Foglio, particella and subalterno: how to find them
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What the three numbers meanWhere to find them, in order of reliabilityHow to read the land registry extract, line by lineWhat to do if the numbers do not matchExample: three numbers, two versionsWhy the numbers matter even after the purchaseIn practiceFrequently asked questionsSourcesFoglio, particella and subalterno are the three numbers that identify a property in the land registry (catasto). You find them in the notarial deed or the purchase act, in the land registry extract (visura catastale) and in the appraisal report (perizia d'asta), usually in the part dedicated to the cadastral data.
What the three numbers mean
The land registry keeps a map of each municipality, divided into numbered sheets (fogli). Within each sheet, every plot of land or building has a parcel number (particella). When the same parcel contains several separate units, such as flats and garages in the same building, each unit has a subordinate number (subalterno).
The subalterno is used to identify the right unit. If you buy a flat and read the wrong subalterno, you could be holding the data of a different property in the same building.
Invented example: foglio 12, particella 340, subalterno 7. It is read like this: the property is located in foglio 12, in particella 340, and its unit is number 7 within that parcel.
Next to the three numbers you will also find the category, for example A/2 for a residential flat or C/6 for a garage. The category says what use the property is intended for. If you want to understand the codes, read the guide on categoria catastale: A/2, A/3, C/6 e le altre (cadastral category: A/2, A/3, C/6 and the others explained).
Where to find them, in order of reliability
- The notarial deed (rogito) or the purchase act. In a notarial deed the cadastral data are mandatory. Foglio, particella and subalterno must appear, together with the reference to the floor plan and the declaration that the data correspond to the actual state. Without this declaration the act is void (art. 29, paragraph 1-bis, of Law 52/1985).
- The land registry extract (visura catastale). This is the document that shows the current data of the unit in the land registry. For the owner it is free online; for anyone who is not the owner it is paid. How to download it is explained in the guide on visura catastale: cos'è e come si scarica (land registry extract: what it is and how to download it).
- The appraisal report (perizia d'asta). In court auctions the appraisal report attaches the land registry extract and the floor plan. This is where you find the cadastral data of the property put up for sale. The sale notice describes the lot, so compare it with the appraisal report.
- The floor plan (planimetria). This is the drawing of the unit, and you usually find it attached to the appraisal report. If it is missing, you can request it as explained in the guide on planimetria catastale: come ottenerla (land registry floor plan: how to obtain it).
The order matters. The notarial deed is the act that the notary has checked. The land registry extract is the current data of the land registry. If two sources do not match, do not choose the one that suits you: ask for explanations.
How to read the land registry extract, line by line
The land registry extract may look like a sheet full of codes. You can read it by checking a few fields, in this order:
- Comune: it must be the municipality where the property you want to buy is located.
- Foglio, particella and subalterno: compare them with those in the deed or the notice, one number at a time.
- Categoria: for a home you expect A (residential), for a garage C/6. A different category means a different use: a shop (C/1) is not a home, even if it looks like one.
- Classe e consistenza: for residential properties the size (consistenza) is expressed in vani (rooms), for garages and shops in square metres.
- Rendita: this is the annual tax value of the unit. It is used as the basis for calculating some taxes, so do not overlook it.
If the extract shows an address different from the one in the notice, stop. Even a small difference in the house number must be clarified before you make an offer.
What to do if the numbers do not match
The difference between deed, notice and extract happens more often than you might think. Sometimes it is a transcription error. Other times the property was divided or merged after the last update of the land registry. In any case it must be clarified, and whoever can clarify it is whoever drew up the document.
When the difference concerns the actual state of the property, for example because the floor plan does not match the rooms you find when visiting the home, we speak of a cadastral discrepancy (difformità catastale). Whoever buys must know that it can be fixed, but the cost depends on the case. This is explained in the guide on difformità catastale: come si sistema e quanto costa (cadastral discrepancy: how it is fixed and how much it costs).
Example: three numbers, two versions
Invented example. In the sale notice for a flat you read: foglio 12, particella 340, subalterno 8. In the land registry extract you downloaded you find: foglio 12, particella 340, subalterno 7.
What do you do? You do not make the offer yet. Ask the sale delegate (professionista delegato alla vendita), named in the notice, in writing, which unit is being put up for sale. Then compare the floor plan with the flat you visited.
If the answer clears up the doubt, you can go ahead. If it does not, it is not the time to bid. A wrong number may mean that you are evaluating a property different from the one you think.
Why the numbers matter even after the purchase
In a court auction the transfer decree (decreto di trasferimento) is not subject to the nullity for lack of cadastral conformity that applies to sale deeds. This does not mean the problem disappears. If the floor plan does not match the actual state of the property, the successful bidder (aggiudicatario) will have to update the land registry, usually with a DOCFA filing prepared by a technician. This is explained in the guide on variazione catastale (DOCFA): cos'è (cadastral change (DOCFA): what it is).
So checking the numbers beforehand helps you avoid costs and delays later. It is not a formality to skip.
In practice
- Write down foglio, particella and subalterno on a sheet, taking them from the deed or the notice.
- Download the land registry extract and compare the three numbers one by one, without trusting a quick glance.
- Check the category: for a home it must be in group A, for a garage C/6.
- If a number does not match, ask for clarification in writing before making an offer or signing a preliminary contract.
- Compare the floor plan attached to the appraisal report with the property you visited.
Frequently asked questions
Can I find foglio, particella and subalterno without the land registry extract?
Yes. You find them in the notarial deed or the previous act, and in the appraisal report. The extract is needed to get up-to-date data, because an old act may show numbers that are no longer current if the property has been modified.
Is there always a subalterno?
No. The subalterno is used when the same parcel contains several separate units. If the parcel contains only one unit, the subalterno may be missing. If there is more than one unit, the number is essential to understand which one it is.
If I find an error in the numbers before signing, what do I do?
Do not sign until it is clarified. Ask the notary or the professional for the correction and have them explain why the error was there. For the precise consequences in your case, talk to the professional who is assisting you.
Sources
In the same chapter
- APE (attestato di prestazione energetica): what it isThe APE is the document that shows how much energy a home consumes and gives it an energy class from A4 to G. Here is when you need it, how to read it and how long it lasts.
- Cadastral category (categoria catastale): A/2, A/3, C/6 and the others explainedThe cadastral category is the code that classifies the property (A/2, A/3, C/6…) and determines cadastral income and taxes. Here is what the letters and numbers mean.
- Certificate of habitability (certificato di agibilità): when it is neededThe certificate of habitability confirms that a home is fit for use. Here is when it is needed, how to check it before buying and what to do if it is missing.
- Cadastral code of the municipality (codice catastale del comune): what it isThe cadastral code is a four-character code that identifies the municipality (comune) in the land registry, and you need it to look up a land registry extract. Here is where to find it.
- Mortgage on a home: what it is and how it is cancelledThe mortgage is the guarantee the bank registers on the home for the loan. It is closed after the final payment, but it should be checked with a mortgage search: here's how.
- Mortgage Search (Ispezione ipotecaria): How to Request It and What It ShowsThe mortgage search (ispezione ipotecaria) shows mortgages, seizures and transcriptions on a home: here is how to request it and what to check before signing.
General information, not legal or tax advice: the law and the notice of sale prevail.
