TABLE OF CONTENTS  
MANAGEMENT REVIEW  
2
3
5
6
9
1.  
2.  
3.  
4.  
5.  
6.  
7.  
8.  
9.  
Highlights of the year 2021  
Financial highlights and key ratios  
General economic overview  
CeMat Group at a glance  
Our mission  
9
Property highlights  
10  
12  
17  
20  
23  
23  
25  
31  
33  
37  
39  
40  
Goals achieved in 2021  
Goals to be achieved in 2022  
Long-term goals  
10. Outlook for 2022  
11. Financial review  
12. Risks and risk management  
13. Statutory reports  
14. Shareholder information  
15. Board of Directors and Management Board  
16. Management statement  
17. Independent auditor's report  
FINANCIAL STATEMENTS  
18. Income statement  
45  
46  
47  
48  
49  
51  
53  
19. Statement of comprehensive income  
20. Cash flow statement  
21. Balance sheet  
22. Statement of changes in equity  
23. Notes to the financial statements  
1
 
2
 
1. Highlights of the year 2021  
For 2021, the CeMat Group delivered a financial result which reflected the revenue  
growth coming from increased demand from tenants and, hence the higher rent per  
sqm obtained. The increased lease dynamics throughout 2021 were in line with the  
company's plans for the year.  
The good leasing results, receipt of the first individual zoning decision for a residential  
project and the positive market sentiment have driven a significant increase in the  
valuation of the company's properties.  
Current activity is focused mainly on generating maximum cash flows from the current  
buildings and preparing the maximisation of the value of the properties over the longer  
term, including preparation of the land for residential and service development.  
Operating business  
The full-year results from the operating business prove the 2021 leasing strategy was  
correct and successful. The introduction of small business units and micro-warehouses  
(self-storage) instead of traditional warehouses was well received by our clients, which  
was reflected in the positive financial performance. The investment process in new  
business lines will be continued to ensure the company's stable financial situation in the  
coming years.  
Total revenue of the CeMat Group was DKK 21.3 million (2020: DKK 19.6 million),  
which means an increase of 9%  
The revenue from CeMat Group rental income was circa 15% higher than 2020  
(DKK 15.7 million versus DKK 13.7 million in 2020).  
CeMat Group recorded an occupancy level of 89.2% at the end of 2021 (versus  
84.5% in December 2020).  
Consolidated EBITDA for the CeMat Group was DKK 3.4 million in 2021 (2020:  
DKK 1.1 million), which was in line with the forecasts (DKK 2.5-3.5 million).  
The average PLN to DKK exchange rate in 2020 dropped from 1.68 to 1.63  
(between January and December), which affected the financial figures.  
Management implemented actions aimed at mitigating the adverse impact of  
coronavirus, including maintaining an active dialogue with tenants. These efforts  
limited the consequences of the pandemic in the CeMat Group.  
3
 
Development activity  
In executing our strategic goals in line with the company’s mission statement, we have  
taken an important step in expanding our business with a new line – as a property  
development business. CeMat Group has appointed a professional and experienced  
development team to obtain the building permit and manage the pre-development  
process of the first residential project.  
Our team obtained a binding individual zoning decision for a multistorey  
residential and ground floor retail project for one of the front plots, with an area  
of 5,608 sqm. (out of a total area of 159,300 sqm). The plot allows for the design  
of a residential building with ground floor retail space for an area of approximately  
7,100 sqm of usable space. The final figures will be verified in the building permit  
decision.  
As a result, CeMat adjusted the fair value of the re-zoned plot in the half-year report,  
increasing it by DKK 14.2 million (from DKK 8.5 million to DKK 22.7 million), and  
reclassified as inventories (work in progress).  
Property value  
The higher income from the property, the receipt of the first individual zoning  
decision for one of the plots and the positive market trends are all reflected in  
the updated value of the property. The valuation report covering all CeMat plots  
located in Warsaw showed a positive difference of DKK 30.9 million (after taking  
into account changes in the foreign exchange rate and capital expenditures), of  
which DKK 14.2 million from the revaluation of plot 69/8 had already been  
recognised in the half-year report. About half of the remaining DKK 16.7 million  
of the positive difference mentioned above is due to the revaluation of the  
property as a result of an increase in rents.  
• A positive consolidated net result after tax of DKK 26.3 million was recorded for  
the CeMat Group in 2021 (2020: profit of DKK 3.1 million).  
For more information, go to www.cemat.dk or www.cemat70.com.pl/en/  
Concept visualisation of potential development project, Wólczyńska 133, Warsaw, Poland.  
4
 
2. Financial highlights and key ratios  
DKK’000  
2021  
2020  
2019  
2018  
2017  
Revenue  
21,307  
19,571  
34,934  
39,189  
38,981  
Earnings before interest, tax,  
depreciation and amortisation (EBITDA)  
Operating profit/(loss) (EBIT)  
Net financials  
3,369  
3,326  
1,115  
1,071  
(800)  
6,407  
6,373  
(823)  
2,063  
2,063  
(241)  
3,107  
3,107  
(331)  
(1,038)  
Profit/(loss) for the year  
26,261  
3,130  
2,488  
5,577  
4,464  
136  
(2,395)  
Of which attributable to parent company shareholders 24,199  
(391)  
(2,764)  
Cash flows from operating activities  
Cash flows from investing activities  
Cash flows from financing activities  
(277)  
(1,241)  
137  
4,112  
(1,791)  
(907)  
4,991  
(1,819)  
(906)  
1,644  
(2,740)  
(209)  
442  
(4,527)  
(114,343)  
Share capital  
4,997  
120,121  
11,246  
131,367  
180,817  
159,413  
22,091  
976  
4,997  
95,781  
11,291  
107,072  
147,454  
126,696  
(2,234)  
0
4,997  
99,048  
13,702  
112,750  
153,570  
130,923  
1,622  
4,997  
92,714  
14,116  
106,830  
130,651  
110,028  
1,462  
4,997  
94,161  
15,953  
110,114  
134,221  
111,451  
2,029  
Equity attributable to parent company shareholders  
Equity attributable to non-controlling shareholders  
Total consolidated equity  
Total assets  
Invested capital  
Net working capital (NWC)  
Net interest-bearing debt  
0
0
0
Financial ratios  
EBITDA margin (%)  
15.8  
15.6  
2.1  
5.7  
5.5  
18.3  
18.2  
4.9  
5.3  
5.3  
8.0  
8.0  
EBIT margin/profit margin (%)  
Return on invested capital (%)  
Equity ratio (%)  
0.8  
1.9  
2.8  
72.7  
72.6  
2.8  
73.4  
5.1  
81.8  
0.1  
82.0  
Return on equity (%)  
22.0  
(1.4)  
249,850  
(0.01)  
0.43  
Current number of shares (thousands)  
Earnings per share (DKK)  
Price per share (DKK)  
249,850  
0.10  
1.03  
21  
249,850  
0.01  
0.38  
22  
249,850  
0.02  
0.35  
24  
249,850  
0.00  
0.37  
23  
Average number of full-time employees  
27  
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.  
5
 
3. General economic overview  
Poland  
CeMat A/S’s activity is focused on Poland, a member of the European Union. The Polish  
economy is the fifth-largest market in the European Union by population and the eighth-  
largest in real GDP terms. Poland represents the greatest economic success story in the  
EU since the country transformed into a market economy in 1989. As a result, Poland  
is steadily catching up with the western economies.  
The country has recovered well from the global Covid-19 crisis, with GDP returning to  
its pre-pandemic level. According to the preliminary estimate, the increase in real gross  
domestic product (GDP) in 2021 was 5.7% compared with 2020, against a decrease of  
2.5% in 2020.  
According to Eurostat, the unemployment rate  
was 2.9% in December 2021.  
Poland’s growth has been driven by strong  
domestic demand, dynamic exports, improved  
productivity, foreign investment, a stable  
banking system and the inflow of EU funds.  
In January 2022, the Polish Monetary Policy Council decided to raise the main interest  
rates by 50 bp (putting the reference rate up to 2.25%). The aforementioned rises in  
interest rates were the result of, among other things, a weakening of the Polish currency  
and the constantly rising inflation rate in Poland. In 2021, consumer prices increased by  
5.1% when compared with the previous year.  
Data based on GUS (Statistics Poland), World Bank and Eurostat.  
6
 
7
 
Development and Investment Market  
The investment volume on the commercial real estate market in 2021 amounted to over  
EUR 5.7 billion, and the forecasts predict historically high investment volumes in Poland  
for 2022. The prime yield for all the main asset groups compressed compared to 2020.  
Residential developers operating on the six largest residential markets in Poland  
(Warsaw, Kraków, Wrocław, Tri-city, Poznań and Łódź) sold a total of 69,000 units in  
2021, which historically is the second-highest level recorded, behind only the result  
achieved in 2017. The year was also strong for developers in smaller cities, with  
exceptionally high sales being recorded in Q1 and Q2.  
Warsaw, the Polish capital and the biggest residential market in the country, recorded  
total sales amounting to over 21,000 dwellings, which was over 20% more compared  
with the year 2020. Circa 12,000 apartments remained on offer in Warsaw in Q4 2021,  
which was 17% lower than Q4 2020. The average asking price per square metre for  
apartments in Warsaw in December was approximately DKK 20.700 gross (last year:  
DKK 17.200).  
The majority of the Warsaw residential offer falls into the ‘economy segment’. However,  
the share of ‘middle and upper middle segments’ share is rising in more central  
locations. The new trend in Warsaw is for micro-apartments, and at the end of Q4 circa  
8% of the flats on offer were in this segment. A high level of interest has been observed  
and looks set to continue among clients for this type of, mostly investment, property.  
Two-room flats made up the highest percentage of dwellings sold in Warsaw, with the  
average floor area of a flat being 56 sqm.  
Institutional investors are intensively building up asset portfolios in Poland in the Build-  
to-Rent housing sector and circa 6,000 flats were secured in 2021. With new investors  
entering the market, and the biggest forward funding transaction being announced for  
EUR 310 million, the sector is looking to the future with optimism.  
Property sector transactions in Poland were dominated in 2021 by sales of industrial  
properties, which accounted for 52% of the total volume. The yield for prime warehouse  
properties has dropped below that for offices. CeMat is observing the Small Business  
Unit (SBU) segment, where high demand among investors has driven the yield to  
historic levels and led to this sub-segment becoming a rapidly growing part of the  
market in Poland, and Warsaw in particular.  
In the retail market, the attention of investors is evolving towards retail parks and  
convenient shopping within walking distance of home. Ground floor retail with a tenant  
mix based on grocery stores and pharmacies appears to be a highly attractive product.  
* Data based on reports from JLL: Residential Market in Poland Q4 2021; CBRE: Market Outlook 2022; and  
REDNET Property Group report.  
8
 
4. CeMat Group at a glance  
CeMat A/S (formerly Topsil Semiconductor Materials A/S) is a listed holding company
whose activity consists of the operation of Polish real estate companies.
All of the Group’s sales income is generated in Poland.
Bielany, public transport: Metro Młociny hub.  
5. 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.  
9
 
6. Property highlights  
The current portfolio of the CeMat Group includes investment development sites located  
mainly in Warsaw, the capital of Poland. The main property is partially developed with  
former industrial buildings. The buildings are accommodated by warehouse, production,  
office and social space. The complex has a total of approx. 32,699 sqm of leasing space  
and over 159,000 sqm of land.  
CeMat in Warsaw  
GLA: 32,699 sqm  
Warehouse: 28,572 sqm  
Office: 4,127 sqm  
Number of tenants: 204  
Land: 159,300 sqm  
This includes:  
- 125,090 sqm of industrial, road  
and green belt plots;  
- 10,722 sqm of internal road plots  
where CeMat has a 75% share;  
- 23,488 sqm of industrial plots  
where CeMat has a 71.4% share.  
Map of Warsaw  
CeMat'70, W131 and W133 have control of the land through several forms of ownership,  
in line with Polish regulations: right of possession to the site, the perpetual usufruct  
right and ownership rights. Part of the property of CeMat'70 holds the status of right of  
possession and is therefore not entered in the land and mortgage register. W131 and  
W133 have control of the land through perpetual usufruct. CeMat has right of  
possession to 57% of the Warsaw property, the perpetual usufruct right to over 42% of  
the property and the ownership right to over 1% of the property.  
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 property is located in the northern part of Warsaw, in the Bielany district,  
approximately 10 kilometres from the city centre.  
10  
 
The Bielany district is very well-connected with  
other parts of Warsaw by the public transport  
system (metro, trams, buses) and the road  
network in/out of Warsaw.  
The planned new main arterial roads, namely  
the North-South road and the North Bridge  
Road, will make Bielany and the property even  
more attractive as a place of living and location  
of businesses.  
CeMat location in the Bielany district  
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 new 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.  
CeMat & PKO BP office building  
Galeria Młociny shopping centre  
Blichowo  
Residential land outside Warsaw  
Land: 13,603 sqm  
Fair value: DKK 0.14 million  
11  
 
7. Goals achieved in 2021  
Operating business  
CeMat Group financial results for 2021 reflect the Group’s revenue growth, increased  
demand among tenants, a higher rent per sqm and a lease level close to 90%, which  
were in line with the company's plans at the beginning of the year.  
The full-year results from the operating business prove the 2021 leasing strategy was  
correct and successful. The introduction of Small Business Units (SBU) and micro-  
warehouses instead of traditional warehouses was well received by our clients, which  
can be seen in the positive rent-roll performance. SBUs are warehouses aimed at  
tenants looking for central locations and small spaces, and they are popular among  
companies using ‘last mile logistics’ such as pure logistics operators, as well as retail  
and other local companies looking for space tailored to their needs.  
It is CeMat's intention that these micro-warehouses will mark the beginning of a self-  
storage business.  
Concept visualisation of a potential development project, lay-out of retail ground floor,  
Wólczyńska 133, Warsaw, Poland.  
12  
 
This future business line, thanks to its convenient location directly next to residential  
housing estates, will also serve as a complementary facility for the local residents. Self-  
storage services are usually aimed at businesses and individuals on a short-to-medium-  
term basis. Compared to other European countries, the self-storage sector in Poland is  
currently under-represented and has healthy growth prospects, with locations such as  
Warsaw’s Bielany district being highly in demand among customers.  
The transformation project consists of rearranging selected existing warehouse space. This  
rearrangement involves demolishing some of the existing partition walls and constructing  
light structures within the existing buildings. The further development work will be  
continued in stages, with the total area of the rearrangement representing circa 5,000 sqm  
of the existing space, of which 1,400 sqm was finished and partly leased in 2021 or has  
the work ongoing. CeMat estimates that full capability after these changes will be reached  
in 2024.  
Both the SBU and self-storage business lines will increase the rental income by making it  
possible to obtain a higher rental rate per 1 sqm of space, which in turn will translate into  
a higher income over the coming years.  
The CeMat Group signed 66 new agreements and 26 contract renewals in 2021. The new  
contracts for warehouses have been 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.  
A challenge for the revenues achieved by CeMat was the increase in the prices of electricity,  
central heating and natural gas in the second half of 2021. The dynamics and scale of the  
increases in energy prices meant it was only possible to partially pass them on to our  
tenants.  
At the same time, all financial figures were affected by the weakening of the PLN against  
the DKK (we assumed the rate of 1.69 in the forecast, but the full-year average rate was  
actually 1.63).  
CeMat, Wólczyńska 133, Bielany, Warszawa  
13  
 
Revenue  
Revenue of the CeMat A/S was DKK 21.3 million in 2021 (2020: DKK 19.6 million).  
The revenue result was in line with the goals for 2021, where planned growth was in  
the range of 10-14%.  
Rental income accounted for 72% of the total income. The CeMat Group is engaged in  
the supply of utilities, including power, water and gas, and facility services etc. to its  
tenants, although this line of business is being strategically decreased.  
Rental income  
CeMat A/S recorded rental income of DKK 15.7 million in 2021 and DKK 13.7 million in  
2020.  
The increase in rental income from signing new agreements was supported by  
renegotiating agreements concluded before 2018.  
The revenue from rental income of the CeMat Group was circa 15% higher than in  
2020 (DKK 15.7 million in 2021 versus DKK 13.7 million in 2020).  
EBITDA  
Consolidated EBITDA of CeMat A/S for 2021 was DKK 3.4 million, versus DKK 1.1 million  
in 2020.  
The result was in line with that projected in the Outlook for 2021 (DKK 2.5-3.5 million).  
Occupancy level  
CeMat was leasing 29,172 sqm at the end of 2021, compared to 27,215 sqm in  
December 2020.  
CeMat recorded an occupancy level of 89.2% in 2021, compared to 84.5% at the end  
of 2020. The target set for 2021 was in the range of 90-93 %.  
This result in terms of the occupancy level was achieved despite the rearrangement of  
circa 5% of warehouse space for the SBUs and self-storage units, which were  
temporarily unavailable for leasing during their re-arrangement period.  
Our team noted and continues to observe a high level of activity on the commercial  
property leasing market, with demand mainly focused on small warehouses for e-  
commerce and service sector players. The absorption of the new space and the tempo  
of concluding new agreements was much faster as compared to the situation before the  
Covid-19 pandemic. CeMat signed 92 new agreements and deal renewals in 2021. The  
14  
 
tenants highlighted the property’s favourable location close to the centre of Warsaw,  
the flexibility in lease terms, as well as the possibility to carry out technical fit-outs  
tailored to their needs.  
Covid impact and response  
Since the start of the pandemic, the CeMat team has focused on supporting our tenants  
and clients. We are benefiting from our in-house property management team, who have  
kept our premises safe and continue to be in an active, everyday dialogue with our  
tenants.  
From the beginning of 2021, the uptake of new space was in line with plans Demand  
came mainly from the e-commerce and service sectors, which confirmed property  
market analysts' reports underlining the strengthening of the position of city  
warehouses during the pandemic.  
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. A detailed programme for buying shares from  
individuals is continuing and CeMat had concluded over 71 transactions by December  
2021. As a result, it has increased its stake to 93.15% in December 2021, up from  
91.65% last year.  
Obtaining legal title to the properties  
The CeMat Group together with a specialist legal team has continued with the approved  
plan and is actively working on legal action to obtain the right of perpetual usufruct  
(RPU) for selected plots.  
Building a professional team  
Alongside the specialist legal team, CeMat Group has appointed a professional and  
experienced development team to obtain the building permit and manage the pre-  
development process of the Group’s first residential project.  
Institute of Technology (IMiF) cooperation  
As organisations with long-standing historical links, CeMat'70 and the Institute have  
common business goals in resolving certain ownership and easement issues within the  
joint plot area. A dialogue is ongoing in a professional atmosphere, with the expectation  
being that these common goals will be resolved in the nearest future.  
15  
 
DEVELOPMENT ACTIVITY  
Land re-zoning  
In the first half of 2021, the CeMat Group took an important step towards fulfilling its  
long-term goals by obtaining a binding individual zoning decision for residential and  
ground floor retail space for one of the plots owned, with an area of 5,608 sqm. (out of  
a total area of 159,300 sqm.). As a result, CeMat A/S has adjusted the fair value of the  
re-zoned plot increasing it by DKK 14.2 million to the value of DKK 22.7 million, and  
reclassified as inventories (work in progress).  
Pre-development activity  
In executing our strategic goals in line with the company’s mission statement, we have  
taken an important step in expanding our core activities with a new business line: as a  
property developer. After obtaining the individual zoning decision for the  
abovementioned plot, CeMat has started pre-development and design work, based on  
a contract with the renowned archtectual firm ‘Grupa5’, in order to obtain the building  
permit. The contract provides for the design of a residential building with ground floor  
retail space for approximately 7,100 sqm of usable space. Moreover, we have started  
cooperation with one of the top residential brokers to prepare the possible best solution  
for the residential product, and we are also in contact with retailers and investors to  
create the most effective solutions for ground floor retail.  
Additionally, the CeMat team was involved in additional activities, specific to a particular  
plot, to maximise the value of the properties. In the management’s point of view, the  
activities undertaken in 2021 may contribute to a further increase in the value of the  
plot.  
PROPERTY VALUE  
The higher income from the property, conditional on receipt of the first individual zoning  
decision for one of the plots and the positive market sentiment are reflected in the  
updated value of property.  
According to the Cushman & Wakefield report, the value of the investment property is  
DKK 120.5 million. After adding the fair value of one of the plots from the moment of  
its reclassification under inventories (work in progress), we arrive at the value of DKK  
143.2 million (versus DKK 112.7 million in the 2020 report) based on 100% of the  
property (or shares owned).  
The value of real estate in Warsaw consists of investment property valued as at  
31.12.2021 in accordance with the Cushman & Wakefield report at DKK 120.5  
million and one of the plots reclassified under inventories (work in progress) with  
a fair value upon reclassification of DKK 22.7 million.  
16  
 
Net result after tax  
The positive net result of DKK 26.3 million was recorded for the CeMat Group in 2021  
(versus DKK 3.1 million last year), which was recorded taking taking into account the  
updated valuation of the investment property.  
The positive net result of DKK 26.3 million was recorded for the CeMat Group in  
2021.  
Warsaw, source: https://pixabay.com  
8. Goals to be achieved in 2022  
There are still many challenges ahead of the CeMat Group in terms of solving numerous  
legal and planning issues, and this is highly dependent on the current business  
environment. However, we believe in consistently building competences and introducing  
modifications to the business model that will enable us to develop and implement  
solutions that satisfy our stakeholders.  
The CeMat Group’s principal tasks are to further increase the value of the rental income  
obtained, thanks to the ongoing investment programmes in the existing buildings, and  
17  
 
continuation of the pre-development work on one of the plots towards launching a  
residential project.  
OPERATING BUSINESS  
Income growth  
The goal in 2022 is to increase the income from the property. The main source is rental  
income, and we are forecasting growth of circa 15-20% in rental income in 2022, in  
comparison to 2021.  
Leasing incomes will focus on revenues from traditional warehouses and also from the  
new business lines: Small Business Units and micro-warehouses, which we are gradually  
transforming into self-storage projects.  
The increases in the prices of natural gas, electricity and central heating that we have  
observed are risk factors for income growth in 2022.  
Occupancy level  
The goal for 2022 is to reach an occupancy level of circa 90-93%.  
The ultimate occupancy level will be closely related to the investment decisions  
concerning the next stages of transforming the warehouses into SBUs and the self-  
storage investment process, which may temporarily decrease the occupancy level next  
year. The decision on launching the next phases of SBUs and self-storage will be  
undertaken taking into account the level of occupancy, already completed phases and  
market demand.  
The pipeline for 2022 indicates an active presence on the market, which shows good  
prospects for the coming quarters according to market experts and our own  
observations.  
DEVELOPMENT BUSINESS  
Development activity  
The CeMat Group team will continue its work related to the preparation of the first  
development project. The work involves coordinating architects, lawyers and the sales  
office, obtaining bank financing and conducting negotiations with potential general  
contractors. We assume that the pre-development works will be concluded in the first  
half of 2022, although this will depend highly on administrative decisions.  
Land re-zoning  
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. CeMat needs to keep open an active dialogue with the city  
authorities about the reclassification of land from its current service use to an  
18  
 
alternative use. Re-zoning of the land is a long process and the CeMat team is supported  
in this by architects and lawyers. The goal is to prepare a new master plan or obtain an  
individual zoning decision, which needs a dialogue to be maintained with the city  
architects about the most appropriate solution for CeMat.  
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 2022 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 some part of the plot complex.  
Strengthening of the organisation  
CeMat Group has successfully transferred its activity from production to a real estate  
business. The company is continuing the process of strengthening the organisation and  
ensuring that our team has the appropriate skills to fulfil both the short and long-term  
goals. The CeMat Group team intends to further develop its internal skills in the fields  
of property management, leasing, technical support and the development process.  
Asset disposal  
Following the re-zoning of the front plot, and the continuation of the pre-development  
works necessary to obtain the building permit for 7,100 sqm of usable space, the goal  
is to start the potential pre-selling of the ground floor and also begin pre-selling of the  
apartments.  
19  
 
9.  
Long-term goals  
Current activity of the CeMat Group is mainly focused on generating maximum cash  
flows from the current buildings and preparing to maximise the value of the properties  
over the longer term.  
The first phase of the CeMat Group transformation from a production business to a real  
estate business was completed in 2020. The year 2021 was mainly a time for CeMat to  
expand its revenue base, focusing on new business lines in existing warehouses,  
improving revenue efficiency and launching pre-development works on one of the plots.  
This process was supported by an experienced real estate team, which prepared the  
solid foundations for the company to achieve its long-term goals.  
CeMat sees high investment potential in the land located in the north-western part of  
Warsaw as it is a dynamically developing residential and service area, where former  
industrial activity is being replaced by fast-growing residential, retail and service  
development. These factors will help to create long-term investment opportunities for  
the CeMat Group.  
The Management assumes the involvement of the CeMat team in maximising the value  
of the particular land plots. The new approach requires the involvement of the team not  
only in the work related to altering the spatial plan for individual plots, but also possible  
involvement in further stages of the investment process.  
The nature and status of the area 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.  
Value creation chain  
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:  
20  
 
1. Obtaining the legal title to plots  
The CeMat Group has control of the land through the right of possession to the site,  
right of perpetual usufruct (RUP) and ownership rights. Part of the property is not  
entered in the land and mortgage register and control of the land is maintained through  
perpetual usufruct. The right of perpetual usufruct is a specific Polish property  
ownership right which may be established on land owned by the State Treasury or by  
local government units (usually municipalities). A right of perpetual usufruct is  
established for between 40 and 99 years and may be renewed upon the request of the  
perpetual usufructuary.  
Just like other property owners in Poland the CeMat Group cannot obtain the perpetual  
usufruct right to a plot of land if there are ongoing claims on that plot. CeMat has been  
actively working on legal actions in all such cases and all court and administrative cases  
so far have ruled in line with the company’s expectations. CeMat has made efforts to  
resolve some of these cases with negotiations but, in some cases, the expectations of  
the claimants are not reasonable and above the market level, and we are therefore not  
in a position to resolve these cases with a civil agreement. In these cases, the legal  
action will continue, although a quick resolution is not to be expected.  
The appointed specialist legal team is working towards executing CeMat’s strategy.  
Control of the land through perpetual usufruct is one of the necessary conditions for  
considering a plot of land as an investment product.  
2. Re-zoning land  
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 land from its current service use to alternative  
use.  
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. CeMat is working with one of the 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 CeMat  
successfully obtained an individual zoning decision for one of the plots and will continue  
with similar efforts in the coming years.  
3. Obtaining the building permit  
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 the selection of the bank  
financing and general contractor.  
21  
 
4. 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 to either an institutional investor or an  
individual client. In our opinion, a pre-sale minimises any risk to the success of the  
project.  
5. Construction time  
The estimated time needed to proceed from obtaining the building permit to selection  
of the general contractor for construction is between 12 to 18 months. A residential unit  
is handed over when the customer obtains control of the flat and payment is made of  
the entire amount resulting from 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 if  
we find benefits in doing development projects.  
The local real estate market in Warsaw is strong and there is a high demand among  
investors and developers. Creating a model for future cooperation with potential  
investors is one of the priorities for our daily business activity and the positive trends  
on the Warsaw investment market provide an opportunity for CeMat to maximise the  
value of its properties over the long term.  
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. This land has been under IMIF  
administration for more than 20 years. Both CeMat'70 and the Institute of Technology  
applied more than 20 years ago for perpetual usufruct rights, but neither of them was  
granted such right. CeMat'70 and its legal advisers concluded in 2016, after re-  
examining the old files, that CeMat'70 should be granted title to the land and re-applied  
in court. The first administrative decision eventually decided in favour of CeMat'70, but  
it was contested by IMIF and the case is now on its way again through the court system.  
The result of the case is highly uncertain.  
22  
 
10. Outlook for 2022  
Consolidated EBITDA for the CeMat Group is expected to be approx.  
DKK 3-4 million in 2022.  
A positive net result of DKK 1-2 million, before taking into account the  
valuation of the investment property, is expected for 2022.  
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.  
The potential impact of the coronavirus pandemic on the operations and financial results  
in the year 2022 will depend on the duration of the restrictions and the dynamic of the  
pandemic.  
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 legislation, demand for the Group’s services and competition.  
11. Financial review  
The activities of CeMat Group comprise of a listed holding company in Denmark Cemat
A/S with a property business in Poland operated through the 100%-owned subsidiary  
CeMat Real Estate, which in turn owns 93.15% 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) have 204 tenants and, at the  
moment, an occupancy rate of approximately 89.2%.  
INCOME STATEMENT  
Revenue for 2021 amounted to DKK 21.3 million (2020: DKK 19.6 million), comprising  
rental income of DKK 15.7 million and sales of utilities, including power, water and  
technical gases, and facility services etc. to tenants of DKK 5.6 million. The observed  
increase in sales revenue resulted from a strategic reduction in vacant spaces and an  
increase in rental rates. The company is gradually abandoning the production and sale  
of utilities, which is no longer profitable to a satisfactory extent, and is focusing on  
rental income.  
23  
 
The costs of goods and services sold totalled DKK 5.1 million in 2021, up from DKK 4.9  
million in 2020, consisting of costs for the purchase of utilities for resale to tenants.  
Other external expenses amounted to DKK 7.6 million in 2021, compared with DKK 7.9  
million in 2020.  
Personnel costs recognised in the Income Statement decreased by DKK 0.4 million  
compared to the previous year, amounting to DKK 5.3 million.  
EBITDA for 2021 was a profit of DKK 3.4 million, against a profit of DKK 1.1 million for  
2020.  
As a result of the revaluation of the investment property, a profit was recognised in the  
amount of DKK 30.9 million (after taking into account capital expenditures), of which  
DKK 13.4 million has already been recognised in the half-year report.  
Net financials amounted to an expense of DKK 1.0 million in 2021(versus DKK 0.8  
million in 2020). 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 6.9 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.  
CeMat achieved a profit after tax of DKK 26.3 million in 2021, compared to a profit of  
DKK 3.1 million in 2020.  
CASH FLOW STATEMENT  
Cash flows from operating activities were an outflow of DKK 0.3 million in 2021.  
Cash flows from investing activities were an outflow of DKK 1.2 million. Cash was spent  
on upgrading the company’s facilities, including fire security and investment in SBUs,  
and preparing the company’s properties for development or divestment.  
Cash flows from financing activities were a net inflow of DKK 0.1 million. Cash was spent  
on lease repayments (less than DKK 0.1 million) and purchasing CeMat '70 shares from  
minority shareholders (DKK 0.8 million). The company also took out a working capital  
loan of DKK 1.0 million from a bank.  
BALANCE SHEET  
Total assets amounted to DKK 180.8 million as at 31 December 2021, primarily  
comprising the investment property with an estimated market value of DKK 137.1  
million (of which DKK 120.6 million is the value of the investment property based on its  
valuation and DKK 16.5 million is the value of the right of use resulting from the  
implementation of IFRS 16), leased plant and machinery of DKK 0.2 million, inventories  
of DKK 25.0 million, including the fair value of one plot reclassified from an investment  
24  
 
property, receivables of DKK 2.3 million, and cash and cash equivalents of DKK 16.2  
million.  
The other possibilities – related to the plot in the vicinity of Warsaw airport (more details  
can be found in section 9) – 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 2021 stood at DKK 131.4 million, of which DKK  
120.1 million was attributable to the shareholders of CeMat A/S, and DKK 11.3 million  
to non-controlling interests in CeMat '70 S.A. The equity ratio was 72.7% as of 31  
December 2021.  
The Group’s liabilities totalled DKK 49.5 million as at 30 December 2021, consisting of  
lease liabilities of DKK 16.8 million, deferred tax liabilities of DKK 25.6 million, trade  
payables of DKK 1.4 million, a bank loan of DKK 1.0 million and other liabilities of DKK  
4.7 million. They were DKK 9.1 million higher in comparison to the end of 2020.  
Events after the balance sheet date  
No significant events have occurred after the balance sheet date.  
12. Risks and risk management  
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 2021 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.  
25  
 
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 and  
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.  
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.  
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.  
26  
 
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.  
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 impossible 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 and when that title is obtained,  
future claims 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.  
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%.  
27  
 
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.  
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.  
Development risks  
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  
28  
 
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.  
Capital resources  
The Group’s capital resources are reviewed regularly.  
Based on the 2021 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 40 years for industrial purposes 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, however  
we cannot exclude identification of environmental risks in future.  
Other risks  
Other risks that may affect the Group’s operations are related to potential changes in  
Polish law, insurance, the environment and personnel.  
29  
 
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.  
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;  
other risks.  
30  
 
13. Statutory reports  
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 2021.  
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, 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 2021, 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 and policy on data ethics,  
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 an  
investment property business. As a result, the number of employees has been sharply  
reduced and the environmental impacts are also significantly lower than previously.  
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  
31  
 
incorporation of corporate social responsibility, including policies for human rights,  
climate impact and environmental issues as well as policy on data ethics. The Board of  
Directors regularly reviews the need to adopt policies in this area. In 2022, it is planned  
to develop a data ethics policy.  
The Group no longer reports under the UN Global Compact.  
Policy on diversity  
CeMat 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.  
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 2021, the total number of employees was 27 (including the Board of  
Directors and persons who work freelance), eight of whom were women. One woman  
was a member of the Board of Directors, but there were no women on the Management  
Board.  
The current gender balance of CeMat’s managerial positions is outlined below.  
2021  
2020  
Board of Directors, males  
Board of Directors, females  
Other managerial positions, males  
Other managerial positions, females  
2
1
4
2
2
1
4
0
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  
Board of Directors of CeMat '70 were elected by the employees.  
No significant changes are planned for 2022. Instead, CeMat will focus on continuing  
the good efforts already completed.  
32  
 
Policy on safety  
Safety must be a priority for all CeMat employees. There were no accidents in 2021.  
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 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.  
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.  
14. Shareholder information  
CeMat strives to maintain an open and continual dialogue with its shareholders,  
prospective investors and the general public.  
CEMAT’S SHARES  
In 2021, shares in the OMXC25 CAP index gained 17%, while shares in the OMXC  
SmallCap index gained 36%. The price of CeMat's shares was DKK 1.030 per share at  
the end of 2021, equivalent to a 174% increase (from DKK 0.376).  
The Group’s market capitalisation at 31 December 2021 was DKK 257.3 million.  
The total turnover in stock in 2021 was 94 million shares, which was 65% higher than  
in 2020, when 57 million shares were traded.  
33  
 
MASTER DATA  
Stock exchange:  
Index:  
Industry:  
Nasdaq Copenhagen  
OMXC SmallCap  
Property  
ISIN:  
DK0010271584  
Symbol:  
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 31.12.2021 under section 29 of the Danish Securities Act is shown below.  
Composition  
of shareholders  
Number  
of shares  
Capital  
DKK  
Capital  
%
EDJ-Gruppen 6701  
Kongensgade 34 Esbjerg, Denmark  
81,250,000  
25,691,023  
1,625,000.00  
513,820.46  
32.52  
10.28  
Gist Holding ApS C.F. Richs Vej 31  
EDJ-Gruppen consists of Eivind Dam Jensen and related parties, together with  
companies controlled by Eivind Dam Jensen.  
MANAGEMENT'S HOLDINGS OF CEMAT SHARES  
As of 31 December 2021, members of the Board of Directors and their related parties  
held 93,538,860 shares (nominal value DKK 1,870,777), corresponding to 37.4% of the  
share capital and a market value of DKK 96.3 million. Members of the Management  
Board and their related parties held 1,786,610 shares (nominal value DKK 35,732),  
corresponding to 0.7% of the share capital and a market value of DKK 1.8 million.  
The shareholdings of the individual members of the Board of Directors and the  
Management Board and changes thereto during 2021 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".  
34  
 
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  
2021.  
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 24 March 2022 at 2.00 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 2021 financial year. The Board of Directors recommends to  
the Annual General Meeting that the consolidated profit for the year of DKK 26.3 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.  
35  
 
ANNOUNCEMENTS IN 2021  
2021  
26.01  
23.02  
25.02  
02.03  
02.03  
15.03  
22.03  
22.03  
24.03  
24.03  
30.07  
31.08  
01.09  
02.09  
02.09  
02.09  
20.09  
Announcement  
Financial calendar 2021/22  
Publication of Annual Report 2020  
Managers’ transactions  
Notice to convene Annual General Meeting 2021  
Managers’ transactions  
Update financial calendar 2021/2022  
Managers’ transactions  
Closely related persons transactions  
Managers’ transactions  
Course of the Annual General Meeting 2021  
Major shareholders’ announcement  
Interim report H1 2021  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
Managers’ transactions  
FINANCIAL CALENDAR 2022/2023  
2022  
23.02  
24.03  
31.08  
Announcement  
Silent period  
25.01.2022 - 23.02.2022  
Annual Report 2021  
Annual General Meeting  
Interim report – H1 2022  
02.08.2022 - 31.08.2022  
2023  
22.02  
23.03  
Announcement  
Annual Report 2022  
Annual General Meeting  
Silent period  
24.01.2023 - 22.02.2023  
36  
 
15. Board of directors and management board  
Board of Directors  
Frede Clausen (born 1959)  
Chairman  
Professional board member  
Various banking educations  
Graduate Diploma in Business Administration  
Elected 2018, Chairman 2018  
Current term expires in 2022  
No. of shares held in CeMat (own and related parties):  
9,490,641 (2020: 8,632,463)  
Remuneration paid in 2021: DKK 400,000  
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)  
Ib Andersen VVS A/S (chairman)  
Palma Ejendomme ApS (chairman)  
Ejendomsselskabet Gøteborgvej 18 ApS (vice-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 2022  
No. of shares held in CeMat (own and related parties):  
81,250,000 (2020: 81,250,000)  
Remuneration paid in 2021: DKK 280,000  
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  
37  
 
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 2022  
Remuneration paid in 2021: DKK 160,000  
Directorships and other managerial positions:  
Member of the board of Directors of Sustainable Małkowo  
Member of the board of Directors of Coille Righ Green Energy  
Scotland  
Member of the board of directors of WildaNova  
Partner in NOLTA Consultants and NOLTA Career Experts  
Member of EPI (European Property Institute) expert panel  
Member of Warsaw Women in Real Estate & Development  
No directorships in other Danish companies  
No. of shares held in CeMat (own and related parties):  
1,011,609 (2020: 222,460)  
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 incl. sustainable housing).  
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 22 years, Jarosław Lipiński has gained  
wide experience within the real estate industry and has held  
executive positions with a number of international enterprises,  
including 10 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: 1,786,610 (2020: 1,149,610)  
38  
 
16. Management statement  
We have today presented the annual report of Cemat A/S for the financial year  
1 January – 31 December 2021.  
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 2021 and of the results of the Group’s and the parent company’s  
operations and cash flows for the financial year ended 31 December 2021.  
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, 23 February 2022  
MANAGEMENT BOARD  
Jarosław Lipiński  
CEO  
BOARD OF DIRECTORS  
Frede Clausen  
Chairman  
Eivind Dam Jensen  
Deputy Chairman  
Joanna L. Iwanowska-Nielsen  
Board member  
39  
 
17. Independent auditor’s report  
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 2021, which comprise income statement, total  
income statement, balance sheet, statement of changes in equity, cash flow statement, notes and a  
summary of significant accounting policies, for both the Group and the Parent Company. The Consolidated  
Financial Statements and the Parent Company Financial Statements are prepared in accordance with the  
International Financial Reporting 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 2021, and  
of the results of the Group and Parent Company operations and cash flows for the financial year 1 January  
- 31 December 2021 in accordance with the International Financial Reporting 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 a resolution of a general meeting for a total continuous period of 1 year until and  
including the financial year 2021.  
40  
 
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 2021. 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) 137,157 at 31 December 2021, 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) 30,871, 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 estimates and preconditions may  
have material impact on the Financial Statements and because investment properties constitute 76% of the  
Group’s total assets.  
In December 2021 the company’s Management obtained a valuation report from an external valuation expert  
which supports the value recognised in the financial statements. The valuation report is prepared by a  
leading international estate agent in Warsaw.  
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 measurement of  
the land plots and the rental property in Poland.  
We have challenged and assessed the most important preconditions forming the basis for the valuation,  
including:  
-
-
-
-
Minimum return on interest requirement  
Future market rent  
Ownership  
Competences and independence of the external valuation expert  
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’s Review  
Management is responsible for Management’s Review.  
Our opinion on the Consolidated Financial Statements and the Parent Company Financial Statements does  
not cover Management’s Review, 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’s Review and, in doing so, consider whether  
Management’s Review 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’s Review provides the information  
required under the Danish Financial Statements Act.  
Based on the work we have performed, we conclude that Management’s Review 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’s Review.  
41  
 
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 International Financial Reporting  
Standards as adopted by the EU and additional disclosure 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 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 scepticism 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.  
42  
 
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 2021 with the file name CEMAT-2021-12-31.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.  
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;  
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;  
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 2021 with  
the file name CEMAT-2021-12-31.zip is prepared, in all material respects, in compliance with the ESEF  
Regulation.  
43  
 
Copenhagen, 23 February 2022  
BDO Statsautoriseret revisionsaktieselskab  
CVR no. 20 22 26 70  
Brian Olsen Halling  
State Authorised Public Accountant  
MNE no. 32094  
44  
 
45  
 
18. Income statement  
1 January – 31 December  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK’000  
Note  
2021  
2020  
0
0
0
0
Revenue  
3
21,307
(5,071)
(7,586)
(5,281)
19,571
(4,891)
(7,880)
(5,685)
Cost of goods and services sold  
Other external expenses  
Staff costs  
(1,603)  
(882)  
(1,432)  
(876)  
4
(2,485)  
(2,308)  
Operating profit/(loss) (EBITDA)  
3,369
1,115
0
0
Depreciation  
(43)
(44)
(2,485)  
(2,308)  
Operating profit/(loss) (EBIT)  
3,326
1,071
0
0
271  
Revaluation investment property  
Financial income  
9
5
30,871
7
4,826
178
1,717  
(1,044)  
(1,812)  
0
(1,124)  
(3,161)  
0
Financial expenses  
6
(1,045)
33,159
(6,898)
26,261
(977)
5,098
Profit/(loss) before tax  
Tax on profit/(loss) for the year  
Profit/(loss) for the year  
7
(1,968)
3,130
(1,812)  
(3,161)  
Distribution of profit/(loss) for the year:  
Parent company shareholders  
Non-controlling interests  
24,199
2,062
2,488
642
26,261  
3,130  
(0.01)  
(0.01)  
(0.01)  
(0.01)  
Earnings per share (DKK)  
8
8
0.10
0.10
0.01
0.01
Diluted earnings per share (DKK)  
46  
 
19. Statement of comprehensive income  
1 January – 31 December  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK’000  
Note  
2021  
2020  
(1,812)  
(3,161)  
Profit/(loss) for the year  
26,261
3,130
Items that may be reclassified to profit or loss:  
Foreign exchange adjustment, foreign entities  
0
0
(1,191)
(7,956)
(1,812)  
(3,161)  
Comprehensive income for the year  
25,070
(4,826)
Distribution of comprehensive income for the year:  
Parent company shareholders  
(1,812)  
0
(3,161)  
0
23,125
1,945
(4,497)
(329)
Non-controlling interests  
(1,812)  
(3,161)  
25,070  
(4,826)  
47  
 
20. Cash flow statement  
For 2021  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK’000  
Note  
2021  
3,326
2020  
1,071
(2,485)  
(2,308)  
Operating profit/(loss) (EBIT)  
0
(399)  
0
0
(11)  
0
Depreciation  
9
43
(3,357)
535
44
4,768
578
Change in net working capital  
Other (deposits, etc.)  
Tax paid/received  
21  
0
0
66
(1,516)
53
0
0
Financial income received  
Financial expenses paid  
1
(18)  
(42)  
(891)
(886)
(2,902)  
(2,361)  
Cash flows from operating activities  
(277)
4,112
0
0
0
0
Acquisition of property, plant and equipment  
(785)
(456)
(1,585)
(206)
Capital expenditures, development of the investment property  
0
0
Cash flows from investing activities  
(1,241)
(1,791)
0
2,700  
0
0
1,747  
0
Lease repayments  
18  
18  
(40)
950
(47)
0
Loans and credits raised  
Acquisition of shares in subsidiary  
(773)
(860)
2,700  
1,747  
Cash flows from financing activities  
137
(907)
(202)  
(614)  
Cash flows for the year  
(1,381)
1,414
2,022  
0
820  
0
Cash and cash equivalents at beginning of year  
17,750
(165)
17,598
(1,262)
Market value adjustment of cash and cash equivalents  
820  
206  
Cash and cash equivalents at end of year  
14  
16,204
17,750
48  
 
21. Balance sheet  
Balance sheet as at 31 December 2021  
PARENT COMPANY  
ASSETS  
GROUP  
2020  
2021  
DKK’000  
Note  
2021  
2020  
0
0
0
0
Investment property  
9
9
137,157
165
126,641
55
Plant and machinery right of use  
0
0
Property, plant and equipment  
137,322
126,696
93,339  
0
93,339  
0
Investments in subsidiaries  
10  
11  
0
0
Other non-current receivables  
273
546
93,339  
93,339  
0
93,339  
93,339  
0
Financial assets  
Non-current assets  
Inventories  
273
137,595
25,034
546
127,242
0
13  
0
1,268  
0
0
1,312  
0
Trade receivables  
12  
1,727
0
1,665
0
Receivables from subsidiaries  
Income tax receivable  
Other receivables  
0
563
234
0
0
257
1,268  
1,312  
Receivables  
1,984
16,204
43,222
180,817
2,462
17,750
20,212
147,454
820  
206  
Cash and cash equivalents  
Current assets  
Assets  
14  
2,088  
95,427  
1,518  
94,857  
49  
 
Balance sheet as at 31 December 2021  
PARENT COMPANY  
EQUITY AND LIABILITIES  
DKK’000  
GROUP  
2020  
2021  
Note  
2021  
2020  
4,997  
0
4,997  
0
Share capital  
15  
16  
4,997
(23,878)
139,002
4,997
(22,804)
113,588
Translation reserve  
Retained earnings  
63,679  
60,518  
68,676  
65,515  
Equity attributable to parent company shareholders  
Equity attributable to non-controlling interests  
Equity  
120,121
95,781
0
0
11,246
11,291
68,676  
65,515  
131,367
107,072
0
0
0
0
0
0
Lease liabilities  
17  
7
15,751
2,173
13,025
2,907
Other non-current liabilities  
Deferred tax liabilities  
25,636
19,475
0
0
Non-current liabilities  
43,560
35,407
0
0
976  
0
Bank loans  
18  
17  
19  
976
943
1,447
0
0
842
1,205
0
Lease liabilities  
Trade payables  
Debt to subsidiaries  
Income tax payable  
Other payables  
246  
25,767  
0
244  
27,366  
0
20
0
738  
756  
20  
2,504
2,928
26,751  
26,751  
95,427  
29,342  
29,342  
94,857  
Current liabilities  
5,890
4,975
Total liabilities  
49,450
40,382
Equity and liabilities  
180,817
147,454
Charges, guarantees and contingent liabilities,  
contractual liabilities  
22-23  
24-32  
Other notes without reference  
.
50  
 
22. Statement of changes in equity  
Statement of changes in equity for 2021 (Group)  
Col4  
Col1  
Col2  
Col5  
Col6  
Col3  
Equity  
attributable to  
Equity  
parent attributable to  
company non-controlling  
Translation Retained  
Total  
DKK’000  
Share capital  
4,997
reserve earnings shareholders  
interests  
equity  
Equity at 01.01.2020  
(15,819)
109,870
99,048
13,702
112,750
Profit/(loss) for the year  
0
0
0
2,488
0
2,488
642
3,130
Other comprehensive income  
(6,985)
(6,985)
(971)
(7,956)
Comprehensive income  
0
(6,985)
2,488
(4,497)
(329)
(4,826)
Acquisition of non-controlling interests  
0
0
0
0
1,245
(15)
1,245
(2,081)
(836)
(16)
Expenditure from the company’s social benefits fund  
(15)
(1)
Equity at 31.12.2020  
Equity at 01.01.2021  
4,997
4,997
(22,804)
(22,804)
113,588
113,588
95,781
95,781
11,291
11,291
107,072
107,072
Profit/(loss) for the year  
0
0
0
24,199
0
24,199
(1,074)
2,062
(117)
26,261
(1,191)
Other comprehensive income  
(1,074)
Comprehensive income  
0
(1,074)
24,199
23,125
1,945
25,070
Acquisition of non-controlling interests  
0
0
0
0
1,222
(7)
1,222
(1,989)
(767)
(8)
Expenditure from the company’s social benefits fund  
(7)
(1)
Equity at 31.12.2021  
4,997
(23,878)
139,002
120,121
11,246
131,367
51  
 
Statement of changes in equity for 2021 (Parent Company)  
Share  
capital  
Retained  
earnings  
Total  
equity  
DKK’000  
Equity at 01.01.2020  
4,997  
65,491  
70,488  
Comprehensive income for the year  
0
(1,812)  
(1,812)  
Equity at 31.12.2020  
4,997  
63,679  
68,676  
Equity at 01.01.2021  
4,997  
63,679  
68,676  
Comprehensive income for the year  
0
(3,161)  
(3,161)  
Equity at 31.12.2021  
4,997  
60,518  
65,515  
52  
 
23. Notes to the financial statements  
1. ACCOUNTING POLICIES  
54  
57  
17. LEASE LIABILITIES  
70  
71  
SIGNIFICANT ACCOUNTING ESTIMATES,  
CHANGES IN LIABILITIES ARISING FROM  
2.  
18.  
ASSUMPTIONS AND UNCERTAINTIES  
FINANCING ACTIVITIES  
3. SEGMENT INFORMATION  
4. STAFF COSTS  
58  
59  
60  
60  
19. TRADE PAYABLES  
71  
71  
72  
72  
20. OTHER PAYABLES  
5. FINANCIAL INCOME  
6. FINANCIAL EXPENSES  
21. CHANGE IN NET WORKING CAPITAL  
22. GUARANTEES AND CONTINGENT LIABILITIES  
TAX ON THE PROFIT/LOSS FOR THE YEAR AND  
DEFERRED TAX  
7.  
61  
64  
65  
23. OTHER CONTRACTUAL COMMITMENTS  
72  
73  
76  
8. EARNINGS PER SHARE  
24. FINANCIAL RISKS AND FINANCIAL INSTRUMENTS  
IMPLICATIONS OF THE COVID-19 ON FINANCIAL  
STATEMENTS  
9. PROPERTY, PLANT AND EQUIPMENT  
25.  
FEE FOR AUDITORS APPOINTED BY THE GENERAL  
MEETING  
10. INVESTMENTS IN SUBSIDIARIES  
67  
26.  
76  
11. OTHER NON-CURRENT RECEIVABLES ETC  
12. TRADE RECEIVABLES  
68  
68  
69  
69  
69  
27. RELATED PARTIES  
76  
77  
77  
28. RELATED PARTY TRANSACTIONS  
29. SHAREHOLDER INFORMATION  
13. INVENTORIES  
14. CASH AND CASH EQUIVALENTS  
15. SHARE CAPITAL  
30. BOARD OF DIRECTORS AND MANAGEMENT BOARD 77  
31. EVENTS AFTER THE BALANCE SHEET DATE  
78  
APPROVAL OF THE ANNUAL REPORT FOR  
PUBLICATION  
16. OTHER RESERVES  
70  
32.  
78  
CeMat Complex, Wólczyńska 133, Bielany, Warsaw  
53  
 
Foreign currency translation  
1.  
ACCOUNTING POLICIES  
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.  
The consolidated and the parent company financial statements of CeMat A/S  
for 2021 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.  
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.  
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.  
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.  
Implementation of new and revised standards and interpretations  
New and revised standards and interpretations applying to financial years  
beginning on 1 January 2021 have been implemented in the annual report for  
2021.  
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 2021 has not resulted in changes to presentation or  
disclosure.  
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.  
Standards and interpretations affecting presentation and disclosure  
The implementation of new and revised standards and interpretations in the  
annual report for 2020 has not resulted in changes to presentation or  
disclosure.  
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.  
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.  
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.  
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.  
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.  
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.  
The calculation of the year’s current tax is based on the tax rates and tax rules  
applicable at the balance sheet date.  
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.  
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.  
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.  
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.  
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.  
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.  
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.  
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  
54  
 
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.  
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.  
INCOME STATEMENT  
Revenue  
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.  
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.  
The required rates of return having been set are an important input in  
estimating the fair values. The required rate of return used ranges from 11.8%  
to 13.6%.  
Revenue is stated exclusive of VAT, duties, discounts, etc. levied on behalf of  
a third party.  
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.  
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.  
Adjustments of the fair value of investment property are recognised in profit  
or loss in the financial year in which the change occurred.  
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.  
Cost of goods and services sold  
Inventory  
Cost of goods and services sold comprise direct costs incurred in generating  
the revenue.  
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.  
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.  
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.  
Staff costs  
Staff costs comprise wages and salaries and social security costs, pensions,  
share-based payment, etc. to the employees of the Group.  
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 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.  
BALANCE SHEET  
Investment property  
Investment property comprises properties owned for the purpose of  
receiving rent or obtaining capital gains.  
For each development project, budgets are prepared that include both past  
and future cash flows for each implemented project. These budgets are  
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.  
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  
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  
55  
 
reversal of such an impairment loss for a given project is possible if the  
expected value of the margin on this project becomes positive.  
activities as well as cash and cash equivalents at the beginning and the end of  
the year.  
Receivables  
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.  
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.  
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.  
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 36 months before 31 December 2020 or 1 January 2020  
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  
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.  
Prepayments  
Segment information  
Prepayments comprise incurred costs relating to subsequent financial years.  
Prepayments are measured at cost.  
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.  
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.  
(B) Property development – including the preparation and  
implementation of development projects, primarily in the field  
of housing and commercial space.  
Financial ratios  
Formula  
EBITDA margin (%)  
EBITDA*100  
Revenue  
EBIT*100  
Lease liabilities  
EBIT margin (%) (Profit margin)  
Return on invested capital (%)  
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.  
Revenue  
EBIT*100  
At the commencement date, a lease liability is measured at the present value  
of future lease payments. The lease payments are discounted using the  
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.  
incl. goodwill  
Average invested capital  
Equity*100  
Equity ratio (%)  
Total assets  
Return on equity (%)  
Profit/loss for the year after tax*100  
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.  
Average equity  
Calculations of earnings per share and diluted earnings per share are specified  
in note 8.  
Other financial liabilities  
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.  
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.  
Net interest-bearing debt is defined as interest-bearing liabilities less interest-  
bearing assets, such as cash and cash equivalents.  
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.  
CASH FLOW STATEMENT  
The consolidated cash flow statement is presented according to the indirect  
method and shows cash flows from operating, investing and financing  
56  
 
EBITDA (Earnings Before Interest, Tax, Depreciation and Amortisation) is  
defined as EBIT plus depreciation, amortisation and goodwill impairment of  
the year.  
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”.  
New standards, interpretations and amendments effective from  
1 January 2021  
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.  
The following new standards, amendments and interpretations are effective  
for the first time for periods beginning on or after 1 January 2021:  
Measurement of investment property  
Interest Rate Benchmark Reform — Phase 2 (Amendments to IFRS  
9, IAS 39, IFRS 7, IFRS 4 and IFRS 16)  
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 2021 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.  
Covid-19-Related Rent Concessions beyond 30 June 2021  
(Amendments to IFRS 16)  
The new standards, interpretations and amendments do not have significant  
impact on the Group’s financial statements.  
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:  
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.  
Reference to the Conceptual Framework (Amendments to IFRS 3),  
effective for periods beginning on or after 1 January 2022  
Annual Improvements to IFRS Standards 2018–2020, effective for  
periods beginning on or after 1 January 2022  
IAS 37 Provisions, Contingent Liabilities and Contingent Assets  
(Amendment – Onerous Contracts – Cost of Fulfilling a Contract),  
effective for periods beginning on or after 1 January 2022  
Property, Plant and Equipment — Proceeds before Intended Use,  
effective for periods beginning on or after 1 January 2022  
Classification of Liabilities as Current or Non-current  
(Amendments to IAS 1), effective for periods beginning on or after  
1 January 2023  
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.  
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.  
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.  
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 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  
The annual report is published only in English.  
57  
 
3.  
SEGMENT INFORMATION  
Based on IFRS 8 Operating Segments, the CeMat Group is assessed as having two segments:  
(C) Property management division comprising letting of premises and land and the provision of utilities to tenants, including power, water, natural  
gas, facility services, etc.  
(D) Property development – including the preparation and implementation of development projects, primarily in the field of housing and commercial  
space.  
The assessment of the results of operations in individual segments is made mainly on the basis of sales revenues and gross profit obtained in these segments.  
2021  
Property  
DKK’000  
Management Development*)  
Total  
Sales revenue  
21,307  
0
21,307  
GROSS PROFIT  
10,110  
0
10,110  
Overheads  
(7,735)  
994  
Other income / costs  
EBITDA  
3,369  
Depreciation  
(43)  
EBIT  
3,326  
Revaluation investment property  
Net result on financial activities  
30,871  
(1,038)  
PROFIT (LOSS) BEFORE TAX  
33,159  
Tax on profit/(loss) for the year including deferred tax  
(6,898)  
PROFIT (LOSS) FOR THE YEAR  
26,261  
*) In 2021, there were no revenues or costs in the Development segment. 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 recognized when the real estate  
purchaser takes over control over the real estate acquired and receives significant risks and rewards of ownership.  
2020  
Property  
DKK’000  
Management Development*)  
Total  
Sales revenue  
19,571  
0
19,571  
GROSS PROFIT  
9,030  
0
9,030  
Overheads  
(8,359)  
444  
Other income / costs  
EBITDA  
1,115  
Depreciation  
(45)  
EBIT  
1,070  
Revaluation investment property  
Net result on financial activities  
4,826  
(798)  
PROFIT (LOSS) BEFORE TAX  
5,098  
Tax on profit/(loss) for the year, including deferred tax  
(1,968)  
PROFIT (LOSS) FOR THE YEAR  
3,130  
*) In 2021, there were no revenues or costs in the Development segment. 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 recognized when the real estate  
purchaser takes over control over the real estate acquired and receives significant risks and rewards of ownership.  
58  
 
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  
2020  
2021  
DKK'000  
2021  
2020  
0
0
0
0
Letting  
Utilities  
15,736  
5,571  
13,723  
5,848  
0
0
Total  
21,307  
19,571  
Revenue is generated by the Polish subsidiaries CeMat Real Estate, CeMat '70 S.A., W131 and W133, and the Group derives all of its revenue from Poland.  
4.  
STAFF COSTS  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
840  
42  
0
840  
36  
0
Directors' fees  
840  
3,366  
299  
840  
3,829  
289  
Wages and salaries  
Bonuses for Management Board  
Pension contributions, defined contribution plans  
Other social security costs  
0
0
642  
606  
0
0
133  
121  
882  
876  
Total  
5,281  
5,685  
1
1
Average number of full-time employees  
21  
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 theCEO and CFO of the subsidiary companies CeMat  
'70, CeMat RealEstate, W131, W133and Arkuszowa56. Additionalremuneration oftheCEOfor consultancy services ofDKK698 thousand related to developmentproject  
or preparation of land plots for divestment or development is recognised as 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.  
59  
 
Group and parent company  
Remuneration of Board of Directors and Management Board  
Board of Directors  
Management Board  
DKK’000  
2021  
2020  
2021  
2020  
Directors' fees  
Salaries  
840  
0
840  
0
0
1,220  
299  
0
1,186  
289  
Bonuses  
0
0
Pension contributions  
0
0
121  
112  
Total  
840  
840  
1,640  
1,587  
The fee to the Chairman of the Board of Directors for the current term amounts to DKK 400 thousand (2020: DKK 400 thousand), to the Deputy Chairman DKK  
280 thousand (2020: DKK 280 thousand) and to an ordinary member DKK 160 thousand (2020: DKK 160 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 CEO for consultancy services of DKK 698 thousand 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.  
5.  
FINANCIAL INCOME  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
56  
0
55  
0
Interest from group entities  
Interest on bank deposits etc.  
0
7
0
178  
56  
55  
Interest income  
7
178  
1,661  
216  
Foreign exchange adjustments  
0
0
1,717  
271  
Total  
7
178  
6.  
FINANCIAL EXPENSES  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
1,024  
1,083  
0
Interest to group entities  
Interest relating to lease liabilities  
Interest on bank loans  
Other interest  
0
994  
17  
0
859  
0
0
0
17  
20  
25  
33  
118  
1,044  
1,125  
Interest expenses  
1,044  
977  
0
0
Foreign exchange adjustments  
1
0
1,044  
1,125  
Total  
1,045  
977  
60  
 
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  
2021  
2020  
Current tax  
(516)  
(6,353)  
(29)  
(123)  
(1,937)  
92  
Change in deferred tax including change in value  
Adjustment of current tax relating to prior years  
Total  
(6,898)  
(1,968)  
Tax on the profit/loss for the year may be specified as follows:  
Profit/(loss) before tax  
33,159  
5,098  
Tax at a rate of 22.0%  
(7,295)  
1,095  
82  
(22.0%)  
3.3%  
(1,122)  
257  
(22.0%)  
5.0%  
Effect of different tax rate in foreign entities  
Tax base of non-deductible expenses and non-taxable income  
Adjustment of current tax relating to prior years  
Value adjustment of deferred tax  
0.2%  
13  
0.3%  
(29)  
(0.1%)  
(2.3%)  
92  
1.8%  
(751)  
(1,208)  
(23.7%)  
Effective tax/tax rate for the year  
(6,898)  
(20.8%)  
(1,968)  
(38.6%)  
61  
 
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:  
2021  
2020  
Deferred tax liabilities, see balance sheet  
(25,636)  
(19,475)  
Deferred tax, net  
(25,636)  
(19,475)  
Recognise  
in Income  
Statement  
2021  
Loss of  
usability  
of tax losses  
2021  
Foreign  
exchange  
adjustment Deferred tax  
2021  
Deferred tax  
01.01.2021  
DKK’000  
2021  
31.12.2021  
Property, plant and equipment  
Trade receivables  
(18,697)  
(955)  
(6,210)  
(231)  
88  
0
0
0
192  
0
(24,715)  
(1,186)  
265  
Other payables etc  
177  
0
Temporary differences  
(19,475)  
(6,353)  
0
192  
(25,636)  
Tax loss carry-forwards  
29,704  
751  
(6,254)  
(61)  
24,140  
Unutilised tax losses  
16,522  
751  
(6,254)  
(61)  
24,140  
Value adjustment  
(29,704)  
(751)  
6,254  
61  
24,140  
Total  
(19,475)  
(6,353)  
0
192  
(25,636)  
The Group does not expect to be able to utilise the tax losses within 3-5 years. Accordingly, no tax asset has been recognised in the consolidated balance sheet.  
Recognised  
in income  
statement  
2020  
Foreign  
exchange  
adjustment Deferred tax  
2020  
Deferred tax  
01.01.2020  
DKK’000  
2020  
31.12.2020  
Property, plant and equipment  
Trade receivables  
(18,299)  
(843)  
(1,767)  
(112)  
(58)  
1,369  
(18,697)  
(955)  
0
0
Other payables etc.  
235  
177  
Temporary differences  
(18,907)  
(1,937)  
1,369  
(19,475)  
Tax loss carry-forwards  
29,633  
1,208  
(1,137)  
29,704  
Unutilised tax losses  
29,633  
1,208  
(1,137)  
29,704  
Value adjustment  
(29,633)  
(1,208)  
1,137  
(29,704)  
Total  
(18,907)  
(1,937)  
1,369  
(19,475)  
The Group does not expect to be able to utilise the tax losses within 3-5 years. Accordingly, no tax asset has been recognised in the consolidated balance sheet.  
62  
 
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  
2021  
2020  
Current tax  
0
0
0
0
0
0
0
0
Change in deferred tax  
Adjustment of current tax relating to prior years  
Adjustment of deferred tax relating to prior years  
Total  
0
0
Tax on the profit/loss for the year may be specified as follows:  
Profit/(loss) before tax  
(3,161)  
(1,811)  
Tax at a rate of 22.0%  
695  
(29)  
(22.0%)  
0.9%  
398  
(7)  
(22.0%)  
0.4%  
Adjustment of current tax relating to prior years  
Value adjustment of deferred tax  
(666)  
21.1%  
(391)  
21.6%  
Effective tax/tax rate for the year  
0
0.0%  
0
0.0%  
Recognised  
in income  
statement Deferred tax  
2021  
Deferred tax  
01.01.2021  
DKK’000  
2021  
31.12.2021  
Intangible assets  
0
0
0
0
0
0
0
0
0
0
0
0
Property, plant and equipment  
Inventories  
Other payables etc.  
Temporary differences  
0
0
0
Tax loss carry-forwards  
22,921  
666  
23,587  
Unutilised tax losses  
22,921  
666  
23,587  
Value adjustment  
(22,921)  
(666)  
(23,587)  
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.  
63  
 
Recognised  
in income  
2020  
Deferred tax  
01.01.2020  
statement Deferred tax  
DKK’000  
2020  
31.12.2020  
Intangible assets  
0
0
0
0
0
0
0
0
0
0
0
0
Property, plant and equipment  
Inventories  
Other payables etc.  
Temporary differences  
0
0
0
Tax loss carry-forwards  
22,530  
391  
22,921  
Unutilised tax losses  
22,530  
391  
22,921  
Value adjustment  
(22,530)  
(391)  
(22,921)  
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.  
8.  
EARNINGS PER SHARE  
The calculation of earnings per share is based on the following:  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK  
2021  
2020  
(0.01)  
(0.01)  
(0.01)  
(0.01)  
Earnings per share (DKK)  
0,10  
0,10  
0.01  
0.01  
Diluted earnings per share (DKK)  
(1,812)  
249,850  
(3,162)  
249,850  
Earnings used in the calculation of earnings per share (DKK’000):  
Average number of shares used to calculate earnings per share (‘000)  
24,199  
249,850  
2,488  
249,850  
Average number of shares used to calculate  
diluted earnings per share (‘000)  
249,850  
249,850  
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.  
64  
 
9.  
PROPERTY, PLANT AND EQUIPMENT  
GROUP  
2021  
Investment  
property,  
right of use  
Total  
Investment  
property  
Plant and  
machinery  
right of use  
Total property  
plant and  
Investment  
property  
Total  
right of use  
DKK’000  
equipment  
Carrying amount at 1 January 2021  
Foreign exchange adjustments  
Right of use, depreciation  
Additions  
112,833  
(1,480)  
0
13,808  
(126)  
0
126,641  
(1,606)  
0
55  
0
13,863  
(126)  
(43)  
2,845  
0
126,696  
(1,606)  
(43)  
(43)  
153  
0
0
2,692  
0
2,692  
(22,684)  
1,243  
30,871  
2,845  
Transfer to inventories (work in progress)  
Enhancement costs  
(22,684)*  
1,243  
30,723  
(22,684)  
1,243  
0
0
0
Revaluation to market value  
148  
0
148  
30,871  
Carrying amount at 31 December 2021  
120,635  
16,522  
137,157  
165  
16,687  
137,322  
*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.  
2020  
Investment  
property,  
right of use  
Total  
Investment  
property  
Plant and  
machinery  
right of use  
Total property  
plant and  
Investment  
property  
Total  
right of use  
DKK’000  
equipment  
Carrying amount at 1 January 2020  
Foreign exchange adjustments  
Right of use, depreciation  
Enhancement costs  
114,340  
(8,089)  
0
14,856  
(1,034)  
0
129,196  
(9,123)  
0
105  
(6)  
(44)  
0
14,961  
(1,040)  
(44)  
129,301  
(9,129)  
(44)  
1,742  
4,840  
0
1,742  
4,826  
0
1,742  
4,826  
Revaluation to market value  
(14)  
0
(14)  
Carrying amount at 31 December 2020  
112,833  
13,808  
126,641  
55  
13,863  
126,696  
The Polish properties have an assessed value of DKK 137,322 thousand, of which DKK 120,492 thousand is the real estate in Warsaw, DKK 143 thousand is a  
land plot in Blichowo and DKK 16,687 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 2021, 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.  
The required rates of return which have been set are an important factor in estimating the fair values. The required rates of return used range from 11.8% to  
13.6% before tax.  
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.  
65  
 
Valuation sensitivity to the main factors used:  
+/- DKK 3,600 thousand for a change in the price of land by 10%;  
+/- DKK 7,400 thousand for a change in market rent rate by 10%;  
+/- DKK 9,500 thousand for a change in rate of return by 10%;  
+/- DKK 1,500 thousand for a change in the discount for legal title by 10%.  
Fair value hierarchy information  
Level 1  
Level 2  
Level 3  
at 31/12  
2021  
Land / roads  
36,402  
84,233  
16,687  
137,322  
36,402  
84,233  
16,687  
137,322  
Plots of land with buildings  
Right of use  
Total Investment property  
-
-
-
-
2020  
Land / roads  
41,386  
71,447  
13,863  
126,696  
41,386  
71,447  
13,863  
126,696  
Plots of land with buildings  
Right of use (right of perpetual usufruct)  
Total investment property  
9.  
PROPERTY, PLANT AND EQUIPMENT (CONTINUED)  
Rental income from investment property  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
Rental income from investment property  
15,736  
13,723  
0
0
Rental income from investment property  
15,736  
13,723  
9.  
PROPERTY, PLANT AND EQUIPMENT (CONTINUED)  
Direct operating expenses arising from investment property  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
0
0
Direct operating expenses (including repairs and maintenance) arising from  
investment property that generated rental income during the period  
5,657  
834  
4,880  
923  
Direct operating expenses (including repairs and maintenance) arising from investment  
property that did not generate rental income during the period  
0
0
Direct operating expenses arising from investment property  
6,491  
5,803  
66  
 
9.  
PROPERTY, PLANT AND EQUIPMENT (CONTINUED)  
Amounts of minimum lease payments at balance sheet date under non-cancellable operating leases.  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
Operating lease payments may be specified as follows:  
Within 1 year  
0
0
0
0
5,591  
1,768  
5,118  
1,028  
Between 1 and 5 years  
0
0
Total  
7,359  
6,146  
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  
2020  
2021  
DKK'000  
93,339  
93,339  
Cost at 1 January  
93,339  
93,339  
Value at 31 December  
10. INVESTMENTS IN SUBSIDIARIES (CONTINUED)  
Share of  
voting  
rights (%)  
2021  
Share of  
voting  
rights (%)  
2020  
Interest  
Interest  
(%)  
(%)  
2021  
Domicile  
2020  
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  
properties  
CeMat '70 S.A.  
Poland  
Poland  
Poland  
Poland  
93.15  
93.15  
93.15  
93.15  
91.67  
91.67  
91.67  
91.67  
93.15  
93.15  
93.15  
93.15  
91.67  
91.67  
91.67  
91.67  
Holding  
of rights  
W133 Sp. z o.o.  
Holding  
of rights  
W131 Sp. z o.o.  
Holding  
of rights  
Arkuszowa 56 Sp. z o.o.  
CeMat Real Estate S.A. holds the ownership interest in CeMat '70 S.A., while CeMat '70 S.A. holds the ownership interests in W133 Sp. z o.o., W131 Sp. z o.o. and  
Arkuszowa 56 Sp. z o.o.  
67  
 
11. OTHER NON-CURRENT RECEIVABLES  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
Prepayment, settlement of claim of title to land  
273  
546  
0
0
Total  
273  
546  
12. TRADE RECEIVABLES  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
Trade receivables  
2,151  
1,966  
Loss provisions included in the above receivables and  
recognised in “Other external expenses”  
0
0
(424)  
(301)  
0
0
Total  
1,727  
1,665  
Overdue receivables for which provisions have not been made.  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
0
0
0
0
Overdue by up to 1 month  
Overdue by 1 to 3 months  
Overdue by more than 3 months  
587  
222  
108  
769  
159  
146  
0
0
Total  
917  
1,074  
Overdue receivables for which provisions have not been made, by geographical area:  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
Europe  
917  
1,074  
0
0
Total  
917  
1,074  
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.  
68  
 
12. TRADE RECEIVABLES (CONTINUED)  
Provision account for receivables:  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
0
0
0
0
0
0
Provision account at 1 January  
Reversed provisions  
301  
0
216  
(16)  
116  
(15)  
Provisions for the year  
Translation differences  
125  
(2)  
0
0
Provision account at 31 December  
424  
301  
13. INVENTORIES  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
0
0
0
Property under construction – land plot transferred from the investment property  
Other expenditures related to the development projects  
22,684  
2,350  
0
0
0
0
Total  
25,034  
0
No inventories are carried at fair value less costs to sell. There was not any write- down of inventories recognised as an expense in the period. There  
was not any reversal of a write-down to net realisable value. No inventories are pledged as security for liabilities. There was not any cost of  
inventories recognised as expense.  
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.  
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  
2021  
2020  
Number of shares at 1 January  
Cancellation of own shares  
249,850  
-
249,850  
-
Number of shares at 31 December  
249,850  
249,850  
DKK’000  
Share capital at 1 January  
Cancellation of own shares  
4,997  
-
4,997  
-
Share capital at 31 December  
4,997  
4,997  
69  
 
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 878 thousand in 2021. The expense  
relating to short-term operating leases for which no lease liability was recognised at the end of the reporting period was DKK 16 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 68 years.  
Minimum lease  
payments, DKK’000  
Present value of minimum  
lease payments, DKK‘000  
2021  
2020  
2021  
2020  
Finance lease liabilities fall due as follows:  
Within 1 year from the balance sheet date  
Between 1 and 5 years from the balance sheet date  
More than 5 years from the balance sheet date  
1,002  
4,152  
893  
3,387  
943  
3,401  
840  
2,768  
64,061  
53,991  
12,343  
10,254  
At 31 December  
69,215  
58,271  
16,687  
13,862  
Present value  
of minimum  
lease  
Fixed or  
floating  
Fair value  
2021  
Expiry interest rate payments, DKK‘000 DKK‘000  
Lease liability, right of use investment property  
Lease liability, right of use plant and machinery  
2089  
2025  
Fixed  
16,522  
165  
16,522  
165  
Floating  
Total  
16,687  
16,687  
Present value  
of minimum  
lease  
Fixed or  
floating  
Fair value  
2020  
Expiry interest rate payments, DKK‘000 DKK‘000  
Lease liability, right of use investment property  
Lease liability, right of use plant and machinery  
2089  
2022  
Fixed  
13,808  
54  
13,808  
54  
Floating  
Total  
13,862  
13,862  
70  
 
18. CHANGES IN LIABILITIES ARISING FROM FINANCING ACTIVITIES  
GROUP  
2021  
Cash flow  
Proceeds  
from loans  
Cash flow  
Repayment  
of loans  
Non-cash  
Exchange  
rate adjust.  
Beginning  
of year  
Non-cash  
Other  
DKK’000  
End of year  
Lease liabilities  
Bank loans  
55  
0
0
(36)  
0
153  
0
0
0
172  
976  
976  
Total financial liabilities  
55  
976  
(36)  
153  
0
1,148  
2020  
Cash flow  
Proceeds  
from loans  
Cash flow  
Repayment  
of loans  
Non-cash  
Exchange  
rate adjust.  
Beginning  
of year  
Non-cash  
Other  
DKK’000  
End of year  
Lease liabilities  
106  
0
(47)  
(47)  
6
(10)  
(10)  
55  
55  
Total financial liabilities  
106  
0
6
PARENT COMPANY  
2021  
Cash flow  
Proceeds  
from loans  
Cash flow  
Repayment  
of loans  
Non-cash  
Exchange  
rate adjust.  
Beginning  
of year  
Non-cash  
Other  
DKK’000  
End of year  
Loans from subsidiaries  
Bank loans  
25,715  
0
797  
976  
0
0
1,082  
0
(227)  
27,367  
976  
0
Loans  
25,715  
1,773  
0
1,082  
(227)  
28,343  
2020  
Cash flow  
Proceeds  
from loans  
Cash flow  
Repayment  
of loans  
Non-cash  
Exchange  
rate adjust.  
Beginning  
of year  
Non-cash  
Other  
DKK’000  
End of year  
Loans from subsidiaries  
23,741  
2,700  
0
0
1,041  
(1,767)  
(1,767)  
25,715  
25,715  
Loans from subsidiaries  
23,741  
2,700  
1,041  
19. TRADE PAYABLES  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
Amounts owed to suppliers for goods  
and services delivered  
246  
244  
1,447  
1,205  
246  
244  
Total  
1,447  
1,205  
The carrying amount equals the fair value of the liabilities. Amounts owed to suppliers fall due within one year.  
71  
 
20. OTHER PAYABLES  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
738  
0
756  
0
Wages and salaries, BoD fee, social security contributions, etc. payable  
Holiday pay obligation etc.  
1,356  
100  
1,437  
78  
0
0
VAT and other indirect taxes payable  
(160)  
1,208  
7
0
0
Cost provisions and other payables  
1,404  
738  
756  
Total  
2,504  
2,928  
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  
2020  
2021  
DKK'000  
2021  
2020  
35  
0
0
0
Change in receivables  
(85)  
(3,090)  
(182)  
4,185  
0
Change in inventories (work in progress)  
Change in trade payables and other payables  
(434)  
(11)  
583  
(399)  
(11)  
Total  
(3,357)  
4,768  
22. GUARANTEES AND CONTINGENT LIABILITIES  
No guarantees or sureties have been issued to third parties.  
23. OTHER CONTRACTUAL COMMITMENTS  
At the balance sheet date, the Group had no contractual commitments.  
72  
 
24. FINANCIAL RISKS AND FINANCIAL INSTRUMENTS  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
1,268  
0
0
1,312  
0
Trade receivables  
1,727  
0
1,665  
0
Intra-group receivables  
Other receivables, current  
Other receivables, non-current  
Cash and cash equivalents  
257  
797  
0
0
273  
546  
820  
206  
16,204  
17,750  
2,088  
1,518  
Loans, advances and receivables  
18,461  
20,758  
25,767  
27,366  
Debt to subsidiaries  
0
943  
0
842  
0
0
0
0
Finance lease liabilities, current  
Finance lease liabilities, non-current  
Bank loans  
15,751  
976  
13,025  
0
0
976  
0
0
Other non-current liabilities  
Trade payables  
2,173  
1,447  
20  
2,907  
1,205  
0
246  
0
244  
0
Income tax payable  
738  
756  
Other payables  
2,504  
2,928  
26,751  
29,342  
Financial liabilities  
23,814  
20,907  
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.  
73  
 
24. FINANCIAL RISKS AND FINANCIAL INSTRUMENTS (CONTINUED)  
Unhedged net position at balance sheet date:  
GROUP  
Cash,  
Unhedged  
net  
position,  
DKK'000  
2021  
deposits and  
securities  
DKK'000  
Net  
position,  
DKK'000  
Of which  
hedged  
DKK'000  
Receivables  
DKK'000  
Liabilities  
DKK'000  
Currency  
PLN  
DKK  
15,998  
206  
1,984  
0
(21,838)  
(1,976)  
(3,856)  
(1,770)  
0
0
(3,856)  
(1,770)  
Total  
16,204  
1,984  
(23,814)  
(5,626)  
0
(5,626)  
Cash,  
deposits and  
securities  
Unhedged  
net  
position,  
DKK'000  
2020  
Net  
position,  
DKK'000  
Of which  
hedged  
DKK'000  
Receivables  
DKK'000  
Liabilities  
DKK'000  
Currency  
DKK'000  
PLN  
DKK  
16,930  
820  
2,462  
0
(19,923)  
(984)  
(531)  
(164)  
0
0
(531)  
(164)  
Total  
17,750  
2,462  
(20,907)  
(695)  
0
(695)  
-
-
24. FINANCIAL RISKS AND FINANCIAL INSTRUMENTS (CONTINUED)  
PARENT COMPANY  
Cash,  
Unhedged  
net  
position,  
DKK'000  
2021  
deposits and  
securities  
DKK'000  
Net  
position,  
DKK'000  
Of which  
hedged  
DKK'000  
Receivables  
DKK'000  
Liabilities  
DKK'000  
Currency  
PLN  
DKK  
0
1,312  
0
(27,366)  
(1,976)  
(26,054)  
(1,976)  
0
0
(26,054)  
(1,976)  
206  
Total  
206  
1,312  
(29,342)  
(28,030)  
0
(28,030)  
Cash,  
deposits and  
securities  
Unhedged  
net  
position,  
DKK'000  
2020  
Net  
position,  
DKK'000  
Of which  
hedged  
DKK'000  
Receivables  
DKK'000  
Liabilities  
DKK'000  
Currency  
DKK'000  
PLN  
DKK  
0
1,268  
0
(25,767)  
(984)  
(24,499)  
(164)  
0
0
(24,499)  
(164)  
820  
Total  
820  
1,268  
(26,751)  
(24,663)  
0
(24,663)  
74  
 
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 and cash flows from operating activities.  
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 2021 was 72.7% (2020: 72.6%). The realised return on equity for the  
Group for 2021 was 22.0% (2020: 2.8%).  
The Group’s financial gearing at the balance sheet date is calculated as follows:  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
0
976  
Bank debt  
976  
0
(820)  
(820)  
Cash and cash equivalents  
(16,204)  
(17,750)  
(820)  
68,676  
(0.01)  
156  
65,515  
0.00  
Net interest-bearing debt  
(15,228)  
131,367  
(0.12)  
(17,750)  
107,072  
(0.17)  
Equity  
Financial gearing  
Liquidity and capital resources  
At Group level, free cash and cash equivalents amounted to DKK 16.2 million at 31 December 2021, of which DKK 14.4 million are attributable to  
CeMat '70 S.A.  
Based on expectations for 2022, Management believes that the existing capital resources 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 intends to operate, 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.  
75  
 
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  
The outbreak of the Covid-19 pandemic and the subsequent lockdown did not directly limit the company's operations. However, it did affect the  
operating activities of some tenants and, consequently, their financial condition.  
This resulted in the need to grant selected tenants rent concessions in order to avoid losing them, an increase in writing off bad debts and the  
termination of leasing contracts. Another negative effect of the pandemic was the lower consumption of utilities by the tenants affected by the  
lockdown and the associated lower margin on their resale. These events had a negative impact on the company's finances especially in 2020. Their  
impact on the company's finances in 2021 was limited.  
The company took advantage of Polish government aid programmes in 2021. Exemption from perpetual usufruct fee in the amount of DKK 0.2 million  
and partial redemption (DKK 0.6 million) of a financial subsidy from the government were recognised in the income statement under other external  
expenses.  
26. FEE FOR AUDITORS APPOINTED BY THE GENERAL MEETING  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
130  
70  
135  
26  
Audit of annual report  
Non-audit services  
258  
26  
236  
78  
200  
161  
Total  
284  
314  
27. RELATED PARTIES  
The Group has no related parties exercising control.  
The Group has the following related parties:  
• Ambit Jarosław Lipiński, owned by member of the Management Board  
The parent company has the following related parties:  
• CeMat Real Estate S.A., subsidiary in Poland  
• CeMat '70 S.A., subsidiary in Poland  
The parent company had transactions with the following related parties in 2020 and 2021:  
• CeMat Real Estate S.A., subsidiary in Poland  
• CeMat '70 S.A., subsidiary in Poland  
76  
 
28. RELATED PARTY TRANSACTIONS  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
57  
55  
Subsidiaries, interest income  
Subsidiaries, interest expenses  
0
0
0
0
1,041  
1,083  
1,098  
1,138  
Total transactions  
0
0
Other management remuneration etc. is stated separately in connection with note 4 “Staff costs”.  
PARENT COMPANY  
GROUP  
2020  
2021  
DKK'000  
2021  
2020  
1,268  
(53)  
1,312  
0
Subsidiaries, loans  
0
0
0
0
0
0
Subsidiaries, creditor payable  
Subsidiaries, loans  
(25,714)  
(27,366)  
(24,499)  
(26,054)  
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  
31.12.2021  
Composition of shareholders  
Number of shares  
Capital DKK  
Capital %  
EDJ-Gruppen Kongensgade 34 6701 Esbjerg, Denmark  
Gist Holding ApS C.F Richs Vej 31  
81,250,000  
25,691,023  
1,625,000.00  
513,820.46  
32.52  
10.28  
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*)  
2021  
2020  
Frede Clausen, Chairman  
190  
1,625  
20  
173  
1,625  
4
Eivind Dam Jensen (EDJ-Gruppen), Deputy Chairman  
Joanna Iwanowska-Nielsen, Member of the Board of Directors  
Jarosław Lipiński, CEO  
36  
23  
Total  
1,871  
1,825  
* Related parties are Management's close family and companies in which they hold managerial positions or directorships.  
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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 23 February 2022. The annual report will be presented  
to the shareholders of the parent company for approval at the annual general meeting to be held on 24 March 2022.  
CEMAT A/S
C/O DLA PIPER DENMARK ADVOKATPARTNERSELSKAB  
OSLO PLADS 2
2100 KØBENHAVN Ø
Tel: +45 33 34 00 58  
www.cemat.dk  
COMPANY REG (CVR) no.: 24 93 28 18  
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