Land Register vs Cadastre: Why One Register Is Not Enough
Before paying a deposit or signing a purchase agreement, it is essential to review both Land Register and Cadastre data. This guide explains how to identify key risks and make a secure real estate decision in Latvia.
Article prepared on 30th of March, 2026
Land Register and Cadastre: Why One Register Is Not Enough?
One of the biggest myths we encounter is the belief: "If everything is fine in the Land Register, then the property is clean." In RELIVE practice, we always look at two pillars — the Land Register and the Cadastre. While the Land Register confirms who owns the property, the portal kadastrs.lv reveals what the object actually is in reality. It is precisely the comparison of these two registers that forms the basis of a качеitative legal property due diligence in Latvia.
Land Register — the legal status of the property
The Land Register is the first document that we at RELIVE open to understand the legal framework of the transaction. In it, we look for answers to questions that directly affect both the value of the property and your peace of mind after the purchase.
The Land Register answers the question: "Who owns it and what encumbers it?" as well as the structure of the property for apartments.
• Owner: Is the person showing the apartment actually entitled to sell it?
• Mortgages and debts: Is the property pledged to a bank?
• Notes: Are there any prohibitions registered, such as enforcement by a bailiff?
• Usage rights: Is there a third party registered with the right to live there for life?
Separate apartment property or co-ownership? This is a critical point. We check whether you are buying a fully separated apartment property or undivided shares of co-ownership. If it is co-ownership, we immediately check whether a usage agreement is registered. Without it, you are buying "a share of everything," not a specific property, which can create complications when obtaining bank financing.
• Land status: ownership or lease? In the Land Register, we see whether land is included as part of the property. If the land is not owned, we check in the Cadastre whether the land belongs to a private person or legal entity, or whether it is fully or partially divided. If the land shown in the cadastral map belongs to another party, it means you may have an obligation to pay land lease. Our task is to inform you about these additional costs before the transaction. If the land is fully or partially divided, it is necessary to understand how access to your land plot is ensured and whether the land must be redeemed. In Riga, this can be clarified by contacting the Riga City Municipality Residential House Privatization Commission — RDZMPK.
• Has the building been commissioned? This is a question of your safety and the liquidity of the property. We check whether there is an entry in the Land Register confirming that the building has been put into operation. If the building is still classified as "new construction" or "unfinished construction," even though people are living there, it is a serious signal. Banks usually do not finance such properties, and they may hide legal obstacles that the previous developer has not resolved.
One of the biggest myths we encounter is the belief: "If everything is fine in the Land Register, then the property is clean." In RELIVE practice, we always look at two pillars — the Land Register and the Cadastre. While the Land Register confirms who owns the property, the portal kadastrs.lv reveals what the object actually is in reality. It is precisely the comparison of these two registers that forms the basis of a качеitative legal property due diligence in Latvia.
Land Register — the legal status of the property
The Land Register is the first document that we at RELIVE open to understand the legal framework of the transaction. In it, we look for answers to questions that directly affect both the value of the property and your peace of mind after the purchase.
The Land Register answers the question: "Who owns it and what encumbers it?" as well as the structure of the property for apartments.
• Owner: Is the person showing the apartment actually entitled to sell it?
• Mortgages and debts: Is the property pledged to a bank?
• Notes: Are there any prohibitions registered, such as enforcement by a bailiff?
• Usage rights: Is there a third party registered with the right to live there for life?
Separate apartment property or co-ownership? This is a critical point. We check whether you are buying a fully separated apartment property or undivided shares of co-ownership. If it is co-ownership, we immediately check whether a usage agreement is registered. Without it, you are buying "a share of everything," not a specific property, which can create complications when obtaining bank financing.
• Land status: ownership or lease? In the Land Register, we see whether land is included as part of the property. If the land is not owned, we check in the Cadastre whether the land belongs to a private person or legal entity, or whether it is fully or partially divided. If the land shown in the cadastral map belongs to another party, it means you may have an obligation to pay land lease. Our task is to inform you about these additional costs before the transaction. If the land is fully or partially divided, it is necessary to understand how access to your land plot is ensured and whether the land must be redeemed. In Riga, this can be clarified by contacting the Riga City Municipality Residential House Privatization Commission — RDZMPK.
• Has the building been commissioned? This is a question of your safety and the liquidity of the property. We check whether there is an entry in the Land Register confirming that the building has been put into operation. If the building is still classified as "new construction" or "unfinished construction," even though people are living there, it is a serious signal. Banks usually do not finance such properties, and they may hide legal obstacles that the previous developer has not resolved.
Here is what we at RELIVE look for in Cadastre data to protect you from unexpected situations:
Many buyers get confused when they see two different numbers. We help navigate them, because cadastral value and market reality do not always match.
• Fiscal value: This number is usually lower. It is used to calculate property tax and certain state fees.
• Universal value: This value is much closer to the real market situation. It is used by banks and valuers as a reference. Transitional provisions of the State Real Estate Cadastre Law provide that certain norms will be applied when developing the cadastral value base for 2029 and subsequent years.
Read our article about cadastral values here — Cadastral Value 2025
2. Floor plan and "missing" walls
This is the section where we discover the most surprises. In Cadastre data, we see the official area and function of premises, and this is where risks affecting apartment purchase, bank financing, and future resale often lie.
• Area breakdown: We always check how many m² are living space and how many are balconies, loggias or terraces. If the listing promises 80 m², but the Cadastre shows that 10 m² are outdoor space, we make sure you understand what you are paying for.
• Alterations: The RELIVE team always compares the official apartment plan with reality. Removed walls without a project or changed use of premises is a serious risk — after purchase, fines and legalization would become your responsibility. Our goal is to prevent that.
3. Engineering communications — is everything "official"?
We do not rely on statements like "everything is connected." In Cadastre technical data, we verify registered improvements, as they are important both for usability and property valuation.
• Is there an official connection to city water supply and sewage?
• Heating type: This is a critical example — if the apartment has a gas boiler but the Cadastre states "wood heating," it is an uncoordinated system change. We help understand the legal and practical consequences.
4. Technical depreciation and bank financing
In the Cadastre, we see the building’s depreciation percentage. This is an important indicator for banks — if depreciation is too high, the bank may require a larger down payment or even refuse financing. We assess this risk before submitting a loan application.
5. Land issue and co-ownership
We always check what undivided shares of the building and land belong to the apartment.
• If the land belongs to the apartment — excellent.
• If the land belongs to another owner, we inform you about potential lease payments and their impact on your monthly expenses.
Useful link: Kadastrs.lv terms and definitions
RELIVE team advice: The cadastral information extract is the first document we review in the kadastrs.lv system when starting work with a property. It is a guarantee of safety for both us and you. Our goal is that when you receive the keys, you have no doubts about your new home.
In conclusion, it is important to remember one thing — a safe real estate purchase does not begin with emotions, but with verification.
The Land Register alone is not enough, because only together with Cadastre data it is possible to see the full picture of the property’s legal status, technical reality, and potential risks. For this reason, at RELIVE we always check both registers in parallel, so that our clients can make an informed and secure decision before paying a deposit or signing a purchase agreement. The more clarity there is before the transaction, the fewer unpleasant surprises there will be after receiving the keys.
Many buyers get confused when they see two different numbers. We help navigate them, because cadastral value and market reality do not always match.
• Fiscal value: This number is usually lower. It is used to calculate property tax and certain state fees.
• Universal value: This value is much closer to the real market situation. It is used by banks and valuers as a reference. Transitional provisions of the State Real Estate Cadastre Law provide that certain norms will be applied when developing the cadastral value base for 2029 and subsequent years.
Read our article about cadastral values here — Cadastral Value 2025
2. Floor plan and "missing" walls
This is the section where we discover the most surprises. In Cadastre data, we see the official area and function of premises, and this is where risks affecting apartment purchase, bank financing, and future resale often lie.
• Area breakdown: We always check how many m² are living space and how many are balconies, loggias or terraces. If the listing promises 80 m², but the Cadastre shows that 10 m² are outdoor space, we make sure you understand what you are paying for.
• Alterations: The RELIVE team always compares the official apartment plan with reality. Removed walls without a project or changed use of premises is a serious risk — after purchase, fines and legalization would become your responsibility. Our goal is to prevent that.
3. Engineering communications — is everything "official"?
We do not rely on statements like "everything is connected." In Cadastre technical data, we verify registered improvements, as they are important both for usability and property valuation.
• Is there an official connection to city water supply and sewage?
• Heating type: This is a critical example — if the apartment has a gas boiler but the Cadastre states "wood heating," it is an uncoordinated system change. We help understand the legal and practical consequences.
4. Technical depreciation and bank financing
In the Cadastre, we see the building’s depreciation percentage. This is an important indicator for banks — if depreciation is too high, the bank may require a larger down payment or even refuse financing. We assess this risk before submitting a loan application.
5. Land issue and co-ownership
We always check what undivided shares of the building and land belong to the apartment.
• If the land belongs to the apartment — excellent.
• If the land belongs to another owner, we inform you about potential lease payments and their impact on your monthly expenses.
Useful link: Kadastrs.lv terms and definitions
RELIVE team advice: The cadastral information extract is the first document we review in the kadastrs.lv system when starting work with a property. It is a guarantee of safety for both us and you. Our goal is that when you receive the keys, you have no doubts about your new home.
In conclusion, it is important to remember one thing — a safe real estate purchase does not begin with emotions, but with verification.
The Land Register alone is not enough, because only together with Cadastre data it is possible to see the full picture of the property’s legal status, technical reality, and potential risks. For this reason, at RELIVE we always check both registers in parallel, so that our clients can make an informed and secure decision before paying a deposit or signing a purchase agreement. The more clarity there is before the transaction, the fewer unpleasant surprises there will be after receiving the keys.
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We work with premium real estate in Riga and help clients make strategic decisions based on market data and experience.
We work with premium real estate in Riga and help clients make strategic decisions based on market data and experience.
Article Authors:
- Aivita OšaReal estate agent
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