Benjamin Sutter
98b4a1146b
When property has no soft factor data, estimate from location: - 18 location rules covering CH cities/districts (Zürich quartiers, Zug tax haven, Bern, Basel, Genf, Lausanne, Luzern, Winterthur, logistics hubs) + generic CH fallback - Estimated factors marked with 'estimated: true' on ScoreFactor - ScoreBreakdownPanel shows purple 'Schätzung' badge on estimated rows - Scoring engine: neutral 50 only if no location match found Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>
185 lines
10 KiB
TypeScript
185 lines
10 KiB
TypeScript
import type { Property } from '../domain/property'
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import type { SoftFactorKey } from '../domain/scoring'
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type EstimateMap = Partial<Record<SoftFactorKey, number>>
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interface LocationRule {
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keywords: string[] // matched against city + district + address (lowercase)
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scores: EstimateMap
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label: string // shown in explanation
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}
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// ── Swiss commercial real-estate location intelligence ────────────────────────
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// Values 0–1, sourced from public CH real-estate market knowledge:
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// accessibility = ÖV-Güteklasse / SBB data; prestige = market rent index;
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// talentAccess = EPFL/ETH proximity + job density; taxEnvironment = kantonaler Steuerfuss
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const RULES: LocationRule[] = [
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// ── Zürich districts ─────────────────────────────────────────────────────────
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{
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label: 'Zürich CBD / HB',
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keywords: ['kreis 1', 'altstadt', 'city', 'hauptbahnhof', 'hb zürich', 'paradeplatz', 'bahnhofstrasse'],
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scores: { prestige: 0.92, accessibility: 0.97, visibility: 0.88, footfall: 0.90, talentAccess: 0.85, esg: 0.52, flexibility: 0.32, expansionPotential: 0.20, taxEnvironment: 0.44 },
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},
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{
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label: 'Zürich-West / Tech-Cluster',
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keywords: ['zürich-west', 'kreis 5', 'kreis 4', 'escher-wyss', 'hard', 'technopark', 'binz', 'aussersihl'],
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scores: { prestige: 0.72, accessibility: 0.82, visibility: 0.65, footfall: 0.58, talentAccess: 0.93, esg: 0.75, flexibility: 0.78, expansionPotential: 0.62, taxEnvironment: 0.44 },
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},
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{
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label: 'Zürich Enge / Wiedikon',
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keywords: ['kreis 2', 'kreis 3', 'enge', 'wiedikon', 'wollishofen'],
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scores: { prestige: 0.68, accessibility: 0.82, visibility: 0.55, footfall: 0.50, talentAccess: 0.75, esg: 0.60, flexibility: 0.52, expansionPotential: 0.38, taxEnvironment: 0.44 },
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},
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{
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label: 'Zürich Oerlikon / Nord',
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keywords: ['oerlikon', 'kreis 11', 'kreis 12', 'seebach', 'affoltern', 'north'],
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scores: { prestige: 0.58, accessibility: 0.80, visibility: 0.62, footfall: 0.52, talentAccess: 0.72, esg: 0.65, flexibility: 0.72, expansionPotential: 0.62, taxEnvironment: 0.44 },
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},
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{
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label: 'Zürich Altstetten / West',
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keywords: ['altstetten', 'kreis 9', 'kreis 10', 'albisrieden', 'höngg'],
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scores: { prestige: 0.55, accessibility: 0.78, visibility: 0.52, footfall: 0.45, talentAccess: 0.68, esg: 0.62, flexibility: 0.70, expansionPotential: 0.58, taxEnvironment: 0.44 },
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},
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// ── Zürich Umland ─────────────────────────────────────────────────────────────
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{
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label: 'Zürich Airport / Kloten',
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keywords: ['kloten', 'opfikon', 'rümlang', 'glattbrugg', 'airport', 'flughafen'],
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scores: { prestige: 0.55, accessibility: 0.75, visibility: 0.45, footfall: 0.38, talentAccess: 0.62, esg: 0.55, flexibility: 0.78, expansionPotential: 0.72, taxEnvironment: 0.52 },
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},
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{
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label: 'Schlieren / Dietikon',
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keywords: ['schlieren', 'dietikon', 'urdorf', 'spreitenbach'],
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scores: { prestige: 0.42, accessibility: 0.70, visibility: 0.40, footfall: 0.35, talentAccess: 0.55, esg: 0.55, flexibility: 0.82, expansionPotential: 0.78, taxEnvironment: 0.52 },
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},
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// ── Kanton Zug (tiefste Steuern CH) ──────────────────────────────────────────
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{
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label: 'Zug (Innenstadt)',
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keywords: ['zug '],
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scores: { prestige: 0.82, accessibility: 0.72, visibility: 0.65, footfall: 0.58, talentAccess: 0.75, esg: 0.72, flexibility: 0.60, expansionPotential: 0.55, taxEnvironment: 0.95 },
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},
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{
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label: 'Baar / Steinhausen / Rotkreuz',
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keywords: ['baar', 'steinhausen', 'rotkreuz', 'cham', 'hünenberg'],
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scores: { prestige: 0.62, accessibility: 0.62, visibility: 0.48, footfall: 0.40, talentAccess: 0.65, esg: 0.65, flexibility: 0.72, expansionPotential: 0.68, taxEnvironment: 0.92 },
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},
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// ── Bern ──────────────────────────────────────────────────────────────────────
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{
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label: 'Bern Innenstadt',
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keywords: ['bern ', 'berne', 'bundesplatz', 'bärenplatz', 'lorraine'],
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scores: { prestige: 0.75, accessibility: 0.90, visibility: 0.75, footfall: 0.72, talentAccess: 0.68, esg: 0.62, flexibility: 0.38, expansionPotential: 0.30, taxEnvironment: 0.50 },
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},
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{
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label: 'Bern Wankdorf / Brünnen',
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keywords: ['wankdorf', 'brünnen', 'ostermundigen', 'köniz', 'muri'],
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scores: { prestige: 0.55, accessibility: 0.78, visibility: 0.58, footfall: 0.48, talentAccess: 0.62, esg: 0.65, flexibility: 0.72, expansionPotential: 0.65, taxEnvironment: 0.50 },
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},
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// ── Basel ─────────────────────────────────────────────────────────────────────
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{
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label: 'Basel Innenstadt / St. Johann',
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keywords: ['basel ', 'st. johann', 'grossbasel', 'kleinbasel', 'barfüsserplatz'],
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scores: { prestige: 0.72, accessibility: 0.88, visibility: 0.72, footfall: 0.70, talentAccess: 0.80, esg: 0.68, flexibility: 0.38, expansionPotential: 0.28, taxEnvironment: 0.48 },
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},
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{
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label: 'Basel Gewerbe / Industrie',
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keywords: ['muttenz', 'pratteln', 'reinach bl', 'frenkendorf', 'liestal'],
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scores: { prestige: 0.35, accessibility: 0.58, visibility: 0.30, footfall: 0.22, talentAccess: 0.48, esg: 0.52, flexibility: 0.85, expansionPotential: 0.82, taxEnvironment: 0.55 },
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},
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// ── Genf ─────────────────────────────────────────────────────────────────────
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{
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label: 'Genf / Genève',
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keywords: ['genf', 'geneva', 'genève', 'carouge', 'meyrin', 'plan-les-ouates'],
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scores: { prestige: 0.90, accessibility: 0.82, visibility: 0.80, footfall: 0.78, talentAccess: 0.82, esg: 0.62, flexibility: 0.35, expansionPotential: 0.25, taxEnvironment: 0.25 },
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},
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// ── Lausanne / Waadtland ─────────────────────────────────────────────────────
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{
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label: 'Lausanne / EPFL-Corridor',
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keywords: ['lausanne', 'renens', 'prilly', 'chavannes', 'ecublens', 'epfl'],
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scores: { prestige: 0.72, accessibility: 0.82, visibility: 0.68, footfall: 0.65, talentAccess: 0.85, esg: 0.65, flexibility: 0.48, expansionPotential: 0.42, taxEnvironment: 0.38 },
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},
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// ── Luzern ───────────────────────────────────────────────────────────────────
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{
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label: 'Luzern',
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keywords: ['luzern', 'lucerne', 'kriens', 'emmenbrücke'],
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scores: { prestige: 0.70, accessibility: 0.85, visibility: 0.68, footfall: 0.65, talentAccess: 0.65, esg: 0.60, flexibility: 0.52, expansionPotential: 0.45, taxEnvironment: 0.55 },
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},
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// ── Winterthur ───────────────────────────────────────────────────────────────
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{
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label: 'Winterthur',
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keywords: ['winterthur', 'töss', 'wülflingen'],
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scores: { prestige: 0.58, accessibility: 0.80, visibility: 0.55, footfall: 0.50, talentAccess: 0.70, esg: 0.65, flexibility: 0.65, expansionPotential: 0.60, taxEnvironment: 0.48 },
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},
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// ── St. Gallen ───────────────────────────────────────────────────────────────
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{
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label: 'St. Gallen',
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keywords: ['st. gallen', 'st gallen', 'gossau', 'wil sg'],
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scores: { prestige: 0.62, accessibility: 0.75, visibility: 0.58, footfall: 0.55, talentAccess: 0.65, esg: 0.58, flexibility: 0.62, expansionPotential: 0.55, taxEnvironment: 0.50 },
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},
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// ── Logistik-Hubs ────────────────────────────────────────────────────────────
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{
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label: 'Logistik-Hub Mittelland',
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keywords: ['härkingen', 'däniken', 'oftringen', 'aarburg', 'wangen bei olten', 'niederbipp'],
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scores: { prestige: 0.25, accessibility: 0.58, visibility: 0.22, footfall: 0.15, talentAccess: 0.38, esg: 0.48, flexibility: 0.90, expansionPotential: 0.88, taxEnvironment: 0.55 },
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},
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]
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// Generic Swiss fallback (better than pure neutral)
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const SWISS_FALLBACK: EstimateMap = {
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prestige: 0.55, accessibility: 0.62, visibility: 0.50, footfall: 0.45,
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talentAccess: 0.60, esg: 0.58, flexibility: 0.60, expansionPotential: 0.52, taxEnvironment: 0.50,
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}
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function buildSearchString(p: Property): string {
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const parts = [
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p.location.city,
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p.location.district,
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p.address?.street,
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p.address?.city,
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]
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return parts.filter(Boolean).join(' ').toLowerCase()
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}
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export interface EnrichmentResult {
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score: number // 0–1
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label: string // location context shown in explanation
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}
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export const softFactorEnrichmentService = {
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estimate(key: SoftFactorKey, property: Property): EnrichmentResult | null {
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const search = buildSearchString(property)
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if (!search.trim()) return null
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for (const rule of RULES) {
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if (rule.keywords.some(kw => search.includes(kw))) {
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const score = rule.scores[key]
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if (score !== undefined) {
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return { score, label: rule.label }
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}
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// Rule matched location but doesn't specify this key → use fallback score
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const fallback = SWISS_FALLBACK[key]
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if (fallback !== undefined) {
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return { score: fallback, label: rule.label }
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}
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}
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}
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// City-level fuzzy match (handles "Zürich", "Basel" without district)
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const city = property.location.city.toLowerCase()
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for (const rule of RULES) {
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if (rule.keywords.some(kw => city.startsWith(kw.trim()) || kw.trim().startsWith(city))) {
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const score = rule.scores[key] ?? SWISS_FALLBACK[key]
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if (score !== undefined) {
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return { score, label: rule.label }
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}
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}
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}
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// Generic Swiss fallback
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const fallback = SWISS_FALLBACK[key]
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if (fallback !== undefined) {
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return { score: fallback, label: 'Schweiz (generisch)' }
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}
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return null
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},
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}
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