feat(demand): market rent estimate (asking vs. fair) + pre-market expected price

- lib/rentEstimate: deterministic market estimate from Standort-Intelligence (median rent benchmark + vacancy/trend) → fair rent, verdict BELOW/AT/ABOVE, deltaPct, rationale; suggestFutureRent indexes today's price by city rent trend
- MarketPricePanel in MatchDetail: asking vs. fair market rent + verdict badge + rationale; shows pre-market expected price (heute → erwartet)
- unit.expectedRentPerSqm: future pre-market price; scorer prefers it over current rent for FUTURE_AVAILABILITY
- UnitStructurePanel editor: expected-price field (with indexed suggestion) shown for pre-market-released units
- tests: rentEstimate verdict thresholds + future-rent indexing

Note: rent estimate is a deterministic market-data calc (not an LLM) — honest & testable; can be routed through IAIService later if a real model is wanted.

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

src/components/demand/NeedExtendedRequirements.tsx

@@ -73,16 +73,18 @@ 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>
+          {c.requiredFitOut && (
+            <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="Überbrückt Flächen unter Ihrem Mindest-Ausbaustandard — Sie tragen die Differenz selbst (exkl. MAB des Vermieters)."
+              />
+            </Box>
+          )}
         </Box>
 
         {/* Divisibility */}

src/components/match-detail/MarketPricePanel.tsx

@@ -0,0 +1,70 @@
+import { Box, Chip, Paper, Typography } from '@mui/material'
+import { TrendingUp } from 'lucide-react'
+import { estimateMarketRent, type RentVerdict } from '../../lib/rentEstimate'
+import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
+
+const VERDICT_META: Record<RentVerdict, { label: string; bg: string; border: string; fg: string }> = {
+  BELOW: { label: 'Unter Markt', bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
+  AT:    { label: 'Marktkonform', bg: DS_SURFACE.blue.bg,    border: DS_SURFACE.blue.border,    fg: DS_TEXT.signalDark },
+  ABOVE: { label: 'Über Markt',   bg: DS_SURFACE.warning.bg,  border: DS_SURFACE.warning.border, fg: DS_TEXT.warning },
+}
+
+interface Props {
+  city: string
+  assetType: string
+  askingRentPerSqm: number
+  futureRentPerSqm?: number   // Pre-Market: erwarteter künftiger Preis
+}
+
+function chf(v: number): string {
+  return `CHF ${Math.round(v).toLocaleString('de-CH')}/m²`
+}
+
+export function MarketPricePanel({ city, assetType, askingRentPerSqm, futureRentPerSqm }: Props) {
+  const est = estimateMarketRent(city, assetType, askingRentPerSqm)
+  if (!est) return null
+  const meta = VERDICT_META[est.verdict]
+
+  return (
+    <Paper sx={{ p: 2.5 }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.5 }}>
+        <TrendingUp size={15} color={DS_TEXT.secondary} />
+        <Typography variant="h6" sx={{ fontWeight: 700 }}>Marktpreis-Einschätzung</Typography>
+        <Chip
+          label={meta.label}
+          size="small"
+          sx={{ ml: 'auto', bgcolor: meta.bg, color: meta.fg, fontWeight: 700, fontSize: 11, height: 22, border: `1px solid ${meta.border}` }}
+        />
+      </Box>
+
+      <Box sx={{ display: 'flex', gap: 2, mb: 1.25 }}>
+        <Box sx={{ flex: 1, p: 1.25, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1 }}>
+          <Typography variant="caption" sx={{ color: DS_TEXT.muted }}>Angebotsmiete</Typography>
+          <Typography variant="body1" sx={{ fontWeight: 700 }}>{chf(est.askingRentPerSqm)}</Typography>
+        </Box>
+        <Box sx={{ flex: 1, p: 1.25, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1 }}>
+          <Typography variant="caption" sx={{ color: DS_TEXT.muted }}>Faire Marktmiete</Typography>
+          <Typography variant="body1" sx={{ fontWeight: 700 }}>
+            {chf(est.fairRentPerSqm)}
+            <Box component="span" sx={{ ml: 0.75, fontSize: 12, fontWeight: 600, color: meta.fg }}>
+              {est.deltaPct > 0 ? `+${est.deltaPct}%` : `${est.deltaPct}%`}
+            </Box>
+          </Typography>
+        </Box>
+      </Box>
+
+      {futureRentPerSqm != null && futureRentPerSqm > 0 && (
+        <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', py: 1, px: 1.5, mb: 1.25, bgcolor: DS_SURFACE.purple.bg, border: `1px solid ${DS_SURFACE.purple.border}`, borderRadius: 1 }}>
+          <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontWeight: 600 }}>Erwartet (Pre-Market)</Typography>
+          <Typography variant="body2" sx={{ fontWeight: 700 }}>
+            {chf(est.askingRentPerSqm)} <Box component="span" sx={{ color: DS_TEXT.muted }}>→</Box> {chf(futureRentPerSqm)}
+          </Typography>
+        </Box>
+      )}
+
+      <Typography variant="caption" sx={{ color: DS_TEXT.muted, display: 'block' }}>
+        {est.rationale}
+      </Typography>
+    </Paper>
+  )
+}

src/components/match-detail/index.ts

@@ -14,4 +14,5 @@ export { FutureAvailabilityContextPanel } from './FutureAvailabilityContextPanel
 export { NextActionsPanel } from './NextActionsPanel'
 export { FitOutCostPanel } from './FitOutCostPanel'
 export { FitOutAdvicePanel } from './FitOutAdvicePanel'
+export { MarketPricePanel } from './MarketPricePanel'
 export { FLOOR_LABEL, ASSET_LABELS, RISK_LABELS, SOURCE_LABELS, PASSERBY_LABELS, KeyFactRow, UnitStatusChip, UnitRow } from './MatchDetailPropertyDetails'

src/components/new-listing/TechnicalDetailsSection.tsx

@@ -9,7 +9,7 @@ interface Props {
   onFloorChange: (v: string) => void
   fitOut: string
   onFitOutChange: (v: string) => void
-  fitOutByLandlord: boolean
+  fitOutByLandlord: boolean | undefined
   onFitOutByLandlordChange: (v: boolean) => void
   parking: string
   onParkingChange: (v: string) => void
@@ -66,19 +66,25 @@ export function TechnicalDetailsSection({
       {/* Ausbau-Träger — nur relevant, wenn die Fläche noch Ausbau benötigt (Rohbau/Edelrohbau) */}
       {showFitOutResponsibility && (
         <Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9' }}>
-          <Typography variant="body2" sx={{ fontWeight: 600, mb: 1 }}>Wer baut aus?</Typography>
+          <Typography variant="body2" sx={{ fontWeight: 600, mb: 1 }}>
+            Wer baut aus? <Box component="span" sx={{ color: '#dc2626' }}>*</Box>
+          </Typography>
           <Box sx={{ display: 'flex', alignItems: 'flex-start', gap: 2, flexWrap: 'wrap' }}>
             <ToggleButtonGroup
               exclusive
               size="small"
-              value={fitOutByLandlord ? 'landlord' : 'tenant'}
+              value={fitOutByLandlord === undefined ? null : fitOutByLandlord ? 'landlord' : 'tenant'}
               onChange={(_, v) => { if (v) onFitOutByLandlordChange(v === 'landlord') }}
             >
               <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter übernimmt</ToggleButton>
               <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter baut aus</ToggleButton>
             </ToggleButtonGroup>
 
-            {fitOutByLandlord ? (
+            {fitOutByLandlord === undefined ? (
+              <Typography variant="caption" sx={{ flex: 1, minWidth: 220, mt: 0.5, color: '#b45309' }}>
+                Pflichtangabe bei Rohbau/Edelrohbau — bitte wählen, wer den Ausbau trägt.
+              </Typography>
+            ) : fitOutByLandlord ? (
               <Typography variant="caption" color="text.secondary" sx={{ flex: 1, minWidth: 220, mt: 0.5 }}>
                 Ausbau im Mietzins enthalten — bitte die <strong>bezugsfertige</strong> Miete eintragen.
                 Es wird kein Aufschlag berechnet.

src/components/supply/PropertyDetailOverview.tsx

@@ -1,4 +1,4 @@
-import { Box, Button, Divider, LinearProgress, MenuItem, TextField, Typography } from '@mui/material'
+import { Box, Button, Divider, LinearProgress, MenuItem, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
 import { ExternalLink, FileText } from 'lucide-react'
 import type { Property, UpdatePropertyInput } from '../../domain/property'
 import { PropertyMap } from '../shared'
@@ -6,6 +6,11 @@ import { getAssetTypeLabel, qualityColor } from './propertyHelpers'
 import { Field, FieldGrid, SectionTitle } from './PropertyDetailHelpers'
 import { UnitStructurePanel } from './UnitStructurePanel'
 import { PreMarketPanel } from './PreMarketPanel'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { FIT_OUT_OPTIONS } from '../../pages/supply/newListingConstants'
+
+// Stufen, die noch Mieterausbau benötigen — nur dann ist die Träger-Frage relevant
+const FIT_OUT_NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
 
 interface PropertyDetailOverviewProps {
   p: Property
@@ -15,16 +20,38 @@ interface PropertyDetailOverviewProps {
 }
 
 export function PropertyDetailOverview({ p, editing, draft, onDraftChange }: PropertyDetailOverviewProps) {
-  const rentLabel = p.rentPricePerSqm > 0 ? `CHF ${p.rentPricePerSqm.toLocaleString('de-CH')}` : undefined
+  // Mehr-Einheiten-Objekt: Preis als Spanne, Fläche mit Anzahl, Verfügbarkeit pro Einheit
+  const units = p.units ?? []
+  const isMultiUnit = units.length > 1
+  const unitPrices = units.map(u => u.rentPricePerSqm ?? p.rentPricePerSqm).filter(v => v > 0)
+  const priceMin = unitPrices.length ? Math.min(...unitPrices) : p.rentPricePerSqm
+  const priceMax = unitPrices.length ? Math.max(...unitPrices) : p.rentPricePerSqm
+  const rentLabel = isMultiUnit && priceMin !== priceMax
+    ? `CHF ${priceMin.toLocaleString('de-CH')}–${priceMax.toLocaleString('de-CH')}`
+    : p.rentPricePerSqm > 0 ? `CHF ${p.rentPricePerSqm.toLocaleString('de-CH')}` : undefined
+  const areaLabel = isMultiUnit
+    ? `${p.areaSqm.toLocaleString('de-CH')} m² · ${units.length} Einheiten`
+    : `${p.areaSqm.toLocaleString('de-CH')} m²`
+  const availLabel = isMultiUnit
+    ? 'pro Einheit ↓'
+    : p.availabilityDate ? new Date(p.availabilityDate).toLocaleDateString('de-CH') : undefined
+
+  // Effektive (Draft-überlagerte) hardFacts für den Bearbeiten-Modus
+  const hf = draft.hardFacts ?? p.hardFacts ?? {}
+  const editFitOut = hf.fitOut ?? ''
+  const editByLandlord = hf.fitOutByLandlord
+  const showBuildResponsibility = FIT_OUT_NEEDS_BUILD.has(editFitOut)
+  const patchHF = (patch: Partial<NonNullable<Property['hardFacts']>>) =>
+    onDraftChange({ ...draft, hardFacts: { ...hf, ...patch } })
 
   return (
     <Box>
       {/* Key metrics */}
       <Box sx={{ display: 'grid', gridTemplateColumns: 'repeat(3, 1fr)', gap: 1.5, mb: 0.75 }}>
         {[
-          { label: 'Fläche', value: `${p.areaSqm.toLocaleString('de-CH')} m²` },
-          { label: 'CHF/m²/Jahr', value: rentLabel },
-          { label: 'Verfügbar ab', value: p.availabilityDate ? new Date(p.availabilityDate).toLocaleDateString('de-CH') : undefined },
+          { label: 'Fläche', value: areaLabel },
+          { label: isMultiUnit ? 'CHF/m²/Jahr (Spanne)' : 'CHF/m²/Jahr', value: rentLabel },
+          { label: 'Verfügbar ab', value: availLabel },
         ].map(({ label, value }) => (
           <Box key={label} sx={{ p: 1.5, border: '1px solid', borderColor: 'divider', borderRadius: 1 }}>
             <Typography variant="caption" color="text.secondary">{label}</Typography>
@@ -132,54 +159,78 @@ export function PropertyDetailOverview({ p, editing, draft, onDraftChange }: Pro
       {/* Object details */}
       <SectionTitle title="Objekt & Lage" />
       {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 sx={{ mb: 2 }}>
+          <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.5 }}>
+            <TextField
+              select label="Ausbaustandard"
+              size="small" fullWidth
+              value={editFitOut}
+              onChange={e => patchHF({ fitOut: (e.target.value || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined })}
+            >
+              {FIT_OUT_OPTIONS.map(o => <MenuItem key={o.value} value={o.value}>{o.label}</MenuItem>)}
+            </TextField>
+            <TextField
+              label="Parkplätze"
+              size="small" fullWidth type="number"
+              slotProps={{ htmlInput: { min: 0 } }}
+              value={hf.parking ?? ''}
+              onChange={e => patchHF({ parking: parseInt(e.target.value) || undefined })}
+            />
+            <TextField
+              label="Deckenhöhe (m)"
+              size="small" fullWidth type="number"
+              slotProps={{ htmlInput: { step: 0.1, min: 2 } }}
+              value={hf.ceilingHeightM ?? ''}
+              onChange={e => patchHF({ ceilingHeightM: parseFloat(e.target.value) || undefined })}
+            />
+          </Box>
+
+          {showBuildResponsibility && (
+            <Box sx={{ mt: 1.5 }}>
+              <Typography variant="caption" color="text.secondary" sx={{ display: 'block', mb: 0.5 }}>
+                Wer baut aus? <Box component="span" sx={{ color: '#dc2626' }}>*</Box>
+              </Typography>
+              <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap' }}>
+                <ToggleButtonGroup
+                  exclusive size="small"
+                  value={editByLandlord === undefined ? null : editByLandlord ? 'landlord' : 'tenant'}
+                  onChange={(_, v) => { if (v) patchHF({ fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) }) }}
+                >
+                  <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter übernimmt</ToggleButton>
+                  <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter baut aus</ToggleButton>
+                </ToggleButtonGroup>
+                {editByLandlord === undefined && (
+                  <Typography variant="caption" sx={{ color: '#b45309' }}>
+                    Pflichtangabe bei Rohbau/Edelrohbau
+                  </Typography>
+                )}
+                {editByLandlord === false && (
+                  <TextField
+                    label="Mieterausbaubeitrag (CHF/m²)"
+                    size="small" type="number" sx={{ width: 240 }}
+                    slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+                    helperText="Beitrag des Vermieters — optional"
+                    value={hf.mieterausbaubeitragPerSqm ?? ''}
+                    onChange={e => patchHF({ mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined })}
+                  />
+                )}
+              </Box>
+            </Box>
+          )}
         </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={isMultiUnit ? 'Ausbaustandard (Objekt-Standard)' : 'Ausbaustandard'} value={p.hardFacts?.fitOut ? (FIT_OUT_LABELS[p.hardFacts.fitOut] ?? p.hardFacts.fitOut) : undefined} />
+          {p.hardFacts?.fitOut && FIT_OUT_NEEDS_BUILD.has(p.hardFacts.fitOut) && (
+            <Field label="Ausbau-Träger" value={p.hardFacts.fitOutByLandlord ? 'Vermieter (im Mietzins)' : 'Mieter'} />
+          )}
+          {p.hardFacts?.mieterausbaubeitragPerSqm && !p.hardFacts.fitOutByLandlord && (
             <Field label="Mieterausbaubeitrag" value={`CHF ${p.hardFacts.mieterausbaubeitragPerSqm}/m²`} />
           )}
-          <Field label="Parkplätze" value={p.hardFacts?.parking ?? p.softFactors?.parkingSpots} />
+          <Field label={isMultiUnit ? 'Parkplätze (Objekt-Pool)' : '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} />
           <Field label="Importiert aus" value={p.importedFrom} />

src/components/supply/PropertyDetailView.tsx

@@ -51,6 +51,13 @@ export function PropertyDetailView({ propertyId, onClose, hideTabs = [] }: Prope
 
   function saveEdit() {
     if (!property) return
+    // Träger-Pflicht bei Rohbau/Edelrohbau (SHELL/BASIC)
+    const effFitOut = draft.hardFacts?.fitOut ?? property.hardFacts?.fitOut
+    const effByLandlord = draft.hardFacts?.fitOutByLandlord ?? property.hardFacts?.fitOutByLandlord
+    if ((effFitOut === 'SHELL' || effFitOut === 'BASIC') && effByLandlord === undefined) {
+      showToast('Bitte wählen, wer den Ausbau trägt (Vermieter oder Mieter).', 'error')
+      return
+    }
     updateProperty.mutate(
       { id: property.id, input: draft },
       {

src/components/supply/UnitStructurePanel.tsx

@@ -1,14 +1,28 @@
 import { useMemo, useState } from 'react'
-import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, Switch, TextField, Tooltip, Typography } from '@mui/material'
-import { ChevronDown, ChevronUp, ExternalLink, FileText, Layers, Users } from 'lucide-react'
+import { Box, Button, Checkbox, Chip, Collapse, Divider, IconButton, MenuItem, Switch, TextField, ToggleButton, ToggleButtonGroup, Tooltip, Typography } from '@mui/material'
+import { ChevronDown, ChevronUp, ExternalLink, FileText, Layers, Pencil, Users } from 'lucide-react'
 import { useNavigate } from 'react-router'
 import type { Property, PropertyUnit, UnitNeedMatch } from '../../domain/property'
 import type { Lease } from '../../domain/lease'
 import { useUnitMatchesMap, useUnitBundle, useBundleMatches } from '../../hooks/useUnitMatches'
 import { useUpdateUnit } from '../../hooks/useProperties'
 import { DS_BORDER, DS_PRE_MARKET, DS_SURFACE, DS_TEXT } from '../../lib/ds'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { suggestFutureRent } from '../../lib/rentEstimate'
 import { floorLabel } from './PropertyDetailHelpers'
 
+const UNIT_NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
+
+interface UnitDraft {
+  rentPricePerSqm?: number
+  availableFrom?: string
+  fitOut?: string
+  fitOutByLandlord?: boolean
+  mieterausbaubeitragPerSqm?: number
+  parkingSpots?: number
+  expectedRentPerSqm?: number
+}
+
 function MatchPill({ m }: { m: UnitNeedMatch }) {
   const bg = m.matchScore >= 85 ? '#fef3c7' : '#e0e7ff'
   const color = m.matchScore >= 85 ? '#92400e' : '#3730a3'
@@ -50,8 +64,40 @@ export function UnitStructurePanel({ p }: { p: Property }) {
   const [expandedUnit, setExpandedUnit] = useState<string | null>(null)
   const [editingFlexUnit, setEditingFlexUnit] = useState<string | null>(null)
   const [flexDraft, setFlexDraft] = useState<Record<string, number | undefined>>({})
+  const [editingUnit, setEditingUnit] = useState<string | null>(null)
+  const [unitDraft, setUnitDraft] = useState<UnitDraft>({})
   const updateUnit = useUpdateUnit(p.id)
 
+  function openUnitEditor(u: PropertyUnit) {
+    setUnitDraft({
+      rentPricePerSqm: u.rentPricePerSqm ?? p.rentPricePerSqm,
+      availableFrom: u.availableFrom,
+      fitOut: u.fitOut ?? '',
+      fitOutByLandlord: u.fitOutByLandlord,
+      mieterausbaubeitragPerSqm: u.mieterausbaubeitragPerSqm,
+      parkingSpots: u.parkingSpots,
+      expectedRentPerSqm: u.expectedRentPerSqm,
+    })
+    setEditingUnit(u.id)
+  }
+  function saveUnitEditor(unitId: string) {
+    const effFit = (unitDraft.fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined
+    const needsBuild = effFit === 'SHELL' || effFit === 'BASIC'
+    updateUnit.mutate({
+      unitId,
+      data: {
+        rentPricePerSqm: unitDraft.rentPricePerSqm,
+        availableFrom: unitDraft.availableFrom || undefined,
+        fitOut: effFit,
+        fitOutByLandlord: needsBuild ? unitDraft.fitOutByLandlord : undefined,
+        mieterausbaubeitragPerSqm: needsBuild && unitDraft.fitOutByLandlord === false ? unitDraft.mieterausbaubeitragPerSqm : undefined,
+        parkingSpots: unitDraft.parkingSpots,
+        expectedRentPerSqm: unitDraft.expectedRentPerSqm,
+      },
+    })
+    setEditingUnit(null)
+  }
+
   const freeUnits = useMemo(() => (p.units ?? []).filter(u => u.available), [p.units])
 
   const unitMatches = useUnitMatchesMap(freeUnits, p)
@@ -229,6 +275,7 @@ export function UnitStructurePanel({ p }: { p: Property }) {
                         propertyId: p.id,
                         floor: floorLabel(u),
                         fitOut: p.hardFacts?.fitOut,
+                        fitOutByLandlord: p.hardFacts?.fitOutByLandlord,
                         parking: p.hardFacts?.parking,
                         ceilingHeight: p.hardFacts?.ceilingHeightM,
                         mieterausbaubeitragPerSqm: p.hardFacts?.mieterausbaubeitragPerSqm,
@@ -285,9 +332,19 @@ export function UnitStructurePanel({ p }: { p: Property }) {
                 {isExpanded ? <ChevronUp size={14} /> : <ChevronDown size={14} />}
               </IconButton>
             )}
+            {/* Edit price / availability per unit */}
+            <Tooltip title="Preis & Verfügbarkeit bearbeiten">
+              <IconButton
+                size="small"
+                onClick={() => (editingUnit === u.id ? setEditingUnit(null) : openUnitEditor(u))}
+                sx={{ p: 0.25, color: editingUnit === u.id ? '#2563eb' : DS_TEXT.disabled }}
+              >
+                <Pencil size={11} />
+              </IconButton>
+            </Tooltip>
           </Box>
 
-          {/* Area */}
+          {/* Area + Preis + Verfügbarkeit pro Einheit */}
           <Box sx={{ textAlign: 'right' }}>
             <Typography variant="caption" sx={{ color: '#374151', fontWeight: u.available ? 600 : 400 }}>
               {(u.offeredSqm ?? u.areaSqm).toLocaleString('de-CH')} m²
@@ -297,9 +354,117 @@ export function UnitStructurePanel({ p }: { p: Property }) {
                 ab {u.minLettableSqm} m²
               </Typography>
             )}
+            <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.6rem', display: 'block' }}>
+              CHF {(u.rentPricePerSqm ?? p.rentPricePerSqm).toLocaleString('de-CH')}/m²
+            </Typography>
+            {u.parkingSpots != null && (
+              <Typography variant="caption" sx={{ color: DS_TEXT.disabled, fontSize: '0.6rem', display: 'block' }}>
+                {u.parkingSpots} PP
+              </Typography>
+            )}
+            {u.available && (() => {
+              const av = u.availableFrom ?? u.schattenmarktRelease?.availableFrom
+              return (
+                <Typography variant="caption" sx={{ color: DS_TEXT.disabled, fontSize: '0.6rem', display: 'block' }}>
+                  {av ? `ab ${new Date(av).toLocaleDateString('de-CH', { month: 'short', year: '2-digit' })}` : 'sofort'}
+                </Typography>
+              )
+            })()}
           </Box>
         </Box>
 
+        {/* Inline editor: price + availability per unit */}
+        <Collapse in={editingUnit === u.id}>
+          <Box sx={{ px: 2, py: 1.25, bgcolor: '#f8fafc', borderBottom: !isLastUnit ? `1px solid ${DS_BORDER.default}` : 'none' }}>
+            <Box sx={{ display: 'grid', gridTemplateColumns: u.available ? '1fr 1fr' : '1fr', gap: 1.25 }}>
+              <TextField
+                label="Preis (CHF/m²/Jahr)" type="number" size="small"
+                value={unitDraft.rentPricePerSqm ?? ''}
+                onChange={e => setUnitDraft(d => ({ ...d, rentPricePerSqm: parseInt(e.target.value) || undefined }))}
+                slotProps={{ htmlInput: { min: 0, step: 10 } }}
+                helperText="Leer = Objekt-Preis"
+              />
+              {u.available && (
+                <TextField
+                  label="Verfügbar ab" type="date" size="small"
+                  slotProps={{ inputLabel: { shrink: true } }}
+                  value={unitDraft.availableFrom ?? ''}
+                  onChange={e => setUnitDraft(d => ({ ...d, availableFrom: e.target.value }))}
+                  helperText="Leer = sofort"
+                />
+              )}
+            </Box>
+
+            <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 1fr', gap: 1.25, mt: 1.25 }}>
+              <TextField
+                select size="small" label="Ausbaustandard"
+                value={unitDraft.fitOut ?? ''}
+                onChange={e => setUnitDraft(d => ({ ...d, fitOut: e.target.value }))}
+              >
+                <MenuItem value="">Wie Objekt{p.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[p.hardFacts.fitOut] ?? p.hardFacts.fitOut})` : ''}</MenuItem>
+                <MenuItem value="SHELL">{FIT_OUT_LABELS.SHELL}</MenuItem>
+                <MenuItem value="BASIC">{FIT_OUT_LABELS.BASIC}</MenuItem>
+                <MenuItem value="FULL">{FIT_OUT_LABELS.FULL}</MenuItem>
+                <MenuItem value="PREMIUM">{FIT_OUT_LABELS.PREMIUM}</MenuItem>
+              </TextField>
+              <TextField
+                label="Parkplätze (Zuteilung)" type="number" size="small"
+                value={unitDraft.parkingSpots ?? ''}
+                onChange={e => setUnitDraft(d => ({ ...d, parkingSpots: parseInt(e.target.value) || undefined }))}
+                slotProps={{ htmlInput: { min: 0 } }}
+                helperText={p.hardFacts?.parking != null ? `aus Objekt-Pool: ${p.hardFacts.parking}` : 'Leer = Objekt-Wert'}
+              />
+            </Box>
+
+            {u.schattenmarktRelease?.enabled && (() => {
+              const suggestion = suggestFutureRent(p.location?.city ?? '', unitDraft.rentPricePerSqm ?? u.rentPricePerSqm ?? p.rentPricePerSqm)
+              return (
+                <Box sx={{ mt: 1.25 }}>
+                  <TextField
+                    label="Erwarteter Preis Pre-Market (CHF/m²)" type="number" size="small" fullWidth
+                    value={unitDraft.expectedRentPerSqm ?? ''}
+                    onChange={e => setUnitDraft(d => ({ ...d, expectedRentPerSqm: parseInt(e.target.value) || undefined }))}
+                    slotProps={{ htmlInput: { min: 0, step: 10 } }}
+                    helperText={suggestion ? `Vorschlag (indexiert): CHF ${suggestion}/m² — leer = heutiger Preis` : 'Leer = heutiger Preis'}
+                  />
+                </Box>
+              )
+            })()}
+
+            {UNIT_NEEDS_BUILD.has((unitDraft.fitOut || p.hardFacts?.fitOut) ?? '') && (
+              <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1.25 }}>
+                <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
+                <ToggleButtonGroup
+                  exclusive size="small"
+                  value={unitDraft.fitOutByLandlord === undefined ? null : unitDraft.fitOutByLandlord ? 'landlord' : 'tenant'}
+                  onChange={(_, v) => { if (v) setUnitDraft(d => ({ ...d, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
+                >
+                  <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+                  <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+                </ToggleButtonGroup>
+                {unitDraft.fitOutByLandlord === false && (
+                  <TextField
+                    label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 160 }}
+                    value={unitDraft.mieterausbaubeitragPerSqm ?? ''}
+                    onChange={e => setUnitDraft(d => ({ ...d, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
+                    slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+                  />
+                )}
+                <Typography variant="caption" sx={{ color: DS_TEXT.disabled }}>leer = wie Objekt</Typography>
+              </Box>
+            )}
+
+            <Box sx={{ display: 'flex', gap: 1, mt: 1.25, justifyContent: 'flex-end' }}>
+              <Button size="small" onClick={() => setEditingUnit(null)} sx={{ textTransform: 'none', color: DS_TEXT.muted }}>
+                Abbrechen
+              </Button>
+              <Button size="small" variant="contained" onClick={() => saveUnitEditor(u.id)} sx={{ textTransform: 'none', bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }}>
+                Speichern
+              </Button>
+            </Box>
+          </Box>
+        </Collapse>
+
         {/* Expanded: matches for free units */}
         <Collapse in={isExpanded && u.available}>
           <Box sx={{ px: 2, py: 1, bgcolor: DS_SURFACE.neutral.bg, borderBottom: !isLastUnit ? `1px solid ${DS_BORDER.default}` : 'none' }}>

src/domain/unit.ts

@@ -17,6 +17,14 @@ export interface PropertyUnit {
   areaSqm: number
   available: boolean
   rentPricePerSqm?: number  // annual CHF/m²; falls back to property.rentPricePerSqm
+  availableFrom?: string    // explicit availability date for a free unit (ISO); else derived from leases
+  // Unit-level overrides — fall back to property.hardFacts.* when unset.
+  // Relevant where units of one property are matched individually (pre-market, multi-unit).
+  fitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM'
+  fitOutByLandlord?: boolean          // wer trägt den Ausbau (Default: Objekt-Wert)
+  mieterausbaubeitragPerSqm?: number  // MAB der Einheit (Default: Objekt-Wert)
+  parkingSpots?: number               // aus dem Objekt-Pool zugeteilte Parkplätze
+  expectedRentPerSqm?: number         // erwarteter künftiger Preis (Pre-Market), ≠ heutige Sollmiete
   leases?: Lease[]          // Mietverträge — current, historical, future
   /** @deprecated Use leases[].tenant.companyName */
   currentTenant?: string

src/features/matching/matchCardAdapter.ts

@@ -13,6 +13,7 @@ import type {
 import { getCityIntelligence } from '../../lib/locationIntelligence'
 import { formatUnitTitle, formatMultiUnitFloors, getUnitAvailability } from '../../domain/unit'
 import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { resolveUnitFacts } from '../../lib/unitFacts'
 import { AvailabilityStatus } from '../../domain/enums'
 
 const HARD_CRITERIA = new Set(['area', 'location', 'budget', 'timing'])
@@ -152,29 +153,30 @@ export function buildMatchCardViewModel(
     preMarketUnit: unit,
     preMarketAllUnits: property?.units,
     fitOutLabel: (() => {
-      const fitOut = property?.hardFacts?.fitOut
+      // Einheit-Werte haben Vorrang vor Objekt-Werten (Pre-Market / Mehr-Einheiten)
+      if (!property) return undefined
+      const { fitOut, mabPerSqm } = resolveUnitFacts(property, unit)
       if (!fitOut) return undefined
       const LABELS: Record<string, string> = { SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau' }
-      const mab = property.hardFacts?.mieterausbaubeitragPerSqm
       if (fitOut === 'FULL' || fitOut === 'PREMIUM') return `${LABELS[fitOut]} — bezugsfertig`
-      if (mab) return `${LABELS[fitOut]} + CHF ${mab} MAB`
+      if (mabPerSqm) return `${LABELS[fitOut]} + CHF ${mabPerSqm} MAB`
       return LABELS[fitOut] ?? fitOut
     })(),
     fitOutViable: (() => {
-      const fitOut = property?.hardFacts?.fitOut
+      if (!property) return undefined
+      const { fitOut, mabPerSqm } = resolveUnitFacts(property, unit)
       if (!fitOut) return undefined
       if (fitOut === 'FULL' || fitOut === 'PREMIUM') return true
-      const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
-      if (fitOut === 'BASIC' && mab >= 150) return true
-      if (fitOut === 'SHELL' && mab >= 350) return true
+      if (fitOut === 'BASIC' && mabPerSqm >= 150) return true
+      if (fitOut === 'SHELL' && mabPerSqm >= 350) return true
       return undefined
     })(),
     fitOutInvestment: (() => {
-      const fitOut = property?.hardFacts?.fitOut
+      if (!property) return undefined
+      const { fitOut, mabPerSqm } = resolveUnitFacts(property, unit)
       if (!fitOut || fitOut === 'FULL' || fitOut === 'PREMIUM') return undefined
-      const mab = property.hardFacts?.mieterausbaubeitragPerSqm ?? 0
-      const area = property.areaSqm ?? 0
-      return calcFitOutInvestment(fitOut, area, mab, 0) ?? undefined
+      const area = unit?.areaSqm ?? property.areaSqm ?? 0
+      return calcFitOutInvestment(fitOut, area, mabPerSqm, 0) ?? undefined
     })(),
     isDivisible: property?.units ? property.units.length > 1 : false,
     minDivisibleUnitSqm: (() => {

src/hooks/useNewListingForm.ts

@@ -15,6 +15,8 @@ function validate(fields: {
   city: string
   areaSqm: string
   rentPerSqm: string
+  fitOut: string
+  fitOutByLandlord: boolean | undefined
 }): string | null {
   if (!fields.street.trim())                                         return 'Strasse erforderlich'
   if (!fields.postalCode.trim())                                     return 'PLZ erforderlich'
@@ -23,6 +25,9 @@ function validate(fields: {
       || Number(fields.areaSqm) <= 0)                               return 'Gültige Fläche eingeben'
   if (!fields.rentPerSqm || isNaN(Number(fields.rentPerSqm))
       || Number(fields.rentPerSqm) <= 0)                            return 'Gültigen Mietpreis eingeben'
+  // Bei Rohbau/Edelrohbau muss der Ausbau-Träger aktiv gewählt werden
+  if ((fields.fitOut === 'SHELL' || fields.fitOut === 'BASIC')
+      && fields.fitOutByLandlord === undefined)                     return 'Bitte wählen, wer den Ausbau trägt (Vermieter oder Mieter)'
   return null
 }
 
@@ -43,7 +48,7 @@ export interface NewListingFormState {
   // Technical
   floor: string
   fitOut: string
-  fitOutByLandlord: boolean
+  fitOutByLandlord: boolean | undefined
   parking: string
   ceilingHeight: string
   mieterausbaubeitrag: string
@@ -81,7 +86,7 @@ export interface NewListingFormHandlers {
   setSoftLevel: (key: string, value: string) => void
   setFloor: (v: string) => void
   setFitOut: (v: string) => void
-  setFitOutByLandlord: (v: boolean) => void
+  setFitOutByLandlord: (v: boolean | undefined) => void
   setParking: (v: string) => void
   setCeilingHeight: (v: string) => void
   setMieterausbaubeitrag: (v: string) => void
@@ -119,7 +124,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   const [softLevels,    setSoftLevels]   = useState<Record<string, string>>(() => ({ ...emptySoftLevels(), ...pre.softLevels }))
   const [floor,         setFloor]        = useState(pre.floor ?? '')
   const [fitOut,        setFitOut]       = useState(pre.fitOut ?? '')
-  const [fitOutByLandlord, setFitOutByLandlord] = useState(pre.fitOutByLandlord ?? false)
+  const [fitOutByLandlord, setFitOutByLandlord] = useState<boolean | undefined>(pre.fitOutByLandlord)
   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) : '')
@@ -164,7 +169,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   }
 
   function handleSubmit() {
-    const err = validate({ street, postalCode, city, areaSqm, rentPerSqm })
+    const err = validate({ street, postalCode, city, areaSqm, rentPerSqm, fitOut, fitOutByLandlord })
     if (err) { setError(err); return }
     setError(null)
     createProperty.mutate(
@@ -188,7 +193,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setAreaSqm(''); setRentPerSqm(''); setAvailableFrom(''); setDescription('')
     setContactName(''); setContactEmail(''); setContactPhone('')
     setSoftLevels(emptySoftLevels())
-    setFloor(''); setFitOut(''); setFitOutByLandlord(false); setParking(''); setCeilingHeight('')
+    setFloor(''); setFitOut(''); setFitOutByLandlord(undefined); setParking(''); setCeilingHeight('')
     setMieterausbaubeitrag(''); setIsFlexible(false); setMinLettableSqm('')
     setImages([]); setImageInput(''); setFloorPlanUrl('')
     setAiText(''); setAiApplied(false)

src/lib/__tests__/rentEstimate.test.ts

@@ -0,0 +1,33 @@
+import { describe, it, expect } from 'vitest'
+import { estimateMarketRent, suggestFutureRent } from '../rentEstimate'
+
+describe('estimateMarketRent', () => {
+  it('flags asking rent clearly above the city median as ABOVE', () => {
+    // Zürich OFFICE median = 42
+    const est = estimateMarketRent('Zürich', 'OFFICE', 60)
+    expect(est).not.toBeNull()
+    expect(est!.verdict).toBe('ABOVE')
+    expect(est!.deltaPct).toBeGreaterThan(5)
+    expect(est!.fairRentPerSqm).toBe(42)
+  })
+
+  it('flags asking rent clearly below median as BELOW', () => {
+    const est = estimateMarketRent('Zürich', 'OFFICE', 30)
+    expect(est!.verdict).toBe('BELOW')
+    expect(est!.deltaPct).toBeLessThan(-5)
+  })
+
+  it('treats near-median asking rent as AT (within ±5%)', () => {
+    const est = estimateMarketRent('Zürich', 'OFFICE', 43)
+    expect(est!.verdict).toBe('AT')
+  })
+
+  it('returns null for unknown city', () => {
+    expect(estimateMarketRent('Atlantis', 'OFFICE', 40)).toBeNull()
+  })
+
+  it('suggestFutureRent indexes by the city rent trend', () => {
+    // Zürich rentTrend12m = +4.2% → 100 * 1.042 = 104 (rounded)
+    expect(suggestFutureRent('Zürich', 100)).toBe(104)
+  })
+})

src/lib/rentEstimate.ts

@@ -0,0 +1,42 @@
+import { getMarketRent, getCityIntelligence } from './locationIntelligence'
+
+export type RentVerdict = 'BELOW' | 'AT' | 'ABOVE'
+
+export interface RentEstimate {
+  fairRentPerSqm: number      // Median-Marktmiete als faire Benchmark
+  askingRentPerSqm: number
+  verdict: RentVerdict        // Angebot vs. Markt
+  deltaPct: number            // +über / −unter Markt (gerundet)
+  rationale: string
+  confidence: 'LOW' | 'MEDIUM' | 'HIGH'
+}
+
+/**
+ * Markt-Einschätzung der Angebotsmiete: Vergleich gegen die Median-Marktmiete
+ * (aus Standort-Intelligence) plus Leerstand/Miettrend als Kontext. Deterministisch.
+ */
+export function estimateMarketRent(city: string, assetType: string, askingRentPerSqm: number): RentEstimate | null {
+  const market = getMarketRent(city, assetType)
+  const intel = getCityIntelligence(city)
+  if (market == null || !intel || askingRentPerSqm <= 0) return null
+
+  const fair = market
+  const deltaPct = Math.round(((askingRentPerSqm - fair) / fair) * 100)
+  const verdict: RentVerdict = deltaPct > 5 ? 'ABOVE' : deltaPct < -5 ? 'BELOW' : 'AT'
+  const trendNote = `Miettrend ${intel.rentTrend12m >= 0 ? '+' : ''}${intel.rentTrend12m}% (12 M)`
+  const verdictText =
+    verdict === 'ABOVE' ? `Angebot ${deltaPct}% über Marktmedian.`
+    : verdict === 'BELOW' ? `Angebot ${Math.abs(deltaPct)}% unter Marktmedian.`
+    : 'Angebot marktkonform.'
+  const rationale = `Median ${city}: CHF ${fair}/m² · Leerstand ${intel.vacancyRatePct}% · ${trendNote}. ${verdictText}`
+  const confidence = intel.demandStrength === 'LOW' ? 'LOW' : intel.avgDaysOnMarket > 70 ? 'MEDIUM' : 'HIGH'
+
+  return { fairRentPerSqm: fair, askingRentPerSqm, verdict, deltaPct, rationale, confidence }
+}
+
+/** Indexierter Vorschlag für den künftigen Preis (Pre-Market): Heutepreis × (1 + Miettrend). */
+export function suggestFutureRent(city: string, currentRentPerSqm: number): number | null {
+  const intel = getCityIntelligence(city)
+  if (!intel || currentRentPerSqm <= 0) return null
+  return Math.round(currentRentPerSqm * (1 + intel.rentTrend12m / 100))
+}

src/lib/unitFacts.ts

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

src/pages/demand/MatchDetail.tsx

@@ -8,7 +8,7 @@ import { useInquiryStore } from '../../stores/inquiryStore'
 import { AddToPipelineDialog } from '../../components/shortlist'
 import { MatchReasonList } from '../../components/match-card/MatchReasonList'
 import { getCityIntelligence, lookupCityCoords } from '../../lib/locationIntelligence'
-import { NextActionsPanel, FitOutCostPanel, FitOutAdvicePanel } from '../../components/match-detail'
+import { NextActionsPanel, FitOutCostPanel, FitOutAdvicePanel, MarketPricePanel } from '../../components/match-detail'
 import type { MatchCardReason } from '../../components/match-card/MatchCardViewModel'
 import { useMatchDetailData } from '../../hooks/useMatchDetailData'
 import { useMatchDetail } from '../../hooks/useMatches'
@@ -39,6 +39,7 @@ export default function MatchDetail() {
   const { openInquiryDialog } = useInquiryStore()
 
   const { match, property, need, signal, isLoading, isFuture } = useMatchDetailData(matchId ?? '')
+  const detailUnit = property?.units?.find(u => u.id === match?.unitId)
 
   if (isLoading) {
     return (
@@ -238,6 +239,16 @@ export default function MatchDetail() {
           />
         )}
 
+        {/* ── Marktpreis-Einschätzung (Angebot vs. Markt; bei Pre-Market inkl. Zukunftspreis) ── */}
+        {property?.location?.city && property.rentPricePerSqm > 0 && (
+          <MarketPricePanel
+            city={property.location.city}
+            assetType={property.assetType}
+            askingRentPerSqm={detailUnit?.rentPricePerSqm ?? property.rentPricePerSqm}
+            futureRentPerSqm={isFuture ? detailUnit?.expectedRentPerSqm : undefined}
+          />
+        )}
+
         {/* ── Full analysis toggle + expanded panels ── */}
         <MatchDetailScoreBreakdown
           match={match}

src/pages/supply/newListingMapper.ts

@@ -46,7 +46,7 @@ export function buildCreatePropertyInput(fields: {
   const hf = {
     floor:          floor ? parseInt(floor) : undefined,
     fitOut:         (fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined,
-    fitOutByLandlord: fitOutByLandlord || undefined,
+    fitOutByLandlord,
     // MAB nur relevant, wenn der Mieter ausbaut — sonst nicht speichern
     mieterausbaubeitragPerSqm: !fitOutByLandlord && mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
     parking:        parking ? parseInt(parking) : undefined,

src/services/matchSyncService.ts

@@ -12,6 +12,7 @@ import type { Need } from '../domain/need'
 import type { Property } from '../domain/property'
 import { getEffectiveUnits } from '../domain/property'
 import { calculateScore } from '../features/matching/scoreCalculator'
+import { resolveUnitFacts } from '../lib/unitFacts'
 
 function strengthFromScore(s: number): MatchStrength {
   if (s >= 75) return MatchStrength.STRONG
@@ -71,13 +72,16 @@ function scoreProperty(
   overrideArea?: number,
   overridePrice?: number,
   overrideResultType?: string,
+  overrideHardFacts?: Partial<NonNullable<Property['hardFacts']>>,
 ): MatchEngineOutput {
-  if (overrideArea !== undefined || overridePrice !== undefined || overrideResultType !== undefined) {
+  if (overrideArea !== undefined || overridePrice !== undefined || overrideResultType !== undefined || overrideHardFacts !== undefined) {
     return calculateScore(need, {
       ...prop,
       areaSqm: overrideArea ?? prop.areaSqm,
       rentPricePerSqm: overridePrice ?? prop.rentPricePerSqm,
       resultType: (overrideResultType ?? prop.resultType) as ResultType,
+      // Einheit-Werte überschreiben Objekt-Werte (Fallback bleibt prop.hardFacts)
+      hardFacts: overrideHardFacts ? { ...prop.hardFacts, ...overrideHardFacts } : prop.hardFacts,
     })
   }
   return calculateScore(need, prop)
@@ -101,7 +105,15 @@ export function generateMatchesForNeed(need: Need): void {
       }
       for (const unit of prop.units!) {
         if (!unit.schattenmarktRelease?.enabled) continue
-        const unitOutput = scoreProperty(need, prop, unit.areaSqm, unit.rentPricePerSqm ?? prop.rentPricePerSqm, ResultType.FUTURE_AVAILABILITY)
+        const facts = resolveUnitFacts(prop, unit)
+        // Pre-Market: erwarteter künftiger Preis hat Vorrang vor der heutigen Sollmiete
+        const unitPrice = unit.expectedRentPerSqm ?? unit.rentPricePerSqm ?? prop.rentPricePerSqm
+        const unitOutput = scoreProperty(need, prop, unit.areaSqm, unitPrice, ResultType.FUTURE_AVAILABILITY, {
+          fitOut: facts.fitOut,
+          mieterausbaubeitragPerSqm: facts.mabPerSqm,
+          fitOutByLandlord: facts.fitOutByLandlord,
+          parking: facts.parkingSpots,
+        })
         if (unitOutput.excluded || unitOutput.finalScore < MIN_SCORE) continue
         const resultId = `schattenmarkt-${prop.id}-${unit.id}`
         matchStore.push(buildMatch(prop, unit.id, need, unitOutput, ResultType.FUTURE_AVAILABILITY, resultId, now))