Free property check in the Bulgarian cadastre (КАИС) 2026
Check a property in Bulgaria's cadastre online for free through КАИС. What you see without paying, what you do not, and why a search by ЕГН does not work.
You are buying a property, inheriting an apartment, or just want to see whether the neighbouring plot is where you think it is. There is a way to check a property for free and online, with no intermediary and without paying anything.
In this article you will see how to make a free enquiry in the cadastre, what exactly is shown for free, what is not visible, and why searching “by ЕГН” (personal identification number) in the public map does not work.
❓How do you check a property in the cadastre for free?
Source: АГКК · ЗКИР, Art. 2(1)
Step by step: checking in the КАИС portal
The cadastral map is public. No qualified electronic signature (КЕП), personal identification code (ПИК) or registration is required to view it. Here is how to make the enquiry in a few minutes.
A free check at kais.cadastre.bg
Choose the “Map” (Карта) section. The “Login” (Вход) button is for the paid services (sketch, certificates) and requires a КЕП. You do not need it for a free enquiry.
Select the magnifying glass tool (search)
In the toolbar at the top there is a magnifying glass icon. From it you open the quick search field.
Enter an address OR a cadastral identifier
Address: “София, ул. Витоша 1” (Sofia, Vitosha St. 1). Identifier: for example 68134.100.123.1.5. A search by identifier gives a reliable result; by address it sometimes returns “no data” (няма данни).
Click the property on the map
A panel opens on the right with the area, identifier, designation, type of permanent use (НТП), boundaries and neighbouring properties.
Optional: switch the layer to orthophoto
From the layers, turn on the orthophoto (satellite image). That way you see what is actually built on the land and can compare it with the cadastral boundaries.
What you see for free and what you do not
The free enquiry is indicative and for personal information. It is not an official document and does not replace the sketch (скица) in a transaction.
| What | Free in КАИС | Paid only / in another register |
|---|---|---|
| Cadastral identifier | Yes | No |
| Area of the property | Yes | No |
| Designation and НТП | Yes | No |
| Boundaries and neighbouring properties | Yes | No |
| Visualisation of the map | Yes | No |
| Official sketch / scheme | No | Paid, in КАИС or at a Geodesy, Cartography and Cadastre Service (СГКК) |
| Owner of the property | No | Property Register (Registry Agency, АВ) |
| Encumbrances, mortgages, distraints | No | Property Register (АВ) |
| Certificates with legal force | No | Paid, with a КЕП or at the counter |
The free cadastre enquiry: what it shows and what it does not
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Cadastre vs Property Register: they are not the same
This is the most common mistake. The cadastre and the Property Register are two different systems, maintained by two different agencies. They are connected, but show different things.
| Cadastre (АГКК) | Property Register (АВ) | |
|---|---|---|
| What it describes | Location, boundaries, dimensions, identifier of the property | The rights over the property: ownership, mortgages, distraints, transactions |
| Who maintains it | Geodesy, Cartography and Cadastre Agency | Registry Agency |
| Law | Cadastre and Property Register Act (ЗКИР), Art. 2(1) | ЗКИР, Art. 3(1) and (2) |
| Free online map | kais.cadastre.bg | Enquiries at the АВ, usually for a fee and with a КЕП |
| Link between the two | Through the cadastral identifier | The property’s entry (партида) is by identifier |
A commonly spread confusion
Can you search the cadastre “by ЕГН”?
Short answer: no. The public cadastre map has no search by ЕГН. This is a common expectation, because people want to quickly see what a given person owns, but it does not work that way.
| You want to find... | Where to do it | Free? |
|---|---|---|
| A property by address/identifier | kais.cadastre.bg (map) | Yes |
| Your own properties by ЕГН | Property Register of the АВ with electronic identification | No (a fee under the tariff) |
| Properties of a third party by ЕГН | Not publicly accessible | No |
Warning: fake websites
What a cadastral identifier is and how to read it
The identifier is the unique code of every property in the cadastre. It is written in the notary deed (нотариален акт), the sketch and the tax assessment (данъчна оценка). When you search by it, you always get an exact result.
56784.532.9999.1.12
An example cadastral identifier: 5 groups of digits separated by dots
Source: ЗКИР, Art. 26(1)
Read from left to right:
- 56784: code of the settlement (EKATTE)
- 532: cadastral district
- 9999: land plot (parcel)
- 1: building in the property
- 12: separate unit (apartment, garage, studio)
If you have a notary deed or a tax assessment, the identifier is written there. This is the most reliable way to search.
Sketch and scheme: when you need them and how much they cost
The free enquiry gives you information on screen. For a transaction, a loan or an administrative procedure you need an official document: a sketch for a land plot or a scheme (схема) for a building or separate unit.
An official sketch or scheme from the cadastre
Sketch of a land plot (standard term)
Requested online in КАИС with a КЕП or at the counter at the СГКК
under Tariff No. 14
Sketch (fast/express term)(optional)
Issued in a shortened term (express)
higher fee
Scheme of a separate unit (apartment, garage)
Similarly: standard and fast term
under Tariff No. 14
Free online enquiry in КАИС
Does not replace an official document in a transaction
free
The specific amounts and terms are under Tariff No. 14 of the Ministry of Regional Development and Public Works (МРРБ) and are current at the time of the request. Before you pay, check the tariffs in force in КАИС or at the СГКК.
The sketch has a validity period for a notarial transaction (usually 6 months from issue). If you apply online, you will need a qualified electronic signature (КЕП). At the counter at the СГКК you are served with an identity card.
Frequently asked questions
Why does “no data” appear when searching by address?
Addresses in the cadastre do not always match postal ones. Sometimes the street has been renamed or the numbering has changed. Try by cadastral identifier (from a notary deed or sketch) or navigate manually on the map to the area and click on the property.
Are there areas without a digital cadastral map?
Yes. The cadastral map is produced gradually by land area (землище). In old districts and small settlements there may still be no full digital coverage. In that case the enquiry is made at the local Geodesy, Cartography and Cadastre Service (СГКК) by the permanent address of the property.
When is a full check with encumbrances mandatory?
When buying, inheriting, dividing property, taking a mortgage loan or in a court dispute. In these cases the free enquiry is not enough. You need a certificate from the Property Register for the current encumbrances and ownership.
Does the cadastre show a value or a tax assessment?
No. The cadastral enquiry does not show a market value or a tax assessment. For the tax assessment you turn to the municipal administration where the property is located.
Related topics
- Property Register: how to make an enquiry about ownership, encumbrances and mortgages
- Notary fees calculator what you will pay in a property transaction
- Rental contract what to include and how to protect the tenant/landlord
- Certificate of heirs needed for inherited property
- Condominium Management Act rights and obligations in residential buildings
Ask Pravko and get an answer with citations from the law.
⚠️ Important
Pravko provides legal information, but it does not replace advice from a lawyer. For important legal matters, consult a licensed lawyer.
