gendesign/backend/tests/services/generative/test_teap_financial.py

"""Stage 1c tests — ТЭП and financial model arithmetic.

Pure-arithmetic unit tests against known footprint geometry: GFA, residential area,
apartment count, FAR, parking, revenue/cost/margin and the IRR-proxy clamp.
"""

from __future__ import annotations

from shapely.geometry import box

from app.schemas.concept import TEAP
from app.services.generative import financial, teap

# Один прямоугольник 20 x 10 = 200 кв.м пятна.
_FOOTPRINT = box(0, 0, 20, 10)


def test_teap_basic_arithmetic() -> None:
    result = teap.compute_teap(
        footprints=[_FOOTPRINT],
        floors=10,
        site_area_sqm=1000.0,
        housing_class="comfort",
    )
    assert result.built_area_sqm == 200.0
    # GFA = пятно * этажность.
    assert result.total_floor_area_sqm == 2000.0
    # FAR = GFA / участок.
    assert result.density == 2.0
    # Жилая = GFA * efficiency(comfort=0.78).
    assert result.residential_area_sqm == 1560.0
    # Квартир = floor(жилая / avg(comfort=55)).
    assert result.apartments_count == int(1560.0 // 55.0)
    # Парковка = ceil(квартир * 1.0).
    assert result.parking_spaces == result.apartments_count


def test_teap_class_changes_efficiency_and_lot() -> None:
    econ = teap.compute_teap(
        footprints=[_FOOTPRINT], floors=10, site_area_sqm=1000.0, housing_class="econom"
    )
    biz = teap.compute_teap(
        footprints=[_FOOTPRINT], floors=10, site_area_sqm=1000.0, housing_class="business"
    )
    # Эконом эффективнее по площади -> больше жилой при той же GFA.
    assert econ.residential_area_sqm > biz.residential_area_sqm
    # Бизнес — крупнее лот -> меньше квартир.
    assert biz.apartments_count < econ.apartments_count
    # Бизнес — выше норма парковки на квартиру.
    assert biz.parking_spaces / max(1, biz.apartments_count) >= 1.4


def test_teap_zero_site_area_no_division_error() -> None:
    result = teap.compute_teap(
        footprints=[_FOOTPRINT], floors=5, site_area_sqm=0.0, housing_class="comfort"
    )
    assert result.density == 0.0


def test_teap_empty_placement_is_zeroed() -> None:
    result = teap.compute_teap(
        footprints=[], floors=9, site_area_sqm=1000.0, housing_class="comfort"
    )
    assert result.built_area_sqm == 0.0
    assert result.total_floor_area_sqm == 0.0
    assert result.apartments_count == 0
    assert result.parking_spaces == 0


def _teap(residential: float, gfa: float, parking: int = 10) -> TEAP:
    return TEAP(
        built_area_sqm=100.0,
        total_floor_area_sqm=gfa,
        residential_area_sqm=residential,
        apartments_count=10,
        density=1.0,
        parking_spaces=parking,
    )


def test_financial_revenue_includes_parking() -> None:
    t = _teap(residential=1000.0, gfa=1300.0, parking=10)
    model = financial.compute_financial(
        teap=t, housing_class="comfort", land_cost_rub=50_000_000.0
    )
    # revenue = жильё (1000 * 145_000) + паркинг (10 * 1_900_000).
    assert model.revenue_residential_rub == 1000.0 * 145_000.0
    assert model.revenue_parking_rub == 10 * 1_900_000.0
    assert model.revenue_rub == model.revenue_residential_rub + model.revenue_parking_rub


def test_financial_cost_cascade_includes_all_lines() -> None:
    t = _teap(residential=1000.0, gfa=1300.0, parking=10)
    model = financial.compute_financial(
        teap=t, housing_class="comfort", land_cost_rub=50_000_000.0
    )
    # СМР = GFA*СМР + паркинг*себест.
    assert model.construction_rub == 1300.0 * 88_000.0 + 10 * 1_800_000.0
    # Каждая статья каскада > 0 при ненулевых вводных.
    assert model.pir_rub > 0
    assert model.networks_rub > 0
    assert model.developer_services_rub > 0
    assert model.contingency_rub > 0
    assert model.marketing_rub > 0
    assert model.land_rub == 50_000_000.0
    # Итог затрат = сумма всех статей.
    expected_cost = (
        model.construction_rub
        + model.pir_rub
        + model.networks_rub
        + model.developer_services_rub
        + model.contingency_rub
        + model.marketing_rub
        + model.land_rub
    )
    assert abs(model.cost_rub - expected_cost) < 1.0
    assert model.gross_margin_rub == model.revenue_rub - model.cost_rub


def test_financial_net_profit_below_gross_margin_when_profitable() -> None:
    # Прибыльный сценарий: налоги срезают валовую маржу -> net < gross.
    t = _teap(residential=10_000.0, gfa=11_000.0, parking=50)
    model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
    assert model.gross_margin_rub > 0
    assert model.vat_rub > 0
    assert model.profit_tax_rub > 0
    assert model.net_profit_rub < model.profit_before_tax_rub < model.gross_margin_rub
    # ROI и маржа% согласованы с чистой прибылью (поля округлены до 4 знаков).
    assert model.roi == round(model.net_profit_rub / model.cost_rub, 4)
    assert model.margin_pct == round(model.net_profit_rub / model.revenue_rub, 4)


def test_financial_no_profit_tax_on_loss() -> None:
    # Убыток: налог на прибыль = 0, НДС = 0; net == pbt == gross_margin.
    t = _teap(residential=1.0, gfa=10_000.0, parking=0)
    model = financial.compute_financial(teap=t, housing_class="business", land_cost_rub=None)
    assert model.gross_margin_rub < 0
    assert model.profit_tax_rub == 0.0
    assert model.vat_rub == 0.0
    assert model.profit_before_tax_rub == model.gross_margin_rub
    assert model.net_profit_rub == model.gross_margin_rub


def test_financial_parking_zero_yields_zero_parking_lines() -> None:
    t = _teap(residential=1000.0, gfa=1300.0, parking=0)
    model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
    assert model.revenue_parking_rub == 0.0
    # СМР без паркинговой составляющей = ровно GFA*СМР.
    assert model.construction_rub == 1300.0 * 88_000.0


def test_financial_land_cost_optional() -> None:
    t = _teap(residential=1000.0, gfa=1300.0)
    no_land = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
    with_land = financial.compute_financial(
        teap=t, housing_class="comfort", land_cost_rub=10_000_000.0
    )
    # Земля увеличивает затраты ровно на свою стоимость.
    assert with_land.cost_rub - no_land.cost_rub == 10_000_000.0
    assert with_land.land_rub == 10_000_000.0
    assert no_land.land_rub == 0.0


def test_financial_irr_proxy_clamped_and_flagged() -> None:
    # Огромная маржа -> irr-proxy зажат в [-1, 1]; флаг proxy выставлен.
    t = _teap(residential=100_000.0, gfa=1.0, parking=0)
    model = financial.compute_financial(teap=t, housing_class="business", land_cost_rub=None)
    assert -1.0 <= model.irr <= 1.0
    assert model.irr_is_proxy is True


def test_financial_zero_cost_no_division_error() -> None:
    t = _teap(residential=0.0, gfa=0.0, parking=0)
    model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
    assert model.cost_rub == 0.0
    assert model.revenue_rub == 0.0
    assert model.roi == 0.0
    assert model.margin_pct == 0.0
    assert model.irr == 0.0


def test_financial_backward_compat_fields_present() -> None:
    t = _teap(residential=1000.0, gfa=1300.0)
    model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
    # Старые summary-поля контракта остаются.
    assert isinstance(model.revenue_rub, float)
    assert isinstance(model.cost_rub, float)
    assert isinstance(model.gross_margin_rub, float)
    assert isinstance(model.irr, float)