The ownership sheet (list vlastníctva) is the page of the Slovak cadastre that lists, for one cadastral area, the real property held under the same rights, who holds them and what burdens them. Section 8 of the Cadastre Act 162/1995 splits it into part A for the property, part B for the owners and part C for encumbrances. An officially issued extract is a public document, and its data count as true until someone proves otherwise.
What the ownership sheet is under the Cadastre Act
Section 1(1) of the Cadastre Act 162/1995, in the text in force since 1 April 2025, describes the cadastre as the geometric determination, inventory and description of real property. It also holds the rights to that property: ownership, liens, easements, pre-emption rights agreed with effect in rem, rights to administer state, regional or municipal property, and leases of land that last, or are meant to last, at least five years.
The ownership sheet is where those data come together for the reader. Under section 8(1)(b), the descriptive part of the cadastral file contains the data entered into the sheet. Each sheet carries a number and names the district, the municipality and the cadastral area. A sheet groups the property in one cadastral area that shares the same ownership, so ten parcels of one owner in the same area usually sit on one sheet, while a field held by two co-owners sits on a sheet that names both with their shares.
The sheet is not the deed. The contracts, court decisions and other documents behind each entry sit in a separate collection of deeds under section 8(1)(c). The sheet tells a reader what the register says. The documents explain why it says so.
Part A, part B and part C
Part A, the property part, lists every parcel and building covered by the sheet. For each parcel it gives the area, the type of land, a code for how the land is used and whether the parcel lies inside the built-up area of the municipality. Parcels appear in one of two registers. Register C parcels are drawn on the cadastral map. Register E parcels follow the original ownership boundaries of plots that were merged into larger leased units, often farmland, and they are shown on a separate map.
Part B names the owner or other entitled person, with identification data, the share held and the title of acquisition, such as a purchase contract or an inheritance decision. It also lists flats and non-residential units, lease rights to land and notes about facts that concern the property or the rights to it.
Part C lists the burdens. These are easements with the name of the person they benefit, liens with the name of the creditor, pre-emption rights with effect in rem and other rights agreed as rights in rem. Section 8(1)(b) adds one detail that surprises many buyers: part C does not state the amount of the secured debt. A lien in favour of a bank tells the reader that a debt exists, not how large it is.
How far the ownership sheet can be trusted
Section 70(1) treats the data of the cadastre as trustworthy unless the contrary is proven. Section 70(2) goes further for the rights, the parcel number, the geometric determination and the type of land: these are also binding. One exception matters in land assembly. The type of land is not binding for a register E parcel.
The form of the document matters as well. Under section 69(3), an extract from the ownership sheet issued by the cadastral authority is a public document. Under section 68(4), the same data shown free of charge through the online access point have only informative character. Section 69(10) adds that an extract shows the state of the register at the date and time printed on it. A sheet pulled on Monday says nothing about an application filed on Tuesday.
Rights reach the sheet in three ways under section 4: deposit (vklad), record (záznam) and note (poznámka). Under section 5(2) a record only registers a right that already exists, for example one created by law. Under section 5(3) a note flags a fact without changing any right. Section 38 uses notes for facts that limit the owner’s power to dispose of the property, and section 39(2) allows a note that the accuracy of an entry has been challenged.
What the ownership sheet does not show
Several things a buyer needs are not on the sheet at all. A lease of land for less than five years is not entered, because section 1(1) records only longer ones. Leases of buildings and halls do not appear either. A buyer therefore reads the rent roll and the lease files next to the sheet.
The amount behind a lien is missing, as part C states only the creditor. Prices paid in earlier sales are kept in the cadastre but released under section 68(2) only to the owner and to a list of public bodies and valuers. Rights created directly by law can exist before they are recorded, so an empty part C is no proof that a plot is free of statutory burdens. Planning status, permits and protection zones come from the land-use plan and the authorities, not from the sheet.
The deeds behind the entries are not public either. Section 68(1) lets anyone inspect the cadastral file and take extracts. Section 68(3) limits the collection of deeds to owners, other entitled persons, their predecessors and successors, and a list of public bodies. In a sale the seller usually supplies the documents.
How the ownership sheet is used in a Slovak property deal
In due diligence the sheet is the first document for every parcel. The buyer matches part A against the site plan, checks the parcel areas and the register C or E status, confirms in part B that the seller holds the whole share, and lists every item in part C for release or for a price adjustment. A fresh extract on the day of signing, and again before closing, closes the gap that section 69(10) leaves open.
Permitting relies on the sheet too. Under section 29(2)(a) of the Building Act 25/2025, a builder does not have to prove a right to the land that is recorded in the cadastre, and under section 57(2)(a) the building authority checks that right before deciding on the building plan. Screening under the EIA Act asks for no land right at all. Our post on EIA screening in Slovakia explains why its verdict is rarely the risk. A project can therefore pass its environmental screening before the land is secured, while the building plan has to wait for the sheet.
Frequently Asked Questions
Is a printout from the online cadastre portal enough?
For orientation, yes. For a contract, a bank or an authority, use an extract issued by the cadastral authority, because only that extract is a public document under section 69(3), while the free online data have informative character under section 68(4).
Who can look at an ownership sheet?
Anyone. Section 68(1) lets every person inspect the cadastral file and take extracts. Personal identification numbers are shown only to the person concerned, and the collection of deeds is open only to the persons and bodies named in section 68(3).
Does the ownership sheet show a lease?
Only a lease of land that lasts, or is meant to last, at least five years, entered in part B. Leases of halls and offices are not recorded, so a tenant’s position has to be read from the lease itself.
What does an extract cost?
Item 10(a) of the Administrative Fees Act 145/1995, in the version in force since 1 September 2026, sets EUR 12 for each 20 parcels, buildings or units started within one extract. The same item stays unchanged in the versions announced for December 2026 and January 2027.
Assembling land for a hall in Slovakia? Send us the parcel numbers and we will read the ownership sheets with you before you sign.