fix: carry all unit data into + Inserat prefill

When clicking + Inserat in UnitStructurePanel, the new listing form
now pre-populates: floor label, fit-out standard, parking, ceiling
height, Mieterausbaubeitrag, Teilbar toggle, min lettable sqm, and
availability date from the unit and its parent property.

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

src/components/compare/CompareTableBody.tsx

@@ -20,6 +20,8 @@ import {
 import { CompareCell, MissingDataCell } from './index'
 import { RESULT_TYPE_META, DS_COLORS } from '../../lib/ds'
 import { matchScoreHex } from '../../lib/utils'
+import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
 import type { UnifiedMatchResult } from '../../domain/unifiedResult'
 
 // ── Local helper ──────────────────────────────────────────────────────────────
@@ -148,18 +150,70 @@ export function CompareTableBody({
           : <MissingDataCell />
       }))}
 
-      {/* 9. Rent / Budget Fit */}
-      {row('9. Miete / Budget', compareItems.map(item => {
+      {/* 9. Rent / Budget Fit — full cost breakdown incl. amortised fit-out */}
+      {row('9. Kosten / Budget', compareItems.map(item => {
         const prop = getProp(item)
         if (!prop) return <MissingDataCell reason="Mietpreis nur für bestätigte Objekte verfügbar" />
+
+        const FIT_OUT_LABELS: Record<string, string> = {
+          SHELL: 'Rohbau', BASIC: 'Grundausbau', FULL: 'Vollausbau', PREMIUM: 'Premium-Ausbau',
+        }
+        const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
+
+        const monthlyRent = prop.totalRentMonthly
+          ?? Math.round(prop.rentPricePerSqm * prop.areaSqm / 12)
+        // ancillaryCosts stored as CHF/m²/Monat
+        const monthlyNebenkosten = prop.ancillaryCosts != null
+          ? Math.round(prop.ancillaryCosts * prop.areaSqm)
+          : null
+        const fitOut = prop.hardFacts?.fitOut
+        const fitOutLabel = fitOut ? (FIT_OUT_LABELS[fitOut] ?? fitOut) : null
+        const mabPerSqm = prop.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+
+        // Amortised fit-out monthly cost (mid-range estimate)
+        let fitOutMonthly = 0
+        let fitOutMonthlyLabel: string | null = null
+        if (fitOut && !READY_TO_MOVE_IN.has(fitOut)) {
+          const inv = calcFitOutInvestment(fitOut, prop.areaSqm, mabPerSqm, 0)
+          if (inv && !inv.isFullyCovered) {
+            const months = FITOUT_AMORTIZATION_YEARS * 12
+            const midMin = Math.round(inv.netTotal.min / months)
+            const midMax = Math.round(inv.netTotal.max / months)
+            fitOutMonthly = Math.round((midMin + midMax) / 2)
+            fitOutMonthlyLabel = midMin === midMax
+              ? `${midMin.toLocaleString('de-CH')}`
+              : `${midMin.toLocaleString('de-CH')}–${midMax.toLocaleString('de-CH')}`
+          }
+        }
+
+        const totalMonthly = monthlyRent
+          + (monthlyNebenkosten ?? 0)
+          + fitOutMonthly
+
         return (
-          <Box>
-            <Typography variant="body2" sx={{ fontWeight: 600 }}>
+          <Box sx={{ display: 'flex', flexDirection: 'column', gap: 0.4 }}>
+            <Typography variant="body2" sx={{ fontWeight: 700 }}>
               CHF {prop.rentPricePerSqm}/m²/Jahr
             </Typography>
-            {prop.totalRentMonthly && (
+            <Typography variant="caption" color="text.secondary">
+              {monthlyRent.toLocaleString('de-CH')} CHF/Monat (Miete)
+            </Typography>
+            {monthlyNebenkosten != null && (
               <Typography variant="caption" color="text.secondary">
-                {prop.totalRentMonthly.toLocaleString('de-CH')} CHF/Monat
+                + {monthlyNebenkosten.toLocaleString('de-CH')} CHF/Monat (NK)
+              </Typography>
+            )}
+            {fitOutMonthlyLabel && (
+              <Typography variant="caption" color="text.secondary">
+                + {fitOutMonthlyLabel} CHF/Monat (Ausbau ÷ {FITOUT_AMORTIZATION_YEARS} J.)
+              </Typography>
+            )}
+            <Typography variant="body2" sx={{ fontWeight: 700, color: '#1e3a5f', borderTop: '1px solid #e2e8f0', pt: 0.5, mt: 0.25 }}>
+              = {totalMonthly.toLocaleString('de-CH')} CHF/Monat
+            </Typography>
+            {fitOutLabel && (
+              <Typography variant="caption" sx={{ color: '#64748b', mt: 0.25 }}>
+                Ausbau: {fitOutLabel}{READY_TO_MOVE_IN.has(fitOut ?? '') ? ' (bezugsfertig)' : ''}
               </Typography>
             )}
           </Box>

src/components/demand/AISearchSavePreview.tsx

@@ -1,4 +1,4 @@
-import { Alert, Box, Button, CircularProgress } from '@mui/material'
+import { Alert, Box, Button, CircularProgress, FormControlLabel, Switch, Typography } from '@mui/material'
 import { Save } from 'lucide-react'
 import { NeedCardPreview } from './NeedCardPreview'
 import type { ParseNeedResult, ParsedNeedCriteria, WeightingKey } from '../../domain/needBuilder'
@@ -10,7 +10,9 @@ interface Props {
   needTitle: string
   overallConfidence: number
   isSaving: boolean
+  isAnonymous: boolean
   onNeedTitleChange: (t: string) => void
+  onAnonymousChange: (v: boolean) => void
   onBack: () => void
   onSave: () => void
 }
@@ -22,7 +24,9 @@ export function AISearchSavePreview({
   needTitle,
   overallConfidence,
   isSaving,
+  isAnonymous,
   onNeedTitleChange,
+  onAnonymousChange,
   onBack,
   onSave,
 }: Props) {
@@ -39,7 +43,41 @@ export function AISearchSavePreview({
         needTitle={needTitle}
         onNeedTitleChange={onNeedTitleChange}
       />
-      <Box sx={{ maxWidth: 720, mx: 'auto', display: 'flex', justifyContent: 'space-between', mt: 3 }}>
+
+      {/* Anonymity option */}
+      <Box sx={{
+        maxWidth: 720, mx: 'auto', mt: 2,
+        p: 1.5, borderRadius: 1.5, border: '1px solid',
+        borderColor: isAnonymous ? '#7c3aed' : '#e2e8f0',
+        bgcolor: isAnonymous ? '#f5f3ff' : '#f8fafc',
+        transition: 'all 0.15s',
+      }}>
+        <FormControlLabel
+          control={
+            <Switch
+              size="small"
+              checked={isAnonymous}
+              onChange={e => onAnonymousChange(e.target.checked)}
+              sx={{
+                '& .MuiSwitch-switchBase.Mui-checked': { color: '#7c3aed' },
+                '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#7c3aed' },
+              }}
+            />
+          }
+          label={
+            <Box>
+              <Typography variant="body2" sx={{ fontWeight: 700, color: isAnonymous ? '#6d28d9' : 'text.primary' }}>
+                Anonymes Suchprofil
+              </Typography>
+              <Typography variant="caption" sx={{ color: isAnonymous ? '#7c3aed' : 'text.secondary' }}>
+                Firmenname wird nicht an Vermieter übermittelt — Verwalter sehen nur Branche und Flächenbedarf
+              </Typography>
+            </Box>
+          }
+        />
+      </Box>
+
+      <Box sx={{ maxWidth: 720, mx: 'auto', display: 'flex', justifyContent: 'space-between', mt: 2 }}>
         <Button variant="outlined" onClick={onBack} disabled={isSaving}>
           ← Zurück
         </Button>

src/components/demand/NeedExtendedRequirements.tsx

@@ -1,4 +1,4 @@
-import { Accordion, AccordionDetails, AccordionSummary, Box, Checkbox, FormControlLabel, MenuItem, TextField, Typography } from '@mui/material'
+import { Accordion, AccordionDetails, AccordionSummary, Box, Checkbox, FormControlLabel, MenuItem, Switch, TextField, Typography } from '@mui/material'
 import { ChevronDown } from 'lucide-react'
 import type { ParsedNeedCriteria } from '../../domain/needBuilder'
 
@@ -73,7 +73,46 @@ export function NeedExtendedRequirements({ criteria: c, onChange: set }: Props)
               slotProps={{ htmlInput: { min: 0, max: 360, step: 12 } }}
             />
           </Box>
+          <Box>
+            <Typography variant="caption" color="text.secondary" sx={{ display: 'block', mb: 0.5 }}>Eigenes Ausbaubudget (max. CHF/m²)</Typography>
+            <TextField
+              size="small" type="number" fullWidth placeholder="z.B. 200"
+              value={c.fitOutBudgetMaxPerSqm ?? ''}
+              onChange={e => set({ ...c, fitOutBudgetMaxPerSqm: parseInt(e.target.value) || undefined })}
+              slotProps={{ htmlInput: { min: 0, max: 5000, step: 50 } }}
+              helperText="Ihr Beitrag — exkl. MAB des Vermieters"
+            />
+          </Box>
         </Box>
+
+        {/* Divisibility */}
+        <Box sx={{ mt: 1.5, pt: 1.5, borderTop: '1px solid #f1f5f9' }}>
+          <FormControlLabel
+            control={
+              <Switch
+                size="small"
+                checked={c.requiresDivisibility ?? false}
+                onChange={e => set({ ...c, requiresDivisibility: e.target.checked || undefined })}
+              />
+            }
+            label={<Typography variant="caption" sx={{ fontWeight: 600 }}>Fläche muss teilbar sein</Typography>}
+            sx={{ mb: c.requiresDivisibility ? 1 : 0 }}
+          />
+          {c.requiresDivisibility && (
+            <Box>
+              <Typography variant="caption" color="text.secondary" sx={{ display: 'block', mb: 0.5 }}>Mindesteinheit (m²)</Typography>
+              <TextField
+                size="small" type="number"
+                placeholder="z.B. 150"
+                value={c.minDivisibleUnit ?? ''}
+                onChange={e => set({ ...c, minDivisibleUnit: parseInt(e.target.value) || undefined })}
+                sx={{ width: 160 }}
+                slotProps={{ htmlInput: { min: 10, max: 5000, step: 10 } }}
+              />
+            </Box>
+          )}
+        </Box>
+
       </AccordionDetails>
     </Accordion>
   )

src/components/demand/NeedInput.tsx

@@ -1,5 +1,5 @@
 import { useState } from 'react'
-import { Box, Card, Chip, Stack, TextField, Typography } from '@mui/material'
+import { Box, Card, Chip, FormControlLabel, Slider, Stack, Switch, TextField, Typography } from '@mui/material'
 import type { ParsedNeedCriteria } from '../../domain/needBuilder'
 import { AssetType } from '../../domain/enums'
 import { NeedExtendedRequirements } from './NeedExtendedRequirements'
@@ -34,6 +34,8 @@ const BUDGET_PRESETS = [
 
 const LOCATION_PRESETS = ['Zürich', 'Zürich-West', 'Zürich-Nord', 'Bern', 'Basel', 'Luzern']
 
+const RADIUS_MARKS = [5, 10, 20, 30, 50, 100].map(v => ({ value: v, label: v === 5 || v === 100 ? `${v} km` : `${v}` }))
+
 function FieldLabel({ children }: { children: React.ReactNode }) {
   return (
     <Typography variant="caption" color="text.secondary" sx={{ fontWeight: 600, display: 'block', mb: 0.75 }}>
@@ -161,7 +163,27 @@ export function NeedInput({ criteria: c, onCriteriaChange: set }: Props) {
           ))}
         </Stack>
       )}
-      <Box sx={{ mb: (c.preferredLocations?.filter(l => !LOCATION_PRESETS.includes(l)).length ?? 0) > 0 ? 0 : 2.5 }} />
+      {(c.preferredLocations?.filter(l => !LOCATION_PRESETS.includes(l)).length ?? 0) === 0 && <Box sx={{ mb: 1.5 }} />}
+
+      {/* Radius */}
+      <Box sx={{ mb: 2.5, px: 0.5 }}>
+        <Box sx={{ display: 'flex', alignItems: 'center', justifyContent: 'space-between', mb: 0.5 }}>
+          <Typography variant="caption" color="text.secondary" sx={{ fontWeight: 600 }}>Suchradius</Typography>
+          <Typography variant="caption" sx={{ fontWeight: 700, color: '#1e3a5f' }}>
+            {c.searchRadius ?? 30} km
+          </Typography>
+        </Box>
+        <Slider
+          value={c.searchRadius ?? 30}
+          min={1}
+          max={100}
+          marks={RADIUS_MARKS}
+          step={1}
+          onChange={(_, v) => set({ ...c, searchRadius: v as number })}
+          size="small"
+          sx={{ color: '#1e3a5f', '& .MuiSlider-markLabel': { fontSize: '0.62rem' } }}
+        />
+      </Box>
 
       {/* Budget */}
       <FieldLabel>Budget (max CHF/m²/Jahr)</FieldLabel>
@@ -220,6 +242,30 @@ export function NeedInput({ criteria: c, onCriteriaChange: set }: Props) {
         </Stack>
       )}
 
+      {/* Anonymous search */}
+      <Box sx={{ display: 'flex', alignItems: 'center', justifyContent: 'space-between', mb: 1, mt: 0.5, py: 1, px: 1.5, borderRadius: 1.5, bgcolor: c.isAnonymous ? 'rgba(124,58,237,0.07)' : '#f8fafc', border: `1px solid ${c.isAnonymous ? '#7c3aed' : '#e2e8f0'}` }}>
+        <Box>
+          <Typography variant="caption" sx={{ fontWeight: 700, color: c.isAnonymous ? '#7c3aed' : '#334155' }}>
+            Anonyme Suche
+          </Typography>
+          <Typography variant="caption" color="text.secondary" sx={{ display: 'block', fontSize: '0.65rem' }}>
+            Firmenname wird nicht an Vermieter übermittelt
+          </Typography>
+        </Box>
+        <FormControlLabel
+          control={
+            <Switch
+              size="small"
+              checked={c.isAnonymous ?? false}
+              onChange={e => set({ ...c, isAnonymous: e.target.checked })}
+              sx={{ '& .MuiSwitch-thumb': { bgcolor: c.isAnonymous ? '#7c3aed' : undefined }, '& .Mui-checked + .MuiSwitch-track': { bgcolor: '#7c3aed' } }}
+            />
+          }
+          label=""
+          sx={{ m: 0 }}
+        />
+      </Box>
+
       <NeedExtendedRequirements criteria={c} onChange={set} />
     </Card>
   )

src/components/match-card/MatchCardCompact.tsx

@@ -115,6 +115,35 @@ export const MatchCardCompact = memo(function MatchCardCompact({ vm, imageUrl, o
             {vm.availabilityLabel && (
               <Chip label={vm.availabilityLabel} size="small" variant="outlined" sx={{ fontSize: 10, height: 20 }} />
             )}
+            {vm.fitOutLabel && (
+              <Chip
+                label={vm.fitOutLabel}
+                size="small" variant="outlined"
+                sx={{
+                  fontSize: 10, height: 20,
+                  borderColor: vm.fitOutViable ? '#059669' : '#94a3b8',
+                  color: vm.fitOutViable ? '#059669' : '#64748b',
+                }}
+              />
+            )}
+            {vm.fitOutInvestment && !vm.fitOutInvestment.isFullyCovered && (
+              <Chip
+                label={vm.fitOutInvestment.shortLabel}
+                size="small" variant="outlined"
+                sx={{
+                  fontSize: 10, height: 20,
+                  borderColor: vm.fitOutInvestment.netTotal.max > 100000 ? '#d97706' : '#94a3b8',
+                  color: vm.fitOutInvestment.netTotal.max > 100000 ? '#92400e' : '#64748b',
+                }}
+              />
+            )}
+            {vm.isDivisible && vm.minDivisibleUnitSqm && (
+              <Chip
+                label={`Teilbar ab ${vm.minDivisibleUnitSqm} m²`}
+                size="small" variant="outlined"
+                sx={{ fontSize: 10, height: 20, borderColor: '#7c3aed', color: '#7c3aed' }}
+              />
+            )}
             {topRisk && (
               <Chip
                 label={topRisk.level === 'CRITICAL' ? 'Kritisch' : 'Hohes Risiko'}

src/components/match-card/MatchCardViewModel.ts

@@ -1,6 +1,7 @@
 import type { ResultType } from '../../domain/enums'
 import type { TradeOff, Risk, MissingDataItem, ScoreFactor } from '../../domain/match'
 import type { PropertyUnit } from '../../domain/property'
+import type { FitOutInvestment } from '../../lib/fitOutUtils'
 
 export type MatchCardVariant = 'compact' | 'expanded' | 'review' | 'compare-mini'
 
@@ -67,6 +68,15 @@ export interface MatchCardViewModel {
   signalIsControlled?: boolean
   signalAreaSqmEstimate?: number
 
+  // Divisibility (Teilbarkeit)
+  isDivisible?: boolean
+  minDivisibleUnitSqm?: number
+
+  // Fit-out signal
+  fitOutLabel?: string   // e.g. "FULL — bezugsfertig", "BASIC + CHF 200 MAB"
+  fitOutViable?: boolean // true when budget bridges the gap
+  fitOutInvestment?: FitOutInvestment
+
   // Unit-first display (primary)
   propertySubtitle?: string  // building name shown below the unit title
 

src/components/match-center/MatchListCard.tsx

@@ -70,9 +70,12 @@ export function MatchListCard({ match, property, need, onSelect, onApprove }: Pr
         <Box sx={{ display: 'flex', gap: 0.75, mt: 0.5, flexWrap: 'wrap' }}>
           {need && (
             <Chip
-              label={need.companyName}
+              label={need.isAnonymous ? 'Anonyme Anfrage' : need.companyName}
               size="small"
-              sx={{ bgcolor: '#eff6ff', color: '#1e3a5f', fontSize: 11, height: 20, fontWeight: 500 }}
+              sx={need.isAnonymous
+                ? { bgcolor: '#f5f3ff', color: '#6d28d9', fontSize: 11, height: 20, fontWeight: 600, border: '1px solid #ddd6fe' }
+                : { bgcolor: '#eff6ff', color: '#1e3a5f', fontSize: 11, height: 20, fontWeight: 500 }
+              }
             />
           )}
           <Chip

src/components/match-center/NeedSelectionPanel.tsx

@@ -32,9 +32,14 @@ export function NeedSelectionPanel({ matches }: Props) {
             }}
           >
             <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'flex-start', mb: 0.5 }}>
-              <Typography variant="body2" sx={{ fontWeight: 600, lineHeight: 1.3, flex: 1, mr: 0.5 }}>
-                {need.companyName}
-              </Typography>
+              <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, flex: 1, mr: 0.5, minWidth: 0 }}>
+                <Typography variant="body2" sx={{ fontWeight: 600, lineHeight: 1.3 }} noWrap>
+                  {need.isAnonymous ? 'Anonyme Anfrage' : need.companyName}
+                </Typography>
+                {need.isAnonymous && (
+                  <Chip label="Anonym" size="small" sx={{ bgcolor: '#f5f3ff', color: '#6d28d9', fontSize: 9, height: 16, fontWeight: 700, flexShrink: 0, border: '1px solid #ddd6fe' }} />
+                )}
+              </Box>
               {pendingCount > 0 && (
                 <Chip label={pendingCount} size="small"
                   sx={{ bgcolor: '#d97706', color: 'white', fontSize: 10, height: 18, minWidth: 22 }} />

src/components/match-detail/FitOutCostPanel.tsx

@@ -0,0 +1,133 @@
+import { Box, Chip, Paper, Typography } from '@mui/material'
+import { HardHat } from 'lucide-react'
+import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
+import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
+
+const FIT_OUT_LABELS: Record<string, string> = {
+  SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau',
+}
+
+const AMORTIZATION_YEARS = FITOUT_AMORTIZATION_YEARS
+const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
+
+interface Props {
+  fitOut: string
+  areaSqm: number
+  mabPerSqm: number
+  rentPricePerSqm: number
+  tenantBudgetPerSqm?: number
+}
+
+function chf(value: number): string {
+  return `CHF ${Math.round(value).toLocaleString('de-CH')}.–`
+}
+
+function chfRange(min: number, max: number): string {
+  if (Math.round(min) === Math.round(max)) return chf(min)
+  return `${chf(min)} – ${chf(max)}`
+}
+
+interface RowProps { label: string; value: string; sub?: string; isTotal?: boolean; isWarning?: boolean }
+
+function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
+  return (
+    <Box sx={{
+      display: 'flex', justifyContent: 'space-between', alignItems: 'flex-start',
+      py: 0.875, borderBottom: isTotal ? 'none' : `1px solid ${DS_BORDER.default}`,
+      bgcolor: isTotal ? (isWarning ? DS_SURFACE.warning.bg : DS_SURFACE.success.bg) : 'transparent',
+      px: isTotal ? 1.5 : 0, mx: isTotal ? -1.5 : 0, borderRadius: isTotal ? 1 : 0,
+    }}>
+      <Box>
+        <Typography variant="body2" sx={{ fontWeight: isTotal ? 700 : 400 }}>{label}</Typography>
+        {sub && <Typography variant="caption" sx={{ color: DS_TEXT.muted }}>{sub}</Typography>}
+      </Box>
+      <Typography variant="body2" sx={{ fontWeight: isTotal ? 700 : 500, color: isTotal ? DS_TEXT.primary : DS_TEXT.secondary, flexShrink: 0, ml: 2 }}>
+        {value}
+      </Typography>
+    </Box>
+  )
+}
+
+export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, tenantBudgetPerSqm = 0 }: Props) {
+  const rentPerYear = rentPricePerSqm * areaSqm
+  const isReadyToMoveIn = READY_TO_MOVE_IN.has(fitOut)
+  const fitOutLabel = FIT_OUT_LABELS[fitOut] ?? fitOut
+
+  const investment = isReadyToMoveIn
+    ? null
+    : calcFitOutInvestment(fitOut, areaSqm, mabPerSqm, tenantBudgetPerSqm)
+
+  const fitOutPerYear = investment && !investment.isFullyCovered ? {
+    min: Math.round(investment.netTotal.min / AMORTIZATION_YEARS),
+    max: Math.round(investment.netTotal.max / AMORTIZATION_YEARS),
+  } : { min: 0, max: 0 }
+
+  const totalPerYear = {
+    min: rentPerYear + fitOutPerYear.min,
+    max: rentPerYear + fitOutPerYear.max,
+  }
+  const isWarning = !isReadyToMoveIn && totalPerYear.max > rentPerYear * 1.3
+  const disclaimer = isReadyToMoveIn
+    ? null
+    : `Ausbaukosten nach CRB/BKP-Normen, amortisiert über ${AMORTIZATION_YEARS} Jahre. Tatsächliche Kosten je nach Ausbauumfang.`
+
+  return (
+    <Paper sx={{ p: 2.5 }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 2 }}>
+        <HardHat size={15} color={DS_TEXT.secondary} />
+        <Typography variant="h6" sx={{ fontWeight: 700 }}>Reale Jahresbelastung</Typography>
+        {!isReadyToMoveIn && (
+          <Chip
+            label="CRB/BKP Richtwerte"
+            size="small"
+            sx={{ ml: 'auto', bgcolor: DS_SURFACE.blue.bg, color: DS_TEXT.signalDark, fontSize: 10, height: 20, border: `1px solid ${DS_SURFACE.blue.border}` }}
+          />
+        )}
+      </Box>
+
+      <Box sx={{ px: 1.5, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1.5, overflow: 'hidden' }}>
+        <Row
+          label="Jahresmiete"
+          value={chf(rentPerYear)}
+          sub={`CHF ${rentPricePerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`}
+        />
+        {isReadyToMoveIn ? (
+          <Row
+            label="Ausbau"
+            value="CHF 0.–"
+            sub={`${fitOutLabel} — bezugsfertig`}
+          />
+        ) : investment?.isFullyCovered ? (
+          <Row
+            label="Ausbau (amort.)"
+            value="CHF 0.–"
+            sub={`CHF ${mabPerSqm}/m² MAB deckt Ausbaukosten vollständig`}
+          />
+        ) : (
+          <Row
+            label={`Ausbau (amort. ${AMORTIZATION_YEARS} J.)`}
+            value={chfRange(fitOutPerYear.min, fitOutPerYear.max)}
+            sub={
+              `CHF ${investment?.grossPerSqm.min}–${investment?.grossPerSqm.max}/m² (${fitOutLabel})` +
+              (mabPerSqm > 0 ? ` abzgl. CHF ${mabPerSqm} MAB` : '') +
+              ` × ${areaSqm.toLocaleString('de-CH')} m² ÷ ${AMORTIZATION_YEARS} J.`
+            }
+          />
+        )}
+        <Row
+          label="Total/Jahr"
+          value={chfRange(totalPerYear.min, totalPerYear.max)}
+          isTotal
+          isWarning={isWarning}
+        />
+      </Box>
+
+      {disclaimer && (
+        <Typography variant="caption" sx={{ color: DS_TEXT.muted, display: 'block', mt: 1.25 }}>
+          {disclaimer}
+        </Typography>
+      )}
+    </Paper>
+  )
+}

src/components/match-detail/MatchDetailHero.tsx

@@ -19,6 +19,10 @@ interface MatchDetailHeroProps {
   keyFacts: Array<{ label: string; value: string }>
   onCompare: () => void
   onShortlist: () => void
+  searchCenterLat?: number
+  searchCenterLng?: number
+  searchRadiusKm?: number
+  searchLabel?: string
 }
 
 export function MatchDetailHero({
@@ -32,6 +36,10 @@ export function MatchDetailHero({
   keyFacts,
   onCompare,
   onShortlist,
+  searchCenterLat,
+  searchCenterLng,
+  searchRadiusKm,
+  searchLabel,
 }: MatchDetailHeroProps) {
   return (
     <>
@@ -51,6 +59,10 @@ export function MatchDetailHero({
             lng={property.location.coordinates.lng}
             label={property.title}
             height={340}
+            searchCenterLat={searchCenterLat}
+            searchCenterLng={searchCenterLng}
+            searchRadiusKm={searchRadiusKm}
+            searchLabel={searchLabel}
           />
         ) : null
       )}

src/components/match-detail/MatchDetailPropertySections.tsx

@@ -1,5 +1,5 @@
 import { Box, Button, Chip, Paper, Typography } from '@mui/material'
-import { Building2, Clock, ExternalLink, Info, Layers, Tag, Train, TrendingUp } from 'lucide-react'
+import { Building2, Clock, ExternalLink, HardHat, Info, Layers, Tag, Train, TrendingUp } from 'lucide-react'
 import { useMatchDetail } from '../../hooks/useMatches'
 import { ResultType } from '../../domain/enums'
 import type { Property } from '../../domain/property'
@@ -63,6 +63,12 @@ export function MatchDetailPropertySections({ property, match }: MatchDetailProp
         {property.breakoutOption && <KeyFactRow label="Break-out Option" value={property.breakoutOptionDate ? new Date(property.breakoutOptionDate).toLocaleDateString('de-CH', { month: 'long', year: 'numeric' }) : 'Ja'} />}
         {property.riskLevel && <KeyFactRow label="Risikoeinschätzung" value={RISK_LABELS[property.riskLevel] ?? property.riskLevel} />}
         {property.expansionPotentialSqm != null && <KeyFactRow label="Ausbaupotenzial" value={`+${property.expansionPotentialSqm.toLocaleString('de-CH')} m²`} />}
+        {property.hardFacts?.fitOut && (() => {
+          const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+          const base = LABELS[property.hardFacts!.fitOut!] ?? property.hardFacts!.fitOut!
+          const mab = property.hardFacts!.mieterausbaubeitragPerSqm
+          return <KeyFactRow label="Ausbaustandard" value={mab ? `${base} + CHF ${mab}/m² MAB` : base} />
+        })()}
       </Paper>
 
       {/* Eigenschaften */}

src/components/match-detail/MatchDetailScoreBreakdown.tsx

@@ -18,6 +18,7 @@ import type { Property } from '../../domain/property'
 import type { Need } from '../../domain/need'
 import type { FutureSignal } from '../../domain/futureSignal'
 import { DS_TEXT, DS_BORDER, DS_BG } from '../../lib/ds'
+import { lookupCityCoords } from '../../lib/locationIntelligence'
 
 type Match = NonNullable<ReturnType<typeof useMatchDetail>['data']>
 
@@ -40,6 +41,9 @@ export const MatchDetailScoreBreakdown = memo(function MatchDetailScoreBreakdown
 }: Props) {
   const [showFullAnalysis, setShowFullAnalysis] = useState(false)
 
+  const searchCenter = need?.preferredLocations?.[0] ? lookupCityCoords(need.preferredLocations[0]) : null
+  const searchLabel = need?.preferredLocations?.[0]
+
   return (
     <>
       {/* ── Full analysis toggle ── */}
@@ -77,6 +81,10 @@ export const MatchDetailScoreBreakdown = memo(function MatchDetailScoreBreakdown
                 lng={property.location.coordinates.lng}
                 label={property.title}
                 height={220}
+                searchCenterLat={searchCenter?.lat}
+                searchCenterLng={searchCenter?.lng}
+                searchRadiusKm={need?.searchRadius}
+                searchLabel={searchLabel}
               />
             </Paper>
           )}

src/components/match-detail/PropertyOverviewPanel.tsx

@@ -1,5 +1,5 @@
 import { Box, Chip, Paper, Typography } from '@mui/material'
-import { Banknote, Calendar, MapPin, Maximize2, Tag } from 'lucide-react'
+import { Banknote, Calendar, HardHat, MapPin, Maximize2, Tag } from 'lucide-react'
 import type { Match } from '../../domain/match'
 import type { Property } from '../../domain/property'
 import type { FutureSignal } from '../../domain/futureSignal'
@@ -42,6 +42,16 @@ export function PropertyOverviewPanel({ match, property, signal }: Props) {
     { icon: <Banknote size={15} />, label: 'Mietpreis', value: property?.rentPricePerSqm ? `CHF ${property.rentPricePerSqm}/m²/Jahr` : '–' },
     { icon: <Calendar size={15} />, label: 'Verfügbar ab', value: property?.availabilityDate ?? '–' },
     { icon: <Tag size={15} />, label: 'Objekttyp', value: property?.assetType ?? '–' },
+    ...(property?.hardFacts?.fitOut ? [{
+      icon: <HardHat size={15} />,
+      label: 'Ausbaustandard',
+      value: (() => {
+        const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+        const base = LABELS[property.hardFacts!.fitOut!] ?? property.hardFacts!.fitOut!
+        const mab = property.hardFacts!.mieterausbaubeitragPerSqm
+        return mab ? `${base} + CHF ${mab}/m² MAB` : base
+      })(),
+    }] : []),
   ]
 
   return (

src/components/match-detail/index.ts

@@ -12,4 +12,5 @@ export { MissingInformationPanel } from './MissingInformationPanel'
 export { SourceProvenancePanel } from './SourceProvenancePanel'
 export { FutureAvailabilityContextPanel } from './FutureAvailabilityContextPanel'
 export { NextActionsPanel } from './NextActionsPanel'
+export { FitOutCostPanel } from './FitOutCostPanel'
 export { FLOOR_LABEL, ASSET_LABELS, RISK_LABELS, SOURCE_LABELS, PASSERBY_LABELS, KeyFactRow, UnitStatusChip, UnitRow } from './MatchDetailPropertyDetails'

src/components/new-listing/TechnicalDetailsSection.tsx

@@ -1,4 +1,4 @@
-import { Box, Card, MenuItem, TextField, Typography } from '@mui/material'
+import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, Typography } from '@mui/material'
 import { FIT_OUT_OPTIONS } from '../../pages/supply/newListingConstants'
 
 interface Props {
@@ -10,6 +10,12 @@ interface Props {
   onParkingChange: (v: string) => void
   ceilingHeight: string
   onCeilingHeightChange: (v: string) => void
+  mieterausbaubeitrag: string
+  onMieterausbaubeitragChange: (v: string) => void
+  isFlexible: boolean
+  onIsFlexibleChange: (v: boolean) => void
+  minLettableSqm: string
+  onMinLettableSqmChange: (v: string) => void
 }
 
 export function TechnicalDetailsSection({
@@ -17,6 +23,9 @@ export function TechnicalDetailsSection({
   fitOut, onFitOutChange,
   parking, onParkingChange,
   ceilingHeight, onCeilingHeightChange,
+  mieterausbaubeitrag, onMieterausbaubeitragChange,
+  isFlexible, onIsFlexibleChange,
+  minLettableSqm, onMinLettableSqmChange,
 }: Props) {
   return (
     <Card sx={{ p: 3, mb: 3 }}>
@@ -35,6 +44,14 @@ export function TechnicalDetailsSection({
             <MenuItem key={o.value} value={o.value}>{o.label}</MenuItem>
           ))}
         </TextField>
+        <TextField
+          label="Mieterausbaubeitrag (CHF/m²)"
+          value={mieterausbaubeitrag}
+          onChange={e => onMieterausbaubeitragChange(e.target.value)}
+          size="small" type="number" fullWidth
+          slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+          helperText="Beitrag des Vermieters"
+        />
         <TextField
           label="Parkplätze" value={parking}
           onChange={e => onParkingChange(e.target.value)}
@@ -46,6 +63,40 @@ export function TechnicalDetailsSection({
           size="small" type="number" slotProps={{ htmlInput: { step: 0.1, min: 2 } }} fullWidth
         />
       </Box>
+
+      {/* Divisibility */}
+      <Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9', display: 'flex', alignItems: 'center', gap: 2 }}>
+        <FormControlLabel
+          control={
+            <Switch
+              checked={isFlexible}
+              onChange={e => onIsFlexibleChange(e.target.checked)}
+              size="small"
+            />
+          }
+          label={
+            <Box>
+              <Typography variant="body2" sx={{ fontWeight: 600 }}>Fläche ist teilbar</Typography>
+              <Typography variant="caption" color="text.secondary">
+                Mieter können auch nur einen Teil der Fläche mieten
+              </Typography>
+            </Box>
+          }
+          sx={{ m: 0, flex: 1 }}
+        />
+        {isFlexible && (
+          <TextField
+            label="Mindesteinheit (m²)"
+            value={minLettableSqm}
+            onChange={e => onMinLettableSqmChange(e.target.value)}
+            size="small"
+            type="number"
+            sx={{ width: 180 }}
+            slotProps={{ htmlInput: { min: 10, step: 10 } }}
+            helperText="Kleinste vermietbare Einheit"
+          />
+        )}
+      </Box>
     </Card>
   )
 }

src/components/shared/PropertyMap.tsx

@@ -1,6 +1,6 @@
 import { useEffect } from 'react'
-import { Box } from '@mui/material'
-import { MapContainer, TileLayer, Marker, Popup, useMap } from 'react-leaflet'
+import { Box, Typography } from '@mui/material'
+import { MapContainer, TileLayer, Marker, Popup, Circle, useMap } from 'react-leaflet'
 import L from 'leaflet'
 import 'leaflet/dist/leaflet.css'
 
@@ -12,11 +12,21 @@ L.Icon.Default.mergeOptions({
   shadowUrl:     new URL('leaflet/dist/images/marker-shadow.png', import.meta.url).href,
 })
 
+const searchIcon = L.divIcon({
+  className: '',
+  html: `<div style="width:14px;height:14px;border-radius:50%;background:#7c3aed;border:3px solid white;box-shadow:0 2px 6px rgba(124,58,237,0.5)"></div>`,
+  iconAnchor: [7, 7],
+})
+
 interface Props {
   lat: number
   lng: number
   label?: string
   height?: number
+  searchCenterLat?: number
+  searchCenterLng?: number
+  searchRadiusKm?: number
+  searchLabel?: string
 }
 
 function RecenterOnChange({ lat, lng }: { lat: number; lng: number }) {
@@ -27,34 +37,85 @@ function RecenterOnChange({ lat, lng }: { lat: number; lng: number }) {
   return null
 }
 
-export function PropertyMap({ lat, lng, label, height = 260 }: Props) {
+function FitToRadius({ propLat, propLng, searchLat, searchLng, radiusKm }: {
+  propLat: number; propLng: number
+  searchLat: number; searchLng: number; radiusKm: number
+}) {
+  const map = useMap()
+  useEffect(() => {
+    const circleBounds = L.latLng(searchLat, searchLng).toBounds(radiusKm * 1000 * 2)
+    const bounds = circleBounds.extend([propLat, propLng])
+    map.fitBounds(bounds, { padding: [30, 30] })
+  }, [map, propLat, propLng, searchLat, searchLng, radiusKm])
+  return null
+}
+
+export function PropertyMap({ lat, lng, label, height = 260, searchCenterLat, searchCenterLng, searchRadiusKm, searchLabel }: Props) {
+  const hasSearch = searchCenterLat !== undefined && searchCenterLng !== undefined && searchRadiusKm !== undefined
+
   return (
-    <Box
-      sx={{
-        height,
-        width: '100%',
-        overflow: 'hidden',
-        flexShrink: 0,
-        // Ensure leaflet controls appear above MUI elements
-        '& .leaflet-container': { height: '100%', width: '100%', zIndex: 0 },
-        '& .leaflet-control': { zIndex: 1 },
-      }}
-    >
+    <Box sx={{ position: 'relative', height, width: '100%', overflow: 'hidden', flexShrink: 0,
+      '& .leaflet-container': { height: '100%', width: '100%', zIndex: 0 },
+      '& .leaflet-control': { zIndex: 1 },
+    }}>
       <MapContainer
         center={[lat, lng]}
-        zoom={14}
+        zoom={hasSearch ? 10 : 14}
         scrollWheelZoom
         style={{ height: '100%', width: '100%' }}
       >
-        <RecenterOnChange lat={lat} lng={lng} />
+        {hasSearch
+          ? <FitToRadius propLat={lat} propLng={lng} searchLat={searchCenterLat!} searchLng={searchCenterLng!} radiusKm={searchRadiusKm!} />
+          : <RecenterOnChange lat={lat} lng={lng} />
+        }
         <TileLayer
           attribution='&copy; <a href="https://www.openstreetmap.org/copyright" target="_blank">OpenStreetMap</a>'
           url="https://{s}.tile.openstreetmap.org/{z}/{x}/{y}.png"
         />
+
+        {/* Search radius circle */}
+        {hasSearch && (
+          <Circle
+            center={[searchCenterLat!, searchCenterLng!]}
+            radius={searchRadiusKm! * 1000}
+            pathOptions={{ color: '#7c3aed', fillColor: '#7c3aed', fillOpacity: 0.07, weight: 2, dashArray: '6 4' }}
+          />
+        )}
+
+        {/* Search center marker */}
+        {hasSearch && (
+          <Marker position={[searchCenterLat!, searchCenterLng!]} icon={searchIcon}>
+            <Popup>{searchLabel ?? `Suchradius: ${searchRadiusKm} km`}</Popup>
+          </Marker>
+        )}
+
+        {/* Property marker */}
         <Marker position={[lat, lng]}>
           {label && <Popup>{label}</Popup>}
         </Marker>
       </MapContainer>
+
+      {/* Legend overlay */}
+      {hasSearch && (
+        <Box sx={{
+          position: 'absolute', bottom: 8, left: 8, zIndex: 500,
+          bgcolor: 'rgba(255,255,255,0.92)', borderRadius: 1.5,
+          px: 1.25, py: 0.625, display: 'flex', flexDirection: 'column', gap: 0.4,
+          boxShadow: '0 1px 6px rgba(0,0,0,0.12)',
+          backdropFilter: 'blur(4px)',
+        }}>
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75 }}>
+            <Box sx={{ width: 10, height: 10, borderRadius: '50%', bgcolor: '#7c3aed', flexShrink: 0 }} />
+            <Typography sx={{ fontSize: '0.67rem', color: '#5b21b6', fontWeight: 700 }}>
+              {searchLabel ?? 'Suchzentrum'} · {searchRadiusKm} km Radius
+            </Typography>
+          </Box>
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75 }}>
+            <Box sx={{ width: 10, height: 10, borderRadius: '50%', bgcolor: '#1e3a5f', flexShrink: 0 }} />
+            <Typography sx={{ fontSize: '0.67rem', color: '#334155' }}>Objekt</Typography>
+          </Box>
+        </Box>
+      )}
     </Box>
   )
 }

src/components/supply/PropertyDetailOverview.tsx

@@ -1,4 +1,4 @@
-import { Box, Button, Divider, LinearProgress, TextField, Typography } from '@mui/material'
+import { Box, Button, Divider, LinearProgress, MenuItem, TextField, Typography } from '@mui/material'
 import { ExternalLink, FileText } from 'lucide-react'
 import type { Property, UpdatePropertyInput } from '../../domain/property'
 import { PropertyMap } from '../shared'
@@ -179,15 +179,59 @@ export function PropertyDetailOverview({ p, editing, draft, onDraftChange }: Pro
 
       {/* Object details */}
       <SectionTitle title="Objekt & Lage" />
-      <FieldGrid>
-        {p.propertyNumber && <Field label="Objekt-Nr." value={p.propertyNumber} />}
-        <Field label="Objekttyp" value={getAssetTypeLabel(p.assetType)} />
-        <Field label="Etage" value={p.hardFacts?.floor ?? p.floorLevel} />
-        <Field label="Ausbaustandard" value={p.hardFacts?.fitOut} />
-        <Field label="Parkplätze" value={p.hardFacts?.parking ?? p.softFactors?.parkingSpots} />
-        <Field label="ÖV (Min.)" value={p.softFactors?.publicTransportMinutes} />
-        <Field label="Nebenkosten/m²" value={p.ancillaryCosts ? `CHF ${p.ancillaryCosts}` : undefined} />
-      </FieldGrid>
+      {editing ? (
+        <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.5, mb: 2 }}>
+          <TextField
+            select label="Ausbaustandard"
+            size="small" fullWidth
+            value={draft.hardFacts?.fitOut ?? p.hardFacts?.fitOut ?? ''}
+            onChange={e => onDraftChange({ ...draft, hardFacts: { ...(draft.hardFacts ?? p.hardFacts ?? {}), fitOut: (e.target.value || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined } })}
+          >
+            {[
+              { value: '', label: 'Keine Angabe' },
+              { value: 'SHELL', label: 'Rohbau' },
+              { value: 'BASIC', label: 'Basisausbau' },
+              { value: 'FULL', label: 'Vollausbau' },
+              { value: 'PREMIUM', label: 'Premiumausbau' },
+            ].map(o => <MenuItem key={o.value} value={o.value}>{o.label}</MenuItem>)}
+          </TextField>
+          <TextField
+            label="Mieterausbaubeitrag (CHF/m²)"
+            size="small" fullWidth type="number"
+            slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+            helperText="Beitrag des Vermieters zum Ausbau"
+            value={draft.hardFacts?.mieterausbaubeitragPerSqm ?? p.hardFacts?.mieterausbaubeitragPerSqm ?? ''}
+            onChange={e => onDraftChange({ ...draft, hardFacts: { ...(draft.hardFacts ?? p.hardFacts ?? {}), mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined } })}
+          />
+          <TextField
+            label="Parkplätze"
+            size="small" fullWidth type="number"
+            slotProps={{ htmlInput: { min: 0 } }}
+            value={draft.hardFacts?.parking ?? p.hardFacts?.parking ?? ''}
+            onChange={e => onDraftChange({ ...draft, hardFacts: { ...(draft.hardFacts ?? p.hardFacts ?? {}), parking: parseInt(e.target.value) || undefined } })}
+          />
+          <TextField
+            label="Deckenhöhe (m)"
+            size="small" fullWidth type="number"
+            slotProps={{ htmlInput: { step: 0.1, min: 2 } }}
+            value={draft.hardFacts?.ceilingHeightM ?? p.hardFacts?.ceilingHeightM ?? ''}
+            onChange={e => onDraftChange({ ...draft, hardFacts: { ...(draft.hardFacts ?? p.hardFacts ?? {}), ceilingHeightM: parseFloat(e.target.value) || undefined } })}
+          />
+        </Box>
+      ) : (
+        <FieldGrid>
+          {p.propertyNumber && <Field label="Objekt-Nr." value={p.propertyNumber} />}
+          <Field label="Objekttyp" value={getAssetTypeLabel(p.assetType)} />
+          <Field label="Etage" value={p.hardFacts?.floor ?? p.floorLevel} />
+          <Field label="Ausbaustandard" value={p.hardFacts?.fitOut} />
+          {p.hardFacts?.mieterausbaubeitragPerSqm && (
+            <Field label="Mieterausbaubeitrag" value={`CHF ${p.hardFacts.mieterausbaubeitragPerSqm}/m²`} />
+          )}
+          <Field label="Parkplätze" value={p.hardFacts?.parking ?? p.softFactors?.parkingSpots} />
+          <Field label="ÖV (Min.)" value={p.softFactors?.publicTransportMinutes} />
+          <Field label="Nebenkosten/m²" value={p.ancillaryCosts ? `CHF ${p.ancillaryCosts}` : undefined} />
+        </FieldGrid>
+      )}
 
       {/* Map */}
       {p.location.coordinates && (

src/components/supply/PropertyIntelligenceCard.tsx

@@ -1,5 +1,5 @@
 import { memo } from 'react'
-import { Box, Chip, LinearProgress, Typography } from '@mui/material'
+import { Box, Chip, LinearProgress, Tooltip, Typography } from '@mui/material'
 import { MapPin, Maximize2, TrendingUp, Calendar } from 'lucide-react'
 import { getAssetTypeColor, getAssetTypeLabel, getAvailabilityLabel } from './propertyHelpers'
 import type { Property } from '../../domain/property'
@@ -153,13 +153,26 @@ export const PropertyIntelligenceCard = memo(function PropertyIntelligenceCard({
               <Chip label={`🚇 ${p.softFactors.publicTransportMinutes} min ÖV`} size="small"
                 sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f0f9ff', color: '#0369a1' }} />
             )}
-            {p.hardFacts?.fitOut && (
-              <Chip label={p.hardFacts.fitOut} size="small"
-                sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f5f3ff', color: '#6d28d9' }} />
-            )}
+            {p.hardFacts?.fitOut && (() => {
+              const FIT_OUT_META: Record<string, { label: string; tip: string }> = {
+                SHELL:   { label: 'Rohbau',          tip: 'Keine Einbauten — volle Ausbauinvestition durch Mieter erforderlich (Böden, Decken, Trennwände, TGA).' },
+                BASIC:   { label: 'Grundausbau',     tip: 'Grundinfrastruktur vorhanden (Böden, Beleuchtung, WCs). Ausbau für Büro/Betrieb noch nötig.' },
+                FULL:    { label: 'Vollausbau',      tip: 'Bezugsfertig ausgebaut — keine Ausbauinvestition nötig. Direkt einzugsbereit.' },
+                PREMIUM: { label: 'Premium-Ausbau',  tip: 'Hochwertig und repräsentativ ausgebaut. Sofort bezugsfertig ohne weiteren Ausbau.' },
+              }
+              const meta = FIT_OUT_META[p.hardFacts!.fitOut!] ?? { label: p.hardFacts!.fitOut!, tip: '' }
+              return (
+                <Tooltip title={meta.tip} placement="top" arrow>
+                  <Chip label={meta.label} size="small"
+                    sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f5f3ff', color: '#6d28d9', cursor: 'help' }} />
+                </Tooltip>
+              )
+            })()}
             {p.contractDurationMonths && (
-              <Chip label={`${p.contractDurationMonths}M Vertrag`} size="small"
-                sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f1f5f9', color: '#475569' }} />
+              <Tooltip title={`Mindest-Vertragslaufzeit: ${p.contractDurationMonths} Monate (${Math.round(p.contractDurationMonths / 12)} Jahre)`} placement="top" arrow>
+                <Chip label={`${p.contractDurationMonths}M Vertrag`} size="small"
+                  sx={{ height: 20, fontSize: '0.65rem', bgcolor: '#f1f5f9', color: '#475569', cursor: 'help' }} />
+              </Tooltip>
             )}
           </Box>
         )}

src/components/supply/UnitStructurePanel.tsx

@@ -1,9 +1,10 @@
 import { useMemo, useState } from 'react'
-import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, Tooltip, Typography } from '@mui/material'
+import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, Switch, TextField, Tooltip, Typography } from '@mui/material'
 import { ChevronDown, ChevronUp, Layers, Users } from 'lucide-react'
 import { useNavigate } from 'react-router'
 import type { Property, PropertyUnit, UnitNeedMatch } from '../../domain/property'
 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 { floorLabel } from './PropertyDetailHelpers'
 
@@ -27,6 +28,9 @@ export function UnitStructurePanel({ p }: { p: Property }) {
   const navigate = useNavigate()
   const [selectedIds, setSelectedIds] = useState<Set<string>>(new Set())
   const [expandedUnit, setExpandedUnit] = useState<string | null>(null)
+  const [editingFlexUnit, setEditingFlexUnit] = useState<string | null>(null)
+  const [flexDraft, setFlexDraft] = useState<Record<string, number | undefined>>({})
+  const updateUnit = useUpdateUnit(p.id)
 
   const freeUnits = useMemo(() => (p.units ?? []).filter(u => u.available), [p.units])
 
@@ -114,9 +118,76 @@ export function UnitStructurePanel({ p }: { p: Property }) {
                   {u.available ? (
                     <>
                       <Chip label="Frei" size="small" sx={{ height: 16, fontSize: '0.6rem', bgcolor: DS_SURFACE.success.bg, color: '#166534', border: `1px solid ${DS_SURFACE.success.border}` }} />
-                      {u.isFlexible && (
-                        <Chip label="Teilfläche möglich" size="small" sx={{ height: 16, fontSize: '0.58rem', bgcolor: DS_SURFACE.blue.bg, color: '#1d4ed8', border: `1px solid ${DS_SURFACE.blue.border}` }} />
+
+                      {/* Teilbar toggle */}
+                      <Tooltip title={u.isFlexible ? 'Teilbar — Mindesteinheit bearbeiten' : 'Als teilbar markieren'}>
+                        <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.25 }}>
+                          <Switch
+                            size="small"
+                            checked={u.isFlexible ?? false}
+                            onChange={e => {
+                              const flexible = e.target.checked
+                              if (flexible) {
+                                setEditingFlexUnit(u.id)
+                                setFlexDraft(d => ({ ...d, [u.id]: u.minLettableSqm }))
+                              } else {
+                                updateUnit.mutate({ unitId: u.id, data: { isFlexible: false, minLettableSqm: undefined } })
+                                setEditingFlexUnit(null)
+                              }
+                            }}
+                            sx={{ '& .MuiSwitch-thumb': { width: 10, height: 10 }, '& .MuiSwitch-switchBase': { p: '4px' }, '& .Mui-checked + .MuiSwitch-track': { bgcolor: '#1d4ed8' } }}
+                          />
+                          <Typography sx={{ fontSize: '0.58rem', color: u.isFlexible ? '#1d4ed8' : DS_TEXT.disabled, fontWeight: u.isFlexible ? 700 : 400 }}>
+                            Teilbar
+                          </Typography>
+                        </Box>
+                      </Tooltip>
+
+                      {/* Inline min-unit editor — show when actively editing OR when teilbar is on but min sqm not set */}
+                      {(editingFlexUnit === u.id || (u.isFlexible && !u.minLettableSqm)) && (
+                        <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5 }}>
+                          <TextField
+                            size="small"
+                            type="number"
+                            autoFocus={!u.minLettableSqm}
+                            placeholder="Min m² *"
+                            value={flexDraft[u.id] ?? ''}
+                            onChange={e => setFlexDraft(d => ({ ...d, [u.id]: parseInt(e.target.value) || undefined }))}
+                            error={!flexDraft[u.id] && u.isFlexible && !u.minLettableSqm}
+                            sx={{
+                              width: 80,
+                              '& .MuiInputBase-input': { fontSize: '0.68rem', py: 0.375, px: 0.75 },
+                              '& .MuiOutlinedInput-root': {
+                                '& fieldset': { borderColor: (!flexDraft[u.id] && u.isFlexible && !u.minLettableSqm) ? '#ef4444' : undefined },
+                              },
+                            }}
+                            slotProps={{ htmlInput: { min: 10, max: u.areaSqm, step: 10 } }}
+                          />
+                          <Button
+                            size="small"
+                            variant="contained"
+                            disabled={!flexDraft[u.id]}
+                            sx={{ fontSize: '0.58rem', py: 0.25, px: 0.75, minWidth: 0, bgcolor: '#1d4ed8', '&:hover': { bgcolor: '#1e40af' } }}
+                            onClick={() => {
+                              updateUnit.mutate({ unitId: u.id, data: { isFlexible: true, minLettableSqm: flexDraft[u.id] } })
+                              setEditingFlexUnit(null)
+                            }}
+                          >
+                            ✓
+                          </Button>
+                          {editingFlexUnit === u.id && u.minLettableSqm && (
+                            <Button
+                              size="small"
+                              variant="text"
+                              sx={{ fontSize: '0.58rem', py: 0.25, px: 0.5, minWidth: 0, color: DS_TEXT.muted }}
+                              onClick={() => setEditingFlexUnit(null)}
+                            >
+                              ✕
+                            </Button>
+                          )}
+                        </Box>
                       )}
+
                       <Button
                         size="small"
                         variant="text"
@@ -133,6 +204,14 @@ export function UnitStructurePanel({ p }: { p: Property }) {
                               rentPricePerSqm: u.rentPricePerSqm ?? p.rentPricePerSqm,
                               unitLabel: u.unitLabel,
                               propertyId: p.id,
+                              floor: floorLabel(u),
+                              fitOut: p.hardFacts?.fitOut,
+                              parking: p.hardFacts?.parking,
+                              ceilingHeight: p.hardFacts?.ceilingHeightM,
+                              mieterausbaubeitragPerSqm: p.hardFacts?.mieterausbaubeitragPerSqm,
+                              isFlexible: u.isFlexible,
+                              minLettableSqm: u.minLettableSqm,
+                              availableFrom: u.listing?.availableFrom ?? p.availabilityDate,
                             },
                           },
                         })}

src/domain/need.ts

@@ -92,6 +92,11 @@ export interface Need {
   requireBarrierFree?: boolean
   minCeilingHeightM?: number
   minContractDurationMonths?: number
+  searchRadius?: number
+  isAnonymous?: boolean
+  requiresDivisibility?: boolean
+  minDivisibleUnit?: number
+  fitOutBudgetMaxPerSqm?: number
 
   softFactors?: SoftFactorPreferences
   weightingProfile: WeightingProfile

src/domain/needBuilder.ts

@@ -26,6 +26,11 @@ export interface ParsedNeedCriteria {
   footfallNeed?: 'LOW' | 'MEDIUM' | 'HIGH'
   companyName?: string
   notes?: string
+  searchRadius?: number
+  isAnonymous?: boolean
+  requiresDivisibility?: boolean
+  minDivisibleUnit?: number
+  fitOutBudgetMaxPerSqm?: number
 }
 
 export interface FollowUpQuestion {

src/domain/property.ts

@@ -54,6 +54,7 @@ export interface DataQuality {
 export interface PropertyHardFacts {
   floor?: number
   fitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM'
+  mieterausbaubeitragPerSqm?: number
   parking?: number
   publicTransportScore?: number
   usageType?: string

src/features/matching/matchCardAdapter.ts

@@ -12,6 +12,7 @@ import type {
 } from '../../components/match-card/MatchCardViewModel'
 import { getCityIntelligence } from '../../lib/locationIntelligence'
 import { formatUnitTitle, formatMultiUnitFloors } from '../../domain/unit'
+import { calcFitOutInvestment } from '../../lib/fitOutUtils'
 
 const HARD_CRITERIA = new Set(['area', 'location', 'budget', 'timing'])
 
@@ -137,6 +138,38 @@ export function buildMatchCardViewModel(
     unitId: match.unitId ?? unit?.id ?? signal?.unitId,
     preMarketUnit: unit,
     preMarketAllUnits: property?.units,
+    fitOutLabel: (() => {
+      const fitOut = property?.hardFacts?.fitOut
+      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`
+      return LABELS[fitOut] ?? fitOut
+    })(),
+    fitOutViable: (() => {
+      const fitOut = property?.hardFacts?.fitOut
+      if (!fitOut) return undefined
+      if (fitOut === 'FULL' || fitOut === 'PREMIUM') return true
+      const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+      if (fitOut === 'BASIC' && mab >= 150) return true
+      if (fitOut === 'SHELL' && mab >= 350) return true
+      return undefined
+    })(),
+    fitOutInvestment: (() => {
+      const fitOut = property?.hardFacts?.fitOut
+      if (!fitOut || fitOut === 'FULL' || fitOut === 'PREMIUM') return undefined
+      const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+      const area = property.areaSqm ?? 0
+      return calcFitOutInvestment(fitOut, area, mab, 0) ?? undefined
+    })(),
+    isDivisible: property?.units ? property.units.length > 1 : false,
+    minDivisibleUnitSqm: (() => {
+      if (!property?.units || property.units.length <= 1) return undefined
+      const flexible = property.units.filter(u => u.isFlexible && u.minLettableSqm)
+      if (flexible.length > 0) return Math.min(...flexible.map(u => u.minLettableSqm!))
+      return Math.min(...property.units.map(u => u.areaSqm))
+    })(),
     scoreBreakdown: {
       hardMatchScore: match.scoreBreakdown.hardMatchScore,
       softFactorScore: match.scoreBreakdown.softFactorScore,

src/features/matching/mustHaveScorer.ts

@@ -106,6 +106,22 @@ const RULES: KeywordRule[] = [
     check: (_p) => null, // no structured field yet — always UNKNOWN
     explanation: (_p, _ok) => 'Tageslicht / Fensterfront nicht strukturiert erfasst',
   },
+  {
+    keywords: ['ausbaugrad', 'ausbaustandard', 'vollausbau', 'modern ausgebaut', 'plug and play', 'bezugsfertig', 'gehoben ausgebaut'],
+    check: (p) => {
+      const fitOut = p.hardFacts?.fitOut
+      if (!fitOut) return null
+      return fitOut === 'FULL' || fitOut === 'PREMIUM'
+    },
+    explanation: (p, ok) => {
+      const fitOut = p.hardFacts?.fitOut
+      if (!fitOut) return 'Ausbaustandard nicht dokumentiert'
+      const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+      return ok
+        ? `${LABELS[fitOut] ?? fitOut} — moderner Ausbaustandard erfüllt`
+        : `${LABELS[fitOut] ?? fitOut} — nicht auf modernem Ausbauniveau`
+    },
+  },
 ]
 
 // ── Number extraction helpers ──────────────────────────────────────────────────
@@ -115,10 +131,25 @@ function extractNumber(text: string): number | null {
   return m ? parseInt(m[1], 10) : null
 }
 
+function extractMinuteLimit(text: string): number | null {
+  const m = text.match(/(?:unter|<|≤|max\.?)\s*(\d+)/) ?? text.match(/(\d+)\s*min/i)
+  return m ? parseInt(m[1], 10) : null
+}
+
 function isParkingKeyword(text: string): boolean {
   return RULES[4].keywords.some(kw => text.toLowerCase().includes(kw))
 }
 
+function isOevKeyword(text: string): boolean {
+  return text.includes('öv-anbindung') || text.includes('öv anbindung') ||
+    text.includes('öv-anschluss') || text.includes('öffentlicher verkehr') ||
+    (text.includes('öv') && (text.includes('min') || text.includes('anbindung')))
+}
+
+function isMindestflaecheKeyword(text: string): boolean {
+  return text.includes('mindestfläche') || text.includes('mindestnutzfläche') || text.includes('mindest-fläche')
+}
+
 // ── Main scorer ───────────────────────────────────────────────────────────────
 
 export function scoreMustHaves(
@@ -137,6 +168,41 @@ export function scoreMustHaves(
   const results: MustHaveResult[] = criteria.map((raw) => {
     const lower = raw.toLowerCase()
 
+    // Special case: ÖV-Anbindung with minute limit ("< 5 Min", "unter 10 Min")
+    if (isOevKeyword(lower)) {
+      const minutes = property.softFactors?.publicTransportMinutes
+      if (minutes === undefined) {
+        return { criterion: raw, passed: false, confidence: 'UNKNOWN' as const, explanation: 'ÖV-Fahrzeit nicht dokumentiert' }
+      }
+      const limit = extractMinuteLimit(lower) ?? 10
+      const passed = minutes <= limit
+      return {
+        criterion: raw,
+        passed,
+        confidence: 'CERTAIN' as const,
+        explanation: passed
+          ? `${minutes} Min. zu Fuss zum ÖV — Limit ${limit} Min. erfüllt`
+          : `${minutes} Min. zu Fuss — überschreitet ${limit}-Min.-Limit`,
+      }
+    }
+
+    // Special case: Mindestfläche with m² threshold ("Mindestfläche 600m²")
+    if (isMindestflaecheKeyword(lower)) {
+      const required = extractNumber(lower)
+      if (required === null) {
+        return { criterion: raw, passed: false, confidence: 'UNKNOWN' as const, explanation: 'Mindestfläche konnte nicht ausgelesen werden' }
+      }
+      const passed = property.areaSqm >= required
+      return {
+        criterion: raw,
+        passed,
+        confidence: 'CERTAIN' as const,
+        explanation: passed
+          ? `${property.areaSqm.toLocaleString('de-CH')} m² deckt Mindestfläche ${required} m² ab`
+          : `${property.areaSqm.toLocaleString('de-CH')} m² liegt unter Mindestfläche ${required} m²`,
+      }
+    }
+
     // Special case: parking with minimum count ("mind. 5 parkplätze")
     if (isParkingKeyword(lower)) {
       const required = extractNumber(lower)

src/features/matching/scoreCalculator.ts

@@ -463,24 +463,50 @@ function scoreMinContractDuration(need: Need, property: Property): ScoreFactor |
   }
 }
 
+const FIT_OUT_UPGRADE_COST: Record<string, number> = {
+  'SHELL_BASIC': 200,
+  'SHELL_FULL': 350,
+  'SHELL_PREMIUM': 450,
+  'BASIC_FULL': 150,
+  'BASIC_PREMIUM': 250,
+  'FULL_PREMIUM': 100,
+}
+
 function scoreFitOut(need: Need, property: Property): ScoreFactor | null {
   if (!need.requiredFitOut) return null
   const propFitOut = property.hardFacts?.fitOut
+  const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
   if (!propFitOut) {
     return { criterion: 'fitOut', weight: 0.04, score: 50, contribution: 2, explanation: `Ausbaustandard ${need.requiredFitOut} erforderlich — keine Daten`, estimated: true }
   }
   const reqLevel = FIT_OUT_LEVELS[need.requiredFitOut] ?? 1
   const propLevel = FIT_OUT_LEVELS[propFitOut] ?? 0
-  const score = propLevel >= reqLevel ? 100 : Math.max(10, Math.round(50 - (reqLevel - propLevel) * 25))
-  const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+  if (propLevel >= reqLevel) {
+    return {
+      criterion: 'fitOut', weight: 0.04, score: 100, contribution: 4,
+      explanation: `${LABELS[propFitOut] ?? propFitOut} erfüllt Anforderung (${LABELS[need.requiredFitOut] ?? need.requiredFitOut})`,
+    }
+  }
+  // Check if combined budget (tenant + MAB) covers the upgrade gap
+  const upgradeKey = `${propFitOut}_${need.requiredFitOut}`
+  const upgradeCost = FIT_OUT_UPGRADE_COST[upgradeKey]
+  const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
+  const tenantBudget = need.fitOutBudgetMaxPerSqm ?? 0
+  const totalBudget = mab + tenantBudget
+  if (upgradeCost && totalBudget >= upgradeCost) {
+    const mabNote = mab > 0 ? ` (inkl. CHF ${mab} MAB)` : ''
+    return {
+      criterion: 'fitOut', weight: 0.04, score: 80, contribution: 3.2,
+      explanation: `${LABELS[propFitOut]} — Ausbau auf ${LABELS[need.requiredFitOut]} mit CHF ${totalBudget}/m² Budget überbrückbar${mabNote}`,
+    }
+  }
+  const score = Math.max(10, Math.round(50 - (reqLevel - propLevel) * 25))
+  const budgetNote = tenantBudget > 0 || mab > 0
+    ? ` (Budget CHF ${totalBudget}/m² — Ausbau ~CHF ${upgradeCost ?? '?'}/m²)`
+    : ''
   return {
-    criterion: 'fitOut',
-    weight: 0.04,
-    score,
-    contribution: score * 0.04,
-    explanation: propLevel >= reqLevel
-      ? `Ausbaustandard ${LABELS[propFitOut] ?? propFitOut} erfüllt Anforderung ${LABELS[need.requiredFitOut] ?? need.requiredFitOut}`
-      : `${LABELS[propFitOut] ?? propFitOut} — ${LABELS[need.requiredFitOut] ?? need.requiredFitOut} erforderlich`,
+    criterion: 'fitOut', weight: 0.04, score, contribution: score * 0.04,
+    explanation: `${LABELS[propFitOut] ?? propFitOut} — ${LABELS[need.requiredFitOut] ?? need.requiredFitOut} erforderlich${budgetNote}`,
   }
 }
 

src/hooks/useNewListingForm.ts

@@ -45,6 +45,9 @@ export interface NewListingFormState {
   fitOut: string
   parking: string
   ceilingHeight: string
+  mieterausbaubeitrag: string
+  isFlexible: boolean
+  minLettableSqm: string
   // Contact
   contactName: string
   contactEmail: string
@@ -79,6 +82,9 @@ export interface NewListingFormHandlers {
   setFitOut: (v: string) => void
   setParking: (v: string) => void
   setCeilingHeight: (v: string) => void
+  setMieterausbaubeitrag: (v: string) => void
+  setIsFlexible: (v: boolean) => void
+  setMinLettableSqm: (v: string) => void
   setContactName: (v: string) => void
   setContactEmail: (v: string) => void
   setContactPhone: (v: string) => void
@@ -103,16 +109,19 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   const [city,          setCity]          = useState(pre.city ?? '')
   const [areaSqm,       setAreaSqm]       = useState(pre.areaSqm ? String(pre.areaSqm) : '')
   const [rentPerSqm,    setRentPerSqm]    = useState(pre.rentPricePerSqm ? String(pre.rentPricePerSqm) : '')
-  const [availableFrom, setAvailableFrom] = useState('')
+  const [availableFrom, setAvailableFrom] = useState(pre.availableFrom ?? '')
   const [description,   setDescription]  = useState('')
   const [contactName,   setContactName]  = useState('')
   const [contactEmail,  setContactEmail] = useState('')
   const [contactPhone,  setContactPhone] = useState('')
-  const [softLevels,    setSoftLevels]   = useState<Record<string, string>>(emptySoftLevels)
-  const [floor,         setFloor]        = useState('')
-  const [fitOut,        setFitOut]       = useState('')
-  const [parking,       setParking]      = useState('')
-  const [ceilingHeight, setCeilingHeight]= useState('')
+  const [softLevels,    setSoftLevels]   = useState<Record<string, string>>(() => ({ ...emptySoftLevels(), ...pre.softLevels }))
+  const [floor,         setFloor]        = useState(pre.floor ?? '')
+  const [fitOut,        setFitOut]       = useState(pre.fitOut ?? '')
+  const [parking,       setParking]      = useState(pre.parking != null ? String(pre.parking) : '')
+  const [ceilingHeight, setCeilingHeight]= useState(pre.ceilingHeight != null ? String(pre.ceilingHeight) : '')
+  const [mieterausbaubeitrag, setMieterausbaubeitrag] = useState(pre.mieterausbaubeitragPerSqm != null ? String(pre.mieterausbaubeitragPerSqm) : '')
+  const [isFlexible,    setIsFlexible]   = useState(pre.isFlexible ?? false)
+  const [minLettableSqm, setMinLettableSqm] = useState(pre.minLettableSqm != null ? String(pre.minLettableSqm) : '')
   const [images,        setImages]       = useState<string[]>([])
   const [imageInput,    setImageInput]   = useState('')
   const [floorPlanUrl,  setFloorPlanUrl] = useState('')
@@ -161,6 +170,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
         areaSqm: Number(areaSqm), rentPerSqm: Number(rentPerSqm),
         availableFrom, description, softLevels,
         floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+        mieterausbaubeitrag, isFlexible, minLettableSqm,
       }),
       {
         onSuccess: () => setCreated(true),
@@ -176,6 +186,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setContactName(''); setContactEmail(''); setContactPhone('')
     setSoftLevels(emptySoftLevels())
     setFloor(''); setFitOut(''); setParking(''); setCeilingHeight('')
+    setMieterausbaubeitrag(''); setIsFlexible(false); setMinLettableSqm('')
     setImages([]); setImageInput(''); setFloorPlanUrl('')
     setAiText(''); setAiApplied(false)
     setCreated(false); setError(null)
@@ -184,7 +195,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   return {
     assetType, areaSqm, rentPerSqm, availableFrom, description,
     street, houseNumber, postalCode, city,
-    softLevels, floor, fitOut, parking, ceilingHeight,
+    softLevels, floor, fitOut, parking, ceilingHeight, mieterausbaubeitrag, isFlexible, minLettableSqm,
     contactName, contactEmail, contactPhone,
     images, imageInput, floorPlanUrl, aiText, aiApplied,
     error, created,
@@ -194,7 +205,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setAssetType, setAreaSqm, setRentPerSqm, setAvailableFrom, setDescription,
     setStreet, setHouseNumber, setPostalCode, setCity,
     setSoftLevel,
-    setFloor, setFitOut, setParking, setCeilingHeight,
+    setFloor, setFitOut, setParking, setCeilingHeight, setMieterausbaubeitrag, setIsFlexible, setMinLettableSqm,
     setContactName, setContactEmail, setContactPhone,
     setImageInput, setFloorPlanUrl, setAiText,
     addImage, removeImage,

src/hooks/useProperties.ts

@@ -1,5 +1,7 @@
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query'
 import { propertyService } from '../services/propertyService'
+import { unitService } from '../services/unitService'
+import type { PropertyUnit } from '../domain/property'
 import { matchService } from '../services/matchService'
 import { futureSignalService } from '../services/futureSignalService'
 import type { AssetType, ResultType } from '../domain/enums'
@@ -89,6 +91,18 @@ export function useCreateProperty() {
   })
 }
 
+export function useUpdateUnit(propertyId: string) {
+  const queryClient = useQueryClient()
+  return useMutation({
+    mutationFn: ({ unitId, data }: { unitId: string; data: Partial<PropertyUnit> }) =>
+      unitService.update(unitId, data),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['properties'] })
+      queryClient.invalidateQueries({ queryKey: ['property', propertyId] })
+    },
+  })
+}
+
 export function useRemoveProperty() {
   const queryClient = useQueryClient()
   return useMutation({

src/lib/constants.ts

@@ -131,3 +131,14 @@ export const DATA_QUALITY_LABELS: Record<string, string> = {
   LOW: 'Niedrig',
   INCOMPLETE: 'Unvollständig',
 }
+
+// Swiss CRB/BKP fit-out investment benchmarks (CHF/m², tenant's cost)
+export const FIT_OUT_COST_CHF_PER_SQM: Record<string, { min: number; max: number }> = {
+  SHELL:   { min: 800, max: 1500 },
+  BASIC:   { min: 400, max: 800 },
+  FULL:    { min: 50,  max: 200 },
+  PREMIUM: { min: 0,   max: 50 },
+}
+
+// Assumed amortization period for fit-out investment — change here to affect all cost calculations
+export const FITOUT_AMORTIZATION_YEARS = 5

src/lib/fitOutUtils.ts

@@ -0,0 +1,58 @@
+import { FIT_OUT_COST_CHF_PER_SQM } from './constants'
+
+export interface FitOutInvestment {
+  grossPerSqm: { min: number; max: number }
+  mabOffset: number
+  netPerSqm: { min: number; max: number }
+  netTotal: { min: number; max: number }
+  isFullyCovered: boolean
+  shortLabel: string
+  detailLabel: string
+}
+
+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`
+}
+
+export function calcFitOutInvestment(
+  fitOut: string,
+  areaSqm: number,
+  mabPerSqm: number,
+  tenantBudgetPerSqm: number,
+): FitOutInvestment | null {
+  const benchmarks = FIT_OUT_COST_CHF_PER_SQM[fitOut]
+  if (!benchmarks) return null
+
+  const gross = benchmarks
+  const totalOffset = mabPerSqm + tenantBudgetPerSqm
+  const netMin = Math.max(0, gross.min - totalOffset)
+  const netMax = Math.max(0, gross.max - totalOffset)
+
+  const netTotal = {
+    min: Math.round(netMin * areaSqm),
+    max: Math.round(netMax * areaSqm),
+  }
+
+  const isFullyCovered = netTotal.max <= 0
+
+  const shortLabel = isFullyCovered
+    ? 'Investition gedeckt'
+    : netTotal.min === netTotal.max
+      ? `Est. ${formatChfK(netTotal.min)}`
+      : `Est. ${formatChfK(netTotal.min)}–${formatChfK(netTotal.max)}`
+
+  const detailLabel = isFullyCovered
+    ? 'Ausbaukosten durch MAB/Budget gedeckt'
+    : `CHF ${netMin.toLocaleString('de-CH')}–${netMax.toLocaleString('de-CH')}/m² Nettoinvestition`
+
+  return {
+    grossPerSqm: gross,
+    mabOffset: mabPerSqm,
+    netPerSqm: { min: netMin, max: netMax },
+    netTotal,
+    isFullyCovered,
+    shortLabel,
+    detailLabel,
+  }
+}

src/lib/locationIntelligence.ts

@@ -145,3 +145,34 @@ export function getMarketRent(city: string, assetType: string): number | null {
   if (assetType === 'RETAIL') return intel.medianRentRetail
   return intel.medianRentOffice
 }
+
+// ── City coordinates (WGS84) ─────────────────────────────────────────────────
+
+const CITY_COORDS: Record<string, { lat: number; lng: number }> = {
+  'Zürich':       { lat: 47.3769, lng: 8.5417 },
+  'Zürich-West':  { lat: 47.3862, lng: 8.5195 },
+  'Zürich-Nord':  { lat: 47.4108, lng: 8.5450 },
+  'Basel':        { lat: 47.5596, lng: 7.5886 },
+  'Bern':         { lat: 46.9480, lng: 7.4474 },
+  'Luzern':       { lat: 47.0502, lng: 8.3093 },
+  'Genf':         { lat: 46.2044, lng: 6.1432 },
+  'Lausanne':     { lat: 46.5197, lng: 6.6323 },
+  'Zug':          { lat: 47.1661, lng: 8.5158 },
+  'Winterthur':   { lat: 47.5004, lng: 8.7256 },
+  'St. Gallen':   { lat: 47.4245, lng: 9.3767 },
+  'Lugano':       { lat: 46.0037, lng: 8.9511 },
+  'Baar':         { lat: 47.1965, lng: 8.5286 },
+  'Muttenz':      { lat: 47.5218, lng: 7.6468 },
+  'Pratteln':     { lat: 47.5163, lng: 7.6926 },
+  'Reinach BL':   { lat: 47.4948, lng: 7.5946 },
+  'Allschwil':    { lat: 47.5529, lng: 7.5368 },
+  'Binningen':    { lat: 47.5363, lng: 7.5687 },
+}
+
+export function lookupCityCoords(location: string): { lat: number; lng: number } | null {
+  if (CITY_COORDS[location]) return CITY_COORDS[location]
+  // Prefix fallback: "Zürich Kreis 5" → "Zürich"
+  const base = location.split(' ')[0]
+  const key = Object.keys(CITY_COORDS).find(k => k.startsWith(base) || base === k)
+  return key ? CITY_COORDS[key] : null
+}

src/mock-data/needs.ts

@@ -30,6 +30,7 @@ export const mockNeeds: Need[] = [
       prestige: 0.08, accessibility: 0.10, expansionPotential: 0.04, flexibility: 0.05,
       visibility: 0.02, footfall: 0.01, talentAccess: 0.06, esg: 0.02, taxEnvironment: 0.00,
     },
+    searchRadius: 30,
     confidenceInCriteria: 0.88,
     extractedFromText: 'Wir suchen moderne Büroflächen in Zürich-West, ca. 700–900m², Budget max CHF 42/m², Bezug Herbst 2025.',
     organizationId: 'org-wincasa',
@@ -61,6 +62,10 @@ export const mockNeeds: Need[] = [
       prestige: 0.02, accessibility: 0.10, expansionPotential: 0.05, flexibility: 0.03,
       visibility: 0.01, footfall: 0.00, talentAccess: 0.02, esg: 0.02, taxEnvironment: 0.03,
     },
+    searchRadius: 50,
+    requiresDivisibility: true,
+    minDivisibleUnit: 500,
+    fitOutBudgetMaxPerSqm: 120,
     confidenceInCriteria: 0.94,
     organizationId: 'org-wincasa',
     createdAt: '2025-03-20T14:00:00Z',
@@ -95,6 +100,9 @@ export const mockNeeds: Need[] = [
       prestige: 0.10, accessibility: 0.08, expansionPotential: 0.03, flexibility: 0.02,
       visibility: 0.02, footfall: 0.01, talentAccess: 0.08, esg: 0.05, taxEnvironment: 0.00,
     },
+    searchRadius: 20,
+    isAnonymous: true,
+    fitOutBudgetMaxPerSqm: 250,
     confidenceInCriteria: 0.91,
     extractedFromText: 'Suche repräsentative Büroflächen im Raum Basel/Allschwil, 500–800m², max. CHF 38/m², Bezug Q4 2025.',
     organizationId: 'org-wincasa',

src/mock-data/properties.ts

@@ -95,7 +95,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 30,
       publicTransportMinutes: 12,
     },
-    hardFacts: { floor: 0, parking: 30, loadingDocksCount: 2, ceilingHeightM: 7.5, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 30, loadingDocksCount: 2, ceilingHeightM: 7.5, isBarrierFree: true },
     floorLevel: 0,
     expansionPotentialSqm: 800,
     contractDurationMonths: 36,
@@ -153,6 +153,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 8,
       publicTransportMinutes: 5,
     },
+    hardFacts: { fitOut: 'BASIC' },
     floorLevel: 2,
     expansionPotentialSqm: 200,
     contractDurationMonths: 48,
@@ -212,6 +213,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 14,
       publicTransportMinutes: 8,
     },
+    hardFacts: { fitOut: 'FULL' },
     floorLevel: 4,
     contractDurationMonths: 48,
     ancillaryCosts: 4.5,
@@ -268,7 +270,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 25,
       publicTransportMinutes: 14,
     },
-    hardFacts: { floor: 0, parking: 25, loadingDocksCount: 4, ceilingHeightM: 8, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 25, loadingDocksCount: 4, ceilingHeightM: 8, isBarrierFree: true },
     floorLevel: 0,
     expansionPotentialSqm: 600,
     contractDurationMonths: 60,
@@ -380,6 +382,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 40,
       publicTransportMinutes: 18,
     },
+    hardFacts: { fitOut: 'SHELL' },
     floorLevel: 0,
     expansionPotentialSqm: 1200,
     contractDurationMonths: 120,
@@ -437,6 +440,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 6,
       publicTransportMinutes: 6,
     },
+    hardFacts: { fitOut: 'FULL' },
     floorLevel: 5,
     contractDurationMonths: 36,
     ancillaryCosts: 6.0,
@@ -495,6 +499,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 18,
       publicTransportMinutes: 7,
     },
+    hardFacts: { fitOut: 'BASIC' },
     floorLevel: 1,
     contractDurationMonths: 48,
     ancillaryCosts: 5.0,
@@ -551,6 +556,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 45,
       publicTransportMinutes: 16,
     },
+    hardFacts: { fitOut: 'SHELL' },
     floorLevel: 0,
     expansionPotentialSqm: 1500,
     contractDurationMonths: 60,
@@ -889,7 +895,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 4,
       publicTransportMinutes: 6,
     },
-    hardFacts: { floor: 1, parking: 4, fitOut: 'BASIC', ceilingHeightM: 3.2 },
+    hardFacts: { floor: 1, parking: 4, fitOut: 'BASIC', ceilingHeightM: 3.2, mieterausbaubeitragPerSqm: 200 },
     floorLevel: 1,
     expansionPotentialSqm: 90,
     contractDurationMonths: 84,
@@ -1048,7 +1054,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 4,
       publicTransportMinutes: 7,
     },
-    hardFacts: { floor: 1, parking: 4, fitOut: 'BASIC', ceilingHeightM: 2.7 },
+    hardFacts: { floor: 1, parking: 4, fitOut: 'BASIC', ceilingHeightM: 2.7, mieterausbaubeitragPerSqm: 150 },
     floorLevel: 1,
     expansionPotentialSqm: 80,
     contractDurationMonths: 84,
@@ -1112,6 +1118,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BE-EXT-003',
     description: 'Attraktive Ladenfläche an der Bahnhofstrasse Bern, direkt beim Hauptbahnhof. EG, sehr hohe Laufkundschaft, maximale Visibilität. Ideal für bekannte Handelsmarken oder Dienstleister mit direktem Kundenkontakt.',
+    hardFacts: { fitOut: 'FULL' },
     units: [
       { id: 'unit-003-1', propertyId: 'prop-003', floorLevel: 0, areaSqm: 320, available: true, rentPricePerSqm: 1140 },
     ],
@@ -1149,6 +1156,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'ZH-EXT-004',
     description: 'Grosszügige Gewerbefläche an der Europaallee, Zürich Kreis 4, direkt beim Hauptbahnhof. Modernes Gebäude mit flexibler Aufteilung. Hervorragende ÖV-Anbindung und erstklassige Lage. Geeignet als Büro, Showroom oder gemischte Nutzung.',
+    hardFacts: { fitOut: 'FULL' },
     units: [
       { id: 'unit-004-1', propertyId: 'prop-004', floorLevel: 2, areaSqm: 1150, available: true, rentPricePerSqm: 624 },
     ],
@@ -1193,6 +1201,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'LU-MW-015',
     description: 'Helle Bürofläche am Kasernenplatz Luzern, im Herzen der Innenstadt. Das 3. Obergeschoss bietet eine grosszügige, flexible Raumaufteilung mit natürlichem Licht von drei Seiten. ÖV-Verbindungen in unmittelbarer Nähe (Bahnhof Luzern, 5 Minuten zu Fuss). Ideal für professionelle Dienstleister.',
+    hardFacts: { fitOut: 'BASIC' },
     units: [
       { id: 'unit-015-1', propertyId: 'prop-015', floorLevel: 3, areaSqm: 650, available: true, rentPricePerSqm: 456 },
     ],
@@ -1236,6 +1245,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BL-MW-016',
     description: 'Grosszügige Lagerhalle an der Rheinfelderstrasse, direkt im Industriegebiet Muttenz. Ebenerdige Anlieferung mit breitem Tor, 35 Aussenparkplätze. Anbindung A2/A3 unter 5 Minuten. Ideal für Lagerung, Distribution und Leichtindustrie.',
+    hardFacts: { fitOut: 'SHELL' },
     units: [
       { id: 'unit-016-1', propertyId: 'prop-016', floorLevel: 0, unitLabel: 'Lagerhalle', areaSqm: 2200, available: true, rentPricePerSqm: 192 },
     ],
@@ -1280,6 +1290,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'ZH-EXT-017',
     description: 'Erstklassige Ladenfläche an der Löwenstrasse im Zürcher Hauptbahnhof-Umfeld. EG, direkt an der Fussgängerzone mit sehr hoher Frequenz durch Pendler und Touristen. Schaufensterfront auf zwei Seiten.',
+    hardFacts: { fitOut: 'FULL' },
     units: [
       { id: 'unit-017-1', propertyId: 'prop-017', floorLevel: 0, areaSqm: 350, available: true, rentPricePerSqm: 1140 },
     ],
@@ -1323,6 +1334,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BE-EXT-018',
     description: 'Praktische Bürofläche im 2. Obergeschoss, Breitenrainstrasse Bern. Grosszügige, lichtdurchflutete Räume in ruhigem Quartier nahe dem Stadtzentrum. Bahn- und Busanbindung in 8 Minuten Fussweg. Ideal für Büros, Beratungsfirmen oder Praxen.',
+    hardFacts: { fitOut: 'BASIC' },
     units: [
       { id: 'unit-018-1', propertyId: 'prop-018', floorLevel: 2, areaSqm: 780, available: true, rentPricePerSqm: 372 },
     ],
@@ -1361,6 +1373,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BS-MW-019',
     description: 'Grosszügige Produktionshalle mit erhöhten Bodenlasten und Dreiphasenstrom im Industriequartier Kleinhüningen Basel. Direkte LKW-Zufahrt über die Voltastrasse. Ideal für Leichtindustrie, Montage oder Lagerhaltung.',
+    hardFacts: { fitOut: 'SHELL' },
     units: [
       { id: 'unit-019-1', propertyId: 'prop-019', floorLevel: 0, unitLabel: 'Produktionshalle', areaSqm: 1900, available: true, rentPricePerSqm: 156 },
     ],
@@ -1404,6 +1417,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'ZG-MW-020',
     description: 'Grosszügige Bürofläche im 4. Obergeschoss, Industriestrasse Zug. Ruhige Lage mit Panorama-Bergblick, direkter Autobahnanschluss A4. Ideal für Firmen, die von der Zuger Steuerpolitik profitieren möchten, ohne Premium-Innenstadtmieten zu zahlen.',
+    hardFacts: { fitOut: 'BASIC' },
     units: [
       { id: 'unit-020-1', propertyId: 'prop-020', floorLevel: 4, areaSqm: 820, available: true, rentPricePerSqm: 528 },
     ],
@@ -1448,6 +1462,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'GE-MW-021',
     description: 'Exklusive Verkaufsfläche im Erdgeschoss an der Rue du Rhône, Genf Zentrum. Eine der prestigeträchtigsten Einkaufsstrassen der Schweiz. Ideal für Luxusmarken, Juweliere oder hochwertige Dienstleister mit Anforderung an Prestige und Visibilität.',
+    hardFacts: { fitOut: 'PREMIUM' },
     units: [
       { id: 'unit-021-1', propertyId: 'prop-021', floorLevel: 0, areaSqm: 250, available: true, rentPricePerSqm: 1344 },
     ],
@@ -1491,6 +1506,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'SG-EXT-022',
     description: 'Helle Bürofläche an der Marktgasse im Zentrum St. Gallens. Das 2. Obergeschoss bietet eine zusammenhängende, gut aufteilbare Fläche in historischem Stadtquartier. St. Gallen HB in 6 Minuten zu Fuss. Ideal für Kanzleien, Dienstleister oder regionale Niederlassungen.',
+    hardFacts: { fitOut: 'BASIC' },
     units: [
       { id: 'unit-022-1', propertyId: 'prop-022', floorLevel: 2, areaSqm: 700, available: true, rentPricePerSqm: 336 },
     ],
@@ -1694,6 +1710,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'ZH-EXT-031',
     description: 'Repräsentative Bürofläche im 3. Obergeschoss im modernen Hardturm-Areal Zürich-West. Die zusammenhängende Fläche von 780 m² ist offen gestaltet und kann flexibel unterteilt werden. Grosse Fensterflächen, Klimaanlage und ein Untergeschoss-Parkhaus sind vorhanden. Das Gebäude befindet sich in zentraler Lage mit hervorragender Anbindung an den öffentlichen Verkehr (Tram 4/13, Bahnhof Hardbrücke, 4 Minuten zu Fuss). Übergabe ab Oktober 2025 möglich.',
+    hardFacts: { fitOut: 'FULL' },
     units: [
       { id: 'unit-031-1', propertyId: 'prop-031', floorLevel: 3, areaSqm: 780, available: true, rentPricePerSqm: 420 },
     ],
@@ -1732,6 +1749,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'ZH-MW-032',
     description: 'Stilvolles Büroloft im 5. Obergeschoss eines ehemaligen Industriegebäudes an der Pfingstweidstrasse, Kreis 5. Die offene Loftstruktur mit Sichtbetondecken und -wänden schafft ein inspirierendes Arbeitsumfeld. Raumhöhe ca. 3,5 m, Holzböden, individuelle Klimatisierung. Panoramablick über die Dächer Zürichs. Ideal für kreative Unternehmen und Tech-Firmen. Verfügbar ab November 2025.',
+    hardFacts: { fitOut: 'BASIC' },
     units: [
       { id: 'unit-032-1', propertyId: 'prop-032', floorLevel: 5, areaSqm: 720, available: true, rentPricePerSqm: 480 },
     ],
@@ -1770,6 +1788,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BE-MW-033',
     description: 'Attraktive Retailfläche an der Marktgasse, direkt in der Berner Fussgängerzone. EG-Fläche mit hoher Laufkundschaft durch Tourismus und Pendler. Tram und Bus direkt vor dem Haus. Ideal für Fashion, Lifestyle oder Gastronomie-Konzepte.',
+    hardFacts: { fitOut: 'FULL' },
     units: [
       { id: 'unit-033-1', propertyId: 'prop-033', floorLevel: 0, areaSqm: 260, available: true, rentPricePerSqm: 1440 },
     ],
@@ -1808,6 +1827,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BE-EXT-034',
     description: 'Ansprechende Ladenfläche im trendigen Quartier Lorraine, Bern. EG mit Schaufensterfront, gut positioniert für Kreativwirtschaft und gehobene Kundschaft. Busanbindung in 6 Minuten zum Bahnhof Bern.',
+    hardFacts: { fitOut: 'BASIC' },
     units: [
       { id: 'unit-034-1', propertyId: 'prop-034', floorLevel: 0, areaSqm: 340, available: true, rentPricePerSqm: 1320 },
     ],
@@ -1872,6 +1892,7 @@ export const mockProperties: Property[] = [
     mapImageUrl: 'https://images.unsplash.com/photo-1524661135-423995f22d0b?w=600&h=300&fit=crop',
     propertyNumber: 'BS-EXT-036',
     description: 'Freistehendes Lager-/Logistikgebäude direkt an der Klybeckstrasse, Basel Hafen. Ebenerdige Anlieferung, 38 Aussenparkplätze. Hervorragende Lage für Distribution in der Nordwestschweiz. Kran und Sprinkleranlage vorhanden.',
+    hardFacts: { fitOut: 'SHELL' },
     units: [
       { id: 'unit-036-1', propertyId: 'prop-036', floorLevel: 0, unitLabel: 'Lagerhalle', areaSqm: 2600, available: true, rentPricePerSqm: 180 },
     ],
@@ -1909,6 +1930,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 0,
       publicTransportMinutes: 3,
     },
+    hardFacts: { fitOut: 'FULL' },
     floorLevel: 0,
     contractDurationMonths: 48,
     ancillaryCosts: 4.0,
@@ -2486,7 +2508,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 5,
       publicTransportMinutes: 6,
     },
-    hardFacts: { floor: 2, parking: 5, fitOut: 'BASIC', ceilingHeightM: 2.8 },
+    hardFacts: { floor: 2, parking: 5, fitOut: 'BASIC', ceilingHeightM: 2.8, mieterausbaubeitragPerSqm: 250 },
     floorLevel: 2,
     contractDurationMonths: 84,
     ancillaryCosts: 3.8,
@@ -3709,7 +3731,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 30,
       publicTransportMinutes: 14,
     },
-    hardFacts: { floor: 0, parking: 30, loadingDocksCount: 4, ceilingHeightM: 12.5, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 30, loadingDocksCount: 4, ceilingHeightM: 12.5, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 120,
     ancillaryCosts: 2.5,
@@ -3761,7 +3783,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 35,
       publicTransportMinutes: 12,
     },
-    hardFacts: { floor: 0, parking: 35, loadingDocksCount: 3, ceilingHeightM: 12.0, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 35, loadingDocksCount: 3, ceilingHeightM: 12.0, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 120,
     ancillaryCosts: 2.5,
@@ -3813,7 +3835,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 40,
       publicTransportMinutes: 16,
     },
-    hardFacts: { floor: 0, parking: 40, loadingDocksCount: 3, ceilingHeightM: 12.0, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 40, loadingDocksCount: 3, ceilingHeightM: 12.0, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 120,
     ancillaryCosts: 2.2,
@@ -3866,7 +3888,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 50,
       publicTransportMinutes: 18,
     },
-    hardFacts: { floor: 0, parking: 50, loadingDocksCount: 4, ceilingHeightM: 12.0, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 50, loadingDocksCount: 4, ceilingHeightM: 12.0, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 60,
     ancillaryCosts: 2.0,
@@ -3913,7 +3935,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 38,
       publicTransportMinutes: 14,
     },
-    hardFacts: { floor: 0, parking: 38, loadingDocksCount: 2, ceilingHeightM: 11.5, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 38, loadingDocksCount: 2, ceilingHeightM: 11.5, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 60,
     ancillaryCosts: 2.5,
@@ -3958,7 +3980,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 35,
       publicTransportMinutes: 14,
     },
-    hardFacts: { floor: 0, parking: 35, loadingDocksCount: 3, ceilingHeightM: 12.0, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 35, loadingDocksCount: 3, ceilingHeightM: 12.0, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 120,
     ancillaryCosts: 2.5,
@@ -4266,7 +4288,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 12,
       publicTransportMinutes: 12,
     },
-    hardFacts: { floor: 0, parking: 12, loadingDocksCount: 1, ceilingHeightM: 5.5, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 12, loadingDocksCount: 1, ceilingHeightM: 5.5, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 60,
     ancillaryCosts: 2.8,
@@ -4318,7 +4340,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 18,
       publicTransportMinutes: 15,
     },
-    hardFacts: { floor: 0, parking: 18, loadingDocksCount: 2, ceilingHeightM: 6.0, isBarrierFree: true },
+    hardFacts: { fitOut: 'SHELL',  floor: 0, parking: 18, loadingDocksCount: 2, ceilingHeightM: 6.0, isBarrierFree: true },
     floorLevel: 0,
     contractDurationMonths: 60,
     ancillaryCosts: 2.5,

src/pages/demand/AISearch.tsx

@@ -38,6 +38,7 @@ export default function AISearch() {
   const [weights, setWeights] = useState<Record<WeightingKey, number>>(defaultWeights)
   const [weightingKey, setWeightingKey] = useState(0)
   const [needTitle, setNeedTitle] = useState('')
+  const [isAnonymous, setIsAnonymous] = useState(false)
   const [error, setError] = useState<string | null>(null)
 
   const isManualTextRef = useRef(false)
@@ -55,6 +56,9 @@ export default function AISearch() {
     isManualTextRef.current = text !== ''
     setIsAutoGen(false)
     setInputText(text)
+    // Clear stale parse results when user edits the text manually
+    setCriteria({})
+    setParseResult(null)
   }
 
   function handleAiAutofill() {
@@ -165,7 +169,7 @@ export default function AISearch() {
     setStep(NeedBuilderStep.SAVING)
     const entries = Object.entries(parseResult.confidenceByField)
     const conf = entries.length > 0 ? entries.reduce((s, [, v]) => s + v, 0) / entries.length : 0
-    const input = buildNeedInput(editedCriteria, weights, needTitle, conf, 'ACTIVE')
+    const input = buildNeedInput({ ...editedCriteria, isAnonymous: isAnonymous || undefined }, weights, needTitle, conf, 'ACTIVE')
     createNeedMutation.mutate(input, {
       onSuccess: (created) => {
         queryClient.invalidateQueries({ queryKey: ['matches'] })
@@ -253,7 +257,9 @@ export default function AISearch() {
             needTitle={needTitle}
             overallConfidence={overallConfidence}
             isSaving={step === NeedBuilderStep.SAVING}
+            isAnonymous={isAnonymous}
             onNeedTitleChange={setNeedTitle}
+            onAnonymousChange={setIsAnonymous}
             onBack={() => setStep(NeedBuilderStep.IDLE)}
             onSave={handleSaveProfile}
           />

src/pages/demand/MatchDetail.tsx

@@ -7,8 +7,8 @@ import { usePipelineStore } from '../../stores/pipelineStore'
 import { useInquiryStore } from '../../stores/inquiryStore'
 import { AddToPipelineDialog } from '../../components/shortlist'
 import { MatchReasonList } from '../../components/match-card/MatchReasonList'
-import { getCityIntelligence } from '../../lib/locationIntelligence'
-import { NextActionsPanel } from '../../components/match-detail'
+import { getCityIntelligence, lookupCityCoords } from '../../lib/locationIntelligence'
+import { NextActionsPanel, FitOutCostPanel } from '../../components/match-detail'
 import type { MatchCardReason } from '../../components/match-card/MatchCardViewModel'
 import { useMatchDetailData } from '../../hooks/useMatchDetailData'
 import { useMatchDetail } from '../../hooks/useMatches'
@@ -72,6 +72,9 @@ export default function MatchDetail() {
   const cityIntel = city ? getCityIntelligence(city) : null
   const taxCalculatorUrl = hasTaxFactor ? (cityIntel?.taxCalculatorUrl ?? undefined) : undefined
 
+  const searchCenter = need?.preferredLocations?.[0] ? lookupCityCoords(need.preferredLocations[0]) : null
+  const searchLabel = need?.preferredLocations?.[0]
+
   const topTradeoff = match.tradeoffs?.[0] ?? match.tradeOffs?.[0]
   const summary = match.explainabilitySummary || `${match.matchStrength}-Match mit ${match.matchScore} Punkten.`
 
@@ -111,6 +114,15 @@ export default function MatchDetail() {
     { label: 'Miete/m²/Jahr', value: property?.rentPricePerSqm ? `CHF ${property.rentPricePerSqm}` : '–' },
     { label: 'Verfügbar ab', value: property?.availabilityDate ?? '–' },
     { label: 'Nutzungsart', value: property?.assetType ?? '–' },
+    ...(property?.hardFacts?.fitOut ? [{
+      label: 'Ausbaustandard',
+      value: (() => {
+        const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+        const base = LABELS[property.hardFacts!.fitOut!] ?? property.hardFacts!.fitOut!
+        const mab = property.hardFacts!.mieterausbaubeitragPerSqm
+        return mab ? `${base} + CHF ${mab} MAB` : base
+      })(),
+    }] : []),
   ]
 
   return (
@@ -152,6 +164,10 @@ export default function MatchDetail() {
         keyFacts={keyFacts}
         onCompare={handleCompare}
         onShortlist={handleShortlist}
+        searchCenterLat={searchCenter?.lat}
+        searchCenterLng={searchCenter?.lng}
+        searchRadiusKm={need?.searchRadius}
+        searchLabel={searchLabel}
       />
 
       {/* ── Main content ── */}
@@ -197,6 +213,17 @@ export default function MatchDetail() {
           })}
         />
 
+        {/* ── Section C: Reale Jahresbelastung (alle fitOut-Werte) ── */}
+        {!isFuture && property?.hardFacts?.fitOut && (
+          <FitOutCostPanel
+            fitOut={property.hardFacts.fitOut}
+            areaSqm={property.areaSqm}
+            mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
+            rentPricePerSqm={property.rentPricePerSqm}
+            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm ?? 0}
+          />
+        )}
+
         {/* ── Full analysis toggle + expanded panels ── */}
         <MatchDetailScoreBreakdown
           match={match}

src/pages/demand/Results.tsx

@@ -1,5 +1,5 @@
 import { useState, useMemo, useEffect } from 'react'
-import { Box, Button, Card, Typography } from '@mui/material'
+import { Box, Button, Card, Chip, Typography } from '@mui/material'
 import { Zap } from 'lucide-react'
 import { useNavigate, useLocation } from 'react-router'
 import { useQueryClient } from '@tanstack/react-query'
@@ -161,6 +161,29 @@ export default function Results() {
                       <strong>Bezug ab:</strong> {new Date(activeNeed.timing.earliestMoveIn).toLocaleDateString('de-CH', { month: 'long', year: 'numeric' })}
                     </Typography>
                   )}
+                  {activeNeed.searchRadius && (
+                    <Typography variant="caption" color="text.secondary">
+                      <strong>Radius:</strong> {activeNeed.searchRadius} km
+                    </Typography>
+                  )}
+                  {activeNeed.requiresDivisibility && activeNeed.minDivisibleUnit && (
+                    <Typography variant="caption" color="text.secondary">
+                      <strong>Teilbar ab:</strong> {activeNeed.minDivisibleUnit} m²
+                    </Typography>
+                  )}
+                  {activeNeed.requiredFitOut && (
+                    <Typography variant="caption" color="text.secondary">
+                      <strong>Ausbaustandard:</strong> min. {
+                        activeNeed.requiredFitOut === 'BASIC' ? 'Basisausbau' :
+                        activeNeed.requiredFitOut === 'FULL' ? 'Vollausbau' : 'Premiumausbau'
+                      }
+                    </Typography>
+                  )}
+                  {activeNeed.fitOutBudgetMaxPerSqm && (
+                    <Typography variant="caption" color="text.secondary">
+                      <strong>Ausbaubudget:</strong> max. CHF {activeNeed.fitOutBudgetMaxPerSqm}/m²
+                    </Typography>
+                  )}
                   {activeNeed.mustCriteriaText && activeNeed.mustCriteriaText.length > 0 && (
                     <Typography variant="caption" color="text.secondary">
                       <strong>Must-haves:</strong> {activeNeed.mustCriteriaText.slice(0, 3).join(' · ')}
@@ -168,6 +191,14 @@ export default function Results() {
                   )}
                 </Box>
               </Box>
+              <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, flexShrink: 0 }}>
+                {activeNeed.isAnonymous && (
+                  <Chip
+                    label="Anonyme Suche"
+                    size="small"
+                    sx={{ bgcolor: '#7c3aed', color: 'white', fontWeight: 700, fontSize: 10, height: 20 }}
+                  />
+                )}
               <Button
                 size="small"
                 variant="text"
@@ -176,6 +207,7 @@ export default function Results() {
               >
                 Suche ändern
               </Button>
+              </Box>
             </Box>
           </Card>
         )}

src/pages/supply/NewListing.tsx

@@ -83,6 +83,9 @@ export default function NewListing() {
         fitOut={form.fitOut}             onFitOutChange={form.setFitOut}
         parking={form.parking}           onParkingChange={form.setParking}
         ceilingHeight={form.ceilingHeight} onCeilingHeightChange={form.setCeilingHeight}
+        mieterausbaubeitrag={form.mieterausbaubeitrag} onMieterausbaubeitragChange={form.setMieterausbaubeitrag}
+        isFlexible={form.isFlexible}     onIsFlexibleChange={form.setIsFlexible}
+        minLettableSqm={form.minLettableSqm} onMinLettableSqmChange={form.setMinLettableSqm}
       />
 
       <ImageUrlSection

src/pages/supply/newListingConstants.ts

@@ -49,6 +49,15 @@ export interface LocationState {
     rentPricePerSqm?: number
     unitLabel?: string
     propertyId?: string
+    floor?: string
+    fitOut?: string
+    parking?: number
+    ceilingHeight?: number
+    mieterausbaubeitragPerSqm?: number
+    isFlexible?: boolean
+    minLettableSqm?: number
+    availableFrom?: string
+    softLevels?: Record<string, string>
   }
 }
 

src/pages/supply/newListingMapper.ts

@@ -19,11 +19,15 @@ export function buildCreatePropertyInput(fields: {
   ceilingHeight: string
   images: string[]
   floorPlanUrl: string
+  mieterausbaubeitrag?: string
+  isFlexible?: boolean
+  minLettableSqm?: string
 }): CreatePropertyInput {
   const {
     assetType, street, houseNumber, postalCode, city,
     areaSqm, rentPerSqm, availableFrom, description,
     softLevels, floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+    mieterausbaubeitrag, isFlexible, minLettableSqm,
   } = fields
 
   const sf = {
@@ -41,6 +45,7 @@ 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,
     parking:        parking ? parseInt(parking) : undefined,
     ceilingHeightM: ceilingHeight ? parseFloat(ceilingHeight) : undefined,
   }
@@ -76,5 +81,15 @@ export function buildCreatePropertyInput(fields: {
       warnings: [],
     },
     status: 'ACTIVE',
+    units: isFlexible ? [{
+      id: `unit-listing-${Date.now()}`,
+      propertyId: '',
+      floorLevel: hf.floor ?? 0,
+      areaSqm,
+      available: true,
+      rentPricePerSqm: rentPerSqm,
+      isFlexible: true,
+      minLettableSqm: minLettableSqm ? parseInt(minLettableSqm) : undefined,
+    }] : undefined,
   }
 }

src/services/ai/IAIService.ts

@@ -7,7 +7,7 @@ import type { UnifiedMatchResult } from '../../domain/unifiedResult'
 
 export interface AIProvenance {
   /** Which AI provider produced this response */
-  provider: 'openrouter' | 'mock'
+  provider: 'openrouter' | 'mock' | 'backend'
   /** Exact model ID (e.g. 'anthropic/claude-3-5-haiku') or 'mock' */
   model: string
   /** ISO-8601 timestamp of generation */
@@ -157,6 +157,25 @@ export interface DataQualityInput {
   warnings: string[]
 }
 
+// ── Fit-out advice ────────────────────────────────────────────────────────────
+
+export interface FitOutAdviceInput {
+  fitOut: string
+  areaSqm: number
+  mabPerSqm: number
+  requiredFitOut?: string
+  tenantBudgetPerSqm?: number
+  monthlyRentPerSqm: number
+}
+
+export interface FitOutAdvice {
+  recommendation: 'MIETERAUSBAU' | 'BKZ' | 'MAB_AMORTISATION'
+  headline: string
+  explanation: string
+  negotiationTip: string
+  estimatedNetInvestment: string
+}
+
 // ── Legacy types (kept for backward compatibility) ────────────────────────────
 
 export interface CriteriaExtractionResult {
@@ -198,6 +217,9 @@ export interface IAIService {
   // Offer email (supply side)
   generateOfferEmail(payload: OfferEmailPayload): Promise<AIResponse<{ subject: string; body: string }>>
 
+  // Fit-out investment advice (demand side)
+  generateFitOutAdvice(input: FitOutAdviceInput): Promise<AIResponse<FitOutAdvice>>
+
   // Legacy methods
   extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>>
   generateFollowUp(partialNeed: Partial<CreateNeedInput>): Promise<AIResponse<string[]>>

src/services/ai/backend/BackendAIService.ts

@@ -0,0 +1,671 @@
+/**
+ * Backend AI Service — PowerOn Proxy
+ *
+ * Routes all LLM calls through the PowerOn backend. The LLM provider API key
+ * is stored ONLY server-side and never reaches the browser bundle.
+ *
+ * ┌─────────────────────────────────────────────────────────────────────────┐
+ * │  PowerOn Backend Contract                                               │
+ * │                                                                         │
+ * │  Endpoint:  POST /api/ai/chat/completions                               │
+ * │  Headers:   Content-Type: application/json                              │
+ * │             (session auth cookie handled by backend — no API key here)  │
+ * │                                                                         │
+ * │  Request body:                                                          │
+ * │    {                                                                    │
+ * │      messages: { role: 'system' | 'user'; content: string }[]         │
+ * │    }                                                                    │
+ * │                                                                         │
+ * │  Response (OpenAI-compatible):                                          │
+ * │    {                                                                    │
+ * │      choices: [{ message: { content: string } }]                       │
+ * │    }                                                                    │
+ * │                                                                         │
+ * │  The backend adds:                                                      │
+ * │    - Authorization: Bearer <OPENROUTER_API_KEY>  (server-side env var) │
+ * │    - Model selection / routing                                          │
+ * │    - Rate limiting & audit logging                                      │
+ * └─────────────────────────────────────────────────────────────────────────┘
+ *
+ * Dev setup — add to vite.config.ts:
+ *   server: { proxy: { '/api': process.env.AI_BACKEND_URL ?? 'http://localhost:3001' } }
+ *
+ * Every method follows this contract:
+ *   1. HTTP error        → error log + MockAIService fallback
+ *   2. JSON parse fail   → warn + MockAIService fallback
+ *   3. Zod schema fail   → warn + MockAIService fallback
+ *   4. Success           → AI response, source: 'ai', validationPassed: true
+ */
+import type { CreateNeedInput } from '../../../domain/need'
+import type { ParseNeedResult, ParsedNeedCriteria, FollowUpQuestion } from '../../../domain/needBuilder'
+import type { UnifiedMatchResult } from '../../../domain/unifiedResult'
+import type { AssetType } from '../../../domain/enums'
+import type {
+  IAIService,
+  AIResponse,
+  AIProvenance,
+  DecisionBrief,
+  ComparisonSummary,
+  CriteriaExtractionResult,
+  OfferEmailPayload,
+  MatchExplanationInput,
+  MatchExplanation,
+  TradeOffInput,
+  TradeOffSummary,
+  DataQualityInput,
+  DataQualitySummary,
+  MarketSignalClassification,
+  FitOutAdviceInput,
+  FitOutAdvice,
+} from '../IAIService'
+import { ServiceErrorCode } from '../../types'
+import { AppError } from '../../errors'
+import { aiTraceStore, provenanceToStatus } from '../tracing'
+import type { AITraceErrorType, AITraceValidationStatus } from '../tracing'
+import {
+  NeedParsingResponseSchema,
+  FollowUpQuestionsResponseSchema,
+  TradeOffSummaryResponseSchema,
+  CompareSummaryResponseSchema,
+  DecisionBriefResponseSchema,
+  DataQualitySummaryResponseSchema,
+  MarketSignalClassificationResponseSchema,
+  OfferEmailResponseSchema,
+  validateAIResponse,
+} from '../schemas'
+import { buildNeedParsingPrompt } from '../prompts/needParsingPrompt'
+import { buildFollowUpQuestionsPrompt } from '../prompts/followUpQuestionsPrompt'
+import { buildMatchExplanationPrompt } from '../prompts/matchExplanationPrompt'
+import { buildTradeOffPrompt } from '../prompts/tradeOffPrompt'
+import { buildCompareSummaryPrompt } from '../prompts/compareSummaryPrompt'
+import { buildDecisionBriefPrompt } from '../prompts/decisionBriefPrompt'
+import { buildDataQualityPrompt } from '../prompts/dataQualityPrompt'
+import { buildMarketSignalPrompt } from '../prompts/marketSignalPrompt'
+import { MockAIService } from '../mock/MockAIService'
+
+// ── Config ────────────────────────────────────────────────────────────────────
+
+/** Relative URL — resolved by Vite proxy in dev, by the same-origin backend in prod. */
+const API_BASE = '/api/ai'
+
+/**
+ * Placeholder recorded in traces. The actual model is backend-controlled;
+ * PowerOn may return it in a response extension field in future.
+ */
+const BACKEND_MODEL_PLACEHOLDER = 'backend-controlled'
+
+const PROMPT_VERSION = 'v1.1'
+const SCHEMA_VERSION = 'v1.0'
+
+// ── Provenance ────────────────────────────────────────────────────────────────
+
+function makeProvenance(
+  source: AIProvenance['source'],
+  fallbackUsed: boolean,
+  validationPassed: boolean,
+  extras: { fallbackReason?: string } = {},
+): AIProvenance {
+  return {
+    provider: 'backend',
+    model: BACKEND_MODEL_PLACEHOLDER,
+    generatedAt: new Date().toISOString(),
+    promptVersion: PROMPT_VERSION,
+    schemaVersion: SCHEMA_VERSION,
+    source,
+    fallbackUsed,
+    validationPassed,
+    traceId: crypto.randomUUID(),
+    fallbackReason: extras.fallbackReason,
+  }
+}
+
+// ── HTTP helper ───────────────────────────────────────────────────────────────
+
+async function chat(system: string, user: string): Promise<string> {
+  const res = await fetch(`${API_BASE}/chat/completions`, {
+    method: 'POST',
+    headers: {
+      'Content-Type': 'application/json',
+      // No Authorization header — the API key lives server-side only.
+    },
+    body: JSON.stringify({
+      messages: [
+        { role: 'system', content: system },
+        { role: 'user',   content: user   },
+      ],
+    }),
+  })
+  if (!res.ok) {
+    const body = await res.text()
+    throw new AppError({
+      code:    ServiceErrorCode.AI_GENERATION_FAILED,
+      // Truncate to avoid leaking full backend error detail to the console.
+      message: `Backend AI error ${res.status}: ${body.slice(0, 200)}`,
+    })
+  }
+  const json = await res.json() as { choices: Array<{ message: { content: string } }> }
+  return json.choices[0]?.message?.content ?? ''
+}
+
+// ── JSON extraction ───────────────────────────────────────────────────────────
+
+function extractJSON<T>(raw: string): T | null {
+  const fenced    = raw.match(/```(?:json)?\s*\n?([\s\S]*?)\n?```/)
+  const candidate = fenced ? fenced[1] : raw.match(/([\[{][\s\S]*[\]}])/)?.[1] ?? raw
+  try {
+    return JSON.parse(candidate) as T
+  } catch {
+    return null
+  }
+}
+
+// ── ParseNeed helpers ─────────────────────────────────────────────────────────
+
+type RawNeedParseAI = {
+  assetType?: string | null
+  areaRange?: { min: number; max: number } | null
+  preferredLocations?: string[]
+  budgetRange?: { maxPerSqm: number; currency: string } | null
+  timing?: { earliestMoveIn: string; latestMoveIn?: string; flexibleTiming: boolean } | null
+  mustHaveCriteria?: string[]
+  missingFields?: string[]
+  assumptions?: string[]
+}
+
+function followUpForField(field: string): string {
+  const MAP: Record<string, string> = {
+    assetType:          'Welchen Nutzungstyp suchen Sie (Büro, Retail, Logistik, Produktion)?',
+    areaRange:          'Welche Fläche benötigen Sie (min–max in m²)?',
+    preferredLocations: 'In welchen Städten oder Regionen suchen Sie?',
+    budgetRange:        'Was ist Ihr maximales Budget pro m² und Jahr?',
+    timing:             'Wann möchten Sie spätestens einziehen?',
+    mustHaveCriteria:   'Haben Sie zwingende Anforderungen (ÖV-Anbindung, Parkplätze, Laderampe)?',
+  }
+  return MAP[field] ?? `Können Sie "${field}" präzisieren?`
+}
+
+function defaultSuggestedWeights(): Record<string, number> {
+  return {
+    area: 0.25, location: 0.20, budget: 0.20, timing: 0.15,
+    prestige: 0.05, accessibility: 0.05, expansionPotential: 0.02,
+    flexibility: 0.02, visibility: 0.02, footfall: 0.01, talentAccess: 0.01,
+    esg: 0.01, taxEnvironment: 0.01,
+  }
+}
+
+// ── Fallback wrapper ──────────────────────────────────────────────────────────
+
+type FallbackFn<T> = () => Promise<AIResponse<T>>
+
+async function withFallback<T>(
+  label: string,
+  fn: () => Promise<AIResponse<T>>,
+  fallback: FallbackFn<T>,
+  inputSizeChars?: number,
+): Promise<AIResponse<T>> {
+  const startMs = Date.now()
+  const callId  = crypto.randomUUID()
+
+  try {
+    const result    = await fn()
+    const latencyMs = Date.now() - startMs
+    const prov      = result.provenance
+    const provenance: AIProvenance = {
+      ...prov,
+      traceId: callId,
+      latencyMs,
+      schemaVersion: SCHEMA_VERSION,
+    }
+    aiTraceStore.add({
+      id: callId,
+      method: label,
+      provider: prov.provider,
+      model: prov.model,
+      promptVersion: prov.promptVersion,
+      latencyMs,
+      fallbackUsed: prov.fallbackUsed,
+      validationPassed: prov.validationPassed,
+      responseValidationStatus: provenanceToStatus(prov.fallbackUsed, prov.source, prov.fallbackReason),
+      fallbackReason: prov.fallbackReason,
+      source: prov.source,
+      createdAt: prov.generatedAt,
+      inputSizeChars,
+    })
+    return { ...result, provenance }
+  } catch (err) {
+    console.error(`[BackendAIService] ${label} failed:`, err)
+    const result    = await fallback()
+    const latencyMs = Date.now() - startMs
+    const errorType: AITraceErrorType =
+      err instanceof AppError && err.code === ServiceErrorCode.AI_GENERATION_FAILED
+        ? 'api_error'
+        : err instanceof TypeError
+          ? 'network'
+          : 'unknown'
+    const responseValidationStatus: AITraceValidationStatus =
+      err instanceof AppError && err.code === ServiceErrorCode.AI_GENERATION_FAILED
+        ? 'api_error'
+        : 'network_error'
+    const fallbackReason = `${errorType}: ${err instanceof Error ? err.message.slice(0, 100) : 'unknown error'}`
+    const provenance: AIProvenance = {
+      ...result.provenance,
+      fallbackUsed: true,
+      traceId: callId,
+      fallbackReason,
+      schemaVersion: SCHEMA_VERSION,
+      latencyMs,
+    }
+    aiTraceStore.add({
+      id: callId,
+      method: label,
+      provider: 'backend',
+      model: BACKEND_MODEL_PLACEHOLDER,
+      promptVersion: PROMPT_VERSION,
+      latencyMs,
+      fallbackUsed: true,
+      validationPassed: false,
+      responseValidationStatus,
+      errorType,
+      fallbackReason,
+      source: 'mock',
+      createdAt: new Date().toISOString(),
+      inputSizeChars,
+    })
+    return { ...result, provenance }
+  }
+}
+
+// ── Service ───────────────────────────────────────────────────────────────────
+
+export const BackendAIService: IAIService = {
+
+  // ── parseNeed ───────────────────────────────────────────────────────────────
+  parseNeed(input: string): Promise<AIResponse<ParseNeedResult>> {
+    return withFallback('parseNeed', async () => {
+      const { system, user } = buildNeedParsingPrompt({ userInput: input })
+      const raw  = await chat(system, user)
+      const json = extractJSON<RawNeedParseAI>(raw)
+      const ai   = json ? validateAIResponse(NeedParsingResponseSchema, json, 'parseNeed') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] parseNeed: invalid response — using mock fallback')
+        const fb = await MockAIService.parseNeed(input)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+
+      const extractedCriteria: ParseNeedResult['extractedCriteria'] = {
+        assetType:          (ai.assetType ?? undefined) as AssetType | undefined,
+        areaRange:          ai.areaRange ?? undefined,
+        preferredLocations: ai.preferredLocations,
+        budgetRange:        ai.budgetRange ?? undefined,
+        timing: ai.timing
+          ? { ...ai.timing, earliestMoveIn: ai.timing.earliestMoveIn ?? '', flexibleTiming: ai.timing.flexibleTiming ?? false }
+          : undefined,
+        mustHaveCriteria: ai.mustHaveCriteria,
+      }
+      const missingFields      = ai.missingFields ?? []
+      const confidenceByField: Record<string, number> = {}
+      Object.keys(extractedCriteria).forEach(k => {
+        confidenceByField[k] = extractedCriteria[k as keyof typeof extractedCriteria] != null ? 0.85 : 0
+      })
+      missingFields.forEach(f => { confidenceByField[f] = 0 })
+      const followUpQuestionCandidates: FollowUpQuestion[] = missingFields.map((field, i) => ({
+        id:           `fq-be-${i}`,
+        questionText: followUpForField(field),
+        targetField:  field,
+        reason:       `Feld "${field}" nicht im Text erkannt`,
+        importance:   'recommended' as const,
+      }))
+      return {
+        data: {
+          extractedCriteria,
+          confidenceByField,
+          missingFields,
+          assumptions:               ai.assumptions ?? [],
+          suggestedWeights:          defaultSuggestedWeights(),
+          followUpQuestionCandidates,
+          rawSummary:                raw.substring(0, 500),
+          promptVersion:             PROMPT_VERSION,
+          schemaVersion:             SCHEMA_VERSION,
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.parseNeed(input), input.length)
+  },
+
+  // ── generateFollowUpQuestions ───────────────────────────────────────────────
+  generateFollowUpQuestions(criteria: ParsedNeedCriteria): Promise<AIResponse<FollowUpQuestion[]>> {
+    return withFallback('generateFollowUpQuestions', async () => {
+      const missingFields = [
+        ...(!criteria.assetType ? ['assetType'] : []),
+        ...(!criteria.areaRange || (criteria.areaRange.min <= 0 && criteria.areaRange.max <= 0) ? ['areaRange'] : []),
+        ...(!criteria.preferredLocations?.length ? ['preferredLocations'] : []),
+        ...(!criteria.budgetRange ? ['budgetRange'] : []),
+        ...(!criteria.timing ? ['timing'] : []),
+        ...(!criteria.mustHaveCriteria?.length ? ['mustHaveCriteria'] : []),
+      ]
+      const { system, user } = buildFollowUpQuestionsPrompt({ criteria, missingFields })
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown[]>(raw)
+      const ai   = json ? validateAIResponse(FollowUpQuestionsResponseSchema, json, 'generateFollowUpQuestions') : null
+
+      if (!ai?.length) {
+        console.warn('[BackendAIService] generateFollowUpQuestions: invalid response — using mock fallback')
+        const fb = await MockAIService.generateFollowUpQuestions(criteria)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data: ai.map((q, i) => ({
+          id:                     `fq-be-${i}`,
+          questionText:           q.questionText,
+          targetField:            q.targetField,
+          reason:                 q.reason ?? 'AI-generiert',
+          suggestedAnswerOptions: q.suggestedAnswerOptions,
+          importance:             (q.importance ?? 'recommended') as FollowUpQuestion['importance'],
+        })),
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.generateFollowUpQuestions(criteria))
+  },
+
+  // ── generateMatchExplanation ────────────────────────────────────────────────
+  generateMatchExplanation(input: MatchExplanationInput): Promise<AIResponse<MatchExplanation>> {
+    return withFallback('generateMatchExplanation', async () => {
+      const { system, user } = buildMatchExplanationPrompt(input)
+      const raw     = await chat(system, user)
+      const summary = raw.trim()
+
+      if (!summary) {
+        console.warn('[BackendAIService] generateMatchExplanation: empty response — using mock fallback')
+        const fb = await MockAIService.generateMatchExplanation(input)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: 'empty_response' }) }
+      }
+      const scoreLabel = input.matchScore >= 78 ? 'Starkes' : input.matchScore >= 52 ? 'Gutes' : 'Schwaches'
+      return {
+        data: {
+          headline:   `${scoreLabel} Match — ${input.propertyTitle} (${input.matchScore}/100)`,
+          summary,
+          keyReasons: [
+            ...input.positiveFactors.slice(0, 2).map(f => `+ ${f.explanation}`),
+            ...input.negativeFactors.slice(0, 1).map(f => `− ${f.explanation}`),
+          ],
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.generateMatchExplanation(input))
+  },
+
+  // ── summarizeTradeOffs ──────────────────────────────────────────────────────
+  summarizeTradeOffs(tradeoffs: TradeOffInput[]): Promise<AIResponse<TradeOffSummary>> {
+    return withFallback('summarizeTradeOffs', async () => {
+      const { system, user } = buildTradeOffPrompt(tradeoffs, 'Objekt')
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown>(raw)
+      const ai   = json ? validateAIResponse(TradeOffSummaryResponseSchema, json, 'summarizeTradeOffs') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] summarizeTradeOffs: invalid response — using mock fallback')
+        const fb = await MockAIService.summarizeTradeOffs(tradeoffs)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data: {
+          headline:    ai.headline,
+          items:       ai.items.map(item => ({
+            concern:    item.concern,
+            severity:   item.severity,
+            mitigation: item.mitigation,
+          })),
+          overallRisk: ai.overallRisk,
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.summarizeTradeOffs(tradeoffs))
+  },
+
+  // ── summarizeComparison ─────────────────────────────────────────────────────
+  summarizeComparison(items: UnifiedMatchResult[]): Promise<AIResponse<ComparisonSummary>> {
+    return withFallback('summarizeComparison', async () => {
+      type ItemWithProp = UnifiedMatchResult & {
+        property?: { title?: string; location?: { city?: string }; rentPricePerSqm?: number }
+      }
+      const properties = (items as ItemWithProp[])
+        .filter(i => i.resultType !== 'FUTURE_AVAILABILITY')
+        .map(i => ({
+          title:           i.property?.title ?? `Match ${i.matchScore}`,
+          matchScore:      i.matchScore,
+          city:            i.property?.location?.city ?? '–',
+          rentPerSqm:      i.property?.rentPricePerSqm ?? 0,
+          positiveFactors: i.match.positiveFactors.slice(0, 2).map(f => f.explanation ?? f.criterion),
+          negativeFactors: i.match.negativeFactors.slice(0, 2).map(f => f.explanation ?? f.criterion),
+        }))
+      const { system, user } = buildCompareSummaryPrompt({ properties })
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown>(raw)
+      const ai   = json ? validateAIResponse(CompareSummaryResponseSchema, json, 'summarizeComparison') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] summarizeComparison: invalid response — using mock fallback')
+        const fb = await MockAIService.summarizeComparison(items)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      const mock = await MockAIService.summarizeComparison(items)
+      return {
+        data: {
+          ...mock.data,
+          overallAssessment: ai.overallAssessment,
+          recommendation:    ai.recommendation ?? mock.data.recommendation,
+        },
+        provenance: makeProvenance('hybrid', false, true),
+      }
+    }, () => MockAIService.summarizeComparison(items))
+  },
+
+  // ── generateDecisionBrief ───────────────────────────────────────────────────
+  generateDecisionBrief(shortlistId: string): Promise<AIResponse<DecisionBrief>> {
+    return withFallback('generateDecisionBrief', async () => {
+      const { system, user } = buildDecisionBriefPrompt({ shortlistItems: [], needSummary: shortlistId })
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown>(raw)
+      const ai   = json ? validateAIResponse(DecisionBriefResponseSchema, json, 'generateDecisionBrief') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] generateDecisionBrief: invalid response — using mock fallback')
+        const fb = await MockAIService.generateDecisionBrief(shortlistId)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      const mock = await MockAIService.generateDecisionBrief(shortlistId)
+      return {
+        data: {
+          ...mock.data,
+          summary:  ai.summary,
+          sections: ai.sections.map(s => ({ title: s.title, body: s.body })),
+        },
+        provenance: makeProvenance('hybrid', false, true),
+      }
+    }, () => MockAIService.generateDecisionBrief(shortlistId))
+  },
+
+  // ── generateDataQualitySummary ──────────────────────────────────────────────
+  generateDataQualitySummary(propertyId: string, quality: DataQualityInput): Promise<AIResponse<DataQualitySummary>> {
+    return withFallback('generateDataQualitySummary', async () => {
+      const { system, user } = buildDataQualityPrompt(propertyId, quality)
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown>(raw)
+      const ai   = json ? validateAIResponse(DataQualitySummaryResponseSchema, json, 'generateDataQualitySummary') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] generateDataQualitySummary: invalid response — using mock fallback')
+        const fb = await MockAIService.generateDataQualitySummary(propertyId, quality)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data: {
+          overallAssessment:     ai.overallAssessment,
+          missingCriticalFields: ai.missingCriticalFields ?? quality.missingCriticalFields,
+          recommendation:        ai.recommendation,
+          confidence:            ai.confidence,
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.generateDataQualitySummary(propertyId, quality))
+  },
+
+  // ── classifyMarketSignal ────────────────────────────────────────────────────
+  classifyMarketSignal(signalText: string): Promise<AIResponse<MarketSignalClassification>> {
+    return withFallback('classifyMarketSignal', async () => {
+      const { system, user } = buildMarketSignalPrompt(signalText)
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown>(raw)
+      const ai   = json
+        ? validateAIResponse(MarketSignalClassificationResponseSchema, json, 'classifyMarketSignal')
+        : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] classifyMarketSignal: invalid response — using mock fallback')
+        const fb = await MockAIService.classifyMarketSignal(signalText)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data: {
+          signalType:        ai.signalType,
+          probability:       ai.probability,
+          timeHorizonMonths: ai.timeHorizonMonths ?? null,
+          areaSqmEstimate:   ai.areaSqmEstimate ?? null,
+          credibility:       ai.credibility,
+          reasoning:         ai.reasoning,
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.classifyMarketSignal(signalText), signalText.length)
+  },
+
+  // ── generateOfferEmail ──────────────────────────────────────────────────────
+  generateOfferEmail(payload: OfferEmailPayload): Promise<AIResponse<{ subject: string; body: string }>> {
+    return withFallback('generateOfferEmail', async () => {
+      const propertyList = payload.properties
+        .map((p, i) => `• ${p} (Match-Score: ${payload.matchScores[i]}%)`)
+        .join('\n')
+      const system = `Du bist Immobilienmakler bei Wincasa AG. Erstelle eine professionelle, knappe Angebotsmail auf Deutsch. Antworte als JSON: { "subject": "...", "body": "..." }`
+      const user   = `Suchanfrage: "${payload.needTitle}"\n\nObjekte:\n${propertyList}\n\nErstelle eine professionelle Angebotsmail.`
+      const raw    = await chat(system, user)
+      const json   = extractJSON<unknown>(raw)
+      const ai     = json ? validateAIResponse(OfferEmailResponseSchema, json, 'generateOfferEmail') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] generateOfferEmail: invalid response — using mock fallback')
+        const fb = await MockAIService.generateOfferEmail(payload)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data:      { subject: ai.subject, body: ai.body },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.generateOfferEmail(payload))
+  },
+
+  // ── generateFitOutAdvice ────────────────────────────────────────────────────
+  generateFitOutAdvice(input: FitOutAdviceInput): Promise<AIResponse<FitOutAdvice>> {
+    return withFallback('generateFitOutAdvice', async () => {
+      const FIT_LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
+      const system = `Du bist Schweizer Gewerbeimmobilien-Experte. Bewerte die Ausbausituation und empfiehl die beste Verhandlungsoption.
+Verfügbare Optionen: MIETERAUSBAU (Mieter zahlt alles), BKZ (Vermieter zahlt Einmalpauschale), MAB_AMORTISATION (MAB über Miete amortisiert).
+Antworte als JSON:
+{
+  "recommendation": "MIETERAUSBAU" | "BKZ" | "MAB_AMORTISATION",
+  "headline": "kurze Empfehlung (max 80 Zeichen)",
+  "explanation": "2-3 Sätze Begründung auf Deutsch",
+  "negotiationTip": "konkreter Verhandlungstipp auf Deutsch",
+  "estimatedNetInvestment": "CHF-Betrag als String"
+}`
+      const user = `Übergabezustand: ${FIT_LABELS[input.fitOut] ?? input.fitOut}
+Fläche: ${input.areaSqm} m²
+MAB des Vermieters: CHF ${input.mabPerSqm}/m²
+Monatliche Miete: CHF ${input.monthlyRentPerSqm}/m²${input.tenantBudgetPerSqm ? `\nEigenes Ausbaubudget: CHF ${input.tenantBudgetPerSqm}/m²` : ''}${input.requiredFitOut ? `\nGewünschter Zustand: ${FIT_LABELS[input.requiredFitOut] ?? input.requiredFitOut}` : ''}
+
+Bitte analysiere die Situation und empfiehl die beste Option für den Mieter.`
+
+      const raw  = await chat(system, user)
+      const json = extractJSON<FitOutAdvice>(raw)
+
+      if (!json || !json.recommendation || !json.headline) {
+        console.warn('[BackendAIService] generateFitOutAdvice: invalid response — using mock fallback')
+        const fb = await MockAIService.generateFitOutAdvice(input)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data: {
+          recommendation:         json.recommendation,
+          headline:               json.headline,
+          explanation:            json.explanation ?? '',
+          negotiationTip:         json.negotiationTip ?? '',
+          estimatedNetInvestment: json.estimatedNetInvestment ?? '–',
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.generateFitOutAdvice(input))
+  },
+
+  // ── Legacy: extractCriteria ─────────────────────────────────────────────────
+  extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>> {
+    return withFallback('extractCriteria', async () => {
+      const { system, user } = buildNeedParsingPrompt({ userInput: input })
+      const raw  = await chat(system, user)
+      const json = extractJSON<RawNeedParseAI>(raw)
+      const ai   = json ? validateAIResponse(NeedParsingResponseSchema, json, 'extractCriteria') : null
+
+      if (!ai) {
+        console.warn('[BackendAIService] extractCriteria: invalid response — using mock fallback')
+        const fb = await MockAIService.extractCriteria(input)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data: {
+          extractedCriteria: {
+            assetType:          ai.assetType as AssetType | undefined ?? undefined,
+            requiredArea:       ai.areaRange ?? undefined,
+            preferredLocations: ai.preferredLocations ?? [],
+            budgetRange:        ai.budgetRange ?? undefined,
+          },
+          confidence:        0.80,
+          missingFields:     ai.missingFields ?? [],
+          assumptions:       ai.assumptions ?? [],
+          followUpQuestions: (ai.missingFields ?? []).map(followUpForField),
+        },
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.extractCriteria(input))
+  },
+
+  // ── Legacy: generateFollowUp ────────────────────────────────────────────────
+  generateFollowUp(partialNeed: Partial<CreateNeedInput>): Promise<AIResponse<string[]>> {
+    return withFallback('generateFollowUp', async () => {
+      const missingFields = [
+        ...(!partialNeed.assetType                   ? ['assetType']          : []),
+        ...(!partialNeed.preferredLocations?.length  ? ['preferredLocations'] : []),
+        ...(!partialNeed.timing                      ? ['timing']             : []),
+        ...(!partialNeed.budgetRange                 ? ['budgetRange']        : []),
+      ]
+      if (!missingFields.length) {
+        return { data: [], provenance: makeProvenance('ai', false, true) }
+      }
+      const { system, user } = buildFollowUpQuestionsPrompt({
+        criteria: partialNeed as ParsedNeedCriteria,
+        missingFields,
+      })
+      const raw  = await chat(system, user)
+      const json = extractJSON<unknown[]>(raw)
+      const ai   = json ? validateAIResponse(FollowUpQuestionsResponseSchema, json, 'generateFollowUp') : null
+
+      if (!ai?.length) {
+        console.warn('[BackendAIService] generateFollowUp: invalid response — using mock fallback')
+        const fb = await MockAIService.generateFollowUp(partialNeed)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return {
+        data:      ai.map(q => q.questionText).filter(Boolean),
+        provenance: makeProvenance('ai', false, true),
+      }
+    }, () => MockAIService.generateFollowUp(partialNeed))
+  },
+}

src/services/ai/index.ts

@@ -1,44 +1,47 @@
 /**
  * AI Service Factory
  *
- * Provider selection (priority order):
- *   1. VITE_AI_PROVIDER=openrouter  → OpenRouterAIService (requires VITE_OPENROUTER_API_KEY)
- *   2. VITE_AI_PROVIDER=mock        → MockAIService (deterministic, no API key required)
- *   3. VITE_USE_REAL_AI=true        → OpenRouterAIService (legacy flag, requires VITE_OPENROUTER_API_KEY)
- *   4. (default)                    → MockAIService
+ * Provider selection via VITE_AI_PROVIDER:
  *
- * If VITE_AI_PROVIDER=openrouter but VITE_OPENROUTER_API_KEY is missing, the factory
- * logs a warning and falls back to MockAIService — never silently fails.
+ *   backend  (default)  → BackendAIService
+ *                          Calls POST /api/ai/chat/completions on the PowerOn backend.
+ *                          The LLM API key is stored server-side only — not in this bundle.
+ *                          In development: configure a Vite proxy (see vite.config.ts).
  *
- * Optional: VITE_OPENROUTER_MODEL controls which model OpenRouter uses.
- * Default: anthropic/claude-3-5-haiku
+ *   mock               → MockAIService
+ *                          Deterministic responses, no network calls.
+ *                          Use for local dev without a backend, or in CI.
+ *
+ * REMOVED: VITE_OPENROUTER_API_KEY and VITE_OPENROUTER_MODEL.
+ * The OpenRouter key is now a server-side secret in PowerOn.
  */
 import { MockAIService } from './mock/MockAIService'
-import { OpenRouterAIService } from './openrouter/OpenRouterAIService'
+import { BackendAIService } from './backend/BackendAIService'
 import type { IAIService } from './IAIService'
 
 function resolveProvider(): IAIService {
   const provider = import.meta.env.VITE_AI_PROVIDER as string | undefined
-  const legacyRealAI = import.meta.env.VITE_USE_REAL_AI === 'true'
-  const apiKey = import.meta.env.VITE_OPENROUTER_API_KEY as string | undefined
 
-  const wantsOpenRouter = provider === 'openrouter' || (legacyRealAI && !provider)
-
-  if (wantsOpenRouter) {
-    if (!apiKey) {
-      console.warn(
-        '[aiService] OpenRouter selected but VITE_OPENROUTER_API_KEY is missing — falling back to MockAIService.',
-        'Set VITE_AI_PROVIDER=mock to suppress this warning.',
-      )
-      return MockAIService
-    }
-    return OpenRouterAIService
+  if (provider === 'mock') {
+    return MockAIService
   }
 
-  return MockAIService
+  if (provider === 'openrouter') {
+    console.warn(
+      '[aiService] VITE_AI_PROVIDER=openrouter is no longer supported. ' +
+      'Direct OpenRouter calls have been removed from the frontend. ' +
+      'Using BackendAIService (POST /api/ai/chat/completions) instead. ' +
+      'Set VITE_AI_PROVIDER=backend or remove the variable to suppress this warning.',
+    )
+  }
+
+  // Default: backend proxy. Falls back to mock automatically on network/HTTP errors.
+  return BackendAIService
 }
 
 export const aiService: IAIService = resolveProvider()
 
-export { MockAIService, OpenRouterAIService }
+export { MockAIService, BackendAIService }
+// Compatibility alias for any code that still imports OpenRouterAIService by name.
+export { OpenRouterAIService } from './openrouter/OpenRouterAIService'
 export type { IAIService }

src/services/ai/mock/MockAIService.ts

@@ -10,6 +10,8 @@ import type {
   TradeOffSummary,
   DataQualityInput,
   MarketSignalClassification,
+  FitOutAdviceInput,
+  FitOutAdvice,
 } from '../IAIService'
 import { mockProvenance } from '../IAIService'
 import { aiTraceStore } from '../tracing'
@@ -294,6 +296,48 @@ export const MockAIService: IAIService = {
       }
     }),
 
+  generateFitOutAdvice: (input: FitOutAdviceInput) =>
+    traceMock('generateFitOutAdvice', async () => {
+      await delay(SIMULATED_DELAY.medium)
+      const mab = input.mabPerSqm
+      const fitOut = input.fitOut
+
+      let recommendation: FitOutAdvice['recommendation']
+      let headline: string
+      let explanation: string
+      let negotiationTip: string
+
+      if (fitOut === 'SHELL') {
+        if (mab >= 300) {
+          recommendation = 'MAB_AMORTISATION'
+          headline = 'MAB-Amortisation empfohlen — Vermieter trägt Grossteil der Ausbaukosten'
+          explanation = `Mit CHF ${mab}/m² MAB übernimmt der Vermieter einen erheblichen Teil der Ausbauinvestition. Die verbleibende Nettoinvestition wird über die Vertragslaufzeit amortisiert. Für ${input.areaSqm.toLocaleString('de-CH')} m² Rohbaufläche ist dies die kosteneffizienteste Lösung.`
+          negotiationTip = 'Verhandeln Sie eine höhere MAB-Rate gegen eine längere Mietvertragslaufzeit (min. 5 Jahre).'
+        } else {
+          recommendation = 'BKZ'
+          headline = 'Baukostenzuschuss (BKZ) verhandeln — Vermieter zahlt Ausbaupauschale'
+          explanation = `Bei SHELL-Übergabe ohne wesentlichem MAB ist ein Baukostenzuschuss (BKZ) die effektivste Option. Der Vermieter zahlt einen einmaligen Betrag, den Sie für den Innenausbau nutzen. Typisch sind CHF 200–400/m² als BKZ.`
+          negotiationTip = `Fordern Sie CHF ${Math.round(300 * input.areaSqm / 1000) * 1000}.– als BKZ-Pauschale. Reichen Sie Ausbauofferten von 2 Generalunternehmern vor der Unterzeichnung ein.`
+        }
+      } else {
+        recommendation = 'MIETERAUSBAU'
+        headline = 'Mieterausbau auf eigene Rechnung — geringe Restinvestition'
+        explanation = `${input.fitOut === 'BASIC' ? 'Basisausbau' : 'Vollausbau'} erfordert nur noch Anpassungen nach Ihren Bedürfnissen. Die Investition ist überschaubar und amortisiert sich bei einer Mietdauer von 3+ Jahren.`
+        negotiationTip = 'Lassen Sie eine Ausbauklausel im Mietvertrag festhalten: Entfernung von Mieterausbauten bei Auszug nur auf explizite Anforderung des Vermieters.'
+      }
+
+      const grossMin = (fitOut === 'SHELL' ? 800 : 400) - mab
+      const grossMax = (fitOut === 'SHELL' ? 1500 : 800) - mab
+      const netMin = Math.max(0, grossMin)
+      const netMax = Math.max(0, grossMax)
+      const estimatedNetInvestment = netMax <= 0
+        ? 'Vollständig durch MAB gedeckt'
+        : `CHF ${Math.round(netMin * input.areaSqm / 1000) * 1000}–${Math.round(netMax * input.areaSqm / 1000) * 1000}.–`
+
+      const data: FitOutAdvice = { recommendation, headline, explanation, negotiationTip, estimatedNetInvestment }
+      return { data, provenance: mockProvenance() }
+    }),
+
   // Legacy methods
   extractCriteria: (_input: string) =>
     traceMock('extractCriteria', async () => ({

src/services/ai/mock/needParser.ts

@@ -47,14 +47,17 @@ export function mockParseNeed(input: string): ParseNeedResult {
     return re.test(lower)
   }).map(([, v]) => v)
 
-  // Infer Zürich when Zürich-specific districts or landmarks are mentioned
-  const ZURICH_SIGNALS = [
+  // Infer Zürich when Zürich-specific districts or landmarks are mentioned.
+  // "kreis N" patterns require a word boundary so "umkreis 22" does NOT match "kreis 2".
+  const ZURICH_SIGNAL_WORDS = [
     'seefeld', 'bellevue', 'paradeplatz', 'bahnhofstrasse', 'zürich-west', 'zürich west',
-    'oerlikon', 'altstetten', 'kreis 1', 'kreis 2', 'kreis 3', 'kreis 4', 'kreis 5',
-    'kreis 6', 'kreis 7', 'kreis 8', 'langstrasse', 'hardbrücke', 'freilager',
+    'oerlikon', 'altstetten', 'langstrasse', 'hardbrücke', 'freilager',
     'europaallee', 'zürich nord', 'zürich süd',
   ]
-  if (!preferredLocations.includes('Zürich') && ZURICH_SIGNALS.some(s => lower.includes(s))) {
+  const ZURICH_KREIS_RE = /(?<![a-zA-ZäöüÄÖÜß])kreis\s+[1-8](?![0-9a-zA-ZäöüÄÖÜß])/
+  if (!preferredLocations.includes('Zürich') && (
+    ZURICH_SIGNAL_WORDS.some(s => lower.includes(s)) || ZURICH_KREIS_RE.test(lower)
+  )) {
     preferredLocations.push('Zürich')
   }
 
@@ -198,6 +201,13 @@ export function mockParseNeed(input: string): ParseNeedResult {
     : lower.includes('basisausbau') || lower.includes('rohbau') || lower.includes('einfach') ? 'BASIC'
     : undefined
 
+  // Search radius: "innerhalb von 30 km", "30km Umkreis", "im Umkreis von 50 km", "radius 20km"
+  const radiusMatch =
+    input.match(/(?:innerhalb\s+(?:von\s+)?|im\s+umkreis\s+(?:von\s+)?|radius\s+(?:von\s+)?)(\d+)\s*km/i) ??
+    input.match(/(\d+)\s*km\s*(?:umkreis|radius|entfernung)/i) ??
+    input.match(/(\d+)\s*km/i)
+  const searchRadius = radiusMatch ? Math.min(100, Math.max(1, parseInt(radiusMatch[1]))) : undefined
+
   // Contract duration: "7-jähriger Vertrag", "Laufzeit 7 Jahre", standalone "7 Jahre" at sentence start
   // Exclude "in X Jahren", "X Jahre im Geschäft", "X Jahre Erfahrung" etc.
   const contractMatch = input.match(/(\d+)[- ]?j[aä]hrige?(?:r)?\s+(?:vertrag|mietvertrag|laufzeit)/i)
@@ -244,6 +254,7 @@ export function mockParseNeed(input: string): ParseNeedResult {
     budgetRange: budgetConfidence,
     timing: timingConfidence,
     mustHaveCriteria: mustHaveCriteria.length > 0 ? 0.85 : 0.10,
+    searchRadius: searchRadius ? 0.90 : 0.20,
     prestigeImportance: prestigeImportance ? 0.80 : 0.20,
     parkingNeed: parkingNeed ? 0.90 : 0.30,
   }
@@ -362,6 +373,7 @@ export function mockParseNeed(input: string): ParseNeedResult {
       requiredFitOut: fitOutStr,
       minCeilingHeightM,
       minContractDurationMonths,
+      searchRadius,
       notes,
     },
     confidenceByField,

src/services/ai/openrouter/OpenRouterAIService.ts

@@ -1,650 +1,12 @@
 /**
- * OpenRouter AI Service
+ * @deprecated Direct OpenRouter calls from the frontend have been removed.
  *
- * Activation:
- *   VITE_AI_PROVIDER=openrouter
- *   VITE_OPENROUTER_API_KEY=<your-key>
- *   VITE_OPENROUTER_MODEL=anthropic/claude-3-5-haiku  (optional, default shown)
+ * All LLM requests now go through the PowerOn backend proxy at /api/ai/chat/completions
+ * so that the API key never appears in the browser bundle.
  *
- * Every method follows this contract:
- *   1. No API key        → warn + MockAIService fallback (fallbackUsed: true)
- *   2. HTTP error        → error log + MockAIService fallback
- *   3. JSON parse fail   → warn + MockAIService fallback
- *   4. Zod schema fail   → warn + MockAIService fallback  ← NEW
- *   5. Success (full AI) → AI response, source: 'ai', validationPassed: true
- *   6. Hybrid            → source: 'hybrid', documented per-method
+ * This file is kept as a compatibility re-export so that any existing imports
+ * of `OpenRouterAIService` continue to compile without changes.
  *
- * No invalid data ever reaches the UI.
+ * → Implementation moved to: src/services/ai/backend/BackendAIService.ts
  */
-import type { CreateNeedInput } from '../../../domain/need'
-import type { ParseNeedResult, ParsedNeedCriteria, FollowUpQuestion } from '../../../domain/needBuilder'
-import type { UnifiedMatchResult } from '../../../domain/unifiedResult'
-import type { AssetType } from '../../../domain/enums'
-import type {
-  IAIService,
-  AIResponse,
-  AIProvenance,
-  DecisionBrief,
-  ComparisonSummary,
-  CriteriaExtractionResult,
-  OfferEmailPayload,
-  MatchExplanationInput,
-  MatchExplanation,
-  TradeOffInput,
-  TradeOffSummary,
-  DataQualityInput,
-  DataQualitySummary,
-  MarketSignalClassification,
-} from '../IAIService'
-import { ServiceErrorCode } from '../../types'
-import { AppError } from '../../errors'
-import { aiTraceStore, provenanceToStatus } from '../tracing'
-import type { AITraceErrorType, AITraceValidationStatus } from '../tracing'
-import {
-  NeedParsingResponseSchema,
-  FollowUpQuestionsResponseSchema,
-  TradeOffSummaryResponseSchema,
-  CompareSummaryResponseSchema,
-  DecisionBriefResponseSchema,
-  DataQualitySummaryResponseSchema,
-  MarketSignalClassificationResponseSchema,
-  OfferEmailResponseSchema,
-  validateAIResponse,
-} from '../schemas'
-import { buildNeedParsingPrompt } from '../prompts/needParsingPrompt'
-import { buildFollowUpQuestionsPrompt } from '../prompts/followUpQuestionsPrompt'
-import { buildMatchExplanationPrompt } from '../prompts/matchExplanationPrompt'
-import { buildTradeOffPrompt } from '../prompts/tradeOffPrompt'
-import { buildCompareSummaryPrompt } from '../prompts/compareSummaryPrompt'
-import { buildDecisionBriefPrompt } from '../prompts/decisionBriefPrompt'
-import { buildDataQualityPrompt } from '../prompts/dataQualityPrompt'
-import { buildMarketSignalPrompt } from '../prompts/marketSignalPrompt'
-import { MockAIService } from '../mock/MockAIService'
-
-// ── Config ────────────────────────────────────────────────────────────────────
-
-const API_BASE       = 'https://openrouter.ai/api/v1'
-const DEFAULT_MODEL  = 'anthropic/claude-3-5-haiku'
-const PROMPT_VERSION = 'v1.1'
-const SCHEMA_VERSION = 'v1.0'
-
-interface OpenRouterConfig {
-  apiKey: string
-  model: string
-}
-
-function getConfig(): OpenRouterConfig | null {
-  const apiKey = import.meta.env.VITE_OPENROUTER_API_KEY as string | undefined
-  if (!apiKey) return null
-  return {
-    apiKey,
-    model: (import.meta.env.VITE_OPENROUTER_MODEL as string | undefined) ?? DEFAULT_MODEL,
-  }
-}
-
-function makeProvenance(
-  config: OpenRouterConfig,
-  source: AIProvenance['source'],
-  fallbackUsed: boolean,
-  validationPassed: boolean,
-  extras: { fallbackReason?: string } = {},
-): AIProvenance {
-  return {
-    provider: 'openrouter',
-    model: config.model,
-    generatedAt: new Date().toISOString(),
-    promptVersion: PROMPT_VERSION,
-    schemaVersion: SCHEMA_VERSION,
-    source,
-    fallbackUsed,
-    validationPassed,
-    traceId: crypto.randomUUID(),
-    fallbackReason: extras.fallbackReason,
-  }
-}
-
-// ── HTTP helper ───────────────────────────────────────────────────────────────
-
-async function chat(config: OpenRouterConfig, system: string, user: string): Promise<string> {
-  const res = await fetch(`${API_BASE}/chat/completions`, {
-    method: 'POST',
-    headers: {
-      'Authorization':  `Bearer ${config.apiKey}`,
-      'Content-Type':   'application/json',
-      'HTTP-Referer':   window.location.origin,
-    },
-    body: JSON.stringify({
-      model: config.model,
-      messages: [
-        { role: 'system', content: system },
-        { role: 'user',   content: user   },
-      ],
-    }),
-  })
-  if (!res.ok) {
-    const body = await res.text()
-    throw new AppError({
-      code:    ServiceErrorCode.AI_GENERATION_FAILED,
-      message: `OpenRouter error ${res.status}: ${body}`,
-    })
-  }
-  const json = await res.json() as { choices: Array<{ message: { content: string } }> }
-  return json.choices[0]?.message?.content ?? ''
-}
-
-// ── JSON extraction ───────────────────────────────────────────────────────────
-
-function extractJSON<T>(raw: string): T | null {
-  const fenced    = raw.match(/```(?:json)?\s*\n?([\s\S]*?)\n?```/)
-  const candidate = fenced ? fenced[1] : raw.match(/([\[{][\s\S]*[\]}])/)?.[1] ?? raw
-  try {
-    return JSON.parse(candidate) as T
-  } catch {
-    return null
-  }
-}
-
-// ── ParseNeed helpers ─────────────────────────────────────────────────────────
-
-type RawNeedParseAI = {
-  assetType?: string | null
-  areaRange?: { min: number; max: number } | null
-  preferredLocations?: string[]
-  budgetRange?: { maxPerSqm: number; currency: string } | null
-  timing?: { earliestMoveIn: string; latestMoveIn?: string; flexibleTiming: boolean } | null
-  mustHaveCriteria?: string[]
-  missingFields?: string[]
-  assumptions?: string[]
-}
-
-function followUpForField(field: string): string {
-  const MAP: Record<string, string> = {
-    assetType:          'Welchen Nutzungstyp suchen Sie (Büro, Retail, Logistik, Produktion)?',
-    areaRange:          'Welche Fläche benötigen Sie (min–max in m²)?',
-    preferredLocations: 'In welchen Städten oder Regionen suchen Sie?',
-    budgetRange:        'Was ist Ihr maximales Budget pro m² und Jahr?',
-    timing:             'Wann möchten Sie spätestens einziehen?',
-    mustHaveCriteria:   'Haben Sie zwingende Anforderungen (ÖV-Anbindung, Parkplätze, Laderampe)?',
-  }
-  return MAP[field] ?? `Können Sie "${field}" präzisieren?`
-}
-
-function defaultSuggestedWeights(): Record<string, number> {
-  return {
-    area: 0.25, location: 0.20, budget: 0.20, timing: 0.15,
-    prestige: 0.05, accessibility: 0.05, expansionPotential: 0.02,
-    flexibility: 0.02, visibility: 0.02, footfall: 0.01, talentAccess: 0.01,
-    esg: 0.01, taxEnvironment: 0.01,
-  }
-}
-
-// ── Fallback wrapper ──────────────────────────────────────────────────────────
-
-type FallbackFn<T> = () => Promise<AIResponse<T>>
-
-async function withFallback<T>(
-  label: string,
-  fn: (config: OpenRouterConfig) => Promise<AIResponse<T>>,
-  fallback: FallbackFn<T>,
-  inputSizeChars?: number,
-): Promise<AIResponse<T>> {
-  const config = getConfig()
-  const startMs = Date.now()
-  const callId = crypto.randomUUID()
-
-  if (!config) {
-    console.warn(`[OpenRouterAIService] ${label}: no API key — using MockAIService`)
-    const result = await fallback()
-    const latencyMs = Date.now() - startMs
-    const provenance: AIProvenance = {
-      ...result.provenance,
-      fallbackUsed: true,
-      traceId: callId,
-      fallbackReason: 'no_api_key',
-      schemaVersion: SCHEMA_VERSION,
-      latencyMs,
-    }
-    aiTraceStore.add({
-      id: callId,
-      method: label,
-      provider: 'openrouter',
-      model: DEFAULT_MODEL,
-      promptVersion: PROMPT_VERSION,
-      latencyMs,
-      fallbackUsed: true,
-      validationPassed: false,
-      responseValidationStatus: 'fallback',
-      errorType: 'no_api_key',
-      fallbackReason: 'no_api_key',
-      source: 'mock',
-      createdAt: new Date().toISOString(),
-      inputSizeChars,
-    })
-    return { ...result, provenance }
-  }
-
-  try {
-    const result = await fn(config)
-    const latencyMs = Date.now() - startMs
-    const prov = result.provenance
-    const provenance: AIProvenance = {
-      ...prov,
-      traceId: callId,
-      latencyMs,
-      schemaVersion: SCHEMA_VERSION,
-    }
-    aiTraceStore.add({
-      id: callId,
-      method: label,
-      provider: prov.provider,
-      model: prov.model,
-      promptVersion: prov.promptVersion,
-      latencyMs,
-      fallbackUsed: prov.fallbackUsed,
-      validationPassed: prov.validationPassed,
-      responseValidationStatus: provenanceToStatus(prov.fallbackUsed, prov.source, prov.fallbackReason),
-      fallbackReason: prov.fallbackReason,
-      source: prov.source,
-      createdAt: prov.generatedAt,
-      inputSizeChars,
-    })
-    return { ...result, provenance }
-  } catch (err) {
-    console.error(`[OpenRouterAIService] ${label} failed:`, err)
-    const result = await fallback()
-    const latencyMs = Date.now() - startMs
-    const errorType: AITraceErrorType =
-      err instanceof AppError && err.code === ServiceErrorCode.AI_GENERATION_FAILED
-        ? 'api_error'
-        : err instanceof TypeError
-          ? 'network'
-          : 'unknown'
-    const responseValidationStatus: AITraceValidationStatus =
-      err instanceof AppError && err.code === ServiceErrorCode.AI_GENERATION_FAILED
-        ? 'api_error'
-        : 'network_error'
-    const fallbackReason = `${errorType}: ${err instanceof Error ? err.message.slice(0, 100) : 'unknown error'}`
-    const provenance: AIProvenance = {
-      ...result.provenance,
-      fallbackUsed: true,
-      traceId: callId,
-      fallbackReason,
-      schemaVersion: SCHEMA_VERSION,
-      latencyMs,
-    }
-    aiTraceStore.add({
-      id: callId,
-      method: label,
-      provider: 'openrouter',
-      model: config.model,
-      promptVersion: PROMPT_VERSION,
-      latencyMs,
-      fallbackUsed: true,
-      validationPassed: false,
-      responseValidationStatus,
-      errorType,
-      fallbackReason,
-      source: 'mock',
-      createdAt: new Date().toISOString(),
-      inputSizeChars,
-    })
-    return { ...result, provenance }
-  }
-}
-
-// ── Service ───────────────────────────────────────────────────────────────────
-
-export const OpenRouterAIService: IAIService = {
-
-  // ── parseNeed ───────────────────────────────────────────────────────────────
-  parseNeed(input: string): Promise<AIResponse<ParseNeedResult>> {
-    return withFallback('parseNeed', async (config) => {
-      const { system, user } = buildNeedParsingPrompt({ userInput: input })
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<RawNeedParseAI>(raw)
-      const ai   = json ? validateAIResponse(NeedParsingResponseSchema, json, 'parseNeed') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] parseNeed: invalid response — using mock fallback')
-        const fb = await MockAIService.parseNeed(input)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-
-      const extractedCriteria: ParsedNeedCriteria = {
-        assetType:          (ai.assetType ?? undefined) as AssetType | undefined,
-        areaRange:          ai.areaRange ?? undefined,
-        preferredLocations: ai.preferredLocations,
-        budgetRange:        ai.budgetRange ?? undefined,
-        timing: ai.timing
-          ? { ...ai.timing, earliestMoveIn: ai.timing.earliestMoveIn ?? '', flexibleTiming: ai.timing.flexibleTiming ?? false }
-          : undefined,
-        mustHaveCriteria: ai.mustHaveCriteria,
-      }
-      const missingFields = ai.missingFields ?? []
-      const confidenceByField: Record<string, number> = {}
-      Object.keys(extractedCriteria).forEach(k => {
-        confidenceByField[k] = extractedCriteria[k as keyof ParsedNeedCriteria] != null ? 0.85 : 0
-      })
-      missingFields.forEach(f => { confidenceByField[f] = 0 })
-      const followUpQuestionCandidates: FollowUpQuestion[] = missingFields.map((field, i) => ({
-        id:          `fq-or-${i}`,
-        questionText: followUpForField(field),
-        targetField:  field,
-        reason:       `Feld "${field}" nicht im Text erkannt`,
-        importance:   'recommended' as const,
-      }))
-      return {
-        data: {
-          extractedCriteria,
-          confidenceByField,
-          missingFields,
-          assumptions:              ai.assumptions ?? [],
-          suggestedWeights:         defaultSuggestedWeights(),
-          followUpQuestionCandidates,
-          rawSummary:               raw.substring(0, 500),
-          promptVersion:            PROMPT_VERSION,
-          schemaVersion:            SCHEMA_VERSION,
-        },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.parseNeed(input), input.length)
-  },
-
-  // ── generateFollowUpQuestions ───────────────────────────────────────────────
-  generateFollowUpQuestions(criteria: ParsedNeedCriteria): Promise<AIResponse<FollowUpQuestion[]>> {
-    return withFallback('generateFollowUpQuestions', async (config) => {
-      const missingFields = [
-        ...(!criteria.assetType ? ['assetType'] : []),
-        ...(!criteria.areaRange || (criteria.areaRange.min <= 0 && criteria.areaRange.max <= 0) ? ['areaRange'] : []),
-        ...(!criteria.preferredLocations?.length ? ['preferredLocations'] : []),
-        ...(!criteria.budgetRange ? ['budgetRange'] : []),
-        ...(!criteria.timing ? ['timing'] : []),
-        ...(!criteria.mustHaveCriteria?.length ? ['mustHaveCriteria'] : []),
-      ]
-      const { system, user } = buildFollowUpQuestionsPrompt({ criteria, missingFields })
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown[]>(raw)
-      const ai   = json ? validateAIResponse(FollowUpQuestionsResponseSchema, json, 'generateFollowUpQuestions') : null
-
-      if (!ai?.length) {
-        console.warn('[OpenRouterAIService] generateFollowUpQuestions: invalid response — using mock fallback')
-        const fb = await MockAIService.generateFollowUpQuestions(criteria)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data: ai.map((q, i) => ({
-          id:                     `fq-or-${i}`,
-          questionText:           q.questionText,
-          targetField:            q.targetField,
-          reason:                 q.reason ?? 'AI-generiert',
-          suggestedAnswerOptions: q.suggestedAnswerOptions,
-          importance:             (q.importance ?? 'recommended') as FollowUpQuestion['importance'],
-        })),
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.generateFollowUpQuestions(criteria))
-  },
-
-  // ── generateMatchExplanation ────────────────────────────────────────────────
-  // Plain-text response — no JSON schema to validate, but non-empty check enforced.
-  generateMatchExplanation(input: MatchExplanationInput): Promise<AIResponse<MatchExplanation>> {
-    return withFallback('generateMatchExplanation', async (config) => {
-      const { system, user } = buildMatchExplanationPrompt(input)
-      const raw     = await chat(config, system, user)
-      const summary = raw.trim()
-
-      if (!summary) {
-        console.warn('[OpenRouterAIService] generateMatchExplanation: empty response — using mock fallback')
-        const fb = await MockAIService.generateMatchExplanation(input)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: 'empty_response' }) }
-      }
-      const scoreLabel = input.matchScore >= 78 ? 'Starkes' : input.matchScore >= 52 ? 'Gutes' : 'Schwaches'
-      return {
-        data: {
-          headline: `${scoreLabel} Match — ${input.propertyTitle} (${input.matchScore}/100)`,
-          summary,
-          keyReasons: [
-            ...input.positiveFactors.slice(0, 2).map(f => `+ ${f.explanation}`),
-            ...input.negativeFactors.slice(0, 1).map(f => `− ${f.explanation}`),
-          ],
-        },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.generateMatchExplanation(input))
-  },
-
-  // ── summarizeTradeOffs ──────────────────────────────────────────────────────
-  summarizeTradeOffs(tradeoffs: TradeOffInput[]): Promise<AIResponse<TradeOffSummary>> {
-    return withFallback('summarizeTradeOffs', async (config) => {
-      const { system, user } = buildTradeOffPrompt(tradeoffs, 'Objekt')
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown>(raw)
-      const ai   = json ? validateAIResponse(TradeOffSummaryResponseSchema, json, 'summarizeTradeOffs') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] summarizeTradeOffs: invalid response — using mock fallback')
-        const fb = await MockAIService.summarizeTradeOffs(tradeoffs)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data: {
-          headline:    ai.headline,
-          items:       ai.items.map(item => ({
-            concern:    item.concern,
-            severity:   item.severity,
-            mitigation: item.mitigation,
-          })),
-          overallRisk: ai.overallRisk,
-        },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.summarizeTradeOffs(tradeoffs))
-  },
-
-  // ── summarizeComparison ─────────────────────────────────────────────────────
-  // Hybrid: AI provides narrative text; mock provides structural per-property data.
-  // source: 'hybrid' — both are labeled in provenance.
-  summarizeComparison(items: UnifiedMatchResult[]): Promise<AIResponse<ComparisonSummary>> {
-    return withFallback('summarizeComparison', async (config) => {
-      type ItemWithProp = UnifiedMatchResult & {
-        property?: { title?: string; location?: { city?: string }; rentPricePerSqm?: number }
-      }
-      const properties = (items as ItemWithProp[])
-        .filter(i => i.resultType !== 'FUTURE_AVAILABILITY')
-        .map(i => ({
-          title:           i.property?.title ?? `Match ${i.matchScore}`,
-          matchScore:      i.matchScore,
-          city:            i.property?.location?.city ?? '–',
-          rentPerSqm:      i.property?.rentPricePerSqm ?? 0,
-          positiveFactors: i.match.positiveFactors.slice(0, 2).map(f => f.explanation ?? f.criterion),
-          negativeFactors: i.match.negativeFactors.slice(0, 2).map(f => f.explanation ?? f.criterion),
-        }))
-      const { system, user } = buildCompareSummaryPrompt({ properties })
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown>(raw)
-      const ai   = json ? validateAIResponse(CompareSummaryResponseSchema, json, 'summarizeComparison') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] summarizeComparison: invalid response — using mock fallback')
-        const fb = await MockAIService.summarizeComparison(items)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      const mock = await MockAIService.summarizeComparison(items)
-      return {
-        data: {
-          ...mock.data,
-          overallAssessment: ai.overallAssessment,
-          recommendation:    ai.recommendation ?? mock.data.recommendation,
-        },
-        provenance: makeProvenance(config, 'hybrid', false, true),
-      }
-    }, () => MockAIService.summarizeComparison(items))
-  },
-
-  // ── generateDecisionBrief ───────────────────────────────────────────────────
-  // Hybrid: AI generates narrative summary + sections; mock fills structural metadata.
-  generateDecisionBrief(shortlistId: string): Promise<AIResponse<DecisionBrief>> {
-    return withFallback('generateDecisionBrief', async (config) => {
-      const { system, user } = buildDecisionBriefPrompt({ shortlistItems: [], needSummary: shortlistId })
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown>(raw)
-      const ai   = json ? validateAIResponse(DecisionBriefResponseSchema, json, 'generateDecisionBrief') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] generateDecisionBrief: invalid response — using mock fallback')
-        const fb = await MockAIService.generateDecisionBrief(shortlistId)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      const mock = await MockAIService.generateDecisionBrief(shortlistId)
-      return {
-        data: {
-          ...mock.data,
-          summary:  ai.summary,
-          sections: ai.sections.map(s => ({ title: s.title, body: s.body })),
-        },
-        provenance: makeProvenance(config, 'hybrid', false, true),
-      }
-    }, () => MockAIService.generateDecisionBrief(shortlistId))
-  },
-
-  // ── generateDataQualitySummary ──────────────────────────────────────────────
-  generateDataQualitySummary(propertyId: string, quality: DataQualityInput): Promise<AIResponse<DataQualitySummary>> {
-    return withFallback('generateDataQualitySummary', async (config) => {
-      const { system, user } = buildDataQualityPrompt(propertyId, quality)
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown>(raw)
-      const ai   = json ? validateAIResponse(DataQualitySummaryResponseSchema, json, 'generateDataQualitySummary') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] generateDataQualitySummary: invalid response — using mock fallback')
-        const fb = await MockAIService.generateDataQualitySummary(propertyId, quality)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data: {
-          overallAssessment:     ai.overallAssessment,
-          missingCriticalFields: ai.missingCriticalFields ?? quality.missingCriticalFields,
-          recommendation:        ai.recommendation,
-          confidence:            ai.confidence,
-        },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.generateDataQualitySummary(propertyId, quality))
-  },
-
-  // ── classifyMarketSignal ────────────────────────────────────────────────────
-  classifyMarketSignal(signalText: string): Promise<AIResponse<MarketSignalClassification>> {
-    return withFallback('classifyMarketSignal', async (config) => {
-      const { system, user } = buildMarketSignalPrompt(signalText)
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown>(raw)
-      const ai   = json
-        ? validateAIResponse(MarketSignalClassificationResponseSchema, json, 'classifyMarketSignal')
-        : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] classifyMarketSignal: invalid response — using mock fallback')
-        const fb = await MockAIService.classifyMarketSignal(signalText)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data: {
-          signalType:        ai.signalType,
-          probability:       ai.probability,
-          timeHorizonMonths: ai.timeHorizonMonths ?? null,
-          areaSqmEstimate:   ai.areaSqmEstimate ?? null,
-          credibility:       ai.credibility,
-          reasoning:         ai.reasoning,
-        },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.classifyMarketSignal(signalText), signalText.length)
-  },
-
-  // ── generateOfferEmail ──────────────────────────────────────────────────────
-  generateOfferEmail(payload: OfferEmailPayload): Promise<AIResponse<{ subject: string; body: string }>> {
-    return withFallback('generateOfferEmail', async (config) => {
-      const propertyList = payload.properties
-        .map((p, i) => `• ${p} (Match-Score: ${payload.matchScores[i]}%)`)
-        .join('\n')
-      const system = `Du bist Immobilienmakler bei Wincasa AG. Erstelle eine professionelle, knappe Angebotsmail auf Deutsch. Antworte als JSON: { "subject": "...", "body": "..." }`
-      const user   = `Suchanfrage: "${payload.needTitle}"\n\nObjekte:\n${propertyList}\n\nErstelle eine professionelle Angebotsmail.`
-      const raw    = await chat(config, system, user)
-      const json   = extractJSON<unknown>(raw)
-      const ai     = json ? validateAIResponse(OfferEmailResponseSchema, json, 'generateOfferEmail') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] generateOfferEmail: invalid response — using mock fallback')
-        const fb = await MockAIService.generateOfferEmail(payload)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data:      { subject: ai.subject, body: ai.body },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.generateOfferEmail(payload))
-  },
-
-  // ── Legacy: extractCriteria ─────────────────────────────────────────────────
-  extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>> {
-    return withFallback('extractCriteria', async (config) => {
-      const { system, user } = buildNeedParsingPrompt({ userInput: input })
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<RawNeedParseAI>(raw)
-      const ai   = json ? validateAIResponse(NeedParsingResponseSchema, json, 'extractCriteria') : null
-
-      if (!ai) {
-        console.warn('[OpenRouterAIService] extractCriteria: invalid response — using mock fallback')
-        const fb = await MockAIService.extractCriteria(input)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data: {
-          extractedCriteria: {
-            assetType:          ai.assetType as AssetType | undefined ?? undefined,
-            requiredArea:       ai.areaRange ?? undefined,
-            preferredLocations: ai.preferredLocations ?? [],
-            budgetRange:        ai.budgetRange ?? undefined,
-          },
-          confidence:         0.80,
-          missingFields:      ai.missingFields ?? [],
-          assumptions:        ai.assumptions ?? [],
-          followUpQuestions:  (ai.missingFields ?? []).map(followUpForField),
-        },
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.extractCriteria(input))
-  },
-
-  // ── Legacy: generateFollowUp ────────────────────────────────────────────────
-  generateFollowUp(partialNeed: Partial<CreateNeedInput>): Promise<AIResponse<string[]>> {
-    return withFallback('generateFollowUp', async (config) => {
-      const missingFields = [
-        ...(!partialNeed.assetType             ? ['assetType']          : []),
-        ...(!partialNeed.preferredLocations?.length ? ['preferredLocations'] : []),
-        ...(!partialNeed.timing                ? ['timing']             : []),
-        ...(!partialNeed.budgetRange           ? ['budgetRange']        : []),
-      ]
-      if (!missingFields.length) {
-        return { data: [], provenance: makeProvenance(config, 'ai', false, true) }
-      }
-      const { system, user } = buildFollowUpQuestionsPrompt({
-        criteria: partialNeed as ParsedNeedCriteria,
-        missingFields,
-      })
-      const raw  = await chat(config, system, user)
-      const json = extractJSON<unknown[]>(raw)
-      const ai   = json ? validateAIResponse(FollowUpQuestionsResponseSchema, json, 'generateFollowUp') : null
-
-      if (!ai?.length) {
-        console.warn('[OpenRouterAIService] generateFollowUp: invalid response — using mock fallback')
-        const fb = await MockAIService.generateFollowUp(partialNeed)
-        return { ...fb, provenance: makeProvenance(config, 'mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
-      }
-      return {
-        data:      ai.map(q => q.questionText).filter(Boolean),
-        provenance: makeProvenance(config, 'ai', false, true),
-      }
-    }, () => MockAIService.generateFollowUp(partialNeed))
-  },
-}
+export { BackendAIService as OpenRouterAIService } from '../backend/BackendAIService'

src/services/aiSearch/needSearchMapper.ts

@@ -16,6 +16,10 @@ export function generateSummary(c: ParsedNeedCriteria): string {
   if (c.budgetRange?.maxPerSqm) parts.push(`Budget max. CHF ${c.budgetRange.maxPerSqm}/m²`)
   if (c.timing?.earliestMoveIn) parts.push(`ab ${c.timing.earliestMoveIn}`)
   if (c.mustHaveCriteria?.length) parts.push(`Must-haves: ${c.mustHaveCriteria.join(', ')}`)
+  if (c.searchRadius) parts.push(`Radius ${c.searchRadius} km`)
+  if (c.isAnonymous) parts.push('Anonyme Suche')
+  if (c.requiresDivisibility && c.minDivisibleUnit) parts.push(`Teilbar ab ${c.minDivisibleUnit} m²`)
+  if (c.fitOutBudgetMaxPerSqm) parts.push(`Ausbaubudget max. CHF ${c.fitOutBudgetMaxPerSqm}/m²`)
   return parts.join(', ')
 }
 
@@ -50,6 +54,11 @@ export function buildNeedInput(
     requireBarrierFree: criteria.requireBarrierFree,
     minCeilingHeightM: criteria.minCeilingHeightM,
     minContractDurationMonths: criteria.minContractDurationMonths,
+    searchRadius: criteria.searchRadius,
+    isAnonymous: criteria.isAnonymous,
+    requiresDivisibility: criteria.requiresDivisibility,
+    minDivisibleUnit: criteria.minDivisibleUnit,
+    fitOutBudgetMaxPerSqm: criteria.fitOutBudgetMaxPerSqm,
     notes: criteria.notes,
     extractedFromText: undefined,
   }

src/services/unitService.ts

@@ -0,0 +1,15 @@
+import { MockupUnitProvider } from '../provider/MockupUnitProvider'
+import type { PropertyUnit } from '../domain/property'
+import { throwServiceError } from './errors'
+import type { ItemResponse } from './types'
+
+export const unitService = {
+  async update(unitId: string, data: Partial<PropertyUnit>): Promise<ItemResponse<PropertyUnit>> {
+    try {
+      const unit = await MockupUnitProvider.update(unitId, data)
+      return { data: unit }
+    } catch (err) {
+      throwServiceError('unitService.update', err)
+    }
+  },
+}

vite.config.ts

@@ -7,4 +7,18 @@ export default defineConfig({
     react(),
     tailwindcss(),
   ],
+  server: {
+    proxy: {
+      // In dev: forward /api/* to the local PowerOn backend.
+      // Set AI_BACKEND_URL in your shell or .env.local (no VITE_ prefix — never bundled).
+      // Example: AI_BACKEND_URL=http://localhost:3001
+      //
+      // In production: the same-origin backend serves /api/* directly.
+      // No proxy needed; the relative URL /api/ai/chat/completions resolves correctly.
+      '/api': {
+        target: process.env['AI_BACKEND_URL'] ?? 'http://localhost:3001',
+        changeOrigin: true,
+      },
+    },
+  },
 })