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>

src/features/matching/__tests__/scoreCalculator.test.ts

@@ -181,6 +181,27 @@ describe('calculateScore', () => {
     expect(output.excludedReason).toBeTruthy()
   })
 
+  // ── Ausbau-Annuität im Budget-Faktor ────────────────────────────────────────
+  function budgetFactor(need: ReturnType<typeof makeNeed>, prop: ReturnType<typeof makeProperty>) {
+    return calculateScore(need, prop).allHardFactors.find(f => f.criterion === 'budget')!
+  }
+
+  it('tenant-borne SHELL lowers the budget factor vs a fitted-out (FULL) property', () => {
+    const need = makeNeed({ budgetRange: { maxPerSqm: 50, currency: 'CHF' } })
+    const base = { rentPricePerSqm: 48, areaSqm: 300 }
+    const shell = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL' } })
+    const full = makeProperty({ ...base, hardFacts: { fitOut: 'FULL' } })
+    expect(budgetFactor(need, shell).score).toBeLessThan(budgetFactor(need, full).score)
+  })
+
+  it('landlord-borne SHELL keeps the budget factor (no fit-out surcharge)', () => {
+    const need = makeNeed({ budgetRange: { maxPerSqm: 50, currency: 'CHF' } })
+    const base = { rentPricePerSqm: 48, areaSqm: 300 }
+    const tenant = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL' } })
+    const landlord = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL', fitOutByLandlord: true } })
+    expect(budgetFactor(need, landlord).score).toBeGreaterThan(budgetFactor(need, tenant).score)
+  })
+
   it('produces identical scores on repeated calls with the same inputs (determinism)', () => {
     const need = makeNeed()
     const prop = makeProperty()

src/features/matching/scoreCalculator.ts

@@ -15,6 +15,7 @@ import { analyzeTradeOffs, analyzeRisks, identifyMissingData } from './tradeOffA
 import { generateNextBestActions } from './rankingEngine'
 import { softFactorEnrichmentService } from '../../services/softFactorEnrichmentService'
 import { scoreMustHaves } from './mustHaveScorer'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
 
 // ── Profile resolution ────────────────────────────────────────────────────────
 
@@ -159,7 +160,16 @@ function scoreLocation(need: Need, property: Property, weight: number): ScoreFac
 
 function scoreBudget(need: Need, property: Property, weight: number): ScoreFactor {
   const maxBudget = need.budgetRange?.maxPerSqm ?? 0
-  const rent = property.rentPricePerSqm
+
+  // Effektive Jahresbelastung: Kaltmiete + annuitätischer Ausbau-Aufschlag (nur wenn Mieter ausbaut)
+  const { effectivePerSqm: rent, fitOutPerSqm } = effectiveAnnualBurdenPerSqm({
+    fitOut: property.hardFacts?.fitOut,
+    rentPricePerSqm: property.rentPricePerSqm,
+    mabPerSqm: property.hardFacts?.mieterausbaubeitragPerSqm ?? 0,
+    fitOutByLandlord: property.hardFacts?.fitOutByLandlord,
+  })
+  // Erklärt den Ausbau-Anteil transparent, wenn er den Score beeinflusst
+  const fitOutNote = fitOutPerSqm > 0 ? ` (inkl. CHF ${fitOutPerSqm}/m² Ausbau-Annuität)` : ''
 
   let score: number
   let explanation: string
@@ -171,18 +181,18 @@ function scoreBudget(need: Need, property: Property, weight: number): ScoreFacto
     const ratio = rent / maxBudget
     // Very cheap can indicate quality issues — slight penalty below 50% of budget
     score = ratio >= 0.50 ? 100 : 88
-    explanation = `Miete CHF ${rent}/m² liegt ${Math.round((1 - ratio) * 100)}% unter Budget CHF ${maxBudget}/m²`
+    explanation = `Effektive Belastung CHF ${rent}/m² liegt ${Math.round((1 - ratio) * 100)}% unter Budget CHF ${maxBudget}/m²${fitOutNote}`
   } else {
     const overRatio = rent / maxBudget
     if (overRatio <= HARD_FILTER.BUDGET_MODERATE_RATIO) {
       score = 75
-      explanation = `Miete CHF ${rent}/m² leicht über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² leicht über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
     } else if (overRatio <= HARD_FILTER.BUDGET_SEVERE_RATIO) {
       score = 45
-      explanation = `Miete CHF ${rent}/m² merklich über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² merklich über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
     } else {
       score = 20
-      explanation = `Miete CHF ${rent}/m² stark über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² stark über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
     }
   }
 
@@ -610,8 +620,12 @@ export function calculateScore(need: Need, property: Property): MatchEngineOutpu
   ]
   const mustHaveEval = scoreMustHaves(allMustHaveText, property)
 
-  // ── Final score: hard/soft weighted sum, clamped 0–100 ───────────────────
-  const rawFinal = hardMatchScore * 0.60 + softFactorScore * 0.40 - hardFilter.severePenalty
+  // ── Final score: hard/soft weighted sum + Datenqualität/Konfidenz-Modifikatoren,
+  // abzgl. severePenalty, clamped 0–100 (Trust-first: schwache Datenlage senkt den Score) ──
+  const dataQualityModifier = calcDataQualityModifier(property)
+  const confidenceModifier = calcConfidenceModifier(property)
+  const rawFinal = hardMatchScore * 0.60 + softFactorScore * 0.40
+    + dataQualityModifier + confidenceModifier - hardFilter.severePenalty
   const finalScore = Math.round(Math.min(100, Math.max(0, rawFinal)))
 
   // ── Factor classification — only use weighted soft factors for positive/negative ──
@@ -639,8 +653,8 @@ export function calculateScore(need: Need, property: Property): MatchEngineOutpu
     finalScore,
     hardMatchScore,
     softFactorScore,
-    dataQualityModifier: 0,
-    confidenceModifier: 0,
+    dataQualityModifier,
+    confidenceModifier,
     positiveFactors,
     negativeFactors,
     allHardFactors: hardFactors,