Imagine: you find the perfect apartment. You agree on a price. You sign a preliminary contract. You pay a deposit.
Then — it turns out there’s a mortgage on the property the seller never mentioned. Or the parcel boundaries don’t match what you were shown. Or — worst case — the seller isn’t even registered as the owner in the cadastre.
These aren’t rare situations. That’s why checking the real estate cadastre is one of the most important steps before any property purchase in Serbia.
This guide covers everything you need to know: how to access the cadastre, what to look for, how to interpret the data, and which red flags to watch for.
What Is the Real Estate Cadastre?
The real estate cadastre is the official registry of properties in the Republic of Serbia. It is maintained by the Republic Geodetic Authority (RGZ).
The cadastre contains data on:
- Ownership — who is registered as the owner of the property
- Encumbrances — mortgages, liens, easements, disposal bans
- Parcel boundaries — area, shape, location
- Land types — construction land, agricultural land, forest land
- Buildings and individual units — apartments, commercial spaces, garages
All changes to properties (purchase, inheritance, mortgage registration) must be entered in the cadastre to have legal effect against third parties.
Why Is a Cadastre Check Mandatory Before Buying?
1. Ownership Verification
You verify whether the person selling you the property is actually registered as the owner in the cadastre. If not — they cannot transfer ownership to you.
2. Discovering Encumbrances
The property may have:
- Mortgages — the property is under a loan
- Disposal bans — court or tax encumbrances
- Easements — right of way, right to use part of the parcel
- Liens — securing claims
All these encumbrances transfer to the new owner if not removed before the sale.
3. Boundary and Area Verification
The cadastral plan shows the exact parcel boundaries. It’s not uncommon for physical boundaries (fences, walls) to not match the cadastral ones — which can lead to disputes with neighbors.
4. Land Status
Is the land construction land or agricultural land? Does the building have a building permit? This information is crucial for the property’s legality.
How to Check the Cadastre Online?
The Republic Geodetic Authority provides free online access to most data through the eKatastar portal (katastar.rgz.gov.rs).
Step 1: Access the Portal
Go to katastar.rgz.gov.rs. No registration is required for basic viewing.
Step 2: Search by Address or Parcel
You can search in several ways:
- By address — enter the municipality, street, and number
- By parcel number — if you know the cadastral municipality and parcel number
- By apartment number — for individual units in buildings
Step 3: View the Data
After finding the property, you can see:
- Property list — basic data on the parcel, building, and owner
- Encumbrances — mortgages, bans, easements
- Cadastral plan — graphical representation of boundaries
Step 4: Download the Document
You can freely download the Property Information Sheet containing all relevant data. This document is sufficient for most pre-purchase checks.
What to Specifically Look For in the Cadastre?
✅ Ownership List — List A
This shows who is registered as the owner. Check:
- Whether the seller’s name matches the cadastre data
- Whether there are multiple co-owners (all must sign the contract)
- Whether ownership is registered to a natural or legal person
✅ Encumbrances — List B
This shows everything that “burdens” the property:
- Mortgage — if it exists, the seller must either repay the loan before the sale or the buyer agrees to take over the mortgage
- Disposal ban — the property cannot be sold until the ban is removed
- Right of way easement — someone else has the right to pass through your parcel
- Litigation notice — the property is subject to court proceedings
✅ Area and Boundaries
Compare the cadastre data with the actual situation on the ground. If there’s a discrepancy, a geodetic survey is needed to reconcile the situation before purchase.
How to Get an Official Cadastre Extract?
Although the online check is free and informative, a legally valid document requires requesting an extract from the property list.
Methods:
- Online — through the eKatastar portal (a fee applies, the document is legally valid)
- In person — at an RGZ branch or municipal cadastre office
- Through a notary — the notary can request the extract on your behalf
Cost: an extract from the property list costs from 300 to 1,500 RSD, depending on the format and method.
Red Flags — What to Watch For
🔴 Seller Not Registered as Owner
If the seller claims to be the owner but isn’t registered in the cadastre — do not proceed until ownership is registered in their name.
🔴 Multiple Co-Owners, Some Unavailable
All co-owners must sign the contract. If one is unavailable or unwilling to sell — the sale cannot proceed.
🔴 Mortgage Exists but Seller Doesn’t Mention It
A mortgage doesn’t have to be an obstacle — but you must know about it. Agree on how it will be removed before or at the time of sale.
🔴 Boundaries Don’t Match
If a fence has been moved or a wall built outside cadastral boundaries, part of “your” property may actually belong to a neighbor.
🔴 Litigation Notice
If a litigation notice exists in the cadastre, the property is subject to court proceedings. Don’t buy until the dispute is resolved.
🔴 Property Not Legalized
If the building isn’t registered in the cadastre or lacks a use permit, its legality is questionable. Banks don’t give loans for illegal buildings.
The Notary’s Role in Cadastre Checks
Since 2023, notaries in Serbia are required to check cadastre data before certifying contracts. This means:
- The notary must obtain an extract from the property list
- The notary checks whether the seller is the owner and whether encumbrances exist
- If encumbrances exist, the notary will warn you and advise on next steps
However — don’t rely solely on the notary. Your own check before signing the preliminary contract and paying a deposit is essential.
What If I Find a Problem?
Problem: Seller Is Not the Owner
- Ask the seller to register ownership first (can take 1–6 months)
- Don’t pay a deposit until ownership is sorted
Problem: Mortgage Exists
- The seller can repay the loan and remove the mortgage before the sale
- Or you can take over the mortgage (with the bank’s written consent)
- Only pay a deposit after agreeing on mortgage removal
Problem: Boundaries Don’t Match
- Hire a surveyor to measure and determine the actual situation
- Cost of a geodetic survey: €200–500
- Better to pay a surveyor than to later have a court dispute with a neighbor
Problem: Litigation Notice
- Don’t buy until the dispute is resolved
- The dispute can last for years
How ENERGY-REA Helps
Buying a property is a serious investment. ENERGY-REA helps you avoid legal pitfalls:
- Cadastre status check before every property viewing
- Cooperation with notaries and lawyers specialized in real estate
- Assistance in gathering documentation for registration
- Advice on all aspects of transaction legal security
Don’t risk your money. Check before you sign.
Contact ENERGY-REA for a free consultation before buying a property.
SEO keywords: Serbia real estate cadastre, property ownership check, cadastre extract, property encumbrances, mortgage cadastre, eKatastar RGZ, property purchase legal safety Serbia