diff --git a/src/components/supply/PropertyIntelligenceCard.tsx b/src/components/supply/PropertyIntelligenceCard.tsx
index 7e1937c..bcc7266 100644
--- a/src/components/supply/PropertyIntelligenceCard.tsx
+++ b/src/components/supply/PropertyIntelligenceCard.tsx
@@ -1,7 +1,7 @@
 import { memo } from 'react'
 import { Box, Chip, LinearProgress, Tooltip, Typography } from '@mui/material'
 import { MapPin } from 'lucide-react'
-import { getAssetTypeColor, getAssetTypeLabel, getAvailabilityLabel } from './propertyHelpers'
+import { getAssetTypeColor, getAssetTypeLabel } from './propertyHelpers'
 import { DS_TEXT, DS_BORDER } from '../../lib/ds'
 import type { Property } from '../../domain/property'
 
@@ -11,10 +11,37 @@ interface Props {
   inquiryCount?: number
 }
 
-const AVAIL_STYLE: Record<string, { bg: string; text: string }> = {
-  AVAILABLE_NOW:  { bg: '#dcfce7', text: '#1d6342' },
-  AVAILABLE_SOON: { bg: '#fef9c3', text: '#a16207' },
-}
+// Occupancy status — the property manager's primary lens
+const STATUS_CONFIG = {
+  AVAILABLE_NOW: {
+    dot:   '#b91c1c',
+    bg:    '#fef2f2',
+    border:'#fecaca',
+    text:  '#b91c1c',
+    label: 'Verfügbar',
+  },
+  AVAILABLE_SOON: {
+    dot:   '#a16207',
+    bg:    '#fffbeb',
+    border:'#fde68a',
+    text:  '#a16207',
+    label: 'Bald frei',
+  },
+  OCCUPIED: {
+    dot:   '#1d6342',
+    bg:    '#f0fdf4',
+    border:'#bbf7d0',
+    text:  '#1d6342',
+    label: 'Vermietet',
+  },
+  FUTURE_SIGNAL: {
+    dot:   '#5b3f8a',
+    bg:    '#faf7ff',
+    border:'#e9d5ff',
+    text:  '#5b3f8a',
+    label: 'Geplante Verfügbarkeit',
+  },
+} as const
 
 const FIT_OUT_META: Record<string, { label: string; tip: string }> = {
   SHELL:   { label: 'Rohbau',         tip: 'Keine Einbauten — volle Ausbauinvestition.' },
@@ -25,16 +52,16 @@ const FIT_OUT_META: Record<string, { label: string; tip: string }> = {
 
 export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({ property: p, onSelect, inquiryCount }: Props) {
   const confPct = Math.round(p.confidenceScore * 100)
-  const annualRent = Math.round(p.areaSqm * p.rentPricePerSqm / 1000)
-  const availStyle = AVAIL_STYLE[p.availabilityStatus] ?? { bg: '#f4f3f0', text: '#9a9a9a' }
   const assetColor = getAssetTypeColor(p.assetType)
   const hasImage = !!p.images?.[0]
-
-  // Inquiry count style — highlight if there's active interest
   const hasInquiries = (inquiryCount ?? 0) > 0
-  const inquiryStyle = hasInquiries
-    ? { bg: '#fffbeb', text: '#a16207', border: '#fde68a' }
-    : { bg: '#f9f8f6', text: '#9a9a9a', border: DS_BORDER.muted }
+
+  const statusKey = p.availabilityStatus as keyof typeof STATUS_CONFIG
+  const status = STATUS_CONFIG[statusKey] ?? STATUS_CONFIG.OCCUPIED
+
+  const availDate = p.availabilityDate
+    ? new Date(p.availabilityDate).toLocaleDateString('de-CH', { month: 'short', year: '2-digit' })
+    : null
 
   return (
     <Box
@@ -51,8 +78,8 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
         '&:hover': { borderColor: '#c8c7c4' },
       }}
     >
-      {/* ── Image ── */}
-      <Box sx={{ position: 'relative', height: 160, flexShrink: 0, bgcolor: '#f4f3f0', overflow: 'hidden' }}>
+      {/* ── Image — clean, no text overlay ── */}
+      <Box sx={{ position: 'relative', height: 150, flexShrink: 0, bgcolor: '#f4f3f0', overflow: 'hidden' }}>
         {hasImage ? (
           <Box component="img" src={p.images![0]} alt={p.title}
             sx={{ width: '100%', height: '100%', objectFit: 'cover', display: 'block' }} />
@@ -66,44 +93,29 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
           </Box>
         )}
 
-        <Box sx={{ position: 'absolute', inset: 0, background: 'linear-gradient(to top, rgba(0,0,0,0.5) 0%, transparent 50%)' }} />
-
-        {/* Badges: asset type + availability */}
-        <Box sx={{ position: 'absolute', top: 10, left: 10, display: 'flex', gap: 0.5 }}>
-          <Box sx={{ bgcolor: 'rgba(0,0,0,0.55)', borderRadius: '5px', px: 0.75, py: 0.25 }}>
-            <Typography sx={{ fontSize: '0.65rem', fontWeight: 600, color: 'white', lineHeight: 1.3 }}>
-              {getAssetTypeLabel(p.assetType)}
-            </Typography>
-          </Box>
-          <Box sx={{ bgcolor: availStyle.bg, borderRadius: '5px', px: 0.75, py: 0.25 }}>
-            <Typography sx={{ fontSize: '0.65rem', fontWeight: 600, color: availStyle.text, lineHeight: 1.3 }}>
-              {getAvailabilityLabel(p.availabilityStatus)}
-            </Typography>
-          </Box>
-        </Box>
-
-        {/* Bottom — annual rent hero */}
-        <Box sx={{ position: 'absolute', bottom: 10, left: 12, right: 12, display: 'flex', justifyContent: 'space-between', alignItems: 'flex-end' }}>
-          <Box>
-            <Typography sx={{ color: 'rgba(255,255,255,0.75)', fontSize: '0.62rem', lineHeight: 1 }}>
-              Jahresmiete ca.
-            </Typography>
-            <Typography sx={{
-              fontFamily: '"DM Serif Display", serif',
-              fontWeight: 400, fontSize: '1.375rem',
-              color: 'white', lineHeight: 1.15,
-            }}>
-              CHF {annualRent}k
-            </Typography>
-          </Box>
-          <Typography sx={{ color: 'rgba(255,255,255,0.8)', fontSize: '0.72rem', fontWeight: 500 }}>
-            {p.rentPricePerSqm} CHF/m²/J
+        {/* Single neutral asset-type label */}
+        <Box sx={{ position: 'absolute', top: 10, left: 10, bgcolor: 'rgba(0,0,0,0.50)', borderRadius: '5px', px: 0.75, py: 0.25 }}>
+          <Typography sx={{ fontSize: '0.65rem', fontWeight: 600, color: 'white', lineHeight: 1.3 }}>
+            {getAssetTypeLabel(p.assetType)}
           </Typography>
         </Box>
       </Box>
 
       {/* ── Body ── */}
-      <Box sx={{ p: 1.75, display: 'flex', flexDirection: 'column', gap: 1.25, flex: 1 }}>
+      <Box sx={{ px: 1.75, pt: 1.5, pb: 1.75, display: 'flex', flexDirection: 'column', gap: 1.125, flex: 1 }}>
+
+        {/* ── Occupancy status — primary decision indicator ── */}
+        <Box sx={{
+          display: 'inline-flex', alignItems: 'center', gap: 0.75,
+          bgcolor: status.bg, border: `1px solid ${status.border}`,
+          borderRadius: 1.5, px: 1, py: 0.5, alignSelf: 'flex-start',
+        }}>
+          <Box sx={{ width: 7, height: 7, borderRadius: '50%', bgcolor: status.dot, flexShrink: 0 }} />
+          <Typography sx={{ fontSize: '0.75rem', fontWeight: 600, color: status.text, lineHeight: 1 }}>
+            {status.label}
+            {p.availabilityStatus === 'AVAILABLE_SOON' && availDate ? ` · ab ${availDate}` : ''}
+          </Typography>
+        </Box>
 
         {/* Title + location */}
         <Box>
@@ -118,9 +130,8 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
           </Box>
         </Box>
 
-        {/* 3 key metrics: Fläche · Frei ab · Anfragen */}
+        {/* 3 key metrics: Fläche · Miete/m² · Anfragen */}
         <Box sx={{ display: 'flex', gap: 0.875 }}>
-          {/* Fläche */}
           <Box sx={{ flex: 1, bgcolor: '#f9f8f6', borderRadius: 1.5, px: 1, py: 0.875, textAlign: 'center', border: `1px solid ${DS_BORDER.muted}` }}>
             <Typography sx={{ fontSize: '0.58rem', color: DS_TEXT.muted, textTransform: 'uppercase', letterSpacing: '0.04em', mb: 0.25 }}>
               Fläche
@@ -130,21 +141,21 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
             </Typography>
           </Box>
 
-          {/* Frei ab */}
           <Box sx={{ flex: 1, bgcolor: '#f9f8f6', borderRadius: 1.5, px: 1, py: 0.875, textAlign: 'center', border: `1px solid ${DS_BORDER.muted}` }}>
             <Typography sx={{ fontSize: '0.58rem', color: DS_TEXT.muted, textTransform: 'uppercase', letterSpacing: '0.04em', mb: 0.25 }}>
-              Frei ab
+              Miete
             </Typography>
             <Typography sx={{ fontWeight: 700, fontSize: '0.875rem', color: DS_TEXT.primary }}>
-              {p.availabilityDate
-                ? new Date(p.availabilityDate).toLocaleDateString('de-CH', { month: 'short', year: '2-digit' })
-                : '—'}
+              {p.rentPricePerSqm} <Typography component="span" sx={{ fontSize: '0.65rem', fontWeight: 400, color: DS_TEXT.muted }}>CHF/m²/J</Typography>
             </Typography>
           </Box>
 
-          {/* Anfragen */}
           <Tooltip title={hasInquiries ? `${inquiryCount} aktive Anfragen` : 'Noch keine Anfragen'} placement="top" arrow>
-            <Box sx={{ flex: 1, bgcolor: inquiryStyle.bg, borderRadius: 1.5, px: 1, py: 0.875, textAlign: 'center', border: `1px solid ${inquiryStyle.border}` }}>
+            <Box sx={{
+              flex: 1, borderRadius: 1.5, px: 1, py: 0.875, textAlign: 'center',
+              bgcolor: hasInquiries ? '#fffbeb' : '#f9f8f6',
+              border: `1px solid ${hasInquiries ? '#fde68a' : DS_BORDER.muted}`,
+            }}>
               <Typography sx={{ fontSize: '0.58rem', color: hasInquiries ? '#a16207' : DS_TEXT.muted, textTransform: 'uppercase', letterSpacing: '0.04em', mb: 0.25 }}>
                 Anfragen
               </Typography>
@@ -167,22 +178,16 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
             )
           })()}
           {p.contractDurationMonths && (
-            <Chip
-              label={`${p.contractDurationMonths}M Vertrag`}
-              size="small"
-              sx={{ height: 22, fontSize: '0.7rem', bgcolor: '#f4f3f0', color: DS_TEXT.secondary, border: `1px solid ${DS_BORDER.default}` }}
-            />
+            <Chip label={`${p.contractDurationMonths}M Vertrag`} size="small"
+              sx={{ height: 22, fontSize: '0.7rem', bgcolor: '#f4f3f0', color: DS_TEXT.secondary, border: `1px solid ${DS_BORDER.default}` }} />
           )}
           {p.softFactors?.publicTransportMinutes != null && (
-            <Chip
-              label={`${p.softFactors.publicTransportMinutes} min ÖV`}
-              size="small"
-              sx={{ height: 22, fontSize: '0.7rem', bgcolor: '#f4f3f0', color: DS_TEXT.secondary, border: `1px solid ${DS_BORDER.default}` }}
-            />
+            <Chip label={`${p.softFactors.publicTransportMinutes} min ÖV`} size="small"
+              sx={{ height: 22, fontSize: '0.7rem', bgcolor: '#f4f3f0', color: DS_TEXT.secondary, border: `1px solid ${DS_BORDER.default}` }} />
           )}
         </Box>
 
-        {/* Data completeness — tells the manager if their listing is ready to match */}
+        {/* Data completeness — tells manager if listing is visible to matching */}
         <Box sx={{ mt: 'auto' }}>
           <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', mb: 0.5 }}>
             <Typography sx={{ fontSize: '0.62rem', color: DS_TEXT.disabled, textTransform: 'uppercase', letterSpacing: '0.05em' }}>
@@ -192,14 +197,9 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
               {confPct}%
             </Typography>
           </Box>
-          <LinearProgress
-            variant="determinate"
-            value={confPct}
-            sx={{
-              height: 3, borderRadius: 2, bgcolor: '#f4f3f0',
-              '& .MuiLinearProgress-bar': { bgcolor: '#152642', borderRadius: 2 },
-            }}
-          />
+          <LinearProgress variant="determinate" value={confPct}
+            sx={{ height: 3, borderRadius: 2, bgcolor: '#f4f3f0',
+              '& .MuiLinearProgress-bar': { bgcolor: '#152642', borderRadius: 2 } }} />
         </Box>
       </Box>
     </Box>