fix(matching): exclude external scraped listings from demand results

External third-party scrapes (Homegate/ImmoScout/newhome/MatchOffice) were mis-tagged as VERIFIED_PORTFOLIO in mock data and surfaced as "own platform" matches. Skip them in match generation — demand results now only contain genuine platform objects, Maison Work, and Future Availability. Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>
refactor(supply): pre-market unit config inline — attributes first, then price (no double price)
2026-06-21 00:51:16 +02:00 · 2026-06-21 00:42:51 +02:00 · 2026-06-21 00:39:37 +02:00 · 2026-06-21 00:22:14 +02:00 · 2026-06-21 00:14:27 +02:00
12 changed files with 416 additions and 84 deletions
@@ -0,0 +1,170 @@
+import { useState } from 'react'
+import { Box, Button, Chip, CircularProgress, Divider, MenuItem, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
+import { Sparkles } from 'lucide-react'
+import type { Property, PropertyUnit } from '../../domain/property'
+import { usePreMarketRentRecommendation } from '../../hooks/useAI'
+import { useUpdateUnit } from '../../hooks/useProperties'
+import { resolveUnitFacts } from '../../lib/unitFacts'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { DS_BORDER, DS_PRE_MARKET, DS_SURFACE, DS_TEXT } from '../../lib/ds'
+
+const NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
+const VERDICT_META: Record<string, { label: string; bg: string; fg: string }> = {
+  UNDERPRICED: { label: 'zu günstig', bg: '#fef3c7', fg: '#92400e' },
+  FAIR:        { label: 'marktgerecht', bg: '#dcfce7', fg: '#166534' },
+  AMBITIOUS:   { label: 'ambitioniert', bg: '#fee2e2', fg: '#991b1b' },
+}
+
+interface Draft {
+  fitOut?: string
+  fitOutByLandlord?: boolean
+  mieterausbaubeitragPerSqm?: number
+  parkingSpots?: number
+  expectedRentPerSqm?: number
+}
+
+interface Props {
+  property: Property
+  unit: PropertyUnit
+}
+
+/** Pre-Market-Konfiguration einer Einheit: erst Ausbau/Parkplätze, dann KI-Preisempfehlung. */
+export function PreMarketPriceAdvisor({ property, unit }: Props) {
+  const updateUnit = useUpdateUnit(property.id)
+  const [d, setD] = useState<Draft>(() => ({
+    fitOut: unit.fitOut ?? '',
+    fitOutByLandlord: unit.fitOutByLandlord,
+    mieterausbaubeitragPerSqm: unit.mieterausbaubeitragPerSqm,
+    parkingSpots: unit.parkingSpots,
+    expectedRentPerSqm: unit.expectedRentPerSqm,
+  }))
+
+  const facts = resolveUnitFacts(property, unit)
+  const current = facts.rentPricePerSqm
+  const effFit = d.fitOut || property.hardFacts?.fitOut
+  const needsBuild = NEEDS_BUILD.has(effFit ?? '')
+
+  const { data, isLoading, isError } = usePreMarketRentRecommendation({
+    city: property.location?.city ?? '',
+    assetType: property.assetType,
+    areaSqm: unit.areaSqm,
+    currentRentPerSqm: current,
+    availableFrom: unit.schattenmarktRelease?.availableFrom,
+  })
+  const rec = data?.data
+  const verdict = rec ? VERDICT_META[rec.verdict] : null
+
+  const save = (patch: Partial<PropertyUnit>) => updateUnit.mutate({ unitId: unit.id, data: patch })
+
+  return (
+    <Box sx={{ mt: 0.75, p: 1.25, borderRadius: 1, bgcolor: 'white', border: `1px solid ${DS_SURFACE.purple.border}` }}>
+      {/* 1) Ausbau & Ausstattung */}
+      <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 130px', gap: 1 }}>
+        <TextField
+          select size="small" label="Ausbaustandard"
+          value={d.fitOut ?? ''}
+          onChange={e => {
+            const v = e.target.value
+            const nb = v === 'SHELL' || v === 'BASIC'
+            setD(p => ({ ...p, fitOut: v }))
+            save({ fitOut: (v || undefined) as PropertyUnit['fitOut'], ...(nb ? {} : { fitOutByLandlord: undefined, mieterausbaubeitragPerSqm: undefined }) })
+          }}
+        >
+          <MenuItem value="">Wie Objekt{property.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[property.hardFacts.fitOut] ?? property.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" type="number" size="small"
+          value={d.parkingSpots ?? ''}
+          onChange={e => setD(p => ({ ...p, parkingSpots: parseInt(e.target.value) || undefined }))}
+          onBlur={e => save({ parkingSpots: parseInt(e.target.value) || undefined })}
+          slotProps={{ htmlInput: { min: 0 } }}
+          helperText={property.hardFacts?.parking != null ? `Pool: ${property.hardFacts.parking}` : undefined}
+        />
+      </Box>
+
+      {needsBuild && (
+        <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1 }}>
+          <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
+          <ToggleButtonGroup
+            exclusive size="small"
+            value={d.fitOutByLandlord === undefined ? null : d.fitOutByLandlord ? 'landlord' : 'tenant'}
+            onChange={(_, v) => {
+              if (!v) return
+              const landlord = v === 'landlord'
+              setD(p => ({ ...p, fitOutByLandlord: landlord, ...(landlord ? { mieterausbaubeitragPerSqm: undefined } : {}) }))
+              save({ fitOutByLandlord: landlord, ...(landlord ? { mieterausbaubeitragPerSqm: undefined } : {}) })
+            }}
+          >
+            <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+            <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+          </ToggleButtonGroup>
+          {d.fitOutByLandlord === false && (
+            <TextField
+              label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 140 }}
+              value={d.mieterausbaubeitragPerSqm ?? ''}
+              onChange={e => setD(p => ({ ...p, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
+              onBlur={e => save({ mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined })}
+              slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+            />
+          )}
+        </Box>
+      )}
+
+      <Divider sx={{ my: 1.25 }} />
+
+      {/* 2) KI-Preisempfehlung */}
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5, mb: 0.5 }}>
+        <Sparkles size={12} color={DS_PRE_MARKET.accent} />
+        <Typography sx={{ fontSize: '0.65rem', fontWeight: 700, color: '#5b21b6' }}>KI-Preisempfehlung Pre-Market</Typography>
+        {verdict && <Chip label={verdict.label} size="small" sx={{ height: 16, fontSize: '0.6rem', fontWeight: 700, bgcolor: verdict.bg, color: verdict.fg, ml: 'auto' }} />}
+      </Box>
+
+      {isLoading ? (
+        <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, py: 0.5 }}>
+          <CircularProgress size={12} sx={{ color: DS_PRE_MARKET.accent }} />
+          <Typography sx={{ fontSize: '0.65rem', color: '#6d28d9' }}>Marktanalyse läuft…</Typography>
+        </Box>
+      ) : isError || !rec ? (
+        <Typography sx={{ fontSize: '0.65rem', color: DS_TEXT.muted }}>Keine Empfehlung verfügbar.</Typography>
+      ) : (
+        <>
+          <Typography sx={{ fontSize: '0.72rem', fontWeight: 700, color: '#5b21b6' }}>
+            Empfehlung: CHF {rec.recommendedPerSqm}/m²
+            <Box component="span" sx={{ fontWeight: 400, color: '#6d28d9' }}> (CHF {rec.rangeMinPerSqm}–{rec.rangeMaxPerSqm})</Box>
+          </Typography>
+          <Typography sx={{ fontSize: '0.65rem', color: '#6d28d9', mb: 0.25 }}>
+            Heute CHF {current}/m²
+            <Box component="span" sx={{ fontWeight: 700, ml: 0.5 }}>
+              {rec.deltaVsCurrentPct > 0 ? `+${rec.deltaVsCurrentPct}%` : `${rec.deltaVsCurrentPct}%`} vs. heute
+            </Box>
+          </Typography>
+          <Typography sx={{ fontSize: '0.6rem', color: '#7c3aed', mb: 0.625 }}>
+            {rec.drivers.join(' · ')}
+          </Typography>
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75 }}>
+            <TextField
+              type="number" size="small" label="Pre-Market-Preis"
+              placeholder={`z.B. ${rec.recommendedPerSqm}`}
+              value={d.expectedRentPerSqm ?? ''}
+              onChange={e => setD(p => ({ ...p, expectedRentPerSqm: parseInt(e.target.value) || undefined }))}
+              onBlur={e => save({ expectedRentPerSqm: parseInt(e.target.value) || undefined })}
+              slotProps={{ inputLabel: { shrink: true }, htmlInput: { min: 0, step: 10 } }}
+              sx={{ width: 150, '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 } }}
+            />
+            <Button
+              size="small"
+              onClick={() => { setD(p => ({ ...p, expectedRentPerSqm: rec.recommendedPerSqm })); save({ expectedRentPerSqm: rec.recommendedPerSqm }) }}
+              sx={{ textTransform: 'none', fontSize: '0.68rem', color: DS_PRE_MARKET.accent }}
+            >
+              Empfehlung übernehmen
+            </Button>
+          </Box>
+        </>
+      )}
+    </Box>
+  )
+}
@@ -7,6 +7,7 @@ import { FIT_OUT_LABELS } from '../../lib/constants'
 import { resolveUnitFacts } from '../../lib/unitFacts'
 import { floorLabel } from './PropertyDetailHelpers'
 import { UnitFieldsEditor } from './UnitFieldsEditor'
+import { PreMarketPriceAdvisor } from './PreMarketPriceAdvisor'

 type PropertyUnit = NonNullable<Property['units']>[number]

@@ -114,14 +115,16 @@ export function PreMarketUnitGrid({ property, units, unitStates, unitSaving, set
                }}
              />

-              {/* Edit + enabled toggle */}
+              {/* Edit (nur vor Freigabe — danach inline) + enabled toggle */}
              <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.25, mt: 0.25 }}>
                {unitSaving[u.id] && <CircularProgress size={10} sx={{ color: DS_PRE_MARKET.accent }} />}
-                <Tooltip title="Ausbau, Preis & Parkplätze dieser Einheit bearbeiten">
-                  <IconButton size="small" onClick={() => setEditing(editing === u.id ? null : u.id)} sx={{ p: 0.25, color: editing === u.id ? DS_PRE_MARKET.accent : DS_TEXT.disabled }}>
-                    <Pencil size={12} />
-                  </IconButton>
-                </Tooltip>
+                {!us.enabled && (
+                  <Tooltip title="Ausbau, Preis & Parkplätze dieser Einheit bearbeiten">
+                    <IconButton size="small" onClick={() => setEditing(editing === u.id ? null : u.id)} sx={{ p: 0.25, color: editing === u.id ? DS_PRE_MARKET.accent : DS_TEXT.disabled }}>
+                      <Pencil size={12} />
+                    </IconButton>
+                  </Tooltip>
+                )}
                <Switch
                  size="small"
                  checked={us.enabled}
@@ -138,17 +141,21 @@ export function PreMarketUnitGrid({ property, units, unitStates, unitSaving, set
              </Box>
            </Box>

-            {/* Always-visible per-unit details */}
-            <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.62rem', display: 'block', mt: 0.25 }}>
-              {detailParts.join(' · ')}
-            </Typography>
-
-            {/* Inline editor (shared) */}
-            <Collapse in={editing === u.id}>
-              <Box sx={{ border: `1px solid ${DS_BORDER.default}`, borderRadius: 1, mt: 0.75, overflow: 'hidden' }}>
-                <UnitFieldsEditor property={property} unit={u} onClose={() => setEditing(null)} />
-              </Box>
-            </Collapse>
+            {/* Vor Freigabe: Lese-Details + Stift-Editor. Nach Freigabe: volle Inline-Konfiguration. */}
+            {us.enabled ? (
+              <PreMarketPriceAdvisor property={property} unit={u} />
+            ) : (
+              <>
+                <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.62rem', display: 'block', mt: 0.25 }}>
+                  {detailParts.join(' · ')}
+                </Typography>
+                <Collapse in={editing === u.id}>
+                  <Box sx={{ border: `1px solid ${DS_BORDER.default}`, borderRadius: 1, mt: 0.75, overflow: 'hidden' }}>
+                    <UnitFieldsEditor property={property} unit={u} onClose={() => setEditing(null)} />
+                  </Box>
+                </Collapse>
+              </>
+            )}
          </Box>
        )
      })}
@@ -3,7 +3,6 @@ import { Box, Button, MenuItem, TextField, ToggleButton, ToggleButtonGroup, Typo
 import type { Property, PropertyUnit } from '../../domain/property'
 import { useUpdateUnit } from '../../hooks/useProperties'
 import { FIT_OUT_LABELS } from '../../lib/constants'
-import { suggestFutureRent } from '../../lib/rentEstimate'
 import { DS_BORDER, DS_TEXT } from '../../lib/ds'

 const NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
@@ -15,7 +14,6 @@ interface UnitDraft {
  fitOutByLandlord?: boolean
  mieterausbaubeitragPerSqm?: number
  parkingSpots?: number
-  expectedRentPerSqm?: number
 }

 interface Props {
@@ -24,7 +22,7 @@ interface Props {
  onClose: () => void
 }

-/** Shared per-unit editor: price, availability, fit-out, cost-bearer, MAB, parking allocation, expected price. */
+/** Shared per-unit editor: conditions (price, availability), fit-out group, parking allocation. */
 export function UnitFieldsEditor({ property, unit, onClose }: Props) {
  const updateUnit = useUpdateUnit(property.id)
  const [d, setD] = useState<UnitDraft>(() => ({
@@ -34,12 +32,10 @@ export function UnitFieldsEditor({ property, unit, onClose }: Props) {
    fitOutByLandlord: unit.fitOutByLandlord,
    mieterausbaubeitragPerSqm: unit.mieterausbaubeitragPerSqm,
    parkingSpots: unit.parkingSpots,
-    expectedRentPerSqm: unit.expectedRentPerSqm,
  }))

  const effFit = d.fitOut || property.hardFacts?.fitOut
  const needsBuild = NEEDS_BUILD.has(effFit ?? '')
-  const suggestion = suggestFutureRent(property.location?.city ?? '', d.rentPricePerSqm ?? unit.rentPricePerSqm ?? property.rentPricePerSqm)

  function save() {
    const fit = (d.fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined
@@ -53,15 +49,15 @@ export function UnitFieldsEditor({ property, unit, onClose }: Props) {
        fitOutByLandlord: nb ? d.fitOutByLandlord : undefined,
        mieterausbaubeitragPerSqm: nb && d.fitOutByLandlord === false ? d.mieterausbaubeitragPerSqm : undefined,
        parkingSpots: d.parkingSpots,
-        expectedRentPerSqm: d.expectedRentPerSqm,
      },
    })
    onClose()
  }

  return (
-    <Box sx={{ px: 2, py: 1.25, bgcolor: '#f8fafc', borderTop: `1px solid ${DS_BORDER.default}` }}>
-      <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.25 }}>
+    <Box sx={{ px: 2, py: 1.5, bgcolor: '#f8fafc', borderTop: `1px solid ${DS_BORDER.default}` }}>
+      {/* Konditionen */}
+      <Box sx={{ display: 'grid', gridTemplateColumns: unit.available ? '1fr 1fr 1fr' : '1fr 1fr', gap: 1.25 }}>
        <TextField
          label="Preis (CHF/m²/Jahr)" type="number" size="small"
          value={d.rentPricePerSqm ?? ''}
@@ -79,7 +75,21 @@ export function UnitFieldsEditor({ property, unit, onClose }: Props) {
          />
        )}
        <TextField
-          select size="small" label="Ausbaustandard"
+          label="Parkplätze (Zuteilung)" type="number" size="small"
+          value={d.parkingSpots ?? ''}
+          onChange={e => setD(p => ({ ...p, parkingSpots: parseInt(e.target.value) || undefined }))}
+          slotProps={{ htmlInput: { min: 0 } }}
+          helperText={property.hardFacts?.parking != null ? `Objekt-Pool: ${property.hardFacts.parking}` : 'Leer = Objekt-Wert'}
+        />
+      </Box>
+
+      {/* Ausbau — Standard + Träger + MAB als Gruppe */}
+      <Box sx={{ mt: 1.5, p: 1.5, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1, bgcolor: 'white' }}>
+        <Typography variant="caption" sx={{ fontWeight: 700, color: DS_TEXT.secondary, textTransform: 'uppercase', letterSpacing: 0.4, display: 'block', mb: 1 }}>
+          Ausbau
+        </Typography>
+        <TextField
+          select size="small" label="Ausbaustandard" fullWidth
          value={d.fitOut ?? ''}
          onChange={e => setD(p => ({ ...p, fitOut: e.target.value }))}
        >
@@ -89,49 +99,32 @@ export function UnitFieldsEditor({ property, unit, onClose }: Props) {
          <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={d.parkingSpots ?? ''}
-          onChange={e => setD(p => ({ ...p, parkingSpots: parseInt(e.target.value) || undefined }))}
-          slotProps={{ htmlInput: { min: 0 } }}
-          helperText={property.hardFacts?.parking != null ? `aus Objekt-Pool: ${property.hardFacts.parking}` : 'Leer = Objekt-Wert'}
-        />
+
+        {needsBuild && (
+          <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={d.fitOutByLandlord === undefined ? null : d.fitOutByLandlord ? 'landlord' : 'tenant'}
+              onChange={(_, v) => { if (v) setD(p => ({ ...p, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
+            >
+              <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+              <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+            </ToggleButtonGroup>
+            {d.fitOutByLandlord === false && (
+              <TextField
+                label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 150 }}
+                value={d.mieterausbaubeitragPerSqm ?? ''}
+                onChange={e => setD(p => ({ ...p, 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>

-      <Box sx={{ mt: 1.25 }}>
-        <TextField
-          label="Erwarteter Preis Pre-Market (CHF/m²)" type="number" size="small" fullWidth
-          value={d.expectedRentPerSqm ?? ''}
-          onChange={e => setD(p => ({ ...p, expectedRentPerSqm: parseInt(e.target.value) || undefined }))}
-          slotProps={{ htmlInput: { min: 0, step: 10 } }}
-          helperText={suggestion ? `Vorschlag (indexiert): CHF ${suggestion}/m² — leer = heutiger Preis` : 'Leer = heutiger Preis'}
-        />
-      </Box>
-
-      {needsBuild && (
-        <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={d.fitOutByLandlord === undefined ? null : d.fitOutByLandlord ? 'landlord' : 'tenant'}
-            onChange={(_, v) => { if (v) setD(p => ({ ...p, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
-          >
-            <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
-            <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
-          </ToggleButtonGroup>
-          {d.fitOutByLandlord === false && (
-            <TextField
-              label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 160 }}
-              value={d.mieterausbaubeitragPerSqm ?? ''}
-              onChange={e => setD(p => ({ ...p, 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' }}>
+      <Box sx={{ display: 'flex', gap: 1, mt: 1.5, justifyContent: 'flex-end' }}>
        <Button size="small" onClick={onClose} sx={{ textTransform: 'none', color: DS_TEXT.muted }}>Abbrechen</Button>
        <Button size="small" variant="contained" onClick={save} sx={{ textTransform: 'none', bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }}>Speichern</Button>
      </Box>
@@ -1,6 +1,6 @@
 import { useMutation, useQuery } from '@tanstack/react-query'
 import { aiService, parseListingText } from '../services/aiService'
-import type { OfferEmailPayload, FitOutAdviceInput } from '../services/aiService'
+import type { OfferEmailPayload, FitOutAdviceInput, PreMarketRentInput } from '../services/aiService'

 export function useParseNeed() {
  return useMutation({
@@ -34,3 +34,12 @@ export function useFitOutAdvice(input: FitOutAdviceInput | null) {
    staleTime: Infinity,
  })
 }
+
+export function usePreMarketRentRecommendation(input: PreMarketRentInput | null) {
+  return useQuery({
+    queryKey: ['preMarketRent', input],
+    queryFn: () => aiService.recommendPreMarketRent(input!),
+    enabled: !!input && !!input.city,
+    staleTime: Infinity,
+  })
+}
@@ -2,28 +2,28 @@ import { describe, it, expect } from 'vitest'
 import { estimateMarketRent, suggestFutureRent } from '../rentEstimate'

 describe('estimateMarketRent', () => {
+  // Zürich OFFICE median = 42/Monat → 504/Jahr (getMarketRent rechnet ×12)
  it('flags asking rent clearly above the city median as ABOVE', () => {
-    // Zürich OFFICE median = 42
-    const est = estimateMarketRent('Zürich', 'OFFICE', 60)
+    const est = estimateMarketRent('Zürich', 'OFFICE', 600)
    expect(est).not.toBeNull()
    expect(est!.verdict).toBe('ABOVE')
    expect(est!.deltaPct).toBeGreaterThan(5)
-    expect(est!.fairRentPerSqm).toBe(42)
+    expect(est!.fairRentPerSqm).toBe(504)
  })

  it('flags asking rent clearly below median as BELOW', () => {
-    const est = estimateMarketRent('Zürich', 'OFFICE', 30)
+    const est = estimateMarketRent('Zürich', 'OFFICE', 400)
    expect(est!.verdict).toBe('BELOW')
    expect(est!.deltaPct).toBeLessThan(-5)
  })

  it('treats near-median asking rent as AT (within ±5%)', () => {
-    const est = estimateMarketRent('Zürich', 'OFFICE', 43)
+    const est = estimateMarketRent('Zürich', 'OFFICE', 510)
    expect(est!.verdict).toBe('AT')
  })

  it('returns null for unknown city', () => {
-    expect(estimateMarketRent('Atlantis', 'OFFICE', 40)).toBeNull()
+    expect(estimateMarketRent('Atlantis', 'OFFICE', 480)).toBeNull()
  })

  it('suggestFutureRent indexes by the city rent trend', () => {
@@ -6,9 +6,9 @@ export interface CityIntelligence {
  purchasingPowerIndex: number    // Kaufkraft-Index (CH = 100)
  dominantIndustryClusters: string[]
  plannedInfrastructure: { project: string; timeline: string; impact: string }[]
-  medianRentOffice: number        // CHF/m² für Bürofläche
-  medianRentLogistics: number
-  medianRentRetail: number
+  medianRentOffice: number        // CHF/m²/Monat (Bürofläche) — getMarketRent rechnet auf Jahr um
+  medianRentLogistics: number     // CHF/m²/Monat
+  medianRentRetail: number        // CHF/m²/Monat
  avgDaysOnMarket: number         // Durchschnittliche Tage bis Vermietung
  demandStrength: 'LOW' | 'MEDIUM' | 'HIGH' | 'VERY_HIGH'
  taxIndexCanton: number          // Steuerindex 100 = CH-Mittel
@@ -137,13 +137,15 @@ export function getCityIntelligence(city: string): CityIntelligence | null {
  return key ? CITY_INTELLIGENCE[key] : null
 }

+/** Median-Marktmiete in CHF/m²/**Jahr** (Daten sind monatlich gespeichert → ×12), passend zu property.rentPricePerSqm. */
 export function getMarketRent(city: string, assetType: string): number | null {
  const intel = getCityIntelligence(city)
  if (!intel) return null
-  if (assetType === 'OFFICE') return intel.medianRentOffice
-  if (assetType === 'LOGISTICS' || assetType === 'LIGHT_INDUSTRIAL') return intel.medianRentLogistics
-  if (assetType === 'RETAIL') return intel.medianRentRetail
-  return intel.medianRentOffice
+  const monthly =
+    assetType === 'LOGISTICS' || assetType === 'LIGHT_INDUSTRIAL' ? intel.medianRentLogistics
+    : assetType === 'RETAIL' ? intel.medianRentRetail
+    : intel.medianRentOffice
+  return monthly * 12
 }

 // ── City coordinates (WGS84) ─────────────────────────────────────────────────
@@ -17,11 +17,16 @@ export const MockupUnitProvider: IUnitProvider = {
    return getAllUnits().find(u => u.id === unitId) ?? null
  },
  async update(unitId: string, data: Partial<PropertyUnit>) {
-    for (const prop of propertyStore) {
+    for (let i = 0; i < propertyStore.length; i++) {
+      const prop = propertyStore[i]
      const idx = (prop.units ?? []).findIndex(u => u.id === unitId)
      if (idx === -1) continue
-      prop.units![idx] = { ...prop.units![idx], ...data }
-      return prop.units![idx]
+      // Immutable update: neue Referenzen (Unit, units-Array, Property), damit React Query
+      // die Änderung via Structural-Sharing erkennt und neu rendert.
+      const nextUnits = [...prop.units!]
+      nextUnits[idx] = { ...nextUnits[idx], ...data }
+      propertyStore[i] = { ...prop, units: nextUnits }
+      return nextUnits[idx]
    }
    throw new Error(`Unit ${unitId} not found`)
  },
@@ -176,6 +176,27 @@ export interface FitOutAdvice {
  estimatedNetInvestment: string
 }

+// ── Pre-market rent recommendation ─────────────────────────────────────────────
+
+export interface PreMarketRentInput {
+  city: string
+  assetType: string
+  areaSqm: number
+  currentRentPerSqm: number
+  availableFrom?: string   // ISO — Pre-Market liegt in der Zukunft
+}
+
+export interface PreMarketRentRecommendation {
+  recommendedPerSqm: number
+  rangeMinPerSqm: number
+  rangeMaxPerSqm: number
+  verdict: 'UNDERPRICED' | 'FAIR' | 'AMBITIOUS'   // Bewertung des heutigen Preises
+  deltaVsCurrentPct: number                        // Empfehlung vs. heutiger Preis
+  drivers: string[]                                // Vergleichsmiete, Angebot, Nachfrage, Trend …
+  rationale: string
+  confidence: 'LOW' | 'MEDIUM' | 'HIGH'
+}
+
 // ── Legacy types (kept for backward compatibility) ────────────────────────────

 export interface CriteriaExtractionResult {
@@ -220,6 +241,9 @@ export interface IAIService {
  // Fit-out investment advice (demand side)
  generateFitOutAdvice(input: FitOutAdviceInput): Promise<AIResponse<FitOutAdvice>>

+  // Pre-market rent recommendation (supply side) — based on regional comparables, supply & demand
+  recommendPreMarketRent(input: PreMarketRentInput): Promise<AIResponse<PreMarketRentRecommendation>>
+
  // Legacy methods
  extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>>
  generateFollowUp(partialNeed: Partial<CreateNeedInput>): Promise<AIResponse<string[]>>
@@ -57,6 +57,8 @@ import type {
  MarketSignalClassification,
  FitOutAdviceInput,
  FitOutAdvice,
+  PreMarketRentInput,
+  PreMarketRentRecommendation,
 } from '../IAIService'
 import { ServiceErrorCode } from '../../types'
 import { AppError } from '../../errors'
@@ -82,6 +84,7 @@ import { buildDecisionBriefPrompt } from '../prompts/decisionBriefPrompt'
 import { buildDataQualityPrompt } from '../prompts/dataQualityPrompt'
 import { buildMarketSignalPrompt } from '../prompts/marketSignalPrompt'
 import { MockAIService } from '../mock/MockAIService'
+import { getCityIntelligence, getMarketRent } from '../../../lib/locationIntelligence'

 // ── Config ────────────────────────────────────────────────────────────────────

@@ -606,6 +609,41 @@ Bitte analysiere die Situation und empfiehl die beste Option für den Mieter.`
    }, () => MockAIService.generateFitOutAdvice(input))
  },

+  // ── recommendPreMarketRent ──────────────────────────────────────────────────
+  recommendPreMarketRent(input: PreMarketRentInput): Promise<AIResponse<PreMarketRentRecommendation>> {
+    return withFallback('recommendPreMarketRent', async () => {
+      const intel = getCityIntelligence(input.city)
+      const comp = getMarketRent(input.city, input.assetType)
+      const system = `Du bist Schweizer Gewerbeimmobilien-Marktanalyst. Empfiehl einen Pre-Market-Mietpreis (CHF/m²/Jahr) auf Basis regionaler Vergleichsmieten, Angebot (Leerstand) und Nachfrage. Antworte als JSON:
+{
+  "recommendedPerSqm": number,
+  "rangeMinPerSqm": number,
+  "rangeMaxPerSqm": number,
+  "verdict": "UNDERPRICED" | "FAIR" | "AMBITIOUS",
+  "deltaVsCurrentPct": number,
+  "drivers": ["kurze Treiber auf Deutsch"],
+  "rationale": "2-3 Sätze Begründung auf Deutsch",
+  "confidence": "LOW" | "MEDIUM" | "HIGH"
+}`
+      const user = `Stadt: ${input.city}
+Nutzung: ${input.assetType}
+Fläche: ${input.areaSqm} m²
+Heutiger Preis: CHF ${input.currentRentPerSqm}/m²
+Vergleichsmiete (Median): ${comp ?? 'unbekannt'}
+Leerstand: ${intel?.vacancyRatePct ?? '?'}%
+Nachfrage: ${intel?.demandStrength ?? '?'}
+Miettrend 12M: ${intel?.rentTrend12m ?? '?'}%
+Ø Vermietungsdauer: ${intel?.avgDaysOnMarket ?? '?'} Tage`
+      const raw = await chat(system, user)
+      const json = extractJSON<PreMarketRentRecommendation>(raw)
+      if (!json || typeof json.recommendedPerSqm !== 'number') {
+        const fb = await MockAIService.recommendPreMarketRent(input)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return { data: json, provenance: makeProvenance('ai', false, true) }
+    }, () => MockAIService.recommendPreMarketRent(input))
+  },
+
  // ── Legacy: extractCriteria ─────────────────────────────────────────────────
  extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>> {
    return withFallback('extractCriteria', async () => {
@@ -12,12 +12,15 @@ import type {
  MarketSignalClassification,
  FitOutAdviceInput,
  FitOutAdvice,
+  PreMarketRentInput,
+  PreMarketRentRecommendation,
 } from '../IAIService'
 import { mockProvenance } from '../IAIService'
 import { aiTraceStore } from '../tracing'
 import { mockParseNeed } from './needParser'
 import { buildComparisonSummary } from './compareBuilder'
 import { buildMockDecisionBrief } from './decisionBrief'
+import { getCityIntelligence, getMarketRent } from '../../../lib/locationIntelligence'

 const SIMULATED_DELAY = { fast: 300, medium: 600, slow: 1800 }
 const delay = (ms: number) => new Promise(r => setTimeout(r, ms))
@@ -338,6 +341,74 @@ export const MockAIService: IAIService = {
      return { data, provenance: mockProvenance() }
    }),

+  // ── recommendPreMarketRent ──────────────────────────────────────────────────
+  recommendPreMarketRent: (input: PreMarketRentInput) =>
+    traceMock('recommendPreMarketRent', async () => {
+      await delay(SIMULATED_DELAY.fast)
+      const intel = getCityIntelligence(input.city)
+      const comp = getMarketRent(input.city, input.assetType)
+      const current = input.currentRentPerSqm
+      const ASSET_LABELS: Record<string, string> = { OFFICE: 'Bürofläche', LOGISTICS: 'Logistikfläche', LIGHT_INDUSTRIAL: 'Gewerbefläche', RETAIL: 'Retailfläche', PRODUCTION: 'Produktionsfläche' }
+      const assetLabel = ASSET_LABELS[input.assetType] ?? 'Fläche'
+
+      // Ohne regionale Vergleichsdaten: nur grobe Schätzung, niedrige Konfidenz
+      if (!intel || comp == null) {
+        const rec = Math.round(current * 1.02)
+        const data: PreMarketRentRecommendation = {
+          recommendedPerSqm: rec, rangeMinPerSqm: Math.round(rec * 0.93), rangeMaxPerSqm: Math.round(rec * 1.07),
+          verdict: 'FAIR', deltaVsCurrentPct: 0,
+          drivers: ['Keine regionalen Vergleichsdaten verfügbar'],
+          rationale: 'Keine ausreichenden Marktdaten für diese Region — Empfehlung beruht auf dem heutigen Preis.',
+          confidence: 'LOW',
+        }
+        return { data, provenance: mockProvenance() }
+      }
+
+      // Empfehlung am HEUTIGEN Preis des Objekts verankert (realistisch) und nur begrenzt
+      // nach Marktmomentum (Angebot/Nachfrage/Trend) angepasst — keine Sprünge auf den
+      // stadtweiten Median (segment-grob). Vergleichsmiete dient nur als Spielraum-Check.
+      let adj = intel.rentTrend12m / 100   // Trend vorwärts (Pre-Market liegt in der Zukunft)
+      if (intel.vacancyRatePct < 2.5) adj += 0.04
+      else if (intel.vacancyRatePct < 4) adj += 0.02
+      else if (intel.vacancyRatePct > 5.5) adj -= 0.05
+      else if (intel.vacancyRatePct > 4.5) adj -= 0.02
+      adj += { VERY_HIGH: 0.05, HIGH: 0.025, MEDIUM: 0, LOW: -0.04 }[intel.demandStrength]
+      if (intel.avgDaysOnMarket < 35) adj += 0.015
+      else if (intel.avgDaysOnMarket > 75) adj -= 0.025
+      // Spielraum-Check: liegt der heutige Preis bereits über dem regionalen Marktband → kaum Luft nach oben
+      if (comp != null && current >= comp) adj = Math.min(adj, 0.02)
+      adj = Math.max(-0.10, Math.min(0.15, adj))   // realistischer Rahmen: −10 % … +15 %
+
+      const recommended = Math.round(current * (1 + adj))
+      const rangeMin = Math.round(recommended * 0.95)
+      const rangeMax = Math.round(recommended * 1.05)
+      const deltaVsCurrentPct = Math.round(adj * 100)
+      const verdict: PreMarketRentRecommendation['verdict'] =
+        deltaVsCurrentPct >= 5 ? 'UNDERPRICED' : deltaVsCurrentPct <= -4 ? 'AMBITIOUS' : 'FAIR'
+
+      const supplyLabel = intel.vacancyRatePct < 3 ? 'sehr knappes Angebot' : intel.vacancyRatePct > 5 ? 'entspanntes Angebot' : 'ausgeglichenes Angebot'
+      const demandLabel = { VERY_HIGH: 'sehr hohe Nachfrage', HIGH: 'hohe Nachfrage', MEDIUM: 'mittlere Nachfrage', LOW: 'schwache Nachfrage' }[intel.demandStrength]
+      const drivers = [
+        `Leerstand ${intel.vacancyRatePct}% (${supplyLabel})`,
+        demandLabel,
+        `Miettrend ${intel.rentTrend12m >= 0 ? '+' : ''}${intel.rentTrend12m}% (12 M)`,
+        `Ø Vermietungsdauer ${intel.avgDaysOnMarket} Tage`,
+      ]
+      const verdictText =
+        verdict === 'UNDERPRICED' ? `Marktumfeld lässt Spielraum nach oben (+${deltaVsCurrentPct}% ggü. heute).`
+        : verdict === 'AMBITIOUS' ? `Marktumfeld eher schwächer (${deltaVsCurrentPct}% ggü. heute) — vorsichtig ansetzen.`
+        : 'Heutiger Preis ist marktgerecht.'
+      const rationale = `${assetLabel} in ${input.city}: ${supplyLabel}, ${demandLabel}, Miettrend ${intel.rentTrend12m >= 0 ? '+' : ''}${intel.rentTrend12m}%. Empfehlung für Pre-Market: CHF ${recommended}/m² (CHF ${rangeMin}–${rangeMax}) — verankert am heutigen Preis CHF ${current}/m². ${verdictText}`
+      const confidence: PreMarketRentRecommendation['confidence'] =
+        intel.demandStrength === 'LOW' || intel.avgDaysOnMarket > 75 ? 'MEDIUM' : 'HIGH'
+
+      const data: PreMarketRentRecommendation = {
+        recommendedPerSqm: recommended, rangeMinPerSqm: rangeMin, rangeMaxPerSqm: rangeMax,
+        verdict, deltaVsCurrentPct, drivers, rationale, confidence,
+      }
+      return { data, provenance: mockProvenance() }
+    }),
+
  // Legacy methods
  extractCriteria: (_input: string) =>
    traceMock('extractCriteria', async () => ({
@@ -24,5 +24,7 @@ export type {
  MarketSignalClassification,
  FitOutAdvice,
  FitOutAdviceInput,
+  PreMarketRentInput,
+  PreMarketRentRecommendation,
 } from './ai/IAIService'
 export { parseListingText } from './ai/mock/listingParser'
@@ -87,12 +87,23 @@ function scoreProperty(
  return calculateScore(need, prop)
 }

+// Externe Inserate aus Drittquellen (Scrapes) sind keine Plattform-Inventar-Objekte und
+// gehören nicht in die Treffer (nur eigene Plattform-Objekte, Maison Work, Future Availability).
+const EXTERNAL_SCRAPE_SOURCES = new Set(['HOMEGATE_SCRAPE', 'IMMOSCOUT_SCRAPE', 'NEWHOME_SCRAPE', 'MATCHOFFICE_SCRAPE'])
+
+function isExternalListing(prop: Property): boolean {
+  return prop.resultType === ResultType.VERIFIED_PORTFOLIO
+    && !!prop.sourceType && EXTERNAL_SCRAPE_SOURCES.has(prop.sourceType)
+}
+
 /** Generate matches for a single need against all properties and push them into matchStore. */
 export function generateMatchesForNeed(need: Need): void {
  const now = new Date().toISOString()
  const MIN_SCORE = 22

  for (const prop of propertyStore) {
+    // Externe Scrape-Inserate, die fälschlich als Plattform-Objekt getaggt sind → nicht matchen
+    if (isExternalListing(prop)) continue
    const hasExplicitUnits = (prop.units ?? []).length > 0

    if (hasExplicitUnits) {
Author	SHA1	Message	Date
Benjamin Sutter	8cb6f21581	fix(matching): exclude external scraped listings from demand results External third-party scrapes (Homegate/ImmoScout/newhome/MatchOffice) were mis-tagged as VERIFIED_PORTFOLIO in mock data and surfaced as "own platform" matches. Skip them in match generation — demand results now only contain genuine platform objects, Maison Work, and Future Availability. Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>	2026-06-21 00:51:16 +02:00
Benjamin Sutter	29be4f6e54	refactor(supply): pre-market unit config inline — attributes first, then price (no double price) - Released pre-market unit now shows a single always-visible config: fit-out/parking/cost-bearer (auto-save) THEN the KI price recommendation with explicit deviation vs. current price - Removes the duplicate price (base price no longer shown here; only the pre-market expected price is set), and removes the edit-only pencil for released units - Not-yet-released units keep the compact read strip + pencil editor Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>	2026-06-21 00:42:51 +02:00
Benjamin Sutter	09095a1a32	fix(ai): realistic pre-market rent recommendation — annual units + anchor on current price - getMarketRent now returns CHF/m²/YEAR (stored medians are monthly → ×12); fixes annual-vs-monthly mismatch that also affected MarketPricePanel and NegotiationInsightsPanel - recommendPreMarketRent: anchor on the unit's current rent and adjust within a bounded ±15% by market momentum (vacancy=supply, demand strength, days-on-market, trend) instead of jumping to the city-wide (prime-skewed) median — no more "double the price" suggestions; median only used as a headroom check - tests updated to annual market values Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>	2026-06-21 00:39:37 +02:00
Benjamin Sutter	fb029cf0bc	feat(ai): AI pre-market rent recommendation from regional comparables, supply & demand - IAIService.recommendPreMarketRent: recommended price + range, verdict (UNDERPRICED/FAIR/AMBITIOUS), drivers, rationale, confidence - MockAIService: deterministic recommendation from locationIntelligence — regional comp median, vacancy (supply), demand strength + days-on-market, rent trend (forward for pre-market) - BackendAIService: LLM prompt with market context + mock fallback - usePreMarketRentRecommendation hook; PreMarketPriceAdvisor component shows the recommendation per released unit with verdict ("zu günstig" when underpriced) + adjustable expected price + "Empfehlung übernehmen" - Replaces the simple indexed suggestion with a market-driven AI recommendation that flags underpricing Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>	2026-06-21 00:22:14 +02:00
Benjamin Sutter	3e1e945661	fix(supply): unit edits now persist + regroup editor + expected price as pre-market KI view - MockupUnitProvider.update: immutable update (new unit/units/property refs) so React Query detects the change and re-renders — fixes "parking/price edit doesn't take effect" - UnitFieldsEditor: group Ausbaustandard + Wer-baut-aus + MAB into one "Ausbau" section; conditions (price/availability/parking) on top; removed the plain expected-price field - PreMarketUnitGrid: expected price is now a KI recommendation view (indexed suggestion + rationale) shown only for released units, with an adjustable override + "Vorschlag übernehmen" Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>	2026-06-21 00:14:27 +02:00