When you are buying a property in Italy, one of the documents you should see at an early stage is the Planimetria Catastale – the cadastral floor plan.

At first glance, it may look like nothing more than a technical drawing. In reality, it provides important information about how the property is recorded in the Italian Land Registry (Catasto) and how its internal layout is registered.

And this is exactly where problems can sometimes arise.

What is a Planimetria Catastale?

The Planimetria Catastale is the floor plan of a specific cadastral unit, such as an apartment, house, garage, storage room or other property, registered with the Italian cadastral authorities.

The plan normally shows:

  • individual rooms,
  • the internal layout,
  • doors and entrances,
  • windows,
  • stairs,
  • balconies and terraces,
  • and other relevant parts of the property.

It also contains important identification information.

What do the numbers mean: Foglio, Particella and Subalterno?

When you look at Italian cadastral documents, you will usually come across three important numbers.

1. Foglio

Foglio can be understood as a specific section of the cadastral map covering part of the territory of a municipality.

For example:

Foglio 25

means that the property is located within cadastral map sheet number 25.

2. Particella

Particella identifies a specific parcel of land or building within that cadastral map sheet.

For example:

Foglio 25 – Particella 348

identifies a specific cadastral parcel.

3. Subalterno

Subalterno is particularly important when a building contains several separate units.

For example:

Foglio 25 – Particella 348 – Subalterno 7

can identify a specific apartment or other cadastral unit within the building.

Together, Foglio + Particella + Subalterno are key identifiers used to locate and identify the property in the Italian cadastral system.

What other information can you find?

The cadastral documentation may also include information such as:

Categoria Catastale – the cadastral category of the property.

For example, residential properties generally fall within category A, while garages, storage rooms and other types of property may have different cadastral categories.

You may also see:

Classe – cadastral class,

Consistenza – the cadastral measure of the property, depending on its type,

Rendita Catastale – cadastral income, which is important for the calculation of certain Italian taxes.

You will also find information such as the address, floor and other identification details.

And now the most important question: Does the plan match the actual property?

This is where you need to be careful.

It is not enough to say:

“Here is the cadastral floor plan, so everything must be correct.”

That assumption can be risky.

Imagine that the original floor plan shows:

  • one bedroom,
  • a living room,
  • a kitchen,
  • and one bathroom.

But when you visit the property, you discover that the current layout is completely different.

Perhaps someone has:

  • added a room,
  • enclosed a terrace,
  • removed an internal wall,
  • created an additional bathroom,
  • changed the internal layout,
  • converted a storage room into living space,
  • or combined two rooms.

If these changes are not correctly reflected in the relevant documentation, there may be a problem.

Important: The Cadastre is not the same as the Building Authority

This is one of the most important things for a foreign buyer to understand.

The Italian Cadastre – Catasto – is not the same as the municipal Building Authority.

The cadastral plan tells you how the property is recorded in the cadastral system.

It does not automatically prove that every modification to the property was legally authorised from an urban-planning and building perspective.

This is why, before buying, the property should also be checked against the relevant urban-planning and building documentation held by the municipality – Comune.

In other words:

The cadastral plan should correspond to the actual property, but the cadastral plan alone does not tell you whether every alteration or extension was properly authorised.

Why is this important when buying a property in Italy?

Before signing the final purchase deed, the documentation should be carefully checked.

The cadastral information, the actual condition of the property and the relevant urban-planning documentation should be consistent.

The Italian tax authority explains that, in property transfers, the notarial deed includes the cadastral identification details and the cadastral plan, together with declarations concerning the conformity of the actual condition of the property with the cadastral records and plan.

This is why checking the documentation before signing is essential.

What should you look for when checking the floor plan?

When you receive the Planimetria Catastale, don’t just look at the number of bedrooms.

Compare the plan directly with what you see during the property viewing.

Check, for example:

✔ the number of rooms
✔ the position of the bathrooms
✔ the kitchen
✔ doors and windows
✔ terraces and balconies
✔ stairs and other structural elements
✔ garages, storage rooms and other accessory spaces

And most importantly, ask:

“Is this the current plan, and does it correspond to the actual condition of the property?”

If the answer is unclear, it is much better to investigate the issue before purchasing, rather than discovering a problem after the deed has been signed.

One more important point for international buyers

When you are buying property in Italy from abroad, you may see these documents for the first time through an estate agent, seller or other professional.

Don’t be misled simply because a document looks official.

An official cadastral document does not automatically mean that the current condition of the property is fully compliant.

A proper due-diligence process should compare several elements:

cadastral documentation + actual condition + urban-planning/building documentation + ownership documentation.

Only by comparing these elements can you obtain a much clearer picture of what you are actually buying.

Are you thinking about buying a property in Italy?

Documents are often where the difference lies between a smooth purchase and an unpleasant surprise after signing.

In my new series “Guide to Buying a Property in Italy”, I will take you step by step through the most important documents and stages of buying a property in Italy.

🎬 Episode 1: The Planimetria Catastale – the cadastral floor plan

The following episodes will cover topics such as Prima Casa, Agibilità, Codice Fiscale, Caparra Confirmatoria, the Rogito, the role of the Notary, buying remotely, property investment and short-term rentals, and much more.

Because when buying property in Italy, it is not enough to find a beautiful home.

You need to know what you are actually buying.

Need advice about buying property in Italy?

If you are considering buying a property in Italy and need help with the selection, documentation, property checks or the purchasing process, you can contact me at any time.

I can help you navigate the Italian system and guide you through the purchase step by step – even if you live outside Italy.

Tereza Vacovská
International Real Estate Consultant & Interpreter

📱 WhatsApp Italy: +39 348 903 7671
📱 WhatsApp Czech Republic: +420 604 676 525
📧 info@sardaterrahouses.it
🌐 www.nemovitostisardinie.cz

Buying property in Italy doesn’t have to be complicated. The important thing is knowing what to check before you sign.