anyone who needs a certified extract, for example for a notary or a building permit application, can request it from the responsible Office for Digitalization, Broadband, and Surveying in Nuremberg. The fees depend on the scope of the information provided. We are happy to assist our clients in the region with obtaining the relevant cadastral documents so that no questions remain unanswered during a purchase or construction project. An up-to-date cadastral map extract is particularly indispensable before purchasing land with unclear boundaries-such as in established village structures in the Franconian countryside.

Frequently Asked Questions

How up-to-date is a cadastral map?

The cadastral map is continuously updated by the Cadastral Office, for example following property divisions, mergers, or new surveys. However, it is possible that recently constructed buildings may not yet be recorded. We therefore recommend always requesting the most recent extract available when purchasing property and checking the date of issue.

Can I view the cadastral map online?

Yes, in Bavaria, you can view it via BayernAtlas and the Bavarian Geoportal. There, you can view parcels with parcel numbers and municipal boundaries. However, for legally binding purposes such as land registry applications or building permits, a certified extract is required, which must be requested from the relevant surveying office.

Why does a notary need a cadastral map?

When notarizing a property purchase, the cadastral map serves to uniquely identify the property being purchased. The notary uses the parcel number and municipal boundary to ensure that the buyer and seller are referring to the same property. Without a cadastral map, a legally valid notarization is not possible.

Who is allowed to request a cadastral map?

Property owners can request a cadastral map extract free of charge. Third parties-such as buyers, real estate agents, and architects-can obtain extracts for a small fee, but must have a legitimate interest or the owner’s power of attorney to do so. The exact regulations are set forth in the Bavarian Surveying Act.

How much does an official cadastral map extract cost in Bavaria?

The fees are based on the Bavarian Surveying Fees Regulation (BayVermGebO). A basic parcel certificate in digital form costs between 15 and 40 euros, depending on the scope of information and the responsible Office for Digitalization, Broadband, and Surveying. Certified printouts for notarial or official purposes are slightly more expensive. In the Nuremberg metropolitan region, applications can be submitted in person at the office in Nuremberg (Alexanderstraße), by mail, or in a simplified form via the BayernAtlas online portal. Anyone who needs the extract for a building permit application should check with the relevant building authority to find out which format and scale are required-usually, a certified extract at a scale of 1:500 or 1:1000 is required. For more complex property situations involving multiple parcels or unclear boundary lines, we recommend consulting a publicly certified surveyor who can expertly interpret the extract.

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