Katastr nemovitostí: co je to a jak ovlivňuje koupi, výstavbu a prodej domu

When you buy or sell a property in the Czech Republic, you’re not just signing a contract—you’re dealing with the katastr nemovitostí, digitální registrační systém, který eviduje všechny pozemky, budovy a jejich vlastníky. Also known as katastrální území, it’s the official source for property boundaries, ownership, and legal status. Without accurate data from the cadaster, you can’t get a mortgage, apply for a building permit, or even legally transfer ownership. It’s not just bureaucracy—it’s the backbone of every real estate decision.

Think of the cadaster as the DNA of your property. It tells you exactly what’s on the land: is it a residential plot, a forest, or a commercial zone? Is there a right of way cutting through it? Was the house built legally? These details directly affect your PENB, průkaz energetické náročnosti, který je povinný při prodeji a ovlivňuje cenu a náklady na topení. If the cadaster shows an unpermitted extension, your PENB might be invalid, and the buyer can walk away. The same goes for daň z prodeje nemovitosti, sazba, která se počítá podle doby vlastnictví a záznamů v katastru. If the cadaster lists the property as owned for only two years, you’ll pay 15% tax—even if you’ve lived there for ten. That’s why checking the cadaster before buying is non-negotiable.

And it doesn’t stop at taxes. If you’re planning to build or renovate, the stavební povolení, dokument, který vyžaduje přesné údaje o hranicích pozemku, výšce budovy a vzdálenosti od sousedních pozemků depends entirely on what’s recorded in the cadaster. A wrong boundary measurement can lead to fines, demolition orders, or lawsuits with neighbors. Many people think they can fix errors later—but once a building is up, changing the cadaster is expensive and time-consuming.

What you’ll find in the posts below are real-life stories and practical guides on how to navigate this system. From reading your PENB correctly to calculating your tax base before selling, from avoiding disputes with neighbors over property lines to understanding why your new house’s foundation must match the cadaster exactly—every article is grounded in the same reality: the cadaster isn’t just paperwork. It’s the legal and financial foundation of your home.