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>

src/features/matching/matchCardAdapter.ts

@@ -12,6 +12,7 @@ import type {
 } from '../../components/match-card/MatchCardViewModel'
 import { getCityIntelligence } from '../../lib/locationIntelligence'
 import { formatUnitTitle, formatMultiUnitFloors } from '../../domain/unit'
+import { calcFitOutInvestment } from '../../lib/fitOutUtils'
 
 const HARD_CRITERIA = new Set(['area', 'location', 'budget', 'timing'])
 
@@ -137,6 +138,38 @@ export function buildMatchCardViewModel(
     unitId: match.unitId ?? unit?.id ?? signal?.unitId,
     preMarketUnit: unit,
     preMarketAllUnits: property?.units,
+    fitOutLabel: (() => {
+      const fitOut = property?.hardFacts?.fitOut
+      if (!fitOut) return undefined
+      const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+      const mab = property.hardFacts?.mieterausbaubeitragPerSqm
+      if (fitOut === 'FULL' || fitOut === 'PREMIUM') return `${LABELS[fitOut]} — bezugsfertig`
+      if (mab) return `${LABELS[fitOut]} + CHF ${mab} MAB`
+      return LABELS[fitOut] ?? fitOut
+    })(),
+    fitOutViable: (() => {
+      const fitOut = property?.hardFacts?.fitOut
+      if (!fitOut) return undefined
+      if (fitOut === 'FULL' || fitOut === 'PREMIUM') return true
+      const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+      if (fitOut === 'BASIC' && mab >= 150) return true
+      if (fitOut === 'SHELL' && mab >= 350) return true
+      return undefined
+    })(),
+    fitOutInvestment: (() => {
+      const fitOut = property?.hardFacts?.fitOut
+      if (!fitOut || fitOut === 'FULL' || fitOut === 'PREMIUM') return undefined
+      const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+      const area = property.areaSqm ?? 0
+      return calcFitOutInvestment(fitOut, area, mab, 0) ?? undefined
+    })(),
+    isDivisible: property?.units ? property.units.length > 1 : false,
+    minDivisibleUnitSqm: (() => {
+      if (!property?.units || property.units.length <= 1) return undefined
+      const flexible = property.units.filter(u => u.isFlexible && u.minLettableSqm)
+      if (flexible.length > 0) return Math.min(...flexible.map(u => u.minLettableSqm!))
+      return Math.min(...property.units.map(u => u.areaSqm))
+    })(),
     scoreBreakdown: {
       hardMatchScore: match.scoreBreakdown.hardMatchScore,
       softFactorScore: match.scoreBreakdown.softFactorScore,

src/features/matching/mustHaveScorer.ts

@@ -106,6 +106,22 @@ const RULES: KeywordRule[] = [
     check: (_p) => null, // no structured field yet — always UNKNOWN
     explanation: (_p, _ok) => 'Tageslicht / Fensterfront nicht strukturiert erfasst',
   },
+  {
+    keywords: ['ausbaugrad', 'ausbaustandard', 'vollausbau', 'modern ausgebaut', 'plug and play', 'bezugsfertig', 'gehoben ausgebaut'],
+    check: (p) => {
+      const fitOut = p.hardFacts?.fitOut
+      if (!fitOut) return null
+      return fitOut === 'FULL' || fitOut === 'PREMIUM'
+    },
+    explanation: (p, ok) => {
+      const fitOut = p.hardFacts?.fitOut
+      if (!fitOut) return 'Ausbaustandard nicht dokumentiert'
+      const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+      return ok
+        ? `${LABELS[fitOut] ?? fitOut} — moderner Ausbaustandard erfüllt`
+        : `${LABELS[fitOut] ?? fitOut} — nicht auf modernem Ausbauniveau`
+    },
+  },
 ]
 
 // ── Number extraction helpers ──────────────────────────────────────────────────
@@ -115,10 +131,25 @@ function extractNumber(text: string): number | null {
   return m ? parseInt(m[1], 10) : null
 }
 
+function extractMinuteLimit(text: string): number | null {
+  const m = text.match(/(?:unter|<|≤|max\.?)\s*(\d+)/) ?? text.match(/(\d+)\s*min/i)
+  return m ? parseInt(m[1], 10) : null
+}
+
 function isParkingKeyword(text: string): boolean {
   return RULES[4].keywords.some(kw => text.toLowerCase().includes(kw))
 }
 
+function isOevKeyword(text: string): boolean {
+  return text.includes('öv-anbindung') || text.includes('öv anbindung') ||
+    text.includes('öv-anschluss') || text.includes('öffentlicher verkehr') ||
+    (text.includes('öv') && (text.includes('min') || text.includes('anbindung')))
+}
+
+function isMindestflaecheKeyword(text: string): boolean {
+  return text.includes('mindestfläche') || text.includes('mindestnutzfläche') || text.includes('mindest-fläche')
+}
+
 // ── Main scorer ───────────────────────────────────────────────────────────────
 
 export function scoreMustHaves(
@@ -137,6 +168,41 @@ export function scoreMustHaves(
   const results: MustHaveResult[] = criteria.map((raw) => {
     const lower = raw.toLowerCase()
 
+    // Special case: ÖV-Anbindung with minute limit ("< 5 Min", "unter 10 Min")
+    if (isOevKeyword(lower)) {
+      const minutes = property.softFactors?.publicTransportMinutes
+      if (minutes === undefined) {
+        return { criterion: raw, passed: false, confidence: 'UNKNOWN' as const, explanation: 'ÖV-Fahrzeit nicht dokumentiert' }
+      }
+      const limit = extractMinuteLimit(lower) ?? 10
+      const passed = minutes <= limit
+      return {
+        criterion: raw,
+        passed,
+        confidence: 'CERTAIN' as const,
+        explanation: passed
+          ? `${minutes} Min. zu Fuss zum ÖV — Limit ${limit} Min. erfüllt`
+          : `${minutes} Min. zu Fuss — überschreitet ${limit}-Min.-Limit`,
+      }
+    }
+
+    // Special case: Mindestfläche with m² threshold ("Mindestfläche 600m²")
+    if (isMindestflaecheKeyword(lower)) {
+      const required = extractNumber(lower)
+      if (required === null) {
+        return { criterion: raw, passed: false, confidence: 'UNKNOWN' as const, explanation: 'Mindestfläche konnte nicht ausgelesen werden' }
+      }
+      const passed = property.areaSqm >= required
+      return {
+        criterion: raw,
+        passed,
+        confidence: 'CERTAIN' as const,
+        explanation: passed
+          ? `${property.areaSqm.toLocaleString('de-CH')} m² deckt Mindestfläche ${required} m² ab`
+          : `${property.areaSqm.toLocaleString('de-CH')} m² liegt unter Mindestfläche ${required} m²`,
+      }
+    }
+
     // Special case: parking with minimum count ("mind. 5 parkplätze")
     if (isParkingKeyword(lower)) {
       const required = extractNumber(lower)

src/features/matching/scoreCalculator.ts

@@ -463,24 +463,50 @@ function scoreMinContractDuration(need: Need, property: Property): ScoreFactor |
   }
 }
 
+const FIT_OUT_UPGRADE_COST: Record<string, number> = {
+  'SHELL_BASIC': 200,
+  'SHELL_FULL': 350,
+  'SHELL_PREMIUM': 450,
+  'BASIC_FULL': 150,
+  'BASIC_PREMIUM': 250,
+  'FULL_PREMIUM': 100,
+}
+
 function scoreFitOut(need: Need, property: Property): ScoreFactor | null {
   if (!need.requiredFitOut) return null
   const propFitOut = property.hardFacts?.fitOut
+  const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
   if (!propFitOut) {
     return { criterion: 'fitOut', weight: 0.04, score: 50, contribution: 2, explanation: `Ausbaustandard ${need.requiredFitOut} erforderlich — keine Daten`, estimated: true }
   }
   const reqLevel = FIT_OUT_LEVELS[need.requiredFitOut] ?? 1
   const propLevel = FIT_OUT_LEVELS[propFitOut] ?? 0
-  const score = propLevel >= reqLevel ? 100 : Math.max(10, Math.round(50 - (reqLevel - propLevel) * 25))
-  const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+  if (propLevel >= reqLevel) {
+    return {
+      criterion: 'fitOut', weight: 0.04, score: 100, contribution: 4,
+      explanation: `${LABELS[propFitOut] ?? propFitOut} erfüllt Anforderung (${LABELS[need.requiredFitOut] ?? need.requiredFitOut})`,
+    }
+  }
+  // Check if combined budget (tenant + MAB) covers the upgrade gap
+  const upgradeKey = `${propFitOut}_${need.requiredFitOut}`
+  const upgradeCost = FIT_OUT_UPGRADE_COST[upgradeKey]
+  const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+  const tenantBudget = need.fitOutBudgetMaxPerSqm ?? 0
+  const totalBudget = mab + tenantBudget
+  if (upgradeCost && totalBudget >= upgradeCost) {
+    const mabNote = mab > 0 ? ` (inkl. CHF ${mab} MAB)` : ''
+    return {
+      criterion: 'fitOut', weight: 0.04, score: 80, contribution: 3.2,
+      explanation: `${LABELS[propFitOut]} — Ausbau auf ${LABELS[need.requiredFitOut]} mit CHF ${totalBudget}/m² Budget überbrückbar${mabNote}`,
+    }
+  }
+  const score = Math.max(10, Math.round(50 - (reqLevel - propLevel) * 25))
+  const budgetNote = tenantBudget > 0 || mab > 0
+    ? ` (Budget CHF ${totalBudget}/m² — Ausbau ~CHF ${upgradeCost ?? '?'}/m²)`
+    : ''
   return {
-    criterion: 'fitOut',
-    weight: 0.04,
-    score,
-    contribution: score * 0.04,
-    explanation: propLevel >= reqLevel
-      ? `Ausbaustandard ${LABELS[propFitOut] ?? propFitOut} erfüllt Anforderung ${LABELS[need.requiredFitOut] ?? need.requiredFitOut}`
-      : `${LABELS[propFitOut] ?? propFitOut} — ${LABELS[need.requiredFitOut] ?? need.requiredFitOut} erforderlich`,
+    criterion: 'fitOut', weight: 0.04, score, contribution: score * 0.04,
+    explanation: `${LABELS[propFitOut] ?? propFitOut} — ${LABELS[need.requiredFitOut] ?? need.requiredFitOut} erforderlich${budgetNote}`,
   }
 }