Cadastral maps: how to consult them for free

What the cadastral map is, in simple terms

The cadastral map is the drawing of a municipality's territory showing how the land is divided. The territory is divided into sheets (fogli), and each sheet contains parcels (particelle). A parcel is a plot of land or the area on which a building stands.

In the listing or in the appraisal report (perizia d'asta) you will find these numbers written as: «foglio 12, particella 345». The map tells you where a plot of land or a building is located. It does not tell you what is inside: for that you need the floor plan (planimetria), which I cover further on.

What you need before searching

Before opening the Agenzia website, prepare these details:

• the municipality (Comune) where the property is located;
• the sheet and parcel, which you will find in the land registry extract, in the notarial deed (rogito) or in the appraisal report;
• the subordinate unit (subalterno), if the property is part of a larger building, such as a flat in a condominium (condominio).

If you do not know where to find these numbers, see how to find sheet, parcel and subordinate unit.

How to consult the map for free, step by step

1. Go to the Agenzia delle Entrate website, in the section dedicated to cadastral services.
2. Search for the property by Comune, entering the sheet and parcel, following the instructions the site shows on screen.
3. Check that the parcel number matches the one written in the document you have in hand. If it does not match, stop and find the cause before going any further.
4. Before requesting an official document, read the cost shown on the site. Do not assume it is free just because consultation is free.
5. Save or print the screen with the date of consultation, so you can compare it with later documents.

Map, land registry extract and floor plan: they are not the same thing

They are different documents, and confusing them leads to mistakes.

The map shows the position and shape of the parcel. The land registry extract (visura catastale) gives you the identifying details of the property: sheet, parcel, subordinate unit, category, cadastral income (rendita catastale) and registered owners. The land registry extract is free online for the owner; for other parties it is paid.

The floor plan is the drawing of the flat, with the rooms and measurements. To request it you must be the holder of the property or its delegate. You can find out how to obtain it in the guide dedicated to the cadastral floor plan.

An example with round numbers

Invented example. Suppose the property is at sheet 12, parcel 345, subordinate unit 7.

With these three numbers you search for the unit on the site. The map shows you the parcel and its position. The land registry extract confirms the subordinate unit and the category, for example A/2 for a flat. If the appraisal report shows a different number, do not go ahead: ask for clarification before making any offer.

How to compare the map with the actual state

The map should be compared with the appraisal report and with the floor plan. Look at the shape of the lot, the boundaries with other parcels and the presence of any extensions not shown.

When what the cadastre depicts does not match what is actually there, this is called a discrepancy (difformità). If you find one, read how to understand cadastral conformity and when it needs checking. The law governing cadastral conformity in deeds is law 52 of 1985, Article 29: the notarial deed must state the cadastral details and the declaration of conformity.

The map also does not tell you whether the building was constructed with all the necessary permits. For that you must read the appraisal report and ask the professional supporting you.

The most common mistakes

• Searching by address instead of sheet and parcel. The address does not always match the cadastral data.
• Using the map as proof of building compliance. The map does not certify that the construction is compliant.
• Trusting an old printout. Always check the date of consultation and compare it with the most recent deed.
• Reading OMI property values as market prices. The OMI property values (quotazioni OMI) from the Real Estate Market Observatory are indicative values by zone and property type, to be used only for comparison.

In practice

• Take the sheet, parcel and subordinate unit from the deed or the appraisal report, not from a listing.
• Search for the data on the Agenzia delle Entrate website and compare it with the land registry extract.
• Check the cost of each document before requesting it.
• If the map and documents do not match, ask the notary or professional for clarification before proceeding.

Frequently asked questions

Can I view the cadastral map of a property that is not mine?

You can consult many public details, but for some documents the conditions change. The land registry extract for other parties is paid, so check the Agenzia website before requesting anything.

Does the cadastral map tell me whether the house is compliant?

No. The map shows the position of the parcel. Compliance is verified through building permits, the appraisal report and the cadastral conformity of the document.

Do I need the map to take part in an auction?

It is not mandatory to take part, but it is useful. The appraisal report attaches the land registry extract and floor plan: with the map you can verify that sheet, parcel and position match what is written in the notice.

Sources

• Agenzia delle Entrate: visura catastale
• Normattiva: legge 52/1985, art. 29
• Agenzia delle Entrate: quotazioni OMI