Cadastral Office

Cadastral Office - The Cadastral Office (also known as the Surveying Office or the Office for Digitalization, Broadband, and Surveying) is the government agency responsible for maintaining the official real estate cadastre. This cadastre documents the location, size, boundaries, and use of all parcels of land (cadastral parcels) within a specific area. Together with the land register, the cadastre forms the basis of German real estate law-the land register refers to the cadastre’s data when describing a parcel of land.

Tasks and Services

The Cadastral Office fulfills three core tasks: maintaining the real estate cadastre (digital recording of all parcels of land with location, size, and type of use), boundary determinations and surveying (resurveying, subdivision of parcels, boundary restoration), and providing information (cadastral maps, property maps, coordinate certificates). In addition, the Cadastral Office provides the basic data for determining standard land values and assessing property taxes.

Since the nationwide introduction of ALKIS (Official Real Estate Cadastre Information System), all cadastral data has been managed digitally and uniformly. In Bavaria, the ADBV makes this data available online via BayernAtlas-a free tool that provides owners, planners, and prospective buyers with important information on parcels and standard land values.

When do you need the Cadastral Office?

Owners and buyers typically need the Cadastral Office for:

• Property division: If a property is to be divided and a portion sold, the Cadastral Office must survey the division and enter it into the cadastre
• Boundary surveying: In the event of a dispute with a neighbor over the boundary line or if the boundary markers are no longer present
• New construction projects: Surveying the building after completion (mandatory in Bavaria) as well as preparing official site plans for building permit applications
• Purchase transactions: Cadastral map for the notary; the notary requires the exact parcel number and area information from the cadastre for the deed of sale

The costs are based on the Bavarian Cost Regulation for Surveying and depend on the scope of work and the property value. For a boundary survey of a single-family home in Nuremberg, costs typically range from €1,000 to €3,000.

Cooperation with the Land Registry

The Cadastral Office and the Land Registry (at the local court) work closely together, even though they are separate agencies. The Cadastral Office is responsible for the physical aspects of the property (location, boundaries, area), while the Land Registry handles the legal aspects (ownership, encumbrances, easements). Both offices must be involved in every property transaction: The notary records changes with the Land Registry; the Cadastral Office enters surveying changes into the cadastre. Both systems are linked via the unique parcel number.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg, the Office for Digitalization, Broadband, and Surveying (ADBV) Nuremberg is responsible. We recommend scheduling an appointment early on for planned property divisions or boundary disputes-processing times in Nuremberg currently take several weeks. Cadastral maps and property extracts can be requested online via the BayernAtlas portal or directly from the ADBV.

The data available there is indispensable for property valuation-it serves as the official basis on which appraisers and notaries also rely. At my-home.de, as part of our real estate brokerage services, we obtain all necessary cadastral documents for you and coordinate with the ADBV as needed.

Digitization and ALKIS

With the nationwide introduction of ALKIS (Official Real Estate Cadastre Information System), the cadastre system in Germany has been fundamentally modernized. ALKIS combines the previously separate real estate register (tabular data) and the real estate map (graphical representation) into a single, nationally standardized data system. In Bavaria, the ADBV is responsible for maintaining and issuing ALKIS data.

For owners and buyers, digitization offers concrete advantages: extracts can be ordered more quickly and are often accessible online. The BayernAtlas makes it possible to explore parcel boundaries, building outlines, and standard land values without going through official channels. While these informal online searches do not replace the officially certified extract, they provide valuable preliminary information before investing time in visits to government offices or fee-based inquiries.

Consistency Between the Cadastre and Reality

For older buildings and properties that have remained unchanged for a long time, it can happen that the boundaries or building floor plans recorded in the cadastre no longer correspond to the actual conditions on the ground. Additions, garden sheds, or carports that were built without a mandatory survey are missing from the cadastre. Conversely, demolished buildings may still be listed. Such discrepancies are relevant when determining the purchase price and may result in additional surveying costs for the buyer. We recommend carefully comparing the cadastral records with the actual on-site conditions before the notary appointment.

Frequently Asked Questions

How much does a property survey cost?

The costs depend on the scope of work and the property value. For a boundary survey of an average residential property in Nuremberg, fees range from 1,000 to 3,000 euros. A property division is more complex and costs accordingly more. The exact fees are regulated by the Bavarian Surveying Costs Ordinance.

Can I determine the property boundaries myself?

No. The determination and demarcation of property boundaries is a sovereign task that may only be carried out by the Cadastral Office or a publicly appointed surveyor (ÖbVI). Self-placed markers (fences, stakes) have no legal binding force.

Where can I find the cadastral map of my property?

The cadastral map (property map) can be requested from the ADBV Nuremberg or viewed online via BayernAtlas. A small fee applies for an officially certified cadastral map (e.g., for a notary). The land register extract refers to the parcel number, which you can locate on the cadastral map.

Can I view cadastral data online?

Yes. The Bavarian BayernAtlas portal (geoportal.bayern.de/bayernatlas) offers free access to aerial photos, parcel boundaries, standard land values, and property maps. These informal insights are very useful for initial research and assessing the situation. However, for officially certified documents (e.g., for a notary or a building permit), a fee-based extract from the ADBV is required.

What is a Publicly Appointed Surveyor (ÖbVI)?

An ÖbVI is a state-licensed private surveying contractor who is authorized to perform official surveying tasks (boundary surveying, property division) as an alternative to the state cadastral office. Their results have the same legal effect as an official survey. In Bavaria, ÖbVIs are registered with the Bavarian Chamber of Engineers. They are often available more quickly than the ADBV and are recommended for time-sensitive projects such as property divisions prior to a notary appointment.

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