What is the KAEK? Cadastral Code Explained

Q: What role does the real estate lawyer play in the use of the KAEK?

The lawyer correctly interprets the cadastral sheet, identifies errors in the initial entries, discrepancies between the title and the Cadastre, and pending encumbrances. The lawyer drafts applications for the correction of manifest errors, brings actions for the correction of inaccurate first entries and verifies whether the land parcel is active or historical. Our firm undertakes the full legal and cadastral review prior to any purchase or transfer.

The K.A.E.K. is a twelve-digit number that uniquely identifies any land parcel within Greek territory.

In the national land registry (Κτηματολόγιο), in rem rights are recorded on a property-centred basis, meaning that searches are carried out not by reference to the person, as is the case with the land registry offices (υποθηκοφυλακεία), but by reference to the property itself. Every property is recorded under a unique number, the so-called National Cadastre Code Number (KAEK), which is the exclusive code number for each land parcel — the property’s identity. No transaction can be carried out with the cadastral office unless we know the KAEK of the property!

What is the KAEK?

The K.A.E.K. is a twelve-digit number that uniquely identifies any land parcel within Greek territory.

• The first two digits of the code identify the prefecture in which the land parcel is located (e.g. code 05 is the Prefecture of Attica, code 19 is the Prefecture of Thessaloniki). The numbering of prefectures has been carried out in strict alphabetical order; for instance, the last prefecture, numbered 51, is the Prefecture of Chios. The administrative designation refers to the local authorities (OTAs) as they were under the KAPODISTRIAS administrative division system, not as they currently stand under the KALLIKRATIS system.

• The next three digits identify the municipality or community within the relevant prefecture. Here too, numbering follows strict alphabetical order. The administrative designation refers to the local authorities (OTAs) as they were under the KAPODISTRIAS administrative division system.

• The next two digits identify the “cadastral sector”.

• The next two identify the “cadastral unit” (which, for urban areas, is identified by the city block, while for rural areas it is identified by a group of neighbouring land parcels which are preferably bounded by natural boundaries).

• The final three digits constitute the serial number of the land parcel within the unit.

For example, KAEK 19 047 54 04 003 means that this property is located in the Prefecture of Thessaloniki (which has cadastral mapping code 19), in the Municipality of Kalamaria (which has cadastral mapping code 047), in the cadastral sector of Aretsou (54), in the 26^th city block (04), with serial plot number 3 (003) within the said city block.

The above relates exclusively to the land parcel. Where horizontal properties (condominium units) have been established on that land parcel, the existence of one building is shown by the suffix 0/0 — that is, in the above example, it appears in the form 19 047 36 10 006 /0/0, where after the first slash the existence of one or more horizontal properties on a single building is declared, e.g. /0/1, /0/2, /0/3, /0/4 and so on, signifying four or more horizontal properties on one and the same building. Where there are several buildings in the form of vertical property, these are shown in the form /1/0, /2/0, /3/0 (one horizontal property on each vertical, i.e. three verticals); and finally, the existence of multiple horizontal properties on more than one building is shown in the form /1/1, /1/2 etc. (two or more horizontal properties on a single vertical).

The KAEK is unique to each property and accompanies it for all transactions concerning that property; it is regarded as the property’s VAT number (AFM) equivalent and follows the property in all its transactions. If the property is altered in any way and changes form — for example by being subdivided into 2 land parcels, or where 2 land parcels are merged into 1 — then new KAEKs are created for the new land parcels and accompany them in any future transactions, while the old land parcel remains in the cadastral books characterised as HISTORICAL PROPERTY but no transactions can be carried out under that KAEK, since it has been abolished as an autonomous land parcel and is retained only for the information of interested parties.

How can I find out the KAEK of a property?

The simple and easy method is by means of the application developed by the agency at the address https://www.ktimatologio.gr/el/e-services/prosbasi-sta-ktimatologika-stoiheia-ton-akiniton-moy, which provides free information on the initial entries, including:

The KAEK (National Cadastre Code Number) of the specific property.
An extract of the Cadastral Sheet (legal information).
An extract of the map on which the property is delineated (spatial information).
Information regarding the deadline for the correction of Initial Entries.

This service provides natural or legal persons with information on the current legal status and details of properties in respect of which they have been registered as owners or usufructuaries, from the commencement of operation of the Cadastre (from the conclusion of cadastral mapping / initial entries or by subsequent entries). The information provided is supplied directly (online) from the digital cadastral database of the Hellenic Cadastre. The access service is available throughout each calendar day (24-hour operation) and access is granted using the TaxisNet codes held by the persons in question (TaxisNet).

Any transaction with the cadastral offices is carried out by reference to the KAEK. Provided you know the KAEK of the property, you may request, by application, a copy of the cadastral sheet and/or an extract of the cadastral diagram. The copy of the cadastral sheet contains all the information relating to the in rem rights existing over the property (ownership, mortgages, attachments, etc.), while the extract of the cadastral diagram contains the geometry of the property (area, location, shape, coordinates).

For certain areas, a full copy of the cadastral sheet and diagram for lawful use may be requested electronically through the e-services application developed by the agency at the address https://www.ktimanet.gr/TameioCertificates/. The provision of these services is charged according to the documents requested and amounts to €5 per sheet for the cadastral sheet of the property and €15 for the extract of the cadastral diagram.

In any event, we may obtain the KAEK of the property from the relevant cadastral office through a lawyer:

(a) from the alphabetical indexes kept at the cadastral offices for all natural or legal persons. It should be noted that the alphabetical indexes show ALL properties held by the natural or legal person at the specific cadastral office; or

(b) by searching the cadastral mapping maps by street, number, place name, etc. (Such a search may only be carried out by certified persons.)

(c) A third and practical method is to obtain the KAEK of a neighbouring property. As mentioned above, KAEKs are assigned to properties in continuous sequence, so that if we have the KAEK of a neighbouring property, we then look for the specific property at the closest KAEK number. The search is even easier in apartment buildings, where the plot is the same for all apartments, and the only thing that differs is that, after the 12-digit number of the land parcel (which is common to the entire building, since it relates to the land parcel), there follows a suffix such as /0/2 or /0/24, relating to the horizontal properties (commercial units or apartments) existing on the land parcel.

If we cannot proceed by these means, we may apply, by application, for the issuance of a certificate of cadastral entries in respect of a specific natural or legal person, in which all KAEKs and corresponding properties attributed to the person sought are shown. In that event, the cadastral office will issue a certificate listing the KAEKs of all properties found at the specific cadastral office in favour of the specific person (natural or legal) within that cadastral office.

The certificates issued by the cadastral office differ from those formerly issued by the land registry office (Υποθηκοφυλακείο). To see the correspondence between the certificates previously issued by the land registry office and those now issued by the cadastral office, see the relevant correspondence table of land registry certificates against the certificates of the Cadastre.

See also article Purchase of Real Estate
See also article SYPOTHA – Unauthorized Constructions
See also article Fines for Unauthorized Constructions
See also article Annulment of SYPOTHA Decision
See also article Acquisitive Prescription
See also article Prenotation of Mortgage

FREQUENTLY ASKED QUESTIONS ON THE KAEK

1. What exactly is the KAEK and why do I need it?

The National Cadastre Code Number is a unique twelve-digit number that functions as the identity of every property, in the same way that the VAT number (AFM) does for natural persons. The first two digits identify the prefecture, the next three the municipality, followed by the cadastral sector, the unit and the serial number of the land parcel. Where horizontal or vertical properties exist, suffixes such as /0/1, /1/2 etc. are added. No transaction with the cadastral office — such as a transfer, mortgage, correction of an entry or issuance of a certificate — can be carried out without the KAEK of the property; correct identification is therefore a prerequisite for every legal act.

2. How can I find the KAEK of a property of interest to me?

The easiest method, if you are the owner, is through the application “Access to the cadastral data of my properties” on the website of the Hellenic Cadastre, using TaxisNet codes, which provides the KAEK, an extract of the cadastral sheet and a map extract free of charge. For a third party’s property, the search is conducted through a lawyer in the alphabetical indexes of the competent cadastral office or by an application for the issuance of a certificate of cadastral entries in the name of a specific person. In an apartment building, the KAEK of a single apartment is sufficient, since the land parcel is common to all horizontal properties and only the suffix /0/1, /0/2, etc. changes.

3. What risks do I face if I purchase a property without a KAEK check?

Failure to check the KAEK before signing a deed exposes the purchaser to serious risks. The property may be encumbered with mortgages, prenotations, attachments or third-party claims that appear only on the cadastral sheet. Furthermore, the actual geometry (area, boundaries, shape) may diverge from that of the title, there may be an overlap with an adjoining land parcel, or it may concern a “historical property” that has been abolished due to subdivision or merger and is no longer capable of being transferred. A thorough examination of the cadastral sheet and diagram averts loss of the purchase price and years of judicial disputes.

4. How long does a full KAEK and title check take?

The legal review of a property based on the KAEK is generally completed within a few days to two weeks, depending on the complexity of the ownership history and the workload of the competent cadastral office. It includes the issuance of a copy of the cadastral sheet and an extract of the diagram, the examination of all registered rights and encumbrances, comparison with the title of acquisition and, where necessary, a retrospective check of the old land registry books for a period of up to twenty years. In cases of historical property or pending corrections of initial entries, the time required may be extended.

5. What documents does the lawyer collect by means of the KAEK?

On the basis of the KAEK, the lawyer obtains the copy of the cadastral sheet, which sets out the legal status of the property with all in rem rights, mortgages, prenotations, attachments and claims, and the extract of the cadastral diagram, which contains the geometry (area, location, shape, coordinates). Additionally, the lawyer secures the seller’s title of acquisition, the building’s electronic identity, engineer’s certificates as to the absence of unauthorized constructions, the ENFIA certificate and certificates of non-debt for municipal real estate duty (TAP). In certain areas, a full copy may also be issued electronically through the Cadastre application at a cost of €5 per cadastral sheet and €15 for the diagram.

6. What role does the real estate lawyer play in the use of the KAEK?

The real estate lawyer does not merely retrieve the KAEK, but correctly interprets the cadastral sheet, identifies errors in the initial entries, discrepancies between the title and the Cadastre, and pending encumbrances that may invalidate the transaction. The lawyer drafts applications for the correction of manifest errors, brings actions for the correction of inaccurate first entries where necessary, and verifies whether the land parcel remains active or has been characterised as historical property. Our firm undertakes the full legal and cadastral review prior to any purchase, transfer or creation of an in rem right, safeguarding the client’s interests.