What is the cadastral reference number and how to find it?
If you own property in Spain, or are planning to buy, sell, inherit, or build, you’ve probably heard about the cadastral reference number (referencia catastral). It’s a key identifier used in almost every real estate transaction and administrative process.
In this guide, we explain what it is, how it’s structured, why it matters, and how to find it step by step.
What is the cadastral reference number?
The cadastral reference number is an official alphanumeric code assigned to every property in Spain by the General Directorate of Cadastre (Dirección General del Catastro).
It uniquely identifies a property in the national cadastral database for tax and administrative purposes.
This number is mandatory for:
Property sales and purchases of properties in Spain
Inheritance and donations
Mortgage applications
Tax declarations
Building permits and urban planning procedures
It appears in official documents and is required in most dealings with public authorities.
What information does it contain?
Although the code itself is not descriptive in plain language, it links to detailed information stored in the Cadastre database, including:
Property location
Land classification (urban or rural)
Surface area (plot and built area)
Use (residential, commercial, agricultural, etc.)
Year of construction
Cadastral value (valor catastral)
This information is used primarily for calculating property taxes such as IBI (Impuesto sobre Bienes Inmuebles).
How is the cadastral reference number structured?
The cadastral reference is a 20-character alphanumeric code. Its structure differs slightly depending on whether the property is urban or rural.
Structure for urban properties
For urban properties, the reference typically consists of:
First 7 characters: Parcel identifier
Next 7 characters: Building identifier within the parcel
Last 6 characters: Control and verification characters
In apartment buildings, different units (flats, garages, storage rooms) will share part of the code but have unique identifiers.
Example with urban cadastral reference breakdown
9872023 VH5797S 0001 WX
Finca or Parcel: 9872023
Plan sheet: VH5797S
Property ID: 0001
Control characters: WX
Structure for rural properties
For rural properties, the code reflects:
Province
Municipality
Polygon (polígono)
Parcel (parcela)
Sub-parcel (if applicable)
Rural references are particularly important for agricultural land, rustic plots, and undeveloped terrain.
Example with breakdown of the rustic cadastral reference
13 077 TO 018 00039 0000 FP
Province: 13
Municipality: 077
Sector: A
Polygon: 018
Plot: 00039
Property ID: 0000
Control characters: FP
Why is the cadastral reference number important?
The cadastral reference is essential because it:
Identifies property in official databases.
Ensures correct taxation.
Avoids confusion between similar properties and between neighbours.
Links physical reality with administrative records, such as the Land Registry and Notaries.
It is also required in notarial deeds and contracts.
Legal and tax implications of not having it
If a property does not have a correct cadastral reference:
The sale may be delayed or blocked
Tax declarations may be incorrect
You may face penalties (up to € 6.000) for inconsistencies (such as retroactive property tax payments going back up to four years, surcharges, and difficulties in selling, mortgaging, or inheriting the property)
Mortgage approval may be affected
Urban planning procedures can be complicated
Inaccurate cadastral data can also create discrepancies between the Cadastre and the Land Registry in Spain, which may require correction procedures.
How to find your cadastral reference number in Spain
There are several simple ways to locate it:
Method 1 – Through the IBI (property tax) bill
The easiest method is to check your IBI receipt.
The cadastral reference appears clearly on the tax bill issued by your local town hall.
Method 2 – In the property deed or land registry extract (Nota Simple)
You can find the reference in:
The title deed (escritura pública)
A Nota Simple issued by the Land Registry
It is usually listed under property identification details.
Method 3 – Via the official Cadastre website (catastro.hacienda.gob.es)
You can search online through the official Cadastre website by:
Address
Cadastral reference (if partially known)
Digital certificate or Cl@ve system (for full data access)
This is a free service.
Method 4 – At a cadastral information point (PIC) or town hall
You can visit:
A Punto de Información Catastral (PIC)
Your local Ayuntamiento (town hall)
Bring identification and proof of ownership if requesting detailed information.
Method 5 – By phone (Cadastre hotline)
You may call the Cadastre helpline and provide:
Property address
Owner identification details
They will guide you through the process.
How to look up a property's cadastral reference online – step by step
Go to the official Cadastre website.
Click on the map
Search by castral reference number (best option) or the address, entering province, municipality, street name and number.
The cadastral reference will appear in the property details.
If you need full ownership data, you’ll require digital authentication.
Cadastral reference vs. land registry number – what's the difference?
Although they are related, they are not the same:
The Land Registry is a mandatory administrative register of the Ministry of Finance that details the physical and geographical characteristics, as well as the fiscal value of a property, with the aim of collecting taxes such as the IBI (property tax). For its part, the Property Registry is a voluntary register of the Ministry of Justice that certifies legal ownership, encumbrances and legal security.
Below, we detail the main differences between the two registers:
- Purpose: the Land Registry has a fiscal purpose (valuation and taxation). The Registry is legal (legal certainty and ownership).
- Mandatory: registration in the Land Registry is mandatory. Registration in the Registry is voluntary, although highly recommended.
- Content: the Cadastre details the location, surface area, use and cadastral value. The Registry details who the owner is and any encumbrances (mortgages, easements).
The Cadastre is under the authority of the Ministry of Finance. The Land Registry is under the authority of the Ministry of Justice.
- Representation: The Cadastre includes a georeferenced graphic representation (maps).
Ideally, both records should match, but discrepancies sometimes occur.
Does the cadastral reference change when a property is sold?
No. The cadastral reference is assigned to the property itself, not the owner.
It only changes if:
The property is subdivided
Several properties are merged
There is a major alteration affecting its structure
Administrative corrections are made
When ownership changes, the Cadastre updates the owner’s name, but the reference remains the same.
Understanding the cadastral reference number is essential for any property owner or buyer in Spain, especially if you are interested in purchasing villas for sale on the Costa Blanca, one of the best areas in Spain to live and invest. It ensures transparency, legal security, and accurate taxation.
If you're planning a property transaction, renovation, or land development, verifying the cadastral reference should always be one of the first steps.
How Brassa Homes® helps you navigate the legal side of buying property in Spain?
At Brassa Homes, we extensive knowledge, as well as our highly qualified team of architects, solicitors, tax representatives and qualified estate agents, is at your disposal to cover all aspects related to the purchase of villas for sale in Moraira and the surrounding area, providing security and guarantees for our clients., so feel free to contact us today and one of our representatives will assists you.