feat(matching): annuity-based fit-out cost in score + fix unapplied DQ/confidence modifiers
Mieterausbau / fit-out economics — surface true total cost of occupancy: - Annuity calc (annuityFactor + effectiveAnnualBurdenPerSqm) replaces straight-line ÷5; FITOUT_ANNUITY_RATE=5% - New hardFacts.fitOutByLandlord: "Wer baut aus?" toggle in NewListing — landlord-borne fit-out is priced into rent (no surcharge), tenant-borne SHELL/BASIC adds annuitized cost minus MAB - scoreBudget now compares effective annual burden (rent + fit-out annuity) vs budget instead of cold rent only; FULL/PREMIUM and landlord-borne unchanged - FitOutCostPanel + CompareTableBody compute annuitized, tenant-aware burden - Central FIT_OUT_LABELS with industry/international vocabulary (Rohbau·Core&Shell, Edelrohbau·CAT A, etc.) - Activate existing generateFitOutAdvice via useFitOutAdvice hook + new FitOutAdvicePanel (MIETERAUSBAU/BKZ/MAB-Amortisation + negotiation tip), shown for tenant-borne SHELL/BASIC - MAB field only asked when tenant builds out (optional) — one new toggle, no extra data burden for property managers Fix: DQ/confidence modifiers were computed but never applied to finalScore (hardcoded 0 in output) — now folded into rawFinal and exposed. Trust-first: weak data quality lowers the score. Resolves 3 pre-existing red tests. Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>
This commit is contained in:
Benjamin Sutter
@@ -20,8 +20,8 @@ import {
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import { CompareCell, MissingDataCell } from './index'
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import { RESULT_TYPE_META, DS_COLORS } from '../../lib/ds'
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import { matchScoreHex } from '../../lib/utils'
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import { calcFitOutInvestment } from '../../lib/fitOutUtils'
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import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
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import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
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import { FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE, FIT_OUT_LABELS } from '../../lib/constants'
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import type { UnifiedMatchResult } from '../../domain/unifiedResult'
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// ── Local helper ──────────────────────────────────────────────────────────────
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@@ -155,11 +155,7 @@ export function CompareTableBody({
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const prop = getProp(item)
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if (!prop) return <MissingDataCell reason="Mietpreis nur für bestätigte Objekte verfügbar" />
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const FIT_OUT_LABELS: Record<string, string> = {
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SHELL: 'Rohbau', BASIC: 'Grundausbau', FULL: 'Vollausbau', PREMIUM: 'Premium-Ausbau',
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}
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const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
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const fitOutByLandlord = prop.hardFacts?.fitOutByLandlord
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const monthlyRent = prop.totalRentMonthly
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?? Math.round(prop.rentPricePerSqm * prop.areaSqm / 12)
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// ancillaryCosts stored as CHF/m²/Monat
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@@ -170,21 +166,12 @@ export function CompareTableBody({
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const fitOutLabel = fitOut ? (FIT_OUT_LABELS[fitOut] ?? fitOut) : null
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const mabPerSqm = prop.hardFacts?.mieterausbaubeitragPerSqm ?? 0
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// Amortised fit-out monthly cost (mid-range estimate)
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let fitOutMonthly = 0
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let fitOutMonthlyLabel: string | null = null
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if (fitOut && !READY_TO_MOVE_IN.has(fitOut)) {
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const inv = calcFitOutInvestment(fitOut, prop.areaSqm, mabPerSqm, 0)
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if (inv && !inv.isFullyCovered) {
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const months = FITOUT_AMORTIZATION_YEARS * 12
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const midMin = Math.round(inv.netTotal.min / months)
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const midMax = Math.round(inv.netTotal.max / months)
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fitOutMonthly = Math.round((midMin + midMax) / 2)
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fitOutMonthlyLabel = midMin === midMax
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? `${midMin.toLocaleString('de-CH')}`
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: `${midMin.toLocaleString('de-CH')}–${midMax.toLocaleString('de-CH')}`
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}
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}
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// Annuitätischer Ausbau-Aufschlag pro Monat (= 0 bei Vermieter-Übernahme / bezugsfertig)
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const { fitOutPerSqm } = effectiveAnnualBurdenPerSqm({
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fitOut, rentPricePerSqm: prop.rentPricePerSqm, mabPerSqm, fitOutByLandlord,
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})
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const fitOutMonthly = Math.round(fitOutPerSqm * prop.areaSqm / 12)
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const fitOutMonthlyLabel = fitOutMonthly > 0 ? fitOutMonthly.toLocaleString('de-CH') : null
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const totalMonthly = monthlyRent
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+ (monthlyNebenkosten ?? 0)
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@@ -205,7 +192,7 @@ export function CompareTableBody({
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)}
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{fitOutMonthlyLabel && (
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<Typography variant="caption" color="text.secondary">
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+ {fitOutMonthlyLabel} CHF/Monat (Ausbau ÷ {FITOUT_AMORTIZATION_YEARS} J.)
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+ {fitOutMonthlyLabel} CHF/Monat (Ausbau annuit. {FITOUT_AMORTIZATION_YEARS} J. / {Math.round(FITOUT_ANNUITY_RATE * 100)}%)
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</Typography>
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)}
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<Typography variant="body2" sx={{ fontWeight: 700, color: '#152642', borderTop: '1px solid #e2e8f0', pt: 0.5, mt: 0.25 }}>
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@@ -213,7 +200,7 @@ export function CompareTableBody({
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</Typography>
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{fitOutLabel && (
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<Typography variant="caption" sx={{ color: '#64748b', mt: 0.25 }}>
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Ausbau: {fitOutLabel}{READY_TO_MOVE_IN.has(fitOut ?? '') ? ' (bezugsfertig)' : ''}
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Ausbau: {fitOutLabel}{fitOutByLandlord ? ' (im Mietzins)' : fitOutMonthly === 0 ? ' (bezugsfertig)' : ''}
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</Typography>
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)}
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</Box>
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@@ -0,0 +1,82 @@
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import { Box, Chip, CircularProgress, Paper, Typography } from '@mui/material'
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import { Lightbulb, MessageSquareQuote } from 'lucide-react'
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import { useFitOutAdvice } from '../../hooks/useAI'
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import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
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const RECOMMENDATION_META: Record<string, { label: string; bg: string; border: string; fg: string }> = {
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MIETERAUSBAU: { label: 'Mieterausbau', bg: DS_SURFACE.blue.bg, border: DS_SURFACE.blue.border, fg: DS_TEXT.signalDark },
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BKZ: { label: 'Baukostenzuschuss (BKZ)', bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
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MAB_AMORTISATION: { label: 'MAB-Amortisation', bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
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}
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interface Props {
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fitOut: string
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areaSqm: number
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mabPerSqm: number
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rentPricePerSqm: number
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requiredFitOut?: string
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tenantBudgetPerSqm?: number
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}
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export function FitOutAdvicePanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, requiredFitOut, tenantBudgetPerSqm }: Props) {
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const { data, isLoading, isError } = useFitOutAdvice({
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fitOut,
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areaSqm,
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mabPerSqm,
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requiredFitOut,
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tenantBudgetPerSqm,
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monthlyRentPerSqm: Math.round(rentPricePerSqm / 12),
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})
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// Fallback: KI-Ausfall blockiert nie — Panel wird einfach nicht gezeigt
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if (isError) return null
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if (isLoading || !data) {
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return (
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<Paper sx={{ p: 2.5, display: 'flex', alignItems: 'center', gap: 1.5 }}>
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<CircularProgress size={16} />
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<Typography variant="body2" sx={{ color: DS_TEXT.muted }}>KI-Ausbauempfehlung wird erstellt…</Typography>
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</Paper>
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)
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}
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const advice = data.data
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const meta = RECOMMENDATION_META[advice.recommendation] ?? RECOMMENDATION_META.MIETERAUSBAU
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return (
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<Paper sx={{ p: 2.5 }}>
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<Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.5 }}>
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<Lightbulb size={15} color={DS_TEXT.secondary} />
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<Typography variant="h6" sx={{ fontWeight: 700 }}>KI-Ausbauempfehlung</Typography>
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<Chip
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label={meta.label}
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size="small"
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sx={{ ml: 'auto', bgcolor: meta.bg, color: meta.fg, fontWeight: 700, fontSize: 11, height: 22, border: `1px solid ${meta.border}` }}
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/>
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</Box>
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<Typography variant="body2" sx={{ fontWeight: 700, mb: 0.75 }}>{advice.headline}</Typography>
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<Typography variant="body2" sx={{ color: DS_TEXT.secondary, mb: 1.5, lineHeight: 1.55 }}>
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{advice.explanation}
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</Typography>
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<Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', py: 1, px: 1.5, mb: 1.5, bgcolor: DS_SURFACE.neutral.bg, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1 }}>
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<Typography variant="caption" sx={{ color: DS_TEXT.muted, fontWeight: 600 }}>Geschätzte Nettoinvestition</Typography>
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<Typography variant="body2" sx={{ fontWeight: 700 }}>{advice.estimatedNetInvestment}</Typography>
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</Box>
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<Box sx={{ display: 'flex', gap: 1, alignItems: 'flex-start' }}>
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<MessageSquareQuote size={14} color={DS_TEXT.muted} style={{ marginTop: 3, flexShrink: 0 }} />
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<Typography variant="caption" sx={{ color: DS_TEXT.secondary, lineHeight: 1.5 }}>
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<strong>Verhandlungstipp:</strong> {advice.negotiationTip}
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</Typography>
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</Box>
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{data.provenance?.fallbackUsed && (
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<Typography variant="caption" sx={{ color: DS_TEXT.muted, display: 'block', mt: 1.25 }}>
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Hinweis: KI nicht verfügbar — Richtwert-basierte Empfehlung.
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</Typography>
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)}
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</Paper>
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)
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}
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@@ -1,33 +1,23 @@
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import { Box, Chip, Paper, Typography } from '@mui/material'
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import { HardHat } from 'lucide-react'
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import { calcFitOutInvestment } from '../../lib/fitOutUtils'
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import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
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import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
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import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
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import { FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE, FIT_OUT_LABELS } from '../../lib/constants'
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const FIT_OUT_LABELS: Record<string, string> = {
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SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau',
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}
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const AMORTIZATION_YEARS = FITOUT_AMORTIZATION_YEARS
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const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
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const RATE_PCT = Math.round(FITOUT_ANNUITY_RATE * 100)
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interface Props {
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fitOut: string
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areaSqm: number
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mabPerSqm: number
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rentPricePerSqm: number
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tenantBudgetPerSqm?: number
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fitOutByLandlord?: boolean
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}
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function chf(value: number): string {
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return `CHF ${Math.round(value).toLocaleString('de-CH')}.–`
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}
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function chfRange(min: number, max: number): string {
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if (Math.round(min) === Math.round(max)) return chf(min)
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return `${chf(min)} – ${chf(max)}`
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}
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interface RowProps { label: string; value: string; sub?: string; isTotal?: boolean; isWarning?: boolean }
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function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
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@@ -49,35 +39,26 @@ function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
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)
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}
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export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, tenantBudgetPerSqm = 0 }: Props) {
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export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, fitOutByLandlord }: Props) {
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const { fitOutPerSqm } = effectiveAnnualBurdenPerSqm({ fitOut, rentPricePerSqm, mabPerSqm, fitOutByLandlord })
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const rentPerYear = rentPricePerSqm * areaSqm
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const isReadyToMoveIn = READY_TO_MOVE_IN.has(fitOut)
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const fitOutPerYear = fitOutPerSqm * areaSqm
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const totalPerYear = rentPerYear + fitOutPerYear
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const fitOutLabel = FIT_OUT_LABELS[fitOut] ?? fitOut
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const investment = isReadyToMoveIn
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? null
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: calcFitOutInvestment(fitOut, areaSqm, mabPerSqm, tenantBudgetPerSqm)
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const fitOutPerYear = investment && !investment.isFullyCovered ? {
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min: Math.round(investment.netTotal.min / AMORTIZATION_YEARS),
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max: Math.round(investment.netTotal.max / AMORTIZATION_YEARS),
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} : { min: 0, max: 0 }
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const totalPerYear = {
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min: rentPerYear + fitOutPerYear.min,
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max: rentPerYear + fitOutPerYear.max,
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}
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const isWarning = !isReadyToMoveIn && totalPerYear.max > rentPerYear * 1.3
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const disclaimer = isReadyToMoveIn
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? null
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: `Ausbaukosten nach CRB/BKP-Normen, amortisiert über ${AMORTIZATION_YEARS} Jahre. Tatsächliche Kosten je nach Ausbauumfang.`
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// Kein Aufschlag → entweder Vermieter übernimmt oder Fläche bereits bezugsfertig
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const hasSurcharge = fitOutPerYear > 0
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const isWarning = totalPerYear > rentPerYear * 1.3
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const disclaimer = hasSurcharge
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? `Ausbaukosten nach CRB/BKP-Normen, annuitätisch über ${FITOUT_AMORTIZATION_YEARS} Jahre zu ${RATE_PCT}% p.a. Tatsächliche Kosten je nach Ausbauumfang.`
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: null
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return (
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<Paper sx={{ p: 2.5 }}>
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<Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 2 }}>
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<HardHat size={15} color={DS_TEXT.secondary} />
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<Typography variant="h6" sx={{ fontWeight: 700 }}>Reale Jahresbelastung</Typography>
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{!isReadyToMoveIn && (
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{hasSurcharge && (
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<Chip
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label="CRB/BKP Richtwerte"
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size="small"
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@@ -92,32 +73,32 @@ export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, t
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value={chf(rentPerYear)}
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sub={`CHF ${rentPricePerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`}
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/>
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{isReadyToMoveIn ? (
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{fitOutByLandlord ? (
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<Row
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label="Ausbau"
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value="CHF 0.–"
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sub={`${fitOutLabel} — Ausbau im Mietzins enthalten`}
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/>
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) : !hasSurcharge ? (
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<Row
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label="Ausbau"
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value="CHF 0.–"
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sub={`${fitOutLabel} — bezugsfertig`}
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/>
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) : investment?.isFullyCovered ? (
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<Row
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label="Ausbau (amort.)"
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value="CHF 0.–"
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sub={`CHF ${mabPerSqm}/m² MAB deckt Ausbaukosten vollständig`}
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/>
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) : (
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<Row
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label={`Ausbau (amort. ${AMORTIZATION_YEARS} J.)`}
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value={chfRange(fitOutPerYear.min, fitOutPerYear.max)}
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label={`Ausbau (annuit. ${FITOUT_AMORTIZATION_YEARS} J. / ${RATE_PCT}%)`}
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value={chf(fitOutPerYear)}
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sub={
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`CHF ${investment?.grossPerSqm.min}–${investment?.grossPerSqm.max}/m² (${fitOutLabel})` +
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`${fitOutLabel}` +
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(mabPerSqm > 0 ? ` abzgl. CHF ${mabPerSqm} MAB` : '') +
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` × ${areaSqm.toLocaleString('de-CH')} m² ÷ ${AMORTIZATION_YEARS} J.`
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` — CHF ${fitOutPerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`
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}
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/>
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)}
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<Row
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label="Total/Jahr"
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value={chfRange(totalPerYear.min, totalPerYear.max)}
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value={chf(totalPerYear)}
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isTotal
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isWarning={isWarning}
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/>
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@@ -13,4 +13,5 @@ export { SourceProvenancePanel } from './SourceProvenancePanel'
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export { FutureAvailabilityContextPanel } from './FutureAvailabilityContextPanel'
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export { NextActionsPanel } from './NextActionsPanel'
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export { FitOutCostPanel } from './FitOutCostPanel'
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export { FitOutAdvicePanel } from './FitOutAdvicePanel'
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export { FLOOR_LABEL, ASSET_LABELS, RISK_LABELS, SOURCE_LABELS, PASSERBY_LABELS, KeyFactRow, UnitStatusChip, UnitRow } from './MatchDetailPropertyDetails'
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@@ -1,11 +1,16 @@
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import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, Typography } from '@mui/material'
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import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
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import { FIT_OUT_OPTIONS } from '../../pages/supply/newListingConstants'
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// Stufen, die noch Mieterausbau benötigen — nur dann ist die Träger-Frage relevant
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const NEEDS_FIT_OUT = new Set(['SHELL', 'BASIC'])
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interface Props {
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floor: string
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onFloorChange: (v: string) => void
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fitOut: string
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onFitOutChange: (v: string) => void
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fitOutByLandlord: boolean
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onFitOutByLandlordChange: (v: boolean) => void
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parking: string
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onParkingChange: (v: string) => void
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ceilingHeight: string
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@@ -21,12 +26,14 @@ interface Props {
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export function TechnicalDetailsSection({
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floor, onFloorChange,
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fitOut, onFitOutChange,
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fitOutByLandlord, onFitOutByLandlordChange,
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parking, onParkingChange,
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ceilingHeight, onCeilingHeightChange,
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mieterausbaubeitrag, onMieterausbaubeitragChange,
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isFlexible, onIsFlexibleChange,
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minLettableSqm, onMinLettableSqmChange,
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}: Props) {
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const showFitOutResponsibility = NEEDS_FIT_OUT.has(fitOut)
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return (
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<Card sx={{ p: 3, mb: 3 }}>
|
||||
<Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 2 }}>Technische Details (optional)</Typography>
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||||
@@ -44,14 +51,6 @@ export function TechnicalDetailsSection({
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<MenuItem key={o.value} value={o.value}>{o.label}</MenuItem>
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))}
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</TextField>
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<TextField
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label="Mieterausbaubeitrag (CHF/m²)"
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value={mieterausbaubeitrag}
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onChange={e => onMieterausbaubeitragChange(e.target.value)}
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size="small" type="number" fullWidth
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slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
|
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helperText="Beitrag des Vermieters"
|
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/>
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<TextField
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label="Parkplätze" value={parking}
|
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onChange={e => onParkingChange(e.target.value)}
|
||||
@@ -64,6 +63,40 @@ export function TechnicalDetailsSection({
|
||||
/>
|
||||
</Box>
|
||||
|
||||
{/* Ausbau-Träger — nur relevant, wenn die Fläche noch Ausbau benötigt (Rohbau/Edelrohbau) */}
|
||||
{showFitOutResponsibility && (
|
||||
<Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9' }}>
|
||||
<Typography variant="body2" sx={{ fontWeight: 600, mb: 1 }}>Wer baut aus?</Typography>
|
||||
<Box sx={{ display: 'flex', alignItems: 'flex-start', gap: 2, flexWrap: 'wrap' }}>
|
||||
<ToggleButtonGroup
|
||||
exclusive
|
||||
size="small"
|
||||
value={fitOutByLandlord ? 'landlord' : 'tenant'}
|
||||
onChange={(_, v) => { if (v) onFitOutByLandlordChange(v === 'landlord') }}
|
||||
>
|
||||
<ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter übernimmt</ToggleButton>
|
||||
<ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter baut aus</ToggleButton>
|
||||
</ToggleButtonGroup>
|
||||
|
||||
{fitOutByLandlord ? (
|
||||
<Typography variant="caption" color="text.secondary" sx={{ flex: 1, minWidth: 220, mt: 0.5 }}>
|
||||
Ausbau im Mietzins enthalten — bitte die <strong>bezugsfertige</strong> Miete eintragen.
|
||||
Es wird kein Aufschlag berechnet.
|
||||
</Typography>
|
||||
) : (
|
||||
<TextField
|
||||
label="Mieterausbaubeitrag (CHF/m²)"
|
||||
value={mieterausbaubeitrag}
|
||||
onChange={e => onMieterausbaubeitragChange(e.target.value)}
|
||||
size="small" type="number" sx={{ width: 240 }}
|
||||
slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
|
||||
helperText="Beitrag des Vermieters — optional, leer = kein Beitrag"
|
||||
/>
|
||||
)}
|
||||
</Box>
|
||||
</Box>
|
||||
)}
|
||||
|
||||
{/* Divisibility */}
|
||||
<Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9', display: 'flex', alignItems: 'center', gap: 2 }}>
|
||||
<FormControlLabel
|
||||
|
||||
Reference in New Issue
Block a user