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/pages/demand/MatchDetail.tsx

@@ -8,7 +8,7 @@ import { useInquiryStore } from '../../stores/inquiryStore'
 import { AddToPipelineDialog } from '../../components/shortlist'
 import { MatchReasonList } from '../../components/match-card/MatchReasonList'
 import { getCityIntelligence, lookupCityCoords } from '../../lib/locationIntelligence'
-import { NextActionsPanel, FitOutCostPanel } from '../../components/match-detail'
+import { NextActionsPanel, FitOutCostPanel, FitOutAdvicePanel } from '../../components/match-detail'
 import type { MatchCardReason } from '../../components/match-card/MatchCardViewModel'
 import { useMatchDetailData } from '../../hooks/useMatchDetailData'
 import { useMatchDetail } from '../../hooks/useMatches'
@@ -220,7 +220,21 @@ export default function MatchDetail() {
             areaSqm={property.areaSqm}
             mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
             rentPricePerSqm={property.rentPricePerSqm}
-            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm ?? 0}
+            fitOutByLandlord={property.hardFacts.fitOutByLandlord}
+          />
+        )}
+
+        {/* ── KI-Ausbauempfehlung: nur wenn Mieter ausbaut (SHELL/BASIC, kein Vermieter-Übernahme) ── */}
+        {!isFuture && property?.hardFacts?.fitOut
+          && !property.hardFacts.fitOutByLandlord
+          && (property.hardFacts.fitOut === 'SHELL' || property.hardFacts.fitOut === 'BASIC') && (
+          <FitOutAdvicePanel
+            fitOut={property.hardFacts.fitOut}
+            areaSqm={property.areaSqm}
+            mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
+            rentPricePerSqm={property.rentPricePerSqm}
+            requiredFitOut={need?.requiredFitOut}
+            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm}
           />
         )}
 

src/pages/supply/NewListing.tsx

@@ -81,6 +81,7 @@ export default function NewListing() {
       <TechnicalDetailsSection
         floor={form.floor}               onFloorChange={form.setFloor}
         fitOut={form.fitOut}             onFitOutChange={form.setFitOut}
+        fitOutByLandlord={form.fitOutByLandlord} onFitOutByLandlordChange={form.setFitOutByLandlord}
         parking={form.parking}           onParkingChange={form.setParking}
         ceilingHeight={form.ceilingHeight} onCeilingHeightChange={form.setCeilingHeight}
         mieterausbaubeitrag={form.mieterausbaubeitrag} onMieterausbaubeitragChange={form.setMieterausbaubeitrag}

src/pages/supply/newListingConstants.ts

@@ -30,12 +30,14 @@ export const LEVEL_TO_SCORE: Record<string, number | undefined> = {
   LOW: 0.30, MEDIUM: 0.55, HIGH: 0.85, '': undefined,
 }
 
+import { FIT_OUT_LABELS } from '../../lib/constants'
+
 export const FIT_OUT_OPTIONS = [
   { value: '',        label: 'Keine Angabe' },
-  { value: 'SHELL',   label: 'Rohbau' },
-  { value: 'BASIC',   label: 'Basis-Ausbau' },
-  { value: 'FULL',    label: 'Vollausbau' },
-  { value: 'PREMIUM', label: 'Premiumausbau' },
+  { value: 'SHELL',   label: FIT_OUT_LABELS.SHELL },
+  { value: 'BASIC',   label: FIT_OUT_LABELS.BASIC },
+  { value: 'FULL',    label: FIT_OUT_LABELS.FULL },
+  { value: 'PREMIUM', label: FIT_OUT_LABELS.PREMIUM },
 ]
 
 export interface LocationState {
@@ -51,6 +53,7 @@ export interface LocationState {
     propertyId?: string
     floor?: string
     fitOut?: string
+    fitOutByLandlord?: boolean
     parking?: number
     ceilingHeight?: number
     mieterausbaubeitragPerSqm?: number

src/pages/supply/newListingMapper.ts

@@ -15,6 +15,7 @@ export function buildCreatePropertyInput(fields: {
   softLevels: Record<string, string>
   floor: string
   fitOut: string
+  fitOutByLandlord?: boolean
   parking: string
   ceilingHeight: string
   images: string[]
@@ -26,7 +27,7 @@ export function buildCreatePropertyInput(fields: {
   const {
     assetType, street, houseNumber, postalCode, city,
     areaSqm, rentPerSqm, availableFrom, description,
-    softLevels, floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+    softLevels, floor, fitOut, fitOutByLandlord, parking, ceilingHeight, images, floorPlanUrl,
     mieterausbaubeitrag, isFlexible, minLettableSqm,
   } = fields
 
@@ -45,7 +46,9 @@ export function buildCreatePropertyInput(fields: {
   const hf = {
     floor:          floor ? parseInt(floor) : undefined,
     fitOut:         (fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined,
-    mieterausbaubeitragPerSqm: mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
+    fitOutByLandlord: fitOutByLandlord || undefined,
+    // MAB nur relevant, wenn der Mieter ausbaut — sonst nicht speichern
+    mieterausbaubeitragPerSqm: !fitOutByLandlord && mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
     parking:        parking ? parseInt(parking) : undefined,
     ceilingHeightM: ceilingHeight ? parseFloat(ceilingHeight) : undefined,
   }