How to verify properties owned by a company
To verify properties owned by a company, it is necessary to access official land registry information. This information can be obtained through a cadastral survey (visura catastale), which provides detailed data on properties registered in the company's name. On Sherlok, we offer integrated access to cadastral maps to facilitate the verification of company properties, excluding the territories of Trento and Bolzano.
What is a Cadastral Survey (Visura Catastale)?
A cadastral survey is a document issued by the Agenzia delle Entrate that contains information on properties registered in the land registry (catasto). It includes details such as the cadastral income (rendita catastale), category, class, surface area, and owner data. This document is essential for anyone wishing to verify property ownership by a company. The cadastral survey is also fundamental for assessing a company's asset value, as it provides a precise snapshot of its real estate assets. For investors, detailed knowledge of this data is crucial for a correct assessment of risk and potential return on investment.
How to Obtain a Cadastral Survey for a Company
To obtain a cadastral survey, you can follow these steps:
- Access the Agenzia delle Entrate website or contact an authorized intermediary. It is important to verify that the intermediary is accredited to avoid scams.
- Select the option to search by property or by owner. The choice depends on data availability: searching by owner is useful when the company's tax code (codice fiscale) or VAT number (partita IVA) is known.
- Enter the required data, such as the company's tax code or VAT number. Ensure the data is correct to avoid search errors.
- Make the payment for cadastral fees, if applicable. Costs may vary, and some online services require advance payment.
- Download or receive the survey via email. Be sure to keep a digital and a paper copy for any future needs.
What Information Can Be Obtained from a Cadastral Survey?
The cadastral survey provides:
- Property identification data (sheet, parcel, subaltern), which are essential for precisely locating the property within the land registry.
- Location and intended use, which help to understand whether the property is used for commercial, residential, or industrial activities.
- Current and historical owners, useful information for verifying any changes of ownership or legal disputes.
- Cadastral income and class, fundamental elements for calculating property taxes and assessing the commercial value of the property.
- Any historical cadastral changes, which may indicate significant changes in the structure or use of the property.
Verifying Company Properties via Sherlok
Sherlok offers an integrated service for verifying company properties. Using our platform, you can directly access cadastral maps and obtain detailed information on properties owned by a company. This service is available for most of the Italian territory, with the exception of the provinces of Trento and Bolzano. Our platform also allows you to compare cadastral data with other company information, offering a complete and detailed view of a company's asset situation, useful for those evaluating an acquisition or merger.
Limitations of the Italian Cadastral System
The Italian land registry system has some limitations. It does not cover the provinces of Trento and Bolzano, which use the tavolare system. This system is based on a public register of real rights over properties, which differs from the ordinary land registry. The land registry registers owners regardless of legal form: for partnerships and sole proprietorships, which do not file financial statements, it is often the only public source of information on real estate assets — and «unfiled financial statements» does not mean «undeclared». Understanding these limitations is fundamental for an accurate analysis of company properties. It is advisable to integrate cadastral information with other official documents, such as the company registration certificate (visura camerale), to obtain a complete picture.
Usefulness of Verifying Company Properties
Verifying company properties is crucial for several reasons:
- Confirming property ownership and title, avoiding legal surprises during sales negotiations.
- Assessing the company's asset value, essential for determining the sale or purchase price.
- Identifying any outstanding liabilities or mortgages on the properties, which could negatively impact the company's value.
- Ensuring transparency and reducing investment risks, by providing concrete and verifiable data to investors.
How to Compare Cadastral Data with Other Company Information
Comparing cadastral data with other company information is a fundamental step to obtain a complete view of a company's asset situation. Here's how to proceed:
- Collect all cadastral surveys related to the company's properties.
- Obtain a company registration certificate to get a clear picture of the company structure and its legal representatives.
- Compare the cadastral data with those present in the company registration certificate to verify the consistency of the information.
- Analyze any financial statements or documents to assess the economic impact of the properties on the company's assets.
- Use digital tools, such as those offered by Sherlok, to easily integrate and compare all collected information.
Read also: What to check in the land registry before buying a company property · How to verify a company by its VAT number before buying it: survey, financial statements, protests, and reliability (2026)
Frequently Asked Questions
Do properties owned by the company affect the price?
It depends on what is being purchased. With a share transfer (cessione di quote), the company is acquired as is, including properties; with a business transfer (cessione d'azienda) or branch transfer (cessione di ramo), the operations can be purchased, leaving the premises to the seller, perhaps with a lease agreement. This must be clarified before negotiations, as it significantly impacts the price.
How can I check for mortgages on a company property?
Mortgage verification can be done through a mortgage survey (visura ipotecaria), which provides information on any encumbrances registered on the property.
What are the costs for obtaining a cadastral survey?
The costs for a cadastral survey vary depending on the channel used. At the Agenzia delle Entrate, costs are generally minimal, while private intermediaries may apply additional fees.
Is cadastral information always up-to-date?
Cadastral information is updated periodically, but temporary discrepancies may exist. It is always advisable to check the date of the last update on the survey.
Can I obtain a cadastral survey online?
Yes, it is possible to obtain a cadastral survey online through the Agenzia delle Entrate website or through authorized intermediary services.
What is the difference between a cadastral survey and a mortgage survey?
A cadastral survey provides information on the physical and legal aspects of a property, while a mortgage survey focuses on encumbrances, such as mortgages and legal liabilities, that may affect ownership.
For those wishing to deepen their analysis of company properties, the Sherlok Dossier combines cadastral surveys, financial statements, and cadastral prospectuses for any VAT number, from official sources. Visit our platform for more information and support.
