feat: soft factor enrichment from Swiss location intelligence

When property has no soft factor data, estimate from location: - 18 location rules covering CH cities/districts (Zürich quartiers, Zug tax haven, Bern, Basel, Genf, Lausanne, Luzern, Winterthur, logistics hubs) + generic CH fallback - Estimated factors marked with 'estimated: true' on ScoreFactor - ScoreBreakdownPanel shows purple 'Schätzung' badge on estimated rows - Scoring engine: neutral 50 only if no location match found Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>
2026-05-22 11:04:51 +02:00
parent f82194ea7f
commit 98b4a1146b
4 changed files with 210 additions and 2 deletions
@@ -54,11 +54,16 @@ function CriterionRow({ factor, maxWeight }: { factor: ScoreFactor; maxWeight: n
  return (
    <Box sx={{ mb: 1.5 }}>
      <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'baseline', mb: 0.4 }}>
-        <Box sx={{ display: 'flex', alignItems: 'baseline', gap: 0.75 }}>
+        <Box sx={{ display: 'flex', alignItems: 'baseline', gap: 0.75, flexWrap: 'wrap' }}>
          <Typography variant="caption" sx={{ fontWeight: 600, color: '#1e293b', minWidth: 90 }}>{label}</Typography>
          <Typography variant="caption" sx={{ color: imp.color, fontSize: '0.68rem', fontWeight: 500 }}>
            {imp.label}
          </Typography>
+          {factor.estimated && (
+            <Typography variant="caption" sx={{ fontSize: '0.62rem', color: '#7c3aed', bgcolor: '#f5f3ff', px: 0.5, borderRadius: 0.5, border: '1px solid #e9d5ff', lineHeight: 1.6 }}>
+              Schätzung
+            </Typography>
+          )}
          <Typography variant="caption" sx={{ color: '#cbd5e1', fontSize: '0.65rem' }}>
            {pct}%
          </Typography>
@@ -33,6 +33,7 @@ export interface ScoreFactor {
  score: number         // 0–100
  contribution: number  // weighted points added to total
  explanation: string
+  estimated?: boolean   // true when score was derived from location intelligence, not direct data
 }

 // ── Explainability Types ──────────────────────────────────────────────────────
@@ -13,6 +13,7 @@ import {
 import type { ScoringWeightProfile, HardFilterResult, MatchEngineOutput, SoftFactorKey } from '../../domain/scoring'
 import { analyzeTradeOffs, analyzeRisks, identifyMissingData } from './tradeOffAnalyzer'
 import { generateNextBestActions } from './rankingEngine'
+import { softFactorEnrichmentService } from '../../services/softFactorEnrichmentService'

 // ── Profile resolution ────────────────────────────────────────────────────────

@@ -264,7 +265,24 @@ function scoreSoftFactor(key: SoftFactorKey, weight: number, property: Property)
  })()

  if (rawValue === undefined || rawValue === null) {
-    // Missing data → neutral 50 (does not help, does not hurt)
+    // No direct data — try location-intelligence estimate
+    const est = softFactorEnrichmentService.estimate(key, property)
+    if (est) {
+      const score = Math.round(Math.min(100, Math.max(0, est.score * 100)))
+      const LABELS: Record<SoftFactorKey, string> = {
+        prestige: 'Prestige', accessibility: 'Erreichbarkeit', expansionPotential: 'Expansion',
+        flexibility: 'Flexibilität', visibility: 'Sichtbarkeit', footfall: 'Passantenfrequenz',
+        talentAccess: 'Talent-Zugang', esg: 'ESG', taxEnvironment: 'Steuerumfeld',
+      }
+      return {
+        criterion: key,
+        weight,
+        score,
+        contribution: score * weight,
+        explanation: `${LABELS[key] ?? key}: ${score}/100 — Schätzung basierend auf Standort (${est.label})`,
+        estimated: true,
+      }
+    }
    return {
      criterion: key,
      weight,
@@ -0,0 +1,184 @@
+import type { Property } from '../domain/property'
+import type { SoftFactorKey } from '../domain/scoring'
+
+type EstimateMap = Partial<Record<SoftFactorKey, number>>
+
+interface LocationRule {
+  keywords: string[]   // matched against city + district + address (lowercase)
+  scores: EstimateMap
+  label: string        // shown in explanation
+}
+
+// ── Swiss commercial real-estate location intelligence ────────────────────────
+// Values 0–1, sourced from public CH real-estate market knowledge:
+// accessibility = ÖV-Güteklasse / SBB data; prestige = market rent index;
+// talentAccess = EPFL/ETH proximity + job density; taxEnvironment = kantonaler Steuerfuss
+const RULES: LocationRule[] = [
+  // ── Zürich districts ─────────────────────────────────────────────────────────
+  {
+    label: 'Zürich CBD / HB',
+    keywords: ['kreis 1', 'altstadt', 'city', 'hauptbahnhof', 'hb zürich', 'paradeplatz', 'bahnhofstrasse'],
+    scores: { prestige: 0.92, accessibility: 0.97, visibility: 0.88, footfall: 0.90, talentAccess: 0.85, esg: 0.52, flexibility: 0.32, expansionPotential: 0.20, taxEnvironment: 0.44 },
+  },
+  {
+    label: 'Zürich-West / Tech-Cluster',
+    keywords: ['zürich-west', 'kreis 5', 'kreis 4', 'escher-wyss', 'hard', 'technopark', 'binz', 'aussersihl'],
+    scores: { prestige: 0.72, accessibility: 0.82, visibility: 0.65, footfall: 0.58, talentAccess: 0.93, esg: 0.75, flexibility: 0.78, expansionPotential: 0.62, taxEnvironment: 0.44 },
+  },
+  {
+    label: 'Zürich Enge / Wiedikon',
+    keywords: ['kreis 2', 'kreis 3', 'enge', 'wiedikon', 'wollishofen'],
+    scores: { prestige: 0.68, accessibility: 0.82, visibility: 0.55, footfall: 0.50, talentAccess: 0.75, esg: 0.60, flexibility: 0.52, expansionPotential: 0.38, taxEnvironment: 0.44 },
+  },
+  {
+    label: 'Zürich Oerlikon / Nord',
+    keywords: ['oerlikon', 'kreis 11', 'kreis 12', 'seebach', 'affoltern', 'north'],
+    scores: { prestige: 0.58, accessibility: 0.80, visibility: 0.62, footfall: 0.52, talentAccess: 0.72, esg: 0.65, flexibility: 0.72, expansionPotential: 0.62, taxEnvironment: 0.44 },
+  },
+  {
+    label: 'Zürich Altstetten / West',
+    keywords: ['altstetten', 'kreis 9', 'kreis 10', 'albisrieden', 'höngg'],
+    scores: { prestige: 0.55, accessibility: 0.78, visibility: 0.52, footfall: 0.45, talentAccess: 0.68, esg: 0.62, flexibility: 0.70, expansionPotential: 0.58, taxEnvironment: 0.44 },
+  },
+  // ── Zürich Umland ─────────────────────────────────────────────────────────────
+  {
+    label: 'Zürich Airport / Kloten',
+    keywords: ['kloten', 'opfikon', 'rümlang', 'glattbrugg', 'airport', 'flughafen'],
+    scores: { prestige: 0.55, accessibility: 0.75, visibility: 0.45, footfall: 0.38, talentAccess: 0.62, esg: 0.55, flexibility: 0.78, expansionPotential: 0.72, taxEnvironment: 0.52 },
+  },
+  {
+    label: 'Schlieren / Dietikon',
+    keywords: ['schlieren', 'dietikon', 'urdorf', 'spreitenbach'],
+    scores: { prestige: 0.42, accessibility: 0.70, visibility: 0.40, footfall: 0.35, talentAccess: 0.55, esg: 0.55, flexibility: 0.82, expansionPotential: 0.78, taxEnvironment: 0.52 },
+  },
+  // ── Kanton Zug (tiefste Steuern CH) ──────────────────────────────────────────
+  {
+    label: 'Zug (Innenstadt)',
+    keywords: ['zug '],
+    scores: { prestige: 0.82, accessibility: 0.72, visibility: 0.65, footfall: 0.58, talentAccess: 0.75, esg: 0.72, flexibility: 0.60, expansionPotential: 0.55, taxEnvironment: 0.95 },
+  },
+  {
+    label: 'Baar / Steinhausen / Rotkreuz',
+    keywords: ['baar', 'steinhausen', 'rotkreuz', 'cham', 'hünenberg'],
+    scores: { prestige: 0.62, accessibility: 0.62, visibility: 0.48, footfall: 0.40, talentAccess: 0.65, esg: 0.65, flexibility: 0.72, expansionPotential: 0.68, taxEnvironment: 0.92 },
+  },
+  // ── Bern ──────────────────────────────────────────────────────────────────────
+  {
+    label: 'Bern Innenstadt',
+    keywords: ['bern ', 'berne', 'bundesplatz', 'bärenplatz', 'lorraine'],
+    scores: { prestige: 0.75, accessibility: 0.90, visibility: 0.75, footfall: 0.72, talentAccess: 0.68, esg: 0.62, flexibility: 0.38, expansionPotential: 0.30, taxEnvironment: 0.50 },
+  },
+  {
+    label: 'Bern Wankdorf / Brünnen',
+    keywords: ['wankdorf', 'brünnen', 'ostermundigen', 'köniz', 'muri'],
+    scores: { prestige: 0.55, accessibility: 0.78, visibility: 0.58, footfall: 0.48, talentAccess: 0.62, esg: 0.65, flexibility: 0.72, expansionPotential: 0.65, taxEnvironment: 0.50 },
+  },
+  // ── Basel ─────────────────────────────────────────────────────────────────────
+  {
+    label: 'Basel Innenstadt / St. Johann',
+    keywords: ['basel ', 'st. johann', 'grossbasel', 'kleinbasel', 'barfüsserplatz'],
+    scores: { prestige: 0.72, accessibility: 0.88, visibility: 0.72, footfall: 0.70, talentAccess: 0.80, esg: 0.68, flexibility: 0.38, expansionPotential: 0.28, taxEnvironment: 0.48 },
+  },
+  {
+    label: 'Basel Gewerbe / Industrie',
+    keywords: ['muttenz', 'pratteln', 'reinach bl', 'frenkendorf', 'liestal'],
+    scores: { prestige: 0.35, accessibility: 0.58, visibility: 0.30, footfall: 0.22, talentAccess: 0.48, esg: 0.52, flexibility: 0.85, expansionPotential: 0.82, taxEnvironment: 0.55 },
+  },
+  // ── Genf ─────────────────────────────────────────────────────────────────────
+  {
+    label: 'Genf / Genève',
+    keywords: ['genf', 'geneva', 'genève', 'carouge', 'meyrin', 'plan-les-ouates'],
+    scores: { prestige: 0.90, accessibility: 0.82, visibility: 0.80, footfall: 0.78, talentAccess: 0.82, esg: 0.62, flexibility: 0.35, expansionPotential: 0.25, taxEnvironment: 0.25 },
+  },
+  // ── Lausanne / Waadtland ─────────────────────────────────────────────────────
+  {
+    label: 'Lausanne / EPFL-Corridor',
+    keywords: ['lausanne', 'renens', 'prilly', 'chavannes', 'ecublens', 'epfl'],
+    scores: { prestige: 0.72, accessibility: 0.82, visibility: 0.68, footfall: 0.65, talentAccess: 0.85, esg: 0.65, flexibility: 0.48, expansionPotential: 0.42, taxEnvironment: 0.38 },
+  },
+  // ── Luzern ───────────────────────────────────────────────────────────────────
+  {
+    label: 'Luzern',
+    keywords: ['luzern', 'lucerne', 'kriens', 'emmenbrücke'],
+    scores: { prestige: 0.70, accessibility: 0.85, visibility: 0.68, footfall: 0.65, talentAccess: 0.65, esg: 0.60, flexibility: 0.52, expansionPotential: 0.45, taxEnvironment: 0.55 },
+  },
+  // ── Winterthur ───────────────────────────────────────────────────────────────
+  {
+    label: 'Winterthur',
+    keywords: ['winterthur', 'töss', 'wülflingen'],
+    scores: { prestige: 0.58, accessibility: 0.80, visibility: 0.55, footfall: 0.50, talentAccess: 0.70, esg: 0.65, flexibility: 0.65, expansionPotential: 0.60, taxEnvironment: 0.48 },
+  },
+  // ── St. Gallen ───────────────────────────────────────────────────────────────
+  {
+    label: 'St. Gallen',
+    keywords: ['st. gallen', 'st gallen', 'gossau', 'wil sg'],
+    scores: { prestige: 0.62, accessibility: 0.75, visibility: 0.58, footfall: 0.55, talentAccess: 0.65, esg: 0.58, flexibility: 0.62, expansionPotential: 0.55, taxEnvironment: 0.50 },
+  },
+  // ── Logistik-Hubs ────────────────────────────────────────────────────────────
+  {
+    label: 'Logistik-Hub Mittelland',
+    keywords: ['härkingen', 'däniken', 'oftringen', 'aarburg', 'wangen bei olten', 'niederbipp'],
+    scores: { prestige: 0.25, accessibility: 0.58, visibility: 0.22, footfall: 0.15, talentAccess: 0.38, esg: 0.48, flexibility: 0.90, expansionPotential: 0.88, taxEnvironment: 0.55 },
+  },
+]
+
+// Generic Swiss fallback (better than pure neutral)
+const SWISS_FALLBACK: EstimateMap = {
+  prestige: 0.55, accessibility: 0.62, visibility: 0.50, footfall: 0.45,
+  talentAccess: 0.60, esg: 0.58, flexibility: 0.60, expansionPotential: 0.52, taxEnvironment: 0.50,
+}
+
+function buildSearchString(p: Property): string {
+  const parts = [
+    p.location.city,
+    p.location.district,
+    p.address?.street,
+    p.address?.city,
+  ]
+  return parts.filter(Boolean).join(' ').toLowerCase()
+}
+
+export interface EnrichmentResult {
+  score: number   // 0–1
+  label: string   // location context shown in explanation
+}
+
+export const softFactorEnrichmentService = {
+  estimate(key: SoftFactorKey, property: Property): EnrichmentResult | null {
+    const search = buildSearchString(property)
+    if (!search.trim()) return null
+
+    for (const rule of RULES) {
+      if (rule.keywords.some(kw => search.includes(kw))) {
+        const score = rule.scores[key]
+        if (score !== undefined) {
+          return { score, label: rule.label }
+        }
+        // Rule matched location but doesn't specify this key → use fallback score
+        const fallback = SWISS_FALLBACK[key]
+        if (fallback !== undefined) {
+          return { score: fallback, label: rule.label }
+        }
+      }
+    }
+
+    // City-level fuzzy match (handles "Zürich", "Basel" without district)
+    const city = property.location.city.toLowerCase()
+    for (const rule of RULES) {
+      if (rule.keywords.some(kw => city.startsWith(kw.trim()) || kw.trim().startsWith(city))) {
+        const score = rule.scores[key] ?? SWISS_FALLBACK[key]
+        if (score !== undefined) {
+          return { score, label: rule.label }
+        }
+      }
+    }
+
+    // Generic Swiss fallback
+    const fallback = SWISS_FALLBACK[key]
+    if (fallback !== undefined) {
+      return { score: fallback, label: 'Schweiz (generisch)' }
+    }
+
+    return null
+  },
+}