fix: clear stale search criteria on text edit, fix Zürich false-positive, improve cost breakdown and fit-out labels

- AISearch: clear parsed criteria when user manually edits text input so stale locations (e.g. Zürich) no longer persist after retyping
- needParser: fix ZURICH_SIGNALS substring bug — "kreis N" now uses word-boundary regex so "umkreis 22" no longer matches "kreis 2"
- CompareTableBody: row 9 shows full cost breakdown (Miete + NK + amortised fit-out) using FITOUT_AMORTIZATION_YEARS from constants
- FitOutCostPanel: replace local AMORTIZATION_YEARS with FITOUT_AMORTIZATION_YEARS from constants.ts (single source of truth)
- constants.ts: add FITOUT_AMORTIZATION_YEARS = 5 — change here to affect all cost calculations
- PropertyIntelligenceCard: translate raw fitOut enum to German labels (Rohbau/Grundausbau/Vollausbau/Premium-Ausbau) with explanatory tooltips; add tooltip on contract duration chip

Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>

src/components/compare/CompareTableBody.tsx

@@ -20,6 +20,8 @@ import {
 import { CompareCell, MissingDataCell } from './index'
 import { RESULT_TYPE_META, DS_COLORS } from '../../lib/ds'
 import { matchScoreHex } from '../../lib/utils'
+import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
 import type { UnifiedMatchResult } from '../../domain/unifiedResult'
 
 // ── Local helper ──────────────────────────────────────────────────────────────
@@ -148,18 +150,70 @@ export function CompareTableBody({
           : <MissingDataCell />
       }))}
 
-      {/* 9. Rent / Budget Fit */}
-      {row('9. Miete / Budget', compareItems.map(item => {
+      {/* 9. Rent / Budget Fit — full cost breakdown incl. amortised fit-out */}
+      {row('9. Kosten / Budget', compareItems.map(item => {
         const prop = getProp(item)
         if (!prop) return <MissingDataCell reason="Mietpreis nur für bestätigte Objekte verfügbar" />
+
+        const FIT_OUT_LABELS: Record<string, string> = {
+          SHELL: 'Rohbau', BASIC: 'Grundausbau', FULL: 'Vollausbau', PREMIUM: 'Premium-Ausbau',
+        }
+        const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
+
+        const monthlyRent = prop.totalRentMonthly
+          ?? Math.round(prop.rentPricePerSqm * prop.areaSqm / 12)
+        // ancillaryCosts stored as CHF/m²/Monat
+        const monthlyNebenkosten = prop.ancillaryCosts != null
+          ? Math.round(prop.ancillaryCosts * prop.areaSqm)
+          : null
+        const fitOut = prop.hardFacts?.fitOut
+        const fitOutLabel = fitOut ? (FIT_OUT_LABELS[fitOut] ?? fitOut) : null
+        const mabPerSqm = prop.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+
+        // Amortised fit-out monthly cost (mid-range estimate)
+        let fitOutMonthly = 0
+        let fitOutMonthlyLabel: string | null = null
+        if (fitOut && !READY_TO_MOVE_IN.has(fitOut)) {
+          const inv = calcFitOutInvestment(fitOut, prop.areaSqm, mabPerSqm, 0)
+          if (inv && !inv.isFullyCovered) {
+            const months = FITOUT_AMORTIZATION_YEARS * 12
+            const midMin = Math.round(inv.netTotal.min / months)
+            const midMax = Math.round(inv.netTotal.max / months)
+            fitOutMonthly = Math.round((midMin + midMax) / 2)
+            fitOutMonthlyLabel = midMin === midMax
+              ? `${midMin.toLocaleString('de-CH')}`
+              : `${midMin.toLocaleString('de-CH')}–${midMax.toLocaleString('de-CH')}`
+          }
+        }
+
+        const totalMonthly = monthlyRent
+          + (monthlyNebenkosten ?? 0)
+          + fitOutMonthly
+
         return (
-          <Box>
-            <Typography variant="body2" sx={{ fontWeight: 600 }}>
+          <Box sx={{ display: 'flex', flexDirection: 'column', gap: 0.4 }}>
+            <Typography variant="body2" sx={{ fontWeight: 700 }}>
               CHF {prop.rentPricePerSqm}/m²/Jahr
             </Typography>
-            {prop.totalRentMonthly && (
+            <Typography variant="caption" color="text.secondary">
+              {monthlyRent.toLocaleString('de-CH')} CHF/Monat (Miete)
+            </Typography>
+            {monthlyNebenkosten != null && (
               <Typography variant="caption" color="text.secondary">
-                {prop.totalRentMonthly.toLocaleString('de-CH')} CHF/Monat
+                + {monthlyNebenkosten.toLocaleString('de-CH')} CHF/Monat (NK)
+              </Typography>
+            )}
+            {fitOutMonthlyLabel && (
+              <Typography variant="caption" color="text.secondary">
+                + {fitOutMonthlyLabel} CHF/Monat (Ausbau ÷ {FITOUT_AMORTIZATION_YEARS} J.)
+              </Typography>
+            )}
+            <Typography variant="body2" sx={{ fontWeight: 700, color: '#1e3a5f', borderTop: '1px solid #e2e8f0', pt: 0.5, mt: 0.25 }}>
+              = {totalMonthly.toLocaleString('de-CH')} CHF/Monat
+            </Typography>
+            {fitOutLabel && (
+              <Typography variant="caption" sx={{ color: '#64748b', mt: 0.25 }}>
+                Ausbau: {fitOutLabel}{READY_TO_MOVE_IN.has(fitOut ?? '') ? ' (bezugsfertig)' : ''}
               </Typography>
             )}
           </Box>