feat(demand): Ergebnis-Grid — Spalten-Umschalter, sauberere Karten, mehr Abstand

- 3/5/10-Spalten-Umschalter im Ergebnis-Header (nur Grid-Ansicht, in localStorage gemerkt) analog zu "Meine Objekte"
- Karten-Bild auf aspectRatio 15/8 statt fester Höhe → keine Verzerrung bei beliebiger Spaltenzahl
- Orts-Overlay vom Bild entfernt → Match-Score überdeckt das Ort-Label nicht mehr
- Sidebar bleibt bis < lg (1200px) ausgeklappt → Navigation + Account auf Laptops sichtbar
- Größere vertikale Abstände im Ergebnis-Feed

Co-Authored-By: Claude Opus 4.8 (1M context) <noreply@anthropic.com>

package-lock.json

@@ -41,6 +41,7 @@
         "eslint-plugin-react-refresh": "^0.5.2",
         "globals": "^17.6.0",
         "jsdom": "^29.1.1",
+        "playwright": "^1.61.0",
         "tailwindcss": "^4.3.0",
         "typescript": "~6.0.2",
         "typescript-eslint": "^8.59.2",
@@ -4330,6 +4331,53 @@
         "url": "https://github.com/sponsors/jonschlinkert"
       }
     },
+    "node_modules/playwright": {
+      "version": "1.61.0",
+      "resolved": "https://registry.npmjs.org/playwright/-/playwright-1.61.0.tgz",
+      "integrity": "sha512-Z+7BeeqQPRRzklHsVFP4KTGIyMxKUmfeRA4WisM6G3/XW6nwGeX6fX9qYaDa+CiUqpOkb2f6X3nar05R3kSuJQ==",
+      "dev": true,
+      "license": "Apache-2.0",
+      "dependencies": {
+        "playwright-core": "1.61.0"
+      },
+      "bin": {
+        "playwright": "cli.js"
+      },
+      "engines": {
+        "node": ">=18"
+      },
+      "optionalDependencies": {
+        "fsevents": "2.3.2"
+      }
+    },
+    "node_modules/playwright-core": {
+      "version": "1.61.0",
+      "resolved": "https://registry.npmjs.org/playwright-core/-/playwright-core-1.61.0.tgz",
+      "integrity": "sha512-caX7TrY3Ml6egyDX0WUcTHDxodl/b51y5wJOdCEA36QviK/s2g081hvmGs8eaE3DWb6NYZQ6BjO/QkNRPenoPA==",
+      "dev": true,
+      "license": "Apache-2.0",
+      "bin": {
+        "playwright-core": "cli.js"
+      },
+      "engines": {
+        "node": ">=18"
+      }
+    },
+    "node_modules/playwright/node_modules/fsevents": {
+      "version": "2.3.2",
+      "resolved": "https://registry.npmjs.org/fsevents/-/fsevents-2.3.2.tgz",
+      "integrity": "sha512-xiqMQR4xAeHTuB9uWm+fFRcIOgKBMiOBP+eXiyT7jsgVCq1bkVygt00oASowB7EdtpOHaaPgKt812P9ab+DDKA==",
+      "dev": true,
+      "hasInstallScript": true,
+      "license": "MIT",
+      "optional": true,
+      "os": [
+        "darwin"
+      ],
+      "engines": {
+        "node": "^8.16.0 || ^10.6.0 || >=11.0.0"
+      }
+    },
     "node_modules/postcss": {
       "version": "8.5.14",
       "resolved": "https://registry.npmjs.org/postcss/-/postcss-8.5.14.tgz",

package.json

@@ -47,6 +47,7 @@
     "eslint-plugin-react-refresh": "^0.5.2",
     "globals": "^17.6.0",
     "jsdom": "^29.1.1",
+    "playwright": "^1.61.0",
     "tailwindcss": "^4.3.0",
     "typescript": "~6.0.2",
     "typescript-eslint": "^8.59.2",

src/components/anfragencenter/ActiveInquiriesTab.tsx

@@ -2,6 +2,7 @@ import { useEffect, useState } from 'react'
 import { Box, IconButton, Tooltip, Typography, useMediaQuery, useTheme } from '@mui/material'
 import { ArrowLeft, LayoutGrid, List as ListIcon, Inbox } from 'lucide-react'
 import { useActiveInquiries } from '../../hooks/useInquiries'
+import type { InquiryFilters } from '../../provider/IInquiryProvider'
 import { EmptyState } from '../ui'
 import { InquiryList } from './InquiryList'
 import { InquiryCardGrid } from './InquiryCardGrid'
@@ -17,8 +18,14 @@ function loadViewMode(): ViewMode {
   return stored === 'grid' ? 'grid' : 'list'
 }
 
-export function ActiveInquiriesTab() {
-  const { data: inquiries = [], isLoading } = useActiveInquiries()
+interface Props {
+  filters?: InquiryFilters
+  emptyTitle?: string
+  emptyDescription?: string
+}
+
+export function ActiveInquiriesTab({ filters, emptyTitle, emptyDescription }: Props = {}) {
+  const { data: inquiries = [], isLoading } = useActiveInquiries(filters)
   const [selectedId, setSelectedId] = useState<string | null>(null)
   const [view, setView] = useState<ViewMode>(loadViewMode())
   const theme = useTheme()
@@ -41,8 +48,8 @@ export function ActiveInquiriesTab() {
     return (
       <EmptyState
         icon={<Inbox size={40} />}
-        title="Keine aktiven Anfragen"
-        description="Sobald Interessenten Anfragen zu Ihren Objekten stellen, erscheinen diese hier."
+        title={emptyTitle ?? 'Keine aktiven Anfragen'}
+        description={emptyDescription ?? 'Sobald Interessenten Anfragen zu Ihren Objekten stellen, erscheinen diese hier.'}
       />
     )
   }

src/components/anfragencenter/EmbeddedPropertyCard.tsx

@@ -0,0 +1,146 @@
+import { Box, Button, Checkbox, Paper, Typography } from '@mui/material'
+import { Building2, MapPin } from 'lucide-react'
+import type { Property } from '../../domain/property'
+import { getScoreTier, SCORE_THEME } from '../shared/scoreTheme'
+import { assetTypeLabel } from './latentNeedUtils'
+
+interface EmbeddedPropertyCardProps {
+  property: Property
+  matchScore: number
+  selected: boolean
+  onToggle: () => void
+  reason: string
+  onQuickOffer: () => void
+  disabled?: boolean
+}
+
+export function EmbeddedPropertyCard({
+  property,
+  matchScore,
+  selected,
+  onToggle,
+  reason,
+  onQuickOffer,
+  disabled,
+}: EmbeddedPropertyCardProps) {
+  const tier = getScoreTier(matchScore)
+  const theme = SCORE_THEME[tier]
+  const image = property.images?.[0]
+
+  return (
+    <Paper
+      elevation={0}
+      sx={{
+        borderRadius: 2,
+        border: '1px solid',
+        borderColor: selected ? '#152642' : '#e2e8f0',
+        bgcolor: selected ? '#f8fafc' : 'white',
+        overflow: 'hidden',
+        transition: 'all 0.15s',
+        '&:hover': { borderColor: selected ? '#152642' : '#94a3b8', boxShadow: '0 2px 8px rgba(15,23,42,0.07)' },
+      }}
+    >
+      {/* Info row */}
+      <Box sx={{ display: 'flex', gap: 2, p: 2 }}>
+        <Box
+          sx={{
+            width: 72,
+            height: 72,
+            flexShrink: 0,
+            borderRadius: 1.5,
+            bgcolor: '#e8e7e4',
+            display: 'flex',
+            alignItems: 'center',
+            justifyContent: 'center',
+            backgroundImage: image ? `url(${image})` : 'none',
+            backgroundSize: 'cover',
+            backgroundPosition: 'center',
+          }}
+        >
+          {!image && <Building2 size={24} color="#94a3b8" />}
+        </Box>
+
+        <Box sx={{ flex: 1, minWidth: 0 }}>
+          <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'flex-start', gap: 1 }}>
+            <Typography variant="body2" sx={{ fontWeight: 700, color: '#0f172a', fontSize: '0.9rem', lineHeight: 1.3 }}>
+              {property.title}
+            </Typography>
+            <Box
+              sx={{
+                background: theme.gradient,
+                color: theme.text,
+                px: 1.25,
+                py: 0.375,
+                borderRadius: 1,
+                fontSize: '0.9rem',
+                fontWeight: 700,
+                flexShrink: 0,
+                border: `1px solid ${theme.border}`,
+              }}
+            >
+              {matchScore}%
+            </Box>
+          </Box>
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, mt: 0.5, color: '#64748b' }}>
+            <MapPin size={12} />
+            <Typography variant="caption" sx={{ fontSize: '0.75rem' }}>
+              {property.location.city} · {assetTypeLabel(property.assetType)} · {property.areaSqm.toLocaleString('de-CH')} m²
+            </Typography>
+          </Box>
+          <Typography variant="caption" sx={{ fontSize: '0.775rem', color: '#15803d', fontWeight: 600, display: 'block', mt: 0.5 }}>
+            {reason}
+          </Typography>
+        </Box>
+      </Box>
+
+      {/* Action row */}
+      <Box
+        sx={{
+          borderTop: '1px solid #f1f5f9',
+          px: 2,
+          py: 1,
+          display: 'flex',
+          alignItems: 'center',
+          justifyContent: 'space-between',
+          bgcolor: '#fafafa',
+        }}
+      >
+        <Box
+          onClick={!disabled ? onToggle : undefined}
+          sx={{ display: 'flex', alignItems: 'center', gap: 0.5, cursor: disabled ? 'default' : 'pointer' }}
+        >
+          <Checkbox
+            checked={selected}
+            onChange={onToggle}
+            onClick={e => e.stopPropagation()}
+            size="small"
+            disabled={disabled}
+            sx={{ p: 0.5 }}
+          />
+          <Typography variant="caption" sx={{ fontSize: '0.775rem', color: '#475569', fontWeight: 500 }}>
+            Für Angebot auswählen
+          </Typography>
+        </Box>
+        <Button
+          size="small"
+          variant="outlined"
+          onClick={onQuickOffer}
+          disabled={disabled}
+          sx={{
+            textTransform: 'none',
+            fontSize: '0.775rem',
+            fontWeight: 600,
+            borderColor: '#152642',
+            color: '#152642',
+            py: 0.5,
+            px: 1.5,
+            minWidth: 0,
+            '&:hover': { bgcolor: '#152642', color: 'white', borderColor: '#152642' },
+          }}
+        >
+          Angebot →
+        </Button>
+      </Box>
+    </Paper>
+  )
+}

src/components/anfragencenter/LatentInquiriesTab.tsx

@@ -5,7 +5,6 @@ import { usePublicNeeds, useLatentNeedById } from '../../hooks/useLatentNeeds'
 import { EmptyState } from '../ui'
 import { PublicNeedList } from './PublicNeedList'
 import { PublicNeedDetail } from './PublicNeedDetail'
-import { OwnPropertyMatchList } from './OwnPropertyMatchList'
 
 type MobileView = 'list' | 'detail' | 'properties'
 
@@ -112,7 +111,6 @@ export function LatentInquiriesTab() {
           </Box>
         )}
       </Box>
-      {selectedNeed && <OwnPropertyMatchList need={selectedNeed} />}
     </Box>
   )
 }

src/components/anfragencenter/OfferChatComposer.tsx

@@ -2,6 +2,9 @@ import { Box, Button, CircularProgress, IconButton, TextField, Typography } from
 import { ArrowLeft, FileText, Paperclip, Send, X } from 'lucide-react'
 import { useOfferWizardStore } from '../../stores/offerWizardStore'
 import { useSendOffer } from '../../hooks/useOffers'
+import { useCreateOffer } from '../../hooks/useInquiries'
+import { useLatentNeedById } from '../../hooks/useLatentNeeds'
+import { useSessionStore } from '../../stores/sessionStore'
 import { useToastStore } from '../../stores/toastStore'
 import { AiOfferEmailButton } from './AiOfferEmailButton'
 import { mockProperties } from '../../mock-data/properties'
@@ -24,6 +27,9 @@ export function OfferChatComposer() {
   const reset = useOfferWizardStore(s => s.reset)
 
   const sendOffer = useSendOffer()
+  const createOffer = useCreateOffer()
+  const { data: latentNeed } = useLatentNeedById(needId)
+  const currentUser = useSessionStore(s => s.currentUser)
   const showToast = useToastStore(s => s.showToast)
 
   const propertyTitles = selectedPropertyIds.map(id => {
@@ -60,6 +66,19 @@ export function OfferChatComposer() {
       showToast(`Fehler: ${res.error}`, 'error')
       return
     }
+    // Angebot als Konversation im Nachfrager-Postfach materialisieren
+    await createOffer.mutateAsync({
+      organizationId: currentUser?.organizationId ?? 'org-wincasa',
+      tenantOrgId: latentNeed?.tenantOrgId ?? 'org-mobimo',
+      needId: needId ?? '',
+      propertyId: selectedPropertyIds[0] ?? '',
+      offeredPropertyIds: selectedPropertyIds,
+      subject,
+      message: body,
+      senderName: currentUser?.organizationName ?? 'Wincasa AG',
+      recipientName: latentNeed?.tenantCompany,
+      attachments,
+    })
     showToast('Angebot erfolgreich gesendet', 'success')
     reset()
   }

src/components/anfragencenter/PublicNeedCard.tsx

@@ -1,5 +1,5 @@
 import { Box, Chip, Paper, Typography } from '@mui/material'
-import { MapPin, Ruler } from 'lucide-react'
+import { MapPin } from 'lucide-react'
 import type { LatentNeed } from '../../domain/latentNeed'
 import { assetTypeLabel, latentStatusBadge } from './latentNeedUtils'
 
@@ -9,6 +9,12 @@ interface PublicNeedCardProps {
   onClick: () => void
 }
 
+function opportunityColor(status: 'public' | 'paused' | 'expired'): string {
+  if (status === 'public') return '#16a34a'
+  if (status === 'paused') return '#d97706'
+  return '#94a3b8'
+}
+
 export function PublicNeedCard({ need, selected, onClick }: PublicNeedCardProps) {
   const statusCfg = latentStatusBadge(need.status)
   return (
@@ -36,17 +42,14 @@ export function PublicNeedCard({ need, selected, onClick }: PublicNeedCardProps)
         <Typography variant="body2" sx={{ fontWeight: 600, color: '#0f172a', fontSize: '0.85rem', lineHeight: 1.3 }}>
           {need.title}
         </Typography>
-        <Chip
-          label={statusCfg.label}
-          size="small"
-          sx={{
-            bgcolor: statusCfg.bg,
-            color: statusCfg.fg,
-            fontWeight: 600,
-            fontSize: '0.65rem',
-            height: 20,
-          }}
-        />
+        <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, flexShrink: 0 }}>
+          <Box sx={{ width: 8, height: 8, borderRadius: '50%', bgcolor: opportunityColor(need.status) }} />
+          <Chip
+            label={statusCfg.label}
+            size="small"
+            sx={{ bgcolor: statusCfg.bg, color: statusCfg.fg, fontWeight: 600, fontSize: '0.65rem', height: 20 }}
+          />
+        </Box>
       </Box>
 
       {need.tenantCompany && (
@@ -74,12 +77,6 @@ export function PublicNeedCard({ need, selected, onClick }: PublicNeedCardProps)
           {need.desiredLocation}
         </Typography>
       </Box>
-      <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, color: '#475569', fontSize: '0.75rem' }}>
-        <Ruler size={12} />
-        <Typography variant="caption" sx={{ fontSize: '0.75rem' }}>
-          {need.sizeRange.min}–{need.sizeRange.max} m²
-        </Typography>
-      </Box>
     </Paper>
   )
 }

src/components/anfragencenter/PublicNeedDetail.tsx

@@ -1,242 +1,248 @@
-import { Alert, Box, Button, Chip, Typography } from '@mui/material'
-import { CheckCircle2, Calendar, MapPin, Wallet, Info, Ruler, Sparkles } from 'lucide-react'
+import { useMemo, useState } from 'react'
+import {
+  Accordion, AccordionDetails, AccordionSummary,
+  Alert, Box, Button, Chip, CircularProgress, Divider, Paper, Typography,
+} from '@mui/material'
+import { Calendar, CheckCircle2, ChevronDown, Info, MapPin, Ruler, Sparkles, Target, Wallet } from 'lucide-react'
 import type { LatentNeed } from '../../domain/latentNeed'
+import { ResultType, UserRole } from '../../domain/enums'
 import { useOfferWizardStore } from '../../stores/offerWizardStore'
 import { useSessionStore } from '../../stores/sessionStore'
-import { assetTypeLabel, latentStatusBadge } from './latentNeedUtils'
-import { UserRole } from '../../domain/enums'
+import { useProperties } from '../../hooks/useProperties'
+import { assetTypeLabel, deterministicMatchScore, latentStatusBadge } from './latentNeedUtils'
+import { EmbeddedPropertyCard } from './EmbeddedPropertyCard'
 
 interface PublicNeedDetailProps {
   need: LatentNeed
 }
 
+function buildReason(propType: string, needType: string, city: string, location: string): string {
+  if (propType === needType) {
+    const match = location.toLowerCase().includes(city.toLowerCase()) || city.toLowerCase().includes(location.toLowerCase())
+    return match ? 'Nutzungstyp und Standort passen sehr gut' : 'Passender Nutzungstyp, alternative Lage'
+  }
+  return 'Alternatives Profil — Detailprüfung empfohlen'
+}
+
 export function PublicNeedDetail({ need }: PublicNeedDetailProps) {
   const openWizard = useOfferWizardStore(s => s.open)
+  const setSelectedProperties = useOfferWizardStore(s => s.setSelectedProperties)
+  const selectedIds = useOfferWizardStore(s => s.selectedPropertyIds)
+  const toggleProperty = useOfferWizardStore(s => s.toggleProperty)
   const currentUser = useSessionStore(s => s.currentUser)
   const statusCfg = latentStatusBadge(need.status)
+  const [showAll, setShowAll] = useState(false)
 
+  const { data: properties = [], isLoading: propertiesLoading } = useProperties({ resultType: ResultType.VERIFIED_PORTFOLIO })
   const disabled = currentUser?.role === UserRole.OWNER_VIEWER || need.status !== 'public'
 
+  const scored = useMemo(
+    () =>
+      properties
+        .map(p => ({
+          property: p,
+          score: deterministicMatchScore(p.id, need.id),
+          reason: buildReason(p.assetType, need.assetType, p.location.city, need.desiredLocation),
+        }))
+        .sort((a, b) => b.score - a.score),
+    [properties, need],
+  )
+
+  const visible = showAll ? scored : scored.slice(0, 3)
+  const remaining = scored.length - 3
+
+  function handleQuickOffer(propertyId: string) {
+    setSelectedProperties([propertyId])
+    openWizard(need.id, need.title)
+  }
+
   return (
-    <Box
-      sx={{
-        flex: 1,
-        overflowY: 'auto',
-        bgcolor: '#f8fafc',
-        display: 'flex',
-        flexDirection: 'column',
-      }}
-    >
-      <Box sx={{ p: 3, display: 'flex', flexDirection: 'column', gap: 2.5 }}>
+    <Box sx={{ flex: 1, display: 'flex', flexDirection: 'column', overflow: 'hidden', bgcolor: '#f8fafc' }}>
+      {/* Scrollable content */}
+      <Box sx={{ flex: 1, overflowY: 'auto', p: 3, display: 'flex', flexDirection: 'column', gap: 2.5 }}>
+
         {/* Header */}
         <Box>
           <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 0.5 }}>
-            <Chip
-              label={assetTypeLabel(need.assetType)}
-              size="small"
-              sx={{
-                bgcolor: '#e0e7ff',
-                color: '#3730a3',
-                fontWeight: 600,
-                fontSize: '0.7rem',
-                height: 22,
-              }}
-            />
-            <Chip
-              label={statusCfg.label}
-              size="small"
-              sx={{
-                bgcolor: statusCfg.bg,
-                color: statusCfg.fg,
-                fontWeight: 600,
-                fontSize: '0.7rem',
-                height: 22,
-              }}
-            />
+            <Chip label={assetTypeLabel(need.assetType)} size="small"
+              sx={{ bgcolor: '#e0e7ff', color: '#3730a3', fontWeight: 600, fontSize: '0.7rem', height: 22 }} />
+            <Chip label={statusCfg.label} size="small"
+              sx={{ bgcolor: statusCfg.bg, color: statusCfg.fg, fontWeight: 600, fontSize: '0.7rem', height: 22 }} />
           </Box>
           <Typography variant="h5" sx={{ fontWeight: 700, color: '#0f172a', fontSize: '1.35rem', mb: 0.5 }}>
             {need.title}
           </Typography>
           {need.tenantCompany && (
-            <Typography variant="body2" sx={{ color: '#64748b' }}>
-              {need.tenantCompany}
-            </Typography>
+            <Typography variant="body2" sx={{ color: '#64748b' }}>{need.tenantCompany}</Typography>
           )}
         </Box>
 
-        {/* AI Summary */}
+        {/* KI-Entscheidungsbrief */}
         {need.aiSummary && (
-          <Alert
-            icon={<Sparkles size={16} />}
-            severity="info"
-            sx={{
-              bgcolor: '#eff6ff',
-              borderRadius: 1.5,
-              border: '1px solid #bfdbfe',
-              '& .MuiAlert-icon': { color: '#1d4ed8' },
-              '& .MuiAlert-message': { color: '#1e3a8a', fontSize: '0.875rem' },
-            }}
-          >
-            <Typography variant="caption" sx={{ fontWeight: 700, color: '#1d4ed8', display: 'block', mb: 0.5 }}>
-              KI-Analyse
+          <Paper variant="outlined" sx={{ p: 2.5, borderRadius: 2, borderColor: '#bfdbfe', bgcolor: '#eff6ff' }}>
+            <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.25 }}>
+              <Sparkles size={16} color="#1d4ed8" />
+              <Typography variant="caption"
+                sx={{ fontWeight: 700, color: '#1d4ed8', textTransform: 'uppercase', letterSpacing: 0.8, fontSize: '0.7rem' }}>
+                KI-Entscheidungsbrief
+              </Typography>
+            </Box>
+            <Typography variant="body1" sx={{ color: '#1e3a8a', lineHeight: 1.7, fontSize: '0.9375rem' }}>
+              {need.aiSummary}
             </Typography>
-            {need.aiSummary}
-          </Alert>
+          </Paper>
         )}
 
-        {/* Suchprofil grid */}
+        {/* Suchprofil */}
         <Box>
-          <Typography
-            variant="caption"
-            sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}
-          >
+          <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
             Suchprofil
           </Typography>
-          <Box
-            sx={{
-              mt: 1,
-              display: 'grid',
-              gridTemplateColumns: 'repeat(auto-fit, minmax(220px, 1fr))',
-              gap: 1.5,
-            }}
-          >
+          <Box sx={{ mt: 1, display: 'grid', gridTemplateColumns: 'repeat(auto-fit, minmax(220px, 1fr))', gap: 1.5 }}>
             <ProfileBox icon={<MapPin size={14} />} label="Standort" value={need.desiredLocation} />
-            <ProfileBox
-              icon={<Ruler size={14} />}
-              label="Fläche"
-              value={`${need.sizeRange.min}–${need.sizeRange.max} m²`}
-            />
+            <ProfileBox icon={<Ruler size={14} />} label="Fläche" value={`${need.sizeRange.min}–${need.sizeRange.max} m²`} />
             <ProfileBox
               icon={<Wallet size={14} />}
               label="Budget"
-              value={
-                need.budgetRange
-                  ? `${need.budgetRange.min ? `CHF ${need.budgetRange.min}` : 'flex'}–${
-                      need.budgetRange.max ? `CHF ${need.budgetRange.max}` : 'flex'
-                    } /m²`
-                  : 'Flexibel'
-              }
+              value={need.budgetRange
+                ? `${need.budgetRange.min ? `CHF ${need.budgetRange.min}` : 'flex'}–${need.budgetRange.max ? `CHF ${need.budgetRange.max}` : 'flex'} /m²`
+                : 'Flexibel'}
             />
             <ProfileBox icon={<Calendar size={14} />} label="Timing" value={need.timing} />
           </Box>
         </Box>
 
-        {/* Must-have Kriterien */}
+        {/* Must-haves */}
         {need.mustHaveCriteria.length > 0 && (
           <Box>
-            <Typography
-              variant="caption"
-              sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}
-            >
+            <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
               Must-have Kriterien
             </Typography>
             <Box sx={{ mt: 1, display: 'flex', flexDirection: 'column', gap: 0.5 }}>
               {need.mustHaveCriteria.map((c, idx) => (
                 <Box key={idx} sx={{ display: 'flex', alignItems: 'center', gap: 1 }}>
                   <CheckCircle2 size={14} color="#16a34a" />
-                  <Typography variant="body2" sx={{ fontSize: '0.875rem', color: '#1e293b' }}>
-                    {c}
-                  </Typography>
+                  <Typography variant="body2" sx={{ fontSize: '0.875rem', color: '#1e293b' }}>{c}</Typography>
                 </Box>
               ))}
             </Box>
           </Box>
         )}
 
-        {/* Gewichtete Präferenzen */}
+        {/* Gewichtete Präferenzen — Accordion */}
         {need.weightedPreferences.length > 0 && (
-          <Box>
-            <Typography
-              variant="caption"
-              sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}
-            >
-              Gewichtete Präferenzen
-            </Typography>
-            <Box sx={{ mt: 1, display: 'flex', flexDirection: 'column', gap: 1 }}>
-              {need.weightedPreferences.map((p, idx) => {
-                const pct = Math.round(p.weight * 100)
-                return (
-                  <Box
-                    key={idx}
-                    sx={{
-                      bgcolor: 'white',
-                      border: '1px solid #e2e8f0',
-                      borderRadius: 1.5,
-                      px: 1.5,
-                      py: 1,
-                    }}
-                  >
-                    <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', mb: 0.5 }}>
-                      <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem' }}>
-                        {p.criterion}
-                      </Typography>
-                      <Typography
-                        variant="caption"
-                        sx={{
-                          fontWeight: 700,
-                          color: '#152642',
-                          fontSize: '0.75rem',
-                          bgcolor: '#e0e7ff',
-                          px: 1,
-                          py: 0.125,
-                          borderRadius: 1,
-                        }}
-                      >
-                        {pct}%
-                      </Typography>
+          <Accordion elevation={0} disableGutters
+            sx={{ border: '1px solid #e2e8f0', borderRadius: '8px !important', overflow: 'hidden', '&:before': { display: 'none' }, bgcolor: 'white' }}>
+            <AccordionSummary expandIcon={<ChevronDown size={16} color="#64748b" />}
+              sx={{ px: 2, minHeight: 44, '& .MuiAccordionSummary-content': { my: 0 } }}>
+              <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
+                Gewichtete Präferenzen
+              </Typography>
+            </AccordionSummary>
+            <AccordionDetails sx={{ px: 2, pt: 0, pb: 2 }}>
+              <Box sx={{ display: 'flex', flexDirection: 'column', gap: 1 }}>
+                {need.weightedPreferences.map((p, idx) => {
+                  const pct = Math.round(p.weight * 100)
+                  return (
+                    <Box key={idx} sx={{ bgcolor: '#f8fafc', border: '1px solid #e2e8f0', borderRadius: 1.5, px: 1.5, py: 1 }}>
+                      <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', mb: 0.5 }}>
+                        <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem' }}>{p.criterion}</Typography>
+                        <Typography variant="caption"
+                          sx={{ fontWeight: 700, color: '#152642', fontSize: '0.75rem', bgcolor: '#e0e7ff', px: 1, py: 0.125, borderRadius: 1 }}>
+                          {pct}%
+                        </Typography>
+                      </Box>
+                      <Box sx={{ height: 6, borderRadius: 3, bgcolor: '#e8e7e4', overflow: 'hidden' }}>
+                        <Box sx={{ width: `${pct}%`, height: '100%', bgcolor: '#152642', transition: 'width 0.3s' }} />
+                      </Box>
+                      {p.description && (
+                        <Typography variant="caption" sx={{ color: '#64748b', fontSize: '0.75rem', mt: 0.5, display: 'block' }}>
+                          {p.description}
+                        </Typography>
+                      )}
                     </Box>
-                    <Box
-                      sx={{
-                        height: 6,
-                        borderRadius: 3,
-                        bgcolor: '#e8e7e4',
-                        overflow: 'hidden',
-                      }}
-                    >
-                      <Box
-                        sx={{
-                          width: `${pct}%`,
-                          height: '100%',
-                          bgcolor: '#152642',
-                          transition: 'width 0.3s',
-                        }}
-                      />
-                    </Box>
-                    {p.description && (
-                      <Typography variant="caption" sx={{ color: '#64748b', fontSize: '0.75rem', mt: 0.5, display: 'block' }}>
-                        {p.description}
-                      </Typography>
-                    )}
-                  </Box>
-                )
-              })}
-            </Box>
-          </Box>
+                  )
+                })}
+              </Box>
+            </AccordionDetails>
+          </Accordion>
         )}
 
+        {/* Top Empfehlungen */}
+        <Box>
+          <Divider sx={{ mb: 2.5 }} />
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.5 }}>
+            <Target size={14} color="#152642" />
+            <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
+              Ihre Top Empfehlungen
+            </Typography>
+          </Box>
+          {propertiesLoading ? (
+            <Box sx={{ display: 'flex', justifyContent: 'center', p: 3 }}><CircularProgress size={20} /></Box>
+          ) : scored.length === 0 ? (
+            <Typography variant="caption" sx={{ color: '#64748b', fontSize: '0.8rem' }}>
+              Keine Portfolio-Objekte vorhanden
+            </Typography>
+          ) : (
+            <Box sx={{ display: 'flex', flexDirection: 'column', gap: 1.25 }}>
+              {visible.map(({ property, score, reason }) => (
+                <EmbeddedPropertyCard
+                  key={property.id}
+                  property={property}
+                  matchScore={score}
+                  selected={selectedIds.includes(property.id)}
+                  onToggle={() => toggleProperty(property.id)}
+                  reason={reason}
+                  onQuickOffer={() => handleQuickOffer(property.id)}
+                  disabled={disabled}
+                />
+              ))}
+              {remaining > 0 && (
+                <Box
+                  onClick={() => setShowAll(s => !s)}
+                  sx={{
+                    py: 1.25,
+                    textAlign: 'center',
+                    cursor: 'pointer',
+                    color: '#64748b',
+                    fontSize: '0.8rem',
+                    fontWeight: 500,
+                    border: '1px dashed #e2e8f0',
+                    borderRadius: 1.5,
+                    '&:hover': { color: '#152642', borderColor: '#152642', bgcolor: '#f8fafc' },
+                    transition: 'all 0.15s',
+                  }}
+                >
+                  {showAll ? '▲ Weniger anzeigen' : `▼ Alle ${scored.length} Objekte anzeigen (+${remaining} weitere)`}
+                </Box>
+              )}
+            </Box>
+          )}
+        </Box>
+      </Box>
+
+      {/* Sticky footer CTA */}
+      <Box sx={{ flexShrink: 0, borderTop: '1px solid #e2e8f0', px: 3, py: 2, bgcolor: 'white' }}>
         {disabled && need.status !== 'public' && (
-          <Alert severity="warning" icon={<Info size={16} />} sx={{ fontSize: '0.8125rem' }}>
+          <Alert severity="warning" icon={<Info size={16} />} sx={{ fontSize: '0.8125rem', mb: 1.5 }}>
             Dieser Bedarf ist aktuell {statusCfg.label.toLowerCase()} — kein Angebot möglich.
           </Alert>
         )}
-
-        <Box sx={{ mt: 'auto', pt: 1 }}>
-          <Button
-            variant="contained"
-            size="large"
-            fullWidth
-            onClick={() => openWizard(need.id, need.title)}
-            disabled={disabled}
-            sx={{
-              textTransform: 'none',
-              bgcolor: '#152642',
-              fontWeight: 600,
-              '&:hover': { bgcolor: '#16304d' },
-            }}
-          >
-            Angebot erstellen
-          </Button>
-        </Box>
+        {selectedIds.length > 0 && !disabled && (
+          <Typography variant="caption" sx={{ color: '#475569', display: 'block', mb: 1, textAlign: 'center' }}>
+            {selectedIds.length} Objekt{selectedIds.length !== 1 ? 'e' : ''} ausgewählt
+          </Typography>
+        )}
+        <Button
+          variant="contained"
+          size="large"
+          fullWidth
+          onClick={() => openWizard(need.id, need.title)}
+          disabled={disabled}
+          sx={{ textTransform: 'none', bgcolor: '#152642', fontWeight: 600, '&:hover': { bgcolor: '#16304d' } }}
+        >
+          Angebot erstellen
+        </Button>
       </Box>
     </Box>
   )
@@ -244,24 +250,14 @@ export function PublicNeedDetail({ need }: PublicNeedDetailProps) {
 
 function ProfileBox({ icon, label, value }: { icon: React.ReactNode; label: string; value: string }) {
   return (
-    <Box
-      sx={{
-        bgcolor: 'white',
-        border: '1px solid #e2e8f0',
-        borderRadius: 1.5,
-        px: 1.5,
-        py: 1,
-      }}
-    >
+    <Box sx={{ bgcolor: 'white', border: '1px solid #e2e8f0', borderRadius: 1.5, px: 1.5, py: 1 }}>
       <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, color: '#64748b', mb: 0.25 }}>
         {icon}
         <Typography variant="caption" sx={{ fontSize: '0.7rem', fontWeight: 600, textTransform: 'uppercase', letterSpacing: 0.5 }}>
           {label}
         </Typography>
       </Box>
-      <Typography variant="body2" sx={{ fontSize: '0.85rem', color: '#0f172a', fontWeight: 500 }}>
-        {value}
-      </Typography>
+      <Typography variant="body2" sx={{ fontSize: '0.85rem', color: '#0f172a', fontWeight: 500 }}>{value}</Typography>
     </Box>
   )
 }

src/components/anfragencenter/PublicNeedList.tsx

@@ -16,8 +16,8 @@ export function PublicNeedList({ selectedNeedId, onSelect, fullWidth }: PublicNe
   return (
     <Box
       sx={{
-        width: fullWidth ? '100%' : 280,
-        minWidth: fullWidth ? 'unset' : 280,
+        width: fullWidth ? '100%' : 260,
+        minWidth: fullWidth ? 'unset' : 260,
         flexShrink: 0,
         borderRight: fullWidth ? 'none' : '1px solid #e2e8f0',
         bgcolor: 'white',

src/components/anfragencenter/index.ts

@@ -15,6 +15,7 @@ export { PublicNeedCard } from './PublicNeedCard'
 export { PublicNeedDetail } from './PublicNeedDetail'
 export { OwnPropertyMatchList } from './OwnPropertyMatchList'
 export { SelectablePropertyMatchCard } from './SelectablePropertyMatchCard'
+export { EmbeddedPropertyCard } from './EmbeddedPropertyCard'
 export { OfferCreationPanel } from './OfferCreationPanel'
 export { OfferPropertySelectionStep } from './OfferPropertySelectionStep'
 export { OfferPdfReviewStep } from './OfferPdfReviewStep'

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/layout/AppShell.tsx

@@ -27,13 +27,13 @@ export function AppShell() {
   const location = useLocation()
   const theme = useTheme()
   const isMobile = useMediaQuery(theme.breakpoints.down('sm'))
-  const isCompact = useMediaQuery(theme.breakpoints.down('xl'))
+  const isCompact = useMediaQuery(theme.breakpoints.down('lg'))
   const [mobileOpen, setMobileOpen] = useState(false)
 
   // Close mobile menu on route change
   useEffect(() => { setMobileOpen(false) }, [location.pathname])
 
-  // Auto-collapse sidebar on compact screens (laptops < 1536px)
+  // Auto-collapse sidebar only on smaller screens (< 1200px); laptops keep the full nav + account
   useEffect(() => { setSidebarCollapsed(isCompact) }, [isCompact, setSidebarCollapsed])
 
   // Sync active workspace with URL

src/components/match-card/IntelligenceMatchCard.tsx

@@ -16,11 +16,9 @@ interface Props {
   lat?: number
   lng?: number
   cityLabel?: string
-  overlayTypeLabel?: string
-  overlayLocationLabel?: string
 }
 
-export function IntelligenceMatchCard({ vm, imageUrl, lat, lng, cityLabel, overlayTypeLabel, overlayLocationLabel }: Props) {
+export function IntelligenceMatchCard({ vm, imageUrl, lat, lng, cityLabel }: Props) {
   const tier = getScoreTier(vm.matchScore)
   const theme = SCORE_THEME[tier]
   const { currentUser } = useSessionStore()
@@ -59,7 +57,7 @@ export function IntelligenceMatchCard({ vm, imageUrl, lat, lng, cityLabel, overl
 
       {/* ── Hero zone ── */}
       <Box sx={{ position: 'relative' }}>
-        <LocationPreview imageUrl={imageUrl} lat={lat} lng={lng} cityLabel={cityLabel} height={200} overlayTypeLabel={overlayTypeLabel} overlayLocationLabel={overlayLocationLabel} />
+        <LocationPreview imageUrl={imageUrl} lat={lat} lng={lng} cityLabel={cityLabel} aspectRatio="15/8" />
 
         {/* Score badge — bottom-left editorial */}
         <Box sx={{

src/components/match-detail/InquiryQuickDialog.tsx

@@ -6,7 +6,9 @@ import {
 import { Send } from 'lucide-react'
 import { useToastStore } from '../../stores/toastStore'
 import { useInquiryStore } from '../../stores/inquiryStore'
+import { useSessionStore } from '../../stores/sessionStore'
 import { useMoveStage } from '../../hooks/usePipeline'
+import { useCreateInquiry } from '../../hooks/useInquiries'
 import { DS_BG, DS_BORDER, DS_TEXT } from '../../lib/ds'
 
 function buildTemplate(propertyTitle: string, location: string, areaLabel?: string): string {
@@ -19,7 +21,8 @@ export function InquiryQuickDialog() {
   const dialogOpen = useInquiryStore(s => s.dialogOpen)
   const pendingInquiry = useInquiryStore(s => s.pendingInquiry)
   const closeInquiryDialog = useInquiryStore(s => s.closeInquiryDialog)
-  const addInquiry = useInquiryStore(s => s.addInquiry)
+  const currentUser = useSessionStore(s => s.currentUser)
+  const createInquiry = useCreateInquiry()
   const { mutate: moveStage } = useMoveStage()
 
   const [message, setMessage] = useState('')
@@ -32,7 +35,18 @@ export function InquiryQuickDialog() {
 
   function handleSend() {
     if (!pendingInquiry) return
-    addInquiry(pendingInquiry, message)
+    createInquiry.mutate({
+      organizationId: 'org-wincasa',   // Supply-Org des Objekts (Mock: Wincasa)
+      tenantOrgId: currentUser?.organizationId ?? 'org-mobimo',
+      propertyId: pendingInquiry.propertyId ?? 'unknown',
+      tenantName: currentUser?.name ?? 'Demand User',
+      tenantCompany: currentUser?.organizationName,
+      tenantEmail: currentUser?.email,
+      propertyAddress: pendingInquiry.propertyTitle,
+      subject: `Anfrage: ${pendingInquiry.propertyTitle}`,
+      message,
+      matchScore: pendingInquiry.matchScore,
+    })
     if (pendingInquiry.pipelineItemId) {
       moveStage({ id: pendingInquiry.pipelineItemId, stage: 'CONTACTED' })
     }

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/results/ResultFeedHeader.tsx

@@ -8,9 +8,11 @@ interface Props {
   futureCount: number
   view?: 'list' | 'grid'
   onViewChange?: (v: 'list' | 'grid') => void
+  columns?: 3 | 5 | 10
+  onColumnsChange?: (n: 3 | 5 | 10) => void
 }
 
-export function ResultFeedHeader({ total, platformCount, maisonWorkCount, futureCount, view = 'list', onViewChange }: Props) {
+export function ResultFeedHeader({ total, platformCount, maisonWorkCount, futureCount, view = 'list', onViewChange, columns = 3, onColumnsChange }: Props) {
   return (
     <Box sx={{ bgcolor: 'white', borderBottom: '1px solid #e2e8f0', px: 3, py: 2, display: 'flex', alignItems: 'center', justifyContent: 'space-between' }}>
       <Box>
@@ -21,9 +23,30 @@ export function ResultFeedHeader({ total, platformCount, maisonWorkCount, future
           {platformCount} Plattform · {maisonWorkCount} Maison Work · {futureCount} Future Availability
         </Typography>
       </Box>
-      {onViewChange && (
-        <ViewToggle view={view} onChange={onViewChange} />
-      )}
+      <Box sx={{ display: 'flex', gap: 1, alignItems: 'center' }}>
+        {view === 'grid' && onColumnsChange && (
+          <Box sx={{ display: 'flex', border: '1px solid #e2e8f0', borderRadius: 1, overflow: 'hidden' }}>
+            {([3, 5, 10] as const).map(n => (
+              <Box
+                key={n}
+                onClick={() => onColumnsChange(n)}
+                sx={{
+                  width: 32, height: 32, display: 'flex', alignItems: 'center', justifyContent: 'center',
+                  cursor: 'pointer', fontSize: '0.72rem', fontWeight: 600,
+                  bgcolor: columns === n ? '#152642' : 'transparent',
+                  color: columns === n ? 'white' : '#64748b',
+                  '&:hover': { bgcolor: columns === n ? '#162d4a' : '#f1f5f9' },
+                }}
+              >
+                {n}
+              </Box>
+            ))}
+          </Box>
+        )}
+        {onViewChange && (
+          <ViewToggle view={view} onChange={onViewChange} />
+        )}
+      </Box>
     </Box>
   )
 }

src/components/results/UnifiedResultCard.tsx

@@ -2,7 +2,6 @@ import { useNavigate } from 'react-router'
 import { MatchCardCompact } from '../match-card/MatchCardCompact'
 import { IntelligenceMatchCard } from '../match-card/IntelligenceMatchCard'
 import { buildMatchCardViewModel } from '../../features/matching/matchCardAdapter'
-import { resolveImageLabel } from '../../lib/propertyImageResolver'
 import { useCompareStore } from '../../stores/compareStore'
 import { usePipelineStore } from '../../stores/pipelineStore'
 import type { UnifiedMatchResult } from '../../domain/unifiedResult'
@@ -98,17 +97,6 @@ export function UnifiedResultCard({ result, view = 'list' }: Props) {
       ? result.property.location.city
       : result.signal.locationHint ?? undefined
 
-    const overlayLabels = result.resultType !== 'FUTURE_AVAILABILITY'
-      ? resolveImageLabel({
-          assetType: result.property.assetType,
-          city: result.property.location.city,
-          district: result.property.location.district,
-          prestige: result.property.softFactors?.prestige,
-          floorLevel: result.property.floorLevel,
-          propertyId: result.property.id,
-        })
-      : null
-
     return (
       <IntelligenceMatchCard
         vm={vm}
@@ -116,8 +104,6 @@ export function UnifiedResultCard({ result, view = 'list' }: Props) {
         lat={lat}
         lng={lng}
         cityLabel={cityLabel}
-        overlayTypeLabel={overlayLabels?.type}
-        overlayLocationLabel={overlayLabels?.location}
       />
     )
   }

src/components/results/UnifiedResultFeed.tsx

@@ -6,6 +6,7 @@ import { SCORE_THEME } from '../shared/scoreTheme'
 interface Props {
   results: UnifiedMatchResult[]
   view?: 'list' | 'grid'
+  columns?: 3 | 5 | 10
 }
 
 const TIER_CONFIG = [
@@ -40,7 +41,7 @@ interface TierHeaderProps {
 function TierHeader({ label, sublabel, tierKey, count, isFirst }: TierHeaderProps) {
   const theme = SCORE_THEME[tierKey]
   return (
-    <Box sx={{ display: 'flex', alignItems: 'center', gap: 1.5, mt: isFirst ? 0 : 3, mb: 1.5 }}>
+    <Box sx={{ display: 'flex', alignItems: 'center', gap: 1.5, mt: isFirst ? 0 : 4.5, mb: 2.5 }}>
       <Box
         sx={{
           width: 4,
@@ -72,7 +73,7 @@ function TierHeader({ label, sublabel, tierKey, count, isFirst }: TierHeaderProp
   )
 }
 
-export function UnifiedResultFeed({ results, view = 'list' }: Props) {
+export function UnifiedResultFeed({ results, view = 'list', columns = 3 }: Props) {
   // All results — real properties and Schattenmarkt signals — are sorted into
   // the same score tiers so they appear in a single unified ranked list.
   const tiers = TIER_CONFIG.map(t => ({ ...t, items: results.filter(t.filter) }))
@@ -80,7 +81,7 @@ export function UnifiedResultFeed({ results, view = 'list' }: Props) {
 
   function renderCards(items: UnifiedMatchResult[]) {
     return view === 'grid' ? (
-      <Box sx={{ display: 'grid', gridTemplateColumns: 'repeat(auto-fill, minmax(320px, 1fr))', gap: 2 }}>
+      <Box sx={{ display: 'grid', gridTemplateColumns: `repeat(${columns}, 1fr)`, gap: 3 }}>
         {items.map(result => (
           <UnifiedResultCard key={result.matchId} result={result} view="grid" />
         ))}

src/components/shared/LocationPreview.tsx

@@ -9,6 +9,8 @@ interface Props {
   address?: string
   cityLabel?: string
   height?: number
+  /** When set, the hero scales proportionally with width (e.g. '15/8') instead of using a fixed pixel height. */
+  aspectRatio?: string
   overlayTypeLabel?: string
   overlayLocationLabel?: string
 }
@@ -23,13 +25,13 @@ function buildMapsUrl(lat?: number, lng?: number, address?: string): string {
   return 'https://www.google.com/maps'
 }
 
-export function LocationPreview({ imageUrl, lat, lng, address, cityLabel, height = 180, overlayTypeLabel, overlayLocationLabel }: Props) {
+export function LocationPreview({ imageUrl, lat, lng, address, cityLabel, height = 180, aspectRatio, overlayTypeLabel, overlayLocationLabel }: Props) {
   const [imgError, setImgError] = useState(false)
   const mapsUrl = buildMapsUrl(lat, lng, address)
   const showImage = !!imageUrl && !imgError
 
   return (
-    <Box sx={{ position: 'relative', width: '100%', height, overflow: 'hidden', flexShrink: 0 }}>
+    <Box sx={{ position: 'relative', width: '100%', ...(aspectRatio ? { aspectRatio } : { height }), overflow: 'hidden', flexShrink: 0 }}>
       {showImage ? (
         <img
           src={imageUrl}

src/components/supply/PreMarketPanel.tsx

@@ -188,6 +188,7 @@ export function PreMarketPanel({ p }: { p: Property }) {
 
             {(p.units?.length ?? 0) > 0 && (
               <PreMarketUnitGrid
+                property={p}
                 units={p.units!}
                 unitStates={unitStates}
                 unitSaving={unitSaving}

src/components/supply/PreMarketPriceAdvisor.tsx

@@ -0,0 +1,170 @@
+import { useState } from 'react'
+import { Box, Button, Chip, CircularProgress, Divider, MenuItem, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
+import { Sparkles } from 'lucide-react'
+import type { Property, PropertyUnit } from '../../domain/property'
+import { usePreMarketRentRecommendation } from '../../hooks/useAI'
+import { useUpdateUnit } from '../../hooks/useProperties'
+import { resolveUnitFacts } from '../../lib/unitFacts'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { DS_BORDER, DS_PRE_MARKET, DS_SURFACE, DS_TEXT } from '../../lib/ds'
+
+const NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
+const VERDICT_META: Record<string, { label: string; bg: string; fg: string }> = {
+  UNDERPRICED: { label: 'zu günstig', bg: '#fef3c7', fg: '#92400e' },
+  FAIR:        { label: 'marktgerecht', bg: '#dcfce7', fg: '#166534' },
+  AMBITIOUS:   { label: 'ambitioniert', bg: '#fee2e2', fg: '#991b1b' },
+}
+
+interface Draft {
+  fitOut?: string
+  fitOutByLandlord?: boolean
+  mieterausbaubeitragPerSqm?: number
+  parkingSpots?: number
+  expectedRentPerSqm?: number
+}
+
+interface Props {
+  property: Property
+  unit: PropertyUnit
+}
+
+/** Pre-Market-Konfiguration einer Einheit: erst Ausbau/Parkplätze, dann KI-Preisempfehlung. */
+export function PreMarketPriceAdvisor({ property, unit }: Props) {
+  const updateUnit = useUpdateUnit(property.id)
+  const [d, setD] = useState<Draft>(() => ({
+    fitOut: unit.fitOut ?? '',
+    fitOutByLandlord: unit.fitOutByLandlord,
+    mieterausbaubeitragPerSqm: unit.mieterausbaubeitragPerSqm,
+    parkingSpots: unit.parkingSpots,
+    expectedRentPerSqm: unit.expectedRentPerSqm,
+  }))
+
+  const facts = resolveUnitFacts(property, unit)
+  const current = facts.rentPricePerSqm
+  const effFit = d.fitOut || property.hardFacts?.fitOut
+  const needsBuild = NEEDS_BUILD.has(effFit ?? '')
+
+  const { data, isLoading, isError } = usePreMarketRentRecommendation({
+    city: property.location?.city ?? '',
+    assetType: property.assetType,
+    areaSqm: unit.areaSqm,
+    currentRentPerSqm: current,
+    availableFrom: unit.schattenmarktRelease?.availableFrom,
+  })
+  const rec = data?.data
+  const verdict = rec ? VERDICT_META[rec.verdict] : null
+
+  const save = (patch: Partial<PropertyUnit>) => updateUnit.mutate({ unitId: unit.id, data: patch })
+
+  return (
+    <Box sx={{ mt: 0.75, p: 1.25, borderRadius: 1, bgcolor: 'white', border: `1px solid ${DS_SURFACE.purple.border}` }}>
+      {/* 1) Ausbau & Ausstattung */}
+      <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 130px', gap: 1 }}>
+        <TextField
+          select size="small" label="Ausbaustandard"
+          value={d.fitOut ?? ''}
+          onChange={e => {
+            const v = e.target.value
+            const nb = v === 'SHELL' || v === 'BASIC'
+            setD(p => ({ ...p, fitOut: v }))
+            save({ fitOut: (v || undefined) as PropertyUnit['fitOut'], ...(nb ? {} : { fitOutByLandlord: undefined, mieterausbaubeitragPerSqm: undefined }) })
+          }}
+        >
+          <MenuItem value="">Wie Objekt{property.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[property.hardFacts.fitOut] ?? property.hardFacts.fitOut})` : ''}</MenuItem>
+          <MenuItem value="SHELL">{FIT_OUT_LABELS.SHELL}</MenuItem>
+          <MenuItem value="BASIC">{FIT_OUT_LABELS.BASIC}</MenuItem>
+          <MenuItem value="FULL">{FIT_OUT_LABELS.FULL}</MenuItem>
+          <MenuItem value="PREMIUM">{FIT_OUT_LABELS.PREMIUM}</MenuItem>
+        </TextField>
+        <TextField
+          label="Parkplätze" type="number" size="small"
+          value={d.parkingSpots ?? ''}
+          onChange={e => setD(p => ({ ...p, parkingSpots: parseInt(e.target.value) || undefined }))}
+          onBlur={e => save({ parkingSpots: parseInt(e.target.value) || undefined })}
+          slotProps={{ htmlInput: { min: 0 } }}
+          helperText={property.hardFacts?.parking != null ? `Pool: ${property.hardFacts.parking}` : undefined}
+        />
+      </Box>
+
+      {needsBuild && (
+        <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1 }}>
+          <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
+          <ToggleButtonGroup
+            exclusive size="small"
+            value={d.fitOutByLandlord === undefined ? null : d.fitOutByLandlord ? 'landlord' : 'tenant'}
+            onChange={(_, v) => {
+              if (!v) return
+              const landlord = v === 'landlord'
+              setD(p => ({ ...p, fitOutByLandlord: landlord, ...(landlord ? { mieterausbaubeitragPerSqm: undefined } : {}) }))
+              save({ fitOutByLandlord: landlord, ...(landlord ? { mieterausbaubeitragPerSqm: undefined } : {}) })
+            }}
+          >
+            <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+            <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+          </ToggleButtonGroup>
+          {d.fitOutByLandlord === false && (
+            <TextField
+              label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 140 }}
+              value={d.mieterausbaubeitragPerSqm ?? ''}
+              onChange={e => setD(p => ({ ...p, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
+              onBlur={e => save({ mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined })}
+              slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+            />
+          )}
+        </Box>
+      )}
+
+      <Divider sx={{ my: 1.25 }} />
+
+      {/* 2) KI-Preisempfehlung */}
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5, mb: 0.5 }}>
+        <Sparkles size={12} color={DS_PRE_MARKET.accent} />
+        <Typography sx={{ fontSize: '0.65rem', fontWeight: 700, color: '#5b21b6' }}>KI-Preisempfehlung Pre-Market</Typography>
+        {verdict && <Chip label={verdict.label} size="small" sx={{ height: 16, fontSize: '0.6rem', fontWeight: 700, bgcolor: verdict.bg, color: verdict.fg, ml: 'auto' }} />}
+      </Box>
+
+      {isLoading ? (
+        <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, py: 0.5 }}>
+          <CircularProgress size={12} sx={{ color: DS_PRE_MARKET.accent }} />
+          <Typography sx={{ fontSize: '0.65rem', color: '#6d28d9' }}>Marktanalyse läuft…</Typography>
+        </Box>
+      ) : isError || !rec ? (
+        <Typography sx={{ fontSize: '0.65rem', color: DS_TEXT.muted }}>Keine Empfehlung verfügbar.</Typography>
+      ) : (
+        <>
+          <Typography sx={{ fontSize: '0.72rem', fontWeight: 700, color: '#5b21b6' }}>
+            Empfehlung: CHF {rec.recommendedPerSqm}/m²
+            <Box component="span" sx={{ fontWeight: 400, color: '#6d28d9' }}> (CHF {rec.rangeMinPerSqm}–{rec.rangeMaxPerSqm})</Box>
+          </Typography>
+          <Typography sx={{ fontSize: '0.65rem', color: '#6d28d9', mb: 0.25 }}>
+            Heute CHF {current}/m²
+            <Box component="span" sx={{ fontWeight: 700, ml: 0.5 }}>
+              {rec.deltaVsCurrentPct > 0 ? `+${rec.deltaVsCurrentPct}%` : `${rec.deltaVsCurrentPct}%`} vs. heute
+            </Box>
+          </Typography>
+          <Typography sx={{ fontSize: '0.6rem', color: '#7c3aed', mb: 0.625 }}>
+            {rec.drivers.join(' · ')}
+          </Typography>
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75 }}>
+            <TextField
+              type="number" size="small" label="Pre-Market-Preis"
+              placeholder={`z.B. ${rec.recommendedPerSqm}`}
+              value={d.expectedRentPerSqm ?? ''}
+              onChange={e => setD(p => ({ ...p, expectedRentPerSqm: parseInt(e.target.value) || undefined }))}
+              onBlur={e => save({ expectedRentPerSqm: parseInt(e.target.value) || undefined })}
+              slotProps={{ inputLabel: { shrink: true }, htmlInput: { min: 0, step: 10 } }}
+              sx={{ width: 150, '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 } }}
+            />
+            <Button
+              size="small"
+              onClick={() => { setD(p => ({ ...p, expectedRentPerSqm: rec.recommendedPerSqm })); save({ expectedRentPerSqm: rec.recommendedPerSqm }) }}
+              sx={{ textTransform: 'none', fontSize: '0.68rem', color: DS_PRE_MARKET.accent }}
+            >
+              Empfehlung übernehmen
+            </Button>
+          </Box>
+        </>
+      )}
+    </Box>
+  )
+}

src/components/supply/PreMarketUnitGrid.tsx

@@ -1,8 +1,13 @@
-import { Box, CircularProgress, Switch, TextField, Tooltip, Typography } from '@mui/material'
-import { EyeOff } from 'lucide-react'
+import { useState } from 'react'
+import { Box, CircularProgress, Collapse, IconButton, Switch, TextField, Tooltip, Typography } from '@mui/material'
+import { EyeOff, Pencil } from 'lucide-react'
 import type { Property } from '../../domain/property'
-import { DS_PRE_MARKET, DS_TEXT } from '../../lib/ds'
+import { DS_BORDER, DS_PRE_MARKET, DS_TEXT } from '../../lib/ds'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { resolveUnitFacts } from '../../lib/unitFacts'
 import { floorLabel } from './PropertyDetailHelpers'
+import { UnitFieldsEditor } from './UnitFieldsEditor'
+import { PreMarketPriceAdvisor } from './PreMarketPriceAdvisor'
 
 type PropertyUnit = NonNullable<Property['units']>[number]
 
@@ -13,6 +18,7 @@ export interface UnitReleaseState {
 }
 
 interface Props {
+  property: Property
   units: PropertyUnit[]
   unitStates: Record<string, UnitReleaseState>
   unitSaving: Record<string, boolean>
@@ -20,7 +26,9 @@ interface Props {
   saveUnit: (unitId: string, enabled: boolean, availableFrom: string, anonymous: boolean) => Promise<void>
 }
 
-export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates, saveUnit }: Props) {
+export function PreMarketUnitGrid({ property, units, unitStates, unitSaving, setUnitStates, saveUnit }: Props) {
+  const [editing, setEditing] = useState<string | null>(null)
+
   return (
     <Box sx={{ mt: 1.25, pt: 1.25, borderTop: `1px solid ${DS_PRE_MARKET.border}` }}>
       <Typography variant="caption" sx={{ fontWeight: 700, color: '#4c1d95', textTransform: 'uppercase', letterSpacing: 0.5, fontSize: '0.63rem', display: 'block', mb: 0.875 }}>
@@ -28,100 +36,126 @@ export function PreMarketUnitGrid({ units, unitStates, unitSaving, setUnitStates
       </Typography>
       {units.map(u => {
         const us = unitStates[u.id] ?? { enabled: false, availableFrom: '', anonymous: false }
+        const f = resolveUnitFacts(property, u)
+        const fitLabel = f.fitOut ? (FIT_OUT_LABELS[f.fitOut] ?? f.fitOut) : null
+        const needsBuild = f.fitOut === 'SHELL' || f.fitOut === 'BASIC'
+        const detailParts: string[] = []
+        if (fitLabel) detailParts.push(fitLabel)
+        if (needsBuild) detailParts.push(`Träger: ${f.fitOutByLandlord ? 'Vermieter' : 'Mieter'}`)
+        if (f.parkingSpots != null) detailParts.push(`${f.parkingSpots} PP`)
+        detailParts.push(u.expectedRentPerSqm ? `erwartet CHF ${u.expectedRentPerSqm}/m²` : `CHF ${f.rentPricePerSqm}/m²`)
+
         return (
-          <Box
-            key={u.id}
-            sx={{
-              display: 'grid', gridTemplateColumns: '1fr 140px auto',
-              gap: 1, alignItems: 'start', py: 0.875,
-              borderBottom: '1px solid #f3e8ff',
-              '&:last-child': { borderBottom: 'none' },
-            }}
-          >
-            {/* Unit info + anonym toggle (shown when enabled) */}
-            <Box>
-              <Typography sx={{ fontSize: '0.72rem', fontWeight: 600, color: DS_TEXT.primary }}>
-                {floorLabel(u)}{u.unitLabel ? ` · ${u.unitLabel}` : ''}
-              </Typography>
-              <Typography sx={{ fontSize: '0.65rem', color: DS_TEXT.muted }}>
-                {u.areaSqm.toLocaleString('de-CH')} m²
-              </Typography>
-              {us.enabled && (
-                <Tooltip title="Adresse und Objektname werden im Matching-Feed ausgeblendet — Interessenten sehen nur Fläche, Typ und Standortregion">
-                  <Box
-                    sx={{
-                      display: 'inline-flex', alignItems: 'center', gap: 0.5, mt: 0.625,
-                      px: 0.75, py: 0.25, borderRadius: 1,
-                      border: '1px solid',
-                      borderColor: us.anonymous ? '#ddd6fe' : '#e2e8f0',
-                      bgcolor: us.anonymous ? '#f5f3ff' : 'transparent',
-                      cursor: 'pointer',
-                      transition: 'background 0.15s, border-color 0.15s',
-                    }}
-                    onClick={() => {
-                      const next = { ...us, anonymous: !us.anonymous }
-                      setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                      saveUnit(u.id, us.enabled, us.availableFrom, !us.anonymous)
-                    }}
-                  >
-                    <EyeOff size={11} color={us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8'} />
-                    <Typography sx={{ fontSize: '0.62rem', fontWeight: us.anonymous ? 700 : 400, color: us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8', lineHeight: 1 }}>
-                      Anonym
-                    </Typography>
-                    <Switch
-                      size="small"
-                      checked={us.anonymous}
-                      onChange={(_, checked) => {
-                        const next = { ...us, anonymous: checked }
-                        setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                        saveUnit(u.id, us.enabled, us.availableFrom, checked)
-                      }}
-                      onClick={e => e.stopPropagation()}
+          <Box key={u.id} sx={{ borderBottom: '1px solid #f3e8ff', '&:last-child': { borderBottom: 'none' }, py: 0.875 }}>
+            <Box sx={{ display: 'grid', gridTemplateColumns: '1fr 140px auto', gap: 1, alignItems: 'start' }}>
+              {/* Unit info + anonym toggle (shown when enabled) */}
+              <Box>
+                <Typography sx={{ fontSize: '0.72rem', fontWeight: 600, color: DS_TEXT.primary }}>
+                  {floorLabel(u)}{u.unitLabel ? ` · ${u.unitLabel}` : ''}
+                </Typography>
+                <Typography sx={{ fontSize: '0.65rem', color: DS_TEXT.muted }}>
+                  {u.areaSqm.toLocaleString('de-CH')} m²
+                </Typography>
+                {us.enabled && (
+                  <Tooltip title="Adresse und Objektname werden im Matching-Feed ausgeblendet — Interessenten sehen nur Fläche, Typ und Standortregion">
+                    <Box
                       sx={{
-                        width: 28, height: 16, p: 0,
-                        '& .MuiSwitch-switchBase': { p: '2px', '&.Mui-checked': { transform: 'translateX(12px)', color: '#fff' } },
-                        '& .MuiSwitch-thumb': { width: 12, height: 12 },
-                        '& .MuiSwitch-track': { borderRadius: 8, bgcolor: '#cbd5e1' },
-                        '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                        display: 'inline-flex', alignItems: 'center', gap: 0.5, mt: 0.625,
+                        px: 0.75, py: 0.25, borderRadius: 1,
+                        border: '1px solid',
+                        borderColor: us.anonymous ? '#ddd6fe' : '#e2e8f0',
+                        bgcolor: us.anonymous ? '#f5f3ff' : 'transparent',
+                        cursor: 'pointer',
+                        transition: 'background 0.15s, border-color 0.15s',
                       }}
-                    />
-                  </Box>
-                </Tooltip>
-              )}
-            </Box>
+                      onClick={() => {
+                        const next = { ...us, anonymous: !us.anonymous }
+                        setUnitStates(prev => ({ ...prev, [u.id]: next }))
+                        saveUnit(u.id, us.enabled, us.availableFrom, !us.anonymous)
+                      }}
+                    >
+                      <EyeOff size={11} color={us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8'} />
+                      <Typography sx={{ fontSize: '0.62rem', fontWeight: us.anonymous ? 700 : 400, color: us.anonymous ? DS_PRE_MARKET.accent : '#94a3b8', lineHeight: 1 }}>
+                        Anonym
+                      </Typography>
+                      <Switch
+                        size="small"
+                        checked={us.anonymous}
+                        onChange={(_, checked) => {
+                          const next = { ...us, anonymous: checked }
+                          setUnitStates(prev => ({ ...prev, [u.id]: next }))
+                          saveUnit(u.id, us.enabled, us.availableFrom, checked)
+                        }}
+                        onClick={e => e.stopPropagation()}
+                        sx={{
+                          width: 28, height: 16, p: 0,
+                          '& .MuiSwitch-switchBase': { p: '2px', '&.Mui-checked': { transform: 'translateX(12px)', color: '#fff' } },
+                          '& .MuiSwitch-thumb': { width: 12, height: 12 },
+                          '& .MuiSwitch-track': { borderRadius: 8, bgcolor: '#cbd5e1' },
+                          '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                        }}
+                      />
+                    </Box>
+                  </Tooltip>
+                )}
+              </Box>
 
-            {/* Available-from date */}
-            <TextField
-              type="date"
-              size="small"
-              value={us.availableFrom}
-              disabled={!us.enabled}
-              slotProps={{ inputLabel: { shrink: true } }}
-              sx={{ '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 }, mt: 0.125 }}
-              onChange={e => {
-                const next = { ...us, availableFrom: e.target.value }
-                setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                if (us.enabled) saveUnit(u.id, true, e.target.value, us.anonymous)
-              }}
-            />
-
-            {/* Enabled toggle */}
-            <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5, mt: 0.25 }}>
-              {unitSaving[u.id] && <CircularProgress size={10} sx={{ color: DS_PRE_MARKET.accent }} />}
-              <Switch
+              {/* Available-from date */}
+              <TextField
+                type="date"
                 size="small"
-                checked={us.enabled}
-                onChange={(_, checked) => {
-                  const next = { ...us, enabled: checked }
+                value={us.availableFrom}
+                disabled={!us.enabled}
+                slotProps={{ inputLabel: { shrink: true } }}
+                sx={{ '& .MuiInputBase-input': { fontSize: '0.72rem', py: 0.5 }, mt: 0.125 }}
+                onChange={e => {
+                  const next = { ...us, availableFrom: e.target.value }
                   setUnitStates(prev => ({ ...prev, [u.id]: next }))
-                  saveUnit(u.id, checked, us.availableFrom, us.anonymous)
-                }}
-                sx={{
-                  '& .MuiSwitch-switchBase.Mui-checked': { color: DS_PRE_MARKET.accent },
-                  '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                  if (us.enabled) saveUnit(u.id, true, e.target.value, us.anonymous)
                 }}
               />
+
+              {/* Edit (nur vor Freigabe — danach inline) + enabled toggle */}
+              <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.25, mt: 0.25 }}>
+                {unitSaving[u.id] && <CircularProgress size={10} sx={{ color: DS_PRE_MARKET.accent }} />}
+                {!us.enabled && (
+                  <Tooltip title="Ausbau, Preis & Parkplätze dieser Einheit bearbeiten">
+                    <IconButton size="small" onClick={() => setEditing(editing === u.id ? null : u.id)} sx={{ p: 0.25, color: editing === u.id ? DS_PRE_MARKET.accent : DS_TEXT.disabled }}>
+                      <Pencil size={12} />
+                    </IconButton>
+                  </Tooltip>
+                )}
+                <Switch
+                  size="small"
+                  checked={us.enabled}
+                  onChange={(_, checked) => {
+                    const next = { ...us, enabled: checked }
+                    setUnitStates(prev => ({ ...prev, [u.id]: next }))
+                    saveUnit(u.id, checked, us.availableFrom, us.anonymous)
+                  }}
+                  sx={{
+                    '& .MuiSwitch-switchBase.Mui-checked': { color: DS_PRE_MARKET.accent },
+                    '& .MuiSwitch-switchBase.Mui-checked + .MuiSwitch-track': { bgcolor: '#8b5cf6' },
+                  }}
+                />
+              </Box>
             </Box>
+
+            {/* Vor Freigabe: Lese-Details + Stift-Editor. Nach Freigabe: volle Inline-Konfiguration. */}
+            {us.enabled ? (
+              <PreMarketPriceAdvisor property={property} unit={u} />
+            ) : (
+              <>
+                <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.62rem', display: 'block', mt: 0.25 }}>
+                  {detailParts.join(' · ')}
+                </Typography>
+                <Collapse in={editing === u.id}>
+                  <Box sx={{ border: `1px solid ${DS_BORDER.default}`, borderRadius: 1, mt: 0.75, overflow: 'hidden' }}>
+                    <UnitFieldsEditor property={property} unit={u} onClose={() => setEditing(null)} />
+                  </Box>
+                </Collapse>
+              </>
+            )}
           </Box>
         )
       })}

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/UnitFieldsEditor.tsx

@@ -0,0 +1,133 @@
+import { useState } from 'react'
+import { Box, Button, MenuItem, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
+import type { Property, PropertyUnit } from '../../domain/property'
+import { useUpdateUnit } from '../../hooks/useProperties'
+import { FIT_OUT_LABELS } from '../../lib/constants'
+import { DS_BORDER, DS_TEXT } from '../../lib/ds'
+
+const NEEDS_BUILD = new Set(['SHELL', 'BASIC'])
+
+interface UnitDraft {
+  rentPricePerSqm?: number
+  availableFrom?: string
+  fitOut?: string
+  fitOutByLandlord?: boolean
+  mieterausbaubeitragPerSqm?: number
+  parkingSpots?: number
+}
+
+interface Props {
+  property: Property
+  unit: PropertyUnit
+  onClose: () => void
+}
+
+/** Shared per-unit editor: conditions (price, availability), fit-out group, parking allocation. */
+export function UnitFieldsEditor({ property, unit, onClose }: Props) {
+  const updateUnit = useUpdateUnit(property.id)
+  const [d, setD] = useState<UnitDraft>(() => ({
+    rentPricePerSqm: unit.rentPricePerSqm ?? property.rentPricePerSqm,
+    availableFrom: unit.availableFrom,
+    fitOut: unit.fitOut ?? '',
+    fitOutByLandlord: unit.fitOutByLandlord,
+    mieterausbaubeitragPerSqm: unit.mieterausbaubeitragPerSqm,
+    parkingSpots: unit.parkingSpots,
+  }))
+
+  const effFit = d.fitOut || property.hardFacts?.fitOut
+  const needsBuild = NEEDS_BUILD.has(effFit ?? '')
+
+  function save() {
+    const fit = (d.fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined
+    const nb = fit === 'SHELL' || fit === 'BASIC'
+    updateUnit.mutate({
+      unitId: unit.id,
+      data: {
+        rentPricePerSqm: d.rentPricePerSqm,
+        availableFrom: d.availableFrom || undefined,
+        fitOut: fit,
+        fitOutByLandlord: nb ? d.fitOutByLandlord : undefined,
+        mieterausbaubeitragPerSqm: nb && d.fitOutByLandlord === false ? d.mieterausbaubeitragPerSqm : undefined,
+        parkingSpots: d.parkingSpots,
+      },
+    })
+    onClose()
+  }
+
+  return (
+    <Box sx={{ px: 2, py: 1.5, bgcolor: '#f8fafc', borderTop: `1px solid ${DS_BORDER.default}` }}>
+      {/* Konditionen */}
+      <Box sx={{ display: 'grid', gridTemplateColumns: unit.available ? '1fr 1fr 1fr' : '1fr 1fr', gap: 1.25 }}>
+        <TextField
+          label="Preis (CHF/m²/Jahr)" type="number" size="small"
+          value={d.rentPricePerSqm ?? ''}
+          onChange={e => setD(p => ({ ...p, rentPricePerSqm: parseInt(e.target.value) || undefined }))}
+          slotProps={{ htmlInput: { min: 0, step: 10 } }}
+          helperText="Leer = Objekt-Preis"
+        />
+        {unit.available && (
+          <TextField
+            label="Verfügbar ab" type="date" size="small"
+            slotProps={{ inputLabel: { shrink: true } }}
+            value={d.availableFrom ?? ''}
+            onChange={e => setD(p => ({ ...p, availableFrom: e.target.value }))}
+            helperText="Leer = sofort"
+          />
+        )}
+        <TextField
+          label="Parkplätze (Zuteilung)" type="number" size="small"
+          value={d.parkingSpots ?? ''}
+          onChange={e => setD(p => ({ ...p, parkingSpots: parseInt(e.target.value) || undefined }))}
+          slotProps={{ htmlInput: { min: 0 } }}
+          helperText={property.hardFacts?.parking != null ? `Objekt-Pool: ${property.hardFacts.parking}` : 'Leer = Objekt-Wert'}
+        />
+      </Box>
+
+      {/* Ausbau — Standard + Träger + MAB als Gruppe */}
+      <Box sx={{ mt: 1.5, p: 1.5, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1, bgcolor: 'white' }}>
+        <Typography variant="caption" sx={{ fontWeight: 700, color: DS_TEXT.secondary, textTransform: 'uppercase', letterSpacing: 0.4, display: 'block', mb: 1 }}>
+          Ausbau
+        </Typography>
+        <TextField
+          select size="small" label="Ausbaustandard" fullWidth
+          value={d.fitOut ?? ''}
+          onChange={e => setD(p => ({ ...p, fitOut: e.target.value }))}
+        >
+          <MenuItem value="">Wie Objekt{property.hardFacts?.fitOut ? ` (${FIT_OUT_LABELS[property.hardFacts.fitOut] ?? property.hardFacts.fitOut})` : ''}</MenuItem>
+          <MenuItem value="SHELL">{FIT_OUT_LABELS.SHELL}</MenuItem>
+          <MenuItem value="BASIC">{FIT_OUT_LABELS.BASIC}</MenuItem>
+          <MenuItem value="FULL">{FIT_OUT_LABELS.FULL}</MenuItem>
+          <MenuItem value="PREMIUM">{FIT_OUT_LABELS.PREMIUM}</MenuItem>
+        </TextField>
+
+        {needsBuild && (
+          <Box sx={{ display: 'flex', gap: 1.5, alignItems: 'center', flexWrap: 'wrap', mt: 1.25 }}>
+            <Typography variant="caption" color="text.secondary">Wer baut aus?</Typography>
+            <ToggleButtonGroup
+              exclusive size="small"
+              value={d.fitOutByLandlord === undefined ? null : d.fitOutByLandlord ? 'landlord' : 'tenant'}
+              onChange={(_, v) => { if (v) setD(p => ({ ...p, fitOutByLandlord: v === 'landlord', ...(v === 'landlord' ? { mieterausbaubeitragPerSqm: undefined } : {}) })) }}
+            >
+              <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter</ToggleButton>
+              <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter</ToggleButton>
+            </ToggleButtonGroup>
+            {d.fitOutByLandlord === false && (
+              <TextField
+                label="MAB (CHF/m²)" type="number" size="small" sx={{ width: 150 }}
+                value={d.mieterausbaubeitragPerSqm ?? ''}
+                onChange={e => setD(p => ({ ...p, mieterausbaubeitragPerSqm: parseInt(e.target.value) || undefined }))}
+                slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+              />
+            )}
+            <Typography variant="caption" sx={{ color: DS_TEXT.disabled }}>leer = wie Objekt</Typography>
+          </Box>
+        )}
+      </Box>
+
+      <Box sx={{ display: 'flex', gap: 1, mt: 1.5, justifyContent: 'flex-end' }}>
+        <Button size="small" onClick={onClose} sx={{ textTransform: 'none', color: DS_TEXT.muted }}>Abbrechen</Button>
+        <Button size="small" variant="contained" onClick={save} sx={{ textTransform: 'none', bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }}>Speichern</Button>
+      </Box>
+    </Box>
+  )
+}

src/components/supply/UnitStructurePanel.tsx

@@ -1,13 +1,16 @@
 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 { 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 { resolveUnitFacts } from '../../lib/unitFacts'
 import { floorLabel } from './PropertyDetailHelpers'
+import { UnitFieldsEditor } from './UnitFieldsEditor'
 
 function MatchPill({ m }: { m: UnitNeedMatch }) {
   const bg = m.matchScore >= 85 ? '#fef3c7' : '#e0e7ff'
@@ -50,6 +53,7 @@ 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 updateUnit = useUpdateUnit(p.id)
 
   const freeUnits = useMemo(() => (p.units ?? []).filter(u => u.available), [p.units])
@@ -229,6 +233,7 @@ 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 +290,19 @@ 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={() => setEditingUnit(editingUnit === u.id ? null : u.id)}
+                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 +312,46 @@ 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.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>
 
+        {/* Always-visible per-unit details (read) */}
+        {(() => {
+          const f = resolveUnitFacts(p, u)
+          const fitLabel = f.fitOut ? (FIT_OUT_LABELS[f.fitOut] ?? f.fitOut) : null
+          const needsBuild = f.fitOut === 'SHELL' || f.fitOut === 'BASIC'
+          const parts: string[] = []
+          if (fitLabel) parts.push(`Ausbau: ${fitLabel}`)
+          if (needsBuild) parts.push(`Träger: ${f.fitOutByLandlord ? 'Vermieter' : 'Mieter'}`)
+          if (needsBuild && !f.fitOutByLandlord && f.mabPerSqm > 0) parts.push(`MAB CHF ${f.mabPerSqm}/m²`)
+          if (f.parkingSpots != null) parts.push(`${f.parkingSpots} PP`)
+          if (u.expectedRentPerSqm) parts.push(`erwartet CHF ${u.expectedRentPerSqm}/m²`)
+          if (parts.length === 0) return null
+          return (
+            <Box sx={{ px: 1.5, pb: 0.625, mt: -0.25, borderBottom: isLastRow ? 'none' : `1px solid ${DS_BORDER.muted}` }}>
+              <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontSize: '0.63rem' }}>
+                {parts.join(' · ')}
+              </Typography>
+            </Box>
+          )
+        })()}
+
+        {/* Inline editor: full per-unit fields */}
+        <Collapse in={editingUnit === u.id}>
+          <UnitFieldsEditor property={p} unit={u} onClose={() => setEditingUnit(null)} />
+        </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/inquiry.ts

@@ -20,10 +20,20 @@ export interface InquiryMessage {
 
 export type InquiryStatus = 'new' | 'in_progress' | 'answered' | 'archived'
 
+/** Konversationstyp: Nachfrager-initiierte Anfrage vs. Verwaltung-initiiertes Angebot. */
+export type InquiryKind = 'INQUIRY' | 'OFFER'
+
 export interface Inquiry {
   id: string
+  /** Supply-Organisation (Eigentümer/Verwaltung des Objekts). */
   organizationId: string
+  /** Nachfrager-Organisation — für das Demand-Postfach. */
+  tenantOrgId?: string
+  /** INQUIRY (Demand→Supply) oder OFFER (Supply→Demand). Default INQUIRY. */
+  kind?: InquiryKind
   propertyId: string
+  /** Bei OFFER: alle im Angebot enthaltenen Objekte. */
+  offeredPropertyIds?: string[]
   needId?: string
   tenantName: string
   tenantCompany?: string

src/domain/latentNeed.ts

@@ -5,6 +5,8 @@ export interface LatentNeed {
   id: string
   title: string
   tenantCompany?: string
+  /** Nachfrager-Organisation — Empfänger eines Angebots (Demo-Default-Routing: org-mobimo). */
+  tenantOrgId?: string
   assetType: AssetType
   desiredLocation: string
   sizeRange: { min: number; max: number }

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/useAI.ts

@@ -1,6 +1,6 @@
 import { useMutation, useQuery } from '@tanstack/react-query'
 import { aiService, parseListingText } from '../services/aiService'
-import type { OfferEmailPayload, FitOutAdviceInput } from '../services/aiService'
+import type { OfferEmailPayload, FitOutAdviceInput, PreMarketRentInput } from '../services/aiService'
 
 export function useParseNeed() {
   return useMutation({
@@ -34,3 +34,12 @@ export function useFitOutAdvice(input: FitOutAdviceInput | null) {
     staleTime: Infinity,
   })
 }
+
+export function usePreMarketRentRecommendation(input: PreMarketRentInput | null) {
+  return useQuery({
+    queryKey: ['preMarketRent', input],
+    queryFn: () => aiService.recommendPreMarketRent(input!),
+    enabled: !!input && !!input.city,
+    staleTime: Infinity,
+  })
+}

src/hooks/useInquiries.ts

@@ -1,7 +1,7 @@
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query'
 import { inquiryService } from '../services/inquiryService'
-import type { InquiryFilters } from '../provider/IInquiryProvider'
-import type { Attachment } from '../domain/inquiry'
+import type { InquiryFilters, CreateInquiryInput, CreateOfferInput } from '../provider/IInquiryProvider'
+import type { Attachment, InquiryMessage } from '../domain/inquiry'
 import { useToastStore } from '../stores/toastStore'
 
 export function useActiveInquiries(filters?: InquiryFilters) {
@@ -29,7 +29,7 @@ export function useSendInquiryReply() {
       payload,
     }: {
       inquiryId: string
-      payload: { subject?: string; body: string; attachments?: Attachment[] }
+      payload: { subject?: string; body: string; attachments?: Attachment[]; senderType?: InquiryMessage['senderType']; senderName?: string }
     }) => inquiryService.sendInquiryReply(inquiryId, payload),
     onSuccess: (_data, { inquiryId }) => {
       qc.invalidateQueries({ queryKey: ['inquiry', inquiryId] })
@@ -41,6 +41,31 @@ export function useSendInquiryReply() {
   })
 }
 
+/** Demand→Supply: neue Anfrage erstellen (ersetzt die alte Zustand-Insel). */
+export function useCreateInquiry() {
+  const qc = useQueryClient()
+  return useMutation({
+    mutationFn: (input: CreateInquiryInput) => inquiryService.createInquiry(input),
+    onSuccess: () => {
+      qc.invalidateQueries({ queryKey: ['inquiries'] })
+    },
+    onError: () => {
+      useToastStore.getState().showToast('Anfrage konnte nicht gesendet werden.', 'error')
+    },
+  })
+}
+
+/** Supply→Demand: Angebot als Konversation im Nachfrager-Postfach materialisieren. */
+export function useCreateOffer() {
+  const qc = useQueryClient()
+  return useMutation({
+    mutationFn: (input: CreateOfferInput) => inquiryService.createOffer(input),
+    onSuccess: () => {
+      qc.invalidateQueries({ queryKey: ['inquiries'] })
+    },
+  })
+}
+
 export function useMarkThreadAsRead() {
   const qc = useQueryClient()
   return useMutation({

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', () => {
+  // Zürich OFFICE median = 42/Monat → 504/Jahr (getMarketRent rechnet ×12)
+  it('flags asking rent clearly above the city median as ABOVE', () => {
+    const est = estimateMarketRent('Zürich', 'OFFICE', 600)
+    expect(est).not.toBeNull()
+    expect(est!.verdict).toBe('ABOVE')
+    expect(est!.deltaPct).toBeGreaterThan(5)
+    expect(est!.fairRentPerSqm).toBe(504)
+  })
+
+  it('flags asking rent clearly below median as BELOW', () => {
+    const est = estimateMarketRent('Zürich', 'OFFICE', 400)
+    expect(est!.verdict).toBe('BELOW')
+    expect(est!.deltaPct).toBeLessThan(-5)
+  })
+
+  it('treats near-median asking rent as AT (within ±5%)', () => {
+    const est = estimateMarketRent('Zürich', 'OFFICE', 510)
+    expect(est!.verdict).toBe('AT')
+  })
+
+  it('returns null for unknown city', () => {
+    expect(estimateMarketRent('Atlantis', 'OFFICE', 480)).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/locationIntelligence.ts

@@ -6,9 +6,9 @@ export interface CityIntelligence {
   purchasingPowerIndex: number    // Kaufkraft-Index (CH = 100)
   dominantIndustryClusters: string[]
   plannedInfrastructure: { project: string; timeline: string; impact: string }[]
-  medianRentOffice: number        // CHF/m² für Bürofläche
-  medianRentLogistics: number
-  medianRentRetail: number
+  medianRentOffice: number        // CHF/m²/Monat (Bürofläche) — getMarketRent rechnet auf Jahr um
+  medianRentLogistics: number     // CHF/m²/Monat
+  medianRentRetail: number        // CHF/m²/Monat
   avgDaysOnMarket: number         // Durchschnittliche Tage bis Vermietung
   demandStrength: 'LOW' | 'MEDIUM' | 'HIGH' | 'VERY_HIGH'
   taxIndexCanton: number          // Steuerindex 100 = CH-Mittel
@@ -137,13 +137,15 @@ export function getCityIntelligence(city: string): CityIntelligence | null {
   return key ? CITY_INTELLIGENCE[key] : null
 }
 
+/** Median-Marktmiete in CHF/m²/**Jahr** (Daten sind monatlich gespeichert → ×12), passend zu property.rentPricePerSqm. */
 export function getMarketRent(city: string, assetType: string): number | null {
   const intel = getCityIntelligence(city)
   if (!intel) return null
-  if (assetType === 'OFFICE') return intel.medianRentOffice
-  if (assetType === 'LOGISTICS' || assetType === 'LIGHT_INDUSTRIAL') return intel.medianRentLogistics
-  if (assetType === 'RETAIL') return intel.medianRentRetail
-  return intel.medianRentOffice
+  const monthly =
+    assetType === 'LOGISTICS' || assetType === 'LIGHT_INDUSTRIAL' ? intel.medianRentLogistics
+    : assetType === 'RETAIL' ? intel.medianRentRetail
+    : intel.medianRentOffice
+  return monthly * 12
 }
 
 // ── City coordinates (WGS84) ─────────────────────────────────────────────────

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/mock-data/demandInquiries.ts

@@ -5,6 +5,8 @@ export const mockDemandInquiries: Inquiry[] = [
   {
     id: 'dinq-001',
     organizationId: 'org-wincasa',
+    tenantOrgId: 'org-mobimo',
+    kind: 'INQUIRY',
     propertyId: 'prop-technopark',
     tenantName: 'Admin User',
     tenantCompany: 'Mobimo Management AG',
@@ -39,6 +41,8 @@ export const mockDemandInquiries: Inquiry[] = [
   {
     id: 'dinq-002',
     organizationId: 'org-wincasa',
+    tenantOrgId: 'org-mobimo',
+    kind: 'INQUIRY',
     propertyId: 'prop-hardturmpark',
     tenantName: 'Admin User',
     tenantCompany: 'Mobimo Management AG',
@@ -73,6 +77,8 @@ export const mockDemandInquiries: Inquiry[] = [
   {
     id: 'dinq-003',
     organizationId: 'org-wincasa',
+    tenantOrgId: 'org-mobimo',
+    kind: 'INQUIRY',
     propertyId: 'prop-sihlcity',
     tenantName: 'Admin User',
     tenantCompany: 'Mobimo Management AG',
@@ -130,6 +136,8 @@ export const mockDemandInquiries: Inquiry[] = [
   {
     id: 'dinq-004',
     organizationId: 'org-wincasa',
+    tenantOrgId: 'org-mobimo',
+    kind: 'INQUIRY',
     propertyId: 'prop-bahnhofzug',
     tenantName: 'Admin User',
     tenantCompany: 'Mobimo Management AG',
@@ -186,6 +194,8 @@ export const mockDemandInquiries: Inquiry[] = [
   {
     id: 'dinq-005',
     organizationId: 'org-wincasa',
+    tenantOrgId: 'org-mobimo',
+    kind: 'INQUIRY',
     propertyId: 'prop-dreispitz',
     tenantName: 'Admin User',
     tenantCompany: 'Mobimo Management AG',
@@ -238,4 +248,40 @@ export const mockDemandInquiries: Inquiry[] = [
       },
     ],
   },
+
+  // 6 — OFFER (Verwaltung → Nachfrager, proaktiv aus Latente Anfragen)
+  {
+    id: 'off-seed-001',
+    organizationId: 'org-wincasa',
+    tenantOrgId: 'org-mobimo',
+    kind: 'OFFER',
+    propertyId: 'prop-001',
+    offeredPropertyIds: ['prop-001', 'prop-093'],
+    tenantName: 'Mobimo Management AG',
+    propertyManagerCompany: 'Wincasa AG',
+    propertyAddress: '2 Objekte im Angebot',
+    subject: 'Passende Büroflächen zu Ihrem Bedarf',
+    message:
+      'Sehr geehrte Damen und Herren,\n\nbasierend auf Ihrem Suchprofil haben wir zwei passende Büroflächen für Sie zusammengestellt. Details finden Sie im beigefügten Angebot.\n\nFreundliche Grüsse\nWincasa AG',
+    status: 'new',
+    unreadCount: 1,
+    isRead: false,
+    createdAt: '2026-05-24T10:00:00Z',
+    updatedAt: '2026-05-24T10:00:00Z',
+    thread: [
+      {
+        id: 'off-seed-001-1',
+        inquiryId: 'off-seed-001',
+        senderType: 'supply_user',
+        senderName: 'Wincasa AG',
+        subject: 'Passende Büroflächen zu Ihrem Bedarf',
+        body:
+          'Sehr geehrte Damen und Herren,\n\nbasierend auf Ihrem Suchprofil haben wir zwei passende Büroflächen für Sie zusammengestellt. Details finden Sie im beigefügten Angebot.\n\nFreundliche Grüsse\nWincasa AG',
+        attachments: [
+          { id: 'off-att-001', fileName: 'Angebot_Bueroflaechen_Zuerich.pdf', fileType: 'application/pdf', fileSize: 312500, generated: true },
+        ],
+        createdAt: '2026-05-24T10:00:00Z',
+      },
+    ],
+  },
 ]

src/pages/demand/Anfragen.tsx

@@ -5,10 +5,9 @@ import {
   InputAdornment, Alert,
 } from '@mui/material'
 import { Search, Send, Paperclip, ArrowLeft, Bot, Building2, Kanban } from 'lucide-react'
-import { mockDemandInquiries } from '../../mock-data/demandInquiries'
-import { useInquiryStore } from '../../stores/inquiryStore'
+import { useActiveInquiries, useSendInquiryReply, useMarkThreadAsRead } from '../../hooks/useInquiries'
 import { usePipelineItems, useMoveStage } from '../../hooks/usePipeline'
-import type { InquiryMessage } from '../../domain/inquiry'
+import { mockProperties } from '../../mock-data/properties'
 import { STAGE_ORDER, STAGE_LABELS, detectKiStage } from './anfragenKiDetection'
 import { AnfragenMessageBubble } from '../../components/demand/AnfragenMessageBubble'
 import { AnfragenInquiryItem } from '../../components/demand/AnfragenInquiryItem'
@@ -18,10 +17,9 @@ import { useSessionStore } from '../../stores/sessionStore'
 // ── Config ────────────────────────────────────────────────────────────────────
 
 const FILTER_TABS = [
-  { key: 'all',         label: 'Alle' },
-  { key: 'new',         label: 'Neu' },
-  { key: 'in_progress', label: 'Aktiv' },
-  { key: 'answered',    label: 'Beantwortet' },
+  { key: 'all',     label: 'Alle' },
+  { key: 'INQUIRY', label: 'Gesendet' },
+  { key: 'OFFER',   label: 'Erhalten' },
 ]
 
 // ── Anfragen page ─────────────────────────────────────────────────────────────
@@ -36,20 +34,23 @@ export default function Anfragen() {
   const preselectedId = searchParams.get('inquiry')
 
   const { currentUser } = useSessionStore()
-  const storeInquiries = useInquiryStore(s => s.sentInquiries)
-  const [inquiries, setInquiries] = useState(mockDemandInquiries)
-  const allInquiries = [...storeInquiries, ...inquiries]
+  const { data: allInquiries = [] } = useActiveInquiries({ tenantOrgId: currentUser?.organizationId })
+  const sendReply = useSendInquiryReply()
+  const markRead = useMarkThreadAsRead()
 
-  const [selectedId, setSelectedId] = useState<string | null>(
-    preselectedId ?? mockDemandInquiries[0]?.id ?? null
-  )
+  const [selectedId, setSelectedId] = useState<string | null>(preselectedId ?? null)
   const [search, setSearch] = useState('')
-  const [statusFilter, setStatusFilter] = useState('all')
+  const [kindFilter, setKindFilter] = useState('all')
   const [replyText, setReplyText] = useState('')
   const [mobileShowChat, setMobileShowChat] = useState(!!preselectedId)
   const [kiAlert, setKiAlert] = useState<{ title: string; stage: string } | null>(null)
   const threadRef = useRef<HTMLDivElement>(null)
 
+  // Default-Auswahl: erste Konversation, sobald geladen
+  useEffect(() => {
+    if (!selectedId && allInquiries.length > 0) setSelectedId(allInquiries[0].id)
+  }, [allInquiries, selectedId])
+
   const filtered = allInquiries.filter(inq => {
     const q = search.toLowerCase()
     const matchesSearch = !q ||
@@ -59,12 +60,14 @@ export default function Anfragen() {
       (inq.propertyAddress?.toLowerCase().includes(q) ?? false) ||
       (inq.propertyManagerName?.toLowerCase().includes(q) ?? false) ||
       (inq.propertyManagerCompany?.toLowerCase().includes(q) ?? false)
-    const matchesStatus = statusFilter === 'all' || inq.status === statusFilter
-    return matchesSearch && matchesStatus
+    const matchesKind = kindFilter === 'all' || (inq.kind ?? 'INQUIRY') === kindFilter
+    return matchesSearch && matchesKind
   })
 
   const selected = allInquiries.find(i => i.id === selectedId) ?? null
   const totalUnread = allInquiries.reduce((sum, i) => sum + i.unreadCount, 0)
+  const offeredProperties = (selected?.kind === 'OFFER' ? selected.offeredPropertyIds ?? [] : [])
+    .map(id => mockProperties.find(p => p.id === id)).filter(Boolean)
 
   // Pipeline link for currently selected inquiry
   const linkedPipelineItem = selected?.propertyId
@@ -86,7 +89,7 @@ export default function Anfragen() {
 
   function handleSelect(id: string) {
     setSelectedId(id)
-    setInquiries(prev => prev.map(i => i.id === id ? { ...i, isRead: true, unreadCount: 0 } : i))
+    markRead.mutate(id)
     setMobileShowChat(true)
     setKiAlert(null)
   }
@@ -95,20 +98,10 @@ export default function Anfragen() {
     if (!replyText.trim() || !selectedId) return
     const text = replyText.trim()
 
-    const msg: InquiryMessage = {
-      id: `msg-${Date.now()}`,
+    sendReply.mutate({
       inquiryId: selectedId,
-      senderType: 'tenant',
-      senderName: 'Sie',
-      body: text,
-      attachments: [],
-      createdAt: new Date().toISOString(),
-    }
-    setInquiries(prev => prev.map(i =>
-      i.id === selectedId
-        ? { ...i, thread: [...i.thread, msg], status: 'in_progress', updatedAt: new Date().toISOString() }
-        : i
-    ))
+      payload: { body: text, senderType: 'tenant', senderName: currentUser?.name ?? 'Sie' },
+    })
     setReplyText('')
 
     // KI: detect stage transition from message content
@@ -160,13 +153,13 @@ export default function Anfragen() {
           />
           <Box sx={{ display: 'flex', gap: 0.5, flexWrap: 'wrap' }}>
             {FILTER_TABS.map(tab => (
-              <Chip key={tab.key} label={tab.label} size="small" onClick={() => setStatusFilter(tab.key)}
+              <Chip key={tab.key} label={tab.label} size="small" onClick={() => setKindFilter(tab.key)}
                 sx={{
                   height: 22, fontSize: '0.7rem', cursor: 'pointer',
-                  bgcolor: statusFilter === tab.key ? 'primary.main' : DS_BG.subtle,
-                  color: statusFilter === tab.key ? 'white' : DS_TEXT.secondary,
-                  fontWeight: statusFilter === tab.key ? 700 : 400,
-                  '&:hover': { bgcolor: statusFilter === tab.key ? 'primary.dark' : DS_BG.muted },
+                  bgcolor: kindFilter === tab.key ? 'primary.main' : DS_BG.subtle,
+                  color: kindFilter === tab.key ? 'white' : DS_TEXT.secondary,
+                  fontWeight: kindFilter === tab.key ? 700 : 400,
+                  '&:hover': { bgcolor: kindFilter === tab.key ? 'primary.dark' : DS_BG.muted },
                 }}
               />
             ))}
@@ -291,6 +284,27 @@ export default function Anfragen() {
               </Box>
             )}
 
+            {/* Angebot: enthaltene Objekte */}
+            {offeredProperties.length > 0 && (
+              <Box sx={{ px: { xs: 2, md: 3 }, pt: 1.5, flexShrink: 0 }}>
+                <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.4, display: 'block', mb: 0.75 }}>
+                  Enthaltene Objekte ({offeredProperties.length})
+                </Typography>
+                <Box sx={{ display: 'flex', gap: 1, flexWrap: 'wrap' }}>
+                  {offeredProperties.map(p => p && (
+                    <Chip
+                      key={p.id}
+                      icon={<Building2 size={12} />}
+                      label={`${p.title} · CHF ${p.rentPricePerSqm}/m²`}
+                      size="small"
+                      onClick={() => navigate(`/demand/property/${p.id}`)}
+                      sx={{ cursor: 'pointer', bgcolor: DS_SURFACE.blue.bg, color: DS_TEXT.signalDark, border: `1px solid ${DS_SURFACE.blue.border}`, fontSize: '0.72rem', '& .MuiChip-icon': { color: DS_TEXT.signalDark } }}
+                    />
+                  ))}
+                </Box>
+              </Box>
+            )}
+
             {/* Thread */}
             <Box ref={threadRef} sx={{ flex: 1, overflowY: 'auto', px: { xs: 2, md: 3 }, py: 2.5, display: 'flex', flexDirection: 'column', gap: 0.5 }}>
               {selected.thread.map(msg => (

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/demand/Results.tsx

@@ -44,6 +44,9 @@ export default function Results() {
   const [view, setView] = useState<'list' | 'grid'>(() =>
     (localStorage.getItem('view-results') as 'list' | 'grid') ?? 'list'
   )
+  const [columns, setColumns] = useState<3 | 5 | 10>(() =>
+    (Number(localStorage.getItem('view-results-cols')) as 3 | 5 | 10) || 3
+  )
 
   // When coming from NeedBuilder, invalidate so the freshly created need is included
   const activeNeedIdFromNav = (location.state as { activeNeedId?: string } | null)?.activeNeedId
@@ -107,9 +110,11 @@ export default function Results() {
         futureCount={futureCount}
         view={view}
         onViewChange={v => { setView(v); localStorage.setItem('view-results', v) }}
+        columns={columns}
+        onColumnsChange={n => { setColumns(n); localStorage.setItem('view-results-cols', String(n)) }}
       />
 
-      <Box sx={{ flex: 1, overflowY: 'auto', px: 3, py: 3, pb: 10 }}>
+      <Box sx={{ flex: 1, overflowY: 'auto', px: 3, py: 4, pb: 12 }}>
 
         {/* Aktive Suche */}
         {activeNeed && (
@@ -169,7 +174,7 @@ export default function Results() {
                 </Box>
               </Box>
             )}
-            <UnifiedResultFeed results={sorted} view={view} />
+            <UnifiedResultFeed results={sorted} view={view} columns={columns} />
           </>
         )}
       </Box>

src/pages/supply/Anfragencenter.tsx

@@ -2,11 +2,13 @@ import { useState } from 'react'
 import { useLocation } from 'react-router'
 import { Box, Tab, Tabs, Typography } from '@mui/material'
 import { ActiveInquiriesTab, LatentInquiriesTab, OfferWizard } from '../../components/anfragencenter'
+import { useSessionStore } from '../../stores/sessionStore'
 
 export default function Anfragencenter() {
   const location = useLocation()
   const initialTab = (location.state as { tab?: number } | null)?.tab ?? 0
   const [tab, setTab] = useState(initialTab)
+  const orgId = useSessionStore(s => s.currentUser?.organizationId)
   return (
     <Box sx={{ display: 'flex', flexDirection: 'column', height: '100%', overflow: 'hidden' }}>
       <Box sx={{ borderBottom: '1px solid #e8e7e4', px: 3, bgcolor: 'white', flexShrink: 0 }}>
@@ -21,12 +23,20 @@ export default function Anfragencenter() {
           }}
         >
           <Tab label="Aktive Anfragen" />
+          <Tab label="Gesendet" />
           <Tab label="Latente Anfragen" />
         </Tabs>
       </Box>
       <Box sx={{ flex: 1, overflow: 'hidden' }}>
-        {tab === 0 && <ActiveInquiriesTab />}
-        {tab === 1 && <LatentInquiriesTab />}
+        {tab === 0 && <ActiveInquiriesTab filters={{ organizationId: orgId, kind: 'INQUIRY' }} />}
+        {tab === 1 && (
+          <ActiveInquiriesTab
+            filters={{ organizationId: orgId, kind: 'OFFER' }}
+            emptyTitle="Keine gesendeten Angebote"
+            emptyDescription="Angebote aus den latenten Anfragen erscheinen hier, sobald Sie sie versenden."
+          />
+        )}
+        {tab === 2 && <LatentInquiriesTab />}
       </Box>
       <OfferWizard />
     </Box>

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/provider/IInquiryProvider.ts

@@ -1,17 +1,50 @@
-import type { Inquiry, InquiryStatus, InquiryMessage } from '../domain/inquiry'
+import type { Inquiry, InquiryStatus, InquiryKind, InquiryMessage, Attachment } from '../domain/inquiry'
 
 export interface InquiryFilters {
   status?: InquiryStatus
   propertyId?: string
-  organizationId?: string
+  organizationId?: string   // Supply-Perspektive
+  tenantOrgId?: string      // Demand-Perspektive
+  kind?: InquiryKind
+}
+
+/** Demand→Supply: neue Anfrage zu einem Objekt. */
+export interface CreateInquiryInput {
+  organizationId: string    // Supply-Org (Objekt-Eigentümer)
+  tenantOrgId: string       // Demand-Org (Absender)
+  propertyId: string
+  needId?: string
+  tenantName: string
+  tenantCompany?: string
+  tenantEmail?: string
+  propertyAddress?: string
+  subject: string
+  message: string
+  matchScore?: number
+}
+
+/** Supply→Demand: Angebot zu einem latenten Bedarf. */
+export interface CreateOfferInput {
+  organizationId: string    // Supply-Org (Absender)
+  tenantOrgId: string       // Demand-Org (Empfänger, aus need.organizationId)
+  needId: string
+  propertyId: string        // primäres Objekt (Kompatibilität)
+  offeredPropertyIds: string[]
+  subject: string
+  message: string
+  senderName: string        // Verwaltungs-/Org-Name
+  recipientName?: string
+  attachments?: Attachment[]
 }
 
 export interface IInquiryProvider {
   getAll(filters?: InquiryFilters): Promise<Inquiry[]>
   getById(id: string): Promise<Inquiry | null>
+  createInquiry(input: CreateInquiryInput): Promise<Inquiry>
+  createOffer(input: CreateOfferInput): Promise<Inquiry>
   updateStatus(id: string, status: InquiryStatus): Promise<Inquiry>
   markThreadAsRead(id: string): Promise<Inquiry>
-  getUnreadCount(): Promise<number>
+  getUnreadCount(filters?: InquiryFilters): Promise<number>
   addMessage(
     inquiryId: string,
     msg: Omit<InquiryMessage, 'id' | 'inquiryId' | 'createdAt'>,

src/provider/MockupInquiryProvider.ts

@@ -1,20 +1,99 @@
-import type { IInquiryProvider, InquiryFilters } from './IInquiryProvider'
+import type { IInquiryProvider, InquiryFilters, CreateInquiryInput, CreateOfferInput } from './IInquiryProvider'
 import type { Inquiry, InquiryStatus, InquiryMessage } from '../domain/inquiry'
 import { mockInquiries } from '../mock-data/inquiries'
+import { mockDemandInquiries } from '../mock-data/demandInquiries'
 
-const store: Inquiry[] = mockInquiries.map(i => ({ ...i, thread: [...i.thread] }))
+// Eine gemeinsame Konversationsmenge: Supply-Eingang (mockInquiries) + Demand-Perspektive
+// (mockDemandInquiries, inkl. erhaltener Angebote). Beide Seiten lesen perspektivisch gefiltert.
+const store: Inquiry[] = [...mockInquiries, ...mockDemandInquiries].map(i => ({ ...i, thread: [...i.thread] }))
+
+function applyFilters(results: Inquiry[], filters?: InquiryFilters): Inquiry[] {
+  let out = results
+  if (filters?.status) out = out.filter(i => i.status === filters.status)
+  if (filters?.propertyId) out = out.filter(i => i.propertyId === filters.propertyId)
+  if (filters?.organizationId) out = out.filter(i => i.organizationId === filters.organizationId)
+  if (filters?.tenantOrgId) out = out.filter(i => i.tenantOrgId === filters.tenantOrgId)
+  if (filters?.kind) out = out.filter(i => (i.kind ?? 'INQUIRY') === filters.kind)
+  return out
+}
 
 export const MockupInquiryProvider: IInquiryProvider = {
   async getAll(filters?: InquiryFilters): Promise<Inquiry[]> {
-    let results = [...store]
-    if (filters?.status) results = results.filter(i => i.status === filters.status)
-    if (filters?.propertyId) results = results.filter(i => i.propertyId === filters.propertyId)
-    if (filters?.organizationId) results = results.filter(i => i.organizationId === filters.organizationId)
-    return results.sort((a, b) => (a.createdAt < b.createdAt ? 1 : -1))
+    return applyFilters([...store], filters).sort((a, b) => (a.updatedAt < b.updatedAt ? 1 : -1))
   },
   async getById(id: string): Promise<Inquiry | null> {
     return store.find(i => i.id === id) ?? null
   },
+  async createInquiry(input: CreateInquiryInput): Promise<Inquiry> {
+    const now = new Date().toISOString()
+    const id = `inq-${crypto.randomUUID().slice(0, 8)}`
+    const inquiry: Inquiry = {
+      id,
+      kind: 'INQUIRY',
+      organizationId: input.organizationId,
+      tenantOrgId: input.tenantOrgId,
+      propertyId: input.propertyId,
+      needId: input.needId,
+      tenantName: input.tenantName,
+      tenantCompany: input.tenantCompany,
+      tenantEmail: input.tenantEmail,
+      propertyAddress: input.propertyAddress,
+      subject: input.subject,
+      message: input.message,
+      status: 'new',
+      unreadCount: 1,   // neu für die Verwaltung (Empfänger)
+      isRead: false,
+      matchScore: input.matchScore,
+      createdAt: now,
+      updatedAt: now,
+      thread: [{
+        id: crypto.randomUUID(),
+        inquiryId: id,
+        senderType: 'tenant',
+        senderName: input.tenantCompany ?? input.tenantName,
+        subject: input.subject,
+        body: input.message,
+        attachments: [],
+        createdAt: now,
+      }],
+    }
+    store.unshift(inquiry)
+    return inquiry
+  },
+  async createOffer(input: CreateOfferInput): Promise<Inquiry> {
+    const now = new Date().toISOString()
+    const id = `off-${crypto.randomUUID().slice(0, 8)}`
+    const inquiry: Inquiry = {
+      id,
+      kind: 'OFFER',
+      organizationId: input.organizationId,
+      tenantOrgId: input.tenantOrgId,
+      propertyId: input.propertyId,
+      offeredPropertyIds: input.offeredPropertyIds,
+      needId: input.needId,
+      tenantName: input.recipientName ?? '',
+      propertyManagerCompany: input.senderName,
+      subject: input.subject,
+      message: input.message,
+      status: 'new',
+      unreadCount: 1,   // neu für den Nachfrager (Empfänger)
+      isRead: false,
+      createdAt: now,
+      updatedAt: now,
+      thread: [{
+        id: crypto.randomUUID(),
+        inquiryId: id,
+        senderType: 'supply_user',
+        senderName: input.senderName,
+        subject: input.subject,
+        body: input.message,
+        attachments: input.attachments ?? [],
+        createdAt: now,
+      }],
+    }
+    store.unshift(inquiry)
+    return inquiry
+  },
   async updateStatus(id: string, status: InquiryStatus): Promise<Inquiry> {
     const idx = store.findIndex(i => i.id === id)
     if (idx === -1) throw new Error(`Inquiry ${id} not found`)
@@ -33,8 +112,8 @@ export const MockupInquiryProvider: IInquiryProvider = {
     }
     return store[idx]
   },
-  async getUnreadCount(): Promise<number> {
-    return store.reduce((sum, i) => sum + (i.unreadCount ?? 0), 0)
+  async getUnreadCount(filters?: InquiryFilters): Promise<number> {
+    return applyFilters([...store], filters).reduce((sum, i) => sum + (i.unreadCount ?? 0), 0)
   },
   async addMessage(
     inquiryId: string,
@@ -51,6 +130,10 @@ export const MockupInquiryProvider: IInquiryProvider = {
     store[idx] = {
       ...store[idx],
       thread: [...store[idx].thread, message],
+      // Neue Nachricht der Gegenseite → für den Empfänger ungelesen
+      unreadCount: (store[idx].unreadCount ?? 0) + 1,
+      isRead: false,
+      status: store[idx].status === 'new' ? 'in_progress' : store[idx].status,
       updatedAt: message.createdAt,
     }
     return store[idx]

src/provider/MockupUnitProvider.ts

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

src/services/ai/IAIService.ts

@@ -176,6 +176,27 @@ export interface FitOutAdvice {
   estimatedNetInvestment: string
 }
 
+// ── Pre-market rent recommendation ─────────────────────────────────────────────
+
+export interface PreMarketRentInput {
+  city: string
+  assetType: string
+  areaSqm: number
+  currentRentPerSqm: number
+  availableFrom?: string   // ISO — Pre-Market liegt in der Zukunft
+}
+
+export interface PreMarketRentRecommendation {
+  recommendedPerSqm: number
+  rangeMinPerSqm: number
+  rangeMaxPerSqm: number
+  verdict: 'UNDERPRICED' | 'FAIR' | 'AMBITIOUS'   // Bewertung des heutigen Preises
+  deltaVsCurrentPct: number                        // Empfehlung vs. heutiger Preis
+  drivers: string[]                                // Vergleichsmiete, Angebot, Nachfrage, Trend …
+  rationale: string
+  confidence: 'LOW' | 'MEDIUM' | 'HIGH'
+}
+
 // ── Legacy types (kept for backward compatibility) ────────────────────────────
 
 export interface CriteriaExtractionResult {
@@ -220,6 +241,9 @@ export interface IAIService {
   // Fit-out investment advice (demand side)
   generateFitOutAdvice(input: FitOutAdviceInput): Promise<AIResponse<FitOutAdvice>>
 
+  // Pre-market rent recommendation (supply side) — based on regional comparables, supply & demand
+  recommendPreMarketRent(input: PreMarketRentInput): Promise<AIResponse<PreMarketRentRecommendation>>
+
   // Legacy methods
   extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>>
   generateFollowUp(partialNeed: Partial<CreateNeedInput>): Promise<AIResponse<string[]>>

src/services/ai/backend/BackendAIService.ts

@@ -57,6 +57,8 @@ import type {
   MarketSignalClassification,
   FitOutAdviceInput,
   FitOutAdvice,
+  PreMarketRentInput,
+  PreMarketRentRecommendation,
 } from '../IAIService'
 import { ServiceErrorCode } from '../../types'
 import { AppError } from '../../errors'
@@ -82,6 +84,7 @@ import { buildDecisionBriefPrompt } from '../prompts/decisionBriefPrompt'
 import { buildDataQualityPrompt } from '../prompts/dataQualityPrompt'
 import { buildMarketSignalPrompt } from '../prompts/marketSignalPrompt'
 import { MockAIService } from '../mock/MockAIService'
+import { getCityIntelligence, getMarketRent } from '../../../lib/locationIntelligence'
 
 // ── Config ────────────────────────────────────────────────────────────────────
 
@@ -606,6 +609,41 @@ Bitte analysiere die Situation und empfiehl die beste Option für den Mieter.`
     }, () => MockAIService.generateFitOutAdvice(input))
   },
 
+  // ── recommendPreMarketRent ──────────────────────────────────────────────────
+  recommendPreMarketRent(input: PreMarketRentInput): Promise<AIResponse<PreMarketRentRecommendation>> {
+    return withFallback('recommendPreMarketRent', async () => {
+      const intel = getCityIntelligence(input.city)
+      const comp = getMarketRent(input.city, input.assetType)
+      const system = `Du bist Schweizer Gewerbeimmobilien-Marktanalyst. Empfiehl einen Pre-Market-Mietpreis (CHF/m²/Jahr) auf Basis regionaler Vergleichsmieten, Angebot (Leerstand) und Nachfrage. Antworte als JSON:
+{
+  "recommendedPerSqm": number,
+  "rangeMinPerSqm": number,
+  "rangeMaxPerSqm": number,
+  "verdict": "UNDERPRICED" | "FAIR" | "AMBITIOUS",
+  "deltaVsCurrentPct": number,
+  "drivers": ["kurze Treiber auf Deutsch"],
+  "rationale": "2-3 Sätze Begründung auf Deutsch",
+  "confidence": "LOW" | "MEDIUM" | "HIGH"
+}`
+      const user = `Stadt: ${input.city}
+Nutzung: ${input.assetType}
+Fläche: ${input.areaSqm} m²
+Heutiger Preis: CHF ${input.currentRentPerSqm}/m²
+Vergleichsmiete (Median): ${comp ?? 'unbekannt'}
+Leerstand: ${intel?.vacancyRatePct ?? '?'}%
+Nachfrage: ${intel?.demandStrength ?? '?'}
+Miettrend 12M: ${intel?.rentTrend12m ?? '?'}%
+Ø Vermietungsdauer: ${intel?.avgDaysOnMarket ?? '?'} Tage`
+      const raw = await chat(system, user)
+      const json = extractJSON<PreMarketRentRecommendation>(raw)
+      if (!json || typeof json.recommendedPerSqm !== 'number') {
+        const fb = await MockAIService.recommendPreMarketRent(input)
+        return { ...fb, provenance: makeProvenance('mock', true, false, { fallbackReason: json ? 'schema_validation' : 'json_parse' }) }
+      }
+      return { data: json, provenance: makeProvenance('ai', false, true) }
+    }, () => MockAIService.recommendPreMarketRent(input))
+  },
+
   // ── Legacy: extractCriteria ─────────────────────────────────────────────────
   extractCriteria(input: string): Promise<AIResponse<CriteriaExtractionResult>> {
     return withFallback('extractCriteria', async () => {

src/services/ai/mock/MockAIService.ts

@@ -12,12 +12,15 @@ import type {
   MarketSignalClassification,
   FitOutAdviceInput,
   FitOutAdvice,
+  PreMarketRentInput,
+  PreMarketRentRecommendation,
 } from '../IAIService'
 import { mockProvenance } from '../IAIService'
 import { aiTraceStore } from '../tracing'
 import { mockParseNeed } from './needParser'
 import { buildComparisonSummary } from './compareBuilder'
 import { buildMockDecisionBrief } from './decisionBrief'
+import { getCityIntelligence, getMarketRent } from '../../../lib/locationIntelligence'
 
 const SIMULATED_DELAY = { fast: 300, medium: 600, slow: 1800 }
 const delay = (ms: number) => new Promise(r => setTimeout(r, ms))
@@ -338,6 +341,74 @@ export const MockAIService: IAIService = {
       return { data, provenance: mockProvenance() }
     }),
 
+  // ── recommendPreMarketRent ──────────────────────────────────────────────────
+  recommendPreMarketRent: (input: PreMarketRentInput) =>
+    traceMock('recommendPreMarketRent', async () => {
+      await delay(SIMULATED_DELAY.fast)
+      const intel = getCityIntelligence(input.city)
+      const comp = getMarketRent(input.city, input.assetType)
+      const current = input.currentRentPerSqm
+      const ASSET_LABELS: Record<string, string> = { OFFICE: 'Bürofläche', LOGISTICS: 'Logistikfläche', LIGHT_INDUSTRIAL: 'Gewerbefläche', RETAIL: 'Retailfläche', PRODUCTION: 'Produktionsfläche' }
+      const assetLabel = ASSET_LABELS[input.assetType] ?? 'Fläche'
+
+      // Ohne regionale Vergleichsdaten: nur grobe Schätzung, niedrige Konfidenz
+      if (!intel || comp == null) {
+        const rec = Math.round(current * 1.02)
+        const data: PreMarketRentRecommendation = {
+          recommendedPerSqm: rec, rangeMinPerSqm: Math.round(rec * 0.93), rangeMaxPerSqm: Math.round(rec * 1.07),
+          verdict: 'FAIR', deltaVsCurrentPct: 0,
+          drivers: ['Keine regionalen Vergleichsdaten verfügbar'],
+          rationale: 'Keine ausreichenden Marktdaten für diese Region — Empfehlung beruht auf dem heutigen Preis.',
+          confidence: 'LOW',
+        }
+        return { data, provenance: mockProvenance() }
+      }
+
+      // Empfehlung am HEUTIGEN Preis des Objekts verankert (realistisch) und nur begrenzt
+      // nach Marktmomentum (Angebot/Nachfrage/Trend) angepasst — keine Sprünge auf den
+      // stadtweiten Median (segment-grob). Vergleichsmiete dient nur als Spielraum-Check.
+      let adj = intel.rentTrend12m / 100   // Trend vorwärts (Pre-Market liegt in der Zukunft)
+      if (intel.vacancyRatePct < 2.5) adj += 0.04
+      else if (intel.vacancyRatePct < 4) adj += 0.02
+      else if (intel.vacancyRatePct > 5.5) adj -= 0.05
+      else if (intel.vacancyRatePct > 4.5) adj -= 0.02
+      adj += { VERY_HIGH: 0.05, HIGH: 0.025, MEDIUM: 0, LOW: -0.04 }[intel.demandStrength]
+      if (intel.avgDaysOnMarket < 35) adj += 0.015
+      else if (intel.avgDaysOnMarket > 75) adj -= 0.025
+      // Spielraum-Check: liegt der heutige Preis bereits über dem regionalen Marktband → kaum Luft nach oben
+      if (comp != null && current >= comp) adj = Math.min(adj, 0.02)
+      adj = Math.max(-0.10, Math.min(0.15, adj))   // realistischer Rahmen: −10 % … +15 %
+
+      const recommended = Math.round(current * (1 + adj))
+      const rangeMin = Math.round(recommended * 0.95)
+      const rangeMax = Math.round(recommended * 1.05)
+      const deltaVsCurrentPct = Math.round(adj * 100)
+      const verdict: PreMarketRentRecommendation['verdict'] =
+        deltaVsCurrentPct >= 5 ? 'UNDERPRICED' : deltaVsCurrentPct <= -4 ? 'AMBITIOUS' : 'FAIR'
+
+      const supplyLabel = intel.vacancyRatePct < 3 ? 'sehr knappes Angebot' : intel.vacancyRatePct > 5 ? 'entspanntes Angebot' : 'ausgeglichenes Angebot'
+      const demandLabel = { VERY_HIGH: 'sehr hohe Nachfrage', HIGH: 'hohe Nachfrage', MEDIUM: 'mittlere Nachfrage', LOW: 'schwache Nachfrage' }[intel.demandStrength]
+      const drivers = [
+        `Leerstand ${intel.vacancyRatePct}% (${supplyLabel})`,
+        demandLabel,
+        `Miettrend ${intel.rentTrend12m >= 0 ? '+' : ''}${intel.rentTrend12m}% (12 M)`,
+        `Ø Vermietungsdauer ${intel.avgDaysOnMarket} Tage`,
+      ]
+      const verdictText =
+        verdict === 'UNDERPRICED' ? `Marktumfeld lässt Spielraum nach oben (+${deltaVsCurrentPct}% ggü. heute).`
+        : verdict === 'AMBITIOUS' ? `Marktumfeld eher schwächer (${deltaVsCurrentPct}% ggü. heute) — vorsichtig ansetzen.`
+        : 'Heutiger Preis ist marktgerecht.'
+      const rationale = `${assetLabel} in ${input.city}: ${supplyLabel}, ${demandLabel}, Miettrend ${intel.rentTrend12m >= 0 ? '+' : ''}${intel.rentTrend12m}%. Empfehlung für Pre-Market: CHF ${recommended}/m² (CHF ${rangeMin}–${rangeMax}) — verankert am heutigen Preis CHF ${current}/m². ${verdictText}`
+      const confidence: PreMarketRentRecommendation['confidence'] =
+        intel.demandStrength === 'LOW' || intel.avgDaysOnMarket > 75 ? 'MEDIUM' : 'HIGH'
+
+      const data: PreMarketRentRecommendation = {
+        recommendedPerSqm: recommended, rangeMinPerSqm: rangeMin, rangeMaxPerSqm: rangeMax,
+        verdict, deltaVsCurrentPct, drivers, rationale, confidence,
+      }
+      return { data, provenance: mockProvenance() }
+    }),
+
   // Legacy methods
   extractCriteria: (_input: string) =>
     traceMock('extractCriteria', async () => ({

src/services/aiSearch/needSearchMapper.ts

@@ -1,12 +1,39 @@
 import { AssetType } from '../../domain/enums'
 import type { ParsedNeedCriteria, WeightingKey } from '../../domain/needBuilder'
-import type { CreateNeedInput } from '../../domain/need'
+import type { CreateNeedInput, Need } from '../../domain/need'
 
 const ASSET_LABELS_TEXT: Record<string, string> = {
   OFFICE: 'Bürofläche', RETAIL: 'Retail-Fläche', LOGISTICS: 'Logistikfläche',
   PRODUCTION: 'Produktionsfläche', LIGHT_INDUSTRIAL: 'Gewerbefläche', MIXED: 'gemischte Fläche',
 }
 
+export function needToParsedCriteria(need: Need): ParsedNeedCriteria {
+  return {
+    assetType: need.assetType,
+    areaRange: need.requiredArea,
+    preferredLocations: need.preferredLocations,
+    budgetRange: need.budgetRange,
+    timing: need.timing,
+    mustHaveCriteria: need.mustCriteriaText,
+    softFactors: need.softFactors,
+    requireGroundFloor: need.requireGroundFloor,
+    requiredFitOut: need.requiredFitOut,
+    requiredParkingMin: need.requiredParkingMin,
+    requireAirConditioning: need.requireAirConditioning,
+    requireLoadingDock: need.requireLoadingDock,
+    requireBarrierFree: need.requireBarrierFree,
+    minCeilingHeightM: need.minCeilingHeightM,
+    minContractDurationMonths: need.minContractDurationMonths,
+    searchRadius: need.searchRadius,
+    isAnonymous: need.isAnonymous,
+    requiresDivisibility: need.requiresDivisibility,
+    minDivisibleUnit: need.minDivisibleUnit,
+    fitOutBudgetMaxPerSqm: need.fitOutBudgetMaxPerSqm,
+    notes: need.notes,
+    companyName: need.companyName,
+  }
+}
+
 export function generateSummary(c: ParsedNeedCriteria): string {
   const parts: string[] = []
   if (c.assetType) parts.push(`Suche ${ASSET_LABELS_TEXT[c.assetType] ?? c.assetType}`)

src/services/aiService.ts

@@ -24,5 +24,7 @@ export type {
   MarketSignalClassification,
   FitOutAdvice,
   FitOutAdviceInput,
+  PreMarketRentInput,
+  PreMarketRentRecommendation,
 } from './ai/IAIService'
 export { parseListingText } from './ai/mock/listingParser'

src/services/inquiryService.ts

@@ -1,6 +1,6 @@
 import { MockupInquiryProvider } from '../provider/MockupInquiryProvider'
-import type { InquiryFilters } from '../provider/IInquiryProvider'
-import type { Inquiry, Attachment } from '../domain/inquiry'
+import type { InquiryFilters, CreateInquiryInput, CreateOfferInput } from '../provider/IInquiryProvider'
+import type { Inquiry, Attachment, InquiryMessage } from '../domain/inquiry'
 import type { ListResponse, ItemResponse } from './types'
 import { throwServiceError } from './errors'
 
@@ -10,6 +10,8 @@ export interface InquiryReplyPayload {
   subject?: string
   body: string
   attachments?: Attachment[]
+  senderType?: InquiryMessage['senderType']   // default 'supply_user'
+  senderName?: string
 }
 
 export const inquiryService = {
@@ -31,14 +33,32 @@ export const inquiryService = {
     }
   },
 
+  async createInquiry(input: CreateInquiryInput): Promise<ItemResponse<Inquiry>> {
+    try {
+      const data = await provider.createInquiry(input)
+      return { data }
+    } catch (err) {
+      throwServiceError(err)
+    }
+  },
+
+  async createOffer(input: CreateOfferInput): Promise<ItemResponse<Inquiry>> {
+    try {
+      const data = await provider.createOffer(input)
+      return { data }
+    } catch (err) {
+      throwServiceError(err)
+    }
+  },
+
   async sendInquiryReply(
     inquiryId: string,
     payload: InquiryReplyPayload,
   ): Promise<ItemResponse<Inquiry>> {
     try {
       const data = await provider.addMessage(inquiryId, {
-        senderType: 'supply_user',
-        senderName: 'Wincasa AG',
+        senderType: payload.senderType ?? 'supply_user',
+        senderName: payload.senderName ?? 'Wincasa AG',
         subject: payload.subject,
         body: payload.body,
         attachments: payload.attachments ?? [],
@@ -58,9 +78,9 @@ export const inquiryService = {
     }
   },
 
-  async getUnreadCount(): Promise<ItemResponse<number>> {
+  async getUnreadCount(filters?: InquiryFilters): Promise<ItemResponse<number>> {
     try {
-      const data = await provider.getUnreadCount()
+      const data = await provider.getUnreadCount(filters)
       return { data }
     } catch (err) {
       throwServiceError(err)

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
@@ -71,24 +72,38 @@ 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)
 }
 
+// Externe Inserate aus Drittquellen (Scrapes) sind keine Plattform-Inventar-Objekte und
+// gehören nicht in die Treffer (nur eigene Plattform-Objekte, Maison Work, Future Availability).
+const EXTERNAL_SCRAPE_SOURCES = new Set(['HOMEGATE_SCRAPE', 'IMMOSCOUT_SCRAPE', 'NEWHOME_SCRAPE', 'MATCHOFFICE_SCRAPE'])
+
+function isExternalListing(prop: Property): boolean {
+  return prop.resultType === ResultType.VERIFIED_PORTFOLIO
+    && !!prop.sourceType && EXTERNAL_SCRAPE_SOURCES.has(prop.sourceType)
+}
+
 /** Generate matches for a single need against all properties and push them into matchStore. */
 export function generateMatchesForNeed(need: Need): void {
   const now = new Date().toISOString()
   const MIN_SCORE = 22
 
   for (const prop of propertyStore) {
+    // Externe Scrape-Inserate, die fälschlich als Plattform-Objekt getaggt sind → nicht matchen
+    if (isExternalListing(prop)) continue
     const hasExplicitUnits = (prop.units ?? []).length > 0
 
     if (hasExplicitUnits) {
@@ -101,7 +116,15 @@ 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))

src/services/needService.ts

@@ -3,6 +3,7 @@ import type { NeedFilters } from '../provider/INeedProvider'
 import type { Need, CreateNeedInput, UpdateNeedInput } from '../domain/need'
 import type { ListResponse, ItemResponse } from './types'
 import { throwServiceError } from './errors'
+import { useSessionStore } from '../stores/sessionStore'
 
 const provider = MockupNeedProvider
 
@@ -25,7 +26,10 @@ export const needService = {
   },
   async create(input: CreateNeedInput): Promise<ItemResponse<Need>> {
     try {
-      const data = await provider.create(input)
+      // Neues Suchprofil der Organisation des Erstellers zuordnen (sonst fällt es aus der
+      // org-gefilterten Liste — Aktive-Suche-Leiste zeigt sonst ein fremdes Profil)
+      const orgId = useSessionStore.getState().currentUser?.organizationId
+      const data = await provider.create({ ...input, organizationId: input.organizationId ?? orgId })
       return { data }
     } catch (err) {
       throwServiceError(err)

src/stores/inquiryStore.ts

@@ -1,6 +1,7 @@
 import { create } from 'zustand'
-import type { Inquiry, InquiryMessage } from '../domain/inquiry'
 
+// Reine UI-State: der Anfrage-Dialog. Versendete Anfragen leben jetzt im Provider
+// (MockupInquiryProvider) und werden via React Query gelesen — nicht mehr hier.
 export interface PendingInquiry {
   propertyTitle: string
   location: string
@@ -13,15 +14,10 @@ export interface PendingInquiry {
 }
 
 interface InquiryStore {
-  // Dialog state
   dialogOpen: boolean
   pendingInquiry: PendingInquiry | null
   openInquiryDialog: (item: PendingInquiry) => void
   closeInquiryDialog: () => void
-
-  // Sent inquiries (in-memory, persists for the session)
-  sentInquiries: Inquiry[]
-  addInquiry: (item: PendingInquiry, message: string) => void
 }
 
 export const useInquiryStore = create<InquiryStore>((set) => ({
@@ -29,44 +25,4 @@ export const useInquiryStore = create<InquiryStore>((set) => ({
   pendingInquiry: null,
   openInquiryDialog: (item) => set({ dialogOpen: true, pendingInquiry: item }),
   closeInquiryDialog: () => set({ dialogOpen: false, pendingInquiry: null }),
-
-  sentInquiries: [],
-  addInquiry: (item, message) => {
-    const now = new Date().toISOString()
-    const msgId = `msg-sent-${Date.now()}`
-    const id = `sent-${Date.now()}`
-
-    const thread: InquiryMessage = {
-      id: msgId,
-      inquiryId: id,
-      senderType: 'tenant',
-      senderName: 'Admin User',
-      body: message,
-      attachments: [],
-      createdAt: now,
-    }
-
-    const inquiry: Inquiry = {
-      id,
-      organizationId: 'org-wincasa',
-      propertyId: item.propertyId ?? 'unknown',
-      tenantName: 'Admin User',
-      tenantCompany: 'Mobimo Management AG',
-      tenantEmail: 'admin@ideal-sharing.ch',
-      propertyAddress: item.propertyTitle,
-      propertyManagerName: 'Verwalter',
-      propertyManagerCompany: '',
-      subject: 'Anfrage: ' + item.propertyTitle,
-      message,
-      status: 'new',
-      unreadCount: 0,
-      isRead: true,
-      matchScore: item.matchScore,
-      createdAt: now,
-      updatedAt: now,
-      thread: [thread],
-    }
-
-    set(state => ({ sentInquiries: [inquiry, ...state.sentInquiries] }))
-  },
 }))