Fradeling
Fradeling (subdivision) is the process where a defined area is separated from an existing property and created as a new, independent property with its own bruksnummer in the matrikkel. The result is two or more separate properties where there was previously one.
Fradeling is the most common way new plots are formed in Norway. Typical situations are the development of housing areas where a large agricultural property is divided into parcels, the sale of part of a plot to a neighbour or a developer, or the separation of a holiday home from a farm. The process is governed by matrikkelloven §§ 9 and 10 and plan- og bygningsloven § 20-1. The subdivision must not conflict with the applicable zoning plan, municipal master plan or rules on minimum plot size, and the municipality can reject the application if the new property is not suitable for independent use in line with the planning purpose.
The process starts when the land owner applies to the municipality for permission to subdivide, normally as a division application under the Planning and Building Act. The municipality assesses the application against the applicable land use plan and any zoning provisions. Once permission has been granted, the land owner requisitions a cadastral survey where a surveyor stakes out and measures the new boundaries on the ground, notifies the neighbours and records the result in the matrikkel. The municipality then issues a matrikkelbrev with the new bruksnummer. Finally, ownership of the new property is registered when a deed is issued and document duty (2.5% of the value of the property) and a registration fee are paid to Kartverket.
If the parent property carries a charge, the bank must give a release of mortgage for the separated parcel before new legal title can be registered. Without a release, the bank's mortgage rests on both properties after the subdivision, which makes the parcel unsaleable in practice. It is also common to register easements at the time of subdivision, for example a right of way or a right to run cables and pipes, if the separated property needs access across the parent property.
Fradeling differs from transfer of area, where the area is added to an already existing property without a new bruksnummer being formed, and from boundary adjustment, which is a limited adjustment of an existing boundary. Fradeling is also different from sectioning into freehold sections, where a building is divided into sections without the land property being formally divided.
In the matrikkel, a subdivision appears as a reduced area for the parent property, and the new property is registered with its own bruksnummer under the same gårdsnummer. The history is traceable: the matrikkel shows which property the new bruksnummer was subdivided from. In Placepoint you can see current boundaries and the matrikkelnummer in the Property panel and verify areas and neighbouring properties in the map view.
How it looks in Placepoint
In Placepoint you find this in the Property panel:
From Placepoint's dictionary: Fradeling
More information: Kartverket: Subdividing a new property, Lovdata: Matrikkelloven § 9, Lovdata: Plan- og bygningsloven § 20-1
English: Subdivision (of a cadastral unit into a new property).
Common questions
What is fradeling?
Fradeling is the process where an area is separated from an existing property and created as a new, independent property with its own bruksnummer in the matrikkel.
What is the process for subdividing a property?
The land owner applies to the municipality for division permission. Once permission is granted, a cadastral survey is carried out where a surveyor stakes out the new boundaries, and the result is recorded in the matrikkel. The new property is registered with a deed and document duty.
What is the difference between fradeling and transfer of area?
With fradeling, a new independent property is formed with its own bruksnummer. With transfer of area, the area is transferred to an already existing property without any new bruksnummer being created.
What happens to a mortgage on subdivision?
A mortgage resting on the parent property follows the separated parcel unless the bank gives a release of mortgage. Without a release, the parcel is unsaleable in practice, because the buyer cannot obtain clean legal title.
Where can I see whether a property has been subdivided?
In the matrikkel, subdivided properties are registered with their own bruksnummer under the same gårdsnummer as the parent property. In Placepoint, boundaries and the matrikkelnummer are shown in the Property panel.