Annual Report 2023  
2023  
Annual Report  
2
 
Annual Report 2023  
Table of contents  
MANAGEMENT REVIEW  
1)  
Intro 2023  
4
11  
12  
18  
19  
21  
28  
30  
33  
36  
36  
39  
45  
50  
53  
56  
57  
2)  
Financial highlights and key ratios  
General economic overview  
Our mission  
3)  
4)  
5)  
Property highlights  
6)  
Goals achieved in 2023  
Goals to be achieved in 2024  
Long-term goals  
7)  
8)  
9)  
CeMat’s strategy for 2024-2027  
Outlook for 2024  
10)  
11)  
12)  
13)  
14)  
15)  
16)  
17)  
Financial review  
Risks and risk management  
Statutory reports  
Shareholder information  
Board of Directors and Management Board  
Management statement  
Independent auditor’s report  
FINANCIAL STATEMENTS  
18)  
19)  
20)  
21)  
22)  
23)  
Income statement  
62  
63  
64  
65  
67  
69  
Statement of comprehensive income  
Cash flow statement  
Balance sheet  
Statement of changes in equity  
Notes to the financial statements  
2
 
Management  
Review  
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Annual Report 2023  
CEMAT A/S  
CeMat A/S
is a
public limited company
based in
Denmark
, with its  
focus of activity in
Poland
. The company’s strategy for 2024-2027  
is to continue with its rental business, generating maximum cash  
flow from its existing buildings and also preparing sites for  
developments.  
1.  
The year 2023 was a breakthrough year for the CeMat Group. The company began active  
development activities, starting with the construction of its first residential project in Warsaw –  
“Moje Bielany”. The good sales results of flats in the project, with 56 preliminary agreements and  
3 reservation contracts secured, accounting for 56% of the 105 apartments in the project, together  
with the observed increase in the selling prices of flats on the residential market, provide good  
conditions for the further growth of the company’s new development business line. Poland's  
structural housing deficit and the stronger position of the Polish economy in relation to other EU  
countries bode well for the future expansion of residential development activity in the country.  
Housing demand has been further supported by the implementation of state housing programmes  
supporting flat purchases in 2023, as well as the announcement of a new programme expected  
in the second half of 2024.  
At the same time, the company’s commercial rental business has also continued to grow. The SBU  
business line, along with traditional warehouses and offices, saw a significant increase in rental  
income in 2023, reaching a level 22% higher than in 2022.  
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Annual Report 2023  
In addition, this segment was further strengthened by another new business line – self-storage  
facilities – for which we have high expectations.  
In 2023, we completed the multi-year procedures for the enfranchisement of a development plot  
with an area of 13,033 sqm. The plot is well located on the same front building line of Wólczyńska  
Street as the “Moje Bielany” residential project, and it is the intention of the CeMat Group to  
proceed with the next developments project.  
Moreover, the CeMat Group also obtained the right of perpetual usufruct to 75% of the shares in  
four road land plots.  
Obtaining the legal title to these plots marks another milestone in the company’s value creation  
chain, the implementation of the company’s value growth strategy and the prospect of starting  
further investment processes.  
The investment property valuation report shows an increase in value of DKK 27.0 million. This  
result consists of the following elements: DKK 11.9 million resulting from exchange rate  
differences, DKK 3.6 million in enhancement costs and DKK 11.5 million recognised in the profit  
and loss statement as a revaluation of market value.  
A positive net result after tax of DKK 11.3 million was achieved in 2023 (compared to DKK 22.1  
million in 2022), after taking into account the updated property valuation.  
Total revenue of the CeMat Group was:  
DKK  
33.6 million  
2023  
The revenue from CeMat Group rental income was:  
DKK  
16.6 million  
2023  
2022  
The revenue for 2023 from the rent and service charge combined amounted to DKK 23.2 million  
(2022: DKK 18.6 million).  
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Annual Report 2023  
The CeMat Group recorded an occupancy level of:  
88.9%  
Dec. 2022  
90.1%  
Dec. 2023  
Consolidated EBITDA for the CeMat Group was:  
DKK  
DKK  
3.5 mililion  
2022  
4.5 million  
2023  
EBITDA was in line with the forecasts (DKK 4-5 million).  
In 2023, CeMat A/S started construction work on the “Moje Bielany”  
residential development project.  
The project, located in the Bielany district of Warsaw (Poland), includes 105 apartments  
along with ground floor retail space. The total area of the apartments is 5,727 sqm and the  
retail space is 1,290 sqm. The residential building has been designed to include an  
underground garage with 124 parking spaces. According to the contract with the general  
contractor, construction work on the residential project is scheduled to be completed in the  
second quarter of 2025.  
56 preliminary agreements and 3  
56 %  
of the  
apartments  
reservation agreements,  
covering:  
As of the publication date of this report, the company has concluded 56 preliminary  
agreements and 3 reservation agreements covering 56% of the apartments and almost 50%  
of the residential sales area. Out of the 105 flats in the project, the smaller 1-, 2- and 3-room  
flats have proved most popular among customers. For more information, go to:  
www.mojebielany.com  
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Annual Report 2023  
Favourable conditions in the local housing sales market have resulted in strong demand and  
an increase in initial housing prices, especially in the small apartment segment. However,  
the final results for the project will be only known once sales of the 3-, 4- and 5-room flats  
have been completed.  
CeMat is negotiating the lease of the retail premises. The goal of the lease is to attract  
tenants to meet the needs of local residents, and then sell the retail space as an investment  
product.  
The company has signed an agreement with mBank to finance the investment. The loan  
obtained, together with the company’s already committed own funds, means full financing  
of the development project has been secured. The company has fulfilled the conditions  
necessary to release the investment financing tranches.  
The contract with the general contractor involves a fixed-price mechanism, thus reducing  
the company’s risk in the event of changes on the construction contractor market.  
As of the publication date of the report, 22% of the construction work from the assumed  
schedule has been completed by the general contractor. This includes earthworks, utility  
relocation, completion of the foundation slab and 70% of the building’s underground floor.  
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Annual Report 2023  
Favourable local market conditions have led to an average price per sqm being attained so  
far that is higher than was assumed at the start of the investment process.  
The approved and implemented development budget ensures a solid return on the  
development project. The development budget takes into account the market value of the  
land. The total sales value of the project is expected to be at the level of DKK 150 million.  
The first impact of the “Moje Bielany” project on the company’s results will occur in 2025.  
“Moje Bielany” project:  
→
→
→
→
105 apartments  
5,727 sqm residential space  
1,290 sqm retail space  
124 parking spaces  
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Annual Report 2023  
The higher rental income and settlement of the legal situation regarding the five plots were  
reflected in the updated property valuation. The investment property valuation report shows an  
increase in value of DKK 27.0 million. This result consists of the following elements: DKK 11.9  
million resulting from exchange rate differences, DKK 3.6 million in enhancement costs and DKK  
11.5 million recognised in the profit and loss statement as a revaluation of market value.  
The increase in the property valuation was influenced positively by the higher rental income from  
the property, as well as the acquisition of the legal title to the road plots and investment plot, but  
negatively due to the yield.  
In 2023, the CeMat Group reported a positive consolidated net result after tax  
of DKK 11.3 million (2022: profit of DKK 22.1 million).  
In 2023, the CeMat Group obtained the legal title to:  
▪ Four road plots, covering 2,047 sqm.  
▪ An investment plot, covering 13,033 sqm.  
The land plots are located on Wólczynska Street, in the Bielany district of Warsaw.  
The decision granting the right of perpetual usufruct allows CeMat to potentially continue with the  
“Moje Bielany” project. Obtaining the legal title to these plots represents the important fulfilment  
of one of the company’s main goals for 2023, as well as its long-term goals reflected in its value  
creation chain.  
The company reviewed its strategic resources and the products and services it offers, conducted a  
competitor analysis and defined its action plan for the coming years. As a result of the measures  
taken, the Management Board and the Board of Directors adopted CeMat A/S’s strategy for 2024–  
2027.  
▪ In the operating business, the aim is to increase and improve rental income.  
▪ In the development business, the aim is to secure a strong development pipeline.  
The strategy calls for the continuation of operations in the real estate rental sector, as well as further  
development activities mainly in the residential segment. CeMat’s goal is to build a development  
portfolio, including the preparation of the next phases of the “Moje Bielany” project. In its real estate  
rental business, CeMat will focus on the small warehouse segment, investing in SBU and self-  
storage formats in its own warehouse facilities.  
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Annual Report 2023  
The company continues to strengthen the organisation, and the Board of Directors has been  
expanded to include Brian Winther Almind (Executive Vice-President, DSV Group Property). The  
executive team in Poland is also being supported by Izabella Rykowska-Urbaniak (legal counsel).  
CeMat had previously announced the appointment of Miłosz Kocerka as the new CFO of the  
CeMat Group.  
For more information, go to:  
www.cemat.dk  
www.mojebielany.com  
www.cematbox.com  
www.cemat70.com.pl/en  
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Annual Report 2023  
2.  
DKK’000  
2023  
2022  
2021  
2020  
2019  
Revenue  
33,600  
26,574  
21,307  
19,571  
34,934  
Earnings before interest, tax,  
depreciation and amortisation (EBITDA)  
Operating profit/(loss) (EBIT)  
Net financials  
4,458  
4,417  
(884)  
3,488  
3,460  
(973)  
3,369  
3,326  
1,115  
1,071  
(800)  
6,407  
6,373  
(823)  
(1,038)  
Profit/(loss) for the year  
11,335  
22,082  
26,261  
24,199  
3,130  
5,577  
Of which attributable to parent company  
shareholders  
10,276  
20,326  
2,488  
4,464  
Cash flows from operating activities  
Cash flows from investing activities  
Cash flows from financing activities  
5,769  
(3,449)  
1,884  
(3,611)  
(5,023)  
(137)  
(277)  
(1,241)  
137  
4,112  
(1,791)  
(907)  
4,991  
(1,819)  
(906)  
Share capital  
4,997  
4,997  
4,997  
4,997  
4,997  
Equity attributable to parent company  
shareholders  
160,602  
14,138  
174,740  
261,421  
227,492  
31,124  
3,355  
138,319  
12,577  
150,896  
201,508  
190,819  
32,848  
1,033  
120,121  
11,246  
131,367  
180,817  
159,413  
22,091  
976  
95,781  
11,291  
107,072  
147,454  
126,696  
(2,234)  
0
99,048  
13,702  
112,750  
153,570  
130,923  
1,622  
Equity attributable to non-controlling shareholders  
Total consolidated equity  
Total assets  
Invested capital  
Net working capital (NWC)  
Net interest-bearing debt  
0
Financial ratios  
EBITDA margin (%)  
13.3  
13.1  
1.9  
13.1  
13.0  
15.8  
15.6  
5.7  
5.5  
18.3  
18.2  
4.9  
EBIT margin/profit margin (%)  
Return on invested capital (%)  
Equity ratio (%)  
1.8  
2.1  
0.8  
66.8  
7.0  
74.9  
72.7  
72.6  
2.8  
73.4  
5.1  
Return on equity (%)  
15.7  
22.0  
Current number of shares (thousands)  
Earnings per share (DKK)  
Price per share (DKK)  
249,850  
0.04  
0.95  
20  
249,850  
0.08  
249,850  
0.10  
249,850  
0.01  
0.38  
22  
249,850  
0.02  
0.35  
24  
0.65  
1.03  
Average number of full-time employees  
22  
21  
The financial highlights and key ratios have been prepared in accordance with “Recommendations and Financial Ratios”. See the  
description in Note 1 to the financial statements, “Accounting Policies”. The comparative figures for the preceding years have not  
been corrected as the accounting policies concerning the application of IFRS 16 were changed in the annual report for 2019.  
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Annual Report 2023  
3.  
Poland  
The year 2023 was a period of insecurity and slowdown in the global economy, driven mainly by  
high inflation and the consequent tightening of monetary policy, rising interest rates and limited  
investment activity. The impact of economic disruption and the effects of Russia’s ongoing war  
against Ukraine also remained significant negative factors. These circumstances led the World  
Bank to revise its global growth forecast from 3.0% to 1.3% in early 2023.  
Following on from the strong increase in Polish GDP seen in 2022 (5.3% y-o-y), according to the  
preliminary data from the Polish Economic Institute, real GDP in Poland grew by 0.3% y-o-y in  
2023. In view of the muted economic growth both globally and in the eurozone, the data recorded  
in Poland was close to the EU average (0.6%), which was also in line with the European  
Commission’s November forecast, which estimated Poland’s GDP growth at 0.4% y-o-y.  
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Annual Report 2023  
After a sharp slowdown in the first half of the year, induced by falling trade demand, negative  
contribution from inventories and the reduced purchasing power of Polish households, the Polish  
economy offered positive surprises in the second half of 2023. According to data from Statistics  
Poland, Polish GDP in Q3 2023 grew by 0.5% y-o-y, the highest level of growth in all EU countries.  
The greatest impact on this positive figure came from the increase in investment activity sustained  
by the absorption of EU funds (7.2% y-o-y) and private consumption growth as a result of  
decreasing inflationary pressure (0.8% y-o-y).  
Since the onset of the pandemic, the Polish economy has performed far better in comparison to  
all other major EU economies, and the positive indicators mark the beginning of a return to the  
path of economic growth, both in Poland and the EU. According to the latest European  
Commission forecast, Polish economic growth is set to pick up to 2.7% in 2024, mainly due to  
private consumption, continued expansion in investments, rising real wages and additional public  
social support (the 800+ family support scheme), as well as a significant increase in the minimum  
wage, supported by substantial salary increases in the public sector and fading inflation.  
Statistics Poland data for 2023 indicates that the Consumer Price Index has increased compared  
to the previous year, reaching a level of 11.4%. In the final month of 2023, the inflation rate stood  
at 6.2%, a substantial decrease compared to its peak of 18.4% in February 2023. The decrease  
in inflation during the period in question was influenced mainly by a decline in food prices and  
service costs. Based on the European Commission’s forecast, the inflation rate in 2024 is  
expected to fall to 6.2%, with a slower downward trajectory due to strong wage growth and the  
anticipated expiry of zero VAT rates for food in H2 2024.  
Despite the significant drop in inflation in 2023, the latest Eurostat data indicates that Poland is  
still facing one of the highest inflation rates across the entire EU, ranking fourth behind the Czech  
Republic (7.6%), Romania (7.0%) and Slovakia (6.6%). The average inflation figure in the EU as  
a whole was 3.4% in December 2023.  
As a consequence of the continued fall in inflation, the Monetary Policy Council (RPP) took steps to  
gradually ease monetary policy, implementing two interest rate cuts. In September 2023, the main  
interest rate was reduced from 6.75% to 6.00%, with an additional 0.25% cut in October bringing it  
down to 5.75%. At its December meeting, the Monetary Policy Council decided to keep the main  
reference rate unchanged at 5.75%.  
According to data from Statistics Poland, the registered unemployment rate was estimated at the  
stable level of 5.0% at the end of November 2023. Poland performs exceptionally well in terms of  
unemployment rates compared to other EU countries, having consistently maintained one of the  
lowest unemployment rates in the entire EU for a lengthy period.  
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Annual Report 2023  
Warsaw  
The capital city of Poland  
▪
The metropolitan area covers ten counties in the Masovian Voivodeship, with an area of 6,100 sq km  
and a population of around 3.5 million.  
▪
▪
▪
▪
▪
▪
The official population of Warsaw is currently 1.86 million.  
In the last two years, the immigrant population has increased significantly to about 340,000.  
There are 525,475 registered business entities in Warsaw.  
Over 1.1 million people work in the enterprise sector.  
Warsaw generates almost 1/5 of Polish GDP and the country’s national income.  
Warsaw boasts a well-developed office base, with available office space of 6.27 million sqm. Varso  
Place is the tallest office building in the European Union.  
▪
▪
The Warsaw region is among the ten richest regions in the EU, with a GDP per capita that is 167% of  
the average GDP per capita in the EU. (Eurostat data)  
Warsaw is a significant centre of research and development, business process outsourcing, and  
information technology outsourcing. The Warsaw Stock Exchange is the largest and most important in  
Central and Eastern Europe, while Frontex, the European Union agency for external border security,  
and ODIHR, one of the principal institutions of the Organization for Security and Co-operation in Europe,  
are both headquartered in the city.  
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Annual Report 2023  
Development and  
Investment Market  
by Bartłomiej Krzyżak, Avison Young  
INVESTMENT MARKET  
Elevated inflation and interest rates persist, rendering financing costlier and less accessible.  
Consequently, these factors are also inevitably impeding transaction volumes. Thus, the total  
investment volume in Poland for Q1-Q3 2023 was at the level of EUR 1.7 billion, with the industrial  
sector leading the way with a 50% share of the total investment volume. Despite 57 transactions  
being closed in the period in question, the volume of transactions was the lowest result recorded  
for the same period since 2015. After a fall in H1 2023, Q3 saw four portfolio deals in the industrial  
and retail sectors, although none of them exceeded EUR 100 million. Interestingly, in spite of the  
turbulence, the Polish investment market welcomed three newcomers this year, namely Eika  
Asset Management, Frey and an Austrian family office, which purchased a portfolio of  
convenience retail properties in Silesia.  
INDUSTRIAL INVESTMENT  
The new pricing dynamics have encouraged warehouse developers to consider acquisitions  
instead of constructing new assets in order to expand their portfolios in Poland. The costs of new  
investments are increasing the attractiveness of acquisitions, which have become a real  
alternative nowadays.  
Looking at Q1-Q3 2023, it is clear that the industrial sector played a major role in driving Polish  
investment activity, accounting for half of the total investment volume. Out of the 20 deals closed,  
only two of them surpassed the EUR 100 million threshold.  
It is worth mentioning that Q4 2023 also saw the first transaction in Poland involving self-storage  
assets when Top Box Self-Storage Modlińska (located at 1 Tarasowa Street in Warsaw and  
covering an area of 4,500 sqm) was acquired by Stokado (Griffin Capital Partners & Redefine).  
The dynamic development of urban SBU and self-storage warehouses has been observed in the  
largest agglomerations of Western Europe, and also in Poland. These assets are typically situated  
on the outskirts of major cities, near main transport arteries, and offer convenient access to well-  
developed urban infrastructure, including urban public transport hubs. The Polish urban  
warehouse sector is witnessing strong interest among tenants, including small and medium-sized  
enterprises as well as private individuals, in both urban warehouses with A-class office space and  
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Annual Report 2023  
storage spaces in the form of boxes for self-storage. Warsaw, as the largest and most mature  
warehouse hub in Poland, boasts the widest range of SBU and self-storage facilities. At the same  
time, this trend of developing urban storage premises is also visible in other major cities, such as  
Wrocław, Kraków and Gdańsk. The evident rise in interest in urban storage solutions is drawing  
investors’ attention as a new investment opportunity on the Polish market. As the market evolves  
and tenant demand remains high, the Polish investment sector has the potential to record an  
increasing share of transactions in the urban SBU and self-storage segment.  
Residential Market  
by Robert Chojnacki, CEO RedNet Group  
In 2023, the sale of apartments in Warsaw increased by a staggering 81.2% compared to 2022.  
It’s important to note, however, that 2022 was a very weak year for the market due to a sudden  
increase in interest rates in response to the soaring inflation.  
The chart below presents the level of apartment sales in Warsaw for each quarter in the period  
from January 2015 to December 2023.  
8 000  
7 000  
6 000  
5 000  
4 000  
3 000  
2 000  
1 000  
0
I
II III IV  
2015  
I
II III IV  
2016  
I
II III IV  
2017  
I
II III IV  
2018  
I
II III IV  
2019  
I
II III IV  
2020  
I
II III IV  
2021  
I
II III IV  
2022  
I
II III IV  
2023  
As you can see, sales picked up in Q2 2023, which was a result of the relaxation of credit  
regulations by the KNF (Financial Supervision Authority) and the announcement of a new  
programme to support borrowers called the “2% mortgage”, which finally launched in July 2023  
and proved to be a great success. However, due to limited housing supply, developers were  
unable to prepare new projects, leading to a sharp increase in housing prices.  
16  
 
Annual Report 2023  
The average offered price of apartments sold in Warsaw in Q4 2023 was PLN 15,372 per sqm  
(an increase of 8.4% compared to the previous quarter), while the average listing price for  
apartments at the end of December 2023 was 10.0% higher, at PLN 16,906 per sqm. The chart  
below illustrates the changes in the average apartment prices in Warsaw since the beginning of  
2016.  
17 000  
16 000  
15 000  
14 000  
13 000  
12 000  
11 000  
10 000  
9 000  
16 906  
15 372  
8 000  
7 000  
I
II III IV  
2016  
I
II III IV  
2017  
I
II III IV  
2018  
I
II III IV  
2019  
I
II III IV  
2020  
I
II III IV  
2021  
I
II III IV  
2022  
I
II III IV  
2023  
cena oferty mieszkań [PLN/mkw.]  
cena mieszkań sprzedanych [PLN/mkw.]  
average offer price [PLN/s qm]  
average price of flats sold [PLN/s qm]  
The market success of the “2% mortgage” programme depleted funds not only for 2023, but also  
for the entire allocation for 2024. The new government that was formed in December 2023 decided  
to outline the principles of its own programme to support borrowers, but for now it exists only in the  
media and has not yet been presented as a legislative project. However, this programme is  
generally expected to provide more support to families (in other words, facilitating the purchase of  
larger apartments). If this programme is introduced, it would likely happen no earlier than July 2024.  
Currently, in January, we are observing a slowdown in the growth of prices, but apartment sales  
remain steady. We expect price stability for the first half of the year, followed by a possible (but  
weaker) price increase, assuming that the media’s assumptions about the programme are  
confirmed, which is uncertain. An alternative scenario is market stability throughout the entire year  
of 2024.  
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Annual Report 2023  
4.  
OUR MISSION  
Our mission is to operate a profitable real  
estate enterprise, focusing on the leasing and  
management of the property to provide a cash-  
generating business.  
In the long term, our mission is to maximise the  
value of the properties, including the potential  
development activity, and deliver the best  
possible dividends to our shareholders.  
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Annual Report 2023  
5.  
The current portfolio of the CeMat Group includes, in particular, investment  
development sites and other plots located mainly in Warsaw. The CeMat  
buildings are accommodated by warehouse, production, office and social  
space constructed mainly in the 1980s.  
The Warsaw real estate, located in the Bielany district, is approximately 8 kilometres from the  
Business District. Bielany is very well-connected by the public transport system (metro, trams,  
buses) and the road network in/out of Warsaw.  
The surrounding area has undergone significant development over the past few years with a large  
number of new investments, including residential, retail and service buildings. The local real estate  
market is strong and there is high demand among investors and developers. The large modern  
shopping mall, Galeria Młociny, located 2km away from the CeMat '70 property, is an example of  
this trend. A 30m-high residential building is being constructed 400m away from the plots and an  
office building for PKO BP (a Polish bank leader) is also located in the immediate vicinity.  
The complex has a total of over 32,400 sqm of leasing space and over 15,9 ha. of land.  
CeMat in Warsaw  
32,478 sqm GLA  
Warehouse  
SBU  
23,509 sqm  
3,338 sqm  
Warsaw  
City  
Centre  
Self-storage 1,446 sqm  
Office  
4,218 sqm  
242 tenants  
15,9 hectares sqm of land  
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Annual Report 2023  
The 15.9 hectares of land includes:  
of industrial, investment, road and green belt plots  
116,505 sqm  
5,608 sqm  
2,977 sqm  
10,722 sqm  
23,488 sqm  
of the ongoing “Moje Bielany” residential investment project  
of re-zoned land for a hotel and service building  
of internal road plots where CeMat has a 75% share  
of industrial plots where CeMat has a 71.4% share  
The CeMat Group has control of the land through the perpetual usufruct right, ownership rights,  
the right of possession to the site. Part of the property holds the status of right of possession and  
is therefore not entered in the land and mortgage register.  
The CeMat Group has the perpetual usufruct right to circa 51% of the property and the ownership  
right to circa 1% and the right of possession to 48% of the Warsaw property, the perpetual usufruct  
right to circa 51% of the property and the ownership right to circa 1% of the property.  
A necessary pre-condition for treating a plot of land as an investment product is having control of  
the land through the perpetual usufruct right or ownership right.  
The potential investment value is represented by about 90% of the CeMat Group plots located  
inside the current industrial complex. The other 10% of the joint plot area located outside the  
complex are green areas and, according to the study of the spatial plan of Warsaw, designated  
for an expressway and the North Bridge route. In the future, determining the exact passage of  
these two routes will determine exactly which of these plots can be additionally incorporated into  
further development projects. It is important to underline that some of those plots are controlled  
through the right of possession and the CeMat Group’s control over them has to be strengthened  
through future municipal administrative procedures.  
The nature and status of the land in Bielany, Warsaw, the number of plots controlled by the CeMat  
Group and the different legal situation of the individual properties require that an individual  
approach should be adopted for each and every property. In the understanding of the company’s  
Management, such an approach can maximise the potential value of the individual properties,  
thus increasing the company’s value.  
The total area of re-zoned plots is 8,605 sqm (5.4%), out of a total area of 159,300 sqm as at 31  
December 2023.  
Other opportunities  
CeMat '70 and the Institute of Technology are in dispute about the ownership of a 5,000 sqm plot  
of land near Warsaw’s international airport. The result of the case is highly uncertain. As at the  
date of writing this report, this represents a book value of zero due to the lack of legal title and the  
uncertain resolution of the dispute.  
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Annual Report 2023  
Blichowo  
▪ Residential land outside Warsaw.  
▪ 13,602 sqm of land.  
▪ Fair value of DKK 0.14 million.  
6.  
Operating business  
Real estate rental  
The company ended 2023 with 22.1% growth in its rental income and 26.4% growth in total  
revenue.  
The project to transform traditional warehouses into SBUs and self-storage facilities entails  
rearranging selected existing warehouse space. This rearrangement involves demolishing some  
existing partition walls and constructing lightweight structures within the existing buildings. The  
development work is being carried out in stages. The company’s traditional warehouse business  
accounted for 63% of its income in 2023, and we are now seeing a gradual increase in revenue  
from the SBUs and self-storage facilities. In the case of SBUs, we are seeing low vacancy rates  
and relatively short vacancy periods.  
Small Business Units (SBUs) are warehouses designed for tenants looking for small spaces, which  
are popular among companies using “last mile” logistics, such as logistics operators, as well as  
retailers and other local companies looking for space tailored to their needs. Positive aspects  
regarding our facility highlighted by tenants include the unique ability in Warsaw to lease units  
below 100 sqm, the facility’s favourable location close to the centre of Warsaw, and the flexibility  
of lease terms.  
In 2023, we started our self-storage business. The website www.cematbox.com has been running  
since the middle of the year, enabling customers to conclude a lease agreement for the premises  
of their choice. This business line will be gradually expanded once satisfactory results have been  
achieved in the leasing of those stages already completed.  
The office segment complements the warehouse sector, with tenants appreciating the possibility  
of having an office directly adjacent to the warehouse space.  
Both the SBU and self-storage business lines increased the rental income by making it possible to  
obtain a higher rental rate per 1 sqm of space. The positive effect translated into a higher income  
last year.  
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Annual Report 2023  
Revenue  
The revenue of the CeMat Group  
was higher than in 2022 by:  
26.4%  
Revenue for 2023 amounted to DKK 33.6 million (2022: DKK 26.6 million), including power, water  
and technical gases, and facility services, etc. to tenants of DKK 10.4 million.  
Rental income  
The rent was recorded at the level of DKK 16.6 million (2022: DKK 13.6 million). The rent of the  
CeMat Group was over 22.1% higher than in 2022.  
The rent was higher than in 2022 by:  
22.1%  
The revenue for 2023 from the rent and service charge combined amounted to DKK 23.2 million  
(2022: DKK 18.6 million).  
Rental income represents the largest component of the Group’s revenue. This income is based on  
the rental of warehouses, including Small Business Units (SBUs) and self-storage micro-  
warehouses, and offices. The increase in net sales in 2023 was partly due to a higher rent per  
sqm, as well as the indexation of rents and the transformation of the traditional warehouses to  
smaller formats. The operation of SBUs and micro-warehouses instead of traditional warehouses  
can be seen in the positive rent-roll performance.  
In addition, CeMat systematically separates a service charge from the rent. The annexes to the  
contracts signed include a service charge mechanism, which is collected monthly in advance and  
any differences are settled at the end of the year. To date, the service charge mechanism covers  
almost 85% of the contracts.  
EBITDA  
Consolidated EBITDA for the CeMat Group was DKK 4.5 million in 2023 (2022: DKK 3.5 million),  
which was in line with the forecasts (DKK 4-5 million).  
The average PLN to DKK exchange rate in 2023 increased from 1.59 to 1.64, which affected the  
financial figures.  
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Annual Report 2023  
Cash flow  
The company generated positive cash flows  
from its day-to-day business of:  
DKK 5.1 million  
This figure was comprised of DKK 7.8 million from the property management activity, with  
DKK 2.7 million spent on the operation of the holding company CeMat A/S.  
Occupancy level  
CeMat recorded an occupancy level of 90.2% in 2023, compared to 88.9% in 2022.  
The CeMat Group signed 98 new agreements and 20 contract renewals in 2023. The new contracts  
for warehouses were concluded on stronger terms than the previous ones. A high level of tenant  
rotation is a natural situation for the CeMat Group, and the readiness and ability of lessees to sign  
short-term lease agreements translates into a premium in the form of higher rents with  
miscellaneous conditions better for the owner.  
Acquisition of shares from minority shareholders  
The Polish holding company CeMat Real Estate is continuing to acquire shares from the minority  
shareholders in CeMat '70, and controlled 93.56% as of December 2023 (2022: 93,28%).  
Obtaining legal title to the properties  
In 2023, the CeMat Group obtained binding decisions confirming the acquisition by law of the right  
of perpetual usufruct (RPU) to:  
A development plot with an area of 13,033 sqm. The plot is well located on the same front  
building line of Wólczyńska Street as the “Moje Bielany” residential project, construction of  
which started in August 2023. The plot has access to a public road and is not covered by  
the local master plan. Additional work is required to reclassify the land from its current  
service use to residential use. It is the intention of the CeMat Group to proceed with the  
next phase of the “Moje Bielany” development project on the plot, in line with the company’s  
value creation chain. The area of land covered by the newly issued decision represents  
8.5% of the total land controlled by CeMat.  
Moreover, the CeMat Group also obtained the right of perpetual usufruct (RPU) to 75% of  
the shares in four undeveloped plots of land on Wólczyńska Street, in Bielany, Warsaw.  
The total area of the four plots covered by the decision is 2,047 sqm. Having additional  
access to a public road increases the likelihood of obtaining the necessary decisions during  
the development process, facilitates the connection of utilities and raises the attractiveness  
of the land complex as a whole.  
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Annual Report 2023  
These binding decisions provide the legal basis for entering the right of perpetual usufruct (RPU)  
in the land and mortgage register. The right of perpetual usufruct was established until 2089.  
The decisions changed control of the plot from the right of possession to the right of perpetual  
usufruct.  
Obtaining the legal title to the plots represents the important fulfilment of one of the company’s  
main goals for 2023, as well as its long-term goals reflected in its value creation chain.  
According to the Group’s long-term goals, obtaining the legal title to the plots marks the first step  
in the value creation chain aimed at maximising the value of particular plots in Bielany, Warsaw.  
The CeMat Group has control of the land through the right of possession to the site, the perpetual  
usufruct right and ownership rights. Part of the property holds the status of right of possession and  
is therefore not entered in the land and mortgage register. The CeMat Group has, the perpetual  
usufruct right to circa 51% of the property and the ownership right to circa 1% of the property the  
right of possession to 48% of the Warsaw property.  
Obtaining the perpetual usufruct right is a result of the efforts of the specialist legal team, which  
has continued with legal action to obtain the right of perpetual usufruct (RPU) for selected plots.  
The main obstacles to obtaining legal title are the claims on part of the real estate and the  
protracted administrative processes within the government and local government offices. Claims  
are generally handled in the legal system and there are several appeal possibilities, which means  
that the individual claim cases typically stay in the court system for a number of years. All court  
cases involving CeMat '70 land resolved so far have been won by the Polish state (and hence by  
CeMat '70).  
Building a professional team  
CeMat has also set up a team to start its development business by building the necessary  
technical, legal and financial competences.  
The company strengthened its organisation, and the Board of Directors has been expanded to  
include Brian Winther Almind (Executive Vice-President, DSV Group Property).  
The executive team in Poland is also being supported by Izabella Rykowska-Urbaniak, legal  
counsel.  
Institute of Technology (IMiF) cooperation  
As organisations with long-standing historical links, CeMat '70 and the Institute of Technology  
(IMiF) have common business goals in resolving certain ownership and easement issues within  
the area of the joint plot. The joint cooperation resulted in the acquisition of the right to four road  
plots in 2023.  
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Annual Report 2023  
Development activity  
“Moje Bielany” Project (plot 69/8)  
CeMat A/S has now started construction of the “Moje Bielany” residential building project. The  
project, located in the Bielany district of Warsaw (Poland), includes 105 apartments along with  
ground floor retail space. The total area of the apartments is 5,727 sqm and the retail space is  
1,290 sqm. The residential building has been designed to include an underground garage with 124  
parking spaces. According to the contract with the general contractor, construction work on the  
residential project is scheduled to be completed in the second quarter of 2025. For more  
information, go to: www.mojebielany.com  
The year brought a change in the situation on the residential market in Warsaw, with the weaker  
sales performance in the development sector in 2022 being broken in the first months of 2023. An  
important factor improving sentiment in the residential development market in Poland was the  
introduction of a law under which customers receive a preferential 2% loan for the purchase of  
their first apartment for their own needs. This programme, designed to enable young people to get  
an apartment of their own, led to a significant revival in demand. The positive sentiment in the local  
housing purchase market translated into significant customer interest and the conclusion of  
preliminary agreements with clients.  
As of the publication date of this report, the company has entered into 56 preliminary  
agreements and 3 reservation agreements, covering 56% of the apartments  
and almost 50% of the residential sales area. Out of the 105 flats in the project, the smaller  
1-, 2- and 3-room flats have proved most popular among customers.  
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Annual Report 2023  
The company has signed an agreement with mBank to finance the investment. The loan  
obtained, together with the company’s already committed own funds, means full financing  
of the development project has been secured. The company has fulfilled the conditions  
necessary to release further tranches of the investment financing.  
CeMat has signed an agreement with the general contractor FineTech Construction. The  
signed contract includes construction of the building and a fixed lump sum price for the  
work covered by the agreement. This reduces the company’s risk in the event of changes  
in the construction contractor market. FineTech Construction is a well-known general  
contractor with a solid track record and an established position in the market.  
As of the publication date of this report, 22% of the construction work from the assumed  
schedule has been completed by the general contractor. This includes earthworks, network  
reconstruction, completion of the foundation slab and 60% of the building’s underground  
structure. No contamination was found on the plot.  
The approved and implemented development budget ensures a solid return on the  
development project. The development budget takes into account the market value of the  
land. The total sales value of the project is expected to be at the level of DKK 150 million.  
We are observing good prosperity in the local market, which translates into high demand  
in the project. The main buyers were those taking advantage of the preferential 2% loan,  
with the second group being investors in apartments for rent.  
CeMat is negotiating the lease of the retail premises. The goal of the lease is to attract  
tenants to meet the needs of local residents, and then sell the retail space as an investment  
product.  
CeMat is selling the apartments through RedNet, an agent specialising in servicing the  
housing market in Poland, which has a sales office on site, a website  
www.mojebielany.com and the largest online housing portals.  
The major impact of the “Moje Bielany” project on the company’s results will occur in 2025.  
With construction due to be completed in 2025, handover to those customers who have  
signed preliminary contracts will take place in the third and fourth quarters of 2025. The  
final notarial deed will be signed in late 2025 and early 2026.  
Plot 56  
A project for the sale of small apartments for rent is currently at the stage of pre-development work.  
The company owns the land and obtained an individual zoning decision in 2022. The decision  
allows for the construction of approximately 2,000 sqm of collective residence space, but the final  
parameters may be confirmed in the building permit. Buyers of apartments for rent can be both  
institutional investors and individuals hoping to attract tenants and obtain rents in the future.  
The company’s decision to launch the project will depend on the current market conditions and  
finding a final investor. According to our value creation chain, any potential decision must be  
preceded by obtaining a building permit, securing pre-sales, concluding a fixed-price agreement  
with a general contractor, and obtaining financing.  
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Annual Report 2023  
New investment projects  
CeMat is carrying out pre-development work in line with the value creation chain and preparing  
more land for residential and commercial development. The goal is to secure new projects for the  
company for the future.  
Cash flow in development activity  
In 2023, the Group spent DKK 5.3 million on the development project, of which DKK 3.2 million  
was covered by a bank loan and DKK 2.1 million came from own funds.  
In addition, apartment buyers made advance payments of DKK 6.0 million, which as of 31.12.2023  
remain blocked in the escrow account.  
Property value  
The investment property valuation report shows an increase in value of DKK 27.0 million. This  
result consists of the following elements: DKK 11.9 million resulting from exchange rate  
differences, DKK 3.6 million in enhancement costs and DKK 11.5 million recognised in the profit  
and loss statement as a revaluation of market value.  
The value of the Warsaw real estate consists of an investment property valued at DKK 170.9 million  
as of 31 December 2023, according to a report by Cushman & Wakefield (2022: DKK 143.9  
million).  
Net result after tax  
The positive net result of DKK 11.3 million was recorded for the CeMat Group in  
2023 (versus DKK 22.1 million for 2022), which takes into account the updated valuation of the  
investment property.  
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Annual Report 2023  
7.  
The CeMat Group’s main goals for 2024 are:  
To continue to increase the value of the rental income from existing buildings.  
To continue to sell apartments in the Moje Bielany development, which is under construction  
and is expected to be completed in Q2 2025. The intention is to lease the ground floor in order  
to attract tenants to meet the needs of local residents, and then sell the retail space as an  
investment product.  
To prepare for the possibility of obtaining further individual zoning decisions for service and  
residential buildings in the future.  
Revenue growth  
The company’s priority in 2024 is to increase rental revenue, and we forecast growth of approx.  
14% compared to 2023. We intend to achieve this goal by maximising revenues in the company’s  
traditional business lines: warehouses, SBU space, self-storage facilities and offices. The  
indexation mechanism applied in leases will also be a factor supporting this increase.  
The very good performance of the SBU segment will prompt the launch of further phases of  
investment in this format, although the decision to implement these further phases of self-storage  
projects will depend on satisfactory occupancy levels being achieved. We anticipate that by the  
end of 2024, these two segments will account for approx. 20% of the total rental space offered by  
the Group. Observed opportunities to achieve a higher rent per sqm and the occupancy levels  
recorded show the potential for the expansion of these formats in further developments within  
existing buildings.  
Occupancy levels  
In terms of market conditions, we do not anticipate any sudden changes in sentiment. The pipeline  
set for the next few months of 2024 offers a positive forecast for the first part of the year. The rental  
department will be further supported by the automation of rental processes in the self-storage  
segment in particular. CeMat is reaching out to new target groups of customers, both in the  
business and self-storage segments, and ongoing marketing campaigns are supporting the  
process of achieving high prices per sqm.  
The final occupancy level will be closely related to investment decisions regarding the launch of  
the next stages of adaptation of the storage space to SBUs, and the scale of the investment  
process in the self-storage segment, which may temporarily reduce occupancy levels in 2024. The  
company’s investment in the self-storage segment may be lowered, although the decision to  
launch further phases of the SBU and self-storage business lines will only be made after taking  
into account the occupancy levels of the already completed phases and assessing market demand.  
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Annual Report 2023  
Development activities  
“Moje Bielany” project  
The goal for 2024 is to continue selling flats in a residential building that is scheduled for  
completion in Q2 2025. To date, 56 flats have been secured by development agreements,  
and 3 are under reservation agreements. The project contains 105 flats in total.  
CeMat is negotiating the lease of the retail premises. The goal of the lease is to attract  
tenants to meet the needs of local residents, and then sell the retail space as an investment  
product.  
Development activity: Plot 56  
In August 2022, the CeMat Group obtained a valid individual zoning decision for a hotel  
and service building to be developed on a plot of 2,997 sqm.  
Pre-development works are currently in progress. CeMat’s goal is to obtain a building  
permit for apartments for rent in 2024/2025. According to the architects, the decision allows  
for the design of a hotel and service building with an area of approx. 2,000 sqm. The final  
figures will be verified in the building permit decision.  
It is CeMat’s intention to sell the project.  
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Annual Report 2023  
Other projects  
The CeMat Group’s principal task is to continue development activity on the plots with the aim of  
launching building projects, and to maximise the value of the particular land plots. CeMat will focus  
on the reclassification of the land from its current service use in order to prepare the new stages.  
The goal is to prepare the next individual zoning decisions for the service and residential buildings.  
Obtaining legal title to the properties  
CeMat will actively continue its legal activities to enter the right of perpetual usufruct (RPU) in the  
land and mortgage register.  
Our specialist legal team will continue with the approved and diligent action plan.  
Institute of Technology (IMiF) cooperation  
One of the goals for 2024 will be to continue the dialogue and cooperation that has been  
established with the Institute management in order to arrive at mutually beneficial solutions,  
especially in terms of access to certain parts of the plot complex.  
8.  
The CeMat team will continue its work related to maximising the value of particular properties.  
Based on our long-term goals, CeMat presented the value creation chain, which includes obtaining  
legal title to the properties, re-zoning of the land, obtaining the building permit, and then  
undertaking the pre-sale process and construction works.  
Value creation chain  
The nature and status of the land in Bielany, Warsaw, the number of plots controlled by the CeMat  
Group and the different legal situation of the individual properties require that an individual  
approach should be adopted for each and every property. The future value of the properties is  
based on a chain of milestones that need to be achieved in order to obtain the maximum value of  
particular projects:  
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Annual Report 2023  
1.  
Obtaining  
the legal  
title to plots  
Re-zoning  
of the land  
Obtaining  
the building  
permit  
Pre-selling  
of the  
project  
Financing  
Construction  
time  
1.  
Obtaining the legal title to plots  
The CeMat Group has control of the land  
through the right of possession to the site, the  
right of perpetual usufruct and ownership  
rights. Part of the property is not entered in the  
land and mortgage register and control of the  
land is maintained through possession.  
CeMat is working with top Polish architecture  
firms to find the best possible solutions for each  
plot and prepare the possible scenarios for the  
master plan. As a result of the new approach, in  
2021 and H1 2022, CeMat successfully obtained  
two individual zoning decisions for plots and will  
continue with similar efforts in the coming years.  
The appointed specialist legal team is working  
to execute CeMat’s strategy.  
Control of the land through perpetual usufruct  
or ownership is one of the necessary conditions  
for considering a plot of land as an investment  
product.  
Obtaining the building permit  
Re-zoning of the land  
Having received the decision regarding re-zoning  
of the land, the CeMat Group needs to start pre-  
development and design work in order to obtain  
the building permit. The pre-development works  
cover the design work, obtaining all the  
administrative permits, including building permits  
and media connection permits, and selection of  
the bank financing and general contractor.  
There is no local master plan for the majority of  
the site. According to the study of conditions  
and directions of spatial development and land  
use adopted by the Warsaw city council, the  
majority of the site is located in an area zoned  
for service use, with single plots designated for  
roads. Only five plots are covered by a local  
master plan mainly for roads. CeMat needs to  
keep an open and active dialogue with the city  
authorities about the reclassification of the land  
from its current service use to an alternative  
use.  
Pre-selling of the project  
Once the building permit has been obtained,  
CeMat’s goal will be to pre-sell the projects.  
Depending on the type of space, it will be a sale  
either to an institutional investor or an individual  
client or several individual clients/users. In our  
opinion, a pre-sale minimises the risk to the  
success of the project.  
Re-zoning of the land is a long process and the  
CeMat team is supported in it by architects and  
lawyers. The goal is to prepare a new master  
plan or obtain an individual zoning decision,  
which requires a dialogue to be maintained with  
the city architect on the most beneficial solution  
for CeMat.  
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Annual Report 2023  
Financing  
Construction time  
For further development, it is necessary to  
obtain additional financing through bank  
loans or investor financing.  
The estimated time needed to proceed from  
obtaining the building permit to completion of the  
construction is between 18 and 24 months. A  
residential unit is handed over when the  
customer obtains control of the apartment and  
payment is made of the entire amount due under  
the sale agreement, after receipt of a valid  
occupancy permit for the building.  
After all the milestones above have been achieved, there will be an opportunity to  
significantly increase the value of each of the plots in the current portfolio for the best  
possible price. The scope of the additional work of the CeMat team for each of the plots  
and projects will be analysed on an individual basis, taking into account the potential risks,  
time frames, human resources and possibilities of obtaining additional benefits versus the  
current land value. Based on these factors, we will make a final decision on the benefits of  
the development project, taking into account the potential profit on cost factor.  
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Annual Report 2023  
9.  
With the company’s first residential development project commencing in 2023, the Board reviewed  
the strategic resources, analysed the products and services offered, conducted a competitor  
analysis, and defined the company’s strategy for 2024–2027.  
Resources  
The CeMat Group controls 15.9 hectares of land in Warsaw’s Bielany district, with 52% of the  
site covered by legal title to the land, 5.4% subject to planning changes consistent with the  
company’s objectives, and an additional 1% covered by zoning plans. Part of the land (21.5%)  
is jointly owned. Based on our experience gained, and with knowledge of the status and varying  
legal situation of each plot of land, the Group has developed an individual approach to each  
property. Activities are undertaken in accordance with the established stages of the value  
creation chain:  
1.  
2.  
3.  
4.  
5.  
6.  
Obtaining the legal title to plots  
Re-zoning of the land  
Obtaining the building permit  
Pre-selling of the project  
Financing  
Construction time  
▪ One ongoing project is currently under construction – the “Moje Bielany” project, offering  
105 flats and retail space on a plot covering 5,608 sqm (stage 6 is currently ongoing).  
CeMat is offering flats and retail space for sale (map: “Moje Bielany”, ongoing).  
▪ An individual zoning decision was obtained for another project, allowing for the  
construction of approximately 2,000 sqm of collective residential housing on a plot  
covering 2,977 sqm. CeMat is seeking an investor to obtain a construction permit in  
accordance with its requirements. We are currently in the process of preparing to obtain  
the building permit (stage 3) and looking for an investor (stage 4 ongoing; map: coloured  
blue).  
▪ The land bank covers circa 34,700 sqm of land. The plots have a settled legal situation,  
but not a settled planning situation. The land bank includes land on which we plan new  
potential development activity in the future and can be used for commercial or residential  
development (map: coloured purple).  
▪ The buildings in the CeMat Group’s property portfolio were constructed in the 1980s. The  
rental business has GLA of 32,478 sqm, covering circa 88,700 sqm of land. The company  
specialises in leasing small warehouses with a component of SBUs and self-storage  
facilities. It also offers office space rental, which is a complementary activity to the  
warehouse rental. The new SBU concept was introduced in 2020, while the self-storage  
concept was implemented in 2023 through the construction of lightweight partition walls  
in the former factory halls. The facility’s excellent location 8km from the city centre  
ensures interest from business clients and consumers (map: coloured violet).  
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Annual Report 2023  
▪ The management team has experience in the construction and sale of residential and  
commercial buildings, leasing and property management. It is also experienced in  
preparing the whole development process, starting from project design and obtaining  
the necessary administrative decisions through to selecting the general contractor,  
securing financing and carrying out the construction work. In the rental business, the  
team is familiar with the small warehouse and office space sector. Last year, the leasing  
team signed about 90 leases and contract renewals. Knowing our customers is the basis  
for our success, and as a result the new self-storage business is growing.  
Strategy for 2024–2027  
▪ CeMat intends to continue the leasing business in its own properties and also expand  
the development branch for the period from 2024 to 2027. The focus of the company’s  
activities will be on two areas: leasing and the development business (violet in the map).  
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Annual Report 2023  
Strategy assumptions  
Leasing business in 2024–2027  
CeMat will concentrate on continuing the leasing activity in existing buildings, with a focus on  
small warehouse formats, including SBUs and self-storage. We are in the process of  
optimising the leasing business. Investment in subsequent phases SBU’s and self-storage will  
depend on demand, and we expect both formats to account for a greater proportion of sales in  
the coming years. Both the SBU and self-storage businesses will increase rental income by  
allowing a higher rental per square metre of space to be achieved in the years from 2024 to  
2027. The planned increase in rental growth will be reflected in the property value.  
The leasing business covers all the costs associated with running the CeMat Group companies  
and supports the development business.  
Development business  
The goals are:  
▪ To complete the sale of apartments and commercial space in the “Moje Bielany” residential  
building, and hand over the space to the customers.  
▪ To secure a profit in line with the approved budget for “Moje Bielany” and to strengthen  
CeMat’s cash position with a view to launching further development projects between 2024  
and 2027.  
▪ To obtain planning permission for new developments and start preparing further planning  
changes for another site. Some of the plots making up the land bank will require further  
work and necessary planning changes to enable the application for a building permit in the  
next stage.  
▪ To obtain a building permit for 2-3 new investments (including plot 56).  
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Annual Report 2023  
▪ The next step in the development processes will be in line with the value creation chain,  
according to which CeMat will minimise the investment risk by securing pre-sales in all  
projects, securing financing, and selecting general contractors with proven track records in  
similar projects.  
▪ The above objectives will be achieved through organic growth, and the organisation itself  
will continue to evolve as a result of increased expertise in the development area and with  
a focus on new reporting requirements, new environmental legislation and ensuring  
effective communication with stakeholders.  
The viability of all plans will depend on market conditions and administrative planning approval  
processes.  
10.  
Consolidated EBITDA for the CeMat Group is expected to be approx. DKK 5-6 million in 2024.  
A positive net result of approx. DKK 2-3 million, before taking into account the valuation of the  
investment property, is expected for 2024.  
Please note that the valuation of the investment property could change the result significantly  
because the market value depends on many factors, some of which are outside the company’s  
control.  
The forward-looking statements in this annual report reflect the Management’s current  
expectations for certain future events and financial results. Forward-looking statements are  
inherently subject to uncertainty, and the actual results may therefore differ materially from  
expectations.  
Factors that may cause actual results to deviate materially from expectations include, but are not  
limited to, general economic developments, the international and regional situation, developments  
in the financial markets and changes in legislation, demand for the Group’s services and  
competition.  
11.  
The activities of the CeMat Group are comprised of a listed holding company in Denmark, Cemat  
A/S, with a property business in Poland operated through the 100%-owned subsidiary CeMat Real  
36  
 
Annual Report 2023  
Estate, which in turn owns 93.56% of the shares in CeMat '70 S.A. There are no other business  
operations in the Danish listed company.  
CeMat '70 engages in the letting of premises and land, and the provision of utilities, including  
power, water and natural gas, and facility services etc. to its tenants. CeMat '70 (and its  
subsidiaries W131, W133 and Arkuszowa 56) has 242 tenants and a current occupancy rate of  
approximately 90.1%. The second segment of activity is the development of residential projects,  
and construction work on the “Moje Bielany” project began in the second half of 2023.  
Income Statement  
Revenue for 2023 amounted to DKK 33.6 million (2022: DKK 26.6 million), comprising rental  
income of DKK 23.2 million (2022: DKK 18.6 million) and sales of utilities, including power and  
water, and facility services, etc. to tenants of DKK 10.4 million (2022: DKK 7.9 million).  
The observed increase in sales revenue resulted from an increase in rental rates and conversion  
of part of the space into small units and self-storage boxes, which provide much higher rental  
returns than larger warehouses.  
The costs of goods and services sold amounted to DKK 9.9 million in 2023, up from DKK 7.6 million  
in 2022, consisting of costs for the purchase of utilities for resale to tenants. The increase in costs  
resulted from the increased prices of utilities.  
Other external expenses amounted to DKK 12.7 million in 2023, compared with DKK 10.2 million  
in 2022. This increase in external costs was mainly related to implementation of the “Moje Bielany”  
project.  
Personnel costs recognised in the Income Statement increased by DKK 1.3 million compared to  
the previous year, amounting to DKK 6.5 million.  
EBITDA for 2023 amounted to DKK 4.5 million, against DKK 3.5 million for 2022. It was also in line  
with the forecasts published in the Annual Report 2022 and the Half-Year Report 2023 (DKK 3-4  
million).  
As a result of the revaluation of the investment property, a profit was recognised in the amount of  
DKK 11.4 million (after taking into account capital expenditures).  
Net financials amounted to an expense of DKK 0.9 million in 2023 (versus DKK 1.0 million in 2022).  
This negative result is the effect of the implementation of IFRS 16 and the recognition of interest  
on financial leasing related to the right of perpetual usufruct, and interest on a working capital bank  
loan taken out by CeMat A/S.  
Tax on profit/loss for the year was DKK 3.6 million, which was mainly a result of the positive results  
of CeMat '70 and the increase in the deferred tax provision resulting from the revaluation of the  
investment property.  
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Annual Report 2023  
The Group achieved a profit after tax of DKK 11.4 million in 2023, compared to a profit of DKK 22.1  
million in 2022.  
A positive net result of DKK 2.1 million, without taking into account the valuation of the investment  
property, was achieved (in half-year report announced DKK 2.5-3 million)  
Cash flow statement  
Cash flows from operating activities were an inflow of DKK 5.8 million in 2023. The Group  
generated positive cash flows of DKK 8.5 million from property management and development,  
and DKK 2.7 million was spent on the operation of the holding company.  
Cash flows from investing activities were an outflow of DKK 3.4 million. Cash was spent on  
upgrading the company’s facilities, including fire safety and investment in SBUs/self-storage, and  
preparing the company’s properties for development.  
Cash flows from financing activities were a net inflow of DKK 1.9 million. This is a result of an inflow  
of DKK 3.9 million from the bank loan for the “Moje Bielany” development project, and an overdraft  
repayment of DKK 1.8 million. Additionally, there has been an acquisition of shares from minority  
shareholders in the amount of DKK 0.2 million and lease payments of less than DKK 0.1 million.  
Balance sheet  
Total assets amounted to DKK 261.4 million as at 31 December 2023, primarily comprising the  
investment property with an estimated market value of DKK 196.3 million (of which DKK 171.0  
million is the value of the investment property based on its valuation and DKK 25.2 million is the  
value of the right of use resulting from the implementation of IFRS 16), leased plant and machinery  
of DKK 0.1 million, financial assets of DKK 0.2 million, inventories of DKK 45.8 million, receivables  
of DKK 6.9 million, and cash and cash equivalents of DKK 12.1 million.  
The other possibilities – related to the plot in the vicinity of Warsaw airport– as at the date of writing  
the report represent a book value of zero due to the lack of legal title and the uncertain resolution  
of the dispute.  
Consolidated equity as of 31 December 2023 stood at DKK 174.7 million, of which DKK 160.6  
million was attributable to the shareholders of CeMat A/S, and DKK 14.1 million to non-controlling  
interests in CeMat '70 S.A. The equity ratio was 66.8% as of 31 December 2023.  
The Group’s liabilities totalled DKK 86.7 million as at 30 December 2023, consisting of lease  
liabilities of DKK 25.6 million, deferred tax liabilities of DKK 34.8 million, trade payables of DKK  
10.1 million, a bank loan of DKK 3.4 million, income tax payable of DKK 0.2 million, and other  
liabilities of DKK 12.6 million. They were DKK 36.1 million higher in comparison to the end of 2022.  
Events after the balance sheet date  
No significant events have occurred after the balance sheet date.  
38  
 
Annual Report 2023  
12.  
The Group’s activities are exposed to a number of risks. Management believes that the key risks  
to consider in connection with an analysis of the Group and its activities are described below. The  
list of risks outlined below is not exhaustive and not prioritised. If these risks materialise, this may  
adversely affect the Group’s development, results of operations, cash flows and financial position.  
Risks relating to accounting estimates and judgments  
The Group’s investment property is measured at its estimated fair value in accordance with IAS 40  
and IFRS 13, and any value adjustments are recognised in the income statement. Management  
has reviewed the updated valuation report received in December 2023 and its underlying  
assumptions. Management’s valuation estimate is in line with that indicated in the report, and the  
fair value consequently reflects the value stated in the report.  
As the property market is not in all respects as efficient and liquid as, for example, the equity  
market, there can be no assurance that a buyer willing to pay the fair value at which the property  
is stated in the financial statements can be found at any given time. In other words, properties are  
subject to a liquidity risk in a sale situation.  
Risks relating to property operations  
The Group’s financial management focuses on the operating results generated by the property,  
and the Group draws up detailed budgets for its property management operations. The operating  
performance of the property is affected by external factors, including economic developments and  
developments in the property and retail markets. To this should be added a number of risks that  
are to varying degrees controlled by the Group, including tenants’ capacity to pay, management of  
the property, developments in vacancy rates, and temporary rent discounts.  
These risk factors may to a greater or lesser degree impact adversely on the results of operations,  
cash flows and the financial position.  
Adverse economic developments may cause demand for leased premises to decline. In the long  
term, this may lead to a deterioration in letting conditions and put pressure on the rental income  
obtainable for individual leases.  
An economic downturn also increases the risk that tenants and other contracting parties will not  
be able to fulfil their obligations, including to pay rent, and may result in higher vacancy rates and  
temporary rent discounts, lower earnings or heavier pressure on return rates.  
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Annual Report 2023  
Tenants may fail to fulfil their payment obligations, but the Group puts a lot of emphasis on  
attracting reliable and creditworthy tenants. Accordingly, when entering into a lease, the Group  
seeks as far as possible and relevant to determine the tenants’ ability to pay. If in future one or  
more tenants are unable to fulfil their payment obligations, this could result in lower income and  
the incurrence of a loss on the tenant in question and resulting vacancy and costs in connection  
with, among other things, reletting and repairs.  
The increased costs of energy in 2021 and 2022, which are a fundamental factor in the business  
of some tenants, and are paid by CeMat and then re-invoiced, may also be a risk in 2024 should  
the tenants become insolvent. As of 31 December 2023, 85% of the contracts had fully billed  
operating expenses and utilities.  
Master plan situation  
Land can be used for many purposes, with the main segments being industry, logistics, retail,  
services, office and residential. The area around Wólczyńska 133 previously housed a lot of  
industrial works, but in recent years more and more land has been converted into retail, service  
and residential areas. There are thousands of people living in low- and high-rise apartment blocks  
in the vicinity of CeMat '70 and more apartments are currently under construction, largely driven  
by the net inflow of people from the countryside to the larger metropolitan areas, in particular to  
Warsaw.  
There is no local master plan for the majority of the site. According to the study of conditions and  
directions of spatial development and land use adopted by Warsaw city council, the majority of the  
site is located in an area zoned for service use with single plots designated for roads.  
Only five plots are covered by a local master plan. According to the local master plan, these plots  
are dedicated for roads.  
In 2021, CeMat obtained an individual zoning decision for a residential building with services for  
one of the front plots.  
CeMat '70 has started a dialogue with the city authorities about re-classification of the land from  
its current service use to an alternative use. This dialogue with the city authorities will be continued.  
In 2022, CeMat obtained an individual zoning decision for a collective residence with services for  
one of the plots on Arkuszowa Street in Warsaw.  
The process of issuing individual planning decisions is to a large extent dependent on the  
discretion of the local authorities, and there is an ongoing discussion about potentially replacing  
this procedure with other legal solutions.  
Obtaining the legal title to part of the land  
CeMat '70 has control of the land through the possession right to the site, the perpetual usufruct  
right and ownership rights. Part of the property is not entered in the land and mortgage register.  
There has been a standstill in proceedings regarding the acquisition of the right of perpetual  
usufruct of some of the plots and it should be stated that further reservations may be raised. A  
specialist legal team has been appointed to support CeMat’s efforts and work on the legal action  
in the various court and administrative cases.  
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Annual Report 2023  
Claims for title  
The claims relate to disputes between the former landowners (or their heirs) and the Polish state,  
which expropriated the land back in the 1970s. In order for CeMat '70 to sell the land, the company  
must have title to that land either in the form of actual ownership or a perpetual usufruct right  
(RPU).  
Claims are generally handled in the legal system and there are several appeal possibilities, which  
means that the individual claim cases typically stay in the court system for a number of years. All  
court cases involving CeMat '70 land resolved so far have been won by the Polish state (and hence  
by CeMat '70).  
According to Polish law before August 2021, there was no deadline for when former landowners  
or their heirs could submit a claim to the Polish state about a specific plot of land or strip of road.  
An amendment to the Code of Administrative Procedure from 2021 makes it difficult to declare a  
decision invalid after the statutory deadline, leading to the discontinuation of proceedings to  
declare the invalidity of expropriation decisions initiated 30 years after the decision was issued. As  
of today, it is difficult to say what the practice of the courts will be, or when the hearings will take  
place.  
However, once a plot of land or strip of road is free of claims, CeMat '70 can apply for perpetual  
usufruct rights, and the application will be the subject of recognition by the provincial governor in  
the enfranchisement process. When that title is obtained, future claims will have no impact on  
CeMat '70’s possibilities to sell the land.  
CeMat '70’s rights to its part of the property are not entered in the land and mortgage register. We  
cannot exclude the possibility of action against CeMat '70 regarding release of the real estate –  
plots with an unregulated legal status in the land and mortgage register. The President of the City  
of Warsaw sent a summons in an attempt to reach a settlement regarding plots in 2019. However,  
CeMat '70 refused to reach a settlement. The proceedings remain suspended.  
Resolving co-ownership issues  
CeMat '70 and the Institute of Technology jointly own internal roads, and one particular plot with a  
large production/office building located on it, with CeMat '70 owning approx. 71%.  
Administration  
The nature of real estate development projects requires a number of approvals, licences and  
arrangements to be obtained by CeMat at every stage of the development process. Despite  
significant caution being applied in the project execution schedules, there is always the risk that  
there will be a delay in obtaining them. In addition, there is also the risk that protests will be lodged  
against permit decisions that have already been issued (also due to the possibility for appellants  
to appeal with no consequences) or, in the worst-case scenario, a failure to obtain the relevant  
permits. All the above factors may affect the ability of the Group to conduct and complete its  
executed and planned projects.  
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Annual Report 2023  
Construction costs risk  
Construction costs may increase. This potential increase is mainly related to rises in the costs of  
hiring a qualified workforce, as well as increases in the costs of building materials. The CeMat  
Group does not operate a construction business, but instead concludes an agreement with a third-  
party general contractor for each project, who is responsible for running the construction and  
finalising the project, which includes obtaining all the necessary permits for safe use of the  
apartments.  
In order to mitigate the risk of an increase in construction costs, the CeMat Group recognises the  
possibility to conclude a lump-sum contract with the general contractor, which will allow the CeMat  
Group to complete the project based on the estimated budget.  
Risk of non-performance by general contractors  
In each project or stage of a project, the Group has concluded, and will conclude, contracts for the  
construction and implementation of development projects with one general contractor. There is a  
risk that non-performance of the agreement by the general contractor may cause delays in the  
project or significantly impact the business, financial condition or results of the CeMat Group. The  
CeMat Group sees a potential risk of the non-performance of obligations by the general contractor  
in the availability of a qualified workforce, an increase in salaries and the cost of construction  
materials. Non-performance may result in claims against the general contractor with the risk that  
the general contractor may also fail to fully satisfy any possible claims of CeMat. The company  
and the Group implement selection criteria when hiring a general contractor, which include the  
experience, professionalism and financial strength of the general contractor (with the obligation to  
provide a bank or insurance guarantee), as well as the quality of the insurance policy covering all  
risks associated with the construction process.  
Risk of general contractor bankruptcy  
In property development, there is a risk of bankruptcy of the general contractor, i.e. the company  
that carries out all or most of the construction work under a contract with the developer. If this risk  
materialises, a new contractor will have to be selected to complete the construction. For the  
investment, this means the possibility of cost increases and schedule overruns and, in extreme  
cases, termination of the loan agreement by the bank.  
Development risks  
These are potential problems connected with the sale of dwellings and retail units due to lower  
demand as a result of changes in the economic situation, including a tightening of accessibility to  
mortgages from banks and an increase in unemployment.  
There is also the potential risk of delay in completing the company’s projects, which could be  
caused by architect delays, a lack of construction personnel, a shortage of raw materials, or  
prolonged administrative procedures and delays with obtaining building and occupancy permits.  
There could also be potential problems with obtaining bank financing for the projects.  
All of the above could potentially affect the company’s cash standing and liquidity.  
Financial risks  
As a result of the Group’s activities, its equity and results of operations are impacted by a number  
of different risk factors, mainly relating to changes in exchange rates and interest rate levels. See  
Note 24 “Financial risks and financial instruments” for further information.  
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Annual Report 2023  
Capital resources  
The Group’s capital resources are reviewed regularly.  
Based on the 2024 budget, Management believes that the existing capital resources and expected  
future cash flows will be sufficient to maintain operations and finance the planned initiatives.  
The Group’s budgets and, by extension, its future capital resources are inherently subject to risk  
since cash flow fluctuations may impact on the level of required and available capital resources.  
Management believes that any negative deviations from budgeted cash flows can be countered  
on a timely basis through cash flow-enhancing activities.  
Reference is made to Note 24 to the financial statements for a description of the cash flows and  
capital resources.  
Changes in real estate prices  
Significant decreases or increases in the estimated rental value and rental situation would result  
in a significantly lower or higher fair value of the properties. The risk of a decrease in the portfolio  
value resulting from a drop in rental revenues and an increase in the vacancy rate is mitigated by  
proactive asset management and active management of the occupancy level.  
Environmental risks  
The property was used for industrial purposes for 40 years and, therefore, pollution cannot be  
excluded. However, a number of investigative drillings have been carried out across the property  
and, to date, no significant pollution has been identified, although we cannot exclude the  
identification of environmental risks in the future.  
The possibility of uncontrollable environmental risks arises from the use by others of the sewerage  
network owned by CeMat.  
Other risks  
Other risks that may affect the Group’s operations are related to potential changes in Polish law,  
insurance, the environment and personnel.  
Political risk may be related to the geopolitical situation and foreign policy.  
As regards insurance, the Group has taken out insurance cover in a number of general areas. In  
the Group’s opinion, this insurance provides satisfactory cover in respect of the Group’s activities.  
There is a risk of insufficient insurance coverage of claims, however.  
The Group generally strives to be regarded as an attractive workplace with a favourable working  
environment and development opportunities for all employees. The Group is of the opinion that  
there is no significant dependence on individuals in the Group and that staff changes will not lead  
to any operational or management risks.  
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Annual Report 2023  
Additional risks:  
▪ vacancy rate and lease termination;  
▪ the condition of the buildings and possibility of capex investment;  
▪ master plan situation;  
▪ obtaining the legal title to part of the land;  
▪ resolving the remaining claims regarding title to the land;  
▪ solution/agreement with the Institute of Technology (for the common building and roads);  
▪ summons for a settlement attempt regarding release of the real estate;  
▪ financial risks, including foreign exchange risk;  
▪ capital resources;  
▪ change of real estate prices;  
▪ environmental risks;  
▪ requirements from supervisory authorities regarding buildings;  
▪ risk of delays on the part of authorities;  
▪ risk of delays in administrative processes due to project preparation;  
▪ risk of delays in administrative processes due to the participation of third parties;  
▪ risk of the introduction of unfavourable legal regulations;  
▪ risk of tax changes;  
▪ risk of adverse changes in the real estate market;  
▪ risk connected with the cyclical nature of the real estate market;  
▪ risk of external financing being withheld;  
▪ risk of adverse changes in business climate indicators: poorer economic growth, increase  
in unemployment, decrease in consumption, increase in inflation;  
▪ despite insurance cover for buildings, in the event of a loss, the indemnity payment from  
the insurance policy will not be the full amount of the loss;  
▪ other risks.  
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Annual Report 2023  
13.  
Statutory report on corporate governance
CeMat’s statutory report on corporate governance, see section 107b of the Danish Financial
Statements Act, covers the period 1 January – 31 December 2023.
The report consists of three elements:
▪ Corporate governance report
▪ Description of CeMat’s management bodies
▪ An account of the main features of the Group’s internal controls and risk management in
relation to the financial reporting process
CeMat’s Board of Directors and Management Board continually work within corporate governance
principles to ensure that the management structure and control systems are appropriate and
satisfactory. The Board of Directors believes that clear management and communication
guidelines help to convey an accurate picture of CeMat.
The Audit Committee is handled by the Board of Directors and considers the conditions for this to
be met.
Pursuant to section 107b of the Danish Financial Statements Act and clause 4.3 of the “Rules for
issuers of Shares – Nasdaq Copenhagen”, CeMat must report on how the Group addresses the
recommendations published by the Committee on Corporate Governance in Denmark on 2
December 2020. The recommendations are available on the website of the Committee on
Corporate Governance at www.corporategovernance.dk. In preparing the report, CeMat has
adopted the “comply-or-explain” principle in relation to each individual recommendation. The Board
of Directors believes that CeMat complies with the majority of the recommendations.
The statutory report on corporate governance 2023, see section 107b of the Danish Financial
Statements Act, may be found on CeMat’s website at:  
https://cemat-en.squarespace.com/corporate-governance/
Statutory report on corporate social responsibility, see sections 99a, 99b and 99d of the
Danish Financial Statements Act.
In addition to carrying on profitable business activities, CeMat is committed to meeting and
expanding the Group’s ethical, social and environmental responsibilities as a business enterprise.
CeMat divested its main activity in 2016 and, consequently, the former secondary activity is now
the Group’s main activity. Going forward, the CeMat Group is purely a real estate business. As a
result, the number of employees has been sharply reduced and the environmental impacts are
also significantly lower than previously.
45  
 
Annual Report 2023  
In light of the company’s size and activities, and the markets in which the Group operates, the
Board of Directors has decided not to adopt policies for the voluntary incorporation of corporate
social responsibility, including policies for human rights, climate impact and environmental issues.
The Board of Directors regularly reviews the need to adopt policies in this area.
The Group no longer reports under the UN Global Compact.
Policy on data ethics
1. Introduction
This policy applies for CeMat A/S, including its daughter companies (collectively referred to as
“CeMat”).
The purpose of this policy is to ensure that CeMat is only using data for the purposes and in a
manner that is both ethical and compliant with applicable legislation.
2. Policy statement
It is the policy of CeMat A/S and its group companies that all data must be processed lawfully and
in a fair and ethical manner, and that the data must be protected appropriately considering the
risks related to these data, not only for CeMat, but also for others, who could be affected by the
confidentiality, integrity or availability of the data being compromised.
Based on the factual circumstances described in section 3, the Management has determined that
the likelihood of the inappropriate or unethical use of data is very limited, considering:
▪ the nature and amount of the data being processed,
▪ the purposes for which the data is being processed,
▪ the manner in which the data is being processed, especially since CeMat does not use
advanced algorithms to analyse or predict the behaviour of others, and
▪ the fact that CeMat’s use of data is unlikely to have any adverse effects on others, and
▪ the fact that there is no motive for using data beyond what is strictly necessary, as this
would not offer any material benefits for CeMat.
Therefore, Management has assessed that aside from the formalised measures required to comply
with generally good business practice, and applicable legislation such as the data protection
legislation, no further measures are required to protect the data against unfair or unethical use.
3. Nature of the processing of data in CeMat A/S and daughter companies
3.1. CeMat A/S
As a holding company with no employees, the processing of data in CeMat A/S is – as a general
rule – limited to information about members of the Board of Directors and information about the
daughter companies, including key employees. Data is used solely for the purpose of managing
the business and the related risks.
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Annual Report 2023  
3.2. Daughter companies
The business of the daughter companies is to own and develop real estate in Poland. This
includes offering property for sale or for rent. The sale of property is done through an agent,
and the daughter companies will only receive the data necessary for completing the sales
transactions. With regards to property for rent, this is only offered on a B2B basis.
Thus, the daughter companies will be processing:
• Data regarding the real estate owned by the company and other data related to the
operations of the company, such as financial information.
• Personal data about employees and contact persons at customers, vendors and
business partners.
As for personal data, the daughter companies have taken the steps required to ensure that
such data is processed in accordance with the applicable data protection legislation, protecting
the rights and freedoms of the data subjects.
4. Required activities
Management of the respective legal entities shall take the necessary steps to:
a) ensure that the legal entity complies with all legal requirements for data processing;
b) monitor that the processing of personal data is performed in accordance with the applicable
processes and procedures, to ensure compliance with the data protection legislation;
c) monitor if the categories of data being processed, or the purposes for which such data is
processed, change over time;
d) ensure that appropriate actions are taken to address any deviations noted in relation to items
a-c above.
5. Review and updates
This policy shall be reviewed and updated as appropriate by the Board of Directors at least on an
annual basis or when changes in the business or business environments indicate the need for a
review. An annual review must be performed during the fourth quarter of each calendar year.
Policy on diversity
CeMat does not have a formal diversity policy however, it regards a diverse workforce as an asset.
We hire on the basis of talent and personality and offer equal opportunities to all employees,
regardless of their background, religion, political conviction, gender or age. We encourage
everyone to try to reach their full potential in accordance with their personal ambitions and goals.
We promote a work environment of respect and inclusion and expect our employees to be
politically and religiously neutral when acting on behalf of the Group. We acknowledge the right to
unionise and bargain collectively and do everything in our power to avoid discrimination.
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Annual Report 2023  
Policy on gender equality in managerial positions
When selecting new members of CeMat’s Board of Directors, it is important that the candidates
have specific professional competencies and qualifications from listed companies, as well as
international experience. In addition, diversity in terms of nationality, religion, political conviction,
age and gender is taken into account. During potential recruitment processes, employees and any
external partners involved are fully informed of the Group’s diversity policy.
At year-end 2023, the total number of employees was 21, four of whom were women. One woman
was a member of the Board of Directors, and one women was on the Management Board in one
of the subsidiaries. The Board of Directors consists of four members, including one woman.
The current gender balance of CeMat’s managerial positions is outlined below. No specific target
has been set for top and other management levels, as equal distribution has already been achieved
for 2023
2023
2022
2021
2020
Board of Directors, males
Board of Directors, females
Board of Directors, Total
3
1
4
2
1
3
2
1
3
2
1
3
Other managerial positions, males
Other managerial positions, females
Other managerial positions, Total
4
2
6
4
2
6
4
2
6
4
0
4
2023
75%
25%
2022
67%
33%
2021
67%
33%
100%
2020
67%
33%
100%
Board of Directors, males
Board of Directors, females
Board of Directors, Total
100%
100%
Other managerial positions, males
Other managerial positions, females
Other managerial positions, Total
67%
33%
100%
67%
33%
100%
67%
33%
100%
100%
0%
100%
Representatives from Management and members elected by the employees meet on a regular
basis to discuss the general situation and working climate in CeMat, with the minutes of these
meetings communicated to local staff. Two of the five members of the Supervisory Board of CeMat
'70 were elected by the employees.
Since the company complies with the rules on gender equality in managerial positions, it does not
have an official policy in this regard.
No significant changes are planned for 2024. Instead, CeMat will focus on continuing the good
efforts already completed.
Policy on safety
Safety must be a priority for all CeMat employees. There were no accidents in 2023.
CeMat believes that all injuries are preventable, all health risks are controllable and that
management is accountable. CeMat also believes that a strong safety culture is an important tool
for protecting our products and customers.
Literally speaking, we want our staff to go home from work as healthy as they were when they
arrived at their workplace. In order to attain this goal, it is a continuing objective to prevent injuries
and work-related health risks through structured effective management, administration, education
and training.
Pursuant to national legislation in Poland, a health and safety body has been established. This
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Annual Report 2023  
safety body consists of management and an H&S specialist who holds overall responsibility for  
CeMat’s health and safety performance. The H&S specialist oversees compliance with applicable
legislation and plans activities to minimise safety risks. The H&S specialist is also responsible for
conducting workplace evaluations and implementing improvements.
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Annual Report 2023  
Anti-fraud and anti-corruption
Anti-fraud and anti-corruption control is exercised by the Board of Directors and the Management
Board of the company, with a policy based on clearly communicating the organisation’s values and
best business practices. The policy is established on a risk management approach that involves
identifying the key factors that influence fraud and corruption risk and reporting to CeMat
Management.
Environmental solutions
Programme of actions aimed at limiting the environmental impact of existing buildings:
▪ Reduction of electricity consumption
Changing the lighting of external areas (roads and car parks) to LED lighting (reducing electricity
consumption by 50%).
Changing the lighting of common areas (corridors and staircases) to LED lighting and installing
motion sensors. As part of the investment into rearranging the warehouses into SBUs and self-
storage units, energy-saving LED lighting is being installed.
▪ Reduction of heat energy consumption
Automatic temperature control systems have been installed in some buildings. Depending on the
outside temperature, time of day and day of the week, the temperature has been lowered to below
20˚C in the offices, and below 18˚C in the storage rooms.
▪
Waste segregation
Waste Management Regulations have been drawn up, an agreement has been signed with a
waste collection company ensuring the collection of waste segregated into individual fractions, and
provisions on the requirement to segregate waste in accordance with the Waste Management
Regulations have been added in the form of an appendix to the lease agreements with tenants.
Development projects
Buildings that are part of development projects are designed in accordance with the indicators for
the annual demand of a newly designed building for non-renewable primary energy (needed for
heating, cooling, ventilation and the supply of hot water), as well as the energy required to power
lighting and all other electrical devices. In order for the designed buildings to meet these
parameters, solutions related to the use of renewable energy sources (e.g. photovoltaic panels),
energy-saving lighting sources or partitions with insulation that meet the latest standards, are also
implemented.
When designing a building to meet the energy-saving standards, we also reduce the planned level
of energy consumption for when the building is in use.
During the construction process, one of the environmental protection measures applied will involve
adhering to the rules for the selective collection of construction waste. In addition, each contractor
and subcontractor will also have to undergo appropriate training in the relevant environmental
protection procedures that will be in force during the course of the construction works. These
procedures must ensure compliance with the current environmental protection regulations, and will
include in particular: implementation of solutions protecting against pollution and environmental
contamination, saving water, reducing energy consumption, and protecting existing greenery.
50  
 
Annual Report 2023  
14.  
CeMat strives to maintain an open and continual dialogue with its shareholders, prospective investors  
and the general public.  
CEMAT’S SHARES  
In 2023, shares in the OMXC25 CAP index gained 7%, while shares in the OMXC SmallCap index  
lost 3%. The price of CeMat’s shares was DKK 0.95 per share at the end of 2023, equivalent to a 46%  
increase (from DKK 0.65).  
The Group’s market capitalisation at 31 December 2023 was DKK 237.4 million.  
The total turnover in stock in 2023 was 28 million shares, which was 70% lower than in 2022, when  
91 million shares were traded.  
MASTER DATA  
Stock exchange:  
Index:  
Industry:  
Nasdaq Copenhagen  
OMXC SmallCap  
Property  
ISIN:  
Symbol:  
DK0010271584  
CEMAT  
Share capital:  
Denomination:  
No. of shares:  
Negotiable instruments:  
Voting restrictions:  
DKK 4,997,006.06  
DKK 0.02  
249,850,303  
Yes  
No  
SHARE CAPITAL  
The share capital consists of 249,850,303 shares of DKK 0.02 each. The shares have not been divided  
into classes and carry no special rights.  
The Board of Directors and the Management Board regularly assess whether the Group’s capital and  
share structures are consistent with the interests of the shareholders and the Group.  
SHAREHOLDER STRUCTURE  
One largest shareholder holds 32.5% of the registered share capital. A list of shareholders who have  
notified the Group that they hold 5% or more of the share capital or votes as at 31.12.2023 under  
section 29 of the Danish Securities Act is shown below.  
Composition  
of shareholders  
Number  
of shares  
Capital  
DKK  
Capital  
%
EDJ-Gruppen 6700  
Havnegade 19 Esbjerg, Denmark  
81,234,500  
1,624,691.70  
32.51  
Gist Holding ApS C.F. Richs Vej 31  
10.0 -15.0  
EDJ-Gruppen consists of Eivind Dam Jensen and related parties, together with companies controlled by Eivind  
Dam Jensen.  
51  
 
Annual Report 2023  
MANAGEMENT’S HOLDINGS OF CEMAT SHARES  
As of 31 December 2023, members of the Board of Directors and their related parties held 93,276,605  
shares (nominal value DKK 1,865,532), corresponding to 37.3% of the share capital and a market  
value of DKK 88.6 million. Members of the Management Board and their related parties held 2,156,042  
shares (nominal value DKK 43,121), corresponding to 0.9% of the share capital and a market value  
of DKK 2.0 million.  
The shareholdings of the individual members of the Board of Directors and the Management Board  
and changes thereto during 2023 can be found on the Group’s website under “About  
us/Management/Board of Directors” and “About us/Management/Management Board” and are  
specified in this annual report under “Board of Directors and Management Board”.  
TREASURY SHARES  
Pursuant to section 198 of the Danish Companies Act, the Board of Directors is authorised to acquire  
treasury shares for a period of 18 months from the date of an annual general meeting. CeMat did not  
hold any treasury shares as of 31 December 2023.  
CEMAT’S REGISTER OF SHAREHOLDERS IS MANAGED BY:  
Computershare A/S  
Lottenborgvej 26 D  
2800 Kgs. Lyngby, Denmark  
ANNUAL GENERAL MEETING  
The Annual General Meeting will be held on 21 March 2024 at 1.00 pm at the offices of DLA Piper  
Denmark, Oslo Plads 2, 2100 Copenhagen OE, Denmark. In addition, CeMat places notices  
concerning annual general meetings in one of the Danish newspapers.  
Notices convening shareholders to annual general meetings and the agendas for the meetings are  
sent via e-mail to shareholders who have so requested. Shareholders may register for general  
meetings and find relevant documents on the shareholder portal on the Group’s website.  
DIVIDEND AND ALLOCATION OF PROFIT  
The Board of Directors recommends to the Annual General Meeting that no dividend be declared in  
respect of the 2023 financial year. The Board of Directors recommends to the Annual General Meeting  
that the consolidated profit for the year of DKK 11.4 million be transferred to retained earnings.  
INVESTOR QUERIES  
Any questions or comments from shareholders, analysts and other stakeholders should be addressed  
to Frede Clausen via the Investor Secretariat at e-mail: [email protected] or tel.: +45 33 34 00 58.  
52  
 
Annual Report 2023  
ANNOUNCEMENTS IN 2023  
2023  
Announcement  
22.02  
22.02  
28.02  
02.03  
17.03  
22.03  
23.03  
24.08  
31.08  
01.09  
01.09  
01.09  
04.09  
06.09  
08.09  
08.09  
26.09  
01.11  
Financial calendar 2023/2024  
Publication of Annual Report 2022  
Notice to convene Annual General Meeting 2023  
Managers’ transactions  
Cemat obtains the legal title to land plots  
Manager’s transactions  
Course of the Annual General Meeting  
Cemat launches development investment  
Interim report H1 2023  
Closely related persons transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Cemat obtains the legal title to land plot  
FINANCIAL CALENDAR 2024/2025  
2024  
21.02  
21.03  
29.08  
Announcement  
Silent period  
23.01.2024 – 21.02.2024  
Annual Report 2023  
Annual General Meeting  
Interim report – H1 2024  
31.07.2024 – 29.08.2024  
2025  
25.02  
26.03  
Announcement  
Annual Report 2024  
Annual General Meeting  
Silent period  
27.01.2025 – 25.02.2025  
53  
 
Annual Report 2023  
15.  
Board of Directors  
Frede Clausen (born 1959)  
Chairman  
Professional board member  
Various banking qualifications  
Graduate Diploma in Business Administration  
Elected 2018, Chairman 2018  
Current term expires in 2024  
No. of shares held in CeMat (own and related parties):  
10,521,166 (2022: 9,490,641)  
Remuneration paid in 2023: DKK 500,000  
Directorships and other managerial positions:  
Frede Clausen Holding ApS  
Core Poland Residential V  
Malik Supply A/S (chairman)  
Developnord A/S (chairman)  
Søndergaard Holding Aalborg ApS (chairman)  
Palma Ejendomme ApS (chairman)  
Ejendomsselskabet Gøteborgvej 18 ApS (vice-chairman)  
PL Holding Aalborg A/S (chairman)  
Radioanalyzer ApS (chairman)  
Special qualifications:  
Strategic management, business development and real estate  
Eivind Dam Jensen (born 1951)  
Deputy Chairman  
Estate agent  
Member of the Danish Association of Chartered Estate Agents, Diploma  
Administrator  
Elected 2005, Deputy Chairman 2005  
Current term expires in 2024  
No. of shares held in CeMat (own and related parties):  
81,234,585 (2022: 81,250,000)  
Remuneration paid in 2023: DKK 350,000  
Directorships and other managerial positions:  
Owner of Chartered Estate Agency E. Dam Jensen  
Chairman and sole shareholder of A/S Eivind Dam Jensen  
Owner of Brundtland Golfcenter (via A/S Eivind Dam Jensen)  
Special qualifications:  
Purchase, sale, valuation and letting of commercial and investment properties and  
property management  
54  
 
Annual Report 2023  
Joanna L. Iwanowska-Nielsen (born 1968)  
Member of the Board of Directors  
Real estate expert  
Degree in International Trade, Organisation and Management from the Warsaw  
School of Economics  
Elected 2016  
Current term expires in 2024  
No. of shares held in CeMat (own and related parties):  
1,520,854 (2022: 1,111,609)  
Remuneration paid in 2023: DKK 200,000  
Directorships and other managerial positions:  
Member of the Board of Directors at Sustainable Małkowo  
Member of the Board of Directors at Coille Righ Green Energy, Scotland  
Member of the Board of Directors at WildaNova  
Member of the Board at NielsenNielsen Ltd (UK)  
Partner in NOLTA Consultants and NOLTA Career Experts  
Board Member of EPI (European Property Institute) think tank  
Member of Warsaw Women in Real Estate & Development  
Founding Member of Women in Global Health’s CEE Chapter  
No directorships in other Danish companies  
Special qualifications:  
Experience in the real estate trade in Poland, CEE and internationally  
(development, strategy, sales and project management in both the commercial and  
residential property sectors, including sustainable housing and energy solutions),  
EMCC accredited business coach & mentor.  
Brian Winther Almind (born 1966)  
Member of the Board of Directors  
Executive Vice President, DSV Group Property  
Elected 2023  
Current term expires in 2024  
Other duties and offices:  
Shipping agent, Ellegaard Transport, of which 2 years were in Verona, Italy  
Traffic manager, DFDS Transport  
Traffic manager, DHL A/S  
Executive Vice President, DSV A/S since 1997  
Remuneration paid in 2023: DKK 200,000  
Directorships and other managerial positions:  
Member of the Board in several companies owned by DSV A/S  
Network – European Logistics Forum (ELF), VL 111  
No directorships in other Danish companies  
No. of shares in Cemat: 0  
Special qualifications:  
General management, business development, integration of companies. Property  
in relation to the purchase of land, public sector handling, project management,  
building activities, purchase and sale, leasing, law, strategy, finances and various  
large projects in more than 90 countries.  
55  
 
Annual Report 2023  
Management Board  
Jarosław Lipiński (born 1977)  
CEO  
Master of Law degree at the Nicolaus Copernicus University in Toruń  
Further studies at the AMBA Academy, Warsaw School of Economics,  
Finance for Managers, Warsaw School of Economics  
Employed with CeMat A/S since 2018  
Directorships and other managerial positions:  
Over the course of the last 24 years, Jarosław Lipiński has gained wide  
experience within the real estate industry and held executive positions with  
a number of international enterprises, including 11 years with TK  
Development A/S (Agat Ejendomme), in charge of letting and development.  
Special qualifications:  
Residential and retail development, property management, business  
development  
No. of shares held in CeMat:  
2,156,042 (2022: 1,982,381)  
56  
 
Annual Report 2023  
16.  
We have today presented the annual report of CeMat A/S for the financial year
1 January – 31 December 2023.
The annual report is prepared in accordance with International Financial Reporting Standards as
adopted by the EU and additional Danish disclosure requirements for annual reports of listed
companies.
In our opinion, the consolidated and parent company financial statements give a true and fair view
of the Group’s and the parent company’s assets, liabilities, equity and financial position at 31
December 2023 and of the results of the Group’s and the parent company’s operations and cash
flows for the financial year ended 31 December 2023.
Furthermore, in our opinion, the Management’s review gives a true and fair view of the
developments in the activities and financial position of the Group and the parent company, the
results for the year and of the Group’s and the parent company’s financial position in general and
describes the significant risk and uncertainty factors that may affect the Group and the parent
company.
We recommend that the annual report be approved by the shareholders in the general meeting.
Copenhagen, 21 February 2024
MANAGEMENT  
BOARD  
Jarosław Lipiński
CEO
BOARD OF  
DIRECTORS  
Frede
Clausen
Chairman
Eivind Dam
Jensen
Deputy Chairman
Joanna L.
Iwanowska-Nielsen
Board member
Brian Winther
Almind
Board member
57  
 
Annual Report 2023  
17.  
To the Shareholders of CEMAT A/S
REPORT ON THE AUDIT OF THE CONSOLIDATED FINANCIAL STATEMENTS AND PARENT COMPANY FINANCIAL
STATEMENTS
Opinion
We have audited the Consolidated Financial Statements and the Parent Company Financial Statements of Cemat A/S
for the financial year 1 January - 31 December 2023, which comprise income statement, total income statement,
balance sheet, statement of changes in equity, cash flow statement and notes, including material accounting policy
information for both the Group and the Parent Company. The Consolidated Financial Statements and the Parent
Company Financial Statements are prepared in accordance with the IFRS Accounting Standards as adopted by the EU
and additional disclosure requirements in the Danish Financial Statements Act.
In our opinion, the Consolidated Financial Statements and the Parent Company Financial Statements give a true and
fair view of the financial position of the Group and the Parent Company at 31 December 2023, and of the results of
the Group and Parent Company operations and cash flows for the financial year 1 January - 31 December 2023 in
accordance with the IFRS Accounting Standards as adopted by the EU and additional disclosure requirements in the
Danish Financial Statements Act.
Our opinion is consistent with our extract from audit book to the audit committee and the board of directors.
Basis for Opinion
We conducted our audit in accordance with International Standards on Auditing (ISAs) and the additional requirements
applicable in Denmark. Our responsibilities under those standards and requirements are further described in the
“Auditor’s Responsibilities for the Audit of the Consolidated Financial Statements and the Parent Company Financial
Statements” section of our report. We are independent of the Group in accordance with the International Ethics
Standards Board for Accountants’ International Code of Ethics for Professional Accountants (including International
Independence Standards) (IESBA Code), together with the ethical requirements that are relevant to our audit of the
financial statements in Denmark, and we have fulfilled our other ethical responsibilities in accordance with these
requirements and the IESBA Code. We believe that the audit evidence we have obtained is sufficient and appropriate
to provide a basis for our opinion.
To the best of our belief we have not performed any prohibited non-audit services, as stated in article 5, subarticle 1,
in regulation (EU) no. 537/2014.
We were first appointed auditor of CeMat A/S on 8 March 2017 for the financial year 2017. We were reappointed
annually by a resolution of a general meeting for a total continuous period of 1 years until and including the financial
year 2023.
Key Audit Matters
Key Audit Matters are those matters that, in our professional judgment, were of most significance in our audit of the
Financial Statements for the financial year 2023. These matters were addressed in the context of our audit of the
Financial Statements as a whole, and in forming our auditor’s opinion thereon, and we do not provide a separate
opinion on these matters.
Measurement of investment properties
The carrying amount of the Group’s investment properties is DKK (’000) 196,283 at 31 December 2023, cf. note 9.
Investment properties are measured at fair market value and the total fair market value adjustment of the year is a
net gain of DKK (’000) 11,541 (2022: DKK (‘000) 25,277), cf. note 9 of the Financial Statements, which is recognised in
the income statement.
We have assessed that the fair market valuation is a key audit matter as the investment properties constitute 76% of
the Group’s total assets and because estimates and preconditions may have material impact on the Financial
Statements. A different estimate could potentially have a significant impact on the Group's assets, profit and equity.
Management obtained a valuation report from an external valuation expert which the value recognised in the
58  
 
Annual Report 2023  
financial statements is based upon and the key factors in connection with the valuation of investment properties are  
particularly linked to the following elements in the management's valuation model:
-
-
-
-
Minimum return on investment requirement
Future market rent
Ownership
Competences and independence of the external valuation expert
We refer to the further description in note 9 of the annual report.
Our audit response
We have obtained an understanding of the Management’s processes for and control of the valuation of the investment
property in Poland, challenged these and ensured that the methods and principles used is unchanged from previous
years.
We have challenged and assessed the most important preconditions forming the basis for the valuation, including:
-
We assessed and tested the management's expectations for rate of return requirements by comparison with
the expectations of the previous year, assessment in relation to location and property type and comparison of
external assessments or market reports.
-
We assessed and tested the Group's assessment of the future rental level including comparison of budgeted
rental income for the coming year with realized rental income for the current year and testing whether
assumptions related to vacant rent are substantiated by market data.
-
-
We assessed and tested the management's assessment of the risks associated with ownership of some of the
company's plots by comparison with previous years and the history of taking over full ownership.
We have assessed the competences and independence of the company's external valuation expert. The
valuation report is prepared by a leading international estate agent in Warsaw.
Moreover, a recalculation was performed of the model forming basis for the valuation and we have assessed the
adequacy and sufficiency of Management’s disclosures on investment properties.
Statement on Management Commentary
Management is responsible for Management Commentary.
Our opinion on the Consolidated Financial Statements and the Parent Company Financial Statements does not cover
Management Commentary, and we do not express any form of assurance conclusion thereon.
In connection with our audit of the Consolidated Financial Statements and the Parent Company Financial Statements,
our responsibility is to read Management Commentary and, in doing so, consider whether Management Commentary is
materially inconsistent with the Consolidated Financial Statements or the Parent Company Financial Statements or
our knowledge obtained during the audit, or otherwise appears to be materially misstated.
Moreover, it is our responsibility to consider whether Management Commentary provides the information required
under the Danish Financial Statements Act.
Based on the work we have performed, we conclude that Management Commentary is in accordance with the
Consolidated Financial Statements and the Parent Company Financial Statements and has been prepared in
accordance with the requirements of the Danish Financial Statements Act. We did not identify any material
misstatement of Management Commentary.
Management’s Responsibilities for the Consolidated Financial Statements and the Parent Company Financial
Statements
Management is responsible for the preparation of Consolidated Financial Statements and Parent Company Financial
Statements that give a true and fair view in accordance with the IFRS Accounting Standards as adopted by the EU and
additional requirements in the Danish Financial Statements Act, and for such internal control as Management
determines is necessary to enable the preparation of Consolidated Financial Statements and Parent Company
Financial Statements that are free from material misstatement, whether due to fraud or error.
In preparing the Consolidated Financial Statements and the Parent Company Financial Statements, Management is
responsible for assessing the Group’s and the Parent Company’s ability to continue as a going concern, disclosing, as
applicable, matters related to going concern and using the going concern basis of accounting in preparing the
Consolidated Financial Statements and the Parent Company Financial Statements unless Management either intends to
liquidate the Group or the Company or to cease operations, or has no realistic alternative but to do so.
Auditor’s Responsibilities for the Audit of the Consolidated Financial Statements and the Parent Company
Financial Statements
Our objectives are to obtain reasonable assurance about whether the Consolidated Financial Statements and the
Parent Company Financial Statements as a whole are free from material misstatement, whether due to fraud or error,
and to issue an auditor’s report that includes our opinion. Reasonable assurance is a high level of assurance, but is not
59  
 
Annual Report 2023  
a guarantee that an audit conducted in accordance with ISAs and the additional requirements applicable in Denmark  
will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are
considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic
decisions of users taken on the basis of these Consolidated Financial Statements and Parent Company Financial
Statements.
As part of an audit conducted in accordance with ISAs and the additional requirements applicable in Denmark, we
exercise professional judgment and maintain professional skepticism throughout the audit. We also:
•
Identify and assess the risks of material misstatement of the Consolidated Financial Statements and the
Parent Company Financial Statements, whether due to fraud or error, design and perform audit procedures
responsive to those risks, and obtain audit evidence that is sufficient and appropriate to provide a basis for
our opinion. The risk of not detecting a material misstatement resulting from fraud is higher than for one
resulting from error as fraud may involve collusion, forgery, intentional omissions, misrepresentations, or the
override of internal control.
•
Obtain an understanding of internal control relevant to the audit in order to design audit procedures that are
appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the
Group’s and the Parent Company’s internal control.
•
•
Evaluate the appropriateness of accounting policies used and the reasonableness of accounting estimates and
related disclosures made by Management.
Conclude on the appropriateness of Management’s use of the going concern basis of accounting in preparing
the Consolidated Financial Statements and the Parent Company Financial Statements and, based on the audit
evidence obtained, whether a material uncertainty exists related to events or conditions that may cast
significant doubt on the Group’s and the Parent Company’s ability to continue as a going concern. If we
conclude that a material uncertainty exists, we are required to draw attention in our auditor’s report to the
related disclosures in the Consolidated Financial Statements and the Parent Company Financial Statements or,
if such disclosures are inadequate, to modify our opinion. Our conclusions are based on the audit evidence
obtained up to the date of our auditor’s report. However, future events or conditions may cause the Group
and the Company to cease to continue as a going concern.
•
•
Evaluate the overall presentation, structure and contents of the Consolidated Financial Statements and the
Parent Company Financial Statements, including the disclosures, and whether the Consolidated Financial
Statements and the Parent Company Financial Statements represent the underlying transactions and events in
a manner that gives a true and fair view.
Obtain sufficient appropriate audit evidence regarding the financial information of the entities or business
activities within the Group to express an opinion on the Consolidated Financial Statements. We are
responsible for the direction, supervision and performance of the group audit. We remain solely responsible
for our audit opinion.
We communicate with those charged with governance regarding, among other matters, the planned scope and timing
of the audit and significant audit findings, including any significant deficiencies in internal control that we identify
during our audit.
We also provide those charged with governance with a statement that we have complied with relevant ethical
requirements regarding independence, and to communicate them all relationships and other matters that may
reasonably thought to bear on our independence, and where applicable, actions taken to eliminate threats or
safeguards applied.
From the matters communicated with those charged with governance, we determine those matters that were of most
significance in the audit of the Consolidated Financial Statements and the Parent Company Financial Statements of
the current period and are therefore the key audit matters. We describe these matters in our Independent Auditor’s
Report unless law or regulation precludes public disclosure about the matter or when, in extremely rare
circumstances, we determine that a matter should not be communicated in our Independent Auditor’s Report because
the adverse consequences of doing so would reasonably be expected to outweigh the public interest benefits of such
communication.
REPORT ON COMPLIANCE WITH THE ESEF REGULATION
As part of our audit of the Consolidated Financial Statements and Parent Company Financial Statements of CeMat A/S
we performed procedures to express an opinion on whether the annual report of CeMat A/S for the financial year 1
January to 31 December 2023 with the file name CEMAT-2023-12-31.zip is prepared, in all material respects, in
compliance with the Commission Delegated Regulation (EU) 2019/815 on the European Single Electronic Format (ESEF
Regulation) which includes requirements related to the preparation of the annual report in XHTML format and iXBRL
tagging of the Consolidated Financial Statements including notes.
Management is responsible for preparing an annual report that complies with the ESEF Regulation. This responsibility
includes:
•
The preparing of the annual report in XHTML format;
60  
 
Annual Report 2023  
•
The selection and application of appropriate iXBRL tags, including extensions to the ESEF taxonomy and the  
anchoring thereof to elements in the taxonomy, for financial information required to be tagged using
judgement where necessary;
•
•
Ensuring consistency between iXBRL tagged data and the Consolidated Financial Statements presented in
human readable format; and
For such internal control as Management determines necessary to enable the preparation of an annual report
that is compliant with the ESEF Regulation.
Our responsibility is to obtain reasonable assurance on whether the annual report is prepared, in all material
respects, in compliance with the ESEF Regulation based on the evidence we have obtained, and to issue a report that
includes our opinion. The nature, timing and extent of procedures selected depend on the auditor’s judgement,
including the assessment of the risks of material departures from the requirements set out in the ESEF Regulation,
whether due to fraud or error. The procedures include:
•
•
Testing whether the annual report is prepared in XHTML format;
Obtaining an understanding of the company’s iXBRL tagging process and of internal control over the tagging
process;
•
•
Evaluating the completeness of the iXBRL tagging of the Consolidated Financial Statements including notes;
Evaluating the appropriateness of the company’s use of iXBRL elements selected from the ESEF taxonomy and
the creation of extension elements where no suitable element in the ESEF taxonomy has been identified;
Evaluating the use of anchoring of extension elements to elements in the ESEF taxonomy; and
Reconciling the iXBRL tagged data with the audited Consolidated Financial Statements.
•
•
In our opinion, the annual report of CeMat A/S for the financial year 1 January to 31 December 2023 with the file
name CEMAT-2023-12-31.zip is prepared, in all material respects, in compliance with the ESEF Regulation.
Copenhagen, 21 February 2024
BDO Statsautoriseret revisionsaktieselskab
CVR no. 20 22 26 70
Mikkel Mauritzen
State Authorised Public Accountant
MNE no. 46621
61  
 
Financial  
Statements  
62  
 
Annual Report 2023  
18.  
1 January – 31 December  
PARENT COMPANY  
GROUP  
2023  
2023  
2022  
DKK’000  
Note  
2022  
0
0
0
0
Revenue  
3
33,600
(9,917)
(12,707)
(6,518)
26,574
(7,417)
(10,442)
(5,227)
Cost of goods and services sold  
Other external expenses  
Staff costs  
(1,674)  
(1,294)  
(1,598)  
(1,086)  
4
(2,968)  
(2,684)  
Operating profit/(loss) (EBITDA)  
4,458
3,488
0
0
Depreciation  
(41)
(28)
(2,968)  
(2,684)  
Operating profit/(loss) (EBIT)  
4,417
3,460
0
57  
0
521  
Revaluation investment property  
Financial income  
9
5
11,429
124
25,325
184
(4,093)  
(7,004)  
0
(1,220)  
(3,383)  
0
Financial expenses  
6
(1,008)
14,962
(3,627)
11,335
(1,157)
27,812
(5,730)
22,082
Profit/(loss) before tax  
Tax on profit/(loss) for the year  
Profit/(loss) for the year  
7
(7,004)  
(3,383)  
Distribution of profit/(loss) for the year:  
Parent company shareholders  
Non-controlling interests  
10,276
1,059
20,326
1,756
11,335  
22,082  
(0.01)  
(0.01)  
(0.01)  
(0.01)  
Earnings per share (DKK)  
8
8
0.04
0.04
0.08
0.08
Diluted earnings per share (DKK)  
63  
 
Annual Report 2023  
19.  
1 January – 31 December  
PARENT COMPANY  
GROUP  
2023 2022  
2023  
2022  
DKK’000  
Note  
(7,004)  
(3,383)  
Profit/(loss) for the year  
11,335
22,082
Items that may be reclassified to profit or loss:  
Foreign exchange adjustment, foreign entities  
Comprehensive income for the year  
0
0
12,712
(2,446)
(7,004)  
(3,383)  
24,047
19,636
Distribution of comprehensive income for the year:  
Parent company shareholders  
(7,004)  
0
(3,383)  
0
21,925
2,122
18,084
1,552
Non-controlling interests  
(7,004)  
(3,383)  
24,047  
19,636  
64  
 
Annual Report 2023  
20.  
For 2023  
PARENT COMPANY  
GROUP  
2023 2022  
2023  
2022  
DKK’000  
Note  
(2,968)  
(2,684)  
Operating profit/(loss) (EBIT)  
4,417
3,460
0
0
Depreciation  
9
41
2,411
1,057
(1,315)
88
28
(6,434)
958
312  
320  
Change in net working capital  
Other (deposits, etc.)  
21  
0
0
0
0
Tax paid/received  
(701)
77
0
0
Financial income received  
Financial expenses paid  
Cash flows from operating activities  
(89)  
(2,745)  
(71)  
(2,435)  
(930)
5,769
(999)
(3,611)
0
0
0
0
Acquisition of property, plant and equipment  
(2,438)
(3,897)
Capital expenditures,  
development of the investment property  
(1,011)
(1,126)
0
0
Cash flows from investing activities  
(3,449)
(5,023)
0
4,438  
(1,810)  
0
0
2,536  
0
Lease repayments  
18  
18  
(57)
3,942
(32)
0
Loans and credits raised  
Loans and credits repaid  
Acquisition of shares in subsidiary  
(1,810)
(191)
0
0
(105)
2,628  
2,536  
Cash flows from financing activities  
1,884
(137)
(116)  
(101)  
Cash flows for the year  
4,205
7,139
(8,771)
307  
0
206  
0
Cash and cash equivalents at beginning of year  
16,204
Market value adjustment of cash and  
cash equivalents  
751
(294)
191  
307  
Cash and cash equivalents at end of year  
14  
12,095
7,139
65  
 
Annual Report 2023  
21.  
Balance sheet as at 31 December 2023  
PARENT COMPANY ASSETS  
GROUP  
2023 2022  
2023  
2022  
DKK’000  
Note  
0
0
0
0
Investment property  
9
9
196,283
85
157,854
117
Plant and machinery right of use  
0
0
Property, plant and equipment  
196,368
157,971
93,339  
0
93,339  
0
Investments in subsidiaries  
10  
11  
0
0
Other non-current receivables  
239
366
93,339  
93,339  
0
93,339  
93,339  
0
Financial assets  
Non-current assets  
Inventories  
239
196,607
45,804
366
158,337
33,360
12  
0
1,508  
0
0
1,341  
0
Trade receivables  
13  
2,524
0
2,200
0
Receivables from subsidiaries  
Income tax receivable  
Other receivables  
0
0
0
0
4,391
6,915
472
2,672
1,508  
1,341  
Receivables  
191  
1,699  
307  
1,648  
Cash and cash equivalents  
Current assets  
Assets  
14  
12,095
64,814
7,139
43,171
95,038  
94,987  
261,421
201,508
66  
 
Annual Report 2023  
Balance sheet as at 31 December 2023  
PARENT COMPANY EQUITY AND LIABILITIES  
GROUP  
2023 2022  
2023  
2022  
DKK’000  
Note  
4,997  
0
4,997  
0
Share capital  
15  
16  
4,997
(14,471)
170,076
4,997
(26,120)
159,442
Translation reserve  
Retained earnings  
50,130  
57,134  
Equity attributable to parent company  
shareholders  
55,127  
0
62,131  
0
160,602
14,138
138,319
12,577
Equity attributable to non-controlling interests  
Equity  
55,127  
62,131  
174,740
150,896
0
0
0
0
0
0
Lease liabilities  
17  
7
23,963
4,477
13,128
3,263
Other non-current liabilities  
Deferred tax liabilities  
34,760
30,000
0
0
Non-current liabilities  
63,200
46,391
16  
0
1,033  
0
Bank loans  
18  
17  
19  
3,355
1,649
10,093
0
1,033
815
1,715
0
Lease liabilities  
Trade payables  
Debt to subsidiaries  
Income tax payable  
Other payables  
455  
287  
30,635  
0
38,339  
0
237
222
437
1,101  
901  
20  
8,147
39,911  
39,911  
95,038  
32,856  
32,856  
94,987  
Current liabilities  
23,481
4,221
Total liabilities  
86,671
50,612
Equity and liabilities  
261,421
201,508
Charges, guarantees and contingent liabilities,  
contractual liabilities  
22-23  
24-32  
Other notes without reference  
.
67  
 
Annual Report 2023  
22.  
Statement of changes in equity for 2023 (Group)  
Equity  
attr. to  
parent  
Equity  
attr. to  
Translation Retained company non-contr.  
reserve earnings shareholders interests  
Total  
equity  
DKK’000  
Share capital  
4,997
Equity at 01.01.2023  
(26,120)
159,442
138,319
12,577
150,897  
Profit/(loss) for the year  
0
0
0
10,276
0
10,276
11,649
1,059
1,063
11,335
12,712
Other comprehensive income  
11,649
Comprehensive income  
0
11,649
10,276
21,925
2,122
24,047
Acquisition of non-controlling interests  
0
0
0
0
361
(3)
361
(3)
(561)
0
(200)
(3)
Expenditure from the company’s  
social benefits fund  
Equity at 31.12.2023  
Equity at 01.01.2022  
4,997
(14,471)
170,076
160,602
14,138
174,740
4,997
(23,878)
139,002
120,121
11,246
131,367
Profit/(loss) for the year  
0
0
0
20,326
0
20,326
(2,242)
1,756
(204)
22,082
(2,446)
Other comprehensive income  
(2,242)
Comprehensive income  
0
(2,242)
20,326
18,084
1,552
19,636
Acquisition of non-controlling interests  
0
0
0
0
116
(2)
116
(2)
(221)
0
(105)
(2)
Expenditure from the company’s  
social benefits fund  
Equity at 31.12.2022  
4,997
(26,120)
159,442
138,319
12,577
150,897  
68  
 
Annual Report 2023  
Statement of changes in equity for 2023  
(Parent company)  
Share Retained  
capital earnings  
Total  
equity  
DKK’000  
Equity at 01.01.2023  
Comprehensive income for the year  
Equity at 31.12.2023  
4,997  
0
57,134  
(7,004)  
50,130  
62,131  
(7,004)  
55,127  
4,997  
Equity at 01.01.2022  
4,997  
0
60,518  
(3,383)  
57,134  
65,515  
(3,383)  
62,131  
Comprehensive income for the year  
Equity at 31.12.2022  
4,997  
69  
 
Annual Report 2023  
23.  
1. ACCOUNTING POLICIES  
70  
73  
17. LEASE LIABILITIES  
84  
85  
SIGNIFICANT ACCOUNTING ESTIMATES,  
CHANGES IN LIABILITIES ARISING FROM  
2.  
18.  
ASSUMPTIONS AND UNCERTAINTIES  
FINANCING ACTIVITIES  
3. SEGMENT INFORMATION  
4. STAFF COSTS  
74  
75  
76  
76  
19. TRADE PAYABLES  
86  
86  
86  
20. OTHER PAYABLES  
5. FINANCIAL INCOME  
6. FINANCIAL EXPENSES  
21. CHANGE IN NET WORKING CAPITAL  
22. GUARANTEES AND CONTINGENT LIABILITIES  
86  
87  
87  
90  
TAX ON THE PROFIT/LOSS FOR THE YEAR AND  
DEFERRED TAX  
7.  
76  
79  
79  
23. OTHER CONTRACTUAL COMMITMENTS  
8. EARNINGS PER SHARE  
24. FINANCIAL RISKS AND FINANCIAL INSTRUMENTS  
IMPLICATIONS OF THE COVID-19 PANDEMIC ON  
THE FINANCIAL STATEMENTS  
9. PROPERTY, PLANT AND EQUIPMENT  
25.  
FEE FOR AUDITORS APPOINTED BY THE GENERAL  
MEETING  
10. INVESTMENTS IN SUBSIDIARIES  
81  
26.  
90  
11. OTHER NON-CURRENT RECEIVABLES ETC  
12. INVENTORIES  
82  
82  
83  
83  
84  
27. RELATED PARTIES  
90  
91  
91  
28. RELATED PARTY TRANSACTIONS  
29. SHAREHOLDER INFORMATION  
13. TRADE RECEIVABLES  
14. CASH AND CASH EQUIVALENTS  
15. SHARE CAPITAL  
30. BOARD OF DIRECTORS AND MANAGEMENT BOARD 91  
31. EVENTS AFTER THE BALANCE SHEET DATE  
91  
APPROVAL OF THE ANNUAL REPORT FOR  
PUBLICATION  
16. OTHER RESERVES  
84  
32.  
91  
69  
 
Annual Report 2023  
Foreign currency translation  
On initial recognition, transactions denominated in currencies other than the  
individual company’s functional currency are translated at the exchange rate  
ruling at the transaction date. Receivables, payables and other monetary  
items denominated in foreign currencies that have not been settled at the  
balance sheet date are translated at the exchange rates at the balance sheet  
date. Exchange differences between the exchange rate at the transaction  
date and the exchange rate at the date of payment or the balance sheet date,  
respectively, are recognised in the income statement under financial items.  
Property, plant and equipment and intangible assets, inventories and other  
non-monetary assets acquired in foreign currency and measured based on  
historical cost are translated at the exchange rates at the transaction date.  
On recognition in the consolidated financial statements of entities whose  
financial statements are presented in a functional currency other than Danish  
kroner (DKK), the income statements are translated at average exchange  
rates for the respective months, unless these deviate materially from the  
actual exchange rates at the transaction dates. In that case, the actual  
exchange rates are used. Balance sheet items are translated at the exchange  
rates at the balance sheet date.  
Exchange differences arising on the translation of foreign subsidiaries’  
opening balance sheet items to the exchange rates at the balance sheet date  
and on the translation of the income statements from average exchange rates  
to exchange rates at the balance sheet date are recognised in other  
comprehensive income.  
Foreign exchange adjustments of receivables from or payables to subsidiaries  
which are considered part of the parent company’s overall investment in the  
subsidiary in question are recognised in other comprehensive income in the  
consolidated financial statements, while they are recognised in the income  
statement of the parent company.  
1.  
ACCOUNTING POLICIES  
The consolidated and the parent company financial statements of CeMat A/S  
for 2023 have been prepared in accordance with International Financial  
Reporting Standards as adopted by the EU and additional Danish disclosure  
requirements for annual reports of reporting class D entities (listed) as set out  
in the Danish Executive Order on Adoption of IFRSs issued in pursuance of the  
Danish Financial Statements Act and the rules and regulations of Nasdaq  
Copenhagen.  
The consolidated financial statements and the parent company financial  
statements are presented in Danish kroner (DKK), which is the Group’s  
presentation currency and the functional currency of the parent company.  
Implementation of new and revised standards and interpretations  
New and revised standards and interpretations applying to financial years  
beginning on 1 January 2023 have been implemented in the annual report for  
2023.  
Standards and interpretations affecting the profit/loss for the year or the  
financial position  
The implementation of new and revised standards and interpretations in the  
annual report for 2023 has not resulted in changes to presentation or  
disclosure.  
Standards and interpretations affecting presentation and disclosure  
The implementation of new and revised standards and interpretations in the  
annual report for 2023 has not resulted in changes to presentation or  
disclosure.  
Standards and interpretations not yet in force  
In Management’s opinion, the application of new and revised standards and  
interpretations will not have a material impact on the annual reports for the  
coming financial years. In other respects, the accounting policies are  
consistent with last year’s, as described in the following.  
Consolidated financial statements  
The consolidated financial statements consolidate the financial statements of  
the parent company, CeMat A/S, and subsidiaries in which the parent  
company directly or indirectly holds more than 50% of the shares.  
Tax  
Tax for the year, which consists of current tax and changes in deferred tax for  
the year, is recognised in the income statement with respect to the portion  
attributable to the profit/loss for the year and directly in equity with respect  
to the portion attributable to entries directly in equity.  
Current tax payable and receivable is recognised in the balance sheet as the  
tax calculated on the taxable income for the year, adjusted for tax paid on  
account.  
The calculation of the year’s current tax is based on the tax rates and tax rules  
applicable at the balance sheet date.  
Deferred tax is measured using the tax rates and tax rules that, based on  
legislation in force or in reality in force at the balance sheet date, are expected  
to apply in the respective countries when the deferred tax is expected to  
crystallise as current tax. Changes in deferred tax as a result of changed tax  
rates or rules are recognised in the income statement, unless the deferred tax  
can be attributed to items previously recognised directly in equity. In the  
latter case, the change is also recognised directly in equity.  
Deferred tax is measured using the balance sheet liability method on all  
temporary differences between the carrying amount and the tax base of  
assets and liabilities. However, deferred tax is not recognised on temporary  
differences relating to the initial recognition of goodwill or the initial  
recognition of a transaction, apart from business combinations, and where  
the temporary difference existing at the date of initial recognition affects  
neither profit/loss for the year nor taxable income.  
Deferred tax is provided on temporary differences arising on investments in  
subsidiaries and associates, unless the parent company is able to control  
when the deferred tax is to be realised and it is likely that the deferred tax  
will not crystallise as current tax within the foreseeable future.  
Deferred tax is calculated based on the planned use of the individual asset  
and the settlement of the individual liability, respectively.  
Deferred tax assets, including the tax base of tax loss carry-forwards, are  
recognised in the balance sheet at the value at which the asset is expected to  
Basis of consolidation  
The consolidated financial statements are prepared on the basis of the  
financial statements of the parent company and those of the subsidiaries,  
which are all prepared in accordance with the Group’s accounting policies.  
On consolidation, items of the same nature are aggregated and intra-group  
income and expenses, intra-group balances and shareholdings are  
eliminated. Unrealised gains and losses on transactions between  
consolidated companies are also eliminated.  
Financial statement items of subsidiaries are fully consolidated. The non-  
controlling interests’ proportionate share of the profit/loss is included in the  
consolidated profit/loss and comprehensive income for the year and as a  
separate item under consolidated equity.  
Non-controlling interests  
On initial recognition, non-controlling interests are either recognised at their  
fair value or at their pro-rata share of the fair value of the acquired company’s  
identifiable assets, liabilities and contingent liabilities. The choice of method  
is made individually for each transaction. The non-controlling interests are  
subsequently adjusted for their proportionate share of changes to the equity  
of the subsidiary. The comprehensive income is allocated to the non-  
controlling interests irrespective of the non-controlling interest consequently  
becoming negative.  
Acquisition or sale of non-controlling interests in a subsidiary not resulting in  
loss of controlling influence is recognised in the consolidated financial  
statements as an equity transaction, and the difference between the  
remuneration and the carrying amount is allocated to the parent company’s  
share of equity.  
70  
 
Annual Report 2023  
be realised, either through a set-off against deferred tax liabilities or as net  
tax assets to be offset against future positive taxable income. At each balance  
sheet date, an assessment is made as to whether it is likely that there will be  
sufficient future taxable income for the deferred tax asset to be utilised.  
Investment property comprises properties owned for the purpose of  
receiving rent or obtaining capital gains.  
On initial recognition, investment property is measured at cost, comprising  
the purchase price and any costs directly attributable to the acquisition.  
Subsequently, investment property is measured at fair value, representing  
the price at which it is estimated that the property can be sold to an  
independent buyer at the balance sheet date.  
Investment property is divided into four groups: Internal roads; plots  
designed for external
roads; development areas; and industrial buildings.  
Internal roads; plots designed for external roads; and development areas (in  
the following referred to as “properties”) are valued using a comparative  
approach. This approach assumes the variation in prices between at least  
three comparable properties can be explained by the differences in their  
individual attributes such as location, surroundings, accessibility,  
development potential, etc. The influence of each of these attributes on value  
is assigned  
a
percentage weighting, and the characteristics of each  
comparable and the subject are then rated, typically from 1–5, very good to  
very poor. The price of each comparable is adjusted according to how it differs  
from the subject, with the resulting adjusted average price from the  
comparables taken as providing a reasonable indication of the subject’s value.  
Industrial buildings are valued using an earnings-based approach based on  
normal earnings. Income from each lessee is expected to be generated for as  
long as the lease is in force or until the first time it may be terminated if  
considered advantageous. Thereafter, income is expected to continue to be  
generated at market rent. Adjustments are made for lost rental income,  
fitting-out deposits and un-obtainable running costs.  
The required rates of return having been set are an important input in  
estimating the fair values. The required rate of return used was 13.4%.  
As regards properties where claims as to title have not yet been  
accommodated, the value is further reduced by 20% due to the risk that such  
claims will be accommodated and due to the expenses associated with this  
transitional phase.  
Adjustments of the fair value of investment property are recognised in profit  
or loss in the financial year in which the change occurred.  
INCOME STATEMENT  
Revenue  
Revenue is measured as the fair value of the consideration received or  
receivable. If interest-free credit has been granted for payment of the  
outstanding consideration extending beyond the usual credit period, the fair  
value of the payment is calculated by discounting future payments. The  
difference between the fair value and the nominal value of the consideration  
is recognised as financial income in the income statement over the extended  
credit period by using the effective interest method.  
Revenue is stated exclusive of VAT, duties, discounts, etc. levied on behalf of  
a third party.  
For leasing contracts that provide for rent exemptions, the effective rent for  
the entire contract period is used.  
Revenues from the sale of real estate (residential units, commercial space,  
etc.) are recognised at the time when the real estate purchaser takes over  
control of the real estate acquired and receives significant risks and rewards  
of ownership. According to the assessment of the management of the  
company, this takes place at the moment of handing over the real estate to  
the buyer on the basis of the acceptance protocol signed by the parties,  
provided that the buyer has made 100% payments towards the purchase  
price of the real estate.  
Cost of goods and services sold  
Cost of goods and services sold comprise direct costs incurred in generating  
the revenue.  
Other external expenses  
Other external expenses include premises maintenance costs, advertising  
costs, administrative expenses, bad debts, etc. Other external expenses also  
comprise costs of development projects that do not qualify for recognition in  
the balance sheet.  
Staff costs  
Staff costs comprise wages and salaries and social security costs, pensions,  
share-based payment, etc. to the employees of the Group.  
Investments in subsidiaries  
On initial recognition, investments in subsidiaries are measured at cost plus  
transaction costs. Where the recoverable amount of the investments is lower  
than cost, the investments are written down to this lower value.  
Financial items  
Financial items comprise interest income and expenses, the interest element  
of finance lease payments, realised and unrealised foreign exchange gains  
and losses as well as surcharges and allowances under the Danish tax  
prepayment scheme.  
Inventory  
Finished products  
Finished products are mainly residential units and parking spaces. Finished  
products are valued at the lower of the two values: manufacturing cost and  
net realisable value. The net realisable value is the estimated selling price  
assessed by the Management Board of the company based on market prices.  
Work in progress  
Work in progress is valued at the lower of the two values: purchase price /  
production cost / fair value at the moment of transfer from the investment  
property (land plots) and the net realisable value. In the event of any  
discrepancies,  
a
write-down is made. With regard to the company's  
development projects, the necessity to make an impairment loss is assessed  
on the basis of the "impairment test" described below, based on an analysis  
of the production cost and the net realisable value.  
External financing costs are recognized as costs in the income statement in  
the period in which they are incurred, with the exception of activated costs,  
i.e. costs that ca be directly attributed to the acquisition, construction or  
production of a 'qualifying asset' (in the case of the Company: for work in  
progress) as part of their production cost. Financial costs are capitalized to  
work in progress only during the period when the development project is  
active. The project is considered active when design or construction work is  
carried out on the purchased land and during the process of obtaining key  
administrative decisions needed to run the project. Financial costs cease to  
be capitalized when substantially all activities necessary to prepare the  
apartment for delivery to customers have been completed. Activation of  
financial costs is suspended in the event of suspension of activities related to  
investment activities on the project, including work related to the design,  
construction process or obtaining appropriate permits and administrative  
decisions regarding the project.  
Inventory impairment test  
If a development project is expected to generate a loss, it results in a write-  
down of work in progress, which is immediately recognised in the profit and  
loss account.  
For each development project, budgets are prepared that include both past  
and future cash flows for each implemented project. These budgets are  
BALANCE SHEET  
Investment property  
71  
 
Annual Report 2023  
updated at least semi-annually. For the purposes of impairment testing,  
project budgets include all past and projected net revenues less the direct  
costs of land acquisition, design, construction and other costs related to  
project preparation, demonstration premises and the on-site sales office.  
These budgets are also encumbered with associated past and projected  
borrowing costs and projected customer claims (if applicable). Project  
budgets are prepared using the principle of prudent valuation. If the margin  
on the project, calculated taking into account all revenues and the above-  
mentioned costs, is positive, then there is no need to create an inventory  
impairment write-down. A negative margin indicates a potential impairment  
problem, which, after careful verification of cash flows for a given project,  
results in the recognition of an inventory impairment loss in the amount of  
the estimated negative value of this margin.  
The revaluation write-off is recognised in the cost of sales in the item  
"Adjustment of the value of inventories to the net realisable value". A possible  
reversal of such an impairment loss for a given project is possible if the  
expected value of the margin on this project becomes positive.  
interest rate implicit in the lease, if that rate can be readily determined. If that  
rate cannot be readily determined, the incremental borrowing rate is used.  
After the commencement date, the lease liability is measured by increasing  
the carrying amount to reflect interest on the lease liability, reducing the  
carrying amount to reflect the lease payments made and remeasuring the  
carrying amount to reflect any reassessment or lease modification or to  
reflect revised in-substance fixed lease payments.  
Other financial liabilities  
Other financial liabilities comprise bank debt, trade payables and other  
payables to public authorities. On initial recognition, other financial liabilities  
are measured at fair value less transaction costs. In subsequent periods,  
financial liabilities are measured at amortised cost, applying the effective  
interest method, to the effect that the difference between the proceeds and  
the nominal value is recognised in the income statement as a financial  
expense over the term of the loan.  
CASH FLOW STATEMENT  
The consolidated cash flow statement is presented according to the indirect  
method and shows cash flows from operating, investing and financing  
activities as well as cash and cash equivalents at the beginning and the end of  
the year.  
The cash effect of acquisitions and divestments of entities is shown separately  
under cash flows from investing activities. Cash flows from the acquisition of  
entities are recognised in the cash flow statement from the date of  
acquisition. Cash flows from the disposal of entities are recognised up to the  
date of disposal.  
Cash flows from operating activities are presented according to the indirect  
method and stated as operating profit, adjusted for non-cash operating items  
and changes in working capital and financial income and expenses, less the  
income tax paid during the financial year attributable to operating activities.  
Cash flows from investing activities comprise payments related to the  
purchase and sale of financial assets, including non-current prepayments for  
goods, subsidiaries as well as the purchase, development, improvement, sale,  
etc. of intangible assets and property, plant and equipment.  
Cash flows from financing activities comprise changes in the size or the  
composition of the parent company’s share capital and related costs as well  
as the raising and repayment of loans, cash deposits, instalments on interest-  
bearing debt, acquisition of treasury shares and payment of dividends.  
Furthermore, cash flows regarding assets held under finance leases in the  
form of lease payments made are recognised.  
Cash and cash equivalents comprise cash deposits.  
Transferring land plots from investment property to inventories  
Investment property is transferred to inventory when the development  
process has been decided and initiated, a decision on the possible way of  
developing the plot has been obtained, and expenses related to the project  
have already taken place.  
Receivables  
Receivables comprise non-current deposits in connection with the purchase  
and sale of goods and receivables from sale of goods and services. Receivables  
are classified as loans and receivables, which are financial assets with fixed or  
determinable payments that are not quoted in an active market and are not  
derivative financial instruments.  
On initial recognition, receivables are measured at fair value and  
subsequently at amortised cost, which usually corresponds to the nominal  
value less write-downs for bad debts.  
The Group applies the IFRS 9 simplified approach to measuring expected  
credit losses which uses a lifetime expected loss allowance for all trade  
receivables. To measure the expected credit losses, trade receivables have  
been grouped based on shared credit risk characteristics and the days past  
due. The expected loss rates are based on the payment profiles of sales over  
a period of 12 months before 31 December 2022 or 1 January 2022  
respectively and the corresponding historical credit losses experienced within  
this period. The historical loss rates are adjusted to reflect current and  
forward-looking information on macroeconomic factors affecting the ability  
of the customers to settle the receivables. The group has identified the GDP  
and the unemployment rate of the countries in which it sells its goods and  
services to be the most relevant factors, and accordingly adjusts the historical  
loss rates based on expected changes in these factors.  
Prepayments  
Prepayments comprise incurred costs relating to subsequent financial years.  
Prepayments are measured at cost.  
Segment information  
The Group is assessed as having two segments:  
(A) Property management division comprising letting of premises  
and land and the provision of utilities to tenants, including  
power, water, natural gas, facility services, etc.  
(B) Property development – including the preparation and  
implementation of development projects, primarily in the field  
of housing and commercial space.  
Provisions  
Provisions are recognised when the Group has a legal or constructive  
obligation as a consequence of past events during the financial year or prior  
years, and when it is likely that settlement of the obligation will require an  
outflow of the Group’s financial resources. Warranty commitments cover  
commitments to repair faulty or defective products sold within the warranty  
period.  
Provisions are measured as the best estimate of the costs required to settle  
the liabilities at the balance sheet date. Provisions with an expected term of  
more than a year after the balance sheet date are measured at present value.  
Financial ratios  
Formula  
EBITDA margin (%)  
EBITDA*100  
Revenue  
EBIT margin (%) (Profit margin)  
EBIT*100  
Revenue  
Return on invested capital (%)  
EBIT*100  
incl. goodwill  
Average invested capital  
Equity ratio (%)  
Equity*100  
Lease liabilities  
IFRS 16 eliminates the classification of leases as either operating leases or  
finance leases. Lease liabilities for all leases with a term of more than 12  
months are recognised, unless the underlying asset is of low value.  
At the commencement date, a lease liability is measured at the present value  
of future lease payments. The lease payments are discounted using the  
72  
 
Annual Report 2023  
circumstances may occur. In addition, the Group is subject to risks and  
uncertainties that may cause actual outcomes to deviate from such  
estimates. CeMat’s risks are described in “Risks and risk management” and in  
Note 24 “Financial risks and financial instruments”.  
Estimates and underlying assumptions are reviewed on an ongoing basis.  
Changes to accounting estimates are recognised in the reference period in  
which the change occurs and in future reference periods if the change affects  
the period in which it is made as well as subsequent reference periods.  
Total assets  
Return on equity (%)  
Profit/loss for the year after tax*100  
Average equity  
Calculations of earnings per share and diluted earnings per share are specified  
in Note 8.  
Net working capital (NWC) is defined as the value of inventories, receivables  
and other operating assets less trade payables and other current operating  
liabilities. Cash and cash equivalents and deferred tax assets are not included  
in the net working capital.  
Net interest-bearing debt is defined as interest-bearing liabilities less interest-  
bearing assets, such as cash and cash equivalents.  
Measurement of investment property  
The Group’s investment property is measured at its estimated fair value in  
accordance with IAS 40 and IFRS 13, and any value adjustments are  
recognised in the income statement. Management has reviewed the updated  
valuation report received in December 2023 and its underlying assumptions.  
Management’s valuation estimate is in line with that indicated in the report,  
and the fair value consequently reflects the value stated in the report.  
As the property market is not in all respects as efficient and liquid as, for  
example, the equity market, there can be no assurance that a buyer willing to  
pay the fair value at which the property is stated in the financial statements  
can be found at any given time. In other words, properties are subject to a  
liquidity risk in a sales situation.  
Invested capital is defined as net working capital plus the carrying amount of  
non-current property, plant and equipment and intangible assets, less other  
provisions and non-current operating liabilities.  
EBITDA (Earnings Before Interest, Tax, Depreciation and Amortisation) is  
defined as EBIT plus depreciation, amortisation and goodwill impairment of  
the year.  
Investments in subsidiaries  
Investments in subsidiaries are recognised in the parent company's financial  
statements at cost less any write-downs to the recoverable amount.  
New standards, interpretations and amendments effective from  
1 January 2023  
The following new standards, amendments and interpretations are effective  
for the first time for periods beginning on or after 1 January 2023:  
•
Amendments to IFRS 17, the amendments are effective for annual  
periods beginning on or after 1 January 2023  
•
Definition of Accounting Estimates (Amendments to IAS 8, the  
amendments are effective for annual periods beginning on or  
after 1 January 2023  
•
Deferred Tax related to Assets and Liabilities arising from a Single  
Transaction (Amendments to IAS 12), the amendments are  
effective for annual periods beginning on or after 1 January 2023  
The new standards, interpretations and amendments do not have significant  
impact on the Group’s financial statements.  
Forward-looking statements  
All forward-looking statements in this annual report reflect Management’s  
current expectations for certain future events and financial results. Forward-  
looking statements are inherently subject to uncertainty, and actual results  
may therefore differ materially from expectations.  
Factors that may cause actual results to deviate materially from expectations  
include, but are not limited to, general economic developments,  
developments in the financial markets and changes in the Polish real estate  
rental market. Changes in the political climate in Poland may also affect  
forecasts and results.  
New standards, interpretations and amendments not yet effective  
There are a number of standards and interpretations which have been issued  
by the International Accounting Standards Board that are effective in future  
accounting periods that the group has decided not to adopt early. The most  
significant of these are:  
•
Amendment to IFRS 16 – Leases on sale and leaseback effective  
for annual periods beginning on or after 1 January 2024  
•
Amendment to IAS 1 – Non-current liabilities with covenants, the  
amendments are effective for annual periods beginning on or af-  
ter 1 January 2024  
•
Amendment to IAS 7 and IFRS 7 – Supplier finance, the amend-  
ments are effective for annual reporting periods beginning on or  
after 1 January 2024  
•
Amendments to IAS 21 – Lack of Exchangeability, the amend-  
ments are effective for annual reporting periods beginning on or  
after 1 January 2024  
Tax asset utilisation  
Deferred tax assets are recognised for all unutilised tax losses and differences  
to the extent it is considered likely that they can be utilised through taxable  
income within a foreseeable number of years.  
The annual report is published only in English.  
2.  
SIGNIFICANT ACCOUNTING ESTIMATES,  
ASSUMPTIONS AND UNCERTAINTIES  
In applying the Group’s accounting policies, as outlined in Note 1,  
Management is required to make judgements, estimates and assumptions  
about the carrying amounts of assets and liabilities which cannot be  
immediately inferred from other sources.  
The estimates and assumptions applied are based on historical experience  
and other factors that Management considers reasonable under the  
circumstances, but which are inherently uncertain and unpredictable. Such  
assumptions may be incomplete or inaccurate, and unexpected events or  
73  
 
Annual Report 2023  
3.  
SEGMENT INFORMATION  
Based on IFRS 8 Operating Segments, the CeMat Group is assessed as having two segments:  
(A) Property management division comprising letting of premises and land and the provision of utilities to tenants, including power, water, natural gas, facility services,  
etc.  
(B) Property development – including the preparation and implementation of development projects, primarily in the field of housing and commercial space.  
2023  
Property  
DKK’000  
Management & Holding
Development* Total  
Sales revenue  
33,596  
4
33,600  
GROSS PROFIT  
23,678  
4
23,682  
Overheads  
(17,808)  
(1,392)  
(19,200)  
Other income / costs  
(64)  
40  
(24)  
EBITDA  
5,806  
(1,348)  
4,458  
Depreciation  
(41)  
0
(41)  
EBIT  
5,765  
(1,348)  
4,417  
Revaluation investment property  
11,429  
0
11,429  
Net result on financial activities  
(271)  
(613)  
(884)  
PROFIT (LOSS) BEFORE TAX  
16,923  
(1,961)  
14,962  
Tax on profit/(loss) for the year including deferred tax  
(3,982)  
355  
(3,627)  
PROFIT (LOSS) FOR THE YEAR  
12,941  
(1,606)  
11,335  
*The Development segment has been separated in terms of functionality. According to the accounting policy, revenues and profits from the sale of real estate (residential  
units, commercial space, etc.) will be recognised when the real estate purchaser takes over control of the real estate acquired and receives significant risks and rewards of  
ownership.  
2022  
Property  
DKK’000  
Management & Holding Development*
Total  
Sales revenue  
26,557  
17  
26,574  
GROSS PROFIT  
12,281  
17  
12,298  
Overheads  
(8,512)  
(427)  
(8,939)  
Other income / costs  
56  
73  
129  
EBITDA  
3,825  
(337)  
3,488  
Depreciation  
(28)  
0
(28)  
EBIT  
3,797  
(337)  
3,460  
Revaluation investment property  
25,325  
0
25,325  
Net result on financial activities  
(632)  
(341)  
(973)  
PROFIT (LOSS) BEFORE TAX  
28,490  
(678)  
27,812  
Tax on profit/(loss) for the year including deferred tax  
(5,794)  
64  
(5,730)  
PROFIT (LOSS) FOR THE YEAR  
22,696  
(614)  
22,082  
* The Development segment has been separated in terms of functionality. According to the accounting policy, revenues and profits from the sale of real estate (residential  
units, commercial space, etc.) will be recognised when the real estate purchaser takes over control of the real estate acquired and receives significant risks and rewards of  
ownership.  
74  
 
Annual Report 2023  
Other segment information:  
Property management revenue can be broken down into the letting of premises and land and the provision of utilities to tenants, including power, water, natural gas, facility  
services, etc:  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Letting  
23,202  
18,639  
0
0
Utilities  
10,398  
7,935  
0
0
Total  
33,600  
26,574  
Revenue is generated by the Polish subsidiaries CeMat Real Estate, CeMat '70 S.A. and W133, and the Group derives all of its revenue from Poland.  
4.  
STAFF COSTS  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
1,250  
1,050  
Directors' fees  
1,250  
1,050  
44  
36  
Wages and salaries  
3,911  
3,134  
0
0
Bonuses for Management Board  
377  
324  
0
0
Pension contributions, defined contribution plans  
768  
550  
0
0
Other social security costs  
212  
169  
1,294  
1,086  
Total  
6,518  
5,227  
1
1
Average number of full-time employees  
20  
22  
The calculation of the average number of full-time employees (FTE) is based on the number of employees at the end of each month, not including members of the Board of Directors. For  
the purpose of the above table, the Management Board is understood as the CEO of CeMat A/S and the CEO and CFO of the subsidiary companies CeMat '70, CeMat Real Estate, W131,  
W133 and Arkuszowa 56. Additional remuneration of the Management Board Members (including appointed in 2023 the new Management Board Member in CeMat Real Estate) for  
consultancyservicesofDKK1,867thousand(2022:DKK859thousand)relatedtodevelopmentprojectorpreparationof landplotsfordivestmentordevelopmentisrecognisedas inventories  
(work in progress) or investment property and is not included in the table above.  
CeMat has signed an annex which intends to a new performance-based remuneration system for CEO, contribute to business strategy, long-term interests and sustainability through the  
application of the long-term performance and development targets of the company. An additional bonus will be paid if the companies obtain a profit from the sale of the properties in an  
amount exceeding the limit of PLN 103,500,000. This limit is based on the sale of undeveloped real estate and profits from the sale of developed real estate.  
Group and parent company  
Remuneration of Board of Directors and Management Board  
Board of Directors  
Management Board  
DKK’000  
2023  
2022  
2023  
2022  
Directors' fees  
1,250  
1,050  
0
0
Salaries  
0
0
2,540  
1,468  
Bonuses  
0
0
377  
324  
Pension contributions  
0
0
210  
132  
Total  
1,250  
1,050  
3,127  
1,924  
The fee to the Chairman of the Board of Directors for the current term amounts to DKK 500 thousand (2022: DKK 500 thousand), to the Deputy Chairman DKK 350 thousand  
(2022: DKK 350 thousand) and to an ordinary member DKK 200 thousand (2022: DKK 200 thousand). For the purpose of the above table, the Management Board is understood  
as the CEO of CeMat A/S and the CEO and CFO of the subsidiary companies CeMat '70, CeMat Real Estate, W131, W133 and Arkuszowa 56. Additional remuneration of the  
Management Board Members for consultancyservices ofDKK 1,867 thousand mainly related to development project or preparation of land plots for divestment or development recognised  
as inventories (work in progress) or investment property is included in the line “Salaries” in the table above.  
75  
 
Annual Report 2023  
5.  
FINANCIAL INCOME  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
57  
53  
Interest from group entities  
0
0
0
0
Interest on bank deposits, etc.  
124  
184  
57  
53  
Interest income  
124  
184  
0
468  
Foreign exchange adjustments  
0
0
57  
521  
Total  
124  
184  
6.  
FINANCIAL EXPENSES  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
1,394  
1,146  
Interest to group entities  
0
0
0
0
Interest relating to lease liabilities  
889  
978  
34  
56  
Interest on bank loans  
34  
56  
3
18  
Other interest  
85  
126  
1,431  
1,220  
Interest expenses  
1,008  
1,160  
2,662  
0
Foreign exchange adjustments  
0
(3)  
4,093  
1,220  
Total  
1,008  
1,157  
7.  
TAX ON THE PROFIT/LOSS FOR THE YEAR AND DEFERRED TAX  
GROUP  
The current tax for the financial year has been calculated at a tax rate of 22.0%.  
DKK’000  
2023  
2022  
Current tax  
(1,312)  
(901)  
Change in deferred tax including change in value  
(2,311)  
(4,823)  
Adjustment of current tax relating to prior years  
(4)  
(6)  
Total  
(3,627)  
(5,730)  
Tax on the profit/loss for the year may be specified as follows:  
Profit/(loss) before tax  
14,962  
27,858  
Tax at a rate of 22.0%  
(3,292)  
(22.0%)  
(6,118)  
(22.0%)  
Effect of different tax rate in foreign entities  
579  
3.9%  
950  
3.4%  
Tax base of non-deductible expenses and non-taxable income  
925  
6,2%  
200  
0.7%  
Adjustment of current tax relating to prior years  
(4)  
0.0%  
(6)  
0.0%  
Value adjustment of deferred tax  
(1,835)  
(12.3%)  
(756)  
(2.7%)  
Effective tax/tax rate for the year  
(3,627)  
(24.2%)  
(5,730)  
(20.6%)  
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Annual Report 2023  
7.  
TAX ON THE PROFIT/LOSS FOR THE YEAR AND DEFERRED TAX (CONTINUED)  
GROUP  
Breakdown of deferred tax for the Group stated in the balance sheet:  
2023  
2022  
Deferred tax liabilities, see balance sheet  
(34,760)  
(30,000)  
Deferred tax, net  
(34,760)  
(30,000)  
Recognise  
Loss of  
Foreign  
2023  
in Income  
usability  
exchange  
Deferred tax  
Statement  
of tax losses  
adjustment Deferred
tax  
DKK’000  
01.01.2023  
2023  
2023  
2023  
31.12.2023  
Property, plant and equipment  
(29,287)  
(1,723)  
0
(3,176)  
(34,186)  
Trade receivables  
(1,507)  
(599)  
0
0
(2,106)  
Other payables, etc  
232  
11  
0
0
243  
Temporary differences  
(30,562)  
(2,311)  
0
(3,176)  
(36,049)  
Tax loss carry-forwards  
24,888  
1,739  
0
3
26,631  
Unutilised tax losses  
24,888  
1,739  
0
3
26,631  
Value adjustment  
(24,325)  
(1,835)  
114  
706  
(25,342)  
Total  
(30,000)  
(2,407)  
114  
(2,467)  
(34,760)  
The Group does not expect to be able to utilise part of the tax losses within 3-5 years. Accordingly, no tax asset has been recognised in the consolidated balance sheet.  
Recognise  
Loss of  
Foreign  
2022  
in Income  
usability  
exchange  
Deferred tax  
Statement  
of tax losses  
adjustment Deferred
tax  
DKK’000  
01.01.2022  
2022  
2022  
2022  
31.12.2022  
Property, plant and equipment  
(24,715)  
(4,469)  
0
(103)  
(29,287)  
Trade receivables  
(1,186)  
(321)  
0
0
(1,507)  
Other payables, etc  
265  
(33)  
0
0
232  
Temporary differences  
(25,636)  
(4,823)  
0
(103)  
(30,562)  
Tax loss carry-forwards  
24,140  
750  
0
(2)  
24,888  
Unutilised tax losses  
24,140  
750  
0
(2)  
24,888  
Value adjustment  
(24,140)  
(756)  
568  
2
(24,325)  
Total  
(25,636)  
(4,829)  
568  
(103)  
(30,000)  
The Group does not expect to be able to utilise part of the tax losses within 3-5 years. Accordingly, no tax asset has been recognised in the consolidated balance sheet.  
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Annual Report 2023  
7.  
TAX ON THE PROFIT/LOSS FOR THE YEAR AND DEFERRED TAX (CONTINUED)  
PARENT COMPANY  
The current tax for the financial year has been calculated at a tax rate of 22.0%.  
DKK’000  
2023  
2022  
Current tax  
0
0
Change in deferred tax  
0
0
Adjustment of current tax relating to prior years  
0
0
Adjustment of deferred tax relating to prior years  
0
0
Total  
0
0
Tax on the profit/loss for the year may be specified as follows:  
Profit/(loss) before tax  
(7,004)  
(3,383)  
Tax at a rate of 22.0%  
1,541  
(22.0%)  
744  
(22.0%)  
Adjustment of current tax relating to prior years  
(4)  
0.1%  
(5)  
0.1%  
Value adjustment of deferred tax  
(1,537)  
21.9%  
(739)  
21.8%  
Effective tax/tax rate for the year  
0
0.0%  
0
0.0%  
Recognised  
2023  
in income  
Deferred tax  
statement Deferred
tax  
DKK’000  
01.01.2023  
2023  
31.12.2023  
Intangible assets  
0
0
0
Property, plant and equipment  
0
0
0
Inventories  
0
0
0
Other payables, etc.  
0
0
0
Temporary differences  
0
0
0
Tax loss carry-forwards  
24,326  
1,537  
25,863  
Unutilised tax losses  
24,326  
1,537  
25,863  
Value adjustment  
(24,326)  
(1,537)  
(25,863)  
Total  
0
0
0
Tax losses are not expected to be utilised in full within a period of 3-5 years. Accordingly, no tax asset has been recognised in the parent company’s balance sheet.  
Recognised  
2022  
in income  
Deferred tax  
statement Deferred
tax  
DKK’000  
01.01.2022  
2022  
31.12.2022  
Intangible assets  
0
0
0
Property, plant and equipment  
0
0
0
Inventories  
0
0
0
Other payables, etc.  
0
0
0
Temporary differences  
0
0
0
Tax loss carry-forwards  
23,587  
739  
24,326  
Unutilised tax losses  
23,587  
739  
24,326  
Value adjustment  
(23,587)  
(739)  
(24,326)  
Total  
0
0
0
Tax losses are not expected to be utilised in full within a period of 3-5 years. Accordingly, no tax asset has been recognised in the parent company’s balance sheet.  
78  
 
Annual Report 2023  
8.  
EARNINGS PER SHARE  
The calculation of earnings per share is based on the following:  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK  
2023  
2022  
(0.03)  
(0.01)  
Earnings per share (DKK)  
0.04  
0.08  
(0.03)  
(0.01)  
Diluted earnings per share (DKK)  
0.04  
0.08  
(7,004)  
(3,383)  
Earnings used in the calculation of earnings per share (DKK’000):  
10,276  
20,326  
249,850  
249,850  
Average number of shares used to calculate earnings per share (‘000)  
249,850  
249,850  
Average number of shares used to calculate  
249,850  
249,850  
diluted earnings per share (‘000)  
249,850  
249,850  
The average number of outstanding shares is calculated as the number of days prior to a capital increase multiplied by the number of shares in circulation. If several capital  
increases are made, the number of days between the capital increases multiplied by the number of shares in circulation during the relevant period is added together. The sum  
is divided by 365.  
9.  
PROPERTY, PLANT AND EQUIPMENT  
GROUP  
2023  
Investment  
Total  
Plant and  
Total property  
Investment  
property,  
Investment  
machinery  
Total  
plant and  
DKK’000  
property  
right of use  
property  
right of use  
right of use  
equipment  
Carrying amount at 1 January 2023  
144,029  
13,825  
157,854  
117  
13,942  
157,971  
Foreign exchange adjustments  
11,886  
1,251  
13,117  
9
1,260  
13,126  
Right of use, depreciation  
0
0
0
(41)  
(41)  
(41)  
Additions  
0
10,275  
10,275  
0
10,275  
10,275  
Disposals  
0
0
0
0
0
0
Transfer to inventories (work in progress)  
0
0
0
0
0
0
Shortening the leasing period  
0
0
0
0
0
0
Enhancement costs  
3,608  
0
3,608  
0
0
3,608  
Revaluation to market value  
11,541  
(112)  
11,429  
0
(112)  
11,429  
Carrying amount at 31 December 2023  
171,044  
25,239  
196,283  
85  
25,324  
196,368  
*Unrealised revaluation to marked value amounts to DKK’000 11,429.  
2022  
Investment  
Total  
Plant and  
Total property  
Investment  
property,  
Investment  
machinery  
Total  
plant and  
DKK’000  
property  
right of use  
property  
right of use  
right of use  
equipment  
Carrying amount at 1 January 2022  
120,635  
16,522  
137,157  
165  
16,687  
137,322  
Foreign exchange adjustments  
(2,252)  
(299)  
(2,551)  
(3)  
(302)  
(2,554)  
Right of use, depreciation  
0
0
0
(28)  
(28)  
(28)  
Additions  
0
0
0
0
0
0
Disposals  
0
0
0
(17)  
(17)  
(17)  
Transfer to inventories (work in progress)  
(4,655)*  
0
(4,655)  
0
0
(4,655)  
Shortening the leasing period  
0
(2,446)  
(2,446)  
0
(2,446)  
(2,446)  
Enhancement costs  
5,024  
0
5,024  
0
0
5,024  
Revaluation to market value  
25,277  
48  
25,325  
0
48  
25,325  
Carrying amount at 31 December 2022  
144,029  
13,825  
157,854  
117  
13,942  
157,971  
*The fair value of one of the plots has been transferred to inventories (work in progress) in connection with the commencement of a development project.  
*Unrealised revaluation to marked value amounts to DKK’000 25,325.  
79  
 
Annual Report 2023  
The Polish properties have an assessed value of DKK 196,368 thousand, of which DKK 170,894 thousand is the real estate in Warsaw, DKK 150 thousand is a land plot in Blichowo  
and DKK 25,324 thousand is right of use resulting from the application of IFRS 16. The value of the real estate in Warsaw is supported by an external valuation report received in  
December 2023, prepared by a leading international estate agent in Warsaw. The value of the land plot in Blichowo has been assessed by the company’s management using a  
comparative method.  
The value of the real estate in Warsaw represents the estate agent’s assessment of the current fair value. In addition to the general price level in the market, the assessment is  
based on these main assumptions: the present use of the property, the state of the buildings, the percentage of ownership, the income generated by the property and the zoning  
of the area. Any changes to these, particularly the percentage of ownership (i.e. the positive or negative resolution of former owners’ claims), changes in zoning (e.g. to  
residential) and the general price development of similar properties in the area, could favourably or adversely impact the property valuation.  
For the valuation purposes, the property was divided into four groups: internal roads, industrial schemes (buildings), development land and plots designated for external roads.  
For the purpose of the valuation of internal roads, development land and external roads, a comparative approach has been used whereby recent sales are used to determine  
the likely value of the subject. This approach assumes that the variation in prices between at least three comparable properties can be explained by differences in their individual  
attributes such as location, surroundings, accessibility, development potential, etc. The influence of each of these attributes on the value is assigned a percentage weighting,  
and the characteristics of each comparable and the subject are then rated, typically from 1–5, from very good to very poor. The price of each comparable is adjusted according  
to how it differs from the subject, with the resulting adjusted average price from the comparables taken as providing a reasonable indication of the subject’s value.  
Industrial buildings are valued using an earnings-based approach based on normal earnings. Income from each lessee is expected to be generated for as long as the lease is in  
force or until the first time it may be terminated if considered advantageous. Thereafter, income is expected to continue to be generated at market rent. Adjustments are made  
for lost rental income, fitting-out deposits and unobtainable running costs. Market rents applied range from DKK 63.5 per sqm for ordinary warehouses (22,036 sqm), DKK 72.1  
per sqm for offices (4,081 sqm), small business units DKK 85,9 (3,340 sqm) and DKK 103.1 per sqm for self-storage boxes (1,447 sqm).  
For the purpose of the valuation of the industrial buildings, an equivalent yield approach has been used. An equivalent yield is defined in the Glossary of Property Terms (2nd  
edition), published by Estates Gazette, as “the constant capitalisation rate applied to all cash flows, that is, the internal rate of return from an investment property reflecting  
reversions to current market rent, and such items as voids and expenditures, but disregarding potential changes in market rents. Conventionally calculated on a nominal basis,  
assuming that rents are receivable/payable annually in arrears”.  
The required rates of return which have been set are an important factor in estimating the fair values. An equivalent yield of 12% was adopted (in 2022 between 10.9% and  
11.55%), which reflects the risks associated with a normal ownership or usufruct interest property including open-ended lease agreements and the physical state of the particular  
buildings. Using the equivalent yield mentioned above, a value of the subject was obtained reflecting an initial yield of 12.3% (in 2022 between 9.79% and 13.47%) and a final  
yield of 13.4% (in 2022 between 12.06% and 12.99%).  
Other assumptions:  
Short-term leases: assumed to expire after their notice periods  
Letting voids: 24 months for offices / 12 for warehouse & production space  
Reletting voids: 10 months for offices / 5 for warehouse & production space and SBU units  
No fit-out contributions  
Letting fees: 16.5%  
No rent-free periods and empty service charge  
Irrecoverable operating costs DKK 6.4 million (including property tax, perpetual usufruct fee, security, insurance, cost of the utilities based on the operating cost budget, plus  
management fee of 2% of market rent)  
Capital expenditure of DKK 1.7 million  
In the case of properties for which the company is not entered in the land and mortgage register as a perpetual usufructuary or owner due to claims or protracted  
administrative proceedings, the value is further reduced by 20% due to the risk that such claims will be accommodated and due to the expenses associated with the  
transitional phase.  
Valuation sensitivity to the main factors used:  
+/- DKK 5,000 thousand for a change in the price of land by 10% (applied to internal roads, development land and external roads);  
+/- DKK 16,900 thousand for a change in market rent rate by 10%
(applied to plots of land with buildings i.e. perpetual usufruct right over plot 69/17 and possession right over  
plots 69/18 );  
- DKK 10,300 thousand for an increase in equivalent yield by 10%; + DKK 12,100 thousand for a decrease in equivalent yield by 10% (applied to plots of land with buildings i.e.  
perpetual usufruct right over plot 59/17 and possession right over plots 69/18);  
+/- DKK 2,000 thousand for a change in the discount for legal title by 10% (applies to plots in possession, i.e. without a legal title).  
Fair value hierarchy information  
Level 1  
Level 2  
Level 3  
at 31/12  
2023  
Land / roads  
50,130  
50,130  
Plots of land with buildings  
120,914  
120,914  
Right of use  
25,324  
25,324  
Total Investment property  
-
-
196,368  
196,368  
2022  
Land / roads  
32,756  
32,756  
Plots of land with buildings  
111,273  
111,273  
Right of use  
13,942  
13,942  
Total Investment property  
-
-
157,971  
157,971  
80  
 
Annual Report 2023  
9.  
PROPERTY, PLANT AND EQUIPMENT (CONTINUED)  
Rental income from investment property  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Rental income from investment property  
23,202  
18,639  
0
0
Rental income from investment property  
23,202  
18,639  
9.  
PROPERTY, PLANT AND EQUIPMENT (CONTINUED)  
Direct operating expenses arising from investment property  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Direct operating expenses (including repairs and maintenance) arising from  
6,397  
6,946  
investment property that generated rental income during the period  
0
0
Direct operating expenses (including repairs and maintenance) arising from investment  
233  
671  
property that did not generate rental income during the period  
0
0
Direct operating expenses arising from investment property  
6,630  
7,617  
9.  
PROPERTY, PLANT AND EQUIPMENT (CONTINUED)  
Amounts of minimum lease payments at balance sheet date under non-cancellable operating leases.  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
Operating lease payments may be specified as follows:  
0
0
Within 1 year  
6,217  
6,063  
0
0
Between 1 and 5 years  
80  
895  
0
0
Total  
6,297  
6,958  
For agreements with tenants for an indefinite period, the above figures represent the aggregate rental income from leasing agreements within their notice periods. For  
agreements with tenants for a definite period, the above figures represent the aggregate rental until the end of the agreement.  
10. INVESTMENTS
IN SUBSIDIARIES  
PARENT COMPANY  
2023  
2022  
DKK'000  
93,339  
93,339  
Cost at 1 January  
93,339  
93,339  
Value at 31 December  
81  
 
Annual Report 2023  
10. INVESTMENTS
IN SUBSIDIARIES (CONTINUED)  
Share of  
Share of  
Interest  
Interest  
voting  
voting  
(%)  
(%)  
rights (%)  
rights (%)  
Domicile  
2023  
2022  
2023  
2022  
Activity  
Ownership  
share in  
CeMat Real Estate S.A.  
Poland  
100.00  
100.00  
100.00  
100.00  
CeMat '70 S.A.  
Letting of  
commercial  
CeMat '70 S.A.  
Poland  
93.56  
93.28  
93.56  
93.28  
properties  
Holding  
W133 Sp. z o.o.  
Poland  
93.56  
93.28  
93.56  
93.28  
of rights  
Holding  
W131 Sp. z o.o.  
Poland  
93.56  
93.28  
93.56  
93.28  
of rights  
Holding  
Arkuszowa 56 Sp. z o.o.  
Poland  
93.56  
93.28  
93.56  
93.28  
of rights  
CeMat Real Estate S.A. holds the ownership interest in CeMat '70 S.A., while CeMat '70 S.A. holds ownership interests in W133 Sp. z o.o., W131 Sp. z o.o. and Arkuszowa 56 Sp. z o.o.  
11. OTHER
NON-CURRENT RECEIVABLES  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Prepayment, settlement of claim of title to land  
239  
366  
0
0
Total  
239  
366  
12. INVENTORIES  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Property under construction – land plot transferred from the investment property  
29,112  
26,928  
0
0
Other expenditures related to the development projects  
16,692  
6,432  
0
0
Total  
45,804  
33,360  
No inventories are carried at fair value less costs to sell. There was no write-down of inventories recognised as an expense in the period. There was no reversal of a  
write-down to net realisable value. One of the land plots with a fair value of DKK 24,079 thousand is used as collateral for bank loan. There was no cost of  
inventories recognised as an expense.  
Inventory recovery  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Recoverable within 12 months  
0
0
0
0
Recoverable after more than 12 months  
45,804  
33,360  
0
0
Total  
45,804  
33,360  
82  
 
Annual Report 2023  
13. TRADE
RECEIVABLES  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Trade receivables  
3,313  
2,715  
Loss provisions included in the above receivables and  
0
0
recognised in “Other external expenses”  
(789)  
(515)  
0
0
Total  
2,524  
2,200  
Overdue receivables for which provisions have not been made.  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Overdue by up to 1 month  
808  
762  
0
0
Overdue by 1 to 3 months  
58  
264  
0
0
Overdue by more than 3 months  
7
59  
0
0
Total  
872  
1,085  
Overdue receivables for which provisions have not been made, by geographical area:  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Europe  
872  
1,085  
0
0
Total  
872  
1,085  
With the implementation of IFRS 9, the company has applied the simplified expected credit loss model to measure the expected credit loss allowance for all trade receivables.  
Based on the low realised losses on receivables historically, adjustments to reflect current and forward-looking information on macroeconomic factors affecting the ability of  
clients to settle the receivable such as GDP and unemployment rates do not increase the risk of losses significantly.  
13. TRADE
RECEIVABLES (CONTINUED)  
Provision account for receivables:  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Provision account at 1 January  
515  
424  
0
0
Reversed provisions  
(112)  
(149)  
0
0
Provisions for the year  
345  
249  
0
0
Translation differences  
41  
(9)  
0
0
Provision account at 31 December  
789  
515  
14. CASH
AND CASH EQUIVALENTS AS PER THE CASH FLOW STATEMENT  
The Group's cash and cash equivalents primarily consist of bank deposits. No credit risk is deemed to be associated with cash and cash equivalents. Bank deposits  
carry floating rates of interest. The carrying amount equals the fair value of the assets.  
83  
 
Annual Report 2023  
The Moje Bielany development project operating on the Polish market, launched in the second half of 2023, is covered by the Act on the Protection of Rights of Buyers  
of Residential Premises or Single-Family Houses, which is related to, inter alia, securing funds paid by buyers by the bank running the buyers' trust accounts.  
The Company has limited access to the funds in question by releasing the funds as the construction work on the Project progresses. In addition, the funds released  
may only be used to repay the development loan as long as the loan has not been repaid.  
As at 31.12.2023 the cash and cash equivalents for the Group was DKK 12.1 million, out of which DKK 6.0 million was in an escrow account related to advance  
payments made by the buyers of apartments to which the Group had no access as at 31.12.2023.  
15. SHARE
CAPITAL  
The share capital consists of 249,850,303 shares of DKK 0.02 each. The shares have not been divided into classes and carry no special rights.  
‘000  
2023  
2022  
Number of shares at 1 January  
249,850  
249,850  
Cancellation of own shares  
-
-
Number of shares at 31 December  
249,850  
249,850  
DKK’000  
Share capital at 1 January  
4,997  
4,997  
Cancellation of own shares  
-
-
Share capital at 31 December  
4,997  
4,997  
16. OTHER
RESERVES  
The translation reserve comprises all foreign exchange adjustments arising from the translation of the financial statements of entities with other functional currencies  
than DKK and the foreign exchange adjustments of receivables from or payables to subsidiaries which are considered part of the parent company’s overall investment  
in the subsidiary.  
17. LEASE
LIABILITIES  
GROUP  
Lease liabilities arise from the application of IFRS 16 and relate to the right of perpetual usufruct and the leasing of a company car. Disclosures regarding the  
depreciation charge for right-of-use assets and the carrying amount of right-of-use assets at the end of the reporting period are included in Note 9. Interest expense  
on lease liabilities is presented in Note 6. The total cash outflow for leases was DKK 1,051 thousand in 2023. The expense relating to short-term operating leases for  
which no lease liability was recognised at the end of the reporting period was DKK 9 thousand. The fixed incremental borrowing rate applied for first time recognition  
of lease liability was 6%. The total lease obligation was discounted using the incremental borrowing rate over the total lease period, which is 66 years.  
Minimum lease  
Present value of minimum  
payments, DKK’000  
lease payments, DKK‘000  
2023  
2022  
2023  
2022  
Finance lease liabilities fall due as follows:  
Within 1 year from the balance sheet date  
1,807  
867  
1,705  
818  
Between 1 and 5 years from the balance sheet date  
6,587  
3,473  
5,401  
2,843  
More than 5 years from the balance sheet date  
96,700  
52,619  
19,178  
10,285  
At 31 December  
105,094  
56,959  
26,284  
13,946  
Present value  
Fixed or  
of minimum  
floating  
lease  
Fair value  
2023  
Expiry interest rate  
payments, DKK‘000
DKK‘000  
Lease liability, right of use investment property  
2089  
Fixed  
56,828  
56,828  
Lease liability, right of use plant and machinery  
2025  
Floating  
131  
131  
Total  
56,959  
56,959  
84  
 
Annual Report 2023  
Present value  
Fixed or  
of minimum  
floating  
lease  
Fair value  
2022  
Expiry interest rate  
payments, DKK‘000
DKK‘000  
Lease liability, right of use investment property  
2089  
Fixed  
13,825  
13,824  
Lease liability, right of use plant and machinery  
2025  
Floating  
121  
121  
Total  
13,946  
13,946  
18. CHANGES
IN LIABILITIES ARISING FROM FINANCING ACTIVITIES  
GROUP  
2023  
Cash flow  
Cash flow  
Non-cash  
Beginning  
Proceeds  
Repayment  
Non-cash  
Exchange  
DKK’000  
of year  
from loans  
of loans  
Other  
rate adjust.  
End of year  
Lease liabilities  
118  
0
(57)  
14  
0
75  
Bank loans (overdraft)  
1,033  
860  
(1,915)  
38  
0
16  
Bank loans (development)  
0
2,187  
0
1,005  
147  
3,339  
Total financial liabilities  
1,151  
3,047  
(1,972)  
1,057  
147  
3,430  
2022  
Cash flow  
Cash flow  
Non-cash  
Beginning  
Proceeds  
Repayment  
Non-cash  
Exchange  
DKK’000  
of year  
from loans  
of loans  
Other  
rate adjust.  
End of year  
Lease liabilities  
172  
0
(32)  
(22)  
0
118  
Bank loans  
976  
0
0
57  
0
1,033  
Total financial liabilities  
1,148  
0
(32)  
35  
0
1,151  
PARENT COMPANY  
2023  
Cash flow  
Cash flow  
Non-cash  
Beginning  
Proceeds  
Repayment  
Non-cash  
Exchange  
DKK’000  
of year  
from loans  
of loans  
Other  
rate adjust.  
End of year  
Loans from subsidiaries  
30,559  
3,578  
0
1,394  
2,773  
38,304  
Bank loans (overdraft)  
1,033  
860  
(1,915)  
38  
0
16  
Loans  
31,592  
4,438  
(1,915)  
1,432  
2,773  
38,320  
2022  
Cash flow  
Cash flow  
Non-cash  
Beginning  
Proceeds  
Repayment  
Non-cash  
Exchange  
DKK’000  
of year  
from loans  
of loans  
Other  
rate adjust.  
End of year  
Loans from subsidiaries  
27,367  
2,536  
0
1,146  
(490)  
30,559  
Bank loans  
976  
0
0
57  
0
1,033  
Loans  
28,343  
2,536  
0
1,203  
(490)  
31,592  
85  
 
Annual Report 2023  
19. TRADE
PAYABLES  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
Amounts owed to suppliers for goods  
455  
287  
and services delivered  
10,093  
1,715  
455  
287  
Total  
10,093  
1,715  
The carrying amount equals the fair value of the liabilities. Amounts owed to suppliers fall due within one year.  
20. OTHER
PAYABLES  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
1,103  
901  
Wages and salaries, BoD fee, social security contributions, etc. payable  
1,919  
1,587  
0
0
Holiday pay obligation etc.  
180  
230  
0
0
VAT and other indirect taxes payable  
(715)  
(1,754)  
0
0
Advance payments received from apartment buyers  
5,965  
0
0
0
Cost provisions and other payables  
798  
373  
1,103  
901  
Total  
8,147  
436  
The carrying amount of payables in respect of payroll, Board of Directors fees, tax deducted at source, social security contributions, holiday pay etc., VAT and other  
indirect taxes and other payables corresponds to the fair value of these liabilities. Holiday pay obligations etc. represent the Group’s obligation to pay wages and  
salaries during holidays in the next financial year, to which the employees have earned entitlement as at the balance sheet date. All items under other payables are  
expected to be settled within one year.  
21. CHANGE
IN NET WORKING CAPITAL  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Change in receivables  
(4,243)  
(688)  
0
0
Change in inventories (work in progress)  
(9,435)  
(3,946)  
312  
320  
Change in trade payables and other payables  
16,089  
(1,800)  
314  
320  
Total  
2,411  
(6,434)  
22. GUARANTEES
AND CONTINGENT LIABILITIES  
In connection with the signing by W131 Sp. z o.o. (as the "Borrower") a development loan agreement with mBank S.A. (as the "Bank") on 2 August  
2023, Cemat '70 S.A. (as the "Sponsor") entered into a three-party Support Agreement with W131 and mBank S.A.  
The Sponsor obliged towards the Bank to provide financial support to the Project, i.e. Moje Bielany, in the event of the Project Budget overrun, up to the  
amount of PLN 5,772,851.00 (in words: five million seven hundred seventy two thousand eight hundred fifty one 00/100), i.e. up to the amount constituting  
10% of the Project Budget less the cost of the land and the Reserve.  
The provision of financial support shall be understood to mean that the Sponsor shall, upon the Bank's first written request, make a payment of funds in  
the amount specified in such request, representing the current amount of the Project cost overruns, to the account designated by the Bank and within  
the period specified in the Bank's request, but not less than 14 (fourteen) Business Days, provided that the Bank shall use the funds paid by the Sponsor  
in accordance with the request only to cover the cost overruns that gave rise to the request.  
In order to secure the Sponsor's financial obligations as mentioned above, the Sponsor has subjected itself to execution in favour of the Bank pursuant  
to Article 777 § 1 (5) of the Code of Civil Procedure up to the amount of PLN 5,772,851.00 (in words: five million seven hundred seventy-two thousand  
eight hundred fifty-one 00/100) under Rep. A 30664/2023, with the maximum limit of the Sponsor's liability being PLN 5,772,851.00 with the Bank's right  
to apply for an execution clause until 2 August 2030.  
86  
 
Annual Report 2023  
23. OTHER
CONTRACTUAL COMMITMENTS  
At the balance sheet date, the Group had no contractual commitments.  
24. FINANCIAL
RISKS AND FINANCIAL INSTRUMENTS  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
0
0
Trade receivables  
2,524  
2,200  
1,508  
1,341  
Intra-group receivables  
0
0
0
0
Other receivables, current  
4,391  
472  
0
0
Other receivables, non-current  
239  
366  
199  
307  
Cash and cash equivalents  
12,095  
7,139  
1,699  
1,648  
Loans, advances and receivables  
19,249  
10,177  
38,339  
30,635  
Debt to subsidiaries  
0
0
0
0
Finance lease liabilities, current  
1,649  
815  
0
0
Finance lease liabilities, non-current  
23,963  
13,128  
16  
1,033  
Bank loans  
3,355  
1,033  
0
0
Other non-current liabilities  
4,477  
3,263  
455  
287  
Trade payables  
10,093  
1,715  
0
0
Income tax payable  
237  
222  
1,103  
901  
Other payables  
8,147  
436  
39,913  
32,856  
Financial liabilities  
51,921  
20,612  
Finance lease liabilities are measured at fair value, while other remaining liabilities are measured at amortised cost.  
The Group’s risk management policy  
Risk management is an integral part of the day-to-day management of the business and is subject to continuous review by Management. Management believes that  
all material risks, apart from financial risks, concern supplier-customer relations. Due to the nature of its operations and capitalisation, the Group is not particularly  
exposed to fluctuations in exchange rates and interest rates. The Group pursues a low-risk profile, with currency, interest rate and credit risks arising only in connection  
with commercial relations. It is the Group’s policy not to actively speculate in financial risks.  
The Group manages its financial risks by means of a model for managing its cash budgeting covering a period of 1 year.  
Currency risk  
Currency risk constitutes the risk of losses (or the possibility of gains) when exchange rates change. Currency risk arises when income and expense items in foreign  
currency are recognised in profit or loss or from the value adjustment of balance sheet items denominated in other currencies.  
The Group’s sales are primarily settled in PLN and cost items are typically settled in DKK or PLN. The Group does not use derivative financial instruments to hedge  
currency risks from cash flows or balance sheet items. Instead, the Group uses foreign currency to settle same-currency debt items, which generally reduces currency  
risk.  
87  
 
Annual Report 2023  
24. FINANCIAL
RISKS AND FINANCIAL INSTRUMENTS (CONTINUED)  
Unhedged net position at balance sheet date:  
GROUP  
Cash,  
Unhedged  
2023  
deposits and  
Net  
Of which  
net  
securities  
Receivables  
Liabilities  
position,  
hedged  
position,  
Currency  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
PLN  
11,904  
6,915  
(47,810)  
(28,991)  
0
(28,991)  
DKK  
191  
0
(1,556)  
(1,365)  
0
(1,365)  
Total  
12,095  
6,915  
(49,366)  
(30,356)  
0
(30,356)  
Cash,  
Unhedged  
2022  
deposits and  
Net  
Of which  
net  
securities  
Receivables  
Liabilities  
position,  
hedged  
position,  
Currency  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
PLN  
6,832  
2,672  
(18,391)  
(8,887)  
0
(8,887)  
DKK  
307  
0
(2,221)  
(1,914)  
0
(1,914)  
Total  
7,139  
2,672  
(20,612)  
(10,801)  
0
(10,801)  
24. FINANCIAL
RISKS AND FINANCIAL INSTRUMENTS (CONTINUED)  
PARENT COMPANY  
Cash,  
Unhedged  
2023  
deposits and  
Net  
Of which  
net  
securities  
Receivables  
Liabilities  
position,  
hedged  
position,  
Currency  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
PLN  
0
1,508  
(38,339)  
(36,831)  
0
(36,831)  
DKK  
191  
0
(1,572)  
(1,381)  
0
(1,381)  
Total  
191  
1,508  
(39,911)  
(38,212)  
0
(38,212)  
Cash,  
Unhedged  
2022  
deposits and  
Net  
Of which  
net  
securities  
Receivables  
Liabilities  
position,  
hedged  
position,  
Currency  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
DKK'000  
PLN  
0
1,341  
(30,635)  
(29,294)  
0
(29,294)  
DKK  
307  
0
(2,221)  
(1,914)  
0
(1,914)  
Total  
307  
1,341  
(32,856)  
(31,208)  
0
(31,208)  
88  
 
Annual Report 2023  
24. FINANCIAL
RISKS AND FINANCIAL INSTRUMENTS (CONTINUED)  
Credit risk  
The Group’s credit risks associated with financial activities correspond to the amounts recognised in the balance sheet. The Group assesses the need for insurance on  
individual debtors on an ongoing basis. This assessment is based on the individual debtor's present and expected future commitment to the Group.  
The primary credit risk of the Group is associated with trade receivables. No special credit risks are found to exist in this regard.  
Capital management  
The Group evaluates the need to adapt its capital structure on an ongoing basis. Management believes that the financing of the Group's future operations will be  
secured with the existing financial resources, cash flows from operating activities and bank loans in the case of development projects.  
As regards the free cash flow generated by the Group, first priority is to allocate free cash flows to the Group's continued expansion and shareholder dividends.  
For the Group, equity as a percentage of total equity and liabilities at the end of 2023 was 66.8% (2022: 74.9%). The realised return on equity for the Group for 2023  
was 7.0% (2021: 15.6%).  
The Group’s financial gearing at the balance sheet date is calculated as follows:  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
16  
1,033  
Bank debt  
3,355  
1,033  
(191)  
(307)  
Cash and cash equivalents  
(12,095)  
(7,139)  
(175)  
726  
Net interest-bearing debt  
(8,740)  
(6,106)  
55,125  
62,131  
Equity  
174,740  
150,896  
(0.00)  
0.01  
Financial gearing  
(0.05)  
(0.04)  
Liquidity and capital resources  
At Group level, free cash and cash equivalents amounted to DKK 12.1 million at 31 December 2023, of which DKK 5.7 million are attributable to CeMat '70 S.A.  
Based on expectations for 2023, Management believes that the existing capital resources, bank loans available and the expected future cash flows will be sufficient  
to maintain operations and finance planned investments.  
The Group’s budgets, and consequently also its future capital resources, are inherently subject to risk since the extent and timing of cash flow fluctuations will have  
an impact on the Group’s capital resources. Management believes that any negative deviations in its operations relative to budgeted cash flows can be mitigated on  
a timely basis by cash flow-enhancing measures.  
Risk related to obtaining external financing  
The real estate development business, in which the Group operates, requires significant initial expenditures to purchase land and to cover construction, infrastructure,  
and design costs. As such, the Group, in order to continue and develop its business, require significant amounts of cash through external financing by banks. The  
Group’s ability to obtain such financing depend on many factors, in particular, on market conditions which are beyond the Group’s control. In the event of difficulties  
to obtain the required financing, there is a risk that the scale of the Group’s development and pace of achieving its strategic objectives may differ from what was  
originally planned. In such situation as described above, there is no certainty whether the Group will be able to obtain the required financing, nor whether financial  
resources will be obtained under conditions that are favourable to the Group.  
Loans that the Company intends to obtain will be against variable interest rates that are based on WIBOR rates plus a margin. Therefore, changes in the WIBOR rates  
will have impact on the cash flow and the profitability of the Company.  
89  
 
Annual Report 2023  
24. FINANCIAL
RISKS AND FINANCIAL INSTRUMENTS (CONTINUED)  
Availability of mortgages  
The demand for residential real estate largely depends on the availability of credits and loans for financing the purchase of apartments and houses by individuals.  
Possible increase in interest rates, deterioration of the economic situation in Poland, the pandemic situation and the increase in unemployment in Poland as well as  
possible administrative restrictions on lending activities of the banks may cause a drop in demand for apartments and houses, and therefore a decrease in interest  
from potential buyers in the Company's development projects, which in turn may have a significant adverse impact on activities, financial standing or performance of  
the Company.  
25. IMPLICATIONS
OF THE COVID-19 PANDEMIC ON THE FINANCIAL STATEMENTS  
In 2023, the company did not experience any negative effects of the Covid-19 pandemic.  
26. FEE
FOR AUDITORS APPOINTED BY THE GENERAL MEETING  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
180  
140  
Audit of annual report  
348  
263  
62  
48  
Non-audit services  
62  
48  
242  
188  
Total  
410  
311  
27. RELATED
PARTIES  
The Group has no related parties exercising control.  
The Group has the following related parties:  
• Ambit
Jarosław Lipiński, owned by a member of the Management Board  
•
Miętowe Wzgórza Izabella Rykowska-Urbaniak, owned by a member of the Management Board of CeMat Real Estate S.A.  
The parent company has the following related parties:  
• CeMat Real Estate S.A., subsidiary in Poland  
• CeMat '70 S.A., subsidiary in Poland  
• W131 Sp. z o.o., subsidiary in Poland  
• W133 Sp. z o.o., subsidiary in Poland  
• Arkuszowa 56 Sp. z o.o., subsidiary in Poland  
The parent company had transactions with the following related parties in 2022 and 2023:  
• CeMat Real Estate S.A., subsidiary in Poland  
• CeMat '70 S.A., subsidiary in Poland  
90  
 
Annual Report 2023  
28. RELATED
PARTY TRANSACTIONS  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2022  
56  
54  
Subsidiaries, interest income  
0
0
1,348  
1,147  
Subsidiaries, interest expenses  
0
0
1,404  
1,201  
Total transactions  
0
0
Other management remuneration etc. is stated separately in connection with note 4 “Staff costs”.  
PARENT COMPANY  
GROUP  
2023  
2022  
DKK'000  
2023  
2021  
1,508  
1,341  
Subsidiaries, loans receivable  
0
0
(36)  
(64)  
Subsidiaries, creditor payable  
0
0
(38,303)  
(30,559)  
Subsidiaries, loans payable  
0
0
(38,831)  
(29,282)  
Total outstanding amount  
0
0
29. SHAREHOLDER
INFORMATION  
The parent company has registered the following shareholders holding more than 5% of the voting rights or nominal value of the share capital as at 31.12.2023  
Composition of shareholders  
Number of shares  
Capital DKK  
Capital %  
EDJ-Gruppen Havnegade 19 6700 Esbjerg, Denmark  
81,234,585  
1,624,691.70  
32.51  
Gist Holding ApS C.F Richs Vej 31  
10.0 – 15.0  
30. BOARD
OF DIRECTORS AND MANAGEMENT BOARD  
The Board of Directors and Management Board of CeMat A/S hold shares in CeMat A/S.  
Shareholding,  
nominal value, DKK'000  
Shares (own and related parties*)  
2023  
2022  
Frede Clausen, Chairman  
210  
190  
Eivind Dam Jensen (EDJ-Gruppen), Deputy Chairman  
1,625  
1,625  
Joanna Iwanowska-Nielsen, Member of the Board of Directors  
30  
22  
Jarosław Lipiński, CEO  
43  
40  
Total  
1,908  
1,877  
* Related parties are Management's close family and companies in which they hold managerial positions or directorships.  
31. EVENTS
AFTER THE BALANCE SHEET DATE  
No significant events have occurred after the balance sheet date.  
32. APPROVAL
OF THE ANNUAL REPORT FOR PUBLICATION  
The Board of Directors approved this annual report for publication at a board meeting held on 21 February 2024. The annual report will be presented to the  
shareholders of the parent company for approval at the annual general meeting to be held on 21 March 2024.  
91  
 
Annual Report 2023  
92