Can you buy your own bicycle space in an apartment building and register it in the Land Register?

A developer’s price list offers “bicycle space No. 12” with an apartment. The buyer wants assurance that no one can take the space away, even after the apartment is sold, while the building manager needs to allocate the spaces in a way that will also bind subsequent owners. The answer depends on how the space is designated in the occupancy approval document and how it is dealt with in the first agreement transferring ownership of an apartment.

Why bicycle spaces are not recorded in the Land Register

Act No. 182/1993 Z. z. on Ownership of Apartments and Non-Residential Premises recognises apartments, non-residential premises, garages within buildings, garage parking spaces and storage units (Section 2(1)). Bicycle spaces and bicycle storage facilities are not among these categories. In its Cadastral Bulletin 1/2025, ÚGKK therefore takes the view that the Land Register records garage parking spaces and storage units, but not bicycle spaces or bicycle storage facilities. If an occupancy approval document uses the term bicycle space, ÚGKK considers that space ineligible for registration in the Land Register. ÚGKK also accepts that a garage parking space may be used for bicycles.

Garage parking spaces and storage units

• Garage parking space. A garage within a building consists of non-residential premises designated by the occupancy certificate for keeping and parking vehicles, and a parking space is a defined area within that garage (Section 2(1), letters p) and q)). It does not constitute separate non-residential premises (Section 2(2)). The buyer acquires a share in the garage together with the right to exclusive use of a particular space, which cannot be transferred separately from that share (Section 20a(1) and (3)).
• Storage unit. This is a physically separated part of non-residential premises designated by the occupancy certificate for storage, provided it is not an appurtenance of an apartment (Section 2(1), letter r)). A lockable compartment may qualify if it is physically separated from the rest of the premises. The rules governing parking spaces apply, with the necessary adaptations, to the right to exclusive use of such a unit (Section 20b).

For parking spaces, the legislation expressly provides for entry in the Land Register. For storage units, that rule applies with the necessary adaptations under Section 20b.

The following quotation is reproduced in its original language:

Právo spoluvlastníka garáže v dome na výlučné užívanie určitého garážového stojiska sa zapíše do katastra nehnuteľností.

§ 20a ods. 6 zákona č. 182/1993 Z. z.

The legislation refers here to the provisions of the Cadastral Act governing annotations. According to ÚGKK, the right is entered as an annotation in Part B of the title record, accompanied by a layout drawing of the parking spaces. The first agreement transferring ownership of an apartment in the building must be accompanied by floor plans identifying the garage parking spaces and storage units and their numbers (Section 5(5)).

A pram room and storage in the courtyard

A room intended for shared use, such as a pram room, is a common part of the building (Section 2(1), letter g)). Under the new Building Act, a separate single-storey facility for storing bicycles and prams is a minor structure if it does not exceed the statutory area and height limits (Section 2(4), letter a), of Act No. 25/2025 Z. z.). If it stands on adjoining land, is intended for shared use and serves the building exclusively, it is an appurtenance of the building, as are shelters and sheds (Section 2(1), letter i), of Act No. 182/1993 Z. z.).

A particular space within such premises may be permanently linked to an apartment through a right to exclusive use. The legislation grants this right where it follows from the space’s structural design or designated purpose, where it is specified in the first agreement transferring ownership of an apartment or in an agreement for the construction of the building, or where the owners decide to establish it in relation to new common parts and new appurtenances (Section 19(4) and paragraph (8)). The right passes with the apartment and cannot be transferred separately from it (Section 19(6)). Unlike for garage parking spaces, the legislation does not expressly provide for entry of this right in the Land Register.

What to consider when planning the development and drafting the agreement

• If a bicycle space is to be linked to an apartment and appear on the title record, it is advisable to design the premises and obtain occupancy approval for them as a garage with parking spaces or as storage premises with separate compartments.
• The first agreement transferring ownership of an apartment also specifies, where applicable, which common parts and appurtenances are used by only some owners (Section 5(1), letter c)).
• When buying, check whether you are acquiring a share with a right to exclusive use or merely a promise from the seller. We explain how this affects cellars and parking in the question what is included with an apartment.

How we can help

For developers, we prepare the first agreements transferring ownership of apartments and the supporting documents so that garage parking spaces, storage units and exclusive use of common parts can be registered or evidenced contractually. This forms part of our apartment sales in development projects service. For buyers, we prepare an apartment purchase agreement or examine the seller’s agreement as part of our purchase agreement review service.