Sample report — a showcase parcel, not yours
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Scenario:
Solertio·Parcela
Dossier · purda

Decision dossier

Verdict, arguments and the full list of questions — print-ready, with space for answers from the municipality and the seller.

281410_2.0023.715/41 · Purda · Purda · powiat olsztyński · warmińsko-mazurskie · ~1,499 m²
Report generated: October 5, 2026 · Scenario: Single-family home · 53.69885, 20.69829 (WGS84)
Facts from the registers
OKParcel715/41 · ~1,499 m²
OKZoning planTereny zabudowy mieszkaniowej (MN)
OKFloodoutside MZP zones
WarningNatureObszar chronionego krajobrazu: Obszar Chronionego Krajobrazu Pojezierza Olsztyńskiego
WarningSoilRIIIb,RIVa
OKGeologygliny — zwykle dobre/średnie warunki posadowienia · podtopienia: poza strefą zagrożenia
InformationRoad nearbydroga serwisowa (nawierzchnia nieznana) ~32 m
WarningLegal accessnot confirmed — check with the municipality and land register
OKNuisancesnone found in OSM
InformationAsbestosnajbliżej ~133 m (dz. 305, pilność: wymagana ponowna ocena w terminie do 5 lat)
OKBuildingsnajbliższy budynek ~92 m (house)
OKSunNW (spadek ~7.6%)
OKTerrainwyraźny spadek ~7.6% (opada ku NW)
InformationPrices (RCN)the source does not cover this area — county 2814 publishes no records to the national RCN service
OKAirBardzo dobry
As of the report generation date — from open government services (GUGiK, KIMPZP, RCN, ISOK and others).
Verdict & arguments
Negotiate or clarify before the deposit
Scenario: Single-family home · high data confidence

Some items a document settles, others stay with the parcel for good. Clarify first, then talk about terms.

⚠ A high-weight signal was detected — despite a good band the parcel is NOT marked as ready.
Blockers
  • Check the prohibitions and required approvals (environmental authority, protection resolution).
    Detected fact: Forma ochrony przyrody: Obszar chronionego krajobrazu: Obszar Chronionego Krajobrazu Pojezierza Olsztyńskiego · Where to confirm it: GDOŚ Geoserwis (extent of the protection form) / regional environmental authority (prohibitions and approvals)
    Answer / findings:
For the conversation about terms
  • Check the real distances to services, school and public transport on site.
    Detected fact: Walk-score 10/100 (otoczenie) · Where to confirm it: on-site inspection or the source named in the item
    Answer / findings:
  • Establish the exclusion procedure and required consents at the county office.
    Where to confirm it: county office — land register (EGiB) extract
    Answer / findings:
To clarify
  • Check the zone's rules in the plan text and the approvals required.
    Detected fact: Strefa/ograniczenie planu: Strefa ochrony archeologicznej · Where to confirm it: municipal or city office (spatial planning)
    Answer / findings:
  • Confirm legal access to a public road (land register, road authority, municipality) — without it there is no building permit.
    Detected fact: Prawny dostęp do drogi i przyłącza (media) — do potwierdzenia w gminie/u operatorów · Where to confirm it: land and mortgage register (ekw.ms.gov.pl)
    Answer / findings:
  • Landslides (SOPO) are available only as a raster tile — visual reading; confirm the landslide register with SOPO/PIG or the municipality.
    Where to confirm it: licensed specialist (geotechnician / designer)
    Answer / findings:
Bargaining cards
Nature protection form
What was detected:The parcel lies within a nature protection form.
Why it is an argument:A protection form carries prohibitions and approvals that no agreement between the parties can lift.
How to work with it:Establish the prohibitions from the resolution or protection plan and check whether your intent fits them at all.
Source: Forma ochrony przyrody: Obszar chronionego krajobrazu: Obszar Chronionego Krajobrazu Pojezierza Olsztyńskiego · Where to confirm it: GDOŚ Geoserwis (extent of the protection form) / regional environmental authority (prohibitions and approvals)
Soil class and agricultural exclusion
What was detected:The land has protected soil quality classes (I–III).
Why it is an argument:Changing the designation and excluding the land from agricultural production require consents and charges, which delays the start.
How to work with it:Establish the procedure and its stages before you agree on a transaction date — time is a real cost here.
Where to confirm it: county office — land register (EGiB) extract
Zone or restriction in the plan
What was detected:The plan puts an additional zone or restriction on the parcel.
Why it is an argument:A zone means approvals, studies or prohibitions that stretch the procedure and narrow how the land can be used.
How to work with it:Establish the duties following from the zone and treat them as part of the schedule, not a detail.
Source: Strefa/ograniczenie planu: Strefa ochrony archeologicznej · Where to confirm it: municipal or city office (spatial planning)
Questions
For the seller (4)
  • What is the land and mortgage register number? Ask for access to sections III and IV (encumbrances, easements, mortgages).
    Answer / findings:
    Who answered · date: ________________________
  • Were the boundaries shown or restored by a surveyor? Are there boundary disputes with neighbours?
    Answer / findings:
    Who answered · date: ________________________
  • Does the parcel have legal access to a public road? If through an easement — is it entered in the land register?
    Answer / findings:
    Who answered · date: ________________________
  • Have connection conditions been issued for utilities? Ask for copies or case numbers.
    Answer / findings:
    Who answered · date: ________________________
For the municipal or city office and other offices (5)
  • Does the municipality have a betterment-levy resolution and does it plan a subdivision or infrastructure here?
    Answer / findings:
    Who answered · date: ________________________
  • What duties follow from the zone placed on the parcel and with whom must they be agreed?
    Answer / findings:
    Who answered · date: ________________________
  • What is the category of the access road and who owns the road plot?
    Answer / findings:
    Who answered · date: ________________________
  • What prohibitions and approvals apply under this nature protection form?
    Answer / findings:
    Who answered · date: ________________________
  • What is the procedure for excluding the land from agricultural production and is consent to change the designation needed?
    Answer / findings:
    Who answered · date: ________________________
To check yourself (3)
  • Check sections III and IV of the land and mortgage register yourself at ekw.ms.gov.pl.
    Answer / findings:
    Who answered · date: ________________________
  • Download the landslide register card (SOPO) and check the required geological-engineering documentation.
    Answer / findings:
    Who answered · date: ________________________
  • Obtain an extract from the land register (EGiB) and confirm land use and soil quality classes.
    Answer / findings:
    Who answered · date: ________________________
A verdict derived from detected data — not a valuation and not legal advice. We give no amounts and no pricing advice; you set the terms yourself.
AI commentary
We are revising the AI commentary, so it is hidden for now. The verdict, the questions and the readout sheet are complete.
Notes from conversations
Space for findings from the municipality, the seller and the notary.
ⓘ Report saved before rating versioning was introduced.
A working document for conversations and office visits. It does not replace an appraisal report, a zoning extract or legal advice (UGN). No amounts and no price advice — you set the terms of the transaction yourself.
Report generated: October 5, 2026 · Rating method version: 1.2.3
Generated by Solertio Parcela · parcela.solertio.pl · screening tool — not a substitute for a formal appraisal or zoning extract.