Cadastre vs. Land Registry

One of the most common questions before buying an apartment in Madrid is understanding the difference between the Cadastre and the Land Registry. Both contain information about properties, surface areas, owners and references, but they do not serve the same purpose nor do they have the same legal value.

This distinction is particularly important in Madrid's real estate market, where every square metre, terrace, garage, storage room or renovation can influence the final price. If you are considering purchasing a property, carefully reviewing both the Cadastre and the Land Registry is an essential part of the real estate due diligence process.

What is the Cadastre?

The Spanish Cadastre (Catastro Inmobiliario) is an administrative register managed by the Ministry of Finance. It records rural, urban and special-category properties. Registration is compulsory and free of charge, which clearly distinguishes it from the Land Registry.

In practical terms, the Cadastre contains physical, economic and descriptive information about a property. It may include:

• Cadastral reference.
• Location.
• Surface area.
• Property use.
• Year of construction.
• Graphical representation.
• Cadastral value.
• Reference value.
• Cadastral owner.

Its role is highly relevant for public administration, as it serves as the basis for certain taxes and provides a standardised system for identifying properties.

What is the Cadastral Reference?

The cadastral reference is the official identifier assigned to each property. It functions as the property's unique identification number and allows it to be located within the cadastral mapping system.

For you as a buyer, this reference is essential because it allows you to verify that the property you have viewed, the title deed, the Land Registry extract, the IBI property tax receipt and the administrative records all refer to the same property.

In any apartment purchase in Madrid, the cadastral reference should be checked from the very beginning. It is a simple way to identify potential errors, duplicate records or inconsistencies in the documentation.

What is the Land Registry?

The Land Registry serves a legal purpose. Its role is to register or record legal acts and agreements relating to ownership and other rights in rem over real estate.

In other words, it allows you to determine who owns a property and which rights, charges or restrictions affect it.

Before purchasing a property, the key document is the Land Registry extract (nota simple). This document provides information about the property's identification, the registered owners and any registered rights such as full ownership, mortgages or usufruct, together with any existing restrictions.

For this reason, if you wish to buy a property in Madrid, consulting the Cadastre alone is not sufficient. The Land Registry extract is essential to verify the property's legal status.

Main Difference: Administrative Description vs. Legal Security

The essential difference between the Cadastre and the Land Registry lies in the purpose of each institution.

The Cadastre describes the property from an administrative, tax and graphical perspective. The Land Registry provides legal security regarding ownership, registered charges and property rights.

Simply put, the Cadastre helps identify and describe the property, while the Land Registry confirms who has the legal right to sell it and whether it is free of encumbrances.

Cadastre and Land Registry: Key Differences

1. Registration Requirement

Registration with the Cadastre is mandatory. By contrast, registration with the Land Registry is not compulsory in every case, although it is strongly recommended.

In practice, a property that is properly registered with the Land Registry provides greater security for the buyer, the seller and the financial institution. If there is a mortgage, Land Registry registration becomes even more important.

2. Purpose

The Cadastre serves an administrative and tax purpose, whereas the Land Registry serves a legal purpose.

Therefore, if you wish to verify the surface area, use or cadastral value, you should consult the Cadastre. If you want to confirm ownership, charges, mortgages, liens or usufruct rights, you should consult the Land Registry.

3. Type of Information

The Cadastre provides a more graphical and administrative description. The Land Registry provides a legal and literal description of the property.

In older properties, particularly in Madrid's classic buildings, these two descriptions may not always match exactly.

4. Access to Information

Part of the cadastral information is public, although protected data is subject to access restrictions. By contrast, the Land Registry allows registered information to be obtained through a Land Registry extract (nota simple) where there is a legitimate interest.

In a property purchase, both documents are valuable, but neither replaces a comprehensive legal review of the transaction.

Can the Cadastre and the Land Registry Differ?

Yes. It is relatively common for discrepancies to exist between the Cadastre and the Land Registry. These differences may affect surface areas, boundaries, property use, graphical representation or the description of annexes.

In Madrid, such discrepancies are common in older properties, renovated buildings or homes that have undergone refurbishments, subdivisions, mergers or other changes that have not been properly updated.

For example, the Cadastre may indicate a different surface area from the one recorded in the Land Registry. It is also possible for a storage room, patio, terrace or parking space to be described differently in each document.

What Happens if the Surface Area Does Not Match?

A difference in square metres does not always mean there is a serious problem, but it should be carefully analysed. The Cadastre, the Land Registry, the title deed and the physical reality of the property may all use different criteria to calculate or describe the surface area.

In Madrid's luxury property market, this issue is particularly important. A difference in surface area can affect the price per square metre, the bank valuation and the negotiation of the purchase.

Before signing a preliminary purchase agreement (arras), it is advisable to clarify:

• Registered surface area.
• Cadastral surface area.
• Built area.
• Usable floor area.
• Square metres corresponding to terraces.
• The status of the garage and storage room.
• The existence of updated plans.

Which Information Prevails: Cadastre or Land Registry?

Regarding ownership and registered property rights, the Land Registry plays the central role. The Cadastre, on the other hand, is essential for the property's administrative and tax identification.

Therefore, when a discrepancy exists, it should not be resolved automatically. It is necessary to determine the origin of the issue and establish whether it is technical, tax-related, registry-related or legal in nature.

In a property transaction, the prudent approach is to review both documents together with the title deed, the Land Registry extract, the IBI property tax receipt, the plans and, where appropriate, a technical report.

Coordination Between the Cadastre and the Land Registry

Although they are separate institutions, the Cadastre and the Land Registry work in coordination. Law 13/2015 strengthened this coordination to improve the consistency between the registered property and the cadastral parcel, as well as the graphical representation of real estate.

This coordination aims to increase legal certainty in real estate transactions and avoid contradictory property descriptions. Even so, discrepancies may still exist, particularly in properties with extensive historical documentation.

What to Review Before Buying a Property in Madrid

Before purchasing a property, you should review:

• Updated Land Registry extract (nota simple).
• Cadastral reference.
• Title deed.
• IBI property tax receipt.
• Registered and cadastral surface areas.
• Charges, mortgages or liens.
• Status of the garage and storage room.
• Any easements.
• Homeowners' association information.
• Building Technical Inspection (ITE).
• Documentation relating to renovations.

In luxury property transactions in Madrid, this review must be carried out with particular care. It is not only about confirming that the property exists, but also ensuring that everything being sold is properly documented.

Garage, Storage Room and Terraces: Key Points to Check

Annexes often raise many questions. A parking space may be registered as an independent property, as an inseparable annex or as a right of use. The same may apply to storage rooms, private-use terraces or interior courtyards.

If a property is advertised with a garage, storage room or terrace, you should verify how these elements are recorded in the Land Registry, the Cadastre and the homeowners' association documentation.

This point is particularly important for luxury apartments in Madrid, where these features can significantly increase the property's value.

What to Do if There Is a Discrepancy

If the Cadastre and the Land Registry do not match, the first step is to identify the type of discrepancy. A minor difference in surface area is not the same as an ownership issue or an unregistered terrace.

Depending on the situation, it may be necessary to:

• Request a cadastral correction.
• Provide updated plans or a technical survey.
• Update the title deed.
• Coordinate the Land Registry and the Cadastre.
• Review the registered property description.
• Consult a notary and legal advisor.

Not every discrepancy prevents the purchase of a property. However, every discrepancy should be understood and assessed before signing.

Why It Is Important for Sellers

If you wish to sell a property in Madrid, preparing all documentation before putting it on the market increases buyer confidence.

A property with its Cadastre, Land Registry, title deed, plans and annexes correctly documented is in a much stronger position during negotiations.

In the prime market, documentary transparency is also a commercial advantage. It reduces uncertainty, speeds up the signing of the preliminary purchase agreement and helps avoid last-minute renegotiations.

Why It Is Important for Buyers

If you are looking to buy a luxury apartment in Madrid, you should not base your decision solely on photographs, the advertised surface area or the price per square metre.

The documentation is also part of the property's value. A well-located, well-renovated and properly documented property generally offers greater liquidity and lower risk.

On the other hand, a property with unexplained discrepancies may lead to additional costs, delays or future legal issues.

Cadastre, Land Registry and the Prime Market in Madrid

In districts such as Salamanca, Chamberí, Almagro, Recoletos, Castellana, Justicia, Jerónimos, Retiro and Las Cortes, it is common to find classic buildings with a long history.

This heritage adds character, architecture and value, but it also requires a more thorough review of the property's documentation.

A prime property should not only be attractive from an aesthetic perspective. It should also be sound from an urban planning, legal, cadastral and technical standpoint.

Buy Your New Home

Salamanca Lista €4,000,000 (Ref. 86940598)

Madrid • Centro €1,240,000 (Ref. 87169037)

Chamberí Almagro €4,100,000 (Ref. 86922549)

How BARNES Madrid Supports You

At BARNES Madrid, we analyse every property from both an investment and documentary perspective: location, building, natural light, renovation, surface areas, Cadastre, Land Registry, annexes and potential for future appreciation.

Our goal is to ensure that you can buy or sell with confidence, clarity and complete peace of mind.

Whether you are looking to buy a luxury apartment in Madrid, sell a prime property or invest in luxury real estate in Madrid, we provide you with an exclusive on- and off-market selection, technical and legal coordination, and personalised advice throughout the entire process.

We look forward to welcoming you to Velázquez 15, in the Salamanca District. BARNES Madrid.