feat(supply): per-unit fit-out/cost-bearer/MAB/parking with object fallback (resolveUnitFacts)

- unit: add fitOutByLandlord, mieterausbaubeitragPerSqm, parkingSpots (parking = allocation from object pool)
- lib/unitFacts.resolveUnitFacts: single resolver (unit value ?? object value) used by scorer + card adapter
- matchSyncService: pre-market unit scored via resolved facts (fit-out, MAB, cost-bearer, parking allocation)
- matchCardAdapter: fit-out label/viability/investment via resolveUnitFacts
- UnitStructurePanel: consolidate ALL per-unit overrides into the one expandable row editor (price, availability, Ausbaustandard, Wer-baut-aus, MAB, parking allocation); show parking on row
- PreMarketUnitGrid/Panel: drop the duplicate per-unit fit-out select (now in the unit editor)

Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>

src/components/supply/PreMarketPanel.tsx

@@ -27,9 +27,6 @@ export function PreMarketPanel({ p }: { p: Property }) {
     }
     return init
   })
-  const [unitFitOut, setUnitFitOut] = useState<Record<string, string>>(() =>
-    Object.fromEntries((p.units ?? []).map(u => [u.id, u.fitOut ?? ''])),
-  )
   const [unitSaving, setUnitSaving] = useState<Record<string, boolean>>({})
   const queryClient = useQueryClient()
   const updateProperty = useUpdateProperty()
@@ -99,23 +96,6 @@ export function PreMarketPanel({ p }: { p: Property }) {
     }
   }
 
-  async function saveUnitFitOut(unitId: string, fitOut: string) {
-    setUnitFitOut(prev => ({ ...prev, [unitId]: fitOut }))
-    setUnitSaving(prev => ({ ...prev, [unitId]: true }))
-    try {
-      await MockupUnitProvider.update(unitId, {
-        fitOut: (fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined,
-      })
-      await queryClient.invalidateQueries({ queryKey: ['property', p.id] })
-      await queryClient.invalidateQueries({ queryKey: ['properties'] })
-      await queryClient.invalidateQueries({ queryKey: ['matches'] })
-    } catch {
-      showToast('Fehler beim Speichern des Ausbaustandards.', 'error')
-    } finally {
-      setUnitSaving(prev => ({ ...prev, [unitId]: false }))
-    }
-  }
-
   return (
     <>
       <Divider sx={{ my: 2 }} />
@@ -213,9 +193,6 @@ export function PreMarketPanel({ p }: { p: Property }) {
                 unitSaving={unitSaving}
                 setUnitStates={setUnitStates}
                 saveUnit={saveUnit}
-                propertyFitOut={p.hardFacts?.fitOut}
-                unitFitOut={unitFitOut}
-                saveUnitFitOut={saveUnitFitOut}
               />
             )}
 

src/components/supply/PreMarketUnitGrid.tsx

@@ -1,8 +1,7 @@
-import { Box, CircularProgress, MenuItem, Switch, TextField, Tooltip, Typography } from '@mui/material'
+import { Box, CircularProgress, Switch, TextField, Tooltip, Typography } from '@mui/material'
 import { EyeOff } from 'lucide-react'
 import type { Property } from '../../domain/property'
 import { DS_PRE_MARKET, DS_TEXT } from '../../lib/ds'
-import { FIT_OUT_LABELS } from '../../lib/constants'
 import { floorLabel } from './PropertyDetailHelpers'
 
 type PropertyUnit = NonNullable<Property['units']>[number]
@@ -19,13 +18,9 @@ interface Props {
   unitSaving: Record<string, boolean>
   setUnitStates: React.Dispatch<React.SetStateAction<Record<string, UnitReleaseState>>>
   saveUnit: (unitId: string, enabled: boolean, availableFrom: string, anonymous: boolean) => Promise<void>
-  propertyFitOut?: string
-  unitFitOut: Record<string, string>
-  saveUnitFitOut: (unitId: string, fitOut: string) => void
 }
 
-export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates, saveUnit, propertyFitOut, unitFitOut, saveUnitFitOut }: Props) {
+export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates, saveUnit }: Props) {
-  const inheritLabel = propertyFitOut ? `Wie Objekt (${FIT_OUT_LABELS[propertyFitOut] ?? propertyFitOut})` : 'Wie Objekt'
   return (
     <Box sx={{ mt: 1.25, pt: 1.25, borderTop: `1px solid ${DS_PRE_MARKET.border}` }}>
       <Typography variant="caption" sx={{ fontWeight: 700, color: '#4c1d95', textTransform: 'uppercase', letterSpacing: 0.5, fontSize: '0.63rem', display: 'block', mb: 0.875 }}>
@@ -37,7 +32,7 @@ export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates
           <Box
             key={u.id}
             sx={{
-              display: 'grid', gridTemplateColumns: '1fr 150px 140px auto',
+              display: 'grid', gridTemplateColumns: '1fr 140px auto',
               gap: 1, alignItems: 'start', py: 0.875,
               borderBottom: '1px solid #f3e8ff',
               '&:last-child': { borderBottom: 'none' },
@@ -95,22 +90,6 @@ export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates
               )}
             </Box>
 
-            {/* Ausbaustandard-Override (Fallback: Objekt-Wert) */}
-            <TextField
-              select
-              size="small"
-              value={unitFitOut[u.id] ?? ''}
-              slotProps={{ inputLabel: { shrink: true } }}
-              sx={{ '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 }, mt: 0.125 }}
-              onChange={e => saveUnitFitOut(u.id, e.target.value)}
-            >
-              <MenuItem value="" sx={{ fontSize: '0.72rem' }}>{inheritLabel}</MenuItem>
-              <MenuItem value="SHELL" sx={{ fontSize: '0.72rem' }}>{FIT_OUT_LABELS.SHELL}</MenuItem>
-              <MenuItem value="BASIC" sx={{ fontSize: '0.72rem' }}>{FIT_OUT_LABELS.BASIC}</MenuItem>
-              <MenuItem value="FULL" sx={{ fontSize: '0.72rem' }}>{FIT_OUT_LABELS.FULL}</MenuItem>
-              <MenuItem value="PREMIUM" sx={{ fontSize: '0.72rem' }}>{FIT_OUT_LABELS.PREMIUM}</MenuItem>
-            </TextField>
-
             {/* Available-from date */}
             <TextField
               type="date"

src/components/supply/UnitStructurePanel.tsx

@@ -1,5 +1,5 @@
 import { useMemo, useState } from 'react'
-import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, Switch, TextField, Tooltip, Typography } from '@mui/material'
+import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, MenuItem, Switch, TextField, ToggleButton, ToggleButtonGroup, Tooltip, Typography } from '@mui/material'
 import { ChevronDown, ChevronUp, ExternalLink, FileText, Layers, Pencil, Users } from 'lucide-react'
 import { useNavigate } from 'react-router'
 import type { Property, PropertyUnit, UnitNeedMatch } from '../../domain/property'
@@ -7,8 +7,20 @@ import type { Lease } from '../../domain/lease'
 import { useUnitMatchesMap, useUnitBundle, useBundleMatches } from '../../hooks/useUnitMatches'
 import { useUpdateUnit } from '../../hooks/useProperties'
 import { DS_BORDER, DS_PRE_MARKET, DS_SURFACE, DS_TEXT } from '../../lib/ds'
+import { FIT_OUT_LABELS } from '../../lib/constants'
 import { floorLabel } from './PropertyDetailHelpers'
 
+const UNIT_NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
+
+interface UnitDraft {
+  rentPricePerSqm?: number
+  availableFrom?: string
+  fitOut?: string
+  fitOutByLandlord?: boolean
+  mieterausbaubeitragPerSqm?: number
+  parkingSpots?: number
+}
+
 function MatchPill({ m }: { m: UnitNeedMatch }) {
   const bg = m.matchScore >= 85 ? '#fef3c7' : '#e0e7ff'
   const color = m.matchScore >= 85 ? '#92400e' : '#3730a3'
@@ -51,15 +63,34 @@ export function UnitStructurePanel({ p }: { p: Property }) {
   const [editingFlexUnit, setEditingFlexUnit] = useState<string | null>(null)
   const [flexDraft, setFlexDraft] = useState<Record<string, number | undefined>>({})
   const [editingUnit, setEditingUnit] = useState<string | null>(null)
-  const [unitDraft, setUnitDraft] = useState<{ rentPricePerSqm?: number; availableFrom?: string }>({})
+  const [unitDraft, setUnitDraft] = useState<UnitDraft>({})
   const updateUnit = useUpdateUnit(p.id)
 
   function openUnitEditor(u: PropertyUnit) {
-    setUnitDraft({ rentPricePerSqm: u.rentPricePerSqm ?? p.rentPricePerSqm, availableFrom: u.availableFrom })
+    setUnitDraft({
+      rentPricePerSqm: u.rentPricePerSqm ?? p.rentPricePerSqm,
+      availableFrom: u.availableFrom,
+      fitOut: u.fitOut ?? '',
+      fitOutByLandlord: u.fitOutByLandlord,
+      mieterausbaubeitragPerSqm: u.mieterausbaubeitragPerSqm,
+      parkingSpots: u.parkingSpots,
+    })
     setEditingUnit(u.id)
   }
   function saveUnitEditor(unitId: string) {
-    updateUnit.mutate({ unitId, data: { rentPricePerSqm: unitDraft.rentPricePerSqm, availableFrom: unitDraft.availableFrom || undefined } })
+    const effFit = (unitDraft.fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined
+    const needsBuild = effFit === 'SHELL' || effFit === 'BASIC'
+    updateUnit.mutate({
+      unitId,
+      data: {
+        rentPricePerSqm: unitDraft.rentPricePerSqm,
+        availableFrom: unitDraft.availableFrom || undefined,
+        fitOut: effFit,
+        fitOutByLandlord: needsBuild ? unitDraft.fitOutByLandlord : undefined,
+        mieterausbaubeitragPerSqm: needsBuild && unitDraft.fitOutByLandlord === false ? unitDraft.mieterausbaubeitragPerSqm : undefined,
+        parkingSpots: unitDraft.parkingSpots,
+      },
+    })
     setEditingUnit(null)
   }
 
@@ -322,6 +353,11 @@ export function UnitStructurePanel({ p }: { p: Property }) {
             <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.6rem', display: 'block' }}>
               CHF {(u.rentPricePerSqm ?? p.rentPricePerSqm).toLocaleString('de-CH')}/m²
             </Typography>
+            {u.parkingSpots != null && (
+              <Typography variant="caption" sx={{ color: DS_TEXT.disabled, fontSize: '0.6rem', display: 'block' }}>
+                {u.parkingSpots} PP
+              </Typography>
+            )}
             {u.available && (() => {
               const av = u.availableFrom ?? u.schattenmarktRelease?.availableFrom
               return (
@@ -354,7 +390,52 @@ export function UnitStructurePanel({ p }: { p: Property }) {
                 />
               )}
             </Box>
-            <Box sx={{ display: 'flex', gap: 1, mt: 1, justifyContent: 'flex-end' }}>
+
+            <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.25, mt: 1.25 }}>
+              <TextField
+                select size="small" label="Ausbaustandard"
+                value={unitDraft.fitOut ?? ''}
+                onChange={e => setUnitDraft(d => ({ ...d, fitOut: e.target.value }))}
+              >
+                <MenuItem value="">Wie Objekt{p.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[p.hardFacts.fitOut] ?? p.hardFacts.fitOut})` : ''}</MenuItem>
+                <MenuItem value="SHELL">{FIT_OUT_LABELS.SHELL}</MenuItem>
+                <MenuItem value="BASIC">{FIT_OUT_LABELS.BASIC}</MenuItem>
+                <MenuItem value="FULL">{FIT_OUT_LABELS.FULL}</MenuItem>
+                <MenuItem value="PREMIUM">{FIT_OUT_LABELS.PREMIUM}</MenuItem>
+              </TextField>
+              <TextField
+                label="Parkplätze (Zuteilung)" type="number" size="small"
+                value={unitDraft.parkingSpots ?? ''}
+                onChange={e => setUnitDraft(d => ({ ...d, parkingSpots: parseInt(e.target.value) || undefined }))}
+                slotProps={{ htmlInput: { min: 0 } }}
+                helperText={p.hardFacts?.parking != null ? `aus Objekt-Pool: ${p.hardFacts.parking}` : 'Leer = Objekt-Wert'}
+              />
+            </Box>
+
+            {UNIT_NEEDS_BUILD.has((unitDraft.fitOut || p.hardFacts?.fitOut) ?? '') && (
+              <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1.25 }}>
+                <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
+                <ToggleButtonGroup
+                  exclusive size="small"
+                  value={unitDraft.fitOutByLandlord === undefined ? null : unitDraft.fitOutByLandlord ? 'landlord' : 'tenant'}
+                  onChange={(_, v) => { if (v) setUnitDraft(d => ({ ...d, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
+                >
+                  <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+                  <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+                </ToggleButtonGroup>
+                {unitDraft.fitOutByLandlord === false && (
+                  <TextField
+                    label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 160 }}
+                    value={unitDraft.mieterausbaubeitragPerSqm ?? ''}
+                    onChange={e => setUnitDraft(d => ({ ...d, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
+                    slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+                  />
+                )}
+                <Typography variant="caption" sx={{ color: DS_TEXT.disabled }}>leer = wie Objekt</Typography>
+              </Box>
+            )}
+
+            <Box sx={{ display: 'flex', gap: 1, mt: 1.25, justifyContent: 'flex-end' }}>
               <Button size="small" onClick={() => setEditingUnit(null)} sx={{ textTransform: 'none', color: DS_TEXT.muted }}>
                 Abbrechen
               </Button>

src/domain/unit.ts

@@ -18,9 +18,12 @@ export interface PropertyUnit {
   available: boolean
   rentPricePerSqm?: number  // annual CHF/m²; falls back to property.rentPricePerSqm
   availableFrom?: string    // explicit availability date for a free unit (ISO); else derived from leases
-  // Unit-level fit-out override — falls back to property.hardFacts.fitOut when unset.
+  // Unit-level overrides — fall back to property.hardFacts.* when unset.
-  // Relevant for pre-market, where units of one property are matched individually.
+  // Relevant where units of one property are matched individually (pre-market, multi-unit).
   fitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM'
+  fitOutByLandlord?: boolean          // wer trägt den Ausbau (Default: Objekt-Wert)
+  mieterausbaubeitragPerSqm?: number  // MAB der Einheit (Default: Objekt-Wert)
+  parkingSpots?: number               // aus dem Objekt-Pool zugeteilte Parkplätze
   leases?: Lease[]          // Mietverträge — current, historical, future
   /** @deprecated Use leases[].tenant.companyName */
   currentTenant?: string

src/features/matching/matchCardAdapter.ts

@@ -13,6 +13,7 @@ import type {
 import { getCityIntelligence } from '../../lib/locationIntelligence'
 import { formatUnitTitle, formatMultiUnitFloors, getUnitAvailability } from '../../domain/unit'
 import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { resolveUnitFacts } from '../../lib/unitFacts'
 import { AvailabilityStatus } from '../../domain/enums'
 
 const HARD_CRITERIA = new Set(['area', 'location', 'budget', 'timing'])
@@ -152,30 +153,30 @@ export function buildMatchCardViewModel(
     preMarketUnit: unit,
     preMarketAllUnits: property?.units,
     fitOutLabel: (() => {
-      // Einheit-Ausbau hat Vorrang vor dem Objekt-Ausbau (Pre-Market)
+      // Einheit-Werte haben Vorrang vor Objekt-Werten (Pre-Market / Mehr-Einheiten)
-      const fitOut = unit?.fitOut ?? property?.hardFacts?.fitOut
+      if (!property) return undefined
+      const { fitOut, mabPerSqm } = resolveUnitFacts(property, unit)
       if (!fitOut) return undefined
       const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
-      const mab = property?.hardFacts?.mieterausbaubeitragPerSqm
       if (fitOut === 'FULL' || fitOut === 'PREMIUM') return `${LABELS[fitOut]} — bezugsfertig`
-      if (mab) return `${LABELS[fitOut]} + CHF ${mab} MAB`
+      if (mabPerSqm) return `${LABELS[fitOut]} + CHF ${mabPerSqm} MAB`
       return LABELS[fitOut] ?? fitOut
     })(),
     fitOutViable: (() => {
-      const fitOut = unit?.fitOut ?? property?.hardFacts?.fitOut
+      if (!property) return undefined
+      const { fitOut, mabPerSqm } = resolveUnitFacts(property, unit)
       if (!fitOut) return undefined
       if (fitOut === 'FULL' || fitOut === 'PREMIUM') return true
-      const mab = property?.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+      if (fitOut === 'BASIC' && mabPerSqm >= 150) return true
-      if (fitOut === 'BASIC' && mab >= 150) return true
+      if (fitOut === 'SHELL' && mabPerSqm >= 350) return true
-      if (fitOut === 'SHELL' && mab >= 350) return true
       return undefined
     })(),
     fitOutInvestment: (() => {
-      const fitOut = unit?.fitOut ?? property?.hardFacts?.fitOut
+      if (!property) return undefined
+      const { fitOut, mabPerSqm } = resolveUnitFacts(property, unit)
       if (!fitOut || fitOut === 'FULL' || fitOut === 'PREMIUM') return undefined
-      const mab = property?.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+      const area = unit?.areaSqm ?? property.areaSqm ?? 0
-      const area = unit?.areaSqm ?? property?.areaSqm ?? 0
+      return calcFitOutInvestment(fitOut, area, mabPerSqm, 0) ?? undefined
-      return calcFitOutInvestment(fitOut, area, mab, 0) ?? undefined
     })(),
     isDivisible: property?.units ? property.units.length > 1 : false,
     minDivisibleUnitSqm: (() => {

src/lib/unitFacts.ts

@@ -0,0 +1,25 @@
+import type { Property, PropertyUnit } from '../domain/property'
+
+export interface ResolvedUnitFacts {
+  fitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM'
+  mabPerSqm: number
+  fitOutByLandlord?: boolean
+  parkingSpots?: number
+  rentPricePerSqm: number
+}
+
+/**
+ * Effektive Ausbau-/Preis-/Parkplatz-Werte für eine Einheit: Einheit-Wert ?? Objekt-Wert.
+ * Parkplätze: Einheit-Zuteilung; bei Einzel-Einheit-Objekten der ganze Objekt-Pool als Fallback.
+ */
+export function resolveUnitFacts(property: Property, unit?: PropertyUnit | null): ResolvedUnitFacts {
+  const hf = property.hardFacts
+  const singleUnit = (property.units?.length ?? 0) <= 1
+  return {
+    fitOut: unit?.fitOut ?? hf?.fitOut,
+    mabPerSqm: unit?.mieterausbaubeitragPerSqm ?? hf?.mieterausbaubeitragPerSqm ?? 0,
+    fitOutByLandlord: unit?.fitOutByLandlord ?? hf?.fitOutByLandlord,
+    parkingSpots: unit?.parkingSpots ?? (singleUnit ? hf?.parking : undefined),
+    rentPricePerSqm: unit?.rentPricePerSqm ?? property.rentPricePerSqm,
+  }
+}

src/services/matchSyncService.ts

@@ -12,6 +12,7 @@ import type { Need } from '../domain/need'
 import type { Property } from '../domain/property'
 import { getEffectiveUnits } from '../domain/property'
 import { calculateScore } from '../features/matching/scoreCalculator'
+import { resolveUnitFacts } from '../lib/unitFacts'
 
 function strengthFromScore(s: number): MatchStrength {
   if (s >= 75) return MatchStrength.STRONG
@@ -71,16 +72,16 @@ function scoreProperty(
   overrideArea?: number,
   overridePrice?: number,
   overrideResultType?: string,
-  overrideFitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM',
+  overrideHardFacts?: Partial<NonNullable<Property['hardFacts']>>,
 ): MatchEngineOutput {
-  if (overrideArea !== undefined || overridePrice !== undefined || overrideResultType !== undefined || overrideFitOut !== undefined) {
+  if (overrideArea !== undefined || overridePrice !== undefined || overrideResultType !== undefined || overrideHardFacts !== undefined) {
     return calculateScore(need, {
       ...prop,
       areaSqm: overrideArea ?? prop.areaSqm,
       rentPricePerSqm: overridePrice ?? prop.rentPricePerSqm,
       resultType: (overrideResultType ?? prop.resultType) as ResultType,
-      // Einheit-Ausbau überschreibt den Objekt-Ausbau (Fallback bleibt prop.hardFacts.fitOut)
+      // Einheit-Werte überschreiben Objekt-Werte (Fallback bleibt prop.hardFacts)
-      hardFacts: overrideFitOut ? { ...prop.hardFacts, fitOut: overrideFitOut } : prop.hardFacts,
+      hardFacts: overrideHardFacts ? { ...prop.hardFacts, ...overrideHardFacts } : prop.hardFacts,
     })
   }
   return calculateScore(need, prop)
@@ -104,7 +105,13 @@ export function generateMatchesForNeed(need: Need): void {
       }
       for (const unit of prop.units!) {
         if (!unit.schattenmarktRelease?.enabled) continue
-        const unitOutput = scoreProperty(need, prop, unit.areaSqm, unit.rentPricePerSqm ?? prop.rentPricePerSqm, ResultType.FUTURE_AVAILABILITY, unit.fitOut)
+        const facts = resolveUnitFacts(prop, unit)
+        const unitOutput = scoreProperty(need, prop, unit.areaSqm, unit.rentPricePerSqm ?? prop.rentPricePerSqm, ResultType.FUTURE_AVAILABILITY, {
+          fitOut: facts.fitOut,
+          mieterausbaubeitragPerSqm: facts.mabPerSqm,
+          fitOutByLandlord: facts.fitOutByLandlord,
+          parking: facts.parkingSpots,
+        })
         if (unitOutput.excluded || unitOutput.finalScore < MIN_SCORE) continue
         const resultId = `schattenmarkt-${prop.id}-${unit.id}`
         matchStore.push(buildMatch(prop, unit.id, need, unitOutput, ResultType.FUTURE_AVAILABILITY, resultId, now))