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Package 2 · The portfolio

The portfolio is the starting point — not the result.

The building stock as a register: identified, prioritised and justified.

Digital Property Portfolio is for owners who already hold the portfolio: from 2 to 100 buildings and beyond. Every building is registered, a sample is reviewed, and each building is given a treatment class from full model to register only. The unit price is measured on reference buildings before it is applied to the rest — and the portfolio is allowed to change along the way.

Digital Property Portfolio is for municipalities, regions, the state and social housing with a building stock that has to be identified under the rules on energy efficiency in the public sector. The register answers the regulation's four questions — owned, heated, above 250 m², below energy label B on 1 January 2024 — and the selection is justified on profitability calculated from consumption.

Four mechanisms

What makes the price honest across a portfolio.

01 · Stratification

All are registered, a sample is reviewed

The portfolio is segmented, and the review is placed where the budget is — not where the floor area is.

02 · The treatment ladder

A, B, C or D per building

Full model, light model, data package without 3D, or register only. The class decides what gets scanned — and what it costs.

03 · The unit price is measured

Reference buildings, not a quote per case

One to five reference buildings depending on the size of the portfolio. The price per building in the rollout is the measured one, not the midpoint of a range.

04 · The portfolio moves

Purchases, sales and demolition along the way

Additions are invoiced at the unit price, removals are credited if work has not begun. Everything is recorded in the portfolio change log.

One rule that prevents the most common disagreement

The price is calculated per building, not per property. One property can hold several buildings. The property list in phase 0 counts them, and the phase 1 price is calculated directly from the number marked "Yes" in the "Included" column.

The process

The portfolio is known from day one. That is why the prioritisation sits in phase 1 — and the roll-out in waves afterwards.

Every building is recorded, a sample is reviewed, every building gets a treatment class, and the price per class is measured on reference buildings before it is used on the rest. Click a step and see what happens, what you get, and what the gate onwards requires.

Phase 0 · 1–2 weeks

Agreement

The portfolio is known from day one. Phase 0 turns it into a list you can calculate on — and the price of phase 1 is calculated from it. Deducted in full from phase 1.

What happens

Property list with BFE and building numbers, use, area and energy label — "Yes" against the buildings to include
Company and authority matrix: who owns what, and who may decide for which buildings
Scope and proposal calculated from the number of buildings marked "Yes"
Framework agreement and data processing agreement

Deliverables

Property list
Company and authority matrix
Proposal and framework agreement
Data processing agreement

The gate onwardsProperty list approved and agreement signed → phase 1

The clientProvides the list from the property system or the spreadsheet — and names the person who can sign for all companies.

Prices · excl. VAT

Five phases. One from-price per phase — calculated per building, not per property.

Phases 0 and 1 have a fixed price from day one, calculated from the number of buildings marked "Yes" in the property list. Phases 2–4 are agreed once the portfolio strategy has shown which buildings get which treatment class.

Phase 0AgreementProperty list, company and authority matrix, scope and framework agreement — credited in full against phase 1from12,500 DKK

Phase 1Review and portfolio strategyPortfolio register, segmentation, energy label against measured consumption · M1 · treatment model, unit price, business casefrom59,000 DKK

Phase 2PilotThe reference buildings are measured — 1 to 5 depending on portfolio size, 10 % discount on the 2nd and 3rdfrom139,000 DKK per building

Phase 3RolloutProgramme plus class price per building — A full model, B light model, C data package, D register only — plus dashboardfrom229,000 DKK + per building

Phase 4Partnership20, 35, 55 or 85 hours per month — with onboarding of acquired properties and a data package on divestmentfrom19,500 DKK per month

What the price follows

The number of buildings. Phase 1 is a ladder — 2–5, 6–15 and 16–25 buildings, above that a falling price per building. The class price per building in phase 3 runs from DKK 2,400 for a register only up to a full model. You get the fixed price after an hour of scoping with the property list in hand.

Payment

Net 14 days. Phase 0 is paid on signing and credited in full against phase 1. Phase 1 up to DKK 179,000 is paid in advance with a 3 % discount — above that, half in advance and half at milestone M1. Phase 2 in three instalments, phase 3 per deliverable, phase 4 monthly in advance. Partner services — scanning, platform — at the partner's price plus 12 % for specifying, ordering and checking.

Why now

Green mortgage finance and mis-prioritisation. Not CSRD.

Digitisation does not deliver the energy saving. It delivers the prioritisation — the difference between refurbishing by measured consumption and by an energy label. Count the whole saving and the payback period drops below three years, and that figure does not hold up under scrutiny. With the honest boundary, our demo portfolio came out at 6.6 years.

Financing

Green mortgage finance requires energy label A or B, or at least a 30 % reduction in primary energy demand. The equivalence to the "top 15 %" is documented for Denmark: residential A below 64, B 64–85 kWh/m² primary energy; commercial A below 82, B 82–96.

Mis-prioritisation

The calculation behind the energy label overestimates consumption in poorly insulated buildings and underestimates it in efficient ones. A poor label makes a refurbishment look better on paper than it turns out to be. Measured consumption first.

Subsidies that actually exist

The Danish business energy fund is the only national scheme for privately owned commercial property: DKK 0.20 per kWh saved per year, envelope measures require at least a 20 % improvement, first come first served. It requires a data basis that can document the saving.

Prices · excl. VAT

Five phases. One from-price per phase — the class price per building is the same as for private clients.

The work on the individual building is the same whoever owns it. The public-sector supplement sits in the programme and the pilot, where the selection under the regulation, the procurement strategy and the records and archiving plan are built once.

Phase 0Agreement and procurement basisProposal, ESPD, conflict of interest, ABR 18 framework agreement, e-invoicing basis, labour clause — credited in full against phase 1from24,500 DKK

Phase 1Review and portfolio strategyPortfolio register against the regulation's four questions · M1 · strategy, business case and procurement strategy for the rolloutfrom129,000 DKK

Phase 2PilotThe reference buildings are measured and documented, 10 % discount on the 2nd and 3rdfrom150,000 DKK per building

Phase 3RolloutProgramme plus class price per building — A, B, C or D — plus dashboard; the waves are tendered where the threshold requires itfrom289,000 DKK + per building

Phase 4Partnership20, 35, 55 or 85 hours per month, charged to the operating budgetfrom19,500 DKK per month

What the price follows

The number of buildings in the stock. Phase 1 is a ladder — 5–15, 16–30 and 31–60 buildings, above that a falling price per building. Phases 0 and 1 can be awarded without a tender at every step; the rollout is tendered once the total value reaches the threshold.

Payment

No advance payment. Each instalment is tied to a deliverable and invoiced in arrears, net 30 days, as an e-invoice to the EAN number with a requisition number. Phase 1 in three instalments — portfolio register, milestone M1, approved strategy. Phase 3 programme 40/60 and waves 30/70. As a rule you order registration and platform yourselves as an owner-supplied service, so the amount does not count towards the threshold.

The rules behind it

The building stock is defined on data. The cut-off date does not move.

The executive order on energy efficiency in the public sector requires 1.9 % less energy consumption per year and 3 % of the building stock below energy label B identified each year for refurbishment to nearly zero-energy standard by 2040. The stock is the one that was below B on 1 January 2024 — and it gets harder to reconstruct the longer you wait.

Borrowing capacity

Energy-saving measures carry automatic borrowing capacity for municipalities and regions and trigger no deposit requirement. That solves the financing — not the capital expenditure ceiling. It is stated as a plain-speaking note in our material, and it is stated here too.

The procurement strategy sits in phase 1

The rollout usually has to be tendered, and the tender window is the longest item in the timetable. That is why the procurement strategy is a step 1B document, not a phase 3 document. Phases 0 and 1 can be awarded without a tender on all three packages.

Social housing

The Danish operations order requires a maintenance and renewal plan covering at least 30 years and an external building survey every 5 years. The register is built so the plan can draw on it. Whether the 3 % requirement applies to social housing is disputed — we present it as exactly that.

Questions we get

The honest answer.

How many reference buildings do we pay for?

It scales: 2–5 buildings give 1 reference, 6–15 give 2, 16–40 give 3, 41–100 give 4, above 100 give 5. Segments without their own reference are derived with a segment factor. On a portfolio of 24 buildings that saves around DKK 578,000 against one reference per segment.

What if we sell a building mid-way through?

A removal is credited if work on the building has not begun, and the building gets a data package to go with the sale. Additions are invoiced at the measured unit price. Everything is recorded in the portfolio change log, so the invoice can be read against it.

Is the portfolio held in several companies?

That is common. The company and authority matrix in phase 0 settles who is invoiced for what, and who can sign. It takes an hour in phase 0 and saves months later.

Can we make do with the energy labels?

For prioritising refurbishment: no, not on their own. The label is a calculation on standard assumptions, and the error runs in the opposite direction to what people assume. For documenting things to a lender: yes, the label is what they require — and that is exactly why it has to be up to date.

Next step

Send us the property list. Then we calculate the phase 1 price from the number of buildings — and send the spreadsheet with it.

30 minutes, free of charge. The four-page briefing with the whole phase 1 ladder and worked examples is available as a PDF in exchange for an email address.

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