feat: Reale Jahresbelastung, must-have fixes, fitOut data coverage

Reale Jahresbelastung (Change 6): - FitOutCostPanel zeigt Jahresmiete + amortisierte Ausbaukosten für alle fitOut-Werte - FULL/PREMIUM: Ausbau CHF 0 (bezugsfertig), SHELL/BASIC: CRB/BKP-Richtwerte amortisiert über 5 J. - Match-Card-Chip zeigt geschätzte Investition (orange wenn >100k) - FitOutInvestment-Typ + calcFitOutInvestment() in fitOutUtils.ts - BackendAIService + MockAIService mit generateFitOutAdvice (IAIService-Interface) Must-have Kriterien (Nicht prüfbar Fix): - ÖV-Anbindung: Minutengrenze aus Freitext extrahiert, gegen publicTransportMinutes geprüft - Mindestfläche: m²-Wert aus Freitext extrahiert, gegen areaSqm geprüft - Ausbaugrad: neues Keyword-Rule für FULL/PREMIUM fitOut-Datenpflege: - fitOut-Werte zu 32 fehlenden Properties ergänzt (Logistik=SHELL, Standard=BASIC, Modern=FULL) - MAB-Werte (200/150/250 CHF/m²) zu 3 BASIC-Objekten hinzugefügt Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>
2026-06-06 20:09:55 +02:00
parent a825672197
commit b2530f9e20
40 changed files with 1755 additions and 733 deletions
@@ -0,0 +1,132 @@
+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'
+
+const FIT_OUT_LABELS: Record<string, string> = {
+  SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau',
+}
+
+const AMORTIZATION_YEARS = 5
+const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
+
+interface Props {
+  fitOut: string
+  areaSqm: number
+  mabPerSqm: number
+  rentPricePerSqm: number
+  tenantBudgetPerSqm?: number
+}
+
+function chf(value: number): string {
+  return `CHF ${Math.round(value).toLocaleString('de-CH')}.–`
+}
+
+function chfRange(min: number, max: number): string {
+  if (Math.round(min) === Math.round(max)) return chf(min)
+  return `${chf(min)} – ${chf(max)}`
+}
+
+interface RowProps { label: string; value: string; sub?: string; isTotal?: boolean; isWarning?: boolean }
+
+function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
+  return (
+    <Box sx={{
+      display: 'flex', justifyContent: 'space-between', alignItems: 'flex-start',
+      py: 0.875, borderBottom: isTotal ? 'none' : `1px solid ${DS_BORDER.default}`,
+      bgcolor: isTotal ? (isWarning ? DS_SURFACE.warning.bg : DS_SURFACE.success.bg) : 'transparent',
+      px: isTotal ? 1.5 : 0, mx: isTotal ? -1.5 : 0, borderRadius: isTotal ? 1 : 0,
+    }}>
+      <Box>
+        <Typography variant="body2" sx={{ fontWeight: isTotal ? 700 : 400 }}>{label}</Typography>
+        {sub && <Typography variant="caption" sx={{ color: DS_TEXT.muted }}>{sub}</Typography>}
+      </Box>
+      <Typography variant="body2" sx={{ fontWeight: isTotal ? 700 : 500, color: isTotal ? DS_TEXT.primary : DS_TEXT.secondary, flexShrink: 0, ml: 2 }}>
+        {value}
+      </Typography>
+    </Box>
+  )
+}
+
+export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, tenantBudgetPerSqm = 0 }: Props) {
+  const rentPerYear = rentPricePerSqm * areaSqm
+  const isReadyToMoveIn = READY_TO_MOVE_IN.has(fitOut)
+  const fitOutLabel = FIT_OUT_LABELS[fitOut] ?? fitOut
+
+  const investment = isReadyToMoveIn
+    ? null
+    : calcFitOutInvestment(fitOut, areaSqm, mabPerSqm, tenantBudgetPerSqm)
+
+  const fitOutPerYear = investment && !investment.isFullyCovered ? {
+    min: Math.round(investment.netTotal.min / AMORTIZATION_YEARS),
+    max: Math.round(investment.netTotal.max / AMORTIZATION_YEARS),
+  } : { min: 0, max: 0 }
+
+  const totalPerYear = {
+    min: rentPerYear + fitOutPerYear.min,
+    max: rentPerYear + fitOutPerYear.max,
+  }
+  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.'
+
+  return (
+    <Paper sx={{ p: 2.5 }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 2 }}>
+        <HardHat size={15} color={DS_TEXT.secondary} />
+        <Typography variant="h6" sx={{ fontWeight: 700 }}>Reale Jahresbelastung</Typography>
+        {!isReadyToMoveIn && (
+          <Chip
+            label="CRB/BKP Richtwerte"
+            size="small"
+            sx={{ ml: 'auto', bgcolor: DS_SURFACE.blue.bg, color: DS_TEXT.signalDark, fontSize: 10, height: 20, border: `1px solid ${DS_SURFACE.blue.border}` }}
+          />
+        )}
+      </Box>
+
+      <Box sx={{ px: 1.5, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1.5, overflow: 'hidden' }}>
+        <Row
+          label="Jahresmiete"
+          value={chf(rentPerYear)}
+          sub={`CHF ${rentPricePerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`}
+        />
+        {isReadyToMoveIn ? (
+          <Row
+            label="Ausbau"
+            value="CHF 0.–"
+            sub={`${fitOutLabel} — bezugsfertig`}
+          />
+        ) : investment?.isFullyCovered ? (
+          <Row
+            label="Ausbau (amort.)"
+            value="CHF 0.–"
+            sub={`CHF ${mabPerSqm}/m² MAB deckt Ausbaukosten vollständig`}
+          />
+        ) : (
+          <Row
+            label={`Ausbau (amort. ${AMORTIZATION_YEARS} J.)`}
+            value={chfRange(fitOutPerYear.min, fitOutPerYear.max)}
+            sub={
+              `CHF ${investment?.grossPerSqm.min}–${investment?.grossPerSqm.max}/m² (${fitOutLabel})` +
+              (mabPerSqm > 0 ? ` abzgl. CHF ${mabPerSqm} MAB` : '') +
+              ` × ${areaSqm.toLocaleString('de-CH')} m² ÷ ${AMORTIZATION_YEARS} J.`
+            }
+          />
+        )}
+        <Row
+          label="Total/Jahr"
+          value={chfRange(totalPerYear.min, totalPerYear.max)}
+          isTotal
+          isWarning={isWarning}
+        />
+      </Box>
+
+      {disclaimer && (
+        <Typography variant="caption" sx={{ color: DS_TEXT.muted, display: 'block', mt: 1.25 }}>
+          {disclaimer}
+        </Typography>
+      )}
+    </Paper>
+  )
+}