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

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

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

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

src/components/compare/CompareTableBody.tsx

@@ -20,8 +20,8 @@ import {
 import { CompareCell, MissingDataCell } from './index'
 import { RESULT_TYPE_META, DS_COLORS } from '../../lib/ds'
 import { matchScoreHex } from '../../lib/utils'
-import { calcFitOutInvestment } from '../../lib/fitOutUtils'
-import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
+import { FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE, FIT_OUT_LABELS } from '../../lib/constants'
 import type { UnifiedMatchResult } from '../../domain/unifiedResult'
 
 // ── Local helper ──────────────────────────────────────────────────────────────
@@ -155,11 +155,7 @@ export function CompareTableBody({
         const prop = getProp(item)
         if (!prop) return <MissingDataCell reason="Mietpreis nur für bestätigte Objekte verfügbar" />
 
-        const FIT_OUT_LABELS: Record<string, string> = {
-          SHELL: 'Rohbau', BASIC: 'Grundausbau', FULL: 'Vollausbau', PREMIUM: 'Premium-Ausbau',
-        }
-        const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
-
+        const fitOutByLandlord = prop.hardFacts?.fitOutByLandlord
         const monthlyRent = prop.totalRentMonthly
           ?? Math.round(prop.rentPricePerSqm * prop.areaSqm / 12)
         // ancillaryCosts stored as CHF/m²/Monat
@@ -170,21 +166,12 @@ export function CompareTableBody({
         const fitOutLabel = fitOut ? (FIT_OUT_LABELS[fitOut] ?? fitOut) : null
         const mabPerSqm = prop.hardFacts?.mieterausbaubeitragPerSqm ?? 0
 
-        // Amortised fit-out monthly cost (mid-range estimate)
-        let fitOutMonthly = 0
-        let fitOutMonthlyLabel: string | null = null
-        if (fitOut && !READY_TO_MOVE_IN.has(fitOut)) {
-          const inv = calcFitOutInvestment(fitOut, prop.areaSqm, mabPerSqm, 0)
-          if (inv && !inv.isFullyCovered) {
-            const months = FITOUT_AMORTIZATION_YEARS * 12
-            const midMin = Math.round(inv.netTotal.min / months)
-            const midMax = Math.round(inv.netTotal.max / months)
-            fitOutMonthly = Math.round((midMin + midMax) / 2)
-            fitOutMonthlyLabel = midMin === midMax
-              ? `${midMin.toLocaleString('de-CH')}`
-              : `${midMin.toLocaleString('de-CH')}–${midMax.toLocaleString('de-CH')}`
-          }
-        }
+        // Annuitätischer Ausbau-Aufschlag pro Monat (= 0 bei Vermieter-Übernahme / bezugsfertig)
+        const { fitOutPerSqm } = effectiveAnnualBurdenPerSqm({
+          fitOut, rentPricePerSqm: prop.rentPricePerSqm, mabPerSqm, fitOutByLandlord,
+        })
+        const fitOutMonthly = Math.round(fitOutPerSqm * prop.areaSqm / 12)
+        const fitOutMonthlyLabel = fitOutMonthly > 0 ? fitOutMonthly.toLocaleString('de-CH') : null
 
         const totalMonthly = monthlyRent
           + (monthlyNebenkosten ?? 0)
@@ -205,7 +192,7 @@ export function CompareTableBody({
             )}
             {fitOutMonthlyLabel && (
               <Typography variant="caption" color="text.secondary">
-                + {fitOutMonthlyLabel} CHF/Monat (Ausbau ÷ {FITOUT_AMORTIZATION_YEARS} J.)
+                + {fitOutMonthlyLabel} CHF/Monat (Ausbau annuit. {FITOUT_AMORTIZATION_YEARS} J. / {Math.round(FITOUT_ANNUITY_RATE * 100)}%)
               </Typography>
             )}
             <Typography variant="body2" sx={{ fontWeight: 700, color: '#152642', borderTop: '1px solid #e2e8f0', pt: 0.5, mt: 0.25 }}>
@@ -213,7 +200,7 @@ export function CompareTableBody({
             </Typography>
             {fitOutLabel && (
               <Typography variant="caption" sx={{ color: '#64748b', mt: 0.25 }}>
-                Ausbau: {fitOutLabel}{READY_TO_MOVE_IN.has(fitOut ?? '') ? ' (bezugsfertig)' : ''}
+                Ausbau: {fitOutLabel}{fitOutByLandlord ? ' (im Mietzins)' : fitOutMonthly === 0 ? ' (bezugsfertig)' : ''}
               </Typography>
             )}
           </Box>

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/demand/PropertyMatchRow.tsx

@@ -0,0 +1,160 @@
+import { memo } from 'react'
+import { Box, Button, Typography } from '@mui/material'
+import { Ruler } from 'lucide-react'
+import { useNavigate } from 'react-router'
+import { ROUTES } from '../../lib/constants'
+import type { Property } from '../../domain/property'
+import type { VerifiedPortfolioResult } from '../../domain/unifiedResult'
+import type { Match } from '../../domain/match'
+import { MatchStrength, ResultType } from '../../domain/enums'
+import { useInquiryStore } from '../../stores/inquiryStore'
+import { usePipelineStore } from '../../stores/pipelineStore'
+import { useCompareStore } from '../../stores/compareStore'
+
+interface Props {
+  property: Property
+  score: number
+  needId: string
+}
+
+function buildSyntheticResult(property: Property, needId: string, score: number, matchId: string): VerifiedPortfolioResult {
+  const strength = score >= 85 ? MatchStrength.STRONG : score >= 70 ? MatchStrength.MODERATE : MatchStrength.WEAK
+  const syntheticMatch = {
+    id: matchId,
+    needId,
+    propertyId: property.id,
+    matchScore: score,
+    matchStrength: strength,
+    scoreBreakdown: { hardMatchScore: score, softFactorScore: score, confidenceModifier: 0, dataQualityModifier: 0, totalScore: score },
+    confidenceLevel: score / 100,
+  } as unknown as Match
+
+  return {
+    matchId,
+    needId,
+    matchScore: score,
+    resultType: ResultType.VERIFIED_PORTFOLIO,
+    property,
+    match: syntheticMatch,
+  }
+}
+
+export const PropertyMatchRow = memo(function PropertyMatchRow({ property, score, needId }: Props) {
+  const navigate = useNavigate()
+  const openInquiryDialog = useInquiryStore(s => s.openInquiryDialog)
+  const openSavedDialog = usePipelineStore(s => s.openSavedDialog)
+  const { addToCompare, removeFromCompare, isInCompare, isFull } = useCompareStore()
+
+  const scoreColor = score >= 85 ? '#16a34a' : score >= 70 ? '#d97706' : '#dc2626'
+  const scoreBg = score >= 85 ? '#dcfce7' : score >= 70 ? '#fef3c7' : '#fee2e2'
+  // Match IDs in the store use double-underscore format: m__propId__prop__needId
+  const matchId = `m__${property.id}__prop__${needId}`
+  const inCompare = isInCompare(matchId)
+
+  function handleInquire() {
+    openInquiryDialog({
+      propertyTitle: property.title,
+      location: property.location.city,
+      matchScore: score,
+      matchId,
+      propertyId: property.id,
+      areaLabel: property.areaSqm ? `${property.areaSqm} m²` : undefined,
+      rentLabel: property.rentPricePerSqm ? `CHF ${property.rentPricePerSqm}/m²/Jahr` : undefined,
+    })
+  }
+
+  function handleShortlist() {
+    openSavedDialog({
+      resultId: matchId,
+      resultType: 'VERIFIED_PORTFOLIO',
+      title: property.title,
+      matchScore: score,
+      location: property.location.city,
+      propertyId: property.id,
+      propertyAddress: `${property.title}, ${property.location.city}`,
+      areaLabel: property.areaSqm ? `${property.areaSqm} m²` : undefined,
+      rentLabel: property.rentPricePerSqm ? `CHF ${property.rentPricePerSqm}/m²/Jahr` : undefined,
+    })
+  }
+
+  function handleCompare() {
+    if (inCompare) {
+      removeFromCompare(matchId)
+    } else if (!isFull()) {
+      addToCompare(buildSyntheticResult(property, needId, score, matchId))
+    }
+  }
+
+  function handleDetails() {
+    navigate(`/demand/results/${matchId}`)
+  }
+
+  function handleUnit() {
+    navigate(`/demand/property/${property.id}`)
+  }
+
+  return (
+    <Box sx={{ bgcolor: 'white', border: '1px solid #e2e8f0', borderRadius: 1.5, overflow: 'hidden' }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 1.5, p: 1.25 }}>
+        {property.images?.[0] ? (
+          <Box component="img" src={property.images[0]} alt=""
+            sx={{ width: 52, height: 52, borderRadius: 1, objectFit: 'cover', flexShrink: 0 }} />
+        ) : (
+          <Box sx={{ width: 52, height: 52, borderRadius: 1, bgcolor: '#e0e7ff', flexShrink: 0, display: 'flex', alignItems: 'center', justifyContent: 'center' }}>
+            <Ruler size={18} color="#3730a3" />
+          </Box>
+        )}
+        <Box sx={{ flex: 1, minWidth: 0 }}>
+          <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.825rem', color: '#0f172a' }} noWrap>
+            {property.title}
+          </Typography>
+          <Typography variant="caption" sx={{ color: '#64748b', fontSize: '0.75rem' }}>
+            {property.location.city} · {property.areaSqm} m²
+          </Typography>
+        </Box>
+        <Box sx={{ bgcolor: scoreBg, color: scoreColor, px: 1, py: 0.375, borderRadius: 1, fontWeight: 700, fontSize: '0.8rem', flexShrink: 0 }}>
+          {score}%
+        </Box>
+      </Box>
+
+      <Box sx={{ display: 'flex', gap: 0.75, px: 1.25, pb: 1.25, flexWrap: 'wrap' }}>
+        <ActionButton onClick={handleInquire} primary>Anfrage</ActionButton>
+        <ActionButton onClick={handleShortlist}>Merken</ActionButton>
+        <ActionButton onClick={handleCompare} disabled={!inCompare && isFull()}>
+          {inCompare ? 'Im Vergleich' : 'Vergleichen'}
+        </ActionButton>
+        <ActionButton onClick={handleDetails}>Details →</ActionButton>
+        <ActionButton onClick={handleUnit}>Zur Einheit →</ActionButton>
+      </Box>
+    </Box>
+  )
+})
+
+function ActionButton({ children, onClick, primary, disabled }: {
+  children: React.ReactNode
+  onClick: () => void
+  primary?: boolean
+  disabled?: boolean
+}) {
+  return (
+    <Button
+      size="small"
+      variant={primary ? 'contained' : 'outlined'}
+      onClick={onClick}
+      disabled={disabled}
+      sx={{
+        textTransform: 'none',
+        fontWeight: 600,
+        fontSize: '0.75rem',
+        py: 0.25,
+        px: 1,
+        minWidth: 0,
+        ...(primary
+          ? { bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }
+          : { borderColor: '#cbd5e1', color: '#475569', '&:hover': { borderColor: '#152642', color: '#152642' } }),
+      }}
+    >
+      {children}
+    </Button>
+  )
+}

src/components/demand/SavedNeedCard.tsx

@@ -0,0 +1,78 @@
+import { memo } from 'react'
+import { Box, Chip, Paper, Typography } from '@mui/material'
+import { MapPin } from 'lucide-react'
+import type { Need } from '../../domain/need'
+import { ASSET_TYPE_LABELS } from '../../lib/constants'
+
+interface Props {
+  need: Need
+  selected: boolean
+  matchCount: number
+  topScore: number
+  onClick: () => void
+}
+
+function statusConfig(status: Need['status']): { label: string; bg: string; fg: string } {
+  if (status === 'DRAFT') return { label: 'Entwurf', bg: '#fef3c7', fg: '#92400e' }
+  return { label: 'Aktiv', bg: '#dcfce7', fg: '#166534' }
+}
+
+export const SavedNeedCard = memo(function SavedNeedCard({ need, selected, matchCount, topScore, onClick }: Props) {
+  const statusCfg = statusConfig(need.status)
+  const locationText = need.preferredLocations.slice(0, 2).join(', ')
+  const scoreColor = topScore >= 80 ? '#16a34a' : topScore >= 65 ? '#d97706' : '#dc2626'
+
+  return (
+    <Paper
+      onClick={onClick}
+      elevation={0}
+      sx={{
+        p: 1.5,
+        borderRadius: 1.5,
+        border: '1px solid',
+        borderColor: selected ? '#152642' : '#e2e8f0',
+        bgcolor: selected ? '#f1f5f9' : 'white',
+        cursor: 'pointer',
+        transition: 'all 0.15s',
+        '&:hover': { borderColor: selected ? '#152642' : '#94a3b8', boxShadow: '0 2px 6px rgba(15,23,42,0.06)' },
+        display: 'flex',
+        flexDirection: 'column',
+        gap: 0.75,
+      }}
+    >
+      <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'flex-start', gap: 1 }}>
+        <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, flexWrap: 'wrap' }}>
+          <Chip label={ASSET_TYPE_LABELS[need.assetType] ?? need.assetType} size="small"
+            sx={{ bgcolor: '#e0e7ff', color: '#3730a3', fontWeight: 600, fontSize: '0.65rem', height: 20 }} />
+          <Chip label={statusCfg.label} size="small"
+            sx={{ bgcolor: statusCfg.bg, color: statusCfg.fg, fontWeight: 600, fontSize: '0.65rem', height: 20 }} />
+        </Box>
+        {matchCount > 0 && (
+          <Box sx={{ bgcolor: '#dcfce7', color: '#15803d', borderRadius: 1, px: 0.75, py: 0.125, fontSize: '0.68rem', fontWeight: 700, flexShrink: 0 }}>
+            {matchCount} Treffer
+          </Box>
+        )}
+      </Box>
+
+      <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem', color: '#0f172a', lineHeight: 1.3 }}>
+        {need.companyName}
+      </Typography>
+
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5, color: '#64748b' }}>
+        <MapPin size={11} />
+        <Typography variant="caption" sx={{ fontSize: '0.75rem' }}>{locationText || '—'}</Typography>
+      </Box>
+
+      {topScore > 0 && (
+        <Box sx={{ display: 'flex', alignItems: 'center', gap: 1 }}>
+          <Box sx={{ flex: 1, height: 4, borderRadius: 2, bgcolor: '#f1f5f9', overflow: 'hidden' }}>
+            <Box sx={{ width: `${topScore}%`, height: '100%', bgcolor: scoreColor }} />
+          </Box>
+          <Typography variant="caption" sx={{ fontSize: '0.72rem', fontWeight: 700, color: scoreColor, flexShrink: 0 }}>
+            {topScore}%
+          </Typography>
+        </Box>
+      )}
+    </Paper>
+  )
+})

src/components/demand/SavedNeedDetail.tsx

@@ -0,0 +1,326 @@
+import { memo, useMemo, useState } from 'react'
+import {
+  Accordion, AccordionDetails, AccordionSummary,
+  Box, Button, Chip, Divider, LinearProgress, Slider, Switch, TextField, Typography,
+} from '@mui/material'
+import { Bell, Calendar, CheckCircle2, ChevronDown, MapPin, Ruler, Target, Wallet } from 'lucide-react'
+import type { Need, NotificationConfig, UpdateNeedInput } from '../../domain/need'
+import type { Property } from '../../domain/property'
+import { ASSET_TYPE_LABELS } from '../../lib/constants'
+import { confidenceHex } from '../../lib/utils'
+import { useMatchesByNeed } from '../../hooks/useMatches'
+import { PropertyMatchRow } from './PropertyMatchRow'
+
+const WEIGHT_LABELS: Record<string, string> = {
+  area: 'Fläche', location: 'Standort', budget: 'Budget', timing: 'Timing',
+  prestige: 'Prestige', accessibility: 'Erreichbarkeit', expansionPotential: 'Expansionspotenzial',
+  flexibility: 'Flexibilität', visibility: 'Sichtbarkeit', footfall: 'Publikumsverkehr',
+  talentAccess: 'Talentzugang', esg: 'ESG', taxEnvironment: 'Steuerumgebung',
+}
+
+function statusConfig(status: Need['status']): { label: string; bg: string; fg: string } {
+  if (status === 'DRAFT') return { label: 'Entwurf', bg: '#fef3c7', fg: '#92400e' }
+  return { label: 'Aktiv', bg: '#dcfce7', fg: '#166534' }
+}
+
+interface Props {
+  need: Need
+  properties: Property[]
+  onStart: () => void
+  onEdit: () => void
+  onArchive: () => void
+  onUpdate: (data: UpdateNeedInput) => void
+}
+
+export const SavedNeedDetail = memo(function SavedNeedDetail({ need, properties, onStart, onEdit, onArchive, onUpdate }: Props) {
+  const statusCfg = statusConfig(need.status)
+  const conf = need.confidenceInCriteria ?? 0
+  const confColor = confidenceHex(conf)
+
+  const [notif, setNotif] = useState<NotificationConfig>(() => need.notificationConfig ?? { enabled: true, minScore: 80 })
+  const [notifDirty, setNotifDirty] = useState(false)
+
+  function handleNotifChange(patch: Partial<NotificationConfig>) {
+    setNotif(prev => ({ ...prev, ...patch }))
+    setNotifDirty(true)
+  }
+  function handleNotifSave() {
+    onUpdate({ notificationConfig: notif })
+    setNotifDirty(false)
+  }
+
+  const { data: matches = [] } = useMatchesByNeed(need.id)
+
+  const notifThreshold = need.notificationConfig?.minScore ?? 80
+  const matchCount = matches.filter(m => m.matchScore >= notifThreshold).length
+
+  const scoredProperties = useMemo(() => {
+    const seen = new Set<string>()
+    return matches
+      .map(m => {
+        const property = properties.find(p => p.id === m.propertyId)
+        return property ? { property, score: Math.round(m.matchScore) } : null
+      })
+      .filter((x): x is { property: Property; score: number } => x !== null)
+      .sort((a, b) => b.score - a.score)
+      .filter(x => {
+        if (seen.has(x.property.id)) return false
+        seen.add(x.property.id)
+        return true
+      })
+  }, [matches, properties])
+  const topScore = scoredProperties.length > 0 ? scoredProperties[0].score : 0
+  const topProperties = scoredProperties.slice(0, 3)
+
+  const topWeights = useMemo(
+    () => Object.entries(need.weightingProfile).filter(([, v]) => v > 0.03).sort(([, a], [, b]) => b - a).slice(0, 6),
+    [need.weightingProfile],
+  )
+
+  return (
+    <Box sx={{ flex: 1, display: 'flex', flexDirection: 'column', overflow: 'hidden', bgcolor: '#f8fafc' }}>
+      <Box sx={{ flex: 1, overflowY: 'auto', p: 3, display: 'flex', flexDirection: 'column', gap: 2.5 }}>
+
+        <Box>
+          <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 0.75 }}>
+            <Chip label={ASSET_TYPE_LABELS[need.assetType] ?? 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: '1.25rem' }}>
+            {need.companyName}
+          </Typography>
+          {need.contactName && (
+            <Typography variant="body2" sx={{ color: '#64748b', mt: 0.25 }}>{need.contactName}</Typography>
+          )}
+        </Box>
+
+        <Box>
+          <SectionLabel>Suchkriterien</SectionLabel>
+          <Box sx={{ mt: 1, display: 'grid', gridTemplateColumns: 'repeat(auto-fit, minmax(200px, 1fr))', gap: 1.25 }}>
+            <CriteriaBox icon={<MapPin size={13} />} label="Standort" value={need.preferredLocations.join(', ') || '—'} />
+            <CriteriaBox icon={<Ruler size={13} />} label="Fläche" value={`${need.requiredArea.min}–${need.requiredArea.max} m²`} />
+            <CriteriaBox icon={<Wallet size={13} />} label="Budget" value={`CHF ${need.budgetRange.maxPerSqm} /m²`} />
+            <CriteriaBox icon={<Calendar size={13} />} label="Einzug ab" value={need.timing.earliestMoveIn || '—'} />
+          </Box>
+        </Box>
+
+        <Box>
+          <Box sx={{ display: 'flex', justifyContent: 'space-between', mb: 0.5 }}>
+            <SectionLabel>Konfidenz der Kriterien</SectionLabel>
+            <Typography variant="caption" sx={{ fontWeight: 700, color: confColor, fontSize: '0.8rem' }}>
+              {Math.round(conf * 100)}%
+            </Typography>
+          </Box>
+          <LinearProgress variant="determinate" value={conf * 100} sx={{
+            height: 6, borderRadius: 3, bgcolor: '#f1f5f9',
+            '& .MuiLinearProgress-bar': { bgcolor: confColor, borderRadius: 3 },
+          }} />
+        </Box>
+
+        {(need.mustCriteriaText?.length ?? 0) > 0 && (
+          <Box>
+            <SectionLabel>Must-have Kriterien</SectionLabel>
+            <Box sx={{ mt: 1, display: 'flex', flexDirection: 'column', gap: 0.5 }}>
+              {need.mustCriteriaText!.map((c, i) => (
+                <Box key={i} sx={{ display: 'flex', alignItems: 'center', gap: 1 }}>
+                  <CheckCircle2 size={14} color="#16a34a" />
+                  <Typography variant="body2" sx={{ fontSize: '0.875rem', color: '#1e293b' }}>{c}</Typography>
+                </Box>
+              ))}
+            </Box>
+          </Box>
+        )}
+
+        {topWeights.length > 0 && (
+          <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 }}>
+                {topWeights.map(([key, val]) => {
+                  const pct = Math.round(val * 100)
+                  return (
+                    <Box key={key} sx={{ bgcolor: '#f8fafc', border: '1px solid #e2e8f0', borderRadius: 1.5, px: 1.5, py: 1 }}>
+                      <Box sx={{ display: 'flex', justifyContent: 'space-between', mb: 0.5 }}>
+                        <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem' }}>
+                          {WEIGHT_LABELS[key] ?? key}
+                        </Typography>
+                        <Typography variant="caption" sx={{ fontWeight: 700, color: '#152642', fontSize: '0.75rem', bgcolor: '#e0e7ff', px: 1, borderRadius: 1 }}>
+                          {pct}%
+                        </Typography>
+                      </Box>
+                      <Box sx={{ height: 5, borderRadius: 3, bgcolor: '#e8e7e4', overflow: 'hidden' }}>
+                        <Box sx={{ width: `${pct}%`, height: '100%', bgcolor: '#152642', transition: 'width 0.3s' }} />
+                      </Box>
+                    </Box>
+                  )
+                })}
+              </Box>
+            </AccordionDetails>
+          </Accordion>
+        )}
+
+        <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 } }}>
+            <Box sx={{ display: 'flex', alignItems: 'center', gap: 1 }}>
+              <Bell size={13} color={notif.enabled ? '#152642' : '#94a3b8'} />
+              <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
+                Benachrichtigungen
+              </Typography>
+              {notif.enabled && (
+                <Box sx={{ bgcolor: '#e0e7ff', color: '#3730a3', fontSize: '0.65rem', fontWeight: 700, px: 0.75, borderRadius: 0.75 }}>
+                  ab {notif.minScore}%
+                </Box>
+              )}
+            </Box>
+          </AccordionSummary>
+          <AccordionDetails sx={{ px: 2, pt: 0, pb: 2 }}>
+            <Box sx={{ display: 'flex', flexDirection: 'column', gap: 1.75 }}>
+              <Box sx={{ display: 'flex', alignItems: 'center', justifyContent: 'space-between' }}>
+                <Box>
+                  <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem' }}>Benachrichtigung aktiv</Typography>
+                  <Typography variant="caption" sx={{ color: '#64748b', fontSize: '0.75rem' }}>
+                    Neue Treffer oberhalb der Schwelle melden
+                  </Typography>
+                </Box>
+                <Switch
+                  size="small"
+                  checked={notif.enabled}
+                  onChange={e => handleNotifChange({ enabled: e.target.checked })}
+                  sx={{ '& .MuiSwitch-thumb': { bgcolor: notif.enabled ? '#152642' : undefined } }}
+                />
+              </Box>
+
+              {notif.enabled && (
+                <>
+                  <Box>
+                    <Box sx={{ display: 'flex', justifyContent: 'space-between', mb: 0.5 }}>
+                      <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem' }}>Match-Schwelle</Typography>
+                      <Typography variant="caption" sx={{ fontWeight: 700, color: '#152642', fontSize: '0.8rem', bgcolor: '#e0e7ff', px: 0.75, borderRadius: 0.75 }}>
+                        {notif.minScore}%
+                      </Typography>
+                    </Box>
+                    <Slider
+                      value={notif.minScore}
+                      min={60} max={95} step={5}
+                      onChange={(_, v) => handleNotifChange({ minScore: v as number })}
+                      sx={{ color: '#152642', '& .MuiSlider-thumb': { width: 14, height: 14 } }}
+                    />
+                    <Box sx={{ display: 'flex', justifyContent: 'space-between' }}>
+                      <Typography variant="caption" sx={{ color: '#94a3b8', fontSize: '0.7rem' }}>60%</Typography>
+                      <Typography variant="caption" sx={{ color: '#94a3b8', fontSize: '0.7rem' }}>95%</Typography>
+                    </Box>
+                  </Box>
+
+                  <Box>
+                    <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem', mb: 0.5 }}>
+                      E-Mail (optional)
+                    </Typography>
+                    <TextField
+                      size="small"
+                      fullWidth
+                      placeholder="name@firma.ch"
+                      value={notif.emailAddress ?? ''}
+                      onChange={e => handleNotifChange({ emailAddress: e.target.value || undefined })}
+                      inputProps={{ type: 'email' }}
+                      sx={{ '& .MuiOutlinedInput-root': { fontSize: '0.85rem' } }}
+                      helperText="Im Produktivsystem wird bei neuen Treffern eine E-Mail ausgelöst"
+                    />
+                  </Box>
+                </>
+              )}
+
+              {notifDirty && (
+                <Button
+                  variant="contained"
+                  size="small"
+                  onClick={handleNotifSave}
+                  sx={{ textTransform: 'none', fontWeight: 600, bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' }, alignSelf: 'flex-end' }}
+                >
+                  Speichern
+                </Button>
+              )}
+            </Box>
+          </AccordionDetails>
+        </Accordion>
+
+        {scoredProperties.length > 0 && (
+          <>
+            <Divider />
+            <Box>
+              <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.25 }}>
+                <Target size={14} color="#15803d" />
+                <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
+                  Passende Objekte
+                </Typography>
+                <Box sx={{ ml: 'auto', bgcolor: '#dcfce7', color: '#15803d', borderRadius: 1, px: 1, py: 0.125, fontWeight: 700, fontSize: '0.72rem' }}>
+                  {matchCount} Treffer
+                </Box>
+              </Box>
+              <Box sx={{ display: 'flex', flexDirection: 'column', gap: 1 }}>
+                {topProperties.map(({ property, score }) => (
+                  <PropertyMatchRow key={property.id} property={property} score={score} needId={need.id} />
+                ))}
+              </Box>
+              {matchCount > 3 && (
+                <Box
+                  onClick={onStart}
+                  sx={{ mt: 1.25, textAlign: 'center', cursor: 'pointer', color: '#152642', fontSize: '0.8rem', fontWeight: 600,
+                    py: 1, border: '1px dashed #cbd5e1', borderRadius: 1.5, '&:hover': { bgcolor: '#f1f5f9', borderColor: '#152642' }, transition: 'all 0.15s' }}
+                >
+                  Alle {matchCount} Ergebnisse anzeigen →
+                </Box>
+              )}
+            </Box>
+          </>
+        )}
+      </Box>
+
+      <Box sx={{ flexShrink: 0, borderTop: '1px solid #e2e8f0', px: 3, py: 2, bgcolor: 'white', display: 'flex', gap: 1.5 }}>
+        <Button variant="outlined" size="large" onClick={onEdit}
+          sx={{ flex: 1, textTransform: 'none', fontWeight: 600, borderColor: '#cbd5e1', color: '#475569' }}>
+          Bearbeiten
+        </Button>
+        <Button variant="contained" size="large" onClick={onStart}
+          sx={{ flex: 2, textTransform: 'none', fontWeight: 600, bgcolor: '#152642', '&:hover': { bgcolor: '#16304d' } }}>
+          Suche starten →
+        </Button>
+      </Box>
+    </Box>
+  )
+})
+
+function SectionLabel({ children }: { children: React.ReactNode }) {
+  return (
+    <Typography variant="caption" sx={{ color: '#64748b', fontWeight: 700, textTransform: 'uppercase', letterSpacing: 0.5 }}>
+      {children}
+    </Typography>
+  )
+}
+
+function CriteriaBox({ 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={{ 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>
+    </Box>
+  )
+}

src/components/demand/SavedProfilesTab.tsx

@@ -0,0 +1,167 @@
+import { useEffect, useMemo, useState } from 'react'
+import { Box, Button, CircularProgress, IconButton, Typography, useMediaQuery, useTheme } from '@mui/material'
+import { ArrowLeft, Plus, Search } from 'lucide-react'
+import { useNavigate } from 'react-router'
+import { useNeedProfiles, useArchiveNeed, useUpdateNeed } from '../../hooks/useNeeds'
+import { useProperties } from '../../hooks/useProperties'
+import { useMatches } from '../../hooks/useMatches'
+import { ResultType } from '../../domain/enums'
+import { ROUTES } from '../../lib/constants'
+import { EmptyState } from '../ui'
+import { SavedNeedCard } from './SavedNeedCard'
+import { SavedNeedDetail } from './SavedNeedDetail'
+import { needToParsedCriteria } from '../../services/aiSearch/needSearchMapper'
+
+interface Props {
+  onNewSearch: (prefillNeedId?: string) => void
+}
+
+export function SavedProfilesTab({ onNewSearch }: Props) {
+  const navigate = useNavigate()
+  const theme = useTheme()
+  const isMobile = useMediaQuery(theme.breakpoints.down('md'))
+
+  const { data: needs = [], isLoading } = useNeedProfiles()
+  const { data: properties = [] } = useProperties({ resultType: ResultType.VERIFIED_PORTFOLIO })
+  const { data: allMatches = [] } = useMatches()
+  const archiveMutation = useArchiveNeed()
+  const updateMutation = useUpdateNeed()
+
+  const [selectedId, setSelectedId] = useState<string | null>(null)
+  const [mobileView, setMobileView] = useState<'list' | 'detail'>('list')
+
+  const visible = useMemo(
+    () =>
+      needs
+        .filter(n => !n.status || n.status === 'ACTIVE' || n.status === 'DRAFT')
+        .sort((a, b) => {
+          const aActive = !a.status || a.status === 'ACTIVE'
+          const bActive = !b.status || b.status === 'ACTIVE'
+          if (aActive !== bActive) return aActive ? -1 : 1
+          return new Date(b.updatedAt).getTime() - new Date(a.updatedAt).getTime()
+        }),
+    [needs],
+  )
+
+  const { matchCounts, topScores } = useMemo(() => {
+    const counts: Record<string, number> = {}
+    const tops: Record<string, number> = {}
+    for (const n of visible) {
+      const needMatches = allMatches.filter(m => m.needId === n.id)
+      const threshold = n.notificationConfig?.minScore ?? 80
+      counts[n.id] = needMatches.filter(m => m.matchScore >= threshold).length
+      tops[n.id] = needMatches.length > 0 ? Math.round(Math.max(...needMatches.map(m => m.matchScore))) : 0
+    }
+    return { matchCounts: counts, topScores: tops }
+  }, [visible, allMatches])
+
+  useEffect(() => {
+    if (!isMobile && !selectedId && visible.length > 0) setSelectedId(visible[0].id)
+  }, [visible, selectedId, isMobile])
+
+  const selectedNeed = visible.find(n => n.id === selectedId) ?? null
+
+  function handleSelect(id: string) {
+    setSelectedId(id)
+    if (isMobile) setMobileView('detail')
+  }
+
+  function handleStart(needId: string) {
+    navigate(ROUTES.DEMAND.RESULTS, { state: { fromNeedBuilder: true, activeNeedId: needId } })
+  }
+
+  function handleEdit(needId: string) {
+    onNewSearch(needId)
+  }
+
+  if (isLoading) {
+    return <Box sx={{ display: 'flex', justifyContent: 'center', pt: 8 }}><CircularProgress size={24} /></Box>
+  }
+
+  if (visible.length === 0) {
+    return (
+      <Box sx={{ display: 'flex', flexDirection: 'column', alignItems: 'center', pt: 8, gap: 2 }}>
+        <EmptyState title="Keine Suchprofile" description="Sie haben noch keine Suchprofile gespeichert." />
+        <Button variant="outlined" startIcon={<Plus size={16} />} onClick={() => onNewSearch()} sx={{ textTransform: 'none', mt: 1 }}>
+          Neue Suche erstellen
+        </Button>
+      </Box>
+    )
+  }
+
+  const list = (
+    <Box sx={{ width: 280, minWidth: 280, flexShrink: 0, borderRight: '1px solid #e2e8f0', bgcolor: 'white', display: 'flex', flexDirection: 'column', overflow: 'hidden' }}>
+      <Box sx={{ px: 2, py: 1.25, borderBottom: '1px solid #e2e8f0', display: 'flex', alignItems: 'center', gap: 1, flexShrink: 0 }}>
+        <Search size={14} color="#7c3aed" />
+        <Typography variant="body2" sx={{ fontWeight: 600, color: '#0f172a' }}>Suchprofile</Typography>
+        <Box sx={{ ml: 'auto', px: 1, py: 0.125, borderRadius: 1, bgcolor: '#152642', color: 'white', fontWeight: 600, fontSize: '0.7rem' }}>
+          {visible.length}
+        </Box>
+      </Box>
+      <Box sx={{ flex: 1, overflowY: 'auto', p: 1.25, display: 'flex', flexDirection: 'column', gap: 1 }}>
+        {visible.map(n => (
+          <SavedNeedCard
+            key={n.id}
+            need={n}
+            selected={n.id === selectedId}
+            matchCount={matchCounts[n.id] ?? 0}
+            topScore={topScores[n.id] ?? 0}
+            onClick={() => handleSelect(n.id)}
+          />
+        ))}
+      </Box>
+      <Box sx={{ flexShrink: 0, p: 1.5, borderTop: '1px solid #e2e8f0' }}>
+        <Button fullWidth variant="outlined" size="small" startIcon={<Plus size={14} />} onClick={() => onNewSearch()}
+          sx={{ textTransform: 'none', fontSize: '0.8rem' }}>
+          Neue Suche
+        </Button>
+      </Box>
+    </Box>
+  )
+
+  if (isMobile) {
+    if (mobileView === 'detail' && selectedNeed) {
+      return (
+        <Box sx={{ display: 'flex', flexDirection: 'column', height: '100%', overflow: 'hidden' }}>
+          <Box sx={{ px: 1.5, py: 1, borderBottom: '1px solid #e2e8f0', bgcolor: 'white', flexShrink: 0, display: 'flex', alignItems: 'center', gap: 1 }}>
+            <IconButton size="small" onClick={() => setMobileView('list')}><ArrowLeft size={18} /></IconButton>
+            <Typography variant="body2" sx={{ fontWeight: 600, fontSize: '0.85rem' }} noWrap>{selectedNeed.companyName}</Typography>
+          </Box>
+          <Box sx={{ flex: 1, overflow: 'hidden', display: 'flex', flexDirection: 'column' }}>
+            <SavedNeedDetail
+              need={selectedNeed}
+              properties={properties}
+              onStart={() => handleStart(selectedNeed.id)}
+              onEdit={() => handleEdit(selectedNeed.id)}
+              onArchive={() => archiveMutation.mutate(selectedNeed.id)}
+              onUpdate={(data) => updateMutation.mutate({ id: selectedNeed.id, ...data })}
+            />
+          </Box>
+        </Box>
+      )
+    }
+    return <Box sx={{ height: '100%', overflow: 'hidden' }}>{list}</Box>
+  }
+
+  return (
+    <Box sx={{ display: 'flex', height: '100%', overflow: 'hidden' }}>
+      {list}
+      <Box sx={{ flex: 1, display: 'flex', overflow: 'hidden' }}>
+        {selectedNeed ? (
+          <SavedNeedDetail
+            need={selectedNeed}
+            properties={properties}
+            onStart={() => handleStart(selectedNeed.id)}
+            onEdit={() => handleEdit(selectedNeed.id)}
+            onArchive={() => archiveMutation.mutate(selectedNeed.id)}
+            onUpdate={(data) => updateMutation.mutate({ id: selectedNeed.id, ...data })}
+          />
+        ) : (
+          <Box sx={{ flex: 1, display: 'flex', alignItems: 'center', justifyContent: 'center' }}>
+            <EmptyState icon={<Search size={40} />} title="Profil auswählen" description="Wählen Sie ein Suchprofil, um Details zu sehen." />
+          </Box>
+        )}
+      </Box>
+    </Box>
+  )
+}

src/components/demand/index.ts

@@ -9,3 +9,7 @@ export { NeedCardPreview } from './NeedCardPreview'
 export { NeedInput } from './NeedInput'
 export { VoiceNeedInput } from './VoiceNeedInput'
 export { WeightingEditor } from './WeightingEditor'
+export { PropertyMatchRow } from './PropertyMatchRow'
+export { SavedNeedCard } from './SavedNeedCard'
+export { SavedNeedDetail } from './SavedNeedDetail'
+export { SavedProfilesTab } from './SavedProfilesTab'

src/components/layout/AppShell.tsx

@@ -21,16 +21,21 @@ export function AppShell() {
   const sidebarCollapsed = useLayoutStore(s => s.sidebarCollapsed)
   const setActiveWorkspace = useLayoutStore(s => s.setActiveWorkspace)
   const toggleSidebar = useLayoutStore(s => s.toggleSidebar)
+  const setSidebarCollapsed = useLayoutStore(s => s.setSidebarCollapsed)
   const { currentUser } = useSessionStore()
   const navigate = useNavigate()
   const location = useLocation()
   const theme = useTheme()
-  const isMobile = useMediaQuery(theme.breakpoints.down('md'))
+  const isMobile = useMediaQuery(theme.breakpoints.down('sm'))
+  const isCompact = useMediaQuery(theme.breakpoints.down('xl'))
   const [mobileOpen, setMobileOpen] = useState(false)
 
   // Close mobile menu on route change
   useEffect(() => { setMobileOpen(false) }, [location.pathname])
 
+  // Auto-collapse sidebar on compact screens (laptops < 1536px)
+  useEffect(() => { setSidebarCollapsed(isCompact) }, [isCompact, setSidebarCollapsed])
+
   // Sync active workspace with URL
   useEffect(() => {
     const detected = getWorkspaceFromPath(location.pathname)

src/components/layout/NotificationButton.tsx

@@ -1,22 +1,74 @@
-import { useState } from 'react'
-import { Badge, IconButton, Popover, Typography } from '@mui/material'
+import { useMemo, useState } from 'react'
+import { Badge, Box, Divider, IconButton, Popover, Typography } from '@mui/material'
 import { Bell } from 'lucide-react'
+import { useNavigate } from 'react-router'
+import { useNeedProfiles } from '../../hooks/useNeeds'
+import { useMatches } from '../../hooks/useMatches'
+import { ROUTES } from '../../lib/constants'
+
+function loadSeenCounts(): Record<string, number> {
+  try { return JSON.parse(localStorage.getItem('notif-seen-counts') ?? '{}') }
+  catch { return {} }
+}
+
+function saveSeenCounts(counts: Record<string, number>) {
+  localStorage.setItem('notif-seen-counts', JSON.stringify(counts))
+}
 
 export function NotificationButton() {
   const [anchorEl, setAnchorEl] = useState<null | HTMLElement>(null)
+  const [seenCounts, setSeenCounts] = useState<Record<string, number>>(loadSeenCounts)
+  const navigate = useNavigate()
+
+  const { data: needs = [] } = useNeedProfiles()
+  const { data: allMatches = [] } = useMatches()
+
+  const profilesWithMatches = useMemo(() => {
+    const active = needs.filter(n =>
+      (!n.status || n.status === 'ACTIVE' || n.status === 'DRAFT') &&
+      (n.notificationConfig?.enabled !== false),
+    )
+    return active
+      .map(n => {
+        const minScore = n.notificationConfig?.minScore ?? 80
+        return {
+          need: n,
+          count: allMatches.filter(m => m.needId === n.id && m.matchScore >= minScore).length,
+          minScore,
+        }
+      })
+      .filter(x => x.count > 0)
+  }, [needs, allMatches])
+
+  // Badge only lights up for profiles with matches the user hasn't seen yet
+  const newProfiles = useMemo(
+    () => profilesWithMatches.filter(x => x.count > (seenCounts[x.need.id] ?? 0)),
+    [profilesWithMatches, seenCounts],
+  )
+  const badgeCount = newProfiles.length
 
   function handleOpen(e: React.MouseEvent<HTMLElement>) {
     setAnchorEl(e.currentTarget)
+    // Mark all current matches as seen
+    const updated = { ...seenCounts }
+    for (const { need, count } of profilesWithMatches) {
+      updated[need.id] = count
+    }
+    setSeenCounts(updated)
+    saveSeenCounts(updated)
   }
 
-  function handleClose() {
-    setAnchorEl(null)
+  function handleClose() { setAnchorEl(null) }
+
+  function goToResults(needId: string) {
+    navigate(ROUTES.DEMAND.RESULTS, { state: { fromNeedBuilder: true, activeNeedId: needId } })
+    handleClose()
   }
 
   return (
     <>
       <IconButton size="small" sx={{ color: '#64748b' }} onClick={handleOpen}>
-        <Badge badgeContent={0} color="error">
+        <Badge badgeContent={badgeCount || null} color="error">
           <Bell size={20} />
         </Badge>
       </IconButton>
@@ -27,12 +79,50 @@ export function NotificationButton() {
         onClose={handleClose}
         anchorOrigin={{ vertical: 'bottom', horizontal: 'right' }}
         transformOrigin={{ vertical: 'top', horizontal: 'right' }}
-        slotProps={{ paper: { sx: { width: 280, p: 2 } } }}
+        slotProps={{ paper: { sx: { width: 300, p: 2 } } }}
       >
-        <Typography variant="subtitle2" sx={{ mb: 1 }}>Benachrichtigungen</Typography>
-        <Typography variant="caption" sx={{ color: 'text.secondary' }}>
-          Keine neuen Benachrichtigungen
+        <Typography variant="subtitle2" sx={{ mb: 1.25, fontWeight: 700, color: '#0f172a' }}>
+          Neue Treffer
         </Typography>
+
+        {profilesWithMatches.length === 0 ? (
+          <Typography variant="caption" sx={{ color: 'text.secondary' }}>
+            Keine aktiven Benachrichtigungen
+          </Typography>
+        ) : (
+          <>
+            {profilesWithMatches.map(({ need, count, minScore }) => (
+              <Box
+                key={need.id}
+                onClick={() => goToResults(need.id)}
+                sx={{
+                  display: 'flex', justifyContent: 'space-between', alignItems: 'center',
+                  px: 1, py: 0.875, borderRadius: 1, cursor: 'pointer',
+                  '&:hover': { bgcolor: '#f8fafc' }, transition: 'background 0.1s',
+                }}
+              >
+                <Box sx={{ minWidth: 0 }}>
+                  <Typography variant="body2" sx={{ fontSize: '0.825rem', color: '#1e293b' }} noWrap>
+                    {need.companyName}
+                  </Typography>
+                  <Typography variant="caption" sx={{ color: '#94a3b8', fontSize: '0.7rem' }}>
+                    ab {minScore}%
+                  </Typography>
+                </Box>
+                <Typography variant="caption" sx={{ color: '#15803d', fontWeight: 700, flexShrink: 0, ml: 1.5, fontSize: '0.78rem' }}>
+                  {count} Treffer →
+                </Typography>
+              </Box>
+            ))}
+            <Divider sx={{ my: 1.25 }} />
+            <Box
+              onClick={() => { navigate(ROUTES.DEMAND.AI_SEARCH); handleClose() }}
+              sx={{ textAlign: 'center', cursor: 'pointer', color: '#152642', fontSize: '0.8rem', fontWeight: 600, py: 0.25, '&:hover': { color: '#16304d' } }}
+            >
+              Alle Suchprofile anzeigen →
+            </Box>
+          </>
+        )}
       </Popover>
     </>
   )

src/components/layout/RightContextPanel.tsx

@@ -32,8 +32,8 @@ export function RightContextPanel() {
         right: 0,
         top: 56,
         height: 'calc(100vh - 56px)',
-        width: 320,
-        transform: isRightPanelOpen ? 'translateX(0)' : 'translateX(320px)',
+        width: { xs: '85vw', sm: 300, lg: 320 },
+        transform: isRightPanelOpen ? 'translateX(0)' : 'translateX(110%)',
         transition: 'transform 0.25s ease',
         bgcolor: '#fff',
         borderLeft: '1px solid #e2e8f0',

src/components/match-detail/FitOutAdvicePanel.tsx

@@ -0,0 +1,82 @@
+import { Box, Chip, CircularProgress, Paper, Typography } from '@mui/material'
+import { Lightbulb, MessageSquareQuote } from 'lucide-react'
+import { useFitOutAdvice } from '../../hooks/useAI'
+import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
+
+const RECOMMENDATION_META: Record<string, { label: string; bg: string; border: string; fg: string }> = {
+  MIETERAUSBAU:     { label: 'Mieterausbau',            bg: DS_SURFACE.blue.bg,    border: DS_SURFACE.blue.border,    fg: DS_TEXT.signalDark },
+  BKZ:              { label: 'Baukostenzuschuss (BKZ)', bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
+  MAB_AMORTISATION: { label: 'MAB-Amortisation',        bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
+}
+
+interface Props {
+  fitOut: string
+  areaSqm: number
+  mabPerSqm: number
+  rentPricePerSqm: number
+  requiredFitOut?: string
+  tenantBudgetPerSqm?: number
+}
+
+export function FitOutAdvicePanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, requiredFitOut, tenantBudgetPerSqm }: Props) {
+  const { data, isLoading, isError } = useFitOutAdvice({
+    fitOut,
+    areaSqm,
+    mabPerSqm,
+    requiredFitOut,
+    tenantBudgetPerSqm,
+    monthlyRentPerSqm: Math.round(rentPricePerSqm / 12),
+  })
+
+  // Fallback: KI-Ausfall blockiert nie — Panel wird einfach nicht gezeigt
+  if (isError) return null
+
+  if (isLoading || !data) {
+    return (
+      <Paper sx={{ p: 2.5, display: 'flex', alignItems: 'center', gap: 1.5 }}>
+        <CircularProgress size={16} />
+        <Typography variant="body2" sx={{ color: DS_TEXT.muted }}>KI-Ausbauempfehlung wird erstellt…</Typography>
+      </Paper>
+    )
+  }
+
+  const advice = data.data
+  const meta = RECOMMENDATION_META[advice.recommendation] ?? RECOMMENDATION_META.MIETERAUSBAU
+
+  return (
+    <Paper sx={{ p: 2.5 }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.5 }}>
+        <Lightbulb size={15} color={DS_TEXT.secondary} />
+        <Typography variant="h6" sx={{ fontWeight: 700 }}>KI-Ausbauempfehlung</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>
+
+      <Typography variant="body2" sx={{ fontWeight: 700, mb: 0.75 }}>{advice.headline}</Typography>
+      <Typography variant="body2" sx={{ color: DS_TEXT.secondary, mb: 1.5, lineHeight: 1.55 }}>
+        {advice.explanation}
+      </Typography>
+
+      <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', py: 1, px: 1.5, mb: 1.5, bgcolor: DS_SURFACE.neutral.bg, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1 }}>
+        <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontWeight: 600 }}>Geschätzte Nettoinvestition</Typography>
+        <Typography variant="body2" sx={{ fontWeight: 700 }}>{advice.estimatedNetInvestment}</Typography>
+      </Box>
+
+      <Box sx={{ display: 'flex', gap: 1, alignItems: 'flex-start' }}>
+        <MessageSquareQuote size={14} color={DS_TEXT.muted} style={{ marginTop: 3, flexShrink: 0 }} />
+        <Typography variant="caption" sx={{ color: DS_TEXT.secondary, lineHeight: 1.5 }}>
+          <strong>Verhandlungstipp:</strong> {advice.negotiationTip}
+        </Typography>
+      </Box>
+
+      {data.provenance?.fallbackUsed && (
+        <Typography variant="caption" sx={{ color: DS_TEXT.muted, display: 'block', mt: 1.25 }}>
+          Hinweis: KI nicht verfügbar — Richtwert-basierte Empfehlung.
+        </Typography>
+      )}
+    </Paper>
+  )
+}

src/components/match-detail/FitOutCostPanel.tsx

@@ -1,33 +1,23 @@
 import { Box, Chip, Paper, Typography } from '@mui/material'
 import { HardHat } from 'lucide-react'
-import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
 import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
-import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
+import { FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE, FIT_OUT_LABELS } from '../../lib/constants'
 
-const FIT_OUT_LABELS: Record<string, string> = {
-  SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau',
-}
-
-const AMORTIZATION_YEARS = FITOUT_AMORTIZATION_YEARS
-const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
+const RATE_PCT = Math.round(FITOUT_ANNUITY_RATE * 100)
 
 interface Props {
   fitOut: string
   areaSqm: number
   mabPerSqm: number
   rentPricePerSqm: number
-  tenantBudgetPerSqm?: number
+  fitOutByLandlord?: boolean
 }
 
 function chf(value: number): string {
   return `CHF ${Math.round(value).toLocaleString('de-CH')}.–`
 }
 
-function chfRange(min: number, max: number): string {
-  if (Math.round(min) === Math.round(max)) return chf(min)
-  return `${chf(min)} – ${chf(max)}`
-}
-
 interface RowProps { label: string; value: string; sub?: string; isTotal?: boolean; isWarning?: boolean }
 
 function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
@@ -49,35 +39,26 @@ function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
   )
 }
 
-export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, tenantBudgetPerSqm = 0 }: Props) {
+export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, fitOutByLandlord }: Props) {
+  const { fitOutPerSqm } = effectiveAnnualBurdenPerSqm({ fitOut, rentPricePerSqm, mabPerSqm, fitOutByLandlord })
   const rentPerYear = rentPricePerSqm * areaSqm
-  const isReadyToMoveIn = READY_TO_MOVE_IN.has(fitOut)
+  const fitOutPerYear = fitOutPerSqm * areaSqm
+  const totalPerYear = rentPerYear + fitOutPerYear
   const fitOutLabel = FIT_OUT_LABELS[fitOut] ?? fitOut
 
-  const investment = isReadyToMoveIn
-    ? null
-    : calcFitOutInvestment(fitOut, areaSqm, mabPerSqm, tenantBudgetPerSqm)
-
-  const fitOutPerYear = investment && !investment.isFullyCovered ? {
-    min: Math.round(investment.netTotal.min / AMORTIZATION_YEARS),
-    max: Math.round(investment.netTotal.max / AMORTIZATION_YEARS),
-  } : { min: 0, max: 0 }
-
-  const totalPerYear = {
-    min: rentPerYear + fitOutPerYear.min,
-    max: rentPerYear + fitOutPerYear.max,
-  }
-  const isWarning = !isReadyToMoveIn && totalPerYear.max > rentPerYear * 1.3
-  const disclaimer = isReadyToMoveIn
-    ? null
-    : `Ausbaukosten nach CRB/BKP-Normen, amortisiert über ${AMORTIZATION_YEARS} Jahre. Tatsächliche Kosten je nach Ausbauumfang.`
+  // Kein Aufschlag → entweder Vermieter übernimmt oder Fläche bereits bezugsfertig
+  const hasSurcharge = fitOutPerYear > 0
+  const isWarning = totalPerYear > rentPerYear * 1.3
+  const disclaimer = hasSurcharge
+    ? `Ausbaukosten nach CRB/BKP-Normen, annuitätisch über ${FITOUT_AMORTIZATION_YEARS} Jahre zu ${RATE_PCT}% p.a. Tatsächliche Kosten je nach Ausbauumfang.`
+    : null
 
   return (
     <Paper sx={{ p: 2.5 }}>
       <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 2 }}>
         <HardHat size={15} color={DS_TEXT.secondary} />
         <Typography variant="h6" sx={{ fontWeight: 700 }}>Reale Jahresbelastung</Typography>
-        {!isReadyToMoveIn && (
+        {hasSurcharge && (
           <Chip
             label="CRB/BKP Richtwerte"
             size="small"
@@ -92,32 +73,32 @@ export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, t
           value={chf(rentPerYear)}
           sub={`CHF ${rentPricePerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`}
         />
-        {isReadyToMoveIn ? (
+        {fitOutByLandlord ? (
+          <Row
+            label="Ausbau"
+            value="CHF 0.–"
+            sub={`${fitOutLabel} — Ausbau im Mietzins enthalten`}
+          />
+        ) : !hasSurcharge ? (
           <Row
             label="Ausbau"
             value="CHF 0.–"
             sub={`${fitOutLabel} — bezugsfertig`}
           />
-        ) : investment?.isFullyCovered ? (
-          <Row
-            label="Ausbau (amort.)"
-            value="CHF 0.–"
-            sub={`CHF ${mabPerSqm}/m² MAB deckt Ausbaukosten vollständig`}
-          />
         ) : (
           <Row
-            label={`Ausbau (amort. ${AMORTIZATION_YEARS} J.)`}
-            value={chfRange(fitOutPerYear.min, fitOutPerYear.max)}
+            label={`Ausbau (annuit. ${FITOUT_AMORTIZATION_YEARS} J. / ${RATE_PCT}%)`}
+            value={chf(fitOutPerYear)}
             sub={
-              `CHF ${investment?.grossPerSqm.min}–${investment?.grossPerSqm.max}/m² (${fitOutLabel})` +
+              `${fitOutLabel}` +
               (mabPerSqm > 0 ? ` abzgl. CHF ${mabPerSqm} MAB` : '') +
-              ` × ${areaSqm.toLocaleString('de-CH')} m² ÷ ${AMORTIZATION_YEARS} J.`
+              ` — CHF ${fitOutPerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`
             }
           />
         )}
         <Row
           label="Total/Jahr"
-          value={chfRange(totalPerYear.min, totalPerYear.max)}
+          value={chf(totalPerYear)}
           isTotal
           isWarning={isWarning}
         />

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

@@ -13,4 +13,6 @@ export { SourceProvenancePanel } from './SourceProvenancePanel'
 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

@@ -1,11 +1,16 @@
-import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, Typography } from '@mui/material'
+import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
 import { FIT_OUT_OPTIONS } from '../../pages/supply/newListingConstants'
 
+// Stufen, die noch Mieterausbau benötigen — nur dann ist die Träger-Frage relevant
+const NEEDS_FIT_OUT = new Set(['SHELL', 'BASIC'])
+
 interface Props {
   floor: string
   onFloorChange: (v: string) => void
   fitOut: string
   onFitOutChange: (v: string) => void
+  fitOutByLandlord: boolean | undefined
+  onFitOutByLandlordChange: (v: boolean) => void
   parking: string
   onParkingChange: (v: string) => void
   ceilingHeight: string
@@ -21,12 +26,14 @@ interface Props {
 export function TechnicalDetailsSection({
   floor, onFloorChange,
   fitOut, onFitOutChange,
+  fitOutByLandlord, onFitOutByLandlordChange,
   parking, onParkingChange,
   ceilingHeight, onCeilingHeightChange,
   mieterausbaubeitrag, onMieterausbaubeitragChange,
   isFlexible, onIsFlexibleChange,
   minLettableSqm, onMinLettableSqmChange,
 }: Props) {
+  const showFitOutResponsibility = NEEDS_FIT_OUT.has(fitOut)
   return (
     <Card sx={{ p: 3, mb: 3 }}>
       <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 2 }}>Technische Details (optional)</Typography>
@@ -44,14 +51,6 @@ export function TechnicalDetailsSection({
             <MenuItem key={o.value} value={o.value}>{o.label}</MenuItem>
           ))}
         </TextField>
-        <TextField
-          label="Mieterausbaubeitrag (CHF/m²)"
-          value={mieterausbaubeitrag}
-          onChange={e => onMieterausbaubeitragChange(e.target.value)}
-          size="small" type="number" fullWidth
-          slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
-          helperText="Beitrag des Vermieters"
-        />
         <TextField
           label="Parkplätze" value={parking}
           onChange={e => onParkingChange(e.target.value)}
@@ -64,6 +63,46 @@ export function TechnicalDetailsSection({
         />
       </Box>
 
+      {/* 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? <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 === 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 === 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.
+              </Typography>
+            ) : (
+              <TextField
+                label="Mieterausbaubeitrag (CHF/m²)"
+                value={mieterausbaubeitrag}
+                onChange={e => onMieterausbaubeitragChange(e.target.value)}
+                size="small" type="number" sx={{ width: 240 }}
+                slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+                helperText="Beitrag des Vermieters — optional, leer = kein Beitrag"
+              />
+            )}
+          </Box>
+        </Box>
+      )}
+
       {/* Divisibility */}
       <Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9', display: 'flex', alignItems: 'center', gap: 2 }}>
         <FormControlLabel

src/components/pipeline/PipelineDetailPanel.tsx

@@ -32,7 +32,7 @@ export function DetailPanel({ item, onClose }: { item: PipelineItem; onClose: ()
 
   return (
     <Box sx={{
-      width: { xs: '100%', md: 340 }, flexShrink: 0,
+      width: { xs: '100%', md: 300, lg: 320, xl: 340 }, flexShrink: 0,
       display: 'flex', flexDirection: 'column',
       bgcolor: 'white', borderLeft: `1px solid ${DS_BORDER.default}`, overflow: 'hidden',
     }}>

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/ReminderDetailDrawer.tsx

@@ -1,26 +1,185 @@
 import { useState } from 'react'
 import {
-  Drawer,
-  Box,
-  Typography,
-  IconButton,
-  Chip,
-  Divider,
-  TextField,
-  Button,
-  Switch,
-  FormControlLabel,
-  Tooltip,
+  Drawer, Box, Typography, IconButton, Chip, Divider,
+  TextField, Button, Select, MenuItem, FormControl, InputLabel, Autocomplete,
 } from '@mui/material'
-import { X, MapPin, Calendar, DollarSign, Eye, Activity, FileText, ExternalLink } from 'lucide-react'
+import { X, Calendar, Activity, FileText, ExternalLink, Eye } from 'lucide-react'
 import { useReminderStore } from '../../stores/reminderStore'
-import { useReminder, useCompleteReminder, useDismissReminder, useSnoozeReminder } from '../../hooks/useReminders'
-import { usePropertyById } from '../../hooks/useProperties'
+import {
+  useReminder, useCompleteReminder, useDismissReminder,
+  useSnoozeReminder, useCreateReminder,
+} from '../../hooks/useReminders'
+import { usePropertyById, useProperties } from '../../hooks/useProperties'
 import { ReminderPriorityBadge } from './ReminderPriorityBadge'
 import { ReminderTypeBadge } from './ReminderTypeBadge'
 import { ReminderDaysIndicator } from './ReminderDaysIndicator'
-import { ReminderStatus } from '../../domain/reminder'
-import { SHADOW_RISK_COLOR, SHADOW_RISK_LABEL, STATUS_CHIP_COLOR, STATUS_LABEL, SectionTitle, DateRow, ActivityEntry } from './reminderDetailHelpers'
+import { ReminderStatus, ReminderType, ReminderPriority } from '../../domain/reminder'
+import type { Property } from '../../domain/property'
+import {
+  SHADOW_RISK_COLOR, SHADOW_RISK_LABEL,
+  STATUS_CHIP_COLOR, STATUS_LABEL,
+  SectionTitle, DateRow, ActivityEntry,
+} from './reminderDetailHelpers'
+
+// ── Constants ────────────────────────────────────────────────────────────────
+
+const TYPE_LABELS: Record<ReminderType, string> = {
+  LEASE_EXPIRY:          'Mietablauf',
+  BREAK_OPTION:          'Break-Option',
+  RENT_REVIEW:           'Mietanpassung',
+  INSPECTION:            'Inspektion',
+  INSURANCE_RENEWAL:     'Versicherung',
+  MAINTENANCE:           'Unterhalt',
+  SCHATTENMARKT_RELEASE: 'Pre-Market',
+  CUSTOM:                'Individuell',
+}
+
+const TYPE_SECOND_DATE: Partial<Record<ReminderType, 'contractEndDate' | 'breakOptionDate' | 'eventDate'>> = {
+  [ReminderType.LEASE_EXPIRY]:          'contractEndDate',
+  [ReminderType.BREAK_OPTION]:          'breakOptionDate',
+  [ReminderType.RENT_REVIEW]:           'eventDate',
+  [ReminderType.SCHATTENMARKT_RELEASE]: 'eventDate',
+}
+
+const TYPE_SECOND_LABEL: Partial<Record<ReminderType, string>> = {
+  [ReminderType.LEASE_EXPIRY]:          'Vertragsende',
+  [ReminderType.BREAK_OPTION]:          'Break-Option',
+  [ReminderType.RENT_REVIEW]:           'Ereignisdatum',
+  [ReminderType.SCHATTENMARKT_RELEASE]: 'Ereignisdatum',
+}
+
+const MOCK_TODAY = new Date('2026-05-20')
+
+function calcPriority(dueDateStr: string): ReminderPriority {
+  const days = Math.ceil((new Date(dueDateStr).getTime() - MOCK_TODAY.getTime()) / (1000 * 60 * 60 * 24))
+  if (days <= 14) return ReminderPriority.URGENT
+  if (days <= 30) return ReminderPriority.HIGH
+  if (days <= 60) return ReminderPriority.MEDIUM
+  return ReminderPriority.LOW
+}
+
+// ── Create Form ───────────────────────────────────────────────────────────────
+
+function CreateForm({ onClose }: { onClose: () => void }) {
+  const { data: properties = [] } = useProperties()
+  const create = useCreateReminder()
+
+  const [type, setType] = useState<ReminderType>(ReminderType.LEASE_EXPIRY)
+  const [selectedProperty, setSelectedProperty] = useState<Property | null>(null)
+  const [tenantName, setTenantName] = useState('')
+  const [dueDate, setDueDate] = useState('')
+  const [note, setNote] = useState('')
+
+  function handlePropertyChange(_: unknown, prop: Property | null) {
+    setSelectedProperty(prop)
+    setTenantName(prop?.currentTenant ?? '')
+  }
+
+  function handleSubmit() {
+    if (!selectedProperty || !dueDate) return
+    create.mutate(
+      {
+        type,
+        priority: calcPriority(dueDate),
+        status: ReminderStatus.ACTIVE,
+        propertyId: selectedProperty.id,
+        propertyTitle: selectedProperty.title,
+        propertyCity: selectedProperty.location.city,
+        propertyDistrict: selectedProperty.location.district,
+        tenantName: tenantName || '—',
+        dueDate,
+        eventDate: dueDate,
+        areaSqm: selectedProperty.areaSqm,
+        currentRentPerSqm: selectedProperty.rentPricePerSqm,
+        currency: 'CHF',
+        shadowMarketRisk: 'NONE',
+        schattenmarktEnabled: false,
+        note: note || undefined,
+        organizationId: selectedProperty.organizationId ?? 'org-1',
+      },
+      { onSuccess: onClose },
+    )
+  }
+
+  const canSubmit = !!selectedProperty && !!dueDate && !create.isPending
+
+  return (
+    <Box sx={{ display: 'flex', flexDirection: 'column', gap: 2.5 }}>
+      {/* Typ */}
+      <FormControl size="small" fullWidth>
+        <InputLabel>Typ</InputLabel>
+        <Select
+          value={type}
+          label="Typ"
+          onChange={e => setType(e.target.value as ReminderType)}
+        >
+          {Object.values(ReminderType).map(t => (
+            <MenuItem key={t} value={t}>{TYPE_LABELS[t]}</MenuItem>
+          ))}
+        </Select>
+      </FormControl>
+
+      {/* Objekt */}
+      <Autocomplete
+        options={properties}
+        getOptionLabel={p => p.title}
+        value={selectedProperty}
+        onChange={handlePropertyChange}
+        size="small"
+        renderInput={params => (
+          <TextField {...params} label="Objekt" placeholder="Objekt auswählen…" />
+        )}
+      />
+
+      {/* Mieter — nur wenn Objekt ausgewählt */}
+      {selectedProperty && (
+        <TextField
+          label="Mieter"
+          size="small"
+          fullWidth
+          value={tenantName}
+          onChange={e => setTenantName(e.target.value)}
+          placeholder="Mietername eingeben…"
+        />
+      )}
+
+      {/* Fälligkeitsdatum */}
+      <TextField
+        label="Fälligkeitsdatum"
+        type="date"
+        size="small"
+        fullWidth
+        value={dueDate}
+        onChange={e => setDueDate(e.target.value)}
+        slotProps={{ inputLabel: { shrink: true } }}
+      />
+
+      {/* Notiz */}
+      <TextField
+        label="Notiz (optional)"
+        multiline
+        rows={3}
+        size="small"
+        fullWidth
+        value={note}
+        onChange={e => setNote(e.target.value)}
+        placeholder="Kontext oder Hinweise…"
+      />
+
+      <Button
+        variant="contained"
+        fullWidth
+        disabled={!canSubmit}
+        onClick={handleSubmit}
+        sx={{ textTransform: 'none', fontWeight: 600 }}
+      >
+        {create.isPending ? 'Wird erstellt…' : 'Reminder erstellen'}
+      </Button>
+    </Box>
+  )
+}
+
+// ── Main Drawer ───────────────────────────────────────────────────────────────
 
 export function ReminderDetailDrawer() {
   const { selectedId, drawerOpen, setDrawerOpen, setSelectedId } = useReminderStore()
@@ -38,74 +197,79 @@ export function ReminderDetailDrawer() {
     setSelectedId(null)
   }
 
-  const isNew = !selectedId
+  const isCreateMode = !selectedId
+
+  const secondDateKey = reminder ? TYPE_SECOND_DATE[reminder.type] : undefined
+  const secondDateLabel = reminder ? TYPE_SECOND_LABEL[reminder.type] : undefined
+  const secondDateValue = secondDateKey && reminder ? reminder[secondDateKey] : undefined
+  const showSecondDate = secondDateValue && reminder && secondDateValue !== reminder.dueDate
+
+  const showPreMarket = reminder &&
+    reminder.shadowMarketRisk !== 'NONE' &&
+    reminder.shadowMarketRisk !== 'LOW'
+
+  const isActionable = reminder &&
+    (reminder.status === ReminderStatus.ACTIVE || reminder.status === ReminderStatus.SNOOZED)
 
   return (
     <Drawer
       anchor="right"
       open={drawerOpen}
       onClose={handleClose}
-      slotProps={{ paper: { sx: { width: 480, display: 'flex', flexDirection: 'column' } } }}
+      slotProps={{ paper: { sx: { width: 460, display: 'flex', flexDirection: 'column' } } }}
     >
-      {/* Header */}
-      <Box
-        sx={{
-          px: 2.5,
-          py: 2,
-          borderBottom: '1px solid #e2e8f0',
-          display: 'flex',
-          alignItems: 'flex-start',
-          gap: 1,
-          flexShrink: 0,
-        }}
-      >
-        <Box sx={{ flex: 1, display: 'flex', flexDirection: 'column', gap: 1, minWidth: 0 }}>
-          {isNew ? (
-            <Typography variant="subtitle1" sx={{ fontWeight: 700 }}>Neuer Reminder</Typography>
-          ) : reminder ? (
-            <>
-              <Box sx={{ display: 'flex', gap: 1, flexWrap: 'wrap', alignItems: 'center' }}>
-                <ReminderTypeBadge type={reminder.type} />
-                <ReminderPriorityBadge priority={reminder.priority} />
-                <Chip
-                  label={STATUS_LABEL[reminder.status]}
-                  color={STATUS_CHIP_COLOR[reminder.status]}
-                  size="small"
-                  sx={{ height: 20, fontSize: '0.7rem' }}
-                />
-              </Box>
-              <ReminderDaysIndicator dueDate={reminder.dueDate} />
-            </>
-          ) : null}
+      {/* ── Header ── */}
+      <Box sx={{ px: 2.5, py: 2, borderBottom: '1px solid #e2e8f0', flexShrink: 0 }}>
+        <Box sx={{ display: 'flex', alignItems: 'flex-start', gap: 1 }}>
+          <Box sx={{ flex: 1, display: 'flex', flexDirection: 'column', gap: 1, minWidth: 0 }}>
+            {isCreateMode ? (
+              <Typography variant="subtitle1" sx={{ fontWeight: 700, color: '#0f172a' }}>
+                Neuer Reminder
+              </Typography>
+            ) : reminder ? (
+              <>
+                <Box sx={{ display: 'flex', gap: 1, flexWrap: 'wrap', alignItems: 'center' }}>
+                  <ReminderTypeBadge type={reminder.type} />
+                  <ReminderPriorityBadge priority={reminder.priority} />
+                  <Chip
+                    label={STATUS_LABEL[reminder.status]}
+                    color={STATUS_CHIP_COLOR[reminder.status]}
+                    size="small"
+                    sx={{ height: 20, fontSize: '0.7rem' }}
+                  />
+                </Box>
+                <ReminderDaysIndicator dueDate={reminder.dueDate} />
+              </>
+            ) : null}
+          </Box>
+          <IconButton size="small" onClick={handleClose} sx={{ flexShrink: 0, color: '#94a3b8' }}>
+            <X size={18} />
+          </IconButton>
         </Box>
-        <IconButton size="small" onClick={handleClose} sx={{ flexShrink: 0 }}>
-          <X size={18} />
-        </IconButton>
       </Box>
 
-      {/* Scrollable body */}
-      <Box sx={{ flex: 1, overflowY: 'auto', p: 2.5 }} className="flex flex-col gap-5">
-        {isNew && (
-          <Typography variant="body2" color="text.secondary">
-            Neue Reminder-Erstellung noch nicht implementiert.
-          </Typography>
-        )}
+      {/* ── Body ── */}
+      <Box sx={{ flex: 1, overflowY: 'auto', p: 2.5, display: 'flex', flexDirection: 'column' }}>
 
+        {/* Create mode */}
+        {isCreateMode && <CreateForm onClose={handleClose} />}
+
+        {/* Detail mode */}
         {reminder && (
-          <>
-            {/* 2. Property */}
-            <Box>
-              <SectionTitle icon={<MapPin size={15} color="#64748b" />}>Objekt</SectionTitle>
-              <Box className="flex flex-col gap-1">
-                <Typography variant="body2" sx={{ fontWeight: 600 }}>{reminder.propertyTitle}</Typography>
-                <Typography variant="caption" color="text.secondary">
-                  {reminder.propertyCity}{reminder.propertyDistrict ? ` · ${reminder.propertyDistrict}` : ''}
-                </Typography>
-                <Typography variant="caption" color="text.secondary">Mieter: {reminder.tenantName}</Typography>
-                <Typography variant="caption" color="text.secondary">Fläche: {reminder.areaSqm.toLocaleString('de-CH')} m²</Typography>
+          <Box sx={{ display: 'flex', flexDirection: 'column', gap: 0 }}>
+            {/* 1. Objekt */}
+            <Box sx={{ mb: 2.5 }}>
+              <Typography variant="body1" sx={{ fontWeight: 700, lineHeight: 1.3, mb: 0.25 }}>
+                {reminder.propertyTitle}
+              </Typography>
+              <Typography variant="caption" color="text.secondary" sx={{ display: 'block', mb: 1 }}>
+                {reminder.propertyCity}{reminder.propertyDistrict ? ` · ${reminder.propertyDistrict}` : ''}&nbsp;·&nbsp;{reminder.tenantName}
+              </Typography>
+
+              <Box sx={{ display: 'flex', alignItems: 'center', gap: 1.5, flexWrap: 'wrap' }}>
                 {reminderProperty?.leaseContractUrl ? (
-                  <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75, mt: 0.5 }}>
-                    <FileText size={12} color="#152642" />
+                  <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5 }}>
+                    <FileText size={12} color="#64748b" />
                     <Button
                       size="small"
                       variant="outlined"
@@ -113,94 +277,58 @@ export function ReminderDetailDrawer() {
                       href={reminderProperty.leaseContractUrl}
                       target="_blank"
                       rel="noopener noreferrer"
-                      sx={{ textTransform: 'none', fontSize: '0.68rem', py: 0.125, px: 0.75, borderColor: '#cbd5e1', color: '#152642' }}
+                      sx={{
+                        textTransform: 'none', fontSize: '0.68rem',
+                        py: 0.125, px: 0.75, borderColor: '#cbd5e1', color: '#334155',
+                      }}
                     >
                       {reminderProperty.leaseContractName ?? 'Mietvertrag'}
                     </Button>
                   </Box>
                 ) : (
-                  <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5, mt: 0.5 }}>
+                  <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.5 }}>
                     <FileText size={12} color="#cbd5e1" />
-                    <Typography variant="caption" sx={{ color: '#cbd5e1' }}>Kein Mietvertrag hinterlegt</Typography>
+                    <Typography variant="caption" sx={{ color: '#cbd5e1' }}>Kein Vertrag</Typography>
+                  </Box>
+                )}
+
+                {showPreMarket && (
+                  <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.4 }}>
+                    <Eye size={11} color={SHADOW_RISK_COLOR[reminder.shadowMarketRisk]} />
+                    <Typography variant="caption" sx={{
+                      color: SHADOW_RISK_COLOR[reminder.shadowMarketRisk],
+                      fontWeight: 600, fontSize: '0.68rem',
+                    }}>
+                      Pre-Mkt: {SHADOW_RISK_LABEL[reminder.shadowMarketRisk]}
+                    </Typography>
                   </Box>
                 )}
               </Box>
             </Box>
 
-            <Divider />
+            <Divider sx={{ mb: 2.5 }} />
 
-            {/* 3. Dates */}
-            <Box>
-              <SectionTitle icon={<Calendar size={15} color="#64748b" />}>Daten &amp; Fristen</SectionTitle>
-              <Box className="flex flex-col gap-1.5">
-                <DateRow label="Fälligkeitsdatum" value={reminder.dueDate} />
-                <DateRow label="Ereignisdatum" value={reminder.eventDate} />
-                <DateRow label="Vertragsende" value={reminder.contractEndDate} />
-                <DateRow label="Break-Option" value={reminder.breakOptionDate} />
+            {/* 2. Fristen */}
+            <Box sx={{ mb: 2.5 }}>
+              <SectionTitle icon={<Calendar size={14} color="#64748b" />}>Fristen</SectionTitle>
+              <Box sx={{ display: 'flex', flexDirection: 'column', gap: 1 }}>
+                <DateRow label="Fälligkeit" value={reminder.dueDate} />
+                {showSecondDate && (
+                  <DateRow label={secondDateLabel!} value={secondDateValue} />
+                )}
                 {reminder.snoozedUntil && (
-                  <DateRow label="Schlummern bis" value={reminder.snoozedUntil} />
+                  <DateRow label="Schlummert bis" value={reminder.snoozedUntil} />
                 )}
               </Box>
             </Box>
 
-            <Divider />
+            <Divider sx={{ mb: 2.5 }} />
 
-            {/* 4. Financials */}
-            <Box>
-              <SectionTitle icon={<DollarSign size={15} color="#64748b" />}>Finanzen</SectionTitle>
-              <Box className="flex flex-col gap-1.5">
-                <Box sx={{ display: 'grid', gridTemplateColumns: '120px 1fr', gap: 1 }}>
-                  <Typography variant="caption" color="text.secondary">Miete/m²</Typography>
-                  <Typography variant="body2" sx={{ fontWeight: 500 }}>
-                    {reminder.currency} {reminder.currentRentPerSqm.toLocaleString('de-CH')} / Monat
-                  </Typography>
-                </Box>
-                <Box sx={{ display: 'grid', gridTemplateColumns: '120px 1fr', gap: 1 }}>
-                  <Typography variant="caption" color="text.secondary">Total / Monat</Typography>
-                  <Typography variant="body2" sx={{ fontWeight: 500 }}>
-                    {reminder.currency} {(reminder.currentRentPerSqm * reminder.areaSqm).toLocaleString('de-CH')}
-                  </Typography>
-                </Box>
-              </Box>
-            </Box>
-
-            <Divider />
-
-            {/* 5. Pre-Market */}
-            <Box>
-              <SectionTitle icon={<Eye size={15} color="#64748b" />}>Pre-Market Risiko</SectionTitle>
-              <Box className="flex flex-col gap-2">
-                <Box sx={{ display: 'flex', alignItems: 'center', gap: 1 }}>
-                  <Box
-                    sx={{
-                      width: 10,
-                      height: 10,
-                      borderRadius: '50%',
-                      bgcolor: SHADOW_RISK_COLOR[reminder.shadowMarketRisk],
-                    }}
-                  />
-                  <Typography variant="body2" sx={{ fontWeight: 600, color: SHADOW_RISK_COLOR[reminder.shadowMarketRisk] }}>
-                    {SHADOW_RISK_LABEL[reminder.shadowMarketRisk]}
-                  </Typography>
-                </Box>
-                <Tooltip title="Nur Anzeige — Änderung über Objektverwaltung">
-                  <FormControlLabel
-                    control={<Switch checked={reminder.schattenmarktEnabled} size="small" readOnly />}
-                    label={
-                      <Typography variant="caption">
-                        Pre-Market aktiviert
-                      </Typography>
-                    }
-                  />
-                </Tooltip>
-              </Box>
-            </Box>
-
-            <Divider />
-
-            {/* 6. Note */}
-            <Box>
-              <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 1, fontSize: '0.8125rem' }}>Notiz</Typography>
+            {/* 3. Notiz */}
+            <Box sx={{ mb: isActionable ? 0 : 2.5 }}>
+              <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 1, fontSize: '0.8125rem' }}>
+                Notiz
+              </Typography>
               <TextField
                 multiline
                 rows={3}
@@ -213,24 +341,24 @@ export function ReminderDetailDrawer() {
               />
             </Box>
 
-            {/* Actions */}
-            {(reminder.status === ReminderStatus.ACTIVE || reminder.status === ReminderStatus.SNOOZED) && (
+            {/* 4. Aktionen */}
+            {isActionable && (
               <>
-                <Divider />
-                <Box className="flex flex-col gap-2">
-                  <Typography variant="subtitle2" sx={{ fontWeight: 700, fontSize: '0.8125rem' }}>Aktionen</Typography>
-                  <Box className="flex gap-2">
+                <Divider sx={{ my: 2.5 }} />
+                <Box sx={{ mb: 2.5, display: 'flex', flexDirection: 'column', gap: 1.5 }}>
+                  <Typography variant="subtitle2" sx={{ fontWeight: 700, fontSize: '0.8125rem' }}>
+                    Aktionen
+                  </Typography>
+                  <Box sx={{ display: 'flex', gap: 1.5 }}>
                     <Button
-                      size="small"
                       variant="contained"
                       color="success"
-                      sx={{ textTransform: 'none', flex: 1 }}
+                      sx={{ textTransform: 'none', flex: 1, fontWeight: 600 }}
                       onClick={() => complete.mutate({ id: reminder.id, note: noteValue || undefined })}
                     >
                       Erledigt
                     </Button>
                     <Button
-                      size="small"
                       variant="outlined"
                       color="error"
                       sx={{ textTransform: 'none', flex: 1 }}
@@ -239,7 +367,7 @@ export function ReminderDetailDrawer() {
                       Verwerfen
                     </Button>
                   </Box>
-                  <Box className="flex gap-2 items-center">
+                  <Box sx={{ display: 'flex', gap: 1, alignItems: 'center' }}>
                     <TextField
                       type="date"
                       size="small"
@@ -248,10 +376,10 @@ export function ReminderDetailDrawer() {
                       sx={{ flex: 1, '& .MuiInputBase-root': { fontSize: '0.8125rem' } }}
                     />
                     <Button
-                      size="small"
                       variant="outlined"
+                      size="small"
                       disabled={!snoozeDate}
-                      sx={{ textTransform: 'none', whiteSpace: 'nowrap' }}
+                      sx={{ textTransform: 'none', whiteSpace: 'nowrap', color: '#64748b', borderColor: '#e2e8f0' }}
                       onClick={() => snoozeDate && snooze.mutate({ id: reminder.id, until: snoozeDate })}
                     >
                       Schlummern bis
@@ -261,18 +389,18 @@ export function ReminderDetailDrawer() {
               </>
             )}
 
-            <Divider />
+            <Divider sx={{ mb: 2.5 }} />
 
-            {/* 7. Activity */}
+            {/* 5. Verlauf */}
             <Box>
-              <SectionTitle icon={<Activity size={15} color="#64748b" />}>Aktivitätslog</SectionTitle>
+              <SectionTitle icon={<Activity size={14} color="#64748b" />}>Verlauf</SectionTitle>
               <Box>
                 {[...reminder.activity].reverse().map((entry, i) => (
                   <ActivityEntry key={i} entry={entry} />
                 ))}
               </Box>
             </Box>
-          </>
+          </Box>
         )}
       </Box>
     </Drawer>

src/components/supply/ReminderFeed.tsx

@@ -28,7 +28,7 @@ const HORIZON_CONFIG: { key: FilterHorizon; label: string; color: string; bg: st
   { key: 'LATER',      label: 'Später',        color: '#64748b', bg: '#f8fafc', border: '#e8e7e4' },
 ]
 
-const LIST_COLS = '100px 130px 1fr 140px 90px 100px 90px'
+const LIST_COLS = '90px 130px 1fr 140px 80px 90px'
 
 function applyFilters(
   reminders: Reminder[],
@@ -141,7 +141,7 @@ export function ReminderFeed() {
           borderBottom: '1px solid #e2e8f0',
         }}
       >
-        {['Priorität', 'Typ', 'Objekt / Mieter', 'Fälligkeit', 'Fläche', 'Status', 'Aktionen'].map(h => (
+        {['Priorität', 'Typ', 'Objekt / Mieter', 'Fälligkeit', 'Status', 'Aktionen'].map(h => (
           <Typography key={h} variant="caption" sx={{ fontWeight: 600, color: '#64748b', fontSize: '0.7rem' }}>
             {h}
           </Typography>

src/components/supply/ReminderKpiBar.tsx

@@ -6,7 +6,7 @@ import { useReminderStore } from '../../stores/reminderStore'
 import type { FilterHorizon } from '../../stores/reminderStore'
 import { ReminderType } from '../../domain/reminder'
 
-interface KpiCardProps {
+interface SecondaryKpiProps {
   icon: React.ReactNode
   label: string
   value: number | string
@@ -15,35 +15,34 @@ interface KpiCardProps {
   onClick: () => void
 }
 
-function KpiCard({ icon, label, value, color, active, onClick }: KpiCardProps) {
+function SecondaryKpi({ icon, label, value, color, active, onClick }: SecondaryKpiProps) {
   return (
     <Box
       onClick={onClick}
       sx={{
         flex: 1,
-        px: 1.5,
-        py: 1.125,
+        px: 2,
+        py: 1.5,
         display: 'flex',
-        alignItems: 'center',
-        gap: 1,
-        border: active ? `1.5px solid ${color}` : '1px solid #e8e7e4',
-        borderRadius: 1.5,
-        bgcolor: active ? `${color}08` : 'white',
+        flexDirection: 'column',
+        gap: 0.25,
         cursor: 'pointer',
+        borderRadius: 1.5,
+        border: active ? `1.5px solid ${color}` : '1px solid #e8e7e4',
+        bgcolor: active ? `${color}08` : 'white',
         transition: 'border-color 0.15s, background 0.15s',
-        minWidth: 0,
         '&:hover': { bgcolor: `${color}06`, borderColor: color },
       }}
     >
-      <Box sx={{ opacity: active ? 1 : 0.55, flexShrink: 0 }}>{icon}</Box>
-      <Box sx={{ minWidth: 0 }}>
-        <Typography sx={{ fontWeight: 700, color, lineHeight: 1.1, fontSize: '1.1rem' }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75 }}>
+        <Box sx={{ opacity: active ? 1 : 0.5, flexShrink: 0 }}>{icon}</Box>
+        <Typography sx={{ fontWeight: 700, color, fontSize: '1.25rem', lineHeight: 1 }}>
           {value}
         </Typography>
-        <Typography variant="caption" sx={{ color: '#64748b', whiteSpace: 'nowrap', fontSize: '0.68rem' }}>
-          {label}
-        </Typography>
       </Box>
+      <Typography variant="caption" sx={{ color: '#94a3b8', fontSize: '0.7rem', whiteSpace: 'nowrap' }}>
+        {label}
+      </Typography>
     </Box>
   )
 }
@@ -60,69 +59,112 @@ export function ReminderKpiBar() {
   )
 
   function toggleHorizon(h: FilterHorizon) {
-    if (filterHorizon === h) {
-      setFilterHorizon('ALL')
-    } else {
-      setFilterHorizon(h)
-      setFilterType('ALL')  // clear type filter so count matches
-    }
+    if (filterHorizon === h) setFilterHorizon('ALL')
+    else { setFilterHorizon(h); setFilterType('ALL') }
   }
 
   function togglePreMarket() {
-    if (filterType === ReminderType.SCHATTENMARKT_RELEASE) {
-      setFilterType('ALL')
-    } else {
-      setFilterType(ReminderType.SCHATTENMARKT_RELEASE)
-      setFilterHorizon('ALL')  // clear horizon filter so count matches
-    }
+    if (filterType === ReminderType.SCHATTENMARKT_RELEASE) setFilterType('ALL')
+    else { setFilterType(ReminderType.SCHATTENMARKT_RELEASE); setFilterHorizon('ALL') }
   }
 
   if (isLoading) {
     return (
-      <Box className="flex gap-3">
-        {[1, 2, 3, 4].map(i => (
-          <Skeleton key={i} variant="rounded" height={68} sx={{ flex: 1 }} />
-        ))}
+      <Box sx={{ display: 'flex', gap: 2 }}>
+        <Skeleton variant="rounded" height={76} sx={{ flex: '0 0 220px' }} />
+        <Box sx={{ flex: 1, display: 'flex', gap: 2 }}>
+          {[1, 2, 3].map(i => <Skeleton key={i} variant="rounded" height={76} sx={{ flex: 1 }} />)}
+        </Box>
       </Box>
     )
   }
 
   const ins = data ?? { overdueCount: 0, dueThisWeek: 0, dueThisMonth: 0, schattenmarktReadyCount: 0 }
+  const isOverdue = ins.overdueCount > 0
+  const overdueActive = filterHorizon === 'OVERDUE'
 
   return (
-    <Box className="flex gap-3">
-      <KpiCard
-        icon={<AlertOctagon size={18} color="#dc2626" />}
-        label="Überfällig"
-        value={ins.overdueCount}
-        color="#dc2626"
-        active={filterHorizon === 'OVERDUE'}
+    <Box sx={{ display: 'flex', gap: 2, alignItems: 'stretch' }}>
+      {/* Focal card — Überfällig */}
+      <Box
         onClick={() => toggleHorizon('OVERDUE')}
-      />
-      <KpiCard
-        icon={<Calendar size={18} color="#ea580c" />}
-        label="Diese Woche"
-        value={ins.dueThisWeek}
-        color="#ea580c"
-        active={filterHorizon === 'THIS_WEEK'}
-        onClick={() => toggleHorizon('THIS_WEEK')}
-      />
-      <KpiCard
-        icon={<CalendarDays size={18} color="#0369a1" />}
-        label="Dieser Monat"
-        value={ins.dueThisMonth}
-        color="#0369a1"
-        active={filterHorizon === 'THIS_MONTH'}
-        onClick={() => toggleHorizon('THIS_MONTH')}
-      />
-      <KpiCard
-        icon={<Eye size={18} color="#be185d" />}
-        label="Pre-Market Risiko"
-        value={ins.schattenmarktReadyCount}
-        color="#be185d"
-        active={filterType === ReminderType.SCHATTENMARKT_RELEASE}
-        onClick={togglePreMarket}
-      />
+        sx={{
+          flex: '0 0 200px',
+          px: 2.5,
+          py: 2,
+          display: 'flex',
+          flexDirection: 'column',
+          justifyContent: 'center',
+          gap: 0.5,
+          borderRadius: 1.5,
+          cursor: 'pointer',
+          border: overdueActive
+            ? '1.5px solid #dc2626'
+            : isOverdue
+              ? '1.5px solid #fca5a5'
+              : '1px solid #e8e7e4',
+          bgcolor: overdueActive
+            ? '#fef2f2'
+            : isOverdue
+              ? '#fff5f5'
+              : 'white',
+          transition: 'border-color 0.15s, background 0.15s',
+          '&:hover': { borderColor: '#dc2626', bgcolor: '#fef2f2' },
+        }}
+      >
+        <Box sx={{ display: 'flex', alignItems: 'center', gap: 1 }}>
+          <AlertOctagon size={16} color={isOverdue ? '#dc2626' : '#cbd5e1'} />
+          <Typography
+            sx={{
+              fontWeight: 800,
+              fontSize: '2rem',
+              lineHeight: 1,
+              color: isOverdue ? '#dc2626' : '#94a3b8',
+              letterSpacing: '-0.02em',
+            }}
+          >
+            {ins.overdueCount}
+          </Typography>
+        </Box>
+        <Typography
+          variant="caption"
+          sx={{
+            color: isOverdue ? '#dc2626' : '#94a3b8',
+            fontWeight: isOverdue ? 600 : 400,
+            fontSize: '0.75rem',
+          }}
+        >
+          Überfällig
+        </Typography>
+      </Box>
+
+      {/* Secondary KPIs */}
+      <Box sx={{ flex: 1, display: 'flex', gap: 2 }}>
+        <SecondaryKpi
+          icon={<Calendar size={14} color="#ea580c" />}
+          label="Diese Woche"
+          value={ins.dueThisWeek}
+          color="#ea580c"
+          active={filterHorizon === 'THIS_WEEK'}
+          onClick={() => toggleHorizon('THIS_WEEK')}
+        />
+        <SecondaryKpi
+          icon={<CalendarDays size={14} color="#0369a1" />}
+          label="Dieser Monat"
+          value={ins.dueThisMonth}
+          color="#0369a1"
+          active={filterHorizon === 'THIS_MONTH'}
+          onClick={() => toggleHorizon('THIS_MONTH')}
+        />
+        <SecondaryKpi
+          icon={<Eye size={14} color="#be185d" />}
+          label="Pre-Market Risiko"
+          value={ins.schattenmarktReadyCount}
+          color="#be185d"
+          active={filterType === ReminderType.SCHATTENMARKT_RELEASE}
+          onClick={togglePreMarket}
+        />
+      </Box>
     </Box>
   )
 }

src/components/supply/ReminderListRow.tsx

@@ -70,10 +70,10 @@ export const ReminderListRow = memo(function ReminderListRow({ reminder }: Props
       onClick={handleRowClick}
       sx={{
         display: 'grid',
-        gridTemplateColumns: '100px 130px 1fr 140px 90px 100px 90px',
+        gridTemplateColumns: '90px 130px 1fr 140px 80px 90px',
         alignItems: 'center',
         gap: 1,
-        pl: 1.5,
+        pl: 2,
         pr: 2,
         py: 1.25,
         borderBottom: '1px solid #f1f5f9',
@@ -84,8 +84,8 @@ export const ReminderListRow = memo(function ReminderListRow({ reminder }: Props
         transition: 'background-color 0.1s',
       }}
     >
-      {/* Priority badge */}
-      <Box>
+      {/* Priority dot */}
+      <Box sx={{ display: 'flex', alignItems: 'center' }}>
         <ReminderPriorityBadge priority={reminder.priority} />
       </Box>
 
@@ -112,25 +112,22 @@ export const ReminderListRow = memo(function ReminderListRow({ reminder }: Props
         <ReminderDaysIndicator dueDate={reminder.dueDate} />
       </Box>
 
-      {/* Area */}
-      <Typography variant="caption" color="text.secondary" sx={{ whiteSpace: 'nowrap' }}>
-        {reminder.areaSqm.toLocaleString('de-CH')} m²
-      </Typography>
-
-      {/* Status chip */}
+      {/* Status — only shown for non-default states */}
       <Box>
-        <Chip
-          label={STATUS_LABEL[reminder.status]}
-          size="small"
-          sx={{
-            height: 20,
-            fontSize: '0.7rem',
-            fontWeight: 500,
-            bgcolor: STATUS_STYLE[reminder.status]?.bg ?? '#f8fafc',
-            color: STATUS_STYLE[reminder.status]?.color ?? '#64748b',
-            border: `1px solid ${STATUS_STYLE[reminder.status]?.border ?? '#e2e8f0'}`,
-          }}
-        />
+        {reminder.status !== ReminderStatus.ACTIVE && (
+          <Chip
+            label={STATUS_LABEL[reminder.status]}
+            size="small"
+            sx={{
+              height: 20,
+              fontSize: '0.7rem',
+              fontWeight: 500,
+              bgcolor: STATUS_STYLE[reminder.status]?.bg ?? '#f8fafc',
+              color: STATUS_STYLE[reminder.status]?.color ?? '#64748b',
+              border: `1px solid ${STATUS_STYLE[reminder.status]?.border ?? '#e2e8f0'}`,
+            }}
+          />
+        )}
       </Box>
 
       {/* Actions */}

src/components/supply/ReminderPriorityBadge.tsx

@@ -5,7 +5,7 @@ const CONFIG: Record<ReminderPriority, { color: string; label: string }> = {
   URGENT: { color: '#dc2626', label: 'Dringend' },
   HIGH:   { color: '#ea580c', label: 'Hoch' },
   MEDIUM: { color: '#ca8a04', label: 'Mittel' },
-  LOW:    { color: '#64748b', label: 'Niedrig' },
+  LOW:    { color: '#94a3b8', label: 'Niedrig' },
 }
 
 interface Props {
@@ -15,9 +15,9 @@ interface Props {
 export function ReminderPriorityBadge({ priority }: Props) {
   const { color, label } = CONFIG[priority]
   return (
-    <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.75 }}>
-      <Box sx={{ width: 8, height: 8, borderRadius: '50%', bgcolor: color, flexShrink: 0 }} />
-      <Typography variant="caption" sx={{ color, fontWeight: 600, fontSize: '0.7rem' }}>
+    <Box sx={{ display: 'flex', alignItems: 'center', gap: 0.6 }}>
+      <Box sx={{ width: 7, height: 7, borderRadius: '50%', bgcolor: color, flexShrink: 0 }} />
+      <Typography sx={{ color, fontWeight: 600, fontSize: '0.7rem', lineHeight: 1, whiteSpace: 'nowrap' }}>
         {label}
       </Typography>
     </Box>

src/components/supply/UnitStructurePanel.tsx

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

src/domain/need.ts

@@ -63,6 +63,12 @@ export interface WeightedPreference {
   description?: string
 }
 
+export interface NotificationConfig {
+  enabled: boolean
+  minScore: number       // 0–100, default 80
+  emailAddress?: string
+}
+
 export interface Need {
   id: string
   companyName: string
@@ -103,6 +109,7 @@ export interface Need {
   confidenceInCriteria: number
   extractedFromText?: string
   notes?: string
+  notificationConfig?: NotificationConfig
   organizationId?: string
   createdAt: string
   updatedAt: string

src/domain/property.ts

@@ -56,6 +56,8 @@ export interface PropertyHardFacts {
   floor?: number
   fitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM'
   mieterausbaubeitragPerSqm?: number
+  /** true = Vermieter übernimmt den Ausbau & preist ihn in die Miete ein (kein Aufschlag, kein MAB). */
+  fitOutByLandlord?: boolean
   parking?: number
   publicTransportScore?: number
   usageType?: string

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/__tests__/scoreCalculator.test.ts

@@ -181,6 +181,27 @@ describe('calculateScore', () => {
     expect(output.excludedReason).toBeTruthy()
   })
 
+  // ── Ausbau-Annuität im Budget-Faktor ────────────────────────────────────────
+  function budgetFactor(need: ReturnType<typeof makeNeed>, prop: ReturnType<typeof makeProperty>) {
+    return calculateScore(need, prop).allHardFactors.find(f => f.criterion === 'budget')!
+  }
+
+  it('tenant-borne SHELL lowers the budget factor vs a fitted-out (FULL) property', () => {
+    const need = makeNeed({ budgetRange: { maxPerSqm: 50, currency: 'CHF' } })
+    const base = { rentPricePerSqm: 48, areaSqm: 300 }
+    const shell = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL' } })
+    const full = makeProperty({ ...base, hardFacts: { fitOut: 'FULL' } })
+    expect(budgetFactor(need, shell).score).toBeLessThan(budgetFactor(need, full).score)
+  })
+
+  it('landlord-borne SHELL keeps the budget factor (no fit-out surcharge)', () => {
+    const need = makeNeed({ budgetRange: { maxPerSqm: 50, currency: 'CHF' } })
+    const base = { rentPricePerSqm: 48, areaSqm: 300 }
+    const tenant = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL' } })
+    const landlord = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL', fitOutByLandlord: true } })
+    expect(budgetFactor(need, landlord).score).toBeGreaterThan(budgetFactor(need, tenant).score)
+  })
+
   it('produces identical scores on repeated calls with the same inputs (determinism)', () => {
     const need = makeNeed()
     const prop = makeProperty()

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/features/matching/scoreCalculator.ts

@@ -15,6 +15,7 @@ import { analyzeTradeOffs, analyzeRisks, identifyMissingData } from './tradeOffA
 import { generateNextBestActions } from './rankingEngine'
 import { softFactorEnrichmentService } from '../../services/softFactorEnrichmentService'
 import { scoreMustHaves } from './mustHaveScorer'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
 
 // ── Profile resolution ────────────────────────────────────────────────────────
 
@@ -159,7 +160,16 @@ function scoreLocation(need: Need, property: Property, weight: number): ScoreFac
 
 function scoreBudget(need: Need, property: Property, weight: number): ScoreFactor {
   const maxBudget = need.budgetRange?.maxPerSqm ?? 0
-  const rent = property.rentPricePerSqm
+
+  // Effektive Jahresbelastung: Kaltmiete + annuitätischer Ausbau-Aufschlag (nur wenn Mieter ausbaut)
+  const { effectivePerSqm: rent, fitOutPerSqm } = effectiveAnnualBurdenPerSqm({
+    fitOut: property.hardFacts?.fitOut,
+    rentPricePerSqm: property.rentPricePerSqm,
+    mabPerSqm: property.hardFacts?.mieterausbaubeitragPerSqm ?? 0,
+    fitOutByLandlord: property.hardFacts?.fitOutByLandlord,
+  })
+  // Erklärt den Ausbau-Anteil transparent, wenn er den Score beeinflusst
+  const fitOutNote = fitOutPerSqm > 0 ? ` (inkl. CHF ${fitOutPerSqm}/m² Ausbau-Annuität)` : ''
 
   let score: number
   let explanation: string
@@ -171,18 +181,18 @@ function scoreBudget(need: Need, property: Property, weight: number): ScoreFacto
     const ratio = rent / maxBudget
     // Very cheap can indicate quality issues — slight penalty below 50% of budget
     score = ratio >= 0.50 ? 100 : 88
-    explanation = `Miete CHF ${rent}/m² liegt ${Math.round((1 - ratio) * 100)}% unter Budget CHF ${maxBudget}/m²`
+    explanation = `Effektive Belastung CHF ${rent}/m² liegt ${Math.round((1 - ratio) * 100)}% unter Budget CHF ${maxBudget}/m²${fitOutNote}`
   } else {
     const overRatio = rent / maxBudget
     if (overRatio <= HARD_FILTER.BUDGET_MODERATE_RATIO) {
       score = 75
-      explanation = `Miete CHF ${rent}/m² leicht über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² leicht über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
     } else if (overRatio <= HARD_FILTER.BUDGET_SEVERE_RATIO) {
       score = 45
-      explanation = `Miete CHF ${rent}/m² merklich über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² merklich über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
     } else {
       score = 20
-      explanation = `Miete CHF ${rent}/m² stark über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² stark über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
     }
   }
 
@@ -610,8 +620,12 @@ export function calculateScore(need: Need, property: Property): MatchEngineOutpu
   ]
   const mustHaveEval = scoreMustHaves(allMustHaveText, property)
 
-  // ── Final score: hard/soft weighted sum, clamped 0–100 ───────────────────
-  const rawFinal = hardMatchScore * 0.60 + softFactorScore * 0.40 - hardFilter.severePenalty
+  // ── Final score: hard/soft weighted sum + Datenqualität/Konfidenz-Modifikatoren,
+  // abzgl. severePenalty, clamped 0–100 (Trust-first: schwache Datenlage senkt den Score) ──
+  const dataQualityModifier = calcDataQualityModifier(property)
+  const confidenceModifier = calcConfidenceModifier(property)
+  const rawFinal = hardMatchScore * 0.60 + softFactorScore * 0.40
+    + dataQualityModifier + confidenceModifier - hardFilter.severePenalty
   const finalScore = Math.round(Math.min(100, Math.max(0, rawFinal)))
 
   // ── Factor classification — only use weighted soft factors for positive/negative ──
@@ -639,8 +653,8 @@ export function calculateScore(need: Need, property: Property): MatchEngineOutpu
     finalScore,
     hardMatchScore,
     softFactorScore,
-    dataQualityModifier: 0,
-    confidenceModifier: 0,
+    dataQualityModifier,
+    confidenceModifier,
     positiveFactors,
     negativeFactors,
     allHardFactors: hardFactors,

src/hooks/useAI.ts

@@ -1,6 +1,6 @@
-import { useMutation } from '@tanstack/react-query'
+import { useMutation, useQuery } from '@tanstack/react-query'
 import { aiService, parseListingText } from '../services/aiService'
-import type { OfferEmailPayload } from '../services/aiService'
+import type { OfferEmailPayload, FitOutAdviceInput } from '../services/aiService'
 
 export function useParseNeed() {
   return useMutation({
@@ -25,3 +25,12 @@ export function useParseListingText() {
     mutationFn: (text: string) => parseListingText(text),
   })
 }
+
+export function useFitOutAdvice(input: FitOutAdviceInput | null) {
+  return useQuery({
+    queryKey: ['fitOutAdvice', input],
+    queryFn: () => aiService.generateFitOutAdvice(input!),
+    enabled: !!input,
+    staleTime: Infinity,
+  })
+}

src/hooks/useNeeds.ts

@@ -1,6 +1,7 @@
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query'
 import { needService } from '../services/needService'
-import type { CreateNeedInput } from '../domain/need'
+import { useSessionStore } from '../stores/sessionStore'
+import type { CreateNeedInput, UpdateNeedInput } from '../domain/need'
 
 interface UseNeedsOptions {
   refetchOnMount?: boolean | 'always'
@@ -8,9 +9,10 @@ interface UseNeedsOptions {
 }
 
 export function useNeeds(options?: UseNeedsOptions) {
+  const orgId = useSessionStore(s => s.currentUser?.organizationId)
   return useQuery({
-    queryKey: ['needs'],
-    queryFn: () => needService.getAll(),
+    queryKey: ['needs', orgId],
+    queryFn: () => needService.getAll({ organizationId: orgId }),
     select: (res) => res.data ?? [],
     ...options,
   })
@@ -36,3 +38,23 @@ export function useCreateNeed() {
     },
   })
 }
+
+export function useUpdateNeed() {
+  const queryClient = useQueryClient()
+  return useMutation({
+    mutationFn: ({ id, ...data }: { id: string } & UpdateNeedInput) => needService.update(id, data),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['needs'] })
+    },
+  })
+}
+
+export function useArchiveNeed() {
+  const queryClient = useQueryClient()
+  return useMutation({
+    mutationFn: (id: string) => needService.update(id, { status: 'INACTIVE' }),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['needs'] })
+    },
+  })
+}

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
 }
 
@@ -43,6 +48,7 @@ export interface NewListingFormState {
   // Technical
   floor: string
   fitOut: string
+  fitOutByLandlord: boolean | undefined
   parking: string
   ceilingHeight: string
   mieterausbaubeitrag: string
@@ -80,6 +86,7 @@ export interface NewListingFormHandlers {
   setSoftLevel: (key: string, value: string) => void
   setFloor: (v: string) => void
   setFitOut: (v: string) => void
+  setFitOutByLandlord: (v: boolean | undefined) => void
   setParking: (v: string) => void
   setCeilingHeight: (v: string) => void
   setMieterausbaubeitrag: (v: string) => void
@@ -117,6 +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<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) : '')
@@ -161,7 +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(
@@ -169,7 +177,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
         assetType, street, houseNumber, postalCode, city,
         areaSqm: Number(areaSqm), rentPerSqm: Number(rentPerSqm),
         availableFrom, description, softLevels,
-        floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+        floor, fitOut, fitOutByLandlord, parking, ceilingHeight, images, floorPlanUrl,
         mieterausbaubeitrag, isFlexible, minLettableSqm,
       }),
       {
@@ -185,7 +193,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setAreaSqm(''); setRentPerSqm(''); setAvailableFrom(''); setDescription('')
     setContactName(''); setContactEmail(''); setContactPhone('')
     setSoftLevels(emptySoftLevels())
-    setFloor(''); setFitOut(''); setParking(''); setCeilingHeight('')
+    setFloor(''); setFitOut(''); setFitOutByLandlord(undefined); setParking(''); setCeilingHeight('')
     setMieterausbaubeitrag(''); setIsFlexible(false); setMinLettableSqm('')
     setImages([]); setImageInput(''); setFloorPlanUrl('')
     setAiText(''); setAiApplied(false)
@@ -195,7 +203,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   return {
     assetType, areaSqm, rentPerSqm, availableFrom, description,
     street, houseNumber, postalCode, city,
-    softLevels, floor, fitOut, parking, ceilingHeight, mieterausbaubeitrag, isFlexible, minLettableSqm,
+    softLevels, floor, fitOut, fitOutByLandlord, parking, ceilingHeight, mieterausbaubeitrag, isFlexible, minLettableSqm,
     contactName, contactEmail, contactPhone,
     images, imageInput, floorPlanUrl, aiText, aiApplied,
     error, created,
@@ -205,7 +213,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setAssetType, setAreaSqm, setRentPerSqm, setAvailableFrom, setDescription,
     setStreet, setHouseNumber, setPostalCode, setCity,
     setSoftLevel,
-    setFloor, setFitOut, setParking, setCeilingHeight, setMieterausbaubeitrag, setIsFlexible, setMinLettableSqm,
+    setFloor, setFitOut, setFitOutByLandlord, setParking, setCeilingHeight, setMieterausbaubeitrag, setIsFlexible, setMinLettableSqm,
     setContactName, setContactEmail, setContactPhone,
     setImageInput, setFloorPlanUrl, setAiText,
     addImage, removeImage,

src/hooks/useReminders.ts

@@ -1,5 +1,6 @@
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query'
 import { reminderService } from '../services/reminderService'
+import type { Reminder } from '../domain/reminder'
 import { useToastStore } from '../stores/toastStore'
 
 export function useReminders() {
@@ -69,6 +70,21 @@ export function useSnoozeReminder() {
   })
 }
 
+export function useCreateReminder() {
+  const queryClient = useQueryClient()
+  return useMutation({
+    mutationFn: (data: Omit<Reminder, 'id' | 'activity' | 'createdAt' | 'updatedAt'>) =>
+      reminderService.create(data),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['reminders'] })
+      queryClient.invalidateQueries({ queryKey: ['reminder-insights'] })
+    },
+    onError: () => {
+      useToastStore.getState().showToast('Reminder konnte nicht erstellt werden.', 'error')
+    },
+  })
+}
+
 export function useUpdateReminder() {
   const queryClient = useQueryClient()
   return useMutation({

src/lib/__tests__/rentEstimate.test.ts

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

src/lib/constants.ts

@@ -142,3 +142,15 @@ export const FIT_OUT_COST_CHF_PER_SQM: Record<string, { min: number; max: number
 
 // Assumed amortization period for fit-out investment — change here to affect all cost calculations
 export const FITOUT_AMORTIZATION_YEARS = 5
+
+// Kalkulationszins p.a. für die annuitätische Amortisation der Ausbauinvestition (Schweizer Richtwert)
+export const FITOUT_ANNUITY_RATE = 0.05
+
+// Zentrale Ausbaustandard-Labels — branchenüblich + internationale Synonyme (CAT A/B, Core & Shell).
+// Single Source of Truth für Dropdown, Panel, Score, Vergleich.
+export const FIT_OUT_LABELS: Record<string, string> = {
+  SHELL:   'Rohbau · Core & Shell',
+  BASIC:   'Edelrohbau · CAT A',
+  FULL:    'Ausgebaut · CAT B',
+  PREMIUM: 'Vollausgebaut · Plug & Play',
+}

src/lib/fitOutUtils.ts

@@ -1,15 +1,49 @@
-import { FIT_OUT_COST_CHF_PER_SQM } from './constants'
+import { FIT_OUT_COST_CHF_PER_SQM, FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE } from './constants'
 
 export interface FitOutInvestment {
   grossPerSqm: { min: number; max: number }
   mabOffset: number
   netPerSqm: { min: number; max: number }
   netTotal: { min: number; max: number }
+  annualBurden: { min: number; max: number }
   isFullyCovered: boolean
   shortLabel: string
   detailLabel: string
 }
 
+// Annuitätenfaktor: a = i(1+i)^n / ((1+i)^n − 1); bei i=0 → 1/n (lineare Amortisation als Fallback)
+export function annuityFactor(rate: number, years: number): number {
+  if (years <= 0) return 0
+  if (rate === 0) return 1 / years
+  const q = Math.pow(1 + rate, years)
+  return (rate * q) / (q - 1)
+}
+
+// Bezugsfertige Stufen — kein Ausbau-Aufschlag (Mieter muss nicht mehr investieren)
+const FITOUT_READY = new Set(['FULL', 'PREMIUM'])
+
+/**
+ * Effektive Jahresbelastung pro m². Grundsatz: die quotierte Miete gilt IMMER als realer Preis —
+ * die Plattform erfindet keinen Aufschlag. Nur wenn der Mieter ausbaut (SHELL/BASIC), wird die
+ * versteckte Ausbaukost annuitätisch sichtbar gemacht (abzgl. MAB). Übernimmt der Vermieter, ist der
+ * Ausbau bereits in der Miete enthalten → kein Aufschlag, keine Mieter-Capex.
+ */
+export function effectiveAnnualBurdenPerSqm(p: {
+  fitOut?: string
+  rentPricePerSqm: number
+  mabPerSqm: number
+  fitOutByLandlord?: boolean
+}): { rentPerSqm: number; fitOutPerSqm: number; effectivePerSqm: number } {
+  if (p.fitOutByLandlord || FITOUT_READY.has(p.fitOut ?? '')) {
+    return { rentPerSqm: p.rentPricePerSqm, fitOutPerSqm: 0, effectivePerSqm: p.rentPricePerSqm }
+  }
+  const bm = FIT_OUT_COST_CHF_PER_SQM[p.fitOut ?? '']
+  const grossMid = bm ? (bm.min + bm.max) / 2 : 0
+  const net = Math.max(0, grossMid - p.mabPerSqm)
+  const fitOutPerSqm = Math.round(net * annuityFactor(FITOUT_ANNUITY_RATE, FITOUT_AMORTIZATION_YEARS))
+  return { rentPerSqm: p.rentPricePerSqm, fitOutPerSqm, effectivePerSqm: p.rentPricePerSqm + fitOutPerSqm }
+}
+
 function formatChfK(value: number): string {
   if (value >= 1000) return `CHF ${(value / 1000).toLocaleString('de-CH', { minimumFractionDigits: 0, maximumFractionDigits: 1 })} Mio.`
   return `CHF ${Math.round(value / 1000)}k`
@@ -34,6 +68,12 @@ export function calcFitOutInvestment(
     max: Math.round(netMax * areaSqm),
   }
 
+  const factor = annuityFactor(FITOUT_ANNUITY_RATE, FITOUT_AMORTIZATION_YEARS)
+  const annualBurden = {
+    min: Math.round(netTotal.min * factor),
+    max: Math.round(netTotal.max * factor),
+  }
+
   const isFullyCovered = netTotal.max <= 0
 
   const shortLabel = isFullyCovered
@@ -51,6 +91,7 @@ export function calcFitOutInvestment(
     mabOffset: mabPerSqm,
     netPerSqm: { min: netMin, max: netMax },
     netTotal,
+    annualBurden,
     isFullyCovered,
     shortLabel,
     detailLabel,

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/needs.ts

@@ -2,10 +2,10 @@ import { AssetType } from '../domain/enums'
 import type { Need } from '../domain/need'
 
 export const mockNeeds: Need[] = [
-  // --- need-001: Innovatech AG — OFFICE Zürich ---
+  // --- need-001: OFFICE Zürich-West ---
   {
     id: 'need-001',
-    companyName: 'Innovatech AG',
+    companyName: 'Bürofläche Zürich-West',
     contactName: 'Sandra Meier',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 600, max: 1000 },
@@ -38,10 +38,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-01T09:00:00Z',
   },
 
-  // --- need-002: Schweizer Logistik GmbH — LOGISTICS Basel ---
+  // --- need-002: LOGISTICS Basel ---
   {
     id: 'need-002',
-    companyName: 'Schweizer Logistik GmbH',
+    companyName: 'Logistikfläche Basel',
     contactName: 'Thomas Brun',
     assetType: AssetType.LOGISTICS,
     requiredArea: { min: 1500, max: 4000 },
@@ -72,10 +72,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-04-10T11:00:00Z',
   },
 
-  // --- need-003: Pharma Holding AG — OFFICE Basel ---
+  // --- need-003: OFFICE Basel ---
   {
     id: 'need-003',
-    companyName: 'Pharma Holding AG',
+    companyName: 'Bürofläche Basel Repräsentanz',
     contactName: 'Ursula Schmid',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 500, max: 800 },
@@ -110,10 +110,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-05T14:00:00Z',
   },
 
-  // --- need-004: Retailer Zürich AG — RETAIL Zürich ---
+  // --- need-004: RETAIL Zürich ---
   {
     id: 'need-004',
-    companyName: 'Retailer Zürich AG',
+    companyName: 'Ladenlokal Zürich Innenstadt',
     contactName: 'Marco Colombo',
     assetType: AssetType.RETAIL,
     requiredArea: { min: 200, max: 500 },
@@ -144,10 +144,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-04-22T08:00:00Z',
   },
 
-  // --- need-005: TechStart GmbH — OFFICE Zug/Zürich ---
+  // --- need-005: OFFICE Zug/Zürich ---
   {
     id: 'need-005',
-    companyName: 'TechStart GmbH',
+    companyName: 'Bürofläche Zug / Zürich',
     contactName: 'Florian Keller',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 300, max: 700 },
@@ -179,10 +179,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-08T10:00:00Z',
   },
 
-  // --- need-006: Lager & Spedition AG — LOGISTICS Winterthur ---
+  // --- need-006: LOGISTICS Winterthur ---
   {
     id: 'need-006',
-    companyName: 'Lager & Spedition AG',
+    companyName: 'Lagerfläche Winterthur',
     contactName: 'Beat Zimmermann',
     assetType: AssetType.LOGISTICS,
     requiredArea: { min: 1200, max: 3000 },
@@ -209,10 +209,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-09T16:00:00Z',
   },
 
-  // --- need-007: Creative Studios AG — MIXED Zürich/Bern ---
+  // --- need-007: MIXED Zürich-West ---
   {
     id: 'need-007',
-    companyName: 'Creative Studios AG',
+    companyName: 'Gewerbefläche Zürich-West',
     contactName: 'Nora Hauser',
     assetType: AssetType.MIXED,
     requiredArea: { min: 800, max: 1500 },
@@ -244,10 +244,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-03T11:00:00Z',
   },
 
-  // --- need-008: Berner Produzenten GmbH — PRODUCTION Bern ---
+  // --- need-008: PRODUCTION Bern ---
   {
     id: 'need-008',
-    companyName: 'Berner Produzenten GmbH',
+    companyName: 'Produktionshalle Bern',
     contactName: 'Hans Lüthi',
     assetType: AssetType.PRODUCTION,
     requiredArea: { min: 2000, max: 4000 },
@@ -274,10 +274,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-04-20T12:00:00Z',
   },
 
-  // --- need-009: Geneva Commerce SA — RETAIL Genf ---
+  // --- need-009: RETAIL Genf ---
   {
     id: 'need-009',
-    companyName: 'Geneva Commerce SA',
+    companyName: 'Commerce Genève Centre',
     contactName: 'Pierre Dupont',
     assetType: AssetType.RETAIL,
     requiredArea: { min: 150, max: 400 },
@@ -308,10 +308,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-04-18T09:00:00Z',
   },
 
-  // --- need-011: Stadtladen Bern GmbH — RETAIL Bern Innenstadt ---
+  // --- need-011: RETAIL Bern Innenstadt ---
   {
     id: 'need-011',
-    companyName: 'Stadtladen Bern GmbH',
+    companyName: 'Ladenlokal Bern Altstadt',
     contactName: 'Katrin Müller',
     assetType: AssetType.RETAIL,
     requiredArea: { min: 200, max: 400 },
@@ -342,10 +342,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-18T10:00:00Z',
   },
 
-  // --- need-010: St.Galler Büros AG — OFFICE St.Gallen ---
+  // --- need-010: OFFICE St.Gallen ---
   {
     id: 'need-010',
-    companyName: 'St.Galler Büros AG',
+    companyName: 'Bürofläche St. Gallen',
     contactName: 'Brigitte Fässler',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 400, max: 800 },
@@ -377,10 +377,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-06T13:00:00Z',
   },
 
-  // --- need-uc-a: Renato's Fahrradhändler — Use Case A ---
+  // --- need-uc-a: RETAIL Zürich EG ---
   {
     id: 'need-uc-a',
-    companyName: 'Velo City GmbH',
+    companyName: 'Ladenlokal Zürich EG Schaufenster',
     contactName: 'Renato Marchetti',
     assetType: AssetType.RETAIL,
     requiredArea: { min: 120, max: 160 },
@@ -411,10 +411,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-22T10:00:00Z',
   },
 
-  // --- need-uc-b: Renato's Umzugsfirma — Use Case B ---
+  // --- need-uc-b: OFFICE Zürich-West klein ---
   {
     id: 'need-uc-b',
-    companyName: 'Alp Transit Umzüge GmbH',
+    companyName: 'Bürofläche Zürich-West klein',
     contactName: 'Renato Marchetti',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 140, max: 200 },
@@ -445,10 +445,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2025-05-22T10:00:00Z',
   },
 
-  // --- need-012: Gewerbe Solutions AG — LIGHT_INDUSTRIAL Pratteln ---
+  // --- need-012: LIGHT_INDUSTRIAL Pratteln ---
   {
     id: 'need-012',
-    companyName: 'Gewerbe Solutions AG',
+    companyName: 'Gewerbefläche Pratteln',
     contactName: 'Andreas Weber',
     assetType: AssetType.LIGHT_INDUSTRIAL,
     requiredArea: { min: 400, max: 750 },
@@ -477,10 +477,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2026-03-01T09:00:00Z',
   },
 
-  // --- need-013: Bern Consulting AG — OFFICE Bern ---
+  // --- need-013: OFFICE Bern ---
   {
     id: 'need-013',
-    companyName: 'Bern Consulting AG',
+    companyName: 'Bürofläche Bern Bahnhof',
     contactName: 'Sabine Gerber',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 180, max: 320 },
@@ -512,10 +512,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2026-04-05T10:00:00Z',
   },
 
-  // --- need-014: Winterthur Handel GmbH — RETAIL Winterthur ---
+  // --- need-014: RETAIL Winterthur ---
   {
     id: 'need-014',
-    companyName: 'Winterthur Handel GmbH',
+    companyName: 'Retailfläche Winterthur',
     contactName: 'Pascal Brunner',
     assetType: AssetType.RETAIL,
     requiredArea: { min: 150, max: 250 },
@@ -546,10 +546,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2026-03-20T11:00:00Z',
   },
 
-  // --- need-015: Luzern Advisory GmbH — OFFICE Luzern ---
+  // --- need-015: OFFICE Luzern ---
   {
     id: 'need-015',
-    companyName: 'Luzern Advisory GmbH',
+    companyName: 'Bürofläche Luzern',
     contactName: 'Markus Bucher',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 350, max: 600 },
@@ -581,10 +581,10 @@ export const mockNeeds: Need[] = [
     updatedAt: '2026-04-10T14:00:00Z',
   },
 
-  // --- need-uc-c: Renato's Vermögensverwalter — Use Case C ---
+  // --- need-uc-c: OFFICE Zürich Premium ---
   {
     id: 'need-uc-c',
-    companyName: 'Wealth Advisory Partners AG',
+    companyName: 'Repräsentanzbüro Zürich Premium',
     contactName: 'Renato Marchetti',
     assetType: AssetType.OFFICE,
     requiredArea: { min: 450, max: 560 },
@@ -616,4 +616,138 @@ export const mockNeeds: Need[] = [
     createdAt: '2025-05-20T10:00:00Z',
     updatedAt: '2025-05-22T10:00:00Z',
   },
+
+  // --- org-mobimo: eigene Suchprofile der Mobimo Management AG ---
+
+  {
+    id: 'need-mob-001',
+    companyName: 'Bürofläche Zürich City',
+    contactName: 'Sandra Koch',
+    assetType: AssetType.OFFICE,
+    requiredArea: { min: 300, max: 600 },
+    preferredLocations: ['Zürich', 'Zürich City', 'Zürich Kreis 1', 'Zürich Kreis 4'],
+    excludedLocations: [],
+    budgetRange: { maxPerSqm: 480, maxMonthlyTotal: 20000, currency: 'CHF' },
+    timing: {
+      earliestMoveIn: '2025-10-01',
+      latestMoveIn: '2026-03-01',
+      contractDurationMonths: 60,
+      flexibleTiming: true,
+    },
+    mustCriteriaText: ['Gute ÖV-Anbindung', 'Repräsentative Lage', 'Klimaanlage'],
+    softFactors: {
+      minPrestige: 70,
+      minAccessibility: 80,
+      requireParking: false,
+      maxPublicTransportMinutes: 8,
+    },
+    weightingProfile: {
+      area: 0.18, location: 0.24, budget: 0.16, timing: 0.12,
+      prestige: 0.10, accessibility: 0.08, expansionPotential: 0.03, flexibility: 0.04,
+      visibility: 0.02, footfall: 0.01, talentAccess: 0.01, esg: 0.01, taxEnvironment: 0.00,
+    },
+    confidenceInCriteria: 0.91,
+    notificationConfig: { enabled: true, minScore: 80, emailAddress: 'sandra.koch@mobimo.ch' },
+    organizationId: 'org-mobimo',
+    createdAt: '2025-05-10T09:00:00Z',
+    updatedAt: '2025-06-01T10:00:00Z',
+  },
+
+  {
+    id: 'need-mob-002',
+    companyName: 'Showroom Bern Innenstadt',
+    contactName: 'Sandra Koch',
+    assetType: AssetType.RETAIL,
+    requiredArea: { min: 150, max: 300 },
+    preferredLocations: ['Bern', 'Bern Innenstadt', 'Bern Gurtengasse', 'Bern Marktgasse'],
+    excludedLocations: [],
+    budgetRange: { maxPerSqm: 380, maxMonthlyTotal: 8000, currency: 'CHF' },
+    timing: {
+      earliestMoveIn: '2025-11-01',
+      latestMoveIn: '2026-06-01',
+      contractDurationMonths: 36,
+      flexibleTiming: false,
+    },
+    mustCriteriaText: ['Schaufenster Erdgeschoss', 'Hoher Publikumsverkehr', 'Liefermöglichkeit'],
+    softFactors: {
+      minPrestige: 65,
+      minAccessibility: 75,
+      requireParking: false,
+      maxPublicTransportMinutes: 5,
+    },
+    weightingProfile: {
+      area: 0.14, location: 0.28, budget: 0.15, timing: 0.10,
+      prestige: 0.08, accessibility: 0.07, expansionPotential: 0.02, flexibility: 0.03,
+      visibility: 0.08, footfall: 0.04, talentAccess: 0.00, esg: 0.01, taxEnvironment: 0.00,
+    },
+    confidenceInCriteria: 0.87,
+    notificationConfig: { enabled: false, minScore: 75 },
+    organizationId: 'org-mobimo',
+    createdAt: '2025-04-20T11:00:00Z',
+    updatedAt: '2025-05-15T09:00:00Z',
+  },
+
+  {
+    id: 'need-mob-003',
+    companyName: 'Lager & Service Schaffhausen',
+    contactName: 'Sandra Koch',
+    assetType: AssetType.LOGISTICS,
+    requiredArea: { min: 800, max: 1500 },
+    preferredLocations: ['Schaffhausen', 'Neuhausen am Rheinfall', 'Thayngen'],
+    excludedLocations: [],
+    budgetRange: { maxPerSqm: 160, currency: 'CHF' },
+    timing: {
+      earliestMoveIn: '2026-01-01',
+      latestMoveIn: '2026-09-01',
+      contractDurationMonths: 48,
+      flexibleTiming: true,
+    },
+    mustCriteriaText: ['Autobahnanschluss < 10 Min', 'Rampe / Ladetor', 'Büroanteil mind. 80 m²'],
+    softFactors: {
+      requireParking: true,
+    },
+    weightingProfile: {
+      area: 0.22, location: 0.20, budget: 0.20, timing: 0.12,
+      prestige: 0.01, accessibility: 0.12, expansionPotential: 0.05, flexibility: 0.03,
+      visibility: 0.01, footfall: 0.00, talentAccess: 0.01, esg: 0.02, taxEnvironment: 0.01,
+    },
+    confidenceInCriteria: 0.83,
+    notificationConfig: { enabled: true, minScore: 85 },
+    organizationId: 'org-mobimo',
+    createdAt: '2025-06-01T08:00:00Z',
+    updatedAt: '2025-06-10T14:00:00Z',
+  },
+
+  {
+    id: 'need-mob-004',
+    companyName: 'Repräsentanzfläche Zürich-West',
+    contactName: 'Sandra Koch',
+    assetType: AssetType.OFFICE,
+    requiredArea: { min: 500, max: 900 },
+    preferredLocations: ['Zürich-West', 'Zürich Kreis 5', 'Zürich Kreis 4', 'Zürich Hardbrücke'],
+    excludedLocations: [],
+    budgetRange: { maxPerSqm: 520, maxMonthlyTotal: 35000, currency: 'CHF' },
+    timing: {
+      earliestMoveIn: '2026-03-01',
+      latestMoveIn: '2026-12-01',
+      contractDurationMonths: 84,
+      flexibleTiming: false,
+    },
+    mustCriteriaText: ['Moderner Neubau oder Kernsanierung', 'Kollaborative Fläche', 'Fahrradabstellplätze', 'Minergie oder LEED-zertifiziert'],
+    softFactors: {
+      minPrestige: 75,
+      minAccessibility: 85,
+      requireParking: false,
+      maxPublicTransportMinutes: 6,
+    },
+    weightingProfile: {
+      area: 0.16, location: 0.22, budget: 0.14, timing: 0.10,
+      prestige: 0.12, accessibility: 0.09, expansionPotential: 0.05, flexibility: 0.04,
+      visibility: 0.02, footfall: 0.01, talentAccess: 0.03, esg: 0.02, taxEnvironment: 0.00,
+    },
+    confidenceInCriteria: 0.93,
+    organizationId: 'org-mobimo',
+    createdAt: '2025-03-15T13:00:00Z',
+    updatedAt: '2025-06-05T11:00:00Z',
+  },
 ]

src/mock-data/properties.ts

@@ -153,7 +153,7 @@ export const mockProperties: Property[] = [
       parkingSpots: 8,
       publicTransportMinutes: 5,
     },
-    hardFacts: { fitOut: 'BASIC' },
+    hardFacts: { fitOut: 'BASIC', fitOutByLandlord: true },
     floorLevel: 2,
     expansionPotentialSqm: 200,
     contractDurationMonths: 48,

src/mock-data/reminders.ts

@@ -27,7 +27,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Mieter hat bisher keine Verlängerungsabsicht signalisiert. Erstkontakt dringend.',
     activity: [
-      { at: '2026-04-01T08:00:00Z', by: 'Anna Meier', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
+      { at: '2026-04-01T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-05-10T14:30:00Z', by: 'Thomas Huber', action: 'NOTED', note: 'Mieter angerufen, kein Rückruf erhalten' },
     ],
     organizationId: 'org-wincasa',
@@ -56,7 +56,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: true,
     note: 'Break-Option läuft am 01.09 ab — Frist zur Ausübung ist 90 Tage vorher, also bis 03.06.',
     activity: [
-      { at: '2026-03-15T09:00:00Z', by: 'Anna Meier', action: 'CREATED' },
+      { at: '2026-03-15T09:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-05-05T11:00:00Z', by: 'Anna Meier', action: 'NOTED', note: 'Mieterdossier vorbereitet' },
     ],
     organizationId: 'org-wincasa',
@@ -83,7 +83,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Gebäudeversicherung läuft am 30.06 ab. Police-Nummer ZG-2022-9912.',
     activity: [
-      { at: '2026-04-20T10:00:00Z', by: 'Sandra Wyss', action: 'CREATED' },
+      { at: '2026-04-20T10:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-05-12T15:00:00Z', by: 'Sandra Wyss', action: 'NOTED', note: 'Offerte von Mobiliar angefordert' },
     ],
     organizationId: 'org-wincasa',
@@ -140,7 +140,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: true,
     note: 'Indexierte Mietanpassung per 01.10 möglich. LIK-Index prüfen.',
     activity: [
-      { at: '2026-04-05T08:00:00Z', by: 'Anna Meier', action: 'CREATED' },
+      { at: '2026-04-05T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-05-18T09:00:00Z', by: 'Anna Meier', action: 'NOTED', note: 'LIK-Daten für Q1 2026 abrufbar' },
     ],
     organizationId: 'org-wincasa',
@@ -168,7 +168,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Frist für Vertragsverhandlung: 9 Monate vor Ablauf. Markt Bern Industrie angespannt.',
     activity: [
-      { at: '2026-03-01T08:00:00Z', by: 'Sandra Wyss', action: 'CREATED' },
+      { at: '2026-03-01T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
     ],
     organizationId: 'org-wincasa',
     createdAt: '2026-03-01T08:00:00Z',
@@ -195,7 +195,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Einheit noch nicht für Pre-Market freigegeben. 14 Monate Lead Time empfohlen.',
     activity: [
-      { at: '2026-04-18T10:00:00Z', by: 'Thomas Huber', action: 'CREATED', note: 'Pre-Market-Freigabe ausstehend' },
+      { at: '2026-04-18T10:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten & Marktdaten erstellt' },
       { at: '2026-05-02T11:00:00Z', by: 'Thomas Huber', action: 'NOTED', note: 'Eigentümer informiert, Freigabe ausstehend' },
     ],
     organizationId: 'org-wincasa',
@@ -250,7 +250,7 @@ export const mockReminders: Reminder[] = [
     snoozedUntil: '2026-05-27',
     note: 'Mieter erwägt Flächenreduktion. Gespräch vereinbart für 27.05.',
     activity: [
-      { at: '2026-04-02T09:00:00Z', by: 'Anna Meier', action: 'CREATED' },
+      { at: '2026-04-02T09:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-05-14T16:00:00Z', by: 'Anna Meier', action: 'SNOOZED', note: 'Bis nach Gespräch mit Mieter zurückgestellt' },
     ],
     organizationId: 'org-wincasa',
@@ -279,7 +279,7 @@ export const mockReminders: Reminder[] = [
     shadowMarketRisk: ShadowMarketRisk.LOW,
     schattenmarktEnabled: true,
     activity: [
-      { at: '2026-03-20T10:00:00Z', by: 'Sandra Wyss', action: 'CREATED' },
+      { at: '2026-03-20T10:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
     ],
     organizationId: 'org-wincasa',
     createdAt: '2026-03-20T10:00:00Z',
@@ -306,7 +306,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Erstgespräch über Verlängerung bis 01.07 einleiten.',
     activity: [
-      { at: '2026-03-10T08:00:00Z', by: 'Thomas Huber', action: 'CREATED' },
+      { at: '2026-03-10T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-05-02T09:00:00Z', by: 'Thomas Huber', action: 'NOTED', note: 'Vermieterseite wünscht Mietpreiserhöhung +5%' },
     ],
     organizationId: 'org-wincasa',
@@ -359,7 +359,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Pre-Market Freigabe 9 Monate vor Vertragsende. Eigentümer-Freigabe einholen.',
     activity: [
-      { at: '2026-04-25T11:00:00Z', by: 'Anna Meier', action: 'CREATED' },
+      { at: '2026-04-25T11:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten & Marktdaten erstellt' },
     ],
     organizationId: 'org-wincasa',
     createdAt: '2026-04-25T11:00:00Z',
@@ -415,7 +415,7 @@ export const mockReminders: Reminder[] = [
     shadowMarketRisk: ShadowMarketRisk.MEDIUM,
     schattenmarktEnabled: true,
     activity: [
-      { at: '2026-02-01T08:00:00Z', by: 'Anna Meier', action: 'CREATED', note: 'Vertragsablauf-Erinnerung (4 Monate)' },
+      { at: '2026-02-01T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
     ],
     organizationId: 'org-wincasa',
     createdAt: '2026-02-01T08:00:00Z',
@@ -440,7 +440,7 @@ export const mockReminders: Reminder[] = [
     shadowMarketRisk: ShadowMarketRisk.NONE,
     schattenmarktEnabled: false,
     activity: [
-      { at: '2026-04-20T08:00:00Z', by: 'Sandra Wyss', action: 'CREATED' },
+      { at: '2026-04-20T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
     ],
     organizationId: 'org-wincasa',
     createdAt: '2026-04-20T08:00:00Z',
@@ -522,7 +522,7 @@ export const mockReminders: Reminder[] = [
     schattenmarktEnabled: false,
     note: 'Mietpreisanpassung +2.8% vereinbart, ab 01.09 gültig.',
     activity: [
-      { at: '2026-02-15T08:00:00Z', by: 'Anna Meier', action: 'CREATED' },
+      { at: '2026-02-15T08:00:00Z', by: 'System', action: 'CREATED', note: 'Automatisch aus Vertragsdaten erstellt' },
       { at: '2026-04-14T11:00:00Z', by: 'Anna Meier', action: 'NOTED', note: 'Mieter hat Anpassung akzeptiert' },
       { at: '2026-04-15T14:00:00Z', by: 'Anna Meier', action: 'COMPLETED', note: 'Nachtrag unterzeichnet' },
     ],

src/pages/demand/AISearch.tsx

@@ -1,6 +1,6 @@
-import { useRef, useState } from 'react'
-import { Box, Typography } from '@mui/material'
-import { useNavigate } from 'react-router'
+import { useEffect, useRef, useState } from 'react'
+import { Box, Tab, Tabs, Typography } from '@mui/material'
+import { useLocation, useNavigate } from 'react-router'
 import { useQueryClient } from '@tanstack/react-query'
 import {
   NeedBuilderProgress,
@@ -11,12 +11,15 @@ import {
 } from '../../components/demand'
 import { AISearchActionBar } from '../../components/demand/AISearchActionBar'
 import { AISearchSavePreview } from '../../components/demand/AISearchSavePreview'
+import { SavedProfilesTab } from '../../components/demand/SavedProfilesTab'
+import { AddToPipelineDialog } from '../../components/shortlist'
+import { InquiryQuickDialog } from '../../components/match-detail/InquiryQuickDialog'
 import { useParseNeed } from '../../hooks/useAI'
-import { useCreateNeed } from '../../hooks/useNeeds'
+import { useCreateNeed, useNeed, useNeedProfiles } from '../../hooks/useNeeds'
 import { useDefaultWeights } from '../../hooks/useWeighting'
 import { NeedBuilderStep } from '../../domain/needBuilder'
 import type { ParseNeedResult, ParsedNeedCriteria, WeightingKey } from '../../domain/needBuilder'
-import { generateSummary, buildNeedInput } from '../../services/aiSearch/needSearchMapper'
+import { generateSummary, buildNeedInput, needToParsedCriteria } from '../../services/aiSearch/needSearchMapper'
 
 type ActionIntent = 'search' | 'save-profile'
 
@@ -41,8 +44,25 @@ export default function AISearch() {
   const [isAnonymous, setIsAnonymous] = useState(false)
   const [error, setError] = useState<string | null>(null)
 
+  const [tab, setTab] = useState(0)
+  const { data: savedProfiles = [] } = useNeedProfiles()
+
+  const locationPrefillId = (useLocation().state as { prefillNeedId?: string } | null)?.prefillNeedId
+  const [internalPrefillId, setInternalPrefillId] = useState<string | undefined>()
+  const prefillNeedId = internalPrefillId ?? locationPrefillId
+  const { data: prefillNeed } = useNeed(prefillNeedId ?? '')
+
   const isManualTextRef = useRef(false)
 
+  useEffect(() => {
+    if (!prefillNeed) return
+    setCriteria(needToParsedCriteria(prefillNeed))
+    setWeights(prefillNeed.weightingProfile as Record<WeightingKey, number>)
+    setNeedTitle(prefillNeed.companyName)
+    setWeightingKey(k => k + 1)
+    setTab(0)
+  }, [prefillNeed])
+
   function handleCriteriaChange(next: ParsedNeedCriteria) {
     setCriteria(next)
     if (!isManualTextRef.current) {
@@ -56,7 +76,6 @@ export default function AISearch() {
     isManualTextRef.current = text !== ''
     setIsAutoGen(false)
     setInputText(text)
-    // Clear stale parse results when user edits the text manually
     setCriteria({})
     setParseResult(null)
   }
@@ -198,16 +217,15 @@ export default function AISearch() {
   const isProcessing = step === NeedBuilderStep.PARSING || step === NeedBuilderStep.SAVING
   const isSaveStep = step === NeedBuilderStep.READY_TO_SAVE || step === NeedBuilderStep.SAVING
 
-  const overallConfidence = parseResult
-    ? (() => {
-        const entries = Object.entries(parseResult.confidenceByField)
-        return entries.length > 0 ? entries.reduce((s, [, v]) => s + v, 0) / entries.length : 0
-      })()
-    : 0
+  const vals = parseResult ? Object.values(parseResult.confidenceByField) : []
+  const overallConfidence = vals.length > 0 ? vals.reduce((s, v) => s + v, 0) / vals.length : 0
+
+  const savedCount = savedProfiles.filter(n => !n.status || n.status === 'ACTIVE' || n.status === 'DRAFT').length
 
   return (
     <Box sx={{ display: 'flex', flexDirection: 'column', height: '100%', overflow: 'hidden' }}>
-      {/* Header */}
+      <AddToPipelineDialog />
+      <InquiryQuickDialog />
       <Box sx={{ bgcolor: 'white', borderBottom: '1px solid #e8e7e4', px: 3, py: 2.5, flexShrink: 0 }}>
         <Typography sx={{ fontWeight: 700, fontSize: '1.125rem', lineHeight: 1.3, color: '#0f172a' }}>Flächensuche</Typography>
         <Typography variant="body2" color="text.secondary">
@@ -215,61 +233,76 @@ export default function AISearch() {
         </Typography>
       </Box>
 
-      <NeedBuilderProgress step={step} />
+      <Tabs
+        value={tab}
+        onChange={(_, v: number) => setTab(v)}
+        sx={{ borderBottom: '1px solid #e2e8f0', px: 3, bgcolor: 'white', flexShrink: 0, minHeight: 44 }}
+      >
+        <Tab label="Neue Suche" sx={{ textTransform: 'none', fontWeight: 600, fontSize: '0.875rem', minHeight: 44, py: 0 }} />
+        <Tab label={`Gespeicherte Profile (${savedCount})`} sx={{ textTransform: 'none', fontWeight: 600, fontSize: '0.875rem', minHeight: 44, py: 0 }} />
+      </Tabs>
 
-      <Box sx={{ flex: 1, overflowY: 'auto', px: 3, py: 3 }}>
+      {tab === 0 && (
+        <>
+          <NeedBuilderProgress step={step} />
+          <Box sx={{ flex: 1, overflowY: 'auto', px: 3, py: 3 }}>
 
-        {/* IDLE: full form */}
-        {(step === NeedBuilderStep.IDLE || step === NeedBuilderStep.PARSING) && (
-          <Box sx={{ display: 'flex', flexDirection: 'column', gap: 3, maxWidth: 1200, mx: 'auto' }}>
-            <VoiceNeedInput
-              text={inputText}
-              onTextChange={handleTextChange}
-              isAutoGen={isAutoGen}
-              onAiSubmit={handleAiAutofill}
-              isAnalyzing={step === NeedBuilderStep.PARSING}
-            />
-            <Box className="grid grid-cols-2 gap-4" sx={{ alignItems: 'start' }}>
-              <NeedInput criteria={criteria} onCriteriaChange={handleCriteriaChange} />
-              <WeightingEditor
-                key={weightingKey}
+            {(step === NeedBuilderStep.IDLE || step === NeedBuilderStep.PARSING) && (
+              <Box sx={{ display: 'flex', flexDirection: 'column', gap: 3, maxWidth: { md: 900, xl: 1200 }, mx: 'auto' }}>
+                <VoiceNeedInput
+                  text={inputText}
+                  onTextChange={handleTextChange}
+                  isAutoGen={isAutoGen}
+                  onAiSubmit={handleAiAutofill}
+                  isAnalyzing={step === NeedBuilderStep.PARSING}
+                />
+                <Box className="grid grid-cols-2 gap-4" sx={{ alignItems: 'start' }}>
+                  <NeedInput criteria={criteria} onCriteriaChange={handleCriteriaChange} />
+                  <WeightingEditor
+                    key={weightingKey}
+                    weights={weights}
+                    onChange={setWeights}
+                    assetType={criteria.assetType}
+                  />
+                </Box>
+                <AISearchActionBar
+                  canProceed={canProceed}
+                  isSearching={isProcessing && intent === 'search'}
+                  isSavingProfile={isProcessing && intent === 'save-profile'}
+                  onSearch={() => handleAction('search')}
+                  onSaveProfile={() => handleAction('save-profile')}
+                />
+              </Box>
+            )}
+
+            {isSaveStep && parseResult && editedCriteria && (
+              <AISearchSavePreview
+                criteria={editedCriteria}
                 weights={weights}
-                onChange={setWeights}
-                assetType={criteria.assetType}
+                parseResult={parseResult}
+                needTitle={needTitle}
+                overallConfidence={overallConfidence}
+                isSaving={step === NeedBuilderStep.SAVING}
+                isAnonymous={isAnonymous}
+                onNeedTitleChange={setNeedTitle}
+                onAnonymousChange={setIsAnonymous}
+                onBack={() => setStep(NeedBuilderStep.IDLE)}
+                onSave={handleSaveProfile}
               />
-            </Box>
-            <AISearchActionBar
-              canProceed={canProceed}
-              isSearching={isProcessing && intent === 'search'}
-              isSavingProfile={isProcessing && intent === 'save-profile'}
-              onSearch={() => handleAction('search')}
-              onSaveProfile={() => handleAction('save-profile')}
-            />
+            )}
+
+            {step === NeedBuilderStep.ERROR && (
+              <NeedBuilderErrorState message={error ?? 'Unbekannter Fehler'} onRetry={handleRetry} />
+            )}
           </Box>
-        )}
+        </>
+      )}
 
-        {/* Save preview step */}
-        {isSaveStep && parseResult && editedCriteria && (
-          <AISearchSavePreview
-            criteria={editedCriteria}
-            weights={weights}
-            parseResult={parseResult}
-            needTitle={needTitle}
-            overallConfidence={overallConfidence}
-            isSaving={step === NeedBuilderStep.SAVING}
-            isAnonymous={isAnonymous}
-            onNeedTitleChange={setNeedTitle}
-            onAnonymousChange={setIsAnonymous}
-            onBack={() => setStep(NeedBuilderStep.IDLE)}
-            onSave={handleSaveProfile}
-          />
-        )}
-
-        {/* Error */}
-        {step === NeedBuilderStep.ERROR && (
-          <NeedBuilderErrorState message={error ?? 'Unbekannter Fehler'} onRetry={handleRetry} />
-        )}
-      </Box>
+      {tab === 1 && (
+        <Box sx={{ flex: 1, overflow: 'hidden' }}>
+          <SavedProfilesTab onNewSearch={(id) => { setInternalPrefillId(id); setTab(0) }} />
+        </Box>
+      )}
     </Box>
   )
 }

src/pages/demand/Anfragen.tsx

@@ -134,8 +134,8 @@ export default function Anfragen() {
       {/* ── Left panel ── */}
       <Box
         sx={{
-          width: { xs: mobileShowChat ? 0 : '100%', md: 320 },
-          minWidth: { md: 320 },
+          width: { xs: mobileShowChat ? 0 : '100%', md: 280, lg: 300, xl: 320 },
+          minWidth: { md: 280, lg: 300, xl: 320 },
           flexShrink: 0,
           display: 'flex', flexDirection: 'column',
           borderRight: `1px solid ${DS_BORDER.default}`,

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 } 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 (
@@ -171,7 +172,7 @@ export default function MatchDetail() {
       />
 
       {/* ── Main content ── */}
-      <Box sx={{ maxWidth: { sm: 780, md: 960, lg: 1100 }, mx: 'auto', px: { xs: 1.5, sm: 3 }, py: { xs: 2, sm: 3 }, display: 'flex', flexDirection: 'column', gap: 2 }}>
+      <Box sx={{ maxWidth: { sm: 700, md: 860, lg: 1000, xl: 1100 }, mx: 'auto', px: { xs: 1.5, sm: 3 }, py: { xs: 2, sm: 3 }, display: 'flex', flexDirection: 'column', gap: 2 }}>
 
         {/* ── Section A: Warum dieser Match? ── */}
         <Paper sx={{ p: 2.5 }}>
@@ -220,7 +221,31 @@ export default function MatchDetail() {
             areaSqm={property.areaSqm}
             mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
             rentPricePerSqm={property.rentPricePerSqm}
-            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm ?? 0}
+            fitOutByLandlord={property.hardFacts.fitOutByLandlord}
+          />
+        )}
+
+        {/* ── KI-Ausbauempfehlung: nur wenn Mieter ausbaut (SHELL/BASIC, kein Vermieter-Übernahme) ── */}
+        {!isFuture && property?.hardFacts?.fitOut
+          && !property.hardFacts.fitOutByLandlord
+          && (property.hardFacts.fitOut === 'SHELL' || property.hardFacts.fitOut === 'BASIC') && (
+          <FitOutAdvicePanel
+            fitOut={property.hardFacts.fitOut}
+            areaSqm={property.areaSqm}
+            mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
+            rentPricePerSqm={property.rentPricePerSqm}
+            requiredFitOut={need?.requiredFitOut}
+            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm}
+          />
+        )}
+
+        {/* ── 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}
           />
         )}
 

src/pages/demand/Pipeline.tsx

@@ -109,7 +109,7 @@ export default function Pipeline() {
               return (
                 <Box
                   key={stage.key}
-                  sx={{ minWidth: syncedSelected ? 190 : 230, maxWidth: syncedSelected ? 230 : 270, flexShrink: 0, display: 'flex', flexDirection: 'column' }}
+                  sx={{ minWidth: syncedSelected ? 170 : 200, maxWidth: syncedSelected ? 210 : 260, flexShrink: 0, display: 'flex', flexDirection: 'column' }}
                 >
                   <Box sx={{ py: 1, display: 'flex', alignItems: 'center', gap: 1 }}>
                     <Typography sx={{ fontWeight: 700, color: stage.color, fontSize: '0.8125rem' }}>

src/pages/supply/MyListings.tsx

@@ -425,7 +425,7 @@ export default function MyListings() {
         anchor="right"
         open={!!detailId}
         onClose={() => setDetailId(null)}
-        slotProps={{ paper: { sx: { width: { xs: '100%', sm: 560 } } } }}
+        slotProps={{ paper: { sx: { width: { xs: '100%', sm: '90vw', md: 480, lg: 540, xl: 560 } } } }}
       >
         {detailId && (
           <PropertyDetailView propertyId={detailId} onClose={() => setDetailId(null)} hideTabs={['Matchability', 'Marktsignale']} />

src/pages/supply/NewListing.tsx

@@ -81,6 +81,7 @@ export default function NewListing() {
       <TechnicalDetailsSection
         floor={form.floor}               onFloorChange={form.setFloor}
         fitOut={form.fitOut}             onFitOutChange={form.setFitOut}
+        fitOutByLandlord={form.fitOutByLandlord} onFitOutByLandlordChange={form.setFitOutByLandlord}
         parking={form.parking}           onParkingChange={form.setParking}
         ceilingHeight={form.ceilingHeight} onCeilingHeightChange={form.setCeilingHeight}
         mieterausbaubeitrag={form.mieterausbaubeitrag} onMieterausbaubeitragChange={form.setMieterausbaubeitrag}

src/pages/supply/Properties.tsx

@@ -247,7 +247,7 @@ export default function Properties() {
         anchor="right"
         open={!!selectedId}
         onClose={() => setSelectedId(null)}
-        slotProps={{ paper: { sx: { width: isMobile ? '100vw' : 650, boxShadow: '-4px 0 24px rgba(0,0,0,0.10)' } } }}
+        slotProps={{ paper: { sx: { width: isMobile ? '100vw' : { md: 520, lg: 580, xl: 640 }, boxShadow: '-4px 0 24px rgba(0,0,0,0.10)' } } }}
       >
         {selectedId && (
           <PropertyDetailView propertyId={selectedId} onClose={() => setSelectedId(null)} />

src/pages/supply/newListingConstants.ts

@@ -30,12 +30,14 @@ export const LEVEL_TO_SCORE: Record<string, number | undefined> = {
   LOW: 0.30, MEDIUM: 0.55, HIGH: 0.85, '': undefined,
 }
 
+import { FIT_OUT_LABELS } from '../../lib/constants'
+
 export const FIT_OUT_OPTIONS = [
   { value: '',        label: 'Keine Angabe' },
-  { value: 'SHELL',   label: 'Rohbau' },
-  { value: 'BASIC',   label: 'Basis-Ausbau' },
-  { value: 'FULL',    label: 'Vollausbau' },
-  { value: 'PREMIUM', label: 'Premiumausbau' },
+  { value: 'SHELL',   label: FIT_OUT_LABELS.SHELL },
+  { value: 'BASIC',   label: FIT_OUT_LABELS.BASIC },
+  { value: 'FULL',    label: FIT_OUT_LABELS.FULL },
+  { value: 'PREMIUM', label: FIT_OUT_LABELS.PREMIUM },
 ]
 
 export interface LocationState {
@@ -51,6 +53,7 @@ export interface LocationState {
     propertyId?: string
     floor?: string
     fitOut?: string
+    fitOutByLandlord?: boolean
     parking?: number
     ceilingHeight?: number
     mieterausbaubeitragPerSqm?: number

src/pages/supply/newListingMapper.ts

@@ -15,6 +15,7 @@ export function buildCreatePropertyInput(fields: {
   softLevels: Record<string, string>
   floor: string
   fitOut: string
+  fitOutByLandlord?: boolean
   parking: string
   ceilingHeight: string
   images: string[]
@@ -26,7 +27,7 @@ export function buildCreatePropertyInput(fields: {
   const {
     assetType, street, houseNumber, postalCode, city,
     areaSqm, rentPerSqm, availableFrom, description,
-    softLevels, floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+    softLevels, floor, fitOut, fitOutByLandlord, parking, ceilingHeight, images, floorPlanUrl,
     mieterausbaubeitrag, isFlexible, minLettableSqm,
   } = fields
 
@@ -45,7 +46,9 @@ export function buildCreatePropertyInput(fields: {
   const hf = {
     floor:          floor ? parseInt(floor) : undefined,
     fitOut:         (fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined,
-    mieterausbaubeitragPerSqm: mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
+    fitOutByLandlord,
+    // MAB nur relevant, wenn der Mieter ausbaut — sonst nicht speichern
+    mieterausbaubeitragPerSqm: !fitOutByLandlord && mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
     parking:        parking ? parseInt(parking) : undefined,
     ceilingHeightM: ceilingHeight ? parseFloat(ceilingHeight) : undefined,
   }

src/services/aiService.ts

@@ -22,5 +22,7 @@ export type {
   DataQualityInput,
   DataQualitySummary,
   MarketSignalClassification,
+  FitOutAdvice,
+  FitOutAdviceInput,
 } from './ai/IAIService'
 export { parseListingText } from './ai/mock/listingParser'

src/services/matchSyncService.ts

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

src/stores/layoutStore.ts

@@ -17,6 +17,7 @@ interface LayoutState {
   // Actions
   setActiveWorkspace: (workspace: WorkspaceType) => void
   toggleSidebar: () => void
+  setSidebarCollapsed: (collapsed: boolean) => void
   openRightPanel: (type: RightPanelContentType) => void
   closeRightPanel: () => void
   toggleRightPanel: (type: RightPanelContentType) => void
@@ -30,6 +31,7 @@ export const useLayoutStore = create<LayoutState>((set, get) => ({
 
   setActiveWorkspace: (workspace) => set({ activeWorkspace: workspace }),
   toggleSidebar: () => set((s) => ({ sidebarCollapsed: !s.sidebarCollapsed })),
+  setSidebarCollapsed: (collapsed) => set({ sidebarCollapsed: collapsed }),
   openRightPanel: (type) => set({ isRightPanelOpen: true, rightPanelContentType: type }),
   closeRightPanel: () => set({ isRightPanelOpen: false, rightPanelContentType: null }),
   toggleRightPanel: (type) => {