feat(cockpit): поверхностить financial_estimate в Development Scan / Investment Clearance (#1881 rank-5) (#1894)

feat(cockpit): поверхностить financial_estimate в Development Scan / Investment Clearance (#1881 rank-5)
2026-06-24 16:20:19 +00:00 · 2026-06-24 16:20:19 +00:00 · 5a73f1d0b6
commit 5a73f1d0b6
parent c13ab32aa2
3 changed files with 169 additions and 18 deletions
--- a/frontend/src/components/site-finder/ptica/DevelopmentScan.tsx
+++ b/frontend/src/components/site-finder/ptica/DevelopmentScan.tsx
@ -61,7 +61,7 @@ export function DevelopmentScan({ analysis, onOpenDrawer }: Props) {
          onOpen={onOpenDrawer}
        />
        <ScanCard
-          card={adaptEconomyCard()}
+          card={adaptEconomyCard(analysis.financial_estimate)}
          drawerKey="economy"
          onOpen={onOpenDrawer}
        />
--- a/frontend/src/components/site-finder/ptica/tests/ptica-adapt.honesty.test.ts
+++ b/frontend/src/components/site-finder/ptica/tests/ptica-adapt.honesty.test.ts
@ -16,11 +16,13 @@ import { describe, expect, it } from "vitest";

 import {
  adaptBuySignalGauge,
+  adaptEconomyCard,
  adaptFinanceDrawer,
  adaptInvestmentClearance,
  adaptLegalDrawer,
  adaptPassport,
  adaptPassportDrawer,
+  adaptSiteVerdict,
  buySignalFromForecast,
 } from "@/components/site-finder/ptica/ptica-adapt";
 import type {
@ -91,8 +93,9 @@ describe("ptica-adapt honesty (#1871 P1.3)", () => {
    // The passport-card encumbrances fix must also cover its two drawer mirrors
    // (adaptPassportDrawer + adaptLegalDrawer), else the drill-down presents the
    // em-dash stub as a live measurement.
-    const findEncumbrance = (rows: { k: string; field: { isReal: boolean } }[]) =>
-      rows.find((r) => r.k === "Обременения");
+    const findEncumbrance = (
+      rows: { k: string; field: { isReal: boolean } }[],
+    ) => rows.find((r) => r.k === "Обременения");

    const passportRow = findEncumbrance(adaptPassportDrawer(analysis).registry);
    expect(passportRow?.field.isReal).toBe(false);
@ -122,6 +125,7 @@ function financialFixture(): ParcelFinancialEstimate {
    housing_class_inferred: "comfort",
    development_type_inferred: "high_rise",
    schedule_is_default: true,
+    sales_duration_months: 30,
    teap_synth: {
      residential_area_sqm: 28_000,
      total_floor_area_sqm: 34_000,
@ -224,4 +228,85 @@ describe("ptica-adapt finance (#1881 PR-4)", () => {
    expect(keys).not.toContain("Проценты по кредиту");
    expect(keys).not.toContain("Чистая прибыль после финанс.");
  });
+
+  it("adaptFinanceDrawer: sales_duration_months shown with schedule source", () => {
+    const d = adaptFinanceDrawer(financialFixture()); // schedule_is_default: true
+    const row = d.rows.find((r) => r.k === "Горизонт продаж");
+    expect(row?.field.isReal).toBe(true);
+    expect(row?.field.value).toContain("30");
+    expect(row?.field.caption).toContain("дефолт");
+
+    const d2 = adaptFinanceDrawer({
+      ...financialFixture(),
+      schedule_is_default: false,
+    });
+    const row2 = d2.rows.find((r) => r.k === "Горизонт продаж");
+    expect(row2?.field.caption).toContain("поглощения");
+  });
+
+  it("adaptInvestmentClearance: financing_enabled → «После финанс.» + relabeled profit", () => {
+    const c = adaptInvestmentClearance(financialFixture()); // financing_enabled: true
+    const labels = c.bignums.map((b) => b.label);
+    expect(labels).toContain("После финанс.");
+    expect(labels).toContain("Profit · до финанс.");
+    const after = c.bignums.find((b) => b.label === "После финанс.");
+    expect(after?.isReal).toBe(true);
+    expect(after?.caption).toContain("кредит");
+  });
+
+  it("adaptEconomyCard: no financial → all placeholders + badge предв.", () => {
+    const card = adaptEconomyCard(null);
+    expect(card.badge).toBe("предв.");
+    expect(card.rows.every((r) => r.field.isReal === false)).toBe(true);
+  });
+
+  it("adaptEconomyCard: financial present → real rows + badge ориент.", () => {
+    const card = adaptEconomyCard(financialFixture());
+    expect(card.badge).toBe("ориент.");
+    expect(card.rows.every((r) => r.field.isReal === true)).toBe(true);
+    const rev = card.rows.find((r) => r.key === "Потенц. выручки");
+    expect(rev?.field.value).toContain("млрд");
+    expect(rev?.field.isReal).toBe(true);
+  });
+});
+
+// ── #1881 PR-5 gate / site-verdict ─────────────────────────────────────────────
+
+describe("ptica-adapt gate (#1892 ЗОУИТ area-gate)", () => {
+  it("adaptSiteVerdict: verdict_label «С ограничениями» → word=«С ограничениями» tone=warn", () => {
+    const a: ParcelAnalysis = {
+      ...analyzeFixture,
+      gate_verdict: {
+        can_build_mkd: true,
+        verdict_label: "С ограничениями",
+        blockers: [],
+        warnings: [
+          {
+            code: "ZOUIT_ENGINEERING_PARTIAL",
+            detail: "Охранная зона ЛЭП перекрывает 12 % участка",
+          },
+        ],
+        source: "nspd_dump",
+      },
+    } as unknown as ParcelAnalysis;
+    const v = adaptSiteVerdict(a);
+    expect(v.word).toBe("С ограничениями");
+    expect(v.tone).toBe("warn");
+  });
+
+  it("adaptSiteVerdict: can_build_mkd=true without ограничения → Приобретать good", () => {
+    const a: ParcelAnalysis = {
+      ...analyzeFixture,
+      gate_verdict: {
+        can_build_mkd: true,
+        verdict_label: "Можно",
+        blockers: [],
+        warnings: [],
+        source: "nspd_dump",
+      },
+    } as unknown as ParcelAnalysis;
+    const v = adaptSiteVerdict(a);
+    expect(v.word).toBe("Приобретать");
+    expect(v.tone).toBe("good");
+  });
 });
--- a/frontend/src/components/site-finder/ptica/ptica-adapt.ts
+++ b/frontend/src/components/site-finder/ptica/ptica-adapt.ts
@ -553,16 +553,48 @@ export function adaptMarketCard(a: ParcelAnalysis): PticaScanCard {
  };
 }

-/** Экономика — PLACEHOLDER (предв.), surfaced after the financial model. */
-export function adaptEconomyCard(): PticaScanCard {
+/**
+ * Экономика — REAL когда backend отдаёт `financial_estimate` (#1881), иначе
+ * честный PLACEHOLDER (предв.) до финмодели. Выручка/маржа/ROI/IRR в реальных
+ * числах; caption у выручки говорит источник цены (рынок vs норматив класса),
+ * IRR помечается «(proxy)» когда `irr_is_proxy`.
+ */
+export function adaptEconomyCard(
+  financial?: ParcelFinancialEstimate | null,
+): PticaScanCard {
+  if (!financial) {
+    return {
+      title: "Экономика",
+      badge: "предв.",
+      rows: [
+        { key: "Потенц. выручки", field: placeholder("после финмодели") },
+        { key: "Маржа", field: placeholder("после финмодели") },
+        { key: "ROI", field: placeholder("после финмодели") },
+        { key: "IRR", field: placeholder("после финмодели") },
+      ],
+    };
+  }
+  const irrLabel = financial.irr_is_proxy
+    ? `${formatPctFromFraction(financial.irr)} % (proxy)`
+    : `${formatPctFromFraction(financial.irr)} %`;
  return {
    title: "Экономика",
-    badge: "предв.",
+    badge: "ориент.",
    rows: [
-      { key: "Потенц. выручки", field: placeholder("после финмодели") },
-      { key: "Маржа", field: placeholder("после финмодели") },
-      { key: "ROI", field: placeholder("после финмодели") },
-      { key: "IRR", field: placeholder("после финмодели") },
+      {
+        key: "Потенц. выручки",
+        field: {
+          value: `${formatBln(financial.revenue_rub)} млрд ₽`,
+          isReal: true,
+          caption: financial.price_is_calibrated ? "рынок" : "норматив класса",
+        },
+      },
+      {
+        key: "Маржа",
+        field: real(`${formatPctFromFraction(financial.margin_pct)} %`),
+      },
+      { key: "ROI", field: real(`${formatPctFromFraction(financial.roi)} %`) },
+      { key: "IRR", field: real(irrLabel) },
    ],
  };
 }
@ -1765,7 +1797,10 @@ export function adaptFinanceDrawer(
    summary,
    rows: [
      ...financingRows,
-      { k: "GDV (выручка)", field: real(`${formatBln(financial.revenue_rub)} млрд ₽`) },
+      {
+        k: "GDV (выручка)",
+        field: real(`${formatBln(financial.revenue_rub)} млрд ₽`),
+      },
      {
        k: "Совокупные затраты",
        field: real(`${formatBln(financial.cost_rub)} млрд ₽`),
@ -1788,7 +1823,9 @@ export function adaptFinanceDrawer(
      { k: "Срок окупаемости", field: real(paybackLabel) },
      {
        k: "Цена ₽/м²",
-        field: real(`${formatRubPerM2(financial.price_per_sqm_used)} · ${priceLabel}`),
+        field: real(
+          `${formatRubPerM2(financial.price_per_sqm_used)} · ${priceLabel}`,
+        ),
      },
      {
        k: "Класс жилья",
@ -1804,6 +1841,19 @@ export function adaptFinanceDrawer(
            financial.development_type_inferred,
        ),
      },
+      {
+        k: "Горизонт продаж",
+        field:
+          financial.sales_duration_months != null
+            ? {
+                value: `${fmtNum(financial.sales_duration_months, 0)} мес`,
+                isReal: true,
+                caption: financial.schedule_is_default
+                  ? "дефолт-норматив"
+                  : "по темпу поглощения рынка",
+              }
+            : notReal("нет данных"),
+      },
      {
        k: "ТЭП · жилая площадь",
        field: real(`${formatInt(teap.residential_area_sqm)} м²`),
@ -2076,9 +2126,7 @@ export function adaptInvestmentClearance(
  const priceCaption = financial.price_is_calibrated
    ? "цена: рынок (Objective)"
    : "цена: норматив класса";
-  const irrCaption = financial.irr_is_proxy
-    ? "оценочный (proxy)"
-    : "DCF";
+  const irrCaption = financial.irr_is_proxy ? "оценочный (proxy)" : "DCF";
  const paybackValue =
    financial.payback_months != null
      ? `${(financial.payback_months / 12).toLocaleString("ru-RU", {
@ -2103,11 +2151,24 @@ export function adaptInvestmentClearance(
        isReal: true,
      },
      {
-        label: "Profit · прибыль",
+        label: financial.financing_enabled
+          ? "Profit · до финанс."
+          : "Profit · прибыль",
        value: formatBln(financial.net_profit_rub),
        unit: "млрд ₽",
        isReal: true,
      },
+      ...(financial.financing_enabled
+        ? [
+            {
+              label: "После финанс.",
+              value: formatBln(financial.net_profit_after_financing_rub),
+              unit: "млрд ₽",
+              isReal: true,
+              caption: `кредит ${formatPctFromFraction(financial.annual_rate_used)} %`,
+            },
+          ]
+        : []),
      {
        label: "ROI",
        value: `${formatPctFromFraction(financial.roi)} %`,
@ -2298,8 +2359,13 @@ export function adaptSiteVerdict(
  let tone: PticaSiteVerdict["tone"] = "warn";
  if (gate) {
    if (gate.can_build_mkd === true) {
-      word = "Приобретать";
-      tone = "good";
+      if (gate.verdict_label === "С ограничениями") {
+        word = "С ограничениями";
+        tone = "warn";
+      } else {
+        word = "Приобретать";
+        tone = "good";
+      }
    } else if (gate.can_build_mkd === false) {
      word = "Нельзя";
      tone = "bad";