Note
Catastro and referencia catastral when buying in Spain
Quick answer
The cadastre, or catastro, describes each property physically and for tax. Anyone can look up a property by address or cadastral reference and see its descriptive and graphic data free of charge. Owners and cadastral values by tax number need an electronic certificate. Compare the cadastre with the registry.
Applies toBuyers who have an address or reference and want to check the property’s size, plan and cadastral data.
On this page: 8 sections
§ 1What the cadastre is
The cadastre is the public register of property for tax and description. Each property has a cadastral reference, a code that identifies it, and the record includes its location, plan, area, use and cadastral value. It is distinct from the land registry, which records legal rights. Both are used in the due diligence described in due diligence in detail.
§ 2What you can see
The cadastre’s own page says that anyone can find a property by address or cadastral reference and see its descriptive and graphic data free of charge. Protected personal data, such as owners and cadastral values by tax number, can be obtained only with an electronic certificate. That covers the physical checks a buyer needs and keeps the personal data private.
§ 3Finding the reference
The reference appears on the yearly property tax receipt, on the registry extract and in the deed. Ask the seller for it. If you do not have it, search by address on the cadastre’s site. Write down the reference and use it in every check that follows, since it is the safest way to avoid confusion between neighbouring properties.
§ 4Comparing with the registry
Take the registry extract, which is explained in the rules on the nota simple, and put it next to the cadastral record. Compare the address, the area, the number of floors and the type of property. Small differences can be caused by rounding or by different ways of measuring. Large ones need an explanation. The checks of ownership are in the rules on checking title.
§ 5What a mismatch can mean
An extra floor, a larger built area or an added pool that appear in one system and not the other may be signs of works done without a licence or without updating the records. Unregistered works can create problems for the owner, including problems with the licences, and can limit what the buyer can do later. The page on illegal builds in this handbook explains the risk. Ask your lawyer to review it.
§ 6The cadastral value
The cadastral value is used for some taxes. It is not the market price, and it is not the price in the deed. The costs section explains where it matters. For this check you only need to note it and its date.
§ 7Keep a record
Save the plan and the data you looked at, with the date. If something changes between your first look and the deed, you will be able to show it.
§ 8More on this topic
The rules on encumbrances explains mortgages, seizures and other charges and the rules on checking for debts explains the debts that can follow a property.
The first occupation licence in detail explains the licence that confirms a home can be lived in and the habitability certificate in detail explains the regional document confirming minimum living conditions.
The energy certificate in detail explains the mandatory energy performance certificate and the building inspection in detail explains the periodic inspection of older buildings.
No-debt certificates in detail explains the certificates that show nothing is owed.
FAQRelated questions
Is the cadastre proof of ownership?
No. The registry records ownership and the cadastre describes the property for tax. The two systems are separate. Use the cadastre to check size, location and plan, and the registry to check who owns it and what weighs on it.
What can I see for free?
Descriptive and graphic data: the location, the plan, the area, the use and the year of construction, found by address or cadastral reference. Personal data such as owners requires an electronic certificate and a legitimate right to see it.
What if the two do not match?
Ask the seller why. A different area or an extra floor can mean works that were never declared or licensed. Ask your lawyer whether it can be fixed before the deed, and whether you should renegotiate the price.
Sources
- Dirección General del Catastro: Access to cadastral information (official source, opens in a new window), Free consultation by address or cadastral reference; protected dataLast checked 17 October 2026
- Colegio de Registradores de España: What is the difference between a nota simple and a registry certificate? (official source, opens in a new window), Legal value, who can request, contentLast checked 17 October 2026
Legal note. How the process works in general. It is not legal advice, and it never replaces an independent Spanish lawyer acting for you.