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 */}
+      {/* 9. Rent / Budget Fit — full cost breakdown incl. amortised fit-out */}
-      {row('9. Miete / Budget', compareItems.map(item => {
+      {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>
+          <Box sx={{ display: 'flex', flexDirection: 'column', gap: 0.4 }}>
-            <Typography variant="body2" sx={{ fontWeight: 600 }}>
+            <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>

src/components/match-detail/FitOutCostPanel.tsx

@@ -2,12 +2,13 @@ import { Box, Chip, Paper, Typography } from '@mui/material'
 import { HardHat } from 'lucide-react'
 import { calcFitOutInvestment } from '../../lib/fitOutUtils'
 import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
+import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
 
 const FIT_OUT_LABELS: Record<string, string> = {
   SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau',
 }
 
-const AMORTIZATION_YEARS = 5
+const AMORTIZATION_YEARS = FITOUT_AMORTIZATION_YEARS
 const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
 
 interface Props {
@@ -69,7 +70,7 @@ export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, t
   const isWarning = !isReadyToMoveIn && totalPerYear.max > rentPerYear * 1.3
   const disclaimer = isReadyToMoveIn
     ? null
-    : 'Ausbaukosten nach CRB/BKP-Normen, amortisiert über 5 Jahre. Tatsächliche Kosten je nach Ausbauumfang.'
+    : `Ausbaukosten nach CRB/BKP-Normen, amortisiert über ${AMORTIZATION_YEARS} Jahre. Tatsächliche Kosten je nach Ausbauumfang.`
 
   return (
     <Paper sx={{ p: 2.5 }}>

src/components/supply/PropertyIntelligenceCard.tsx

@@ -1,5 +1,5 @@
 import { memo } from 'react'
-import { Box, Chip, LinearProgress, Typography } from '@mui/material'
+import { Box, Chip, LinearProgress, Tooltip, Typography } from '@mui/material'
 import { MapPin, Maximize2, TrendingUp, Calendar } from 'lucide-react'
 import { getAssetTypeColor, getAssetTypeLabel, getAvailabilityLabel } from './propertyHelpers'
 import type { Property } from '../../domain/property'
@@ -153,13 +153,26 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
               <Chip label={`🚇 ${p.softFactors.publicTransportMinutes} min ÖV`} size="small"
                 sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f0f9ff', color: '#0369a1' }} />
             )}
-            {p.hardFacts?.fitOut && (
+            {p.hardFacts?.fitOut && (() => {
-              <Chip label={p.hardFacts.fitOut} size="small"
+              const FIT_OUT_META: Record<string, { label: string; tip: string }> = {
-                sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f5f3ff', color: '#6d28d9' }} />
+                SHELL:   { label: 'Rohbau',          tip: 'Keine Einbauten — volle Ausbauinvestition durch Mieter erforderlich (Böden, Decken, Trennwände, TGA).' },
-            )}
+                BASIC:   { label: 'Grundausbau',     tip: 'Grundinfrastruktur vorhanden (Böden, Beleuchtung, WCs). Ausbau für Büro/Betrieb noch nötig.' },
+                FULL:    { label: 'Vollausbau',      tip: 'Bezugsfertig ausgebaut — keine Ausbauinvestition nötig. Direkt einzugsbereit.' },
+                PREMIUM: { label: 'Premium-Ausbau',  tip: 'Hochwertig und repräsentativ ausgebaut. Sofort bezugsfertig ohne weiteren Ausbau.' },
+              }
+              const meta = FIT_OUT_META[p.hardFacts!.fitOut!] ?? { label: p.hardFacts!.fitOut!, tip: '' }
+              return (
+                <Tooltip title={meta.tip} placement="top" arrow>
+                  <Chip label={meta.label} size="small"
+                    sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f5f3ff', color: '#6d28d9', cursor: 'help' }} />
+                </Tooltip>
+              )
+            })()}
             {p.contractDurationMonths && (
-              <Chip label={`${p.contractDurationMonths}M Vertrag`} size="small"
+              <Tooltip title={`Mindest-Vertragslaufzeit: ${p.contractDurationMonths} Monate (${Math.round(p.contractDurationMonths / 12)} Jahre)`} placement="top" arrow>
-                sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f1f5f9', color: '#475569' }} />
+                <Chip label={`${p.contractDurationMonths}M Vertrag`} size="small"
+                  sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f1f5f9', color: '#475569', cursor: 'help' }} />
+              </Tooltip>
             )}
           </Box>
         )}

src/lib/constants.ts

@@ -139,3 +139,6 @@ export const FIT_OUT_COST_CHF_PER_SQM: Record<string, { min: number; max: number
   FULL:    { min: 50,  max: 200 },
   PREMIUM: { min: 0,   max: 50 },
 }
+
+// Assumed amortization period for fit-out investment — change here to affect all cost calculations
+export const FITOUT_AMORTIZATION_YEARS = 5

src/pages/demand/AISearch.tsx

@@ -56,6 +56,9 @@ export default function AISearch() {
     isManualTextRef.current = text !== ''
     setIsAutoGen(false)
     setInputText(text)
+    // Clear stale parse results when user edits the text manually
+    setCriteria({})
+    setParseResult(null)
   }
 
   function handleAiAutofill() {

src/services/ai/mock/needParser.ts

@@ -47,14 +47,17 @@ export function mockParseNeed(input: string): ParseNeedResult {
     return re.test(lower)
   }).map(([, v]) => v)
 
-  // Infer Zürich when Zürich-specific districts or landmarks are mentioned
+  // Infer Zürich when Zürich-specific districts or landmarks are mentioned.
-  const ZURICH_SIGNALS = [
+  // "kreis N" patterns require a word boundary so "umkreis 22" does NOT match "kreis 2".
+  const ZURICH_SIGNAL_WORDS = [
     'seefeld', 'bellevue', 'paradeplatz', 'bahnhofstrasse', 'zürich-west', 'zürich west',
-    'oerlikon', 'altstetten', 'kreis 1', 'kreis 2', 'kreis 3', 'kreis 4', 'kreis 5',
+    'oerlikon', 'altstetten', 'langstrasse', 'hardbrücke', 'freilager',
-    'kreis 6', 'kreis 7', 'kreis 8', 'langstrasse', 'hardbrücke', 'freilager',
     'europaallee', 'zürich nord', 'zürich süd',
   ]
-  if (!preferredLocations.includes('Zürich') && ZURICH_SIGNALS.some(s => lower.includes(s))) {
+  const ZURICH_KREIS_RE = /(?<![a-zA-ZäöüÄÖÜß])kreis\s+[1-8](?![0-9a-zA-ZäöüÄÖÜß])/
+  if (!preferredLocations.includes('Zürich') && (
+    ZURICH_SIGNAL_WORDS.some(s => lower.includes(s)) || ZURICH_KREIS_RE.test(lower)
+  )) {
     preferredLocations.push('Zürich')
   }