diff --git a/src/components/supply/PreMarketPanel.tsx b/src/components/supply/PreMarketPanel.tsx
index 57b1b86..4d83b54 100644
--- a/src/components/supply/PreMarketPanel.tsx
+++ b/src/components/supply/PreMarketPanel.tsx
@@ -188,6 +188,7 @@ export function PreMarketPanel({ p }: { p: Property }) {
 
             {(p.units?.length ?? 0) > 0 && (
               <PreMarketUnitGrid
+                property={p}
                 units={p.units!}
                 unitStates={unitStates}
                 unitSaving={unitSaving}
diff --git a/src/components/supply/PreMarketUnitGrid.tsx b/src/components/supply/PreMarketUnitGrid.tsx
index 5774f2f..b7a1f96 100644
--- a/src/components/supply/PreMarketUnitGrid.tsx
+++ b/src/components/supply/PreMarketUnitGrid.tsx
@@ -1,8 +1,12 @@
-import { Box, CircularProgress, Switch, TextField, Tooltip, Typography } from '@mui/material'
-import { EyeOff } from 'lucide-react'
+import { useState } from 'react'
+import { Box, CircularProgress, Collapse, IconButton, Switch, TextField, Tooltip, Typography } from '@mui/material'
+import { EyeOff, Pencil } from 'lucide-react'
 import type { Property } from '../../domain/property'
-import { DS_PRE_MARKET, DS_TEXT } from '../../lib/ds'
+import { DS_BORDER, DS_PRE_MARKET, DS_TEXT } from '../../lib/ds'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { resolveUnitFacts } from '../../lib/unitFacts'
 import { floorLabel } from './PropertyDetailHelpers'
+import { UnitFieldsEditor } from './UnitFieldsEditor'
 
 type PropertyUnit = NonNullable<Property['units']>[number]
 
@@ -13,6 +17,7 @@ export interface UnitReleaseState {
 }
 
 interface Props {
+  property: Property
   units: PropertyUnit[]
   unitStates: Record<string, UnitReleaseState>
   unitSaving: Record<string, boolean>
@@ -20,7 +25,9 @@ interface Props {
   saveUnit: (unitId: string, enabled: boolean, availableFrom: string, anonymous: boolean) => Promise<void>
 }
 
-export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates, saveUnit }: Props) {
+export function PreMarketUnitGrid({ property, units, unitStates, unitSaving, setUnitStates, saveUnit }: Props) {
+  const [editing, setEditing] = useState<string | null>(null)
+
   return (
     <Box sx={{ mt: 1.25, pt: 1.25, borderTop: `1px solid ${DS_PRE_MARKET.border}` }}>
       <Typography variant="caption" sx={{ fontWeight: 700, color: '#4c1d95', textTransform: 'uppercase', letterSpacing: 0.5, fontSize: '0.63rem', display: 'block', mb: 0.875 }}>
@@ -28,100 +35,120 @@ export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates
       </Typography>
       {units.map(u => {
         const us = unitStates[u.id] ?? { enabled: false, availableFrom: '', anonymous: false }
+        const f = resolveUnitFacts(property, u)
+        const fitLabel = f.fitOut ? (FIT_OUT_LABELS[f.fitOut] ?? f.fitOut) : null
+        const needsBuild = f.fitOut === 'SHELL' || f.fitOut === 'BASIC'
+        const detailParts: string[] = []
+        if (fitLabel) detailParts.push(fitLabel)
+        if (needsBuild) detailParts.push(`Träger: ${f.fitOutByLandlord ? 'Vermieter' : 'Mieter'}`)
+        if (f.parkingSpots != null) detailParts.push(`${f.parkingSpots} PP`)
+        detailParts.push(u.expectedRentPerSqm ? `erwartet CHF ${u.expectedRentPerSqm}/m²` : `CHF ${f.rentPricePerSqm}/m²`)
+
         return (
-          <Box
-            key={u.id}
-            sx={{
-              display: 'grid', gridTemplateColumns: '1fr 140px auto',
-              gap: 1, alignItems: 'start', py: 0.875,
-              borderBottom: '1px solid #f3e8ff',
-              '&:last-child': { borderBottom: 'none' },
-            }}
-          >
-            {/* Unit info + anonym toggle (shown when enabled) */}
-            <Box>
-              <Typography sx={{ fontSize: '0.72rem', fontWeight: 600, color: DS_TEXT.primary }}>
-                {floorLabel(u)}{u.unitLabel ? ` · ${u.unitLabel}` : ''}
-              </Typography>
-              <Typography sx={{ fontSize: '0.65rem', color: DS_TEXT.muted }}>
-                {u.areaSqm.toLocaleString('de-CH')} m²
-              </Typography>
-              {us.enabled && (
-                <Tooltip title="Adresse und Objektname werden im Matching-Feed ausgeblendet — Interessenten sehen nur Fläche, Typ und Standortregion">
-                  <Box
-                    sx={{
-                      display: 'inline-flex', alignItems: 'center', gap: 0.5, mt: 0.625,
-                      px: 0.75, py: 0.25, borderRadius: 1,
-                      border: '1px solid',
-                      borderColor: us.anonymous ? '#ddd6fe' : '#e2e8f0',
-                      bgcolor: us.anonymous ? '#f5f3ff' : 'transparent',
-                      cursor: 'pointer',
-                      transition: 'background 0.15s, border-color 0.15s',
-                    }}
-                    onClick={() => {
-                      const next = { ...us, anonymous: !us.anonymous }
-                      setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                      saveUnit(u.id, us.enabled, us.availableFrom, !us.anonymous)
-                    }}
-                  >
-                    <EyeOff size={11} color={us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8'} />
-                    <Typography sx={{ fontSize: '0.62rem', fontWeight: us.anonymous ? 700 : 400, color: us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8', lineHeight: 1 }}>
-                      Anonym
-                    </Typography>
-                    <Switch
-                      size="small"
-                      checked={us.anonymous}
-                      onChange={(_, checked) => {
-                        const next = { ...us, anonymous: checked }
-                        setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                        saveUnit(u.id, us.enabled, us.availableFrom, checked)
-                      }}
-                      onClick={e => e.stopPropagation()}
+          <Box key={u.id} sx={{ borderBottom: '1px solid #f3e8ff', '&:last-child': { borderBottom: 'none' }, py: 0.875 }}>
+            <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 140px auto', gap: 1, alignItems: 'start' }}>
+              {/* Unit info + anonym toggle (shown when enabled) */}
+              <Box>
+                <Typography sx={{ fontSize: '0.72rem', fontWeight: 600, color: DS_TEXT.primary }}>
+                  {floorLabel(u)}{u.unitLabel ? ` · ${u.unitLabel}` : ''}
+                </Typography>
+                <Typography sx={{ fontSize: '0.65rem', color: DS_TEXT.muted }}>
+                  {u.areaSqm.toLocaleString('de-CH')} m²
+                </Typography>
+                {us.enabled && (
+                  <Tooltip title="Adresse und Objektname werden im Matching-Feed ausgeblendet — Interessenten sehen nur Fläche, Typ und Standortregion">
+                    <Box
                       sx={{
-                        width: 28, height: 16, p: 0,
-                        '& .MuiSwitch-switchBase': { p: '2px', '&.Mui-checked': { transform: 'translateX(12px)', color: '#fff' } },
-                        '& .MuiSwitch-thumb': { width: 12, height: 12 },
-                        '& .MuiSwitch-track': { borderRadius: 8, bgcolor: '#cbd5e1' },
-                        '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                        display: 'inline-flex', alignItems: 'center', gap: 0.5, mt: 0.625,
+                        px: 0.75, py: 0.25, borderRadius: 1,
+                        border: '1px solid',
+                        borderColor: us.anonymous ? '#ddd6fe' : '#e2e8f0',
+                        bgcolor: us.anonymous ? '#f5f3ff' : 'transparent',
+                        cursor: 'pointer',
+                        transition: 'background 0.15s, border-color 0.15s',
                       }}
-                    />
-                  </Box>
-                </Tooltip>
-              )}
-            </Box>
+                      onClick={() => {
+                        const next = { ...us, anonymous: !us.anonymous }
+                        setUnitStates(prev => ({ ...prev, [u.id]: next }))
+                        saveUnit(u.id, us.enabled, us.availableFrom, !us.anonymous)
+                      }}
+                    >
+                      <EyeOff size={11} color={us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8'} />
+                      <Typography sx={{ fontSize: '0.62rem', fontWeight: us.anonymous ? 700 : 400, color: us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8', lineHeight: 1 }}>
+                        Anonym
+                      </Typography>
+                      <Switch
+                        size="small"
+                        checked={us.anonymous}
+                        onChange={(_, checked) => {
+                          const next = { ...us, anonymous: checked }
+                          setUnitStates(prev => ({ ...prev, [u.id]: next }))
+                          saveUnit(u.id, us.enabled, us.availableFrom, checked)
+                        }}
+                        onClick={e => e.stopPropagation()}
+                        sx={{
+                          width: 28, height: 16, p: 0,
+                          '& .MuiSwitch-switchBase': { p: '2px', '&.Mui-checked': { transform: 'translateX(12px)', color: '#fff' } },
+                          '& .MuiSwitch-thumb': { width: 12, height: 12 },
+                          '& .MuiSwitch-track': { borderRadius: 8, bgcolor: '#cbd5e1' },
+                          '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                        }}
+                      />
+                    </Box>
+                  </Tooltip>
+                )}
+              </Box>
 
-            {/* Available-from date */}
-            <TextField
-              type="date"
-              size="small"
-              value={us.availableFrom}
-              disabled={!us.enabled}
-              slotProps={{ inputLabel: { shrink: true } }}
-              sx={{ '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 }, mt: 0.125 }}
-              onChange={e => {
-                const next = { ...us, availableFrom: e.target.value }
-                setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                if (us.enabled) saveUnit(u.id, true, e.target.value, us.anonymous)
-              }}
-            />
-
-            {/* Enabled toggle */}
-            <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5, mt: 0.25 }}>
-              {unitSaving[u.id] && <CircularProgress size={10} sx={{ color: DS_PRE_MARKET.accent }} />}
-              <Switch
+              {/* Available-from date */}
+              <TextField
+                type="date"
                 size="small"
-                checked={us.enabled}
-                onChange={(_, checked) => {
-                  const next = { ...us, enabled: checked }
+                value={us.availableFrom}
+                disabled={!us.enabled}
+                slotProps={{ inputLabel: { shrink: true } }}
+                sx={{ '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 }, mt: 0.125 }}
+                onChange={e => {
+                  const next = { ...us, availableFrom: e.target.value }
                   setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                  saveUnit(u.id, checked, us.availableFrom, us.anonymous)
-                }}
-                sx={{
-                  '& .MuiSwitch-switchBase.Mui-checked': { color: DS_PRE_MARKET.accent },
-                  '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                  if (us.enabled) saveUnit(u.id, true, e.target.value, us.anonymous)
                 }}
               />
+
+              {/* Edit + enabled toggle */}
+              <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.25, mt: 0.25 }}>
+                {unitSaving[u.id] && <CircularProgress size={10} sx={{ color: DS_PRE_MARKET.accent }} />}
+                <Tooltip title="Ausbau, Preis & Parkplätze dieser Einheit bearbeiten">
+                  <IconButton size="small" onClick={() => setEditing(editing === u.id ? null : u.id)} sx={{ p: 0.25, color: editing === u.id ? DS_PRE_MARKET.accent : DS_TEXT.disabled }}>
+                    <Pencil size={12} />
+                  </IconButton>
+                </Tooltip>
+                <Switch
+                  size="small"
+                  checked={us.enabled}
+                  onChange={(_, checked) => {
+                    const next = { ...us, enabled: checked }
+                    setUnitStates(prev => ({ ...prev, [u.id]: next }))
+                    saveUnit(u.id, checked, us.availableFrom, us.anonymous)
+                  }}
+                  sx={{
+                    '& .MuiSwitch-switchBase.Mui-checked': { color: DS_PRE_MARKET.accent },
+                    '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                  }}
+                />
+              </Box>
             </Box>
+
+            {/* Always-visible per-unit details */}
+            <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.62rem', display: 'block', mt: 0.25 }}>
+              {detailParts.join(' · ')}
+            </Typography>
+
+            {/* Inline editor (shared) */}
+            <Collapse in={editing === u.id}>
+              <Box sx={{ border: `1px solid ${DS_BORDER.default}`, borderRadius: 1, mt: 0.75, overflow: 'hidden' }}>
+                <UnitFieldsEditor property={property} unit={u} onClose={() => setEditing(null)} />
+              </Box>
+            </Collapse>
           </Box>
         )
       })}
diff --git a/src/components/supply/UnitFieldsEditor.tsx b/src/components/supply/UnitFieldsEditor.tsx
new file mode 100644
index 0000000..f752871
--- /dev/null
+++ b/src/components/supply/UnitFieldsEditor.tsx
@@ -0,0 +1,140 @@
+import { useState } from 'react'
+import { Box, Button, MenuItem, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
+import type { Property, PropertyUnit } from '../../domain/property'
+import { useUpdateUnit } from '../../hooks/useProperties'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { suggestFutureRent } from '../../lib/rentEstimate'
+import { DS_BORDER, DS_TEXT } from '../../lib/ds'
+
+const NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
+
+interface UnitDraft {
+  rentPricePerSqm?: number
+  availableFrom?: string
+  fitOut?: string
+  fitOutByLandlord?: boolean
+  mieterausbaubeitragPerSqm?: number
+  parkingSpots?: number
+  expectedRentPerSqm?: number
+}
+
+interface Props {
+  property: Property
+  unit: PropertyUnit
+  onClose: () => void
+}
+
+/** Shared per-unit editor: price, availability, fit-out, cost-bearer, MAB, parking allocation, expected price. */
+export function UnitFieldsEditor({ property, unit, onClose }: Props) {
+  const updateUnit = useUpdateUnit(property.id)
+  const [d, setD] = useState<UnitDraft>(() => ({
+    rentPricePerSqm: unit.rentPricePerSqm ?? property.rentPricePerSqm,
+    availableFrom: unit.availableFrom,
+    fitOut: unit.fitOut ?? '',
+    fitOutByLandlord: unit.fitOutByLandlord,
+    mieterausbaubeitragPerSqm: unit.mieterausbaubeitragPerSqm,
+    parkingSpots: unit.parkingSpots,
+    expectedRentPerSqm: unit.expectedRentPerSqm,
+  }))
+
+  const effFit = d.fitOut || property.hardFacts?.fitOut
+  const needsBuild = NEEDS_BUILD.has(effFit ?? '')
+  const suggestion = suggestFutureRent(property.location?.city ?? '', d.rentPricePerSqm ?? unit.rentPricePerSqm ?? property.rentPricePerSqm)
+
+  function save() {
+    const fit = (d.fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined
+    const nb = fit === 'SHELL' || fit === 'BASIC'
+    updateUnit.mutate({
+      unitId: unit.id,
+      data: {
+        rentPricePerSqm: d.rentPricePerSqm,
+        availableFrom: d.availableFrom || undefined,
+        fitOut: fit,
+        fitOutByLandlord: nb ? d.fitOutByLandlord : undefined,
+        mieterausbaubeitragPerSqm: nb && d.fitOutByLandlord === false ? d.mieterausbaubeitragPerSqm : undefined,
+        parkingSpots: d.parkingSpots,
+        expectedRentPerSqm: d.expectedRentPerSqm,
+      },
+    })
+    onClose()
+  }
+
+  return (
+    <Box sx={{ px: 2, py: 1.25, bgcolor: '#f8fafc', borderTop: `1px solid ${DS_BORDER.default}` }}>
+      <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.25 }}>
+        <TextField
+          label="Preis (CHF/m²/Jahr)" type="number" size="small"
+          value={d.rentPricePerSqm ?? ''}
+          onChange={e => setD(p => ({ ...p, rentPricePerSqm: parseInt(e.target.value) || undefined }))}
+          slotProps={{ htmlInput: { min: 0, step: 10 } }}
+          helperText="Leer = Objekt-Preis"
+        />
+        {unit.available && (
+          <TextField
+            label="Verfügbar ab" type="date" size="small"
+            slotProps={{ inputLabel: { shrink: true } }}
+            value={d.availableFrom ?? ''}
+            onChange={e => setD(p => ({ ...p, availableFrom: e.target.value }))}
+            helperText="Leer = sofort"
+          />
+        )}
+        <TextField
+          select size="small" label="Ausbaustandard"
+          value={d.fitOut ?? ''}
+          onChange={e => setD(p => ({ ...p, fitOut: e.target.value }))}
+        >
+          <MenuItem value="">Wie Objekt{property.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[property.hardFacts.fitOut] ?? property.hardFacts.fitOut})` : ''}</MenuItem>
+          <MenuItem value="SHELL">{FIT_OUT_LABELS.SHELL}</MenuItem>
+          <MenuItem value="BASIC">{FIT_OUT_LABELS.BASIC}</MenuItem>
+          <MenuItem value="FULL">{FIT_OUT_LABELS.FULL}</MenuItem>
+          <MenuItem value="PREMIUM">{FIT_OUT_LABELS.PREMIUM}</MenuItem>
+        </TextField>
+        <TextField
+          label="Parkplätze (Zuteilung)" type="number" size="small"
+          value={d.parkingSpots ?? ''}
+          onChange={e => setD(p => ({ ...p, parkingSpots: parseInt(e.target.value) || undefined }))}
+          slotProps={{ htmlInput: { min: 0 } }}
+          helperText={property.hardFacts?.parking != null ? `aus Objekt-Pool: ${property.hardFacts.parking}` : 'Leer = Objekt-Wert'}
+        />
+      </Box>
+
+      <Box sx={{ mt: 1.25 }}>
+        <TextField
+          label="Erwarteter Preis Pre-Market (CHF/m²)" type="number" size="small" fullWidth
+          value={d.expectedRentPerSqm ?? ''}
+          onChange={e => setD(p => ({ ...p, expectedRentPerSqm: parseInt(e.target.value) || undefined }))}
+          slotProps={{ htmlInput: { min: 0, step: 10 } }}
+          helperText={suggestion ? `Vorschlag (indexiert): CHF ${suggestion}/m² — leer = heutiger Preis` : 'Leer = heutiger Preis'}
+        />
+      </Box>
+
+      {needsBuild && (
+        <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1.25 }}>
+          <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
+          <ToggleButtonGroup
+            exclusive size="small"
+            value={d.fitOutByLandlord === undefined ? null : d.fitOutByLandlord ? 'landlord' : 'tenant'}
+            onChange={(_, v) => { if (v) setD(p => ({ ...p, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
+          >
+            <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+            <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+          </ToggleButtonGroup>
+          {d.fitOutByLandlord === false && (
+            <TextField
+              label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 160 }}
+              value={d.mieterausbaubeitragPerSqm ?? ''}
+              onChange={e => setD(p => ({ ...p, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
+              slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+            />
+          )}
+          <Typography variant="caption" sx={{ color: DS_TEXT.disabled }}>leer = wie Objekt</Typography>
+        </Box>
+      )}
+
+      <Box sx={{ display: 'flex', gap: 1, mt: 1.25, justifyContent: 'flex-end' }}>
+        <Button size="small" onClick={onClose} sx={{ textTransform: 'none', color: DS_TEXT.muted }}>Abbrechen</Button>
+        <Button size="small" variant="contained" onClick={save} sx={{ textTransform: 'none', bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }}>Speichern</Button>
+      </Box>
+    </Box>
+  )
+}
diff --git a/src/components/supply/UnitStructurePanel.tsx b/src/components/supply/UnitStructurePanel.tsx
index 418506a..2016d6f 100644
--- a/src/components/supply/UnitStructurePanel.tsx
+++ b/src/components/supply/UnitStructurePanel.tsx
@@ -1,5 +1,5 @@
 import { useMemo, useState } from 'react'
-import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, MenuItem, Switch, TextField, ToggleButton, ToggleButtonGroup, Tooltip, Typography } from '@mui/material'
+import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, Switch, TextField, Tooltip, Typography } from '@mui/material'
 import { ChevronDown, ChevronUp, ExternalLink, FileText, Layers, Pencil, Users } from 'lucide-react'
 import { useNavigate } from 'react-router'
 import type { Property, PropertyUnit, UnitNeedMatch } from '../../domain/property'
@@ -8,20 +8,9 @@ import { useUnitMatchesMap, useUnitBundle, useBundleMatches } from '../../hooks/
 import { useUpdateUnit } from '../../hooks/useProperties'
 import { DS_BORDER, DS_PRE_MARKET, DS_SURFACE, DS_TEXT } from '../../lib/ds'
 import { FIT_OUT_LABELS } from '../../lib/constants'
-import { suggestFutureRent } from '../../lib/rentEstimate'
+import { resolveUnitFacts } from '../../lib/unitFacts'
 import { floorLabel } from './PropertyDetailHelpers'
-
-const UNIT_NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
-
-interface UnitDraft {
-  rentPricePerSqm?: number
-  availableFrom?: string
-  fitOut?: string
-  fitOutByLandlord?: boolean
-  mieterausbaubeitragPerSqm?: number
-  parkingSpots?: number
-  expectedRentPerSqm?: number
-}
+import { UnitFieldsEditor } from './UnitFieldsEditor'
 
 function MatchPill({ m }: { m: UnitNeedMatch }) {
   const bg = m.matchScore >= 85 ? '#fef3c7' : '#e0e7ff'
@@ -65,39 +54,8 @@ export function UnitStructurePanel({ p }: { p: Property }) {
   const [editingFlexUnit, setEditingFlexUnit] = useState<string | null>(null)
   const [flexDraft, setFlexDraft] = useState<Record<string, number | undefined>>({})
   const [editingUnit, setEditingUnit] = useState<string | null>(null)
-  const [unitDraft, setUnitDraft] = useState<UnitDraft>({})
   const updateUnit = useUpdateUnit(p.id)
 
-  function openUnitEditor(u: PropertyUnit) {
-    setUnitDraft({
-      rentPricePerSqm: u.rentPricePerSqm ?? p.rentPricePerSqm,
-      availableFrom: u.availableFrom,
-      fitOut: u.fitOut ?? '',
-      fitOutByLandlord: u.fitOutByLandlord,
-      mieterausbaubeitragPerSqm: u.mieterausbaubeitragPerSqm,
-      parkingSpots: u.parkingSpots,
-      expectedRentPerSqm: u.expectedRentPerSqm,
-    })
-    setEditingUnit(u.id)
-  }
-  function saveUnitEditor(unitId: string) {
-    const effFit = (unitDraft.fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined
-    const needsBuild = effFit === 'SHELL' || effFit === 'BASIC'
-    updateUnit.mutate({
-      unitId,
-      data: {
-        rentPricePerSqm: unitDraft.rentPricePerSqm,
-        availableFrom: unitDraft.availableFrom || undefined,
-        fitOut: effFit,
-        fitOutByLandlord: needsBuild ? unitDraft.fitOutByLandlord : undefined,
-        mieterausbaubeitragPerSqm: needsBuild && unitDraft.fitOutByLandlord === false ? unitDraft.mieterausbaubeitragPerSqm : undefined,
-        parkingSpots: unitDraft.parkingSpots,
-        expectedRentPerSqm: unitDraft.expectedRentPerSqm,
-      },
-    })
-    setEditingUnit(null)
-  }
-
   const freeUnits = useMemo(() => (p.units ?? []).filter(u => u.available), [p.units])
 
   const unitMatches = useUnitMatchesMap(freeUnits, p)
@@ -336,7 +294,7 @@ export function UnitStructurePanel({ p }: { p: Property }) {
             <Tooltip title="Preis & Verfügbarkeit bearbeiten">
               <IconButton
                 size="small"
-                onClick={() => (editingUnit === u.id ? setEditingUnit(null) : openUnitEditor(u))}
+                onClick={() => setEditingUnit(editingUnit === u.id ? null : u.id)}
                 sx={{ p: 0.25, color: editingUnit === u.id ? '#2563eb' : DS_TEXT.disabled }}
               >
                 <Pencil size={11} />
@@ -357,11 +315,6 @@ export function UnitStructurePanel({ p }: { p: Property }) {
             <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.6rem', display: 'block' }}>
               CHF {(u.rentPricePerSqm ?? p.rentPricePerSqm).toLocaleString('de-CH')}/m²
             </Typography>
-            {u.parkingSpots != null && (
-              <Typography variant="caption" sx={{ color: DS_TEXT.disabled, fontSize: '0.6rem', display: 'block' }}>
-                {u.parkingSpots} PP
-              </Typography>
-            )}
             {u.available && (() => {
               const av = u.availableFrom ?? u.schattenmarktRelease?.availableFrom
               return (
@@ -373,96 +326,30 @@ export function UnitStructurePanel({ p }: { p: Property }) {
           </Box>
         </Box>
 
-        {/* Inline editor: price + availability per unit */}
+        {/* Always-visible per-unit details (read) */}
+        {(() => {
+          const f = resolveUnitFacts(p, u)
+          const fitLabel = f.fitOut ? (FIT_OUT_LABELS[f.fitOut] ?? f.fitOut) : null
+          const needsBuild = f.fitOut === 'SHELL' || f.fitOut === 'BASIC'
+          const parts: string[] = []
+          if (fitLabel) parts.push(`Ausbau: ${fitLabel}`)
+          if (needsBuild) parts.push(`Träger: ${f.fitOutByLandlord ? 'Vermieter' : 'Mieter'}`)
+          if (needsBuild && !f.fitOutByLandlord && f.mabPerSqm > 0) parts.push(`MAB CHF ${f.mabPerSqm}/m²`)
+          if (f.parkingSpots != null) parts.push(`${f.parkingSpots} PP`)
+          if (u.expectedRentPerSqm) parts.push(`erwartet CHF ${u.expectedRentPerSqm}/m²`)
+          if (parts.length === 0) return null
+          return (
+            <Box sx={{ px: 1.5, pb: 0.625, mt: -0.25, borderBottom: isLastRow ? 'none' : `1px solid ${DS_BORDER.muted}` }}>
+              <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.63rem' }}>
+                {parts.join(' · ')}
+              </Typography>
+            </Box>
+          )
+        })()}
+
+        {/* Inline editor: full per-unit fields */}
         <Collapse in={editingUnit === u.id}>
-          <Box sx={{ px: 2, py: 1.25, bgcolor: '#f8fafc', borderBottom: !isLastUnit ? `1px solid ${DS_BORDER.default}` : 'none' }}>
-            <Box sx={{ display: 'grid', gridTemplateColumns: u.available ? '1fr 1fr' : '1fr', gap: 1.25 }}>
-              <TextField
-                label="Preis (CHF/m²/Jahr)" type="number" size="small"
-                value={unitDraft.rentPricePerSqm ?? ''}
-                onChange={e => setUnitDraft(d => ({ ...d, rentPricePerSqm: parseInt(e.target.value) || undefined }))}
-                slotProps={{ htmlInput: { min: 0, step: 10 } }}
-                helperText="Leer = Objekt-Preis"
-              />
-              {u.available && (
-                <TextField
-                  label="Verfügbar ab" type="date" size="small"
-                  slotProps={{ inputLabel: { shrink: true } }}
-                  value={unitDraft.availableFrom ?? ''}
-                  onChange={e => setUnitDraft(d => ({ ...d, availableFrom: e.target.value }))}
-                  helperText="Leer = sofort"
-                />
-              )}
-            </Box>
-
-            <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.25, mt: 1.25 }}>
-              <TextField
-                select size="small" label="Ausbaustandard"
-                value={unitDraft.fitOut ?? ''}
-                onChange={e => setUnitDraft(d => ({ ...d, fitOut: e.target.value }))}
-              >
-                <MenuItem value="">Wie Objekt{p.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[p.hardFacts.fitOut] ?? p.hardFacts.fitOut})` : ''}</MenuItem>
-                <MenuItem value="SHELL">{FIT_OUT_LABELS.SHELL}</MenuItem>
-                <MenuItem value="BASIC">{FIT_OUT_LABELS.BASIC}</MenuItem>
-                <MenuItem value="FULL">{FIT_OUT_LABELS.FULL}</MenuItem>
-                <MenuItem value="PREMIUM">{FIT_OUT_LABELS.PREMIUM}</MenuItem>
-              </TextField>
-              <TextField
-                label="Parkplätze (Zuteilung)" type="number" size="small"
-                value={unitDraft.parkingSpots ?? ''}
-                onChange={e => setUnitDraft(d => ({ ...d, parkingSpots: parseInt(e.target.value) || undefined }))}
-                slotProps={{ htmlInput: { min: 0 } }}
-                helperText={p.hardFacts?.parking != null ? `aus Objekt-Pool: ${p.hardFacts.parking}` : 'Leer = Objekt-Wert'}
-              />
-            </Box>
-
-            {u.schattenmarktRelease?.enabled && (() => {
-              const suggestion = suggestFutureRent(p.location?.city ?? '', unitDraft.rentPricePerSqm ?? u.rentPricePerSqm ?? p.rentPricePerSqm)
-              return (
-                <Box sx={{ mt: 1.25 }}>
-                  <TextField
-                    label="Erwarteter Preis Pre-Market (CHF/m²)" type="number" size="small" fullWidth
-                    value={unitDraft.expectedRentPerSqm ?? ''}
-                    onChange={e => setUnitDraft(d => ({ ...d, expectedRentPerSqm: parseInt(e.target.value) || undefined }))}
-                    slotProps={{ htmlInput: { min: 0, step: 10 } }}
-                    helperText={suggestion ? `Vorschlag (indexiert): CHF ${suggestion}/m² — leer = heutiger Preis` : 'Leer = heutiger Preis'}
-                  />
-                </Box>
-              )
-            })()}
-
-            {UNIT_NEEDS_BUILD.has((unitDraft.fitOut || p.hardFacts?.fitOut) ?? '') && (
-              <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1.25 }}>
-                <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
-                <ToggleButtonGroup
-                  exclusive size="small"
-                  value={unitDraft.fitOutByLandlord === undefined ? null : unitDraft.fitOutByLandlord ? 'landlord' : 'tenant'}
-                  onChange={(_, v) => { if (v) setUnitDraft(d => ({ ...d, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
-                >
-                  <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
-                  <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
-                </ToggleButtonGroup>
-                {unitDraft.fitOutByLandlord === false && (
-                  <TextField
-                    label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 160 }}
-                    value={unitDraft.mieterausbaubeitragPerSqm ?? ''}
-                    onChange={e => setUnitDraft(d => ({ ...d, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
-                    slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
-                  />
-                )}
-                <Typography variant="caption" sx={{ color: DS_TEXT.disabled }}>leer = wie Objekt</Typography>
-              </Box>
-            )}
-
-            <Box sx={{ display: 'flex', gap: 1, mt: 1.25, justifyContent: 'flex-end' }}>
-              <Button size="small" onClick={() => setEditingUnit(null)} sx={{ textTransform: 'none', color: DS_TEXT.muted }}>
-                Abbrechen
-              </Button>
-              <Button size="small" variant="contained" onClick={() => saveUnitEditor(u.id)} sx={{ textTransform: 'none', bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }}>
-                Speichern
-              </Button>
-            </Box>
-          </Box>
+          <UnitFieldsEditor property={p} unit={u} onClose={() => setEditingUnit(null)} />
         </Collapse>
 
         {/* Expanded: matches for free units */}