Austria’s Land Register (Grundbuch): Extracts, Entries and Costs in 2026

If you are buying an apartment, house or plot in Austria, the land register (Grundbuch) is one of the first places to check. It shows who owns the property and which registered encumbrances affect it. This guide explains the structure of a land-register extract, where to obtain one and the main search and registration costs in 2026.

Why the Grundbuch matters

The Grundbuch is a public register containing plots of land and associated rights in rem, including ownership, condominium ownership (Wohnungseigentum), liens (Pfandrecht), building rights (Baurecht), easements and other encumbrances.

Two principles are particularly important:

• Registration principle: these rights can generally only be acquired by registration.
• Reliance principle: people may generally rely on the Grundbuch and the collection of documents (Urkundensammlung) being correct and complete.

The Grundbuch is based on the cadastre, which is maintained by the surveying offices (Vermessungsamt). Today, the two sets of data are linked in a shared electronic database, the Grundstücksdatenbank.

How a land-register extract is structured

Every property has an entry (Einlage), identified within its cadastral municipality (Katastralgemeinde, KG) by an entry number (Einlagezahl, EZ). Each entry consists of three sections:

• A-section (Gutsbestandsblatt): the plots and their plot numbers (A1), as well as rights connected with ownership, such as a right of way (A2).
• B-section (Eigentumsblatt): the owner or owners, the ownership shares shown as fractions and the document on which the acquisition is based.
• C-section (Lastenblatt): encumbrances such as liens, prohibitions on sale and encumbrance, easements and pre-emption rights.

Encumbrances generally remain in place when a property is sold and therefore affect the new owner. If the seller arranges for them to be deleted as part of the sale, this is called release from encumbrances (Lastenfreistellung).

Important points when reading an extract

• A registered lien does not show how much debt is still outstanding. The loan may already have been partly or fully repaid.
• If an extract ends with the B-section, this does not mean the property is free of encumbrances. It may simply mean that the C-section was not requested.
• The area, use and address shown in the A-section come from the cadastre and are not legally binding. The stated use is not the same as the zoning classification determined by the municipality (Flächenwidmung).
• An authenticated extract contains a security code with the date, time and identification key. This can be used to verify that it came from the land-register database.

Where to obtain a Grundbuch extract

• District court: any Bezirksgericht can issue an extract, except the Vienna Commercial District Court. Requests can be made in person or in writing.
• Surveying office: an extract can be obtained for any property in Austria.
• Online: use JustizOnline or a settlement office (Verrechnungsstelle).
• Notary or lawyer: a notary (Notar) can issue an authenticated extract.

It is useful to know the entry number (EZ) and cadastral municipality (KG). The property address or plot number may also be sufficient for a search.

Grundbuch search fees in 2026

• Complete current extract online: 4.89 euros
• Partial extract containing the A-, B- or C-section online: 2.60 euros
• Document collection, per document online: 1.52 euros
• Deleted entries from the last five years online: 2.44 euros
• Deleted entries without a time limit online: 5.80 euros
• Extract obtained at a court: 19 euros

Settlement offices may charge their own costs in addition to the online fee.

New from 1 October 2026: owners can download an extract for their own property free of charge through JustizOnline. For co-owners, this applies only to information in their own name; court fees apply to searches beyond that.

Types of entries and registration costs

There are three main types of entries in the Grundbuch:

• Registration (Einverleibung): unconditional acquisition or loss of a right, such as registering or deleting ownership or a lien.
• Priority registration (Vormerkung): conditional acquisition of a right, for example when the certificate confirming payment of the real estate acquisition tax (Unbedenklichkeitsbescheinigung) is still missing. It preserves priority.
• Notation (Anmerkung): records certain circumstances, such as bankruptcy or an auction. A priority notation (Anmerkung der Rangordnung) secures priority for one year for a planned sale or the creation of a lien.

Priority is determined by when the application reaches the land-register court: the earlier application has the stronger right.

• Application fee (Eingabengebühr): 85 euros
• Registration of ownership and building rights: 1.1% of the value of the right
• Registration of a lien: 1.2% of the value of the right
• Priority notation for a planned lien: 0.6%
• Priority registration of ownership: 103 euros

For ownership, the value of the right is the market value. In a sale, this is generally the purchase price. For transfers within a broader family circle, such as between spouses or siblings, a preferential basis applies: at least three times the assessed value (Einheitswert), but no more than 30% of the market value.

Frequently asked questions

When do I legally become the owner?

In Austria, ownership is acquired through registration in the land register (Verbücherung). In addition to the written contract, proof that the real estate acquisition tax has been paid is required.

Is an extract provided by the seller sufficient?

New entries may have been made since the extract was issued, so obtaining a current search is advisable. Some encumbrances may also not appear on the extract.

Can anyone view a property’s land-register information?

Yes. Inspection of the Grundbuch is available to everyone.

Is reporting an address change in the Grundbuch free?

An owner can report a change of address electronically through JustizOnline free of charge. ID Austria is required.

Practical steps before buying or registering property

1. Identify the property using its EZ and KG, or its address or plot number.
2. Obtain a current complete extract, including the C-section.
3. Check the owner, ownership shares, liens, easements, prohibitions and other encumbrances.
4. Review the Urkundensammlung if you need to examine the documents behind an entry.
5. Confirm which encumbrances will be deleted through Lastenfreistellung.
6. Budget for the relevant search fees, the 85-euro application fee and any percentage-based registration charges.
7. Remember that signing the purchase contract alone does not make you the owner; the ownership registration (Verbücherung) is required.

This information is based on publicly available sources and is not legal advice. For advice about a specific purchase or registration, consult a lawyer, notary or other qualified professional.

Source: oesterreich.gv.at