Real estate · Czechia and Slovakia
Land subdivision and consolidation
Dividing land takes more than drawing a line on a survey plan. New parcels need access, utilities, compliance with the development plan and the right agreements; otherwise a sale or development can stall. We guide you through the whole process, from your intentions through the survey plan, and in the Czech Republic the building authority permit, to registration of the new parcels. For consolidation, we also prepare the arrangements for ownership shares and payments between owners.
- Lawyer registered with both the Czech and Slovak Bar Associations
- Working with a surveyor throughout the process
- Fees agreed in advance
What we'll do for you
The most common dead end in subdivision is a parcel without legally secured access. You can sell it but cannot build on it. We therefore address access and utilities before the surveyor finishes drawing the boundaries.
Select an item to see the details.
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Legal assessment of your plans
We check subdivision restrictions — the development plan, protection zones, encumbrances and minimum areas — and propose a legally sound division of the land.
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Survey plan
We work with your surveyor or ours to ensure that the plan matches the legal arrangements — the lines on the plan must correspond to the agreements.
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Access and utilities
Rights of way and utility easements for new parcels — ensuring none is left landlocked without access from a public road.
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Contract documentation
Sale, gift or exchange agreements for new parcels and co-owners’ agreements for consolidation — including authorisation by a lawyer.
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Land Register
Applications to register the survey plan and agreements — we monitor the process until the new parcels are registered.
Deliverablenew parcels registered in the Land Register, with access, easements and relationships between owners resolved
How it works
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- Assessmentday 0
We check the land and restrictions and explain whether and how your plans can be carried out.
- Survey plan
The surveyor measures the land and prepares the plan based on the legally agreed proposal.
- Agreements and documents
We prepare agreements, easements and documents for the Land Register and, for land in the Czech Republic, the application for a subdivision permit.
- Land registration
We submit the applications and monitor proceedings until the new parcels are registered.
No-obligation enquiry
Ready to start?
Send us an enquiry. We usually reply within 24 hours with a price confirmation and next steps. The first 30-minute consultation is free and commits you to nothing.
- 1Send your enquiry via this form
- 2Usually within 24 h you get a price confirmation and plan
- 3We start work only after your approval
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Or email us about this matter.
What clients ask
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Can I divide my land however I wish?
Not always — subdivision is restricted by the development plan, access to new parcels and, for some types of land, minimum areas or special legislation. We therefore assess your plans legally first; this saves spending money on a survey plan that the Land Register or, in the Czech Republic, the building authority would not accept.
Do I need a permit to divide my land?
In Slovakia, neither the Building Act No. 25/2025 Coll. nor Act No. 200/2022 Coll. on spatial planning provides for a separate permit to divide land. New parcels are created by a survey plan, agreements and registration in the Land Register. Whether they can be built on, however, depends on the development plan and is assessed only when the building is permitted. In the Czech Republic, dividing or consolidating land is a separate project under the Building Act, and the building authority issues a permit setting conditions, including access to the new plots (§ 4(1), § 216 and § 217 of Czech Act No. 283/2021 Coll.); no permit is issued where the division was approved in land consolidation proceedings. For land in the Czech Republic, we plan for this step from the outset.
Why do I need a lawyer if a surveyor divides the land?
A surveyor draws the boundaries but does not resolve whether the new parcel has legal access, how ownership shares will be transferred, who will create easements or whether the agreements will be accepted for registration. Subdivision is a team effort: the surveyor measures, while we ensure that the result works legally — and that you can sell or build on the parcels.
How is access to a new parcel arranged?
The clearest solution is an ownership share in the access road or a right-of-way easement over neighbouring parcels — created in writing and registered in the Land Register. Verbal arrangements with a neighbour do not help a new owner; this is precisely where future disputes arise, which we work to prevent.
We are consolidating parcels with different co-owners. Is this possible?
Yes — through a combination of transfers, exchanges and agreements settling ownership shares so that the resulting land has a clear ownership structure. Where many owners are involved, we organise the process in stages, as with agricultural land.
How much does land subdivision cost?
The legal work depends on the number of parcels and agreements; the survey plan is paid for separately to the surveyor. We provide a breakdown of the total cost in advance — and honour what we agree.
Legal Q&A
Common questions on this topic
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How can I find the owner of land and its parcel number?
The quickest way is through the cadastral mapping application: click on a parcel to display its number, title sheet number and owner. Title sheet data is published free of charge, but is for information only; an extract issued by the land registry is an official public document. If no owner is registered, the parcel must be matched to the historical land book records and the original owners traced there.
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An investor wants to buy building land from an urbarial land community. What is the procedure?
Through a resolution of the assembly, not through individual shareholders. A newly created plot may be separated from land forming common property only on the basis of a decision by the co-owners at the assembly, and the separated part ceases to be common property only upon registration in the Land Register. The law prohibits transferring a share in only some of the plots forming common property, so bypassing the assembly by approaching shareholders directly will not lead to a valid registration.
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We are dividing land using a survey plan. Do all co-owners need to consent?
It depends on what the survey plan is intended to achieve. The plan itself is a technical document and recording it does not change rights. However, if it creates a new parcel from parts subject to different legal interests, it can be recorded only together with registration of ownership of all those parts. A legal act is then needed, and all co-owners are jointly and severally entitled and bound by legal acts concerning the jointly owned property.
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Further reading
Right of way across another person’s land: agreement, court decision and access when a parcel is divided
Land with no access from a road can be sold, but it is hard to use and harder still to build on. This article explains how a right of way on foot and by vehicle is created by agreement, when a court may create it, why that route is closed for undeveloped land, and what to bear in mind when dividing land so that no new parcel is left without access.
Read more →
Land consolidation: what owners can influence and why silence means consent
Land consolidation reorganises ownership across an area: original plots disappear and owners receive new ones. Several procedural windows allow influence over the outcome. Missing them means silence counts as consent in both Slovakia and Czechia, and decisions proceed without you.
Read more →
Duplicate ownership before the court: how to frame the claim and what decides the winner
Where a settlement agreement fails, only a court can remove the duplication between register C and register E parcels. This article explains why an owner recorded twice always has an urgent legal interest in a declaratory claim, how to frame the relief sought so that the court does not dismiss it on formal grounds, what has to be proved in the dispute and how the outcome reaches the title sheet.
Read more →