fix(ai): realistic pre-market rent recommendation — annual units + anchor on current price

- getMarketRent now returns CHF/m²/YEAR (stored medians are monthly → ×12); fixes annual-vs-monthly mismatch that also affected MarketPricePanel and NegotiationInsightsPanel
- recommendPreMarketRent: anchor on the unit's current rent and adjust within a bounded ±15% by market momentum (vacancy=supply, demand strength, days-on-market, trend) instead of jumping to the city-wide (prime-skewed) median — no more "double the price" suggestions; median only used as a headroom check
- tests updated to annual market values

Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>

src/lib/__tests__/rentEstimate.test.ts

@@ -2,28 +2,28 @@ import { describe, it, expect } from 'vitest'
 import { estimateMarketRent, suggestFutureRent } from '../rentEstimate'
 
 describe('estimateMarketRent', () => {
+  // Zürich OFFICE median = 42/Monat → 504/Jahr (getMarketRent rechnet ×12)
   it('flags asking rent clearly above the city median as ABOVE', () => {
-    // Zürich OFFICE median = 42
-    const est = estimateMarketRent('Zürich', 'OFFICE', 60)
+    const est = estimateMarketRent('Zürich', 'OFFICE', 600)
     expect(est).not.toBeNull()
     expect(est!.verdict).toBe('ABOVE')
     expect(est!.deltaPct).toBeGreaterThan(5)
-    expect(est!.fairRentPerSqm).toBe(42)
+    expect(est!.fairRentPerSqm).toBe(504)
   })
 
   it('flags asking rent clearly below median as BELOW', () => {
-    const est = estimateMarketRent('Zürich', 'OFFICE', 30)
+    const est = estimateMarketRent('Zürich', 'OFFICE', 400)
     expect(est!.verdict).toBe('BELOW')
     expect(est!.deltaPct).toBeLessThan(-5)
   })
 
   it('treats near-median asking rent as AT (within ±5%)', () => {
-    const est = estimateMarketRent('Zürich', 'OFFICE', 43)
+    const est = estimateMarketRent('Zürich', 'OFFICE', 510)
     expect(est!.verdict).toBe('AT')
   })
 
   it('returns null for unknown city', () => {
-    expect(estimateMarketRent('Atlantis', 'OFFICE', 40)).toBeNull()
+    expect(estimateMarketRent('Atlantis', 'OFFICE', 480)).toBeNull()
   })
 
   it('suggestFutureRent indexes by the city rent trend', () => {

src/lib/locationIntelligence.ts

@@ -6,9 +6,9 @@ export interface CityIntelligence {
   purchasingPowerIndex: number    // Kaufkraft-Index (CH = 100)
   dominantIndustryClusters: string[]
   plannedInfrastructure: { project: string; timeline: string; impact: string }[]
-  medianRentOffice: number        // CHF/m² für Bürofläche
-  medianRentLogistics: number
-  medianRentRetail: number
+  medianRentOffice: number        // CHF/m²/Monat (Bürofläche) — getMarketRent rechnet auf Jahr um
+  medianRentLogistics: number     // CHF/m²/Monat
+  medianRentRetail: number        // CHF/m²/Monat
   avgDaysOnMarket: number         // Durchschnittliche Tage bis Vermietung
   demandStrength: 'LOW' | 'MEDIUM' | 'HIGH' | 'VERY_HIGH'
   taxIndexCanton: number          // Steuerindex 100 = CH-Mittel
@@ -137,13 +137,15 @@ export function getCityIntelligence(city: string): CityIntelligence | null {
   return key ? CITY_INTELLIGENCE[key] : null
 }
 
+/** Median-Marktmiete in CHF/m²/**Jahr** (Daten sind monatlich gespeichert → ×12), passend zu property.rentPricePerSqm. */
 export function getMarketRent(city: string, assetType: string): number | null {
   const intel = getCityIntelligence(city)
   if (!intel) return null
-  if (assetType === 'OFFICE') return intel.medianRentOffice
-  if (assetType === 'LOGISTICS' || assetType === 'LIGHT_INDUSTRIAL') return intel.medianRentLogistics
-  if (assetType === 'RETAIL') return intel.medianRentRetail
-  return intel.medianRentOffice
+  const monthly =
+    assetType === 'LOGISTICS' || assetType === 'LIGHT_INDUSTRIAL' ? intel.medianRentLogistics
+    : assetType === 'RETAIL' ? intel.medianRentRetail
+    : intel.medianRentOffice
+  return monthly * 12
 }
 
 // ── City coordinates (WGS84) ─────────────────────────────────────────────────