For property developers in Denmark, and the investors behind them

What can the land cost, and does the deal hold? The answer from one address. In minutes.

Type the address. Certo assembles the desk-check from the public registers, works out what the land can cost under Danish VAT and corporate-tax rules, and gets the deal ready for your investors. You decide. Certo does the legwork.

Book a demo Try an example deal Watch the film See how it works

I develop

Type an address and see the buildable rights, what the land can cost, and whether your bid holds, both when you sell and when you let. Then raise the equity on the same numbers.

I invest

Hand-picked deals from developers who want you in. A one-page teaser first, the full business plan behind your online signature, your answer in one tap.

The film · 1:19

See how Certo helps you – from the first address to the finished project.

Five things in a minute and a half: appraise the deal, raise the equity, run the build, keep your investors informed and close the year.

The film is in Danish with Danish captions. It plays muted; press to watch from the start with sound.

See the Certo assistant in action

The problem

An analyst studies close to two hundred buildings in a year to buy five.

Each analysis is four or five hours in Excel, and then the numbers get copied into a PDF deck by hand. The judgement that decides the deal is what matters, but it is buried under routine: typing the numbers into the cells, placing sixty-odd cash-flow formulas by hand, and rebuilding the same tables for the fifth time.

It lives in one file.
The whole method sits in a workbook only its author fully understands. When they are away, the work waits in an inbox.
It breaks quietly.
One wrong cell reference and the cash flow is off, with nothing on screen to tell you.
There is no referee.
Nothing checks the file against what the bank actually paid. A mismatch should be a signal, not a surprise.

What changes for your firm

More buildings underwritten, the right ones bought, the money raised faster.

The method stays yours. What goes is the mechanical week between a PDF in your inbox and a number you would sign: the retyping, the formula placing, the rebuilt tables, the deck. Here is what that means for your work.

Hours → minutes

The busywork goes, not the judgement

The heavy part is the busywork: pulling the numbers from the registers, typing them in, building the tables, making the PDF. That took hours. Now it takes minutes. The judgement is still yours.

More deals underwritten

A real underwrite no longer costs a whole afternoon. So you get through more in a week, instead of saying no because there was no time.

5 of 200

The right five

With a price solved for your target and a stress test on every deal, the five you buy are the five that clear the bar, and the ones you drop, you drop early.

1 link

From deck to signed interest

Publish once. Each investor gets a private link, a teaser, the full plan behind their signature, and a button to say yes. Your funded bar fills while you are on the next deal.

1 place

The same numbers all the way

From the first underwrite to the capital being raised, it is the same numbers, you never start over in a new spreadsheet. And once the bid is won, you run the build in the same place: plan against actual, invoices and drawdowns.

Illustrative example of a typical workflow: close to two hundred buildings a year to buy five, four to five hours each in a spreadsheet, then a deck.

The desk-check

What used to take a morning, assembled from one address.

Before you model a deal, you need to know it's even worth modelling. Type the address, and Certo pulls buildable rights, cadastral parcel, existing buildings, soil contamination and market prices from the public registers, with the red flags on top. In seconds, not a morning across eight tabs.

All of it as facts with a source and a date, flowing straight into the appraisal and the residual land price. You retype nothing.

Buildable rights
Density, storeys and use from the municipal plan frame.
Plandata.dk
Address and parcel
Municipality, cadastral district and parcel number, washed and confirmed.
DAWA
Existing buildings
The real square metres on the site today, not a guess.
BBR
Soil contamination
V1 and V2 mapping at the point, as a red flag on top.
DKjord
The market
Realised price per m² in the region as a starting point for yours.
Statistics Denmark

The method

Five questions, left to right. You decide, it does the legwork.

The tabs follow the order you already work in. You move one tab to the right as the deal matures, from the first check to the investor's yes. Never back and forth in a spreadsheet.

May you build it?

Type the address. It assembles the desk-check from the public registers: buildable rights, cadastral parcel, existing buildings and soil contamination, with the red flags on top. What used to take eight tabs and a morning is done before you calculate.

What do you build, and what's it worth?

Lay out the units and uses, and set your price per m². The sellable area, the total and the VAT fall into place at once.

What does it cost, and how do you finance it?

Build cost, soft costs, profit margin, schedule and bank terms as named inputs. Set them once as firm policy, and every new deal inherits them.

What can the land cost, and does the deal hold?

It works out the residual land price under Danish rules and shows whether your bid holds, for a sale and for a hold. Month-by-month cash flow, returns, and a stress test that says where the deal breaks.

Can you raise the money?

Publish the plan, and each investor gets their own private link: a teaser, the full plan behind a signature, and a button to say yes. Confirmed commitments land in your cap table.

See it

This is what it looks like.

See the product, step by step

The desk-check from one address, with the source of every number

The answer: what can the land cost, and does the deal hold?

The investor pack, finished and on your brand

The number the deal turns on

What you put in, what you get back, what you keep.

Not the project's total profit, but your money: what you put in, what you get back, and what you keep. Every line can be checked, down to the last line of the P&L.

You put in17.2 mio. kr.equity

You get back27.4 mio. kr.after the bank is repaid

You keep10.3 mio. kr.1.6× your money

Acquisition price21.0 mio. kr.

Drag the price. Watch every number answer, and watch the return cross your 20% target.

The seller asks 23.0 mio. kr.. Above 25.0 mio. kr. the deal stops clearing 20%.

Two things that happen on every site. Switch them on.

Return (IRR)25.1%Clears a 20% target return

What just moved, line by lineAgainst the negotiated case

Transfer duty (tinglysningsafgift)unchanged
Renovation worksunchanged
Equity you put inunchanged
Bank facilityunchanged
Bank interestunchanged
Holdunchanged
Profit you keepunchanged
Return (IRR)unchanged

Illustrative figures from an example deal. On the platform, move the acquisition price and all the numbers update themselves.

Correct to the cent, under Danish rules

Built for how you build in Denmark.

Company tax, VAT and registration duty are computed by the Danish rules that apply, not bolted on afterwards. Land tax and bank terms are your own assumptions, carried through the whole model. Every figure is exact to the cent, and the whole model agrees with itself.

Selskabsskat 22%
Moms 25% på nybyg
Tinglysningsafgift 0,6%
Grundskyld (antagelse)
Realkredit-rente
Byggetilladelse
Byggekredit
Købsaftale → skøde

Foreign investors get the same numbers, computed by Danish rules they never have to learn.

For the investor

You see the plan the developer actually runs on. Not a deck made for you.

Every figure an investor receives on Certo is the developer's own working model, frozen at the moment they shared it, computed to the cent and checked against itself. No separate spreadsheet was made to look good.

What you receive.

First a teaser: returns, hold, the raise, the unit mix, the market context. Then, if you want more, the full plan: revenue, costs, capital structure, the monthly cash flow, the timeline.

What you sign.

A confidentiality and non-circumvention undertaking, online, with your name. It protects the developer's work on a building they do not yet own. It is recorded, versioned and never changes after you sign it.

What stays yours.

Your link is yours alone: your name, your signature, your answer, kept between you and the developer. A private network of hand-picked investors today; a curated marketplace, where vetted investors browse vetted deals, is on the roadmap.

Where it goes

TodayA private network: one developer to the investors they choose., then
Also todayAn investor portal with your whole portfolio: paid in, outstanding capital calls, distributions and the status of each project., then
NextA curated marketplace across developers, vetted on both sides.

Interest is soft and non-binding until you and the developer sign terms together. Certo keeps the record of every step.

See it on your own deal.

Bring a live one. We build it from the address in front of you, to a number you could take to an investor.

Book a demo

See what an investor receives.

A short teaser, the confidentiality agreement and the full plan. Leave your details and we'll send you a private link to a deal.

Ask for a private link

The proof

When you show a Danish investor a number, it's right.

Every figure is exact to the krone and computed under the Danish rules that apply, and they all agree with each other, so there is no silent spreadsheet error waiting to surface in front of an investor. It is tested against the Danish rules that apply and on real Danish addresses, not on a mock-up.

✓ correct to the krone, under Danish rulesrevenue, moms, cash flow and returns all agree

Who it's for

Built around the person who does the work.

For the analyst

It keeps you inside the platform, not in Excel.

You get a draft, ready to check: every mechanical step done, every source shown, every decision left to you. You still read the drawing, set the price and decide. It never overwrites your conclusion.

For the owner

The method stops living in one person's head.

It lives in the platform, so a second analyst is productive in weeks, and the work does not stop when your best one is away. The same discipline, every deal, and a curated way to raise the money behind it.

For the investor

The same numbers the developer stakes their own money on.

You are not reading a pitch. You are reading the underwriting, with the workings behind every line, in a market the platform speaks natively. The return you see is computed by the model from the developer's inputs, not written by a salesperson.

Questions

The things worth asking.

What does it do for my analyst?

It gives them their hours back. The desk-check from the registers, the sixty cash-flow formulas, and the same tables for the fifth time: done and cited before they look. They spend the day on the calls that decide a deal, the price, the risk, the investor. One analyst underwrites more buildings and buys the right five.

Who sees my numbers?

You decide, line by line. Your workings stay yours. When you raise, you choose the tier: a teaser with the returns and the ask, or the full plan behind a signed confidentiality undertaking. Every share is one named investor, one private link, recorded.

How do I get started?

Type an address. Certo assembles the desk-check from the public registers and puts the red flags on top. You set your assumptions once, and they carry to every deal after. Your first appraisal is ready the same afternoon.

Where does it work?

Denmark, natively: floor area and units as you set them, the building permit and utility connections, tinglysningsafgift, 25% moms and 22% company tax (selskabsskat) by the rules that apply, and grundskyld as your own yearly assumption. The jurisdiction pack is built to travel; tell us where you build and we add it.

What does it cost?

A fraction of one wrong deal. Pricing follows your firm and how you work; we walk you through it on the call, with no obligation.

How do I get deals?

Developers invite you: a private link per deal, in your name, with the teaser and, behind your signature, the full plan. That is the private network live today. A curated marketplace, where vetted investors browse vetted deals across developers, is on the roadmap; ask us to be on the list.

Why should I trust the numbers?

Because they are the developer's own working model, not a document prepared for investors. The platform computes every figure from the inputs, checks revenue, VAT, cash flow and returns against each other, and shows its workings. Returns are projections, labelled as such.

What do I sign, and where?

A confidentiality and non-circumvention undertaking, online, before the full plan opens. A simple electronic signature: your typed name, a checkbox, the time, and the exact text you accepted, kept by the developer.