Why is the fence not on the line on the map, and why do the registered and calculated areas differ? What the cadastral boundary is, and how Kadaster records or re-establishes a boundary.
Written by Perceelkaarten · OPL Consulting Oy · Sources checked on
The map shows the approximate position
The cadastral map shows roughly where parcels lie. Kadaster states that you cannot derive exact boundaries or measurements from it. Each boundary has a quality label. In 95% of cases the drawn boundary lies within 10 cm (label B), 20 cm (C), 40 cm (D) or 80 cm (E) of its position on the ground. Label G means the quality is unknown.
The standard quality is D or E. The more accurate labels B and C usually apply to boundaries from surveys since 2004, when GPS came into use. Zooming in on this site does not make the line more accurate. For the exact position, a surveyor uses the original survey data.
Kadaster — Kadastrale kaart · Kadaster — Kadastrale kaart: kwaliteit en open data · Kadaster — Productbeschrijving Kadastrale kaart V5
How a new boundary is recorded
A new boundary is pointed out on the ground. In a sale, the buyer and seller, or people they authorise, point out the boundary together to Kadaster’s surveyor. The boundary must be visible beforehand, for example with a fence, a hedge or posts. The surveyor records the boundary and measures it. The map is then updated.
If only one party is present, the pointing out can still go ahead. Within three months of the survey, a notice follows with the established boundary and area. If the buyer and seller disagree, Kadaster cannot record the new boundary.
Until then the map may show a provisional boundary. It has been drawn in by a notary or another professional party and, according to Kadaster, is a sketch. It becomes final only after the pointing out and the survey. This site draws provisional and established boundaries in the same way.
Kadaster — Erfgrenzen definitief vastleggen · BRK-catalogus — Aanwijzing kadastrale grens · Kadaster — Beleggingspercelen en voorlopige grenzen · wetten.overheid.nl — Kadasterbesluit (art. 1, 2 en 11)
Fences, hedges and the boundary in use
A fence, gate or extension does not always follow the cadastral boundary exactly. Kadaster then speaks of a boundary in use that differs from the cadastral boundary. A difference between the line on this map and a fence in the aerial photograph therefore does not prove that someone is using another person’s land: the drawn line may deviate within the margin of its quality label, and the photograph is a different source with its own date.
If the use really does differ and both owners agree, they can have the boundary adjusted. For a strip of at most 100 m² that is already visibly in use, Kadaster offers a boundary correction; the notary then records the transfer of ownership. Long use can sometimes lead to ownership through prescription. Kadaster does not record that automatically; a notary or the court can see to it that it is registered.
Kadaster — Kadastrale grens en gebruiksgrens · Kadaster — Grenscorrectie · Kadaster — Verjaring erfgrens
In doubt? Have the boundary reconstructed
In a boundary reconstruction (grensreconstructie), a Kadaster surveyor makes an existing cadastral boundary visible on the ground again, using the survey data of the original boundary. You receive a report with a survey sketch. The fee is €559 per boundary up to 500 metres (fee on kadaster.nl on the check date). The neighbours’ permission is not needed.
A boundary reconstruction shows where the cadastral boundary lies according to the survey data. It does not decide whether someone has become the owner through prescription. If the parties disagree about whether the cadastral boundary is correct, only a court can rule on that.
Kadaster — Grensreconstructie · Kadaster — Conflict over een erfgrens
Registered and calculated area
Every parcel page shows two areas. The registered area is the cadastral size from the BRK. The Cadastre Act calls it the indicative size of a parcel, calculated by Kadaster. Once the surveyor has measured the parcel, the size is established; as long as a boundary is provisional, the size can still change.
We calculate the other area ourselves from the parcel boundary on the cadastral map. Kadaster explains that such a calculation can differ from the registered size, because the boundaries on the map are included for reference and have no exact position.
Fictional example: the registered area is 312 m² and the calculated area 305.8 m². The difference of 6.2 m² does not prove that land is missing. If a purchase or a dispute depends on the size, ask Kadaster for advice; the area on this map is an indication.
wetten.overheid.nl — Kadasterwet (art. 1, 20 en 48) · BRK-catalogus — Kadastrale grootte · Kadaster — Waardelijst soort grootte · Kadaster — Oppervlakte in een GIS en op de kadastrale kaart
This guide gives general information, not legal advice. Before you decide anything about a home or land, have the facts confirmed by the competent authority or a professional, such as Kadaster, the municipality or a notary.
Official sources and next steps
All sources below are official Dutch sources, in Dutch. Fees and time limits are as of the check date.
- Kadaster — Kadastrale kaart
- Kadaster — Kadastrale kaart: kwaliteit en open data
- Kadaster — Productbeschrijving Kadastrale kaart V5
- Kadaster — Erfgrenzen definitief vastleggen
- BRK-catalogus — Aanwijzing kadastrale grens
- Kadaster — Beleggingspercelen en voorlopige grenzen
- wetten.overheid.nl — Kadasterbesluit (art. 1, 2 en 11)
- Kadaster — Kadastrale grens en gebruiksgrens
- Kadaster — Grenscorrectie
- Kadaster — Verjaring erfgrens
- Kadaster — Grensreconstructie
- Kadaster — Conflict over een erfgrens
- wetten.overheid.nl — Kadasterwet (art. 1, 20 en 48)
- BRK-catalogus — Kadastrale grootte
- Kadaster — Waardelijst soort grootte
- Kadaster — Oppervlakte in een GIS en op de kadastrale kaart