Real Estate Cadastre

The Real Property Cadastre is the official register of all parcels of land and buildings in Germany-it documents the geometric location, size, type of use, and characteristics of each property, thereby serving as the basis for the land register, the determination of standard land values, and numerous administrative and planning tasks. In Bavaria, it is maintained and continuously updated as the official Real Estate Cadastre Information System (ALKIS) by the State Office for Digitalization, Broadband, and Surveying (LDBV). The cadastre and the land register complement each other: The cadastre describes the property, while the land register documents ownership relationships and encumbrances.

Structure and Components of the Real Estate Cadastre

The Real Estate Cadastre is divided into two core components: the Real Estate Register (descriptive section containing parcel numbers, area data, land use types, and owner information) and the Real Estate Map (graphical section showing the location and shape of all parcels). In ALKIS, both parts are digitally linked. The system also contains building floor plans (building outlines), actual land uses (e.g., residential area, farmland, forest), and land valuation data. All data is updated by publicly appointed surveyors or the state surveying office following actions such as subdivisions or boundary determinations.

Georeferencing in ALKIS is based on the ETRS89/UTM coordinate system, which enables a uniform representation of all parcels in Bavaria. The link to the Topographic Information System (ATKIS) creates comprehensive geodata that is used for urban planning, nature conservation, and infrastructure projects.

Significance for Real Estate Transactions

The Real Estate Cadastre is an indispensable component of every real estate transaction. In the purchase agreement, the notary requires the exact parcel designation from the cadastre, and the land registry entry is made only if the cadastral data matches. For building permit applications, a current official site plan based on cadastral data is mandatory. Banks and lenders require the cadastral records to identify the properties serving as collateral. For inheritance disputes and gifts as well, the relevant parcels must be clearly identifiable in the cadastre.

When selling portions of a property, an official subdivision survey is required beforehand: A publicly appointed surveyor determines the new boundary, stakes it out on the ground, and enters the new parcel into the cadastre. Only then can the notary notarize the purchase agreement for the partial parcel.

The Cadastre as the Basis for Standard Land Values

Appraisal committees determine standard land values based on cadastral data and actual purchase price collections. The standard land value map-accessible in Bavaria via the BORIS geoportal-shows a reference value per square meter of land area for each standard land value zone. This value is based on data from the real estate cadastre (location, type of use, infrastructure) and serves as the basis for purchase price negotiations, market value appraisals, and tax assessments.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg, the Office for Geoinformation and Land Use Planning (AGB, formerly the Surveying Office) is responsible for the municipal real estate cadastre. Property owners can access cadastral extracts and parcel maps online via the GeoPortal Bayern or the LDBV Online Shop. Tip: After any renovation work or property subdivision, check whether the cadastre has been correctly updated-outdated cadastral data can significantly delay transactions and lead to financing problems.

Anyone purchasing property in the Nuremberg area-such as in Wendelstein, Röthenbach an der Pegnitz, or Lauf-should verify that the cadastral data matches the actual on-site conditions. For older properties that have not been re-surveyed since the 1960s, boundary markers may be missing or displaced. A boundary survey conducted by a publicly licensed surveyor provides clarity in such cases and is strongly recommended before undertaking major construction projects.

Frequently Asked Questions

Who maintains the real estate cadastre in Bavaria?

In Bavaria, the State Office for Digitalization, Broadband, and Surveying (LDBV) has overall responsibility; maintenance and updating are carried out by the state surveying offices as well as publicly appointed surveyors. In independent cities such as Nuremberg, municipal offices (the Office for Geoinformation and Land Use Planning) assume this task.

How often is the real estate cadastre updated?

The cadastre is updated on an ongoing basis-that is, as needed-following property divisions and consolidations, boundary determinations, new surveys, and structural changes. There is no fixed update schedule; timeliness depends on whether the respective owners or authorities report changes. New buildings are entered into the cadastre upon completion based on survey measurements.

Is the real estate cadastre publicly accessible?

Yes, cadastre data is generally public. Anyone can request a cadastral map extract or a parcel certificate-for a specific property, without needing to provide special proof of interest. More comprehensive extracts or certified documents are subject to a fee. Information on ownership (who owns a specific property), however, requires a legitimate interest and is not provided to everyone.

What happens if cadastral data and the land register do not match?

In the event of discrepancies-for example, if the cadastral area of a property differs from the area listed in the land register-it must be checked whether a new survey has been conducted and entered into the cadastre but has not yet been updated in the land register. A notary and the land registry office can arrange for the correction. In some cases, a new survey is necessary to clarify the actual status.

How do I correctly read a cadastral map extract?

A cadastral map extract shows the parcel in its geometric form along with the adjacent parcels. The printed number uniquely identifies each parcel within a cadastral district. The boundary lines are authoritative-not the apparent fences or walls on the property, which sometimes deviate from the cadastral boundary. Colored hatching or symbols indicate the actual use (buildings, green space, traffic area). When purchasing a property, we recommend comparing the boundaries shown on the cadastral map with the actual terrain and, in case of uncertainty, requesting a boundary determination by a publicly appointed surveyor. Missing or displaced boundary markers are not uncommon, especially for older properties in the Nuremberg area.

Real Estate Cadastre and Building Law: Interactions

The real estate cadastre provides the fundamental geodata upon which building law is based. Zoning plans are drawn up based on the cadastral map; building lines and parcel boundaries are based on official cadastral data. For property owners planning development or infill construction, the currency and accuracy of the cadastre are therefore of direct economic importance. An incorrect boundary in the cadastre can lead to a building permit application being rejected because the building lines are misinterpreted. Anyone planning a construction project in Nuremberg or the surrounding area should always provide the cadastral data to the architect or civil engineer as part of the planning basis and, in case of doubt, have it verified through a new survey.

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