How to Check a Property in the Cadastre
Before you pay a deposit, confirm the real owner, that the floor area matches, and whether the property carries any encumbrances. In Serbia the cadastre is public and free — here is what to look for and how.
What the cadastre is, and why the check is free
The real-estate cadastre is a public register kept by the Republic Geodetic Authority (RGZ). For every property it records the owner, the floor area, the cadastral parcel, and any encumbrances. Access is free and public via the eKatastar portal — a real advantage for buyers in Serbia compared with many other countries.
- Owner and co-owners (and their shares)
- Floor area and structure (floor, number of units)
- Cadastral parcel and cadastral municipality (KO)
- Encumbrances: mortgage, usufruct, prohibition on disposal, easements
- Whether ownership is registered ("uknjižen")
On Kaza.rs we surface part of this on building pages and on the valuation page — aggregated and without any owner personal data.
What to verify before buying
- Owner = seller. The name in the cadastre must match the person selling to you. If a proxy is selling, ask for a notarised power of attorney; if it is inheritance, a final probate decision.
- Area. The square metres in the cadastre should match the listing and the contract.
- Encumbrances. Check for a mortgage, usufruct or prohibition (explained below).
- Registration. A registered ("uknjižen") flat means ownership is recorded — easier to sell and to mortgage.
- Building and parcel. Whether the building is legal (registered) and on which parcel it sits.
Encumbrances: mortgage, usufruct, prohibition
An encumbrance does not automatically mean something is wrong — but you must know what exists and how it is cleared before you sign.
- Mortgage (hipoteka) — a bank lien, usually because the seller bought on a loan. It is entirely normal and is settled at closing: part of the price goes to the bank, which then releases the mortgage. Ask for the bank’s consent and make the release a condition of payment.
- Usufruct (plodouživanje) — the right of someone else (often a parent or relative) to use the property for life. Ownership can still be transferred, but the usufructuary keeps the right of use — it must be resolved (or knowingly assumed) before purchase.
- Prohibition on disposal (zabrana) — a ban on selling or encumbering (e.g. court or tax). This is a more serious flag — until it is lifted, ownership cannot be transferred.
- Easement (službenost) — e.g. a right of way; usually more relevant for houses and plots than flats.
On Kaza.rs building pages we show the aggregate legal status (how many flats are clear, mortgaged, or under usufruct) — never owner names.
How to check a property — step by step
- 1. eKatastar (RGZ). Open the official eKatastar portal and search by address or parcel number. The data is in Cyrillic and free — you see the owner, area and encumbrances.
- 2. Kaza.rs — building page. Find the building at its address: we show the number of flats, floors, cadastral parcel and legal status (aggregate).
- 3. Kaza.rs — valuation. Enter the address and flat number: you get a value estimate, a rent estimate and the legal status of that exact flat (clear / mortgage / usufruct).
- 4. Title extract. For the purchase itself, a lawyer or notary obtains a current title extract (list nepokretnosti) — the document attached to the contract.
Red flags before you sign
- The cadastre owner does not match the seller (with no proper power of attorney or probate decision).
- A registered prohibition on disposal or a court dispute on the property.
- The property is not registered — buying is possible but riskier; ask for the full ownership chain (all prior contracts).
- The area differs from the listing or contract.
- A mortgage with no clear release plan — always require the bank’s consent and make the release a condition of payment.
- The seller rushes you, avoids showing papers, or asks for part of the price "off-contract".
Frequently asked questions
Is checking a property in the cadastre free?
Yes. The Republic Geodetic Authority’s eKatastar is public and free — you can check the owner, area, parcel and encumbrances at no cost. For the purchase itself, a lawyer or notary obtains a current title extract.
What does a mortgage on a flat mean?
A mortgage (hipoteka) is a lien, usually of the bank where the seller took a loan. It is normal and does not prevent a purchase: at closing part of the price goes to the bank, which then releases the mortgage. Ask for the bank’s consent and make the release a condition of payment.
What is usufruct (plodouživanje)?
Usufruct is the right of someone else (often a parent or relative) to use the property for life, even though they are not the owner. Ownership can be transferred, but that right of use must be resolved or knowingly assumed before purchase.
What if the flat is not registered?
An unregistered flat can be bought, but it is riskier — harder to mortgage and to resell. Ask for the full chain of contracts from the developer to the current owner, and always consult a lawyer.
Can I check a property on Kaza.rs?
Yes. On building pages and on the valuation page we show cadastre data — number of flats, floors, cadastral parcel and the aggregate legal status (how many are clear, mortgaged, under usufruct). We do not show owner names.
This text is informational and is not legal advice. Cadastre data may lag the real situation. Before buying, consult a lawyer or notary and obtain a current title extract.