parcel of land

Parcel is the smallest cadastral unit in the official real estate cadastre in Germany. It is a geometrically defined, uniquely identified portion of the earth’s surface that is assigned a parcel number within a cadastral district. In the land register, each parcel is listed as an object to which property rights, easements, and encumbrances are assigned.

Structure and Designation of a Parcel

Each parcel is uniquely identified by a combination of the cadastral district name, cadastral block number, and parcel number. In a notarized purchase agreement, this information is stated as follows: “Cadastral District of Nuremberg, Block 12, Parcel 345/6.” A parcel may belong to a single owner or be jointly owned by several persons. It may be developed or undeveloped and can be of any size-from a few square meters to several hectares.

Parcel and Property: What Is the Difference?

In colloquial language, “parcel” and “property” are often used interchangeably, but legally they are distinct terms. A parcel of land in the legal sense is the unit of registration in the land registry; it may consist of one or more cadastral parcels. A typical example is a residential property comprising two cadastral parcels-the developed main parcel and an adjacent garden parcel. For the purpose of buying or selling, the entirety of the cadastral parcels registered in the land registry is always relevant.

Creation and Modification of Parcels

Parcels are created during the official surveying of an area. Over time, they can be modified through various measures:

Division: A parcel is divided into two or more new parcels through official surveying. A typical example: An owner wishes to split off a rear parcel and sell it separately. The new parcels are assigned new numbers; the old parcel is marked as extinguished in the cadastre.

Merger: Two or more adjacent parcels belonging to the same owner are combined into a single new parcel. This simplifies land registry management and facilitates uniform administration.

Boundary adjustment: Boundaries between adjacent parcels are redefined through an official survey. This may be necessary if old boundaries are unclear or if land is exchanged between owners.

Division and Merger of Parcels

Parcels can be divided or merged with adjacent parcels. A division (e.g., to sell a rear lot) requires an official survey by the competent surveying office or a publicly appointed surveyor. The new parcels are then entered in the cadastral register and the land registry. The costs are generally borne by the applicant.

Practical Tip for Property Owners in Nuremberg and Franconia

In the greater Nuremberg area, it is common for older properties to consist of several historically developed parcels that were never merged. Before a sale, it is worth obtaining the current cadastral extract from the ADBV Nuremberg and checking whether all parcels are correctly entered in the land register. Discrepancies can delay the sales process; we help our clients identify and resolve these issues early on. Especially in older villages in the surrounding municipalities (Nürnberger Land district, Roth district), there are often parcels with historically established boundaries that have not been re-surveyed for decades and where the boundary lines and physical development do not always align.

Frequently Asked Questions

Where can I obtain a current cadastral extract for my parcel?

In Bavaria, you can obtain the official cadastral extract (parcel and ownership certificate) from the responsible Office for Digitalization, Broadband, and Surveying (ADBV) or online via the Bavarian Surveying Administration Portal. Owners can request the extract free of charge; third parties may do so for a small fee.

Can a parcel have multiple owners?

Yes. If multiple people jointly own a parcel, this is referred to as fractional ownership (e.g., ½ each) or joint tenancy (e.g., in the case of communities of heirs). Every co-owner must consent to the sale of the entire property.

What happens to the parcel when purchasing an apartment?

When you purchase a condominium, you do not acquire a share in a single parcel of land, but rather a co-ownership share in the entire property of the building, combined with the exclusive ownership of your apartment. The exact parcel details can be found in the declaration of division and in the land register.

Can I purchase a parcel of land that has not yet been surveyed?

Yes, a purchase agreement for a sub-parcel that has not yet been officially surveyed (e.g., in the case of a planned property division) can be notarized. However, the transfer of ownership in the land register does not take place until after the official survey has been completed and the continuation certificate has been issued. The waiting period can be several months.

Parcel and Zoning Law

The parcel is not only a cadastral unit but also a planning unit. In the zoning plan, building zones, floor area ratio (FAR), and floor space index (FSI) are determined on a parcel-by-parcel basis. Anyone wishing to verify whether and how a property may be developed must therefore know the parcel area in order to calculate the permissible development area.

The parcel area also serves as the basis for calculating the property tax value in the context of the unit valuation and the new property tax under the federal model (or the Bavarian property tax reform of 2025). In Bavaria, the area-based model applies, which relies solely on the area of the land and buildings-the exact parcel size from the cadastre is thus directly relevant for tax purposes.

Parcels in the Context of Physical Division and Estate Settlement

When a property is to be divided among several people as part of an inheritance or a family property division transaction, an official division of the parcel is often unavoidable. The division must be carried out by the surveying office or a publicly appointed surveyor; afterward, the new subplots receive their own parcel numbers and are entered separately in the land register.

Especially with communities of heirs in the Nuremberg metropolitan region who have inherited farmland or older farmsteads in the surrounding municipalities, we frequently find in practice that clarifying the parcel boundaries is the first necessary step before any sale. We coordinate these processes and ensure that all parties involved-the community of heirs, the land surveying office, and the notary-act in concert.

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