Cadastral extract

A cadastral extract is an official document from the real estate cadastre that contains the exact location, shape, and size of a parcel of land, as well as information on its land use and neighboring parcels. It is issued by the relevant surveying office (in Bavaria: Office for Digitalization, Broadband, and Surveying, ADBV) and is an indispensable document for real estate purchases, financing, building permit procedures, and inheritance disputes. The cadastral extract is the official description of the property in its physical dimensions.

Content and Types of Cadastral Extracts

A complete cadastral extract typically includes: the extract from the real estate register (parcel number, cadastral district, area, actual use, address) and the cadastral map (graphical representation of the parcel showing boundaries, building outlines, and neighboring parcels). In Bavaria, the cadastral extract is generated from the ALKIS (Official Real Estate Cadastre Information System).

The following distinctions are made:

• Standard extract: for private purposes, without certification; provides sufficient information for initial research
• Certified real estate cadastral extract: for notaries, courts, and government agencies; officially certified and bearing an official seal
• Cadastral map extract: graphical representation of parcel boundaries, often used for construction plans and site layouts
• Real estate register extract: tabular section containing area data, land use types, and coordinates

Cadastral Extract in Real Estate Purchases and Sales

When purchasing real estate, the notary, bank, and buyer require the current cadastral extract to clearly identify the property being purchased. The notary uses it to describe the property in the contract; the bank needs it for the mortgage appraisal.

If there is a significant discrepancy between the land register and the cadastral extract regarding area specifications, this may indicate previous surveying errors or land parcel consolidations and must be clarified before the contract is signed. The cadastral extract is also indispensable in inheritance disputes: It defines exactly what belongs to the estate and forms the basis for the distribution among the heirs.

The cadastral extract is the decisive document, particularly in cases of property divisions and boundary disputes. It shows where the boundaries lie according to official records-regardless of fences, hedges, or other de facto boundaries that may have deviated from the registered boundary over time.

Validity and Timeliness

A cadastral extract has no formal expiration date, but most government agencies and banks only accept extracts that are no older than three to six months. Since the cadastre is continuously updated-for example, following building demolitions, boundary changes, or new surveys-a current extract should always be obtained. Informal cadastral data can be viewed free of charge at any time via the Bavarian online portal BayernAtlas; however, officially certified extracts must be requested from the ADBV.

Practical Tip for Property Owners in Nuremberg and Franconia

In the Nuremberg metropolitan region (Nuremberg, Fürth, Erlangen, Schwabach, and surrounding municipalities), the responsible ADBV can be reached through its offices or online. We recommend that sellers obtain the cadastral extract early on-ideally before the first marketing step: It helps ensure the correct property area is listed in the property description and avoids later disputes over area discrepancies.

For older buildings in Nuremberg (especially those built before World War II), it may happen that building floor plans in the cadastre no longer match the actual structure-for example, because additions or renovations were not re-surveyed. We recommend resolving such discrepancies before the sale through a supplementary survey to avoid legal uncertainties in the purchase agreement.

The exact parcel number from the cadastral extract is also helpful for determining the standard land value (via BORIS Bayern).

Frequently Asked Questions

Where do I request a cadastral extract for a property in Nuremberg?

The Office for Digitalization, Broadband, and Surveying Nuremberg (ADBV Nuremberg) is responsible. Extracts can be requested in person, in writing, or via the Free State of Bavaria’s online portal. Notaries and real estate agents can be authorized to obtain the extract on your behalf.

How long is a cadastral extract valid?

Formally, there is no expiration date. In practice, banks, notaries, and government agencies usually require extracts that are no older than three to six months. Since the cadastre is continuously updated, it is always advisable to obtain a recent extract.

How much does an official cadastral extract cost in Bavaria?

Fees are based on the fee schedule of the Free State of Bavaria. Simple extracts cost between 10 and 30 euros, depending on their scope. Certified extracts and more complex documents (e.g., boundary protocols) are more expensive. Informal views are available free of charge via the BayernAtlas portal, but they are not certified.

What happens if the land register and cadastre differ in their area specifications?

Minor discrepancies (a few square meters) are common in practice and unproblematic. Significant discrepancies (more than 5-10% of the property area) must be clarified before the purchase is finalized-either through a supplementary survey or by explaining the historical origin of the difference. In such cases, the purchase agreement often explicitly stipulates which area specification is authoritative (cadastral register or land register) and whether a discrepancy in area justifies a claim for a price adjustment.

How long does it take to process a cadastral extract at ADBV Nuremberg?

Simple standard extracts can usually be accessed digitally via the Bavarian online portal within a few business days. Officially certified extracts, which are requested in person or in writing from ADBV Nuremberg, typically take one to two weeks, depending on the order volume. For more complex documents-such as boundary point records or boundary marking documents-processing time can take four to six weeks. Anyone who needs a cadastral extract in connection with an upcoming real estate sale or financing should therefore plan to submit the application well in advance to avoid delays in the transaction process. The ADBV Nuremberg can be reached via the official contact information for Bavarian surveying authorities and offers preliminary information by phone regarding the required documents.

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