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/lib/constants.ts

@@ -142,3 +142,15 @@ export const FIT_OUT_COST_CHF_PER_SQM: Record<string, { min: number; max: number
 
 // Assumed amortization period for fit-out investment — change here to affect all cost calculations
 export const FITOUT_AMORTIZATION_YEARS = 5
+
+// Kalkulationszins p.a. für die annuitätische Amortisation der Ausbauinvestition (Schweizer Richtwert)
+export const FITOUT_ANNUITY_RATE = 0.05
+
+// Zentrale Ausbaustandard-Labels — branchenüblich + internationale Synonyme (CAT A/B, Core & Shell).
+// Single Source of Truth für Dropdown, Panel, Score, Vergleich.
+export const FIT_OUT_LABELS: Record<string, string> = {
+  SHELL:   'Rohbau · Core & Shell',
+  BASIC:   'Edelrohbau · CAT A',
+  FULL:    'Ausgebaut · CAT B',
+  PREMIUM: 'Vollausgebaut · Plug & Play',
+}

src/lib/fitOutUtils.ts

@@ -1,15 +1,49 @@
-import { FIT_OUT_COST_CHF_PER_SQM } from './constants'
+import { FIT_OUT_COST_CHF_PER_SQM, FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE } from './constants'
 
 export interface FitOutInvestment {
   grossPerSqm: { min: number; max: number }
   mabOffset: number
   netPerSqm: { min: number; max: number }
   netTotal: { min: number; max: number }
+  annualBurden: { min: number; max: number }
   isFullyCovered: boolean
   shortLabel: string
   detailLabel: string
 }
 
+// Annuitätenfaktor: a = i(1+i)^n / ((1+i)^n − 1); bei i=0 → 1/n (lineare Amortisation als Fallback)
+export function annuityFactor(rate: number, years: number): number {
+  if (years <= 0) return 0
+  if (rate === 0) return 1 / years
+  const q = Math.pow(1 + rate, years)
+  return (rate * q) / (q - 1)
+}
+
+// Bezugsfertige Stufen — kein Ausbau-Aufschlag (Mieter muss nicht mehr investieren)
+const FITOUT_READY = new Set(['FULL', 'PREMIUM'])
+
+/**
+ * Effektive Jahresbelastung pro m². Grundsatz: die quotierte Miete gilt IMMER als realer Preis —
+ * die Plattform erfindet keinen Aufschlag. Nur wenn der Mieter ausbaut (SHELL/BASIC), wird die
+ * versteckte Ausbaukost annuitätisch sichtbar gemacht (abzgl. MAB). Übernimmt der Vermieter, ist der
+ * Ausbau bereits in der Miete enthalten → kein Aufschlag, keine Mieter-Capex.
+ */
+export function effectiveAnnualBurdenPerSqm(p: {
+  fitOut?: string
+  rentPricePerSqm: number
+  mabPerSqm: number
+  fitOutByLandlord?: boolean
+}): { rentPerSqm: number; fitOutPerSqm: number; effectivePerSqm: number } {
+  if (p.fitOutByLandlord || FITOUT_READY.has(p.fitOut ?? '')) {
+    return { rentPerSqm: p.rentPricePerSqm, fitOutPerSqm: 0, effectivePerSqm: p.rentPricePerSqm }
+  }
+  const bm = FIT_OUT_COST_CHF_PER_SQM[p.fitOut ?? '']
+  const grossMid = bm ? (bm.min + bm.max) / 2 : 0
+  const net = Math.max(0, grossMid - p.mabPerSqm)
+  const fitOutPerSqm = Math.round(net * annuityFactor(FITOUT_ANNUITY_RATE, FITOUT_AMORTIZATION_YEARS))
+  return { rentPerSqm: p.rentPricePerSqm, fitOutPerSqm, effectivePerSqm: p.rentPricePerSqm + fitOutPerSqm }
+}
+
 function formatChfK(value: number): string {
   if (value >= 1000) return `CHF ${(value / 1000).toLocaleString('de-CH', { minimumFractionDigits: 0, maximumFractionDigits: 1 })} Mio.`
   return `CHF ${Math.round(value / 1000)}k`
@@ -34,6 +68,12 @@ export function calcFitOutInvestment(
     max: Math.round(netMax * areaSqm),
   }
 
+  const factor = annuityFactor(FITOUT_ANNUITY_RATE, FITOUT_AMORTIZATION_YEARS)
+  const annualBurden = {
+    min: Math.round(netTotal.min * factor),
+    max: Math.round(netTotal.max * factor),
+  }
+
   const isFullyCovered = netTotal.max <= 0
 
   const shortLabel = isFullyCovered
@@ -51,6 +91,7 @@ export function calcFitOutInvestment(
     mabOffset: mabPerSqm,
     netPerSqm: { min: netMin, max: netMax },
     netTotal,
+    annualBurden,
     isFullyCovered,
     shortLabel,
     detailLabel,