Land Registry Office

The Land Registry is the government agency responsible for maintaining the official land registry-the official record of all parcels of land (cadastral parcels) along with their exact boundaries, areas, and spatial relationships. Alongside the Land Registry Office (at the local court), it is the second pillar of the German real estate information system. In Bavaria, the responsible agency is the Office for Digitalization, Broadband, and Surveying (ADBV), which performs the duties of the traditional Cadastral Office. Without the data from the cadastre, neither a land registry entry nor a surveying procedure is possible.

Responsibilities and Data Maintained

The Cadastral Office maintains the Real Estate Cadastre, consisting of the Real Estate Register (tabular data on parcels: number, area, land use type, owner information) and the Real Estate Map (graphical representation of parcel boundaries and buildings). It conducts surveys or reviews and adopts the results of publicly appointed surveyors (ÖbVI). Additional responsibilities include maintaining the building cadastre, issuing cadastral extracts (parcel maps, property maps), and providing certifications. In Bavaria, this data is digitally maintained in the Basic Real Estate Information System (ALKIS).

The data from the real estate cadastre serve as the official basis for:

• The description of the property being sold in purchase agreements (parcel number, cadastral district, area)
• Mortgage lending value appraisals by banks
• Tax assessments (property tax, inheritance, gifts)
• Building permit procedures (official site plan)
• Determination of standard land values by appraisal committees

Distinction from the Land Registry

The Cadastral Office and the Land Registry are separate institutions with different responsibilities, but they complement each other. The Land Registry (at the local court) records ownership relationships, encumbrances (mortgages, land charges), and easements. The Cadastral Office documents the physical reality: the location, shape, and area of the properties. Both systems are linked via the common parcel number. When purchasing real estate, documents from both authorities are required.

Importance in Real Estate Purchases and Construction Projects

Anyone who buys, develops, or surveys a property cannot avoid the Cadastral Office. The cadastral map from the cadastre shows the exact location and shape of the property, the building outlines, and neighboring areas. In cases of unclear boundaries or subdivision surveys, the Cadastral Office is the first point of contact. For building permits, builders need an official site plan based on cadastral data and prepared by a certified surveyor.

For prospective buyers, we recommend reviewing the cadastral records before the notary appointment: Does the property area stated in the listing match the one recorded in the cadastre? Are there any registered easements or rights of way encumbering the property? These questions can be answered by reviewing the cadastral extract and the land registry extract.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg, the responsible Office for Digitalization, Broadband, and Surveying (ADBV Nuremberg) is the point of contact for all cadastral matters. Through the BayernAtlas online portal, owners can view aerial photos, parcel boundaries, and property maps free of charge. For certified cadastral extracts, site plan certifications, or boundary determinations, the ADBV must be contacted in person or in writing.

Here at my-home.de, as part of our real estate brokerage services, we obtain all necessary cadastral documents for you and verify whether the cadastre and land registry match. Especially with older historic buildings in Nuremberg, it often happens that property areas or building floor plans in the cadastre are no longer up to date-a situation that should be identified and corrected early on.

ALKIS: The Digital Cadastre

With the introduction of ALKIS (Official Real Estate Cadastre Information System), the cadastre-which was previously often maintained in paper form-has been fully digitized and standardized nationwide. ALKIS integrates the real estate register (tabular property data) and the real estate map (graphical representation) into a single system. For property owners, this means: extracts are available more quickly, the data is consistent and machine-readable, and discrepancies between the register and the map have become less frequent.

In Bavaria, the ADBV makes ALKIS data publicly available via BayernAtlas. The platform allows free access to parcel boundaries, cadastral districts, and standard land values. This is particularly helpful before purchasing a property, as it allows you to verify the location and boundaries of a parcel without visiting government offices.

Discrepancies: Cadastral Records and Reality

A frequently underestimated problem: For older buildings, the cadastral records and the actual building stock do not always match. Additions built without a surveying order are missing from the cadastre. Demolished garages or altered building floor plans may still be listed. Such discrepancies are not uncommon when purchasing existing properties and older buildings in Nuremberg. We recommend comparing cadastral records with the actual property before the notary appointment-if there are discrepancies, a supplementary survey may be required, and its costs should be clearly stipulated in the purchase agreement.

Frequently Asked Questions

Who is eligible to request information from the cadastral office?

In principle, anyone who can demonstrate a legitimate interest-i.e., owners, buyers, notaries, government agencies, and appraisers. Simple site plans and parcel maps can often be requested without special proof. For personal data (owner information), proof of legitimate interest is required.

Does a cadastral extract cost money?

Yes. Fees apply for official cadastral extracts and site plans, which vary depending on the type of document and the federal state. In Bavaria, the fee regulations of the ADBV apply; simple cadastral map extracts usually cost between 10 and 30 euros. For officially certified documents (e.g., for notaries or building permits), the costs may be higher.

What is the difference between a cadastral map and a site plan?

The cadastral map is the official topographic document of the cadastre, showing parcel boundaries, parcel numbers, and building outlines. The site plan for building applications is a document based on this, prepared and certified by a licensed surveyor (ÖbVI), which contains additional planning-related information and complies with the requirements of the building code.

Can I check online whether my property is correctly registered in the cadastre?

Yes, essentially. The BayernAtlas portal (geoportal.bayern.de/bayernatlas) allows free access to parcel boundaries, municipal boundaries, and building outlines. However, for binding information regarding the size and type of use of a parcel, an official extract from the ADBV is required.

What is a Publicly Appointed Surveyor, and how does this role differ from the Cadastral Office?

A Publicly Appointed Surveyor (ÖbVI) is a private contractor licensed by the state to perform official surveying tasks-with the same legal effect as a survey conducted by the Cadastral Office. In Bavaria, ÖbVIs are a recognized alternative to the ADBV, often with shorter wait times. They are particularly suitable for time-sensitive property divisions or boundary surveys prior to a sale.

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