Georeferenced Topographic Survey

The Basis for Planning and Land Registry Entry

The Estudio Topográfico Georreferenciado (Georeferenced Topographic Survey) is the basis for the correct representation of a plot, its surface area, boundaries, and topography. It is carried out by specialist surveyors but —unlike in Germany— in Spain it does not need to be signed by a publicly appointed engineer.

After completion of the works, the building must be subject to a new survey.

1. What Is a Georeferenced Topographic Survey?

It is the representation of the actual boundaries and surface area of a plot using official coordinates (ETRS89/UTM).
It usually also includes the topography and contour lines.

This survey provides the cartographic basis for the site plan, the digital terrain model, and the architectural project, and after completion of the works serves to identify the property unequivocally in both the Catastro (Cadastre) and the Registro de la Propiedad (Land Registry).

2. Before Starting the Design Process

• Precise definition of the surface area and boundaries of the plot.
• Discrepancies of more than 10% between the actual surface, the Land Registry, and the Cadastre are not permitted.
• Serves as the basis for correcting discrepancies in recorded surface area (mayor cabida / exceso de cabida).
• Provides legal certainty with respect to neighbours and the authorities before architectural planning begins.

3. Contour Lines and Site Topography

The survey also includes contour lines and the real topography of the site. This is essential because:

• The building must adapt to the natural topography or, failing that, an official reference profile must be agreed with the town hall.
• Official maps or administrative documents are often inaccurate.
• An exact survey is indispensable to design realistically and correctly the access roads, terraces, swimming pools, and buildings.

4. Georeferenced Survey After Completion of Works

At the end of construction, a new georeferenced survey must be carried out. This is required for:

• The Escritura de Obra Nueva (Deed of New Construction) before a notary.
• The registration of the house in the Registro de la Propiedad (Land Registry).

This document certifies not only the surface area and boundaries, but also the exact location of the building within the plot.

Conclusion

A Georeferenced Topographic Survey is far more than a simple site plan. It defines the plot with precision and therefore establishes all the parameters of the project; it provides legal certainty and forms the basis both for architectural planning and for the registration of the property in the Land Registry.