Apartment cadastral scheme in Bulgaria: what it shows and how to check it

A cadastral scheme is the official document for a separate unit, such as an apartment, office, studio or garage, in an area covered by an approved cadastral map and registers. It certifies which information about the unit and ownership is recorded in the current cadastral map and registers. Bulgarian Administrative Register: Cadastre Agency service 1449

That does not make the scheme universal proof for the transaction. The cadastre identifies the unit and displays registered data. Title instruments, registrations, mortgages and attachments must also be checked through the title documents and Property Register. Bulgarian Registry Agency: scope of the Property Register

Sources were checked on 19 August 2026. The English legal terms are explanatory translations of the binding Bulgarian texts. This is general information. A Bulgarian property lawyer and a cadastral professional should review any difference between the scheme, title deed, construction papers and physical property. A construction issue may also require an architect or engineer.

Scheme, sketch and architectural plan

A cadastral sketch is issued for land or a building. A cadastral scheme is issued for a separate unit within a building. Once the cadastral map for the area is approved, a scheme is required for instruments recognising or transferring ownership, creating or changing another right in rem, or establishing a mortgage. Cadastre and Property Register Act, Article 49b, official Cadastre Agency text

An architectural plan serves a different purpose. It shows the design and normally gives more detail about rooms and dimensions. A cadastral scheme shows the outline and position of the separate unit on the relevant floor, but it is not a detailed architectural drawing of every internal wall. Ordinance No. RD-02-20-4, Annex 2, Table 3

A marketing floor plan cannot replace the official scheme. Equally, the scheme alone does not prove that every internal alteration follows an approved design.

What exactly does the scheme show?

The statutory core data for a separate unit are its identifier, floor, outline, number of levels, area according to a document, designated use and address. The last phrase matters: the displayed area is not necessarily a fresh geometric measurement of the apartment carried out when the scheme is issued. Cadastre and Property Register Act, Article 27(1)(3)

Depending on the content selected for the official document, it may also include a previous identifier, floor graphic, neighbouring units, common areas, ideal and appurtenant parts, registered owners and rights, and data about the latest amendment affecting the unit. The ordinance allows the official scheme to contain a combination selected by the applicant from the listed data. Ordinance No. RD-02-20-4, Annex 2

Start with the full identifier. It is the unique number by which the property is identified unambiguously in Bulgaria. Then compare the address, floor, designated use, number of levels and area according to a document with the title deed and draft contract. Cadastre and Property Register Act, Articles 26 and 27

For a cellar, storage room, garage or parking arrangement, establish how the right is legally structured: as a separate unit, appurtenance, ideal share or another right. The scheme contributes to that review, but the complete title file is decisive. Do not assume that something shown in a sales brochure is automatically included in the title.

The displayed area is not necessarily “net area”

This is one of the most important distinctions. The Act calls the unit's figure “area according to a document”. A new-build price may instead be calculated using built-up area plus ideal shares in common areas, or another formula expressly stated in the contract. The cadastral scheme does not explain that pricing formula. Cadastre and Property Register Act, Article 27(1)(3)

Compare the documentary area, built-up area in the construction records, ideal shares and the area used for pricing as separate figures. If they differ, require a written explanation of each one.

How is the scheme obtained?

The Cadastre Agency provides the service at a service desk and electronically through KAIS. The current service page requires a registered KAIS account and qualified electronic signature for an online application. It lists seven working days for a standard service and three for an expedited service. Recheck the conditions and fee on the day of application. Bulgarian Administrative Register: service 1449

Public viewing in KAIS is useful for initial orientation. It is not a substitute for the official cadastral scheme issued through the administrative service. AGCC: qualified-electronic-signature access to KAIS services

Does the scheme expire?

There is no fixed expiry period. The official service describes the document as indefinite. The Cadastre Agency explains that it remains current regardless of its issue date if the boundaries and data have not changed. If they have changed, the old scheme is no longer current and a new one must be issued. Administrative Register: duration of the document Cadastre Agency guidance on validity

This is more accurate than the popular claim that a scheme “lasts six months”. For a transaction, confirm that the data are current and that the document meets the notary's requirements rather than looking only at the date on an old copy.

What should you do when records differ?

First identify the precise mismatch. A different identifier, outline, floor, designated use or documentary area is not the same as a different internal room layout, which may not be shown in architectural detail on the scheme at all.

The Act provides for amendment of the cadastral map and registers when there are omissions, errors, manifest factual error, new or altered units, or changes in registered data. Where a digital amendment project is required, it is prepared by a cadastral professional qualified under the Act. Cadastre and Property Register Act, Article 51

In practice, compare the scheme, title deed, approved or as-built design papers and the physical unit. The cadastral professional should determine whether there is a cadastral error or an amendment is needed. The lawyer should assess title and transaction consequences. For a physical alteration, an architect or engineer should review the construction approval and records.

Do not rely on “we will fix it after completion” where the difference affects the identity or legal extent of the property. After transfer, the buyer may inherit both the procedure and the risk.

What does the scheme not replace?

It does not replace the title deed or other title instrument, a Property Register search or certificate, or the construction papers. The cadastral register may record all persons and instruments where duplicate holders of rights are identified. That is another reason not to conclude title from the scheme alone. Cadastre and Property Register Act, Article 41(6)

The cadastre identifies the unit and certifies the registered cadastral data. The Property Register contains registered instruments, mortgages and attachments. The construction file answers a different question: what was approved and commissioned. Cadastre Agency: purpose of a sketch or scheme Registry Agency: Property Register

Official sources

1. Cadastre Agency: Cadastre and Property Register Act, current from 9 February 2026, Bulgarian
2. Cadastre Agency: Ordinance No. RD-02-20-4 on cadastral services, Bulgarian
3. Bulgarian Administrative Register: issue of a scheme for a separate unit
4. Cadastre Agency: purpose of a cadastral sketch or scheme
5. Cadastre Agency: validity of sketches and schemes
6. Bulgarian Registry Agency: Property Register

Next step

Compare the scheme with the title document, construction file, physical property and draft contract before making an irreversible payment. For a remote purchase, check the property power of attorney separately. For the condition and records of the wider building, understand what a building technical passport can and cannot establish. TV Property can organise the document set and independent checks for the particular property.

Request a document review from the TV Property team.