Buying a Plot of Land – What to Check Before Signing the Contract? CKDOM Guide

Buying a plot of land is a long-term investment. Proper legal and technical verification of the land helps avoid costly surprises after the transaction. In this guide, I explain step by step what to pay attention to before purchasing a building, agricultural, or investment plot.

The author of the guide is Norbert Noszczyk – a licensed real estate agent (license no. 31234) in CKDOM Real Estate AgencyA surveyor by education, I have specialized in plots and land for many years.

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1. Przeznaczenie terenu i MPZP / decyzja WZ – Zakup działki

First, check how the plot is designated in the Local Spatial Development Plan (MPZP) or whether there is a decision on development conditions (WZ)This defines what and under what parameters you can build (height, building density, building lines, roof angle, function). A lack of compliance between the plan and your concept may completely prevent the investment.

2. Dostęp do drogi publicznej i służebności – Zakup działki

Verify the legal access to a public road (section I-O of the land and mortgage register, cadastral maps) and the existence of rights of way and passage easementsA “factual” access (e.g., a path) is not enough — what matters is the legal title. Lack of a regulated access road can be a serious obstacle when applying for a mortgage or a building permit.

3. Media: gdzie i za ile? – Zakup działki

Determine whether utilities are on the plotat the road by the boundary, or require connection (which can be costly and time-consuming). Check:

• water and sewage (connection conditions from the plant),
• electricity (connection capacity, completion date),
• gas (network access, fees),
• Alternatives: domestic sewage treatment plant, well, heat pumps.

In practice, the difference between ‘utilities at the boundary’ and ‘utilities at a distance of 150–300 m’ can mean tens of thousands of zlotys in cost differences.

4. Kształt, wymiary i ukształtowanie terenu – Zakup działki

Plots similar to rectangle, o sufficient front width, are easier to install than narrow or irregular ones. Please note:

• slope (affects foundations, drainage, exit),
• exposure (sun exposure and comfort of garden use),
• soil and water conditions (geotechnical investigations – especially for peat soils, groundwater levels).

5. Stan prawny: księga wieczysta i obciążenia – Zakup działki

Analyse land register (sections II–IV): owners/co-owners, mortgages, easements, claims. Check whether there are any inheritance, division or enforcement proceedings pending. Request extract and copy from the land register and confirmation of tax payments made.

6. Otoczenie i planowane inwestycje – Zakup działki

Check the surroundings: power lines, gas pipelines, planned roads, protected areas (e.g. Natura 2000), noise. It is also worth checking feasibility study and municipal plans — you will gain an insight into the future development of the area and its impact on land value.

7. Budżet: cena gruntu i koszty towarzyszące – Zakup działki

In addition to the price of the plot, estimate:

• connection and design costs,
• paving of access road/fencing,
• geotechnical investigations, maps for design purposes,
• notary fees, taxes, possible commission,
• potential division of the plot (surveyor) or consolidation.

A comprehensive calculation makes the investment more realistic and facilitates negotiations.

8. Współpraca z ekspertem CKDOM – Zakup działki

When it comes to plots of land, it is worth working with a professional. At CKDOM, we will help you:

• verify documents (land and mortgage register, local zoning plan/building permit, records),
• check technical conditions and availability of utilities,
• assess the costs and risks of the investment,
• negotiate secure contract terms.

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Summary

The most important steps before purchasing a plot of land are: verifying its intended use and access to roads, checking utilities, assessing the shape and condition of the land, analysing the land and mortgage register, and calculating all costs. A well-prepared transaction means a safe investment and less stress during the construction phase.

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? Contact the author

Norbert Noszczyk – licensed real estate agent (No. 31234)
CKDOM Real Estate Agency – Kielce Branch
tel. 732 499 180 • noszczyk@ckdom.pl
? www.ckdom.pl
https://sylwesterpawlik.pl

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About the Author

Norbert Noszczyk – estate agent and surveyor with experience in land trading. He specialises in building and investment plots in the Świętokrzyskie Province, combining technical knowledge with reliable formal and legal analysis.