backend/app/api/v1/parcels.py

@@ -341,6 +341,123 @@ GEOTECH_BY_REGION: dict[int, dict[str, Any]] = {
 }
 
 
+# D4 (#36) — pipeline 24mo constants. Размещены в одном месте для тюнинга
+# и аудита; severity пороги матчатся с acceptance #36.
+PIPELINE_RADIUS_M = 5000
+PIPELINE_HORIZON_MONTHS = 24
+PIPELINE_SEVERITY_MEDIUM_THRESHOLD = 500  # flats_total < это → low
+PIPELINE_SEVERITY_HIGH_THRESHOLD = 3000  # flats_total >= это → high
+PIPELINE_TOP_OBJECTS_LIMIT = 10
+
+
+def _aggregate_pipeline(rows: list[Any]) -> dict[str, Any]:
+    """D4 (#36) — собрать pipeline_24mo aggregate из rows domrf_kn_objects.
+
+    Метрики:
+      - objects_count, flats_total
+      - by_class: {economy: int, comfort: int, business: int, unknown: int}
+      - by_quarter: {"2026-Q1": {objects: N, flats: M}, ...}
+      - severity: low / medium / high (см. PIPELINE_SEVERITY_* пороги)
+      - top_objects: PIPELINE_TOP_OBJECTS_LIMIT крупнейших ЖК по flat_count
+
+    NB: `obj_class` в production часто NULL (см.
+    `fixes/Bug_Kn_API_Obj_Class_Always_Null_OPEN`) — by_class dominated by
+    "unknown" пока не закрыт D6/#38.
+
+    Используется для UI pipeline-bar и severity badge.
+    """
+    if not rows:
+        return {
+            "objects_count": 0,
+            "flats_total": 0,
+            "by_class": {},
+            "by_quarter": [],
+            "severity": "none",
+            "top_objects": [],
+            "note": (
+                f"Нет ЖК в pipeline {PIPELINE_HORIZON_MONTHS}мес в радиусе "
+                f"{PIPELINE_RADIUS_M // 1000}км — низкая будущая конкуренция"
+            ),
+        }
+
+    by_class: dict[str, int] = {}
+    by_quarter: dict[str, dict[str, int]] = {}
+    flats_total = 0
+
+    for r in rows:
+        cls = (r["obj_class"] or "unknown").lower().strip() or "unknown"
+        flats = int(r["flat_count"]) if r["flat_count"] else 0
+        flats_total += flats
+        by_class[cls] = by_class.get(cls, 0) + flats
+
+        ready = r["ready_dt"]
+        if ready:
+            q = (ready.month - 1) // 3 + 1
+            key = f"{ready.year}-Q{q}"
+            slot = by_quarter.setdefault(key, {"objects": 0, "flats": 0})
+            slot["objects"] += 1
+            slot["flats"] += flats
+
+    # Severity (#36 acceptance)
+    if flats_total < PIPELINE_SEVERITY_MEDIUM_THRESHOLD:
+        severity = "low"
+    elif flats_total < PIPELINE_SEVERITY_HIGH_THRESHOLD:
+        severity = "medium"
+    else:
+        severity = "high"
+
+    severity_label = {
+        "low": "низкая",
+        "medium": "средняя",
+        "high": "высокая",
+    }[severity]
+
+    # Sort quarters chronologically
+    quarters_sorted = [{"quarter": k, **v} for k, v in sorted(by_quarter.items())]
+
+    # Top objects — по flat_count desc.
+    # Explicit field selection вместо `dict(r)` — иначе CTE `SELECT *` протекает
+    # внутренние колонки (latitude/longitude/snapshot_date/region_cd/dev_id и т.д.)
+    # в API response. Не security issue, но schema-leak.
+    top_rows = sorted(rows, key=lambda r: r.get("flat_count") or 0, reverse=True)[
+        :PIPELINE_TOP_OBJECTS_LIMIT
+    ]
+    top_objects: list[dict[str, Any]] = []
+    for r in top_rows:
+        ready_dt = r.get("ready_dt")
+        distance_m = r.get("distance_m")
+        top_objects.append(
+            {
+                "obj_id": r["obj_id"],
+                "comm_name": r.get("comm_name"),
+                "dev_name": r.get("dev_name"),
+                "obj_class": r.get("obj_class"),
+                "flat_count": r.get("flat_count"),
+                # ISO date string для JSON; distance_m — explicit None guard
+                # (centroid-on-building даёт 0.0 — falsy float; raw Decimal иначе
+                # упадёт в JSON serialization).
+                "ready_dt": ready_dt.isoformat() if ready_dt else None,
+                "distance_m": round(float(distance_m)) if distance_m is not None else None,
+            }
+        )
+
+    return {
+        "objects_count": len(rows),
+        "flats_total": flats_total,
+        "by_class": by_class,
+        "by_quarter": quarters_sorted,
+        "severity": severity,
+        "severity_label": severity_label,
+        "top_objects": top_objects,
+        "radius_km": PIPELINE_RADIUS_M // 1000,
+        "horizon_months": PIPELINE_HORIZON_MONTHS,
+        "note": (
+            "Будущая конкуренция за покупателя: planned_commissioning от Росреестра "
+            "часто оптимистичен (сдвиги по факту). Pressure-балл — относительный."
+        ),
+    }
+
+
 # P1 (#45) — constants for polygon suitability (строительные нормы Свердл/общие
 # для ЖК; будут править — храним в одном месте)
 _GEOM_MIN_AREA_HA = 0.2  # ниже → area_subscore = 0 (физический минимум)
@@ -1045,6 +1162,51 @@ def analyze_parcel(
         .all()
     )
 
+    # 5b) D4 (#36): Pipeline 24mo — ЖК-конкуренты сдающиеся в горизонте 24 мес
+    # в радиусе 5км. ready_dt = planned commissioning. Группируем по obj_class
+    # + по кварталам сдачи. Константы — см. PIPELINE_* выше.
+    # NB: full seq scan на ~3000 строк OK; при росте — нужен GIST/index на
+    # (latitude, longitude) — отдельный issue для database-expert.
+    pipeline_rows = (
+        db.execute(
+            text("""
+            WITH latest_obj AS (
+                SELECT DISTINCT ON (obj_id) *
+                  FROM domrf_kn_objects
+                 WHERE latitude IS NOT NULL
+                   AND ready_dt IS NOT NULL
+                 ORDER BY obj_id, snapshot_date DESC NULLS LAST
+            )
+            SELECT obj_id,
+                   comm_name,
+                   dev_name,
+                   obj_class,
+                   flat_count,
+                   ready_dt,
+                   ST_Distance(
+                       ST_SetSRID(ST_MakePoint(o.longitude, o.latitude), 4326)::geography,
+                       ST_Centroid(ST_GeomFromText(:wkt, 4326))::geography
+                   ) AS distance_m
+              FROM latest_obj o
+             WHERE ST_DWithin(
+                       ST_SetSRID(ST_MakePoint(o.longitude, o.latitude), 4326)::geography,
+                       ST_Centroid(ST_GeomFromText(:wkt, 4326))::geography,
+                       :radius_m
+                   )
+               AND ready_dt >= CURRENT_DATE
+               AND ready_dt <  CURRENT_DATE + cast(:horizon_months || ' months' AS interval)
+             ORDER BY ready_dt ASC
+        """),
+            {
+                "wkt": geom_wkt,
+                "radius_m": PIPELINE_RADIUS_M,
+                "horizon_months": str(PIPELINE_HORIZON_MONTHS),
+            },
+        )
+        .mappings()
+        .all()
+    )
+
     # 6) Centroid координаты для внешних API (air quality / wind)
     centroid_row = (
         db.execute(
@@ -1468,9 +1630,6 @@ def analyze_parcel(
     # Convention: оба top-list'а отсортированы "dominant first":
     #   positives → most-positive first (factors_sorted desc → [:3])
     #   negatives → most-negative first (sort negatives asc → [:3])
-    # Раньше использовался trick [-3:][::-1] на desc-sorted — это давало тот же
-    # результат для N>=3 negatives, но был неинтуитивно читать; explicit sort asc
-    # короче и не зависит от тонкостей slicing.
     score_top_3_positives = [f for f in factors_sorted if f["contribution"] > 0][:3]
     negatives_only = [f for f in factors_sorted if f["contribution"] < 0]
     score_top_3_negatives = sorted(negatives_only, key=lambda x: x["contribution"])[:3]
@@ -1505,6 +1664,9 @@ def analyze_parcel(
         zoning=zoning,
     )
 
+    # D4 (#36): aggregate pipeline_24mo
+    pipeline_24mo = _aggregate_pipeline(pipeline_rows)
+
     return {
         "cad_num": cad_num,
         "source": source,
@@ -1532,6 +1694,8 @@ def analyze_parcel(
             "note": "Бонус к score: <5км +3.0, 5-10км +1.5, 10-15км +0.5, >15км 0",
         },
         "competitors": [dict(c) for c in competitor_rows],
+        # D4 (#36): 24-month pipeline competition
+        "pipeline_24mo": pipeline_24mo,
         "noise": {
             "score": round(noise_score, 2),
             "estimated_db": round(noise_db_max, 1),

frontend/src/components/site-finder/MarketTab.tsx

@@ -3,6 +3,7 @@
 import type { ParcelAnalysis } from "@/types/site-finder";
 import { MarketTrendBlock } from "./MarketTrendBlock";
 import { CompetitorTable } from "./CompetitorTable";
+import { Pipeline24moBlock } from "./Pipeline24moBlock";
 import { SuccessRecommendationBlock } from "./SuccessRecommendationBlock";
 
 interface Props {
@@ -12,10 +13,15 @@ interface Props {
 export function MarketTab({ data }: Props) {
   const hasTrend = "market_trend" in data;
   const hasRecommendation = "success_recommendation" in data;
-  const hasAny = hasTrend || hasRecommendation || data.competitors.length > 0;
+  const hasPipeline = data.pipeline_24mo !== undefined;
+  const hasAny =
+    hasTrend || hasRecommendation || hasPipeline || data.competitors.length > 0;
 
   return (
     <div style={{ display: "flex", flexDirection: "column", gap: 20 }}>
+      {/* D4 (#36) — Pipeline 24mo */}
+      {data.pipeline_24mo && <Pipeline24moBlock data={data.pipeline_24mo} />}
+
       {/* Market trend */}
       {hasTrend && (
         <div

frontend/src/components/site-finder/Pipeline24moBlock.tsx

@@ -0,0 +1,394 @@
+"use client";
+
+import { useState } from "react";
+
+import type { Pipeline24mo } from "@/types/site-finder";
+
+interface Props {
+  data: Pipeline24mo;
+}
+
+const SEVERITY_COLOR: Record<
+  Pipeline24mo["severity"],
+  { bg: string; fg: string; border: string }
+> = {
+  none: { bg: "#f3f4f6", fg: "#6b7280", border: "#e5e7eb" },
+  low: { bg: "#dcfce7", fg: "#15803d", border: "#86efac" },
+  medium: { bg: "#fef9c3", fg: "#a16207", border: "#fde68a" },
+  high: { bg: "#fee2e2", fg: "#b91c1c", border: "#fca5a5" },
+};
+
+const CLASS_LABEL: Record<string, string> = {
+  economy: "Эконом",
+  econom: "Эконом",
+  comfort: "Комфорт",
+  business: "Бизнес",
+  premium: "Премиум",
+  elite: "Элит",
+  standart: "Стандарт",
+  standard: "Стандарт",
+  unknown: "Не указан",
+  // NB: JSON null приходит как absent key, не "null" string — отдельный
+  // обработчик не нужен.
+};
+
+function fmtMonth(iso: string | null): string {
+  if (!iso) return "—";
+  // Прочнее чем substring(0,7) — игнорирует timezone и datetime suffix
+  const d = new Date(iso);
+  if (Number.isNaN(d.getTime())) return iso.substring(0, 7);
+  return d.toLocaleDateString("ru-RU", { year: "numeric", month: "2-digit" });
+}
+
+function fmtClass(cls: string): string {
+  return CLASS_LABEL[cls.toLowerCase()] ?? cls;
+}
+
+export function Pipeline24moBlock({ data }: Props) {
+  const [expanded, setExpanded] = useState(false);
+  const c = SEVERITY_COLOR[data.severity];
+
+  // Max flats per quarter — для нормализации высоты bar'а
+  const maxFlatsPerQuarter = data.by_quarter.reduce(
+    (m, q) => (q.flats > m ? q.flats : m),
+    0,
+  );
+
+  return (
+    <div
+      style={{
+        border: `1px solid ${c.border}`,
+        background: "#fff",
+        borderRadius: 10,
+        padding: "14px 18px",
+        display: "flex",
+        flexDirection: "column",
+        gap: 12,
+      }}
+    >
+      <div
+        style={{
+          display: "flex",
+          alignItems: "center",
+          justifyContent: "space-between",
+          gap: 12,
+        }}
+      >
+        <span
+          style={{
+            fontSize: 11,
+            fontWeight: 700,
+            color: "#6b7280",
+            textTransform: "uppercase",
+            letterSpacing: "0.06em",
+          }}
+          title="Pipeline 24 месяца — ЖК, которые сдаются в окне 24мес в радиусе 5км"
+        >
+          Конкуренты на 24 мес (5 км)
+        </span>
+        <span
+          style={{
+            padding: "2px 10px",
+            borderRadius: 12,
+            fontSize: 12,
+            fontWeight: 600,
+            color: c.fg,
+            background: c.bg,
+            border: `1px solid ${c.border}`,
+          }}
+        >
+          {data.severity_label ?? data.severity} ·{" "}
+          {data.flats_total.toLocaleString("ru-RU")} квартир
+        </span>
+      </div>
+
+      {data.objects_count === 0 ? (
+        <div style={{ fontSize: 13, color: "#9ca3af" }}>
+          Нет ЖК-конкурентов с planned_commissioning в окне 24мес в радиусе 5км.
+        </div>
+      ) : (
+        <>
+          {/* Summary numbers */}
+          <div
+            style={{
+              display: "grid",
+              gridTemplateColumns: "repeat(auto-fit, minmax(110px, 1fr))",
+              gap: 10,
+              fontSize: 12,
+              color: "#374151",
+            }}
+          >
+            <div>
+              <div style={{ color: "#9ca3af", fontSize: 11 }}>Объектов</div>
+              <div
+                style={{
+                  fontWeight: 600,
+                  fontSize: 14,
+                  fontVariantNumeric: "tabular-nums",
+                }}
+              >
+                {data.objects_count}
+              </div>
+            </div>
+            <div>
+              <div style={{ color: "#9ca3af", fontSize: 11 }}>
+                Квартир суммарно
+              </div>
+              <div
+                style={{
+                  fontWeight: 600,
+                  fontSize: 14,
+                  fontVariantNumeric: "tabular-nums",
+                }}
+              >
+                {data.flats_total.toLocaleString("ru-RU")}
+              </div>
+            </div>
+            <div>
+              <div style={{ color: "#9ca3af", fontSize: 11 }}>Горизонт</div>
+              <div
+                style={{
+                  fontWeight: 600,
+                  fontSize: 14,
+                  fontVariantNumeric: "tabular-nums",
+                }}
+              >
+                {data.horizon_months ?? 24} мес · {data.radius_km ?? 5} км
+              </div>
+            </div>
+          </div>
+
+          {/* By-class breakdown */}
+          {Object.keys(data.by_class).length > 0 && (
+            <div
+              style={{
+                display: "flex",
+                flexWrap: "wrap",
+                gap: 8,
+                fontSize: 12,
+              }}
+            >
+              {Object.entries(data.by_class)
+                .sort(([, a], [, b]) => b - a)
+                .map(([cls, flats]) => (
+                  <div
+                    key={cls}
+                    style={{
+                      padding: "3px 10px",
+                      borderRadius: 6,
+                      background: "#f3f4f6",
+                      color: "#374151",
+                    }}
+                  >
+                    {fmtClass(cls)}:{" "}
+                    <strong style={{ fontVariantNumeric: "tabular-nums" }}>
+                      {flats.toLocaleString("ru-RU")}
+                    </strong>
+                  </div>
+                ))}
+            </div>
+          )}
+
+          {/* By-quarter pipeline bar */}
+          {data.by_quarter.length > 0 && (
+            <div>
+              <div
+                style={{
+                  fontSize: 11,
+                  fontWeight: 600,
+                  color: "#6b7280",
+                  marginBottom: 6,
+                }}
+              >
+                По кварталам сдачи
+              </div>
+              <div
+                style={{
+                  display: "flex",
+                  alignItems: "flex-end",
+                  gap: 4,
+                  height: 80,
+                }}
+              >
+                {data.by_quarter.map((q) => {
+                  const heightPct =
+                    maxFlatsPerQuarter > 0
+                      ? Math.max(6, (q.flats / maxFlatsPerQuarter) * 100)
+                      : 6;
+                  return (
+                    <div
+                      key={q.quarter}
+                      style={{
+                        flex: 1,
+                        display: "flex",
+                        flexDirection: "column",
+                        alignItems: "center",
+                        gap: 3,
+                      }}
+                    >
+                      <div
+                        style={{
+                          width: "100%",
+                          height: `${heightPct}%`,
+                          background: c.fg,
+                          opacity: 0.5,
+                          borderRadius: "3px 3px 0 0",
+                        }}
+                        title={`${q.quarter}: ${q.objects} ЖК / ${q.flats} квартир`}
+                      />
+                      <div
+                        style={{
+                          fontSize: 10,
+                          color: "#6b7280",
+                          whiteSpace: "nowrap",
+                          fontVariantNumeric: "tabular-nums",
+                        }}
+                      >
+                        {q.quarter}
+                      </div>
+                    </div>
+                  );
+                })}
+              </div>
+            </div>
+          )}
+
+          {/* Top objects toggle */}
+          {data.top_objects.length > 0 && (
+            <div>
+              <button
+                type="button"
+                onClick={() => setExpanded((e) => !e)}
+                aria-expanded={expanded}
+                style={{
+                  background: "none",
+                  border: "none",
+                  padding: 0,
+                  color: "#1d4ed8",
+                  fontSize: 13,
+                  cursor: "pointer",
+                  fontWeight: 500,
+                }}
+              >
+                {expanded
+                  ? "Скрыть список"
+                  : `Топ-${data.top_objects.length} ЖК pipeline`}
+              </button>
+              {expanded && (
+                <div
+                  style={{
+                    marginTop: 10,
+                    maxHeight: 240,
+                    overflowY: "auto",
+                    border: "1px solid #f3f4f6",
+                    borderRadius: 6,
+                  }}
+                >
+                  <table
+                    style={{
+                      width: "100%",
+                      borderCollapse: "collapse",
+                      fontSize: 12,
+                    }}
+                  >
+                    <thead
+                      style={{
+                        background: "#f9fafb",
+                        position: "sticky",
+                        top: 0,
+                      }}
+                    >
+                      <tr>
+                        <th
+                          style={{
+                            padding: "6px 10px",
+                            textAlign: "left",
+                            color: "#6b7280",
+                            fontWeight: 500,
+                          }}
+                        >
+                          ЖК
+                        </th>
+                        <th
+                          style={{
+                            padding: "6px 10px",
+                            textAlign: "left",
+                            color: "#6b7280",
+                            fontWeight: 500,
+                          }}
+                        >
+                          Класс
+                        </th>
+                        <th
+                          style={{
+                            padding: "6px 10px",
+                            textAlign: "right",
+                            color: "#6b7280",
+                            fontWeight: 500,
+                          }}
+                        >
+                          Квартир
+                        </th>
+                        <th
+                          style={{
+                            padding: "6px 10px",
+                            textAlign: "right",
+                            color: "#6b7280",
+                            fontWeight: 500,
+                          }}
+                        >
+                          Сдача
+                        </th>
+                      </tr>
+                    </thead>
+                    <tbody>
+                      {data.top_objects.map((obj) => (
+                        <tr
+                          key={obj.obj_id}
+                          style={{ borderTop: "1px solid #f3f4f6" }}
+                        >
+                          <td style={{ padding: "6px 10px", color: "#374151" }}>
+                            {obj.comm_name ?? obj.dev_name ?? "—"}
+                          </td>
+                          <td style={{ padding: "6px 10px", color: "#6b7280" }}>
+                            {obj.obj_class ? fmtClass(obj.obj_class) : "—"}
+                          </td>
+                          <td
+                            style={{
+                              padding: "6px 10px",
+                              textAlign: "right",
+                              fontVariantNumeric: "tabular-nums",
+                              color: "#374151",
+                            }}
+                          >
+                            {obj.flat_count?.toLocaleString("ru-RU") ?? "—"}
+                          </td>
+                          <td
+                            style={{
+                              padding: "6px 10px",
+                              textAlign: "right",
+                              color: "#6b7280",
+                              fontVariantNumeric: "tabular-nums",
+                            }}
+                          >
+                            {fmtMonth(obj.ready_dt)}
+                          </td>
+                        </tr>
+                      ))}
+                    </tbody>
+                  </table>
+                </div>
+              )}
+            </div>
+          )}
+        </>
+      )}
+
+      {data.note && (
+        <div style={{ fontSize: 11, color: "#9ca3af", fontStyle: "italic" }}>
+          {data.note}
+        </div>
+      )}
+    </div>
+  );
+}

frontend/src/types/site-finder.ts

@@ -171,6 +171,39 @@ export interface MarketTrend {
   radius_km: number;
 }
 
+// D4 (#36) — 24-month project pipeline competition
+export interface PipelineQuarterSlot {
+  quarter: string;
+  objects: number;
+  flats: number;
+}
+
+export interface PipelineObject {
+  obj_id: number;
+  comm_name: string | null;
+  dev_name: string | null;
+  obj_class: string | null;
+  flat_count: number | null;
+  ready_dt: string | null;
+  // backend имеет explicit `is not None` guard для distance_m (centroid-on-
+  // building даёт 0.0 которое falsy, raw Decimal иначе упал бы в JSON), так
+  // что nullable отражает defensive Python path.
+  distance_m: number | null;
+}
+
+export interface Pipeline24mo {
+  objects_count: number;
+  flats_total: number;
+  by_class: Record<string, number>;
+  by_quarter: PipelineQuarterSlot[];
+  severity: "none" | "low" | "medium" | "high";
+  severity_label?: string;
+  top_objects: PipelineObject[];
+  radius_km?: number;
+  horizon_months?: number;
+  note?: string;
+}
+
 export interface ParcelLocation {
   distance_to_center_km: number;
   center_bonus: number;
@@ -277,6 +310,8 @@ export interface ParcelAnalysis {
   confidence_label?: "high" | "medium" | "low";
   confidence_breakdown?: Record<string, number>;
   confidence_caveats?: string[];
+  // D4 (#36) — 24-month project pipeline competition
+  pipeline_24mo?: Pipeline24mo;
 }
 
 export type PoiCategory =