Land Parcel
Report

1.1Cadastral data

What this means for the project. The land is registered as agricultural, soil classes IVb and IV. Classes IV and below do not require ministerial consent for exclusion from agricultural production, but exclusion is still required before construction starts and carries a fee. To be confirmed with the county office.

SourcesŹ-01

1.2Geometry and dimensions

SourcesŹ-01OW

2.1MPZP. What may be built

The parcel is covered by a Local Spatial Development Plan (MPZP): Resolution No. XX/155/2023 of the Żukowo Town Council of 28.09.2023. The site carries the designation 12MN, with the whole parcel in a single land-use category.

SourcesŹ-02

2.2Municipal general plan and study

Where the documents differ, the provisions of the local plan (MPZP) in force prevail. Once adopted, the municipal general plan will replace the study, which may change the position for land not covered by a local plan. This parcel is covered by a local plan.

SourcesŹ-03

2.3Building permits within 200 m

SourcesŹ-04

2.4Analysis of neighbouring development

This analysis characterises the surroundings and shows how well a planned building would fit the neighbourhood. The counts and shares are derived from building geometry and parcel boundaries.

SourcesŹ-01Ź-09OW

3.1Access to a public road

SourcesŹ-01Ź-07Ź-09

3.2Roads and railways planned or under construction

What this means for the project. The road upgrade at the boundary may cause temporary access disruption and will ultimately bring a footway and lighting. The railway upgrade 1,640 m away imposes no development restrictions, but may affect night-time noise levels.

SourcesŹ-07Ź-08

3.3Utility infrastructure

SourcesŹ-05Ź-06

3.4Overhead power lines and substations

Nearest main substation (GPZ): 4,120 mDirection: south-eastAs at: 01.2026

SourcesŹ-05Ź-06OW

4.1Water. Flooding and standing water

SourcesŹ-11Ź-12OW

4.2Ground subsidence and mass movement

Landslides and areas at risk of mass movement: noneSource: SOPOAs at: 2025

Negative values indicate subsidence, positive values uplift. The measured rate falls within the tolerance of the measurement, so there is no evidence of vertical movement relevant to building foundations.

SourcesŹ-13Ź-14

4.3Noise and air quality

SourcesŹ-15Ź-16

4.4Nuisance installations and materials

SourcesŹ-09Ź-16OW

5.1Nature conservation designations and forest

Proximity to forest. At 210 m, the distance to forest land exceeds the fire separation required for a single-family house, which is 12 or 16 m depending on the fire resistance class. In this case, proximity to forest imposes no additional design requirements.

SourcesŹ-17Ź-18

5.2Heritage, archaeology and protection zones

SourcesŹ-19

6.1Landform and slope analysis

Earthworks balance, indicative. For a design level of 118.6 m a.s.l., the estimated cut is 240 m³ and the fill 310 m³, leaving a soil deficit of 70 m³. These figures support an initial estimate of earthworks cost and require confirmation once the site layout design is prepared.

SourcesŹ-12OW

6.2Land cover, solar exposure and climate

SourcesŹ-09Ź-24Ź-25

6.3Soils

SourcesŹ-01Ź-23OW

6.4Geology and ground conditions

SourcesŹ-20Ź-21Ź-22

7.1Services and public amenities

SourcesŹ-09Ź-29OW

7.2Walking and driving isochrones

Population density within 1 km: 118 people/km²Address points within 500 m: 96As at: 2025

Assumptions: typical off-peak traffic, routes along public roads, walking speed 4.5 km/h.

SourcesŹ-09Ź-10Ź-28OW

8.1Transaction prices for undeveloped land

Reference to the parcel analysed. At a median of PLN 236/m², the indicative market value of a 3,120 m² parcel is around PLN 736,000. Factors pulling below the median: no sewer at the boundary, no gas network and the area prone to standing water. Factors pulling above it: direct asphalt access, a local plan in force and a south-west aspect. This comparison with transaction prices is indicative only SZ. It is not a determination of property value within the meaning of the Polish Real Estate Management Act and does not constitute a formal property valuation report.

SourcesŹ-26OWSZ

8.2Other market indicators

SourcesŹ-26Ź-27

8.3Taxes and charges

Property tax rates are set by municipal council resolution and change annually. The calculation needs confirming once the land use changes.

SourcesŹ-01Ź-30SZ

1. Confirm the MPZP provisions at the municipal office: the plan drawing, the legend and the text of Resolution No. XX/155/2023 for site 12MN.
2. Apply for connection conditions: electricity, water, sanitary sewer and telecoms. For the sewer, ask for a quote for the 118 m connection and for the conditions applying to a domestic treatment plant.
3. Commission geotechnical investigation, two to three boreholes to 4 m below ground level. This settles the cost of foundations and drainage and whether a basement is feasible.
4. Check the land and mortgage register, sections I-O, II, III and IV. Verify easements, claims, mortgages and whether the area matches the cadastre.
5. Establish with the county office the procedure and cost of excluding class IVb land from agricultural production.
6. Visit the parcel after heavy rainfall to verify the area prone to standing water in the northern part.
7. Ask the municipality about plans to upgrade road 168012G and about the betterment levy resolution in force.

Basis of this listOW

The parcel is suitable for a single-family house. The local plan permits development, and access and basic utilities are at the boundary. Two issues raise the cost: the sanitary sewer is 118 m from the boundary, and 280 m² in the northern part of the site may hold standing water at times.

10.1Key findings

SourcesŹ-01Ź-02Ź-05Ź-11Ź-12OW

10.2Risk flags and what to check

SourcesŹ-05Ź-11Ź-12Ź-14Ź-16Ź-19OW

10.3Risk matrix

The weight for the decision reflects how much a category affects the cost and course of the project on this parcel, not the general importance of the issue. Details in sections 04 and 06, risk map at item 4.1.

SourcesŹ-05Ź-06Ź-09Ź-11Ź-12Ź-13Ź-14Ź-15Ź-16Ź-17Ź-19Ź-20OW

The following provisions define the nature of this report, the scope of the service and the division of responsibility between geoportalPRO, the bodies maintaining the public registers and the client.

1. 01Legal nature of the report. This document is a compilation of information obtained from public registers and spatial datasets, prepared on commission. It is not an official document, a certificate, an extract or a map excerpt from a public register, and it does not replace any of those documents.
2. 02What the report is not. The report is not a formal property valuation report or any other determination of property value, a geotechnical opinion, a technical or construction survey, a legal opinion, legal advice or an investment recommendation. It does not replace the approvals, decisions and conditions issued by authorities and network operators.
3. 03Scope of the undertaking. The service consists of the diligent retrieval, standardisation and compilation of data from the sources indicated. It carries no undertaking to achieve a particular outcome and no guarantee that the actual state of the property matches what the registers contain.
4. 04Responsibility for the content of the data. Responsibility for the content, completeness and currency of information taken from the registers rests with the bodies maintaining them, as named in the list of sources. geoportalPRO is not the source of that information, does not verify it against the actual state of affairs and is not liable for the consequences of errors originating at the source.
5. 05Time of data retrieval. The information reflects the state of the datasets at the date and time given in the list of sources. It may have changed since, in particular through a register update, the adoption or amendment of a planning act, or the issue of an administrative decision.
6. 06Discrepancies between sources. Data from independent registers may differ because of different update dates, geometric accuracy and collection methods. Discrepancies found are flagged in the report but are not resolved by us.
7. 07Binding information. Binding information on the legal and factual status of a property is issued solely by the competent authority, in the form prescribed by law. Before any disposal or investment decision, such documents should be obtained to the extent set out in section 09.
8. 08Estimates and indicative values. Figures marked as estimates are indicative and carry uncertainty arising from the method used and the sample size. They cannot serve on their own as the basis for a financial, lending or tax decision.
9. 09Identification of the subject of analysis. The analysis relates solely to the property identified from the data supplied by the client. The client is responsible for the accuracy of that data, in particular the parcel number and cadastral district.
10. 10No site visit or investigation. The report was prepared solely from source data, without inspecting the property, taking field survey measurements or investigating the subsoil. Findings on ground and water conditions are indicative.
11. 11Rights to the source data. The data was used on the licence terms applying to each dataset, as given in the list of sources. This report confers no right to redistribute the source data or to use it beyond those terms.
12. 12Rights to the report. The client may use the report for their own purposes, including presenting it to their advisers and financing institutions. Public distribution, resale and commercial use other than the client's own require separate consent.
13. 13Personal data. Transaction information is presented in aggregate form and does not allow the parties to be identified. The report contains no data on property owners and no other personal data.
14. 14Nature of the conclusions and recommendations. The practical conclusions, risk flags and recommended verification steps are an interpretation of the data compiled in the report, made as at the date it was prepared. They are not advice, an investment recommendation, an assurance or a guarantee. They contain no assessment of the economic case for the project.
15. 15Conditionality of the conclusions. Every conclusion holds only on the assumption that the source data it rests on is accurate and has not changed since the date and time of retrieval given in the list of sources. A change in even one premise may change the conclusion.
16. 16No assurance of fitness for the client's purpose. The report contains no assurance that the property is fit for the client's intended purpose. Establishing fitness requires the official documents, approvals and specialist opinions listed in section 09.
17. 17Independence of the client's decision. The client decides on acquiring the property and on the scope and manner of the project independently and at their own risk, having obtained the documents and opinions referred to in section 09.
18. 18No effect towards third parties. The report was prepared for the client. It is not a statement towards third parties, in particular a seller, a buyer, a financing institution, an insurer or an authority. Third parties may not rely on its content.
19. 19Consumer rights. The disclaimers above define the scope of the service and do not limit the rights available to a consumer under mandatory provisions of law. In the event of conflict, those provisions apply. The procedure for raising objections to the report is set out in the terms of service (PDF, Polish).

This list covers every dataset used in the report. The references in the tables and figure captions point to the corresponding row.

Scope of responsibility. geoportalPRO retrieves, standardises and compiles data from the registers listed. It does not verify that data against conditions on the ground or against official documents. Discrepancies between registers are possible and arise from different update dates and different source accuracy. Binding information is issued solely by the competent authority.

This report does not replace official documents, geotechnical investigation, a formal property valuation report, legal analysis or the specialist opinions a given project may require. Figures marked as indicative or estimated require confirmation from the competent authority or by field investigation.