Cadastral extract (visura catastale): what it is and how to download it
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What the catasto is, in simple termsWhat you will find written in the visuraHow to download it, step by stepWho can request it and how much it costsWhat to check in the visura before buyingWhat changes if you buy at auctionIn practiceFrequently asked questionsSourcesThe cadastral extract (visura catastale) is the document that tells you how a property is recorded in the land registry (catasto): who is listed as owner, which category it falls into, how many rooms or square metres it has and what cadastral income (rendita catastale) is assigned to it. If you are the owner, you can download it online for free from the website of the Italian Revenue Agency (Agenzia delle Entrate); if you are not, it usually costs money.
What the catasto is, in simple terms
The catasto is the public archive that records every property in Italy: where it is, what type of building it is, who owns it and how much it is worth for tax purposes. It is managed by the Agenzia delle Entrate.
The visura is the extract from that archive relating to a single property. There are two main types: the visura per soggetto, which lists all the properties registered to one person, and the visura per immobile, which describes a single property.
The visura is not a deed of ownership. It shows what is recorded in the catasto, not who has the right to a property. For ownership, what counts is the notarial deed (rogito) and its registration (trascrizione).
What you will find written in the visura
The visura is full of abbreviations. These are the ones that matter most:
- Dati catastali (cadastral data): municipality, sheet (foglio), parcel (particella) and subordinate unit (subalterno). They are like the internal address of the catasto. If you do not know them, read how to find them in the dedicated article: foglio, particella e subalterno, come trovarli.
- Categoria (category): the type of property according to the catasto, for example A/2 for an ordinary dwelling or C/6 for a garage. The code matters for taxes. Here you will find the most common ones: categoria catastale: A/2, A/3, C/6 e le altre spiegate.
- Classe e consistenza (class and size): the class indicates the quality of the unit within its category. The consistenza is the measurement: rooms (vani) for dwellings, square metres for garages and shops.
- Rendita catastale (cadastral income): the annual tax value assigned to the property. It is used to calculate some taxes. Learn more in rendita catastale: cos'è e a cosa serve.
- Intestatari (registered holders): the names of those who are listed as owners or holders of a right, with the share they hold.
If the visura shows a property different from the one you have seen, or holders you did not expect, stop. Ask the notary or the professional assisting you for clarification before going any further.
How to download it, step by step
To download the visura online you need the property details, at least municipality, sheet and parcel. Then follow these steps:
- Go to the website of the Agenzia delle Entrate and look for the section dedicated to the visura catastale.
- Log in with your credentials, if the procedure requires them. The login steps may change over time: always follow the instructions the site shows at that time.
- Enter the property details or, if you are looking for all your properties, your tax code (codice fiscale).
- Choose the visura you need and download it in PDF format.
- Keep the file together with the date of the request: the data change when the catasto is updated.
If the site does not give you the result you are looking for, do not keep trying at random. Check that you have the correct data, especially the subordinate unit (subalterno), because a wrong number leads to a different property.
Who can request it and how much it costs
The owner can obtain the visura online free of charge. Anyone who is not the owner can request it, but not for free: the consultation service for third parties is paid. You can go to the offices of the Agenzia or use the personal consultation service, which shows the up-to-date fees.
The planimetria (the scale drawing of the apartment) is a different document. It can only be obtained by the holder or a person they have delegated. We discuss it in detail here: planimetria catastale: come ottenerla.
What to check in the visura before buying
The visura alone does not tell you whether the property is compliant. It tells you what is recorded in the catasto. The comparison with the actual state must be made using the planimetria and an on-site inspection.
Check these points:
- Intestatario (registered holder): does it match the person selling to you or the debtor indicated in the notice?
- Categoria (category): is it consistent with the use you want to make of it? A garage registered as a storage room or a shop registered as a dwelling requires checks.
- Consistenza (size): do the rooms or square metres match what you see?
- Dati catastali negli atti (cadastral data in the deeds): notarial deeds must include the cadastral data, the reference to the planimetria and the declaration of conformity. The law that requires it is law 52 of 1985, article 29. If they are missing, the deed may be void: ask the notary to verify it.
If you find differences, read the difference between conformità and difformità. The problem is not always serious, but it needs to be understood before you sign: conformità catastale: quando serve e come si verifica.
What changes if you buy at auction
In court auctions the appraisal report (perizia) attaches the visura and the planimetria. So you can compare them before the auction, without having to ask anyone anything.
Suppose the appraisal report indicates an apartment with a cadastral income of €500. The cadastral value for tax purposes is calculated as follows: 500 × 1.05 × 120 = €63,000. This is a tax calculation, not the market price, and for this reason it should not be confused with the base price (prezzo base) of the auction. The base price is set by the judge.
If the data in the visura do not match the appraisal report or the actual state, report it immediately to the sale delegate (delegato alla vendita) and ask for it to be checked. How to read the appraisal report, section by section, is explained here: come leggere la perizia di un'asta, sezione per sezione.
In practice
- Identify the municipality, sheet, parcel and subordinate unit of the property before looking for the visura.
- If you are the owner, download the visura online from the website of the Agenzia delle Entrate and keep the PDF.
- Compare the category, class and size with what you see in the property.
- If you are about to buy, ask that the cadastral data in the deeds match the visura and the planimetria.
Frequently asked questions
Is the visura catastale proof that the house is mine?
No. The visura shows what is recorded in the catasto. Ownership is proven by the purchase deed, registered in the property registers. For this reason it is also worth checking the mortgage register extract (visura ipotecaria): visura ipotecaria: come leggerla.
Can I download the visura of a house that is not mine?
Yes, but for a third party the service is paid. Ask at the offices of the Agenzia or use the personal consultation, which shows the up-to-date fees.
Does the visura say whether the property is habitable?
No. The visura describes the cadastral data, not the state of habitability (agibilità). For that you need another document: certificato di agibilità: quando serve.
Sources
In the same chapter
- Cadastral maps: how to consult them for freeYou can view the cadastral map online on the Italian Revenue Agency (Agenzia delle Entrate) website, starting from the sheet and parcel number of the property. Here is how.
- Online cadastral extract (visura catastale): how to request it and how much it costsYou request the online cadastral extract (visura catastale) on the Agenzia delle Entrate website: free if you are the owner, paid for everyone else. Here is how to get it.
General information, not legal or tax advice: the law and the notice of sale prevail.
