The Cadastre is an administrative register that records information about properties, such as their location, surface area, use and cadastral ownership details. If you own a home, commercial premises or a plot of land, knowing these details can help you prepare for a sale, a purchase or any other procedure related to your property.
Although we tend to focus on the price, square metres or features of a home, it is also worth checking its administrative information.
What information does the Cadastre contain? How does it differ from the Property Registry? How can it affect taxes? We explain it in simple terms.
What is the Cadastre and what information does it contain?
The Cadastre is an administrative register that describes the physical, economic and legal characteristics of real estate.
The information it records includes:
- The location of the property.
- Its surface area.
- Its intended use.
- Its graphical representation.
- Cadastral ownership details.
- Economic information, such as the cadastral value.
The inclusion of properties in the Cadastre is mandatory and free of charge, as explained by the Directorate-General for the Cadastre.
In addition, property holders must declare certain changes when required by law. However, there are cases in which notification from a notary, a registrar or another public authority means that the owner does not have to submit this declaration. You can find more information about these cases in the section on Cadastre procedures and formalities.
Keeping this information up to date is especially important when selling, buying, inheriting or carrying out other procedures related to a property.
Cadastre and Property Registry: are they the same thing?
No. Although both contain information about real estate, the Cadastre and the Property Registry serve different purposes.
The Cadastre describes the physical, economic and legal characteristics of properties and plays an important role in taxation.
The Property Registry, on the other hand, aims to provide legal publicity and protection for registered rights over properties.
There is also a difference when it comes to registration: inclusion in the Cadastre is mandatory, while registering the acquisition of a home in the Property Registry is, as a general rule, voluntary.
Therefore, when preparing a property transaction, it is advisable to check the information from both sources and identify any discrepancies. Being listed as a holder in the Cadastre is not the same as having ownership registered in the Property Registry.
What is the cadastral reference and where can you find it?
The cadastral reference is the code that officially identifies a property. Within the area covered by the Directorate-General for the Cadastre, it consists of 20 alphanumeric characters and allows the property to be located unambiguously on cadastral maps.
You can think of it as a kind of ID card for the property: an identifier that is useful to have at hand when carrying out property-related procedures.
The cadastral reference can usually be found on:
- The Property Tax (IBI) receipt.
- Property deeds.
- Cadastral certificates.
It can also be checked through the Cadastre Electronic Office.
The code identifies the plot and the specific property and includes check characters. Its structure varies depending on whether it refers to an urban or rural property, as explained on the official cadastral reference portal.
Did you know there are five cadastral administrations in Spain?
Although we often talk about the “Cadastre” as if a single authority managed the entire country, there are five cadastral administrations.
The Directorate-General for the Cadastre manages most of the national territory. Navarre and the three provinces of the Basque Country—Álava, Bizkaia and Gipuzkoa—have their own cadastral systems, linked to their special regional tax regimes. The Directorate-General’s area of responsibility excludes these territories, as stated in the official information on its electronic office.
This means that the management, identification and cadastral valuation of properties may differ depending on where the property is located.
For most property owners, the relevant authority will be the Directorate-General for the Cadastre. If the property is located in a territory with a special regional tax regime, it is advisable to consult the corresponding authority.
How does the Cadastre affect a property owner’s taxes?
Cadastral information is involved in various procedures related to property ownership. One of the best-known examples is the calculation of certain taxes.
At this point, it is important to distinguish between two concepts: the cadastral value and the reference value are not the same thing.
What is the cadastral value?
The cadastral value is an administrative value assigned to a property based on its characteristics and the applicable valuation criteria.
It is used to calculate certain taxes, including the Immovable Property Tax (IBI).
What is the Cadastre reference value?
The reference value is determined annually and is relevant when establishing the taxable base for the Tax on Property Transfers and Documented Legal Acts (ITP and AJD) and Inheritance and Gift Tax, in the circumstances provided for by law.
It is not always the amount ultimately used: depending on the tax and the transaction, a higher price or declared value may determine the taxable base. The reference value does not replace the cadastral value when calculating IBI. You can find more information about these differences in the official information on the tax uses of the Cadastre.
Therefore, if you own a property or are thinking about buying one, it is important to identify which value applies to each procedure, taking into account the particularities of territories with special regional tax regimes.
What Cadastre information should you check?
Before carrying out a property transaction, it is advisable to check that the cadastral information matches the property.
Here are some of the details worth reviewing:
- Surface area. Check the square metres recorded and which type of area is being compared: usable area, built area or area including common elements.
- Use. Verify that the use recorded for the property is correct.
- Location. Check that the location details correspond to the property.
- Graphical representation. Check how the property is positioned and delimited on cadastral maps.
- Cadastral reference. Make sure it matches the property’s documentation.
- Cadastral ownership details. Check that they are up to date.
A difference between documents does not necessarily mean there is an error: first, you need to check that equivalent information is being compared. Identifying and clarifying these differences in advance can help avoid complications during a property transaction.
Why should you check the Cadastre before selling a home?
If you have decided to put your home up for sale, checking the cadastral information can help identify possible differences between the administrative records, the documentation and the actual property.
A discrepancy in the surface area, use or graphical representation may require a review and, depending on the case, a correction procedure. Not all differences are equally important, nor do they necessarily prevent the property from being sold.
Reviewing the documentation beforehand helps determine whether any procedures need to be completed before moving forward with the transaction. It is not simply a matter of having the documents available, but also of checking that the information they contain is consistent and up to date.
Cadastre and property ownership: information worth keeping under control
The Cadastre forms part of many procedures related to property ownership.
Knowing what information it contains, how to find the cadastral reference and how to distinguish between the cadastral value and the reference value is useful for any property owner.
If you are thinking about buying or selling a home, reviewing these details in advance can help you prepare the documentation and resolve possible discrepancies before completing the transaction.
Do you have questions about your property’s documentation?
A property transaction involves reviewing various documents and checking that the information about the property is correct.
Getting professional advice before buying or selling can help you identify possible discrepancies and understand which steps to take. If you need guidance on your property’s documentation, contact our team and tell us about your situation.
