Registration of ownership rights to immovable property: how it works in Ukraine and other European countries

The mechanisms for registering ownership rights to real estate differ somewhat in Ukraine and European countries. Learn about the key differences in the procedures in place in Poland, Germany, France, Italy and the Czech Republic, and compare Ukraine's State Register of Real Estate with European land registers

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Ownership of immovable property is one of the most important institutions of civil law, providing individuals with legal protection of their property interests. Registration of this right is a key mechanism that guarantees the publicity, authenticity and state recognition of property ownership. Ukraine and European countries have similar systems in essence, but they differ in terms of procedures and the role of individual entities in the state registration system. Understanding these differences is critical for anyone planning to engage in real estate transactions.

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What is the registration of ownership rights to real estate?

State registration of ownership rights to real estate is the official recognition and confirmation by the state of the acquisition, change or termination of property rights to real estate, which is carried out by making appropriate entries in the State Register of Property Rights to Real Estate (SRPRE).

In Ukraine, this procedure is enshrined in the Law of Ukraine ‘On State Registration of Property Rights to Real Estate and Their Encumbrances’ and a number of subordinate acts. Registration has a law-creating effect: ownership rights arise from the moment of registration, and not, for example, from the moment of signing a purchase and sale agreement (unless otherwise provided by law).

Earlier, we reported that in 2025, property tax payments in Ukraine increased by 22%.

Who is responsible for registering property rights in Ukraine?

In Ukraine, property rights are registered by state registration authorities.

State registrars of property rights

They work in the executive bodies of village, settlement and city councils, as well as in the Kyiv and Sevastopol city, district, and district administrations in the cities of Kyiv and Sevastopol.

Services are also provided through Administrative Service Centres (ASC).

Notaries

Private and state notaries are also state registrars. They have the right to carry out state registration of rights arising from their notarial actions (for example, certifying a purchase and sale agreement or issuing a certificate of inheritance). This is one of the most common and convenient ways to register.

Accredited entities (in cases specified by law)

The procedure includes submitting an application (also possible online via the ‘Dія’ portal for rights acquired before 2013, or under certain conditions), verification of documents by a registrar or notary, and making the appropriate entry in the DRRP.

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What are the specific features of registering ownership rights to immovable property in European countries?

Many European countries use a so-called ‘title system’ of registration, where the main instrument is the Land Register (Kadaster, Grundbuch, Księgi Wieczyste) or its equivalent. In most countries, the notary plays a key role in ensuring the legality of the transaction and entering data into the register.

Poland

Poland uses a system of Land and Mortgage Registers (Księgi Wieczyste), which are public and accessible online.

The role of the notary is key: a purchase and sale agreement or other agreement on the transfer of rights must be concluded in the form of a notarial deed (Akt notarialny).

The notary certifies the contract, verifies the legal status of the property and is obliged to submit an application for changes to the Land Register to the court. Registration is actually carried out by the Land Registry Department of the district court, but on the basis of documents submitted by the notary.

Germany

The register is the Land Registry (Grundbuch), which is maintained by the District Court (Amtsgericht). It consists of several sections containing information about the owner, the property and any encumbrances.

The role of the notary is mandatory and critical. The notary is responsible for drawing up and certifying the contract. After the contract is signed, he submits the documents to the court for changes to be made to the Grundbuch.

The principle of public trust in the register (Öffentlicher Glaube des Grundbuchs) applies, which means that the contents of the Land Register are considered reliable.

France

The register is the Mortgage Service (Service de la Publicité Foncière), which registers deeds relating to real estate.

The notary (Notaire) has a monopoly on drawing up deeds of sale for real estate. He is responsible for the full verification of the property and the parties, the payment of taxes and the transfer of the deed for publication to the Mortgage Service.

In France, a notary does not simply certify signatures, but draws up an authentic deed that has increased legal force.

Italy

Ownership of real estate in Italy is entered in the Real Estate Register (Registri Immobiliari), which is maintained by the Revenue Agency (Agenzia delle Entrate).

The notary (Notaio) is responsible for the legality of the transaction and for verifying rights and encumbrances. He certifies the deed of sale and ensures its subsequent registration.

There is a transcription (data entry) system that ensures the publicity of the deed, but the notarial deed itself also has legal significance for the parties.

Czech Republic

The register is the Real Estate Cadastre (Katastr nemovitostí), which is maintained by the Cadastral Office.

The registration process is initiated by submitting a written application to the Cadastral Office. Unlike in Germany or France, the participation of a notary is not mandatory for certifying a deed of sale (although one may be involved). Registration in the cadastre has a constitutive effect (the right arises from the moment of registration).

Follow the link and find out which European cities are the cheapest to buy a home.

Thus, in Ukraine, the system is more decentralised and provides for a significant role for notaries as direct registrars, which speeds up the process. In many EU countries (especially in the Romano-Germanic legal family), a notary is a mandatory intermediary, and the registration itself often takes place through judicial or specialised state bodies, which provides an increased guarantee of the legality of the transaction.

Reminder! Ukraine plans to launch a new tool to protect real estate investors – investments in primary housing will become more transparent and secure.

Photo: Freepik

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