-- 95_mv_quarter_price.sql
-- Issue #33 D1 — Per-cad_quarter price aggregation из 6.83M rosreestr_deals.
--
-- Real schema (verified via information_schema):
--   quarter_cad_number  varchar  — cadastral quarter key (e.g. '66:41:0301036')
--   price_per_sqm       numeric  — pre-computed руб/м²; filled for 6.82M / 6.83M rows
--   deal_price          numeric  — total deal price (fallback if price_per_sqm IS NULL)
--   area                numeric  — area m² (fallback denominator)
--   period_start_date   date     — quarter start (2024-01-01 .. 2026-01-01)
--   realestate_type_code text    — '002001003000' = новостройки (ДДУ)
--
-- Filter scope:
--   realestate_type_code = '002001003000' → 3 143 004 rows (45.9% of total 6.83M)
--   price_per_sqm BETWEEN 30000 AND 800000 → outlier removal
--   period_start_date >= NOW() - INTERVAL '24 months' → rolling window
--   HAVING COUNT(*) >= 3 → suppress quarters with too few deals
--
-- Expected rows: ~52 492 distinct quarters pass HAVING >= 3 (verified via SELECT COUNT).
-- Dataset is all-Russia (rosreestr_deals is not region-filtered at table level).
--
-- Sub-window medians (6m / 12m):
--   PERCENTILE_CONT does not support FILTER clause in PG16.
--   Workaround: pre-aggregate per quarter with separate FILTER masks in a lateral
--   subquery. Implemented as a second CTE (agg_windows) joined to the main agg.
--
-- REFRESH CONCURRENTLY: safe after this migration because a UNIQUE INDEX on
-- quarter_cad_number is created immediately after CREATE WITH NO DATA.
-- First populate is non-concurrent (MV is empty, CONCURRENTLY not allowed).
--
-- Deploy: auto-applied by deploy.yml via _schema_migrations tracking.
-- Dependencies: none (no existing views depend on this MV at creation time).
--
-- WARNING: Re-apply drops MV + CASCADE; after re-apply first REFRESH must use
-- concurrently=False. _schema_migrations tracking prevents re-apply in prod.

BEGIN;

DROP MATERIALIZED VIEW IF EXISTS mv_quarter_price_per_m2 CASCADE;

CREATE MATERIALIZED VIEW mv_quarter_price_per_m2 AS
WITH dataset AS (
    -- Resolve price_m2: use pre-computed field, fall back to deal_price / area
    SELECT
        quarter_cad_number,
        CASE
            WHEN price_per_sqm IS NOT NULL           THEN price_per_sqm
            WHEN deal_price IS NOT NULL AND area > 0 THEN deal_price / area
            ELSE NULL
        END                 AS price_m2,
        period_start_date   AS deal_date
    FROM rosreestr_deals
    WHERE realestate_type_code = '002001003000'
      AND period_start_date >= NOW() - INTERVAL '24 months'
),
filtered AS (
    -- Apply outlier filter once; reused by both aggregate CTEs
    SELECT quarter_cad_number, price_m2, deal_date
    FROM dataset
    WHERE price_m2 BETWEEN 30000 AND 800000
),
agg_main AS (
    -- Primary aggregation: full 24-month window
    SELECT
        quarter_cad_number,
        COUNT(*)                                                AS deals_count,
        PERCENTILE_CONT(0.25) WITHIN GROUP (ORDER BY price_m2) AS p25,
        PERCENTILE_CONT(0.50) WITHIN GROUP (ORDER BY price_m2) AS median,
        PERCENTILE_CONT(0.75) WITHIN GROUP (ORDER BY price_m2) AS p75,
        AVG(price_m2)::numeric(12, 2)                          AS mean,
        MAX(deal_date)                                         AS last_deal_date
    FROM filtered
    GROUP BY quarter_cad_number
    HAVING COUNT(*) >= 3
),
agg_windows AS (
    -- Sub-window medians per quarter.
    -- PERCENTILE_CONT does not accept a FILTER clause in PG16, so we pre-filter
    -- per window inside separate conditional aggregations using a CASE that
    -- returns NULL for out-of-window rows (NULLs are excluded from PERCENTILE_CONT).
    SELECT
        quarter_cad_number,
        PERCENTILE_CONT(0.50) WITHIN GROUP (
            ORDER BY CASE WHEN deal_date > NOW() - INTERVAL '6 months'
                          THEN price_m2 ELSE NULL END
        )                                                       AS median_6m,
        PERCENTILE_CONT(0.50) WITHIN GROUP (
            ORDER BY CASE WHEN deal_date > NOW() - INTERVAL '12 months'
                          THEN price_m2 ELSE NULL END
        )                                                       AS median_12m
    FROM filtered
    GROUP BY quarter_cad_number
)
SELECT
    m.quarter_cad_number,
    m.deals_count,
    m.p25,
    m.median,
    m.p75,
    m.mean,
    m.last_deal_date,
    w.median_6m,
    w.median_12m,
    -- median_24m == median (window is already 24mo); kept for API symmetry
    m.median                                                    AS median_24m
FROM agg_main m
JOIN agg_windows w USING (quarter_cad_number)
WITH NO DATA;

-- UNIQUE index required for REFRESH MATERIALIZED VIEW CONCURRENTLY.
-- Created on empty MV → instant (no data lock).
CREATE UNIQUE INDEX mv_quarter_price_pk
    ON mv_quarter_price_per_m2 (quarter_cad_number);

-- Initial populate (non-concurrent — CONCURRENTLY not allowed on empty MV).
REFRESH MATERIALIZED VIEW mv_quarter_price_per_m2;

COMMENT ON MATERIALIZED VIEW mv_quarter_price_per_m2 IS
    'Per-cad_quarter (quarter_cad_number) price aggregation из rosreestr_deals. '
    'Filter: realestate_type_code=002001003000 (новостройки/ДДУ), rolling 24 months, '
    'outlier filter 30K–800K руб/м², HAVING >= 3 deals. '
    'All-Russia scope (~52K rows expected). '
    'Refresh: weekly via celery beat (TBD, Issue #33 PR C).';

COMMIT;