Cadastre and property register: two separate systems
Every Bulgarian property sits in two different state records, and most mistakes come from conflating them. The cadastre holds physical identity — location, area, boundaries, buildings and units. The property register holds legal status — owner, mortgages, attachments and registered claims. A purchase decision needs both, read together.
Real estate · Last reviewed: 2026-08-16
Two registers, two different questions
| Cadastre (АГКК) | Property register | |
|---|---|---|
| What it holds | Location, area, boundaries, buildings and units | Ownership, encumbrances, registered entries |
| Identification key | Cadastral identifier | Property file and description |
| Typical document | Sketch or unit plan (скица / схема) | Encumbrance certificate |
| When you need it | Verifying area and boundaries | Purchase, mortgage, inheritance, litigation |
Why the cadastral identifier is the anchor
The cadastral identifier is the property's unique number in the state records and is far more reliable than an address in a listing. A sketch or unit plan issued against that identifier states the area and boundaries officially. Ask the seller for the number, then run the search yourself, and check the issue date and the identifier on every document you are shown rather than taking a printout at face value.
An old encumbrance certificate is worth little
Documents to obtain before buying
- A current cadastral sketch or unit plan.
- An encumbrance certificate issued close to the completion date.
- The seller's title document and the basis on which they acquired.
- A municipal certificate showing no outstanding property tax or waste fee.
- For a new building, the construction-stage documents and the permit for use.
- Confirmation of any debts to the building's owners' association.
Electronic access and its limits
Both agencies offer electronic services and some searches run through the eGov portal, but access to certain data requires identification, an electronic signature or a demonstrated legal interest. For a foreign buyer the practical route is to have searches commissioned by a lawyer, documenting the date and identifier of each extract. In some areas older entries may not be digitised, in which case a written search is requested from the local office.
This page does not perform searches
This is not legal or financial advice
Frequently asked questions
Does a cadastral sketch prove ownership?
No. The sketch evidences physical characteristics; ownership and encumbrances are read from the property register. The two documents are requested together and neither substitutes for the other.
What if the recorded area differs from the actual one?
The cause may be a measurement error or an unauthorised alteration. Establish which before buying — the correction runs through a separate procedure at the cadastre.
Can I run these searches from abroad?
Some services are online, but identification and electronic-signature requirements often block remote access. In practice this work is usually delegated to a lawyer holding a power of attorney.
Sources
The information on this page is based on the official sources listed below. Legislation changes — open the links and verify the current position.
- Агенция по геодезия, картография и кадастър (АГКК) — https://www.cadastre.bg/ · 2026-08-16
- Агенция по вписванията — Имотен регистър — https://www.registryagency.bg/ · 2026-08-16
- Портал за електронни административни услуги (eGov) — https://egov.bg/ · 2026-08-16
- Закон за кадастъра и имотния регистър (lex.bg) — https://lex.bg/ · 2026-08-16
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