The Netherlands Kadaster holds the official land register for all registered real property in the country. An extract from this register identifies the current registered owner, the legal description of the parcel, and any encumbrances — mortgages, easements, or restrictions — recorded against the title. Control over a property, in the sense of who holds enforceable rights and what limits those rights, is readable directly from this source.
The Kadaster is a single-authority system. There is no parallel municipal register that supersedes it. What the Kadaster shows is what the law recognises as the registered position.
What the extract showsRegistered owner by name, parcel identification number, surface area, encumbrances (mortgages, easements, restrictions), and date of last registered transaction. Source: Kadaster · verified 15.09.2026 Access conditionThe Kadaster is a public register. Extracts are available to any applicant without a stated reason. Source: Kadaster · verified 15.09.2026 Cost of direct accessThe Kadaster publishes a tariff for individual extracts on its official website. The fee is set by the registry and is payable directly. Source: Kadaster · verified 15.09.2026Source: Kadaster · verified 15.09.2026
What the Kadaster extract establishes
The extract is a point-in-time snapshot of the registered position. It names the registered owner — a natural person or legal entity — as of the moment of retrieval. If ownership transferred yesterday and the deed was not yet presented for registration, the extract will show the previous owner.
The parcel identifier (perceelnummer) links the extract to the cadastral map. Surface area, boundaries, and the municipality of registration appear on the same document. This is the layer that establishes formal control: the person named as owner holds the registered right.
Encumbrances are listed separately within the extract. A mortgage (hypotheek) appears with the name of the creditor institution and the date of registration. An easement (erfdienstbaarheid) appears with a reference to the deed in which it was constituted. The extract does not reproduce the full text of those deeds; it references them by notarial deed number and date.
Source: Kadaster · verified 15.09.2026
Registered encumbrances and what they mean for control
A registered mortgage limits the owner's ability to dispose of the property freely. The creditor holds a right of enforcement. The extract names the creditor and the registration date; it does not state the outstanding balance or the terms of the underlying loan agreement.
An annotation (aantekening) may appear on the extract indicating a pending legal action, a court order, or an attachment (beslag). An attachment blocks voluntary transfer. Its presence on the extract is a material fact for any buyer or counterparty assessing the property.
Leasehold rights (erfpacht or opstal) registered against the parcel also appear. These affect the bundle of rights the owner can exercise. The extract identifies the right and the party holding it; the full terms are in the underlying deed.
Source: Kadaster · verified 15.09.2026
The limit of what the sources allow
The Kadaster shows the registered legal position. It does not show:
- The identity of a beneficial owner who holds an interest through a legal entity rather than directly
- Unregistered contractual arrangements between parties (pre-emption rights, shareholders' agreements affecting the property-holding company)
- The outstanding balance on a registered mortgage
- Any interest arising under a trust or fiduciary arrangement not constituted as a registered real right
- Pending insolvency proceedings against the registered owner (those appear in separate insolvency registers)
The chain of control stops at the registered owner. If that owner is a Dutch BV or a foreign company, the Kadaster extract does not identify who controls that entity. Establishing the layer above the registered owner requires a separate corporate register search.
The extract is a snapshot. It reflects the position at the moment of retrieval. A deed presented to the Kadaster after that moment will alter the register without retroactive effect on the extract already issued.
Source: Kadaster · verified 15.09.2026
Where the sources disagree
The Kadaster extract and a notarial deed of transfer can diverge in the interval between signing and registration. Dutch law requires presentation of the deed to the Kadaster for the transfer to take effect against third parties. A signed but unregistered deed does not appear in the extract.
Similarly, a court attachment ordered but not yet formally noted in the register will not appear. The extract reflects what has been formally presented and processed — not what has been ordered or agreed.
If the registered owner is a legal entity, the Kadaster extract and the trade register (Kamer van Koophandel) may show different names if the entity has changed its legal form or name without both registers being updated simultaneously. This divergence is itself a finding worth noting.
Source: Kadaster · verified 15.09.2026
Procedure and timeline for obtaining an extract
The Kadaster accepts requests through its online portal (Mijn Kadaster) and through licensed intermediaries. A request requires the parcel identifier or the address of the property. Without a valid perceelnummer or a searchable address, the registry cannot return a result.
For a foreign applicant without a Dutch DigiD or a Kadaster account, direct portal access is not straightforward. The registry does provide access routes for professional users and for one-off requests, but the registration steps and the identity verification requirements add time to the process.
Turnaround for a standard extract from the online portal is immediate to same-day once the request is accepted. Processing time for requests submitted through intermediary channels depends on the intermediary's workflow.
The extract is issued in Dutch. No official English translation is produced by the Kadaster. A translated and certified version requires a separate step.
Source: Kadaster · verified 15.09.2026
Scope and fixed price
The Kadaster is a public register and its extracts are available at the tariff published by the registry. What the tiers below cover is the removed path: locating the correct parcel identifier, submitting the request through the appropriate channel, obtaining the extract, translating it into English, and presenting the findings in a structured report with source references and a statement of what the extract does not show.
| Tier | Price | What is included | Not included |
|---|---|---|---|
| Signal | €440 | Single-parcel Kadaster extract, English translation, identification of registered owner and encumbrances, source badge with retrieval date | Corporate layer above registered owner; insolvency check; deed text retrieval |
| Standard | €890 | Signal content plus identification of all registered encumbrances with deed references, check against insolvency register (Centraal Insolventieregister), summary of findings | Full deed text; UBO layer; litigation history |
| Extended | €1,800 | Standard content plus retrieval of referenced deed abstracts, corporate register check on the registered owner entity (if a legal entity), identification of the point at which the ownership chain becomes opaque, written statement of the limit of what the sources allow | Legal qualification of findings; representation; advice on enforcement |
Prices are fixed per engagement at the tier selected. Payment is arranged after the request is submitted.
FAQ
What is the Kadaster and why is it the authoritative source? The Kadaster is the Dutch national land registry, established by statute as the sole official register of real property rights in the Netherlands. A right not registered in the Kadaster does not bind third parties, regardless of any private agreement. The extract is therefore the primary document for establishing the registered position.
Can a foreign buyer order a Kadaster extract directly? The Kadaster portal requires a Dutch DigiD or a professional account for online access. A foreign applicant without either can submit a request through the Kadaster's intermediary channels, but the process involves identity verification steps that add time. The tariff for individual extracts is published on the Kadaster website.
Does the extract show who ultimately controls the property if the owner is a company? No. The extract names the registered legal owner. If that owner is a BV, NV, or foreign entity, the extract does not identify the shareholders, directors, or beneficial owners of that entity. Establishing the control layer above the registered owner requires a separate trade register search and, where applicable, a UBO register enquiry.
What does an attachment (beslag) on the extract mean? A registered attachment means a creditor has obtained a court order blocking voluntary transfer of the property. The property cannot be sold or encumbered by the owner without the attachment being lifted. The extract identifies the attaching party and the registration date; the underlying court order is a separate document.
How current is the extract? The extract reflects the registered position at the moment of retrieval. Any deed presented to the Kadaster after that moment will alter the register. For time-sensitive transactions, the extract should be retrieved as close as possible to the relevant date.
What language is the extract issued in? The Kadaster issues extracts in Dutch only. An English translation is not produced by the registry. A translated version for use in cross-border due diligence requires a separate translation step, which is included in the Standard and Extended tiers above.
Sources
Kadaster — Dienst voor het kadaster en de openbare registers — https://www.kadaster.nl — verified 15.09.2026
Centraal Insolventieregister — Rechtspraak.nl — https://www.rechtspraak.nl/Registers/centraal-insolventieregister — verified 15.09.2026
Kamer van Koophandel (KVK) — Dutch Trade Register — https://www.kvk.nl — verified 15.09.2026
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Disclaimer: This report is a factual compilation from official registers and public sources. It is provided for informational purposes only, does not constitute legal advice, and contains no legal qualification of the facts established. VLO Law Firm assumes no liability for actions taken or not taken based on this material. For advice regarding your particular situation, please contact info@vlolawfirm.com.
Author: Elena Moretti — Partner, Continental Europe, VLO Law Firm
