What Is Condominium Registration?
Condominium registration is the process by which a building is divided into separate units such as apartments or commercial spaces, each of which receives its own property deed.
Without registration, there is no legal distinction between parts of the building, and an apartment cannot be clearly defined as the property of a specific person. Through this process, individual ownership is formally recorded, enabling land registry entry, legal sale, or mortgage of the property.
Why Is Condominium Registration Crucial When Buying an Apartment?
Buying an apartment that is not registered can lead to serious legal and financial issues. In such cases, it's unclear which exact unit the buyer is acquiring, which poses significant risk. Buying an undefined share of a building is not the same as buying a specifically defined apartment.
Benefits of a registered apartment include:
- A property deed with exact information about the unit
- The ability to register ownership in the land registry
- Eligibility for a mortgage loan
- Easier resale and legal protection
The buyer of a registered apartment gains security, and the property becomes fully usable in legal and financial terms.
What Does the Condominium Registration Process Involve?
Condominium registration is a formal process that includes several phases and requires cooperation among co-owners and professionals. Each step must be properly executed for the final result to be legally valid.
Preparation of the Condominium Registration Plan
The plan is created by a licensed surveyor and includes:
- Floor plans of all apartments and spaces
- Exact areas and positions of each unit
- Common areas of the building (e.g. staircase, roof, courtyard)
- A proposal for the distribution of ownership shares
This plan is the foundation for the next steps and must be technically and legally correct.
Signing the Co-Ownership Agreement
Once the plan is completed, all co-owners must sign a co-ownership agreement. This document includes:
- Which owner holds which unit
- How common areas are used
- Division of costs and maintenance responsibilities
- Mutual rights and obligations of co-owners
The agreement must be notarized and is essential for land registry entry.
Land Registry Entry
After signing and notarizing the documents, the following steps take place:
- Submitting an application to the land registry court
- Opening individual land registry entries for each unit
- Issuing of property deeds for each apartment or commercial unit
- Completion of the registration process
At this point, each apartment becomes a legally independent property, ready for use and trade.
What Are the Preconditions for Registering a Building?
A building cannot be registered unless it complies with legal and technical regulations. Basic conditions must be verified before starting the process.
Legalization and Occupancy Permit
The building must have:
- A construction permit
- An occupancy permit
- The legal status of a compliant and recognized structure
Without proper legalization, registration cannot proceed, even if all co-owners agree.
Land Registry and Cadastre Entry
The property must be:
- Recorded as a single entity in the cadastre
- Aligned with the actual on-site condition
- Properly registered in the land registry
If the data does not match reality, the registration plan will not be accepted.
Consent of Co-Owners
The process requires:
- Consent of all or most co-owners (depending on the situation)
- Ongoing cooperation throughout the process
- Willingness to agree on the division and use of common areas
Without sufficient consent, the process cannot be completed and may be delayed indefinitely.
How to Check If an Apartment Is Registered?
Checking the registration status of an apartment is essential before any purchase. The most reliable method is reviewing the land registry.
You can verify it through:
- Property deed – if it lists “Apartment No. X”, the unit is registered
- Land registry extract – check if there’s an individual entry for the unit
- eCitizens platform – provides free online access to documents
- Registration plan and co-ownership agreement – available via the building manager or seller
If the documentation refers only to an “ideal share of the building”, the apartment is not registered.
How Much Does Condominium Registration Cost and Who Pays for It?
The cost of registration varies depending on the size of the building, the number of units, and the complexity of the documentation. These costs are typically borne by the co-owners.
Average Costs Include:
- Surveyor services for preparing the plan
- Notary services for document certification
- Optional legal services (e.g. lawyer)
- Administrative fees for the land registry court
For smaller buildings, the cost per unit typically ranges from €200 to €700. In larger complexes, the cost is divided proportionally.
Who Pays for the Registration?
Typically:
- All co-owners participate based on their ownership shares
- Costs can be covered from the building’s shared reserve fund (if available)
- The initiator may advance the payment with prior agreement for reimbursement
Clear agreements in advance help prevent misunderstandings and conflicts.
What Are the Risks If an Apartment Is Not Registered?
Buying an unregistered apartment comes with multiple potential problems. The lack of legal clarity makes it harder to use or sell the property.
The Main Risks Include:
- Legal uncertainty – you buy a share, not a specific apartment
- Inability to register ownership – no property deed can be issued without registration
- Banks refuse to finance – due to undefined legal status of the unit
- Disputes between co-owners – regarding usage and cost sharing
- Lower market value – buyers avoid legally uncertain properties
Unregistered apartments tend to stay on the market longer and sell at lower prices.
How Does Registration Affect the Legal Status of the Apartment?
Registration converts the apartment into a legally independent property with clearly defined ownership rights. Ownership is recorded and protected through the land registry system.
Advantages for the owner include:
- An independent property deed
- Possibility of legal sale, donation, or inheritance
- The ability to mortgage the apartment
- Increased legal and market value
The owner of a registered apartment has full control over their property and legal certainty.
Frequently Asked Questions About Condominium Registration
Can an unregistered apartment be sold?
Yes, but the buyer does not gain ownership of a specific apartment, only a share of the entire building. This is risky and often leads to legal complications.
Can a single unit register the entire building?
No. The entire building must be registered, and consent from all or most co-owners is required depending on the case.
How long does the registration process take?
It usually takes several weeks to a few months. The timeline depends on the readiness of the co-owners, the quality of documentation, and the efficiency of the authorities involved.
Conclusion: Registration Is the Foundation of Secure Ownership
Condominium registration provides legal clarity and security for owning residential or commercial spaces. Without it, obtaining a property deed for a specific apartment is not possible, which complicates buying, selling, mortgaging, or inheriting.
For every buyer, it is essential to:
- Check the apartment’s registration status before purchasing
- Insist on registration if the property is not legally divided
- Understand that registration is not an expense, but an investment in legal certainty
A registered apartment has higher market value, secure ownership, and is easier to manage legally.
