feat: role-aware UX, market intelligence, score fix & layout scroll

- Role-based workspace access: Property Manager gets Supply+Demand,
  Operations restricted to Super Admin + Reviewer only
- Root redirect routes each persona to their first workspace
- Match Center: replaced 3-panel with auto-sorted flat list + drawer
- AI Search: unified form with dual-action (Jetzt suchen / Als Suchprofil speichern)
- CompareTray hidden on non-Demand routes; Vergleichen removed from Supply
- LocationIntelligencePanel: city KPIs, rent trends, soft factors, comparables
- NegotiationInsightsPanel: price positioning, active demand, selling arguments
- scoreCalculator: cap hardMatchScore and softFactorScore to max 100
- Layout: add display:flex to overflow:hidden wrappers so inner scroll works
  (MatchCenter drawer, MarketIntelligence, SourceMonitoring, SignalPipeline)

Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>

src/components/supply/NegotiationInsightsPanel.tsx

@@ -0,0 +1,345 @@
+import { Box, Chip, Divider, LinearProgress, Paper, Typography } from '@mui/material'
+import { CheckCircle, TrendingDown, TrendingUp } from 'lucide-react'
+import { useProperties } from '../../hooks/useProperties'
+import { useNeeds } from '../../hooks/useNeeds'
+import { getCityIntelligence, getMarketRent } from '../../lib/locationIntelligence'
+import type { Property } from '../../domain/property'
+
+// ── Selling argument generator ────────────────────────────────────────────────
+
+interface Argument {
+  title: string
+  detail: string
+  strength: 'strong' | 'medium'
+}
+
+function generateSellingArguments(p: Property): Argument[] {
+  const args: Argument[] = []
+  const sf = p.softFactors
+  const intel = getCityIntelligence(p.location.city)
+
+  if (sf) {
+    const footfall = sf.footfallScore ?? (sf.passerbyFrequency ? { LOW: 0.25, MEDIUM: 0.5, HIGH: 0.78, VERY_HIGH: 0.95 }[sf.passerbyFrequency] ?? 0 : 0)
+    if (footfall >= 0.72)
+      args.push({ title: 'Hervorragende Frequenzlage', detail: 'Überdurchschnittliche Passantenfrequenz — sichert Sichtbarkeit und Kundenzugang.', strength: 'strong' })
+
+    const taxScore = sf.taxEnvironmentScore ?? (intel ? Math.max(0, 1 - intel.taxIndexCanton / 150) : undefined)
+    if (taxScore !== undefined && taxScore >= 0.65)
+      args.push({ title: 'Steuerattraktiver Standort', detail: `${p.location.city} bietet eine günstige Steuerlast${intel ? ` (Index ${intel.taxIndexCanton}, CH = 100)` : ''} — relevant für Unternehmensansiedlungen.`, strength: 'strong' })
+
+    const ov = sf.commuterAccessScore
+    if (ov !== undefined && ov >= 0.72)
+      args.push({ title: 'Sehr gute ÖV-Anbindung', detail: sf.publicTransportMinutes ? `Ca. ${sf.publicTransportMinutes} Min. zum nächsten Bahnhof.` : 'Ausgezeichnete öffentliche Erreichbarkeit.', strength: 'strong' })
+
+    const prestige = sf.prestigeScore ?? (typeof sf.prestige === 'number' ? sf.prestige : undefined)
+    if (prestige !== undefined && prestige >= 0.7)
+      args.push({ title: 'Repräsentativer Standort', detail: 'Hoher Prestige-Wert — ideal für Unternehmen mit Repräsentationsanspruch und Aussenauftritt.', strength: 'strong' })
+
+    const talent = sf.talentAccessScore ?? (typeof sf.talentAccess === 'number' ? sf.talentAccess : undefined)
+    if (talent !== undefined && talent >= 0.65)
+      args.push({ title: 'Grosser Talentpool', detail: 'Zugang zu gut ausgebildeten Fachkräften im Einzugsgebiet — entscheidend für wachsende Unternehmen.', strength: 'medium' })
+
+    if (sf.flexibilityScore !== undefined && sf.flexibilityScore >= 0.65)
+      args.push({ title: 'Flexible Flächengestaltung', detail: 'Grundriss und Ausbaustandard ermöglichen individuelle Anpassungen.', strength: 'medium' })
+
+    if (sf.esgScore !== undefined && sf.esgScore >= 0.7)
+      args.push({ title: 'Nachhaltigkeitszertifizierung', detail: 'Guter ESG-Score — relevant für Unternehmen mit Nachhaltigkeitszielen und ESG-Reporting.', strength: 'medium' })
+  }
+
+  if (p.hardFacts?.isBarrierFree)
+    args.push({ title: 'Barrierefrei', detail: 'Vollständig rollstuhlgängig — gesetzlich zunehmend gefordert.', strength: 'medium' })
+
+  if (p.hardFacts?.parking && p.hardFacts.parking > 0)
+    args.push({ title: `${p.hardFacts.parking} Parkplätze inkl.`, detail: 'Eigene Parkierungsmöglichkeiten — in Städten ein knappes Gut.', strength: 'medium' })
+
+  if (p.hardFacts?.hasServerRoom)
+    args.push({ title: 'Serverraum vorhanden', detail: 'Sofortig nutzbare IT-Infrastruktur — spart Einrichtungskosten.', strength: 'medium' })
+
+  if (intel?.demandStrength === 'VERY_HIGH' || intel?.demandStrength === 'HIGH')
+    args.push({ title: 'Stark nachgefragter Markt', detail: `${p.location.city} verzeichnet ${intel.demandStrength === 'VERY_HIGH' ? 'sehr hohe' : 'hohe'} Nachfrage — kurze Leerstandszeiten zu erwarten.`, strength: 'strong' })
+
+  return args
+}
+
+// ── Proactive weakness acknowledgement ───────────────────────────────────────
+
+interface Weakness {
+  issue: string
+  mitigation: string
+}
+
+function generateWeaknesses(p: Property): Weakness[] {
+  const ws: Weakness[] = []
+  const sf = p.softFactors
+  const intel = getCityIntelligence(p.location.city)
+
+  if (intel && intel.vacancyRatePct >= 5)
+    ws.push({ issue: 'Hohe Leerstandsquote in der Region', mitigation: 'Mietfreie Zeit oder Ausbaukostenbeteiligung als Anreiz anbieten.' })
+
+  if (intel && intel.taxIndexCanton >= 115)
+    ws.push({ issue: 'Überdurchschnittliche Steuerlast', mitigation: 'Andere Standortvorteile (Prestige, ÖV) gezielt hervorheben.' })
+
+  if (sf?.commuterAccessScore !== undefined && sf.commuterAccessScore < 0.45)
+    ws.push({ issue: 'Eingeschränkte ÖV-Anbindung', mitigation: 'Parkplatz-Angebot und Veloinfrastruktur als Alternative betonen.' })
+
+  if (p.hardFacts?.parking === 0 || (p.hardFacts?.parking === undefined && !sf?.parkingSpots))
+    ws.push({ issue: 'Keine eigenen Parkplätze', mitigation: 'Öffentliche Parkhäuser in der Nähe aufzeigen. Ggf. Parkabonnement als Mietbonus anbieten.' })
+
+  if (p.dataQuality.score < 0.65)
+    ws.push({ issue: 'Unvollständige Objektdaten', mitigation: 'Fehlende Angaben vor dem Gespräch vervollständigen, um Vertrauen zu stärken.' })
+
+  return ws
+}
+
+// ── Main component ────────────────────────────────────────────────────────────
+
+interface Props {
+  property: Property
+}
+
+export function NegotiationInsightsPanel({ property }: Props) {
+  const { data: allProperties = [] } = useProperties()
+  const { data: needs = [] } = useNeeds()
+
+  const intel = getCityIntelligence(property.location.city)
+  const marketRent = getMarketRent(property.location.city, property.assetType)
+  const priceDiff = marketRent ? ((property.rentPricePerSqm - marketRent) / marketRent) * 100 : null
+
+  // Comparable properties for price positioning
+  const comparables = allProperties
+    .filter(p => p.id !== property.id && p.assetType === property.assetType && p.location.city === property.location.city)
+
+  const avgComparableRent = comparables.length > 0
+    ? comparables.reduce((s, p) => s + p.rentPricePerSqm, 0) / comparables.length
+    : null
+
+  // Active needs matching this property type/location
+  const matchingNeeds = needs.filter(n =>
+    n.assetType === property.assetType &&
+    (n.preferredLocations?.some(loc => loc.toLowerCase().includes(property.location.city.toLowerCase())) ?? false)
+  )
+
+  const sellingArgs = generateSellingArguments(property)
+  const weaknesses = generateWeaknesses(property)
+  const strongArgs = sellingArgs.filter(a => a.strength === 'strong')
+  const mediumArgs = sellingArgs.filter(a => a.strength === 'medium')
+
+  return (
+    <Box sx={{ display: 'flex', flexDirection: 'column', gap: 2 }}>
+
+      {/* ── Price positioning ── */}
+      <Paper sx={{ p: 2.5 }}>
+        <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 1.5 }}>Preispositionierung</Typography>
+
+        <Box sx={{ display: 'flex', gap: 1, flexWrap: 'wrap', mb: 1.5 }}>
+          <Box sx={{ flex: 1, p: 1.5, bgcolor: '#f8fafc', borderRadius: 1.5, border: '1px solid #e2e8f0', minWidth: 120 }}>
+            <Typography variant="caption" color="text.secondary">Ihr Preis</Typography>
+            <Typography variant="h6" sx={{ fontWeight: 700, color: '#0f1923' }}>
+              CHF {property.rentPricePerSqm}/m²
+            </Typography>
+          </Box>
+          {marketRent && (
+            <Box sx={{ flex: 1, p: 1.5, bgcolor: '#f8fafc', borderRadius: 1.5, border: '1px solid #e2e8f0', minWidth: 120 }}>
+              <Typography variant="caption" color="text.secondary">Marktmedian {property.location.city}</Typography>
+              <Typography variant="h6" sx={{ fontWeight: 700, color: '#475569' }}>
+                CHF {marketRent}/m²
+              </Typography>
+            </Box>
+          )}
+          {avgComparableRent && (
+            <Box sx={{ flex: 1, p: 1.5, bgcolor: '#f8fafc', borderRadius: 1.5, border: '1px solid #e2e8f0', minWidth: 120 }}>
+              <Typography variant="caption" color="text.secondary">Vergleichsangebote Ø</Typography>
+              <Typography variant="h6" sx={{ fontWeight: 700, color: '#475569' }}>
+                CHF {Math.round(avgComparableRent)}/m²
+              </Typography>
+            </Box>
+          )}
+        </Box>
+
+        {priceDiff !== null && (
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, p: 1.25, bgcolor: Math.abs(priceDiff) < 10 ? '#f0fdf4' : priceDiff > 0 ? '#fff8f0' : '#f0fdf4', borderRadius: 1.5 }}>
+            {priceDiff > 0 ? <TrendingUp size={15} color="#d97706" /> : <TrendingDown size={15} color="#1a7a4a" />}
+            <Typography variant="body2" sx={{ color: priceDiff > 15 ? '#92400e' : priceDiff > 0 ? '#d97706' : '#1a7a4a', fontWeight: 500 }}>
+              {priceDiff > 15
+                ? `Ihr Preis liegt ${Math.round(priceDiff)}% über dem Marktmedian — starke USPs nötig zur Rechtfertigung.`
+                : priceDiff > 5
+                  ? `Leicht über Marktmedian (+${Math.round(priceDiff)}%) — gut durch Qualität begründbar.`
+                  : priceDiff > -5
+                    ? 'Im Marktdurchschnitt — gute Ausgangsposition.'
+                    : `${Math.round(Math.abs(priceDiff))}% unter Marktmedian — Preiserhöhung oder schnelle Vermietung möglich.`}
+            </Typography>
+          </Box>
+        )}
+
+        {/* Price bar vs market */}
+        {marketRent && (
+          <Box sx={{ mt: 1.5 }}>
+            <Box sx={{ display: 'flex', justifyContent: 'space-between', mb: 0.25 }}>
+              <Typography variant="caption" color="text.secondary">Marktbereich {property.location.city}</Typography>
+              <Typography variant="caption" color="text.secondary">
+                CHF {Math.round(marketRent * 0.7)}–{Math.round(marketRent * 1.4)}/m²
+              </Typography>
+            </Box>
+            <Box sx={{ position: 'relative', height: 8, bgcolor: '#e2e8f0', borderRadius: 4 }}>
+              <Box sx={{
+                position: 'absolute',
+                left: `${Math.min(90, Math.max(5, ((property.rentPricePerSqm - marketRent * 0.7) / (marketRent * 0.7)) * 100))}%`,
+                top: -2,
+                width: 12,
+                height: 12,
+                borderRadius: '50%',
+                bgcolor: '#1e3a5f',
+                border: '2px solid white',
+                boxShadow: '0 1px 3px rgba(0,0,0,0.2)',
+              }} />
+            </Box>
+          </Box>
+        )}
+      </Paper>
+
+      {/* ── Active demand ── */}
+      <Paper sx={{ p: 2.5 }}>
+        <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 0.5 }}>Aktive Nachfrage</Typography>
+        <Typography variant="body2" color="text.secondary" sx={{ mb: 1.5 }}>
+          Unternehmen, die aktuell in {property.location.city} suchen
+        </Typography>
+        {matchingNeeds.length > 0 ? (
+          <>
+            <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.5 }}>
+              <Typography variant="h4" sx={{ fontWeight: 800, color: '#1e3a5f' }}>{matchingNeeds.length}</Typography>
+              <Typography variant="body2" color="text.secondary">aktive Suchprofile für diesen Typ & Standort</Typography>
+            </Box>
+            {matchingNeeds.slice(0, 4).map(n => (
+              <Box key={n.id} sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', py: 0.75, borderBottom: '1px solid #f1f5f9' }}>
+                <Box>
+                  <Typography variant="caption" sx={{ fontWeight: 500 }}>{n.companyName}</Typography>
+                  <Typography variant="caption" color="text.secondary" sx={{ display: 'block' }}>
+                    {n.requiredArea?.min ?? 0}–{n.requiredArea?.max ?? 0} m²
+                    {n.budgetRange?.maxPerSqm ? ` · max. CHF ${n.budgetRange.maxPerSqm}/m²` : ''}
+                  </Typography>
+                </Box>
+                <Chip
+                  label={n.status === 'ACTIVE' ? 'Aktiv' : n.status === 'DRAFT' ? 'Entwurf' : n.status}
+                  size="small"
+                  sx={{
+                    bgcolor: n.status === 'ACTIVE' ? '#f0fdf4' : '#f1f5f9',
+                    color: n.status === 'ACTIVE' ? '#1a7a4a' : '#64748b',
+                    fontSize: 10, height: 18,
+                  }}
+                />
+              </Box>
+            ))}
+            {matchingNeeds.length > 4 && (
+              <Typography variant="caption" color="text.secondary" sx={{ mt: 0.75, display: 'block' }}>
+                + {matchingNeeds.length - 4} weitere Suchprofile
+              </Typography>
+            )}
+          </>
+        ) : (
+          <Typography variant="body2" color="text.secondary">
+            Keine aktiven Suchprofile für diesen Typ und Standort.
+          </Typography>
+        )}
+        {intel && (
+          <Box sx={{ mt: 1.5, p: 1.25, bgcolor: '#f8fafc', borderRadius: 1.5 }}>
+            <Typography variant="caption" color="text.secondary">
+              Ø Vermietungsdauer vergleichbarer Objekte in {property.location.city}:{' '}
+              <strong style={{ color: '#1e3a5f' }}>{intel.avgDaysOnMarket} Tage</strong>
+            </Typography>
+          </Box>
+        )}
+      </Paper>
+
+      {/* ── Selling arguments ── */}
+      {sellingArgs.length > 0 && (
+        <Paper sx={{ p: 2.5 }}>
+          <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 0.5 }}>Verkaufsargumente für das Gespräch</Typography>
+          <Typography variant="body2" color="text.secondary" sx={{ mb: 1.5 }}>
+            Stärken dieses Objekts — maßgeschneidert auf typische Mieterwünsche
+          </Typography>
+
+          {strongArgs.length > 0 && (
+            <Box sx={{ mb: 1.5 }}>
+              <Typography variant="caption" sx={{ fontWeight: 600, color: '#1a7a4a', display: 'block', mb: 0.75 }}>
+                Starke Argumente
+              </Typography>
+              {strongArgs.map((arg, i) => (
+                <Box key={i} sx={{ display: 'flex', gap: 1, mb: 1 }}>
+                  <CheckCircle size={15} color="#1a7a4a" style={{ marginTop: 2, flexShrink: 0 }} />
+                  <Box>
+                    <Typography variant="body2" sx={{ fontWeight: 600 }}>{arg.title}</Typography>
+                    <Typography variant="caption" color="text.secondary">{arg.detail}</Typography>
+                  </Box>
+                </Box>
+              ))}
+            </Box>
+          )}
+
+          {mediumArgs.length > 0 && (
+            <Box>
+              <Typography variant="caption" sx={{ fontWeight: 600, color: '#d97706', display: 'block', mb: 0.75 }}>
+                Weitere Vorteile
+              </Typography>
+              {mediumArgs.map((arg, i) => (
+                <Box key={i} sx={{ display: 'flex', gap: 1, mb: 0.75 }}>
+                  <CheckCircle size={14} color="#d97706" style={{ marginTop: 2, flexShrink: 0 }} />
+                  <Box>
+                    <Typography variant="body2" sx={{ fontWeight: 500 }}>{arg.title}</Typography>
+                    <Typography variant="caption" color="text.secondary">{arg.detail}</Typography>
+                  </Box>
+                </Box>
+              ))}
+            </Box>
+          )}
+        </Paper>
+      )}
+
+      {/* ── Proactive weakness handling ── */}
+      {weaknesses.length > 0 && (
+        <Paper sx={{ p: 2.5 }}>
+          <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 0.5 }}>Schwächen proaktiv adressieren</Typography>
+          <Typography variant="body2" color="text.secondary" sx={{ mb: 1.5 }}>
+            Potenzielle Einwände kennen und entkräften — bevor der Interessent fragt
+          </Typography>
+          {weaknesses.map((w, i) => (
+            <Box key={i} sx={{ mb: 1.25 }}>
+              <Typography variant="body2" sx={{ fontWeight: 600, color: '#c0392b', mb: 0.25 }}>
+                ⚠ {w.issue}
+              </Typography>
+              <Box sx={{ pl: 1.5, borderLeft: '2px solid #e2e8f0' }}>
+                <Typography variant="caption" color="text.secondary">→ {w.mitigation}</Typography>
+              </Box>
+              {i < weaknesses.length - 1 && <Divider sx={{ mt: 1.25 }} />}
+            </Box>
+          ))}
+        </Paper>
+      )}
+
+      {/* ── Tenant fit ── */}
+      {intel && intel.dominantIndustryClusters.length > 0 && (
+        <Paper sx={{ p: 2.5 }}>
+          <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 0.5 }}>Welche Mieter passen?</Typography>
+          <Typography variant="body2" color="text.secondary" sx={{ mb: 1 }}>
+            Dominant präsente Branchen in {property.location.city} — hohes Match-Potenzial
+          </Typography>
+          <Box sx={{ display: 'flex', flexWrap: 'wrap', gap: 0.75 }}>
+            {intel.dominantIndustryClusters.map(c => (
+              <Chip key={c} label={c} size="small"
+                sx={{ bgcolor: '#eff6ff', color: '#1e3a5f', fontSize: 11, height: 24, fontWeight: 500 }}
+              />
+            ))}
+          </Box>
+          <LinearProgress
+            variant="determinate"
+            value={intel.demandStrength === 'VERY_HIGH' ? 95 : intel.demandStrength === 'HIGH' ? 75 : intel.demandStrength === 'MEDIUM' ? 50 : 25}
+            sx={{ mt: 1.5, height: 6, borderRadius: 3, bgcolor: '#f1f5f9', '& .MuiLinearProgress-bar': { bgcolor: '#1e3a5f' } }}
+          />
+          <Typography variant="caption" color="text.secondary" sx={{ mt: 0.5, display: 'block' }}>
+            Nachfragestärke: {' '}
+            <strong>{{ LOW: 'Gering', MEDIUM: 'Mittel', HIGH: 'Hoch', VERY_HIGH: 'Sehr hoch' }[intel.demandStrength]}</strong>
+          </Typography>
+        </Paper>
+      )}
+    </Box>
+  )
+}