Light1YT
d4068a255b
Hand-rolled детерминированный DCF (без numpy-financial/новых deps): _npv / _irr_monthly (bisection с bracket-guard) / _payback_months над помесячным cashflow, построенным из статического каскада (PR-1) + калиброванной цены (PR-2) по дефолтным нормативам фаз (ПИР 6мес → СМР по development_type 24/36/48 → распродажа, дисконт 15%). - Налоги прорейтятся на признание выручки → Σ недисконтированного cashflow == net_profit (ИНВАРИАНТ, тест — гарантия что DCF не разошёлся со статикой). - IRR настоящий когда есть смена знака; вырожденный поток → fallback на roi-proxy (irr_is_proxy=True). Честно помечено. - График продаж привязан к завершению стройки: sales_end = max(sales_start + длительность, construction_end) — продажи не заканчиваются раньше ввода (РФ ДДУ/эскроу). Без этого high_rise распродавался за 12 мес ДО ввода → двойная смена знака → profitable-проект молча падал в proxy + инверсия NPV. - FinancialModel +npv_rub/payback_months/discount_rate_used/schedule_is_default (additive). development_type проброшен через placement. - UI/PDF: NPV/IRR/PBP + честный caveat «график — типовое допущение, точность зависит от него». api-types регенерён авторитетно. mypy strict clean (generative.*), +15 тестов (DCF helpers на учебных значениях, ИНВАРИАНТ, IRR real-vs-proxy обе ветки, PBP, sales≥construction для всех типов, profitable high_rise → настоящий IRR). 48 passed. Refs #1881
257 lines
11 KiB
Python
257 lines
11 KiB
Python
"""Stage 1c tests — ТЭП and financial model arithmetic.
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Pure-arithmetic unit tests against known footprint geometry: GFA, residential area,
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apartment count, FAR, parking, revenue/cost/margin and the IRR-proxy clamp.
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"""
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from __future__ import annotations
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from shapely.geometry import box
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from app.schemas.concept import TEAP
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from app.services.generative import financial, teap
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# Один прямоугольник 20 x 10 = 200 кв.м пятна.
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_FOOTPRINT = box(0, 0, 20, 10)
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def test_teap_basic_arithmetic() -> None:
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result = teap.compute_teap(
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footprints=[_FOOTPRINT],
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floors=10,
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site_area_sqm=1000.0,
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housing_class="comfort",
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)
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assert result.built_area_sqm == 200.0
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# GFA = пятно * этажность.
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assert result.total_floor_area_sqm == 2000.0
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# FAR = GFA / участок.
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assert result.density == 2.0
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# Жилая = GFA * efficiency(comfort=0.78).
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assert result.residential_area_sqm == 1560.0
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# Квартир = floor(жилая / avg(comfort=55)).
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assert result.apartments_count == int(1560.0 // 55.0)
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# Парковка = ceil(квартир * 1.0).
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assert result.parking_spaces == result.apartments_count
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def test_teap_class_changes_efficiency_and_lot() -> None:
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econ = teap.compute_teap(
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footprints=[_FOOTPRINT], floors=10, site_area_sqm=1000.0, housing_class="econom"
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)
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biz = teap.compute_teap(
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footprints=[_FOOTPRINT], floors=10, site_area_sqm=1000.0, housing_class="business"
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)
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# Эконом эффективнее по площади -> больше жилой при той же GFA.
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assert econ.residential_area_sqm > biz.residential_area_sqm
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# Бизнес — крупнее лот -> меньше квартир.
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assert biz.apartments_count < econ.apartments_count
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# Бизнес — выше норма парковки на квартиру.
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assert biz.parking_spaces / max(1, biz.apartments_count) >= 1.4
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def test_teap_zero_site_area_no_division_error() -> None:
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result = teap.compute_teap(
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footprints=[_FOOTPRINT], floors=5, site_area_sqm=0.0, housing_class="comfort"
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)
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assert result.density == 0.0
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def test_teap_empty_placement_is_zeroed() -> None:
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result = teap.compute_teap(
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footprints=[], floors=9, site_area_sqm=1000.0, housing_class="comfort"
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)
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assert result.built_area_sqm == 0.0
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assert result.total_floor_area_sqm == 0.0
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assert result.apartments_count == 0
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assert result.parking_spaces == 0
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def _teap(residential: float, gfa: float, parking: int = 10) -> TEAP:
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return TEAP(
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built_area_sqm=100.0,
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total_floor_area_sqm=gfa,
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residential_area_sqm=residential,
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apartments_count=10,
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density=1.0,
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parking_spaces=parking,
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)
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def test_financial_revenue_includes_parking() -> None:
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t = _teap(residential=1000.0, gfa=1300.0, parking=10)
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model = financial.compute_financial(
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teap=t, housing_class="comfort", land_cost_rub=50_000_000.0
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)
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# revenue = жильё (1000 * 145_000) + паркинг (10 * 1_900_000).
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assert model.revenue_residential_rub == 1000.0 * 145_000.0
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assert model.revenue_parking_rub == 10 * 1_900_000.0
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assert model.revenue_rub == model.revenue_residential_rub + model.revenue_parking_rub
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def test_financial_cost_cascade_includes_all_lines() -> None:
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t = _teap(residential=1000.0, gfa=1300.0, parking=10)
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model = financial.compute_financial(
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teap=t, housing_class="comfort", land_cost_rub=50_000_000.0
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)
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# СМР = GFA*СМР + паркинг*себест.
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assert model.construction_rub == 1300.0 * 88_000.0 + 10 * 1_800_000.0
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# Каждая статья каскада > 0 при ненулевых вводных.
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assert model.pir_rub > 0
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assert model.networks_rub > 0
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assert model.developer_services_rub > 0
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assert model.contingency_rub > 0
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assert model.marketing_rub > 0
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assert model.land_rub == 50_000_000.0
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# Итог затрат = сумма всех статей.
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expected_cost = (
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model.construction_rub
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+ model.pir_rub
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+ model.networks_rub
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+ model.developer_services_rub
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+ model.contingency_rub
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+ model.marketing_rub
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+ model.land_rub
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)
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assert abs(model.cost_rub - expected_cost) < 1.0
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assert model.gross_margin_rub == model.revenue_rub - model.cost_rub
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def test_financial_net_profit_below_gross_margin_when_profitable() -> None:
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# Прибыльный сценарий: налоги срезают валовую маржу -> net < gross.
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t = _teap(residential=10_000.0, gfa=11_000.0, parking=50)
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model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
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assert model.gross_margin_rub > 0
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assert model.vat_rub > 0
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assert model.profit_tax_rub > 0
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assert model.net_profit_rub < model.profit_before_tax_rub < model.gross_margin_rub
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# ROI и маржа% согласованы с чистой прибылью (поля округлены до 4 знаков).
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assert model.roi == round(model.net_profit_rub / model.cost_rub, 4)
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assert model.margin_pct == round(model.net_profit_rub / model.revenue_rub, 4)
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def test_financial_no_profit_tax_on_loss() -> None:
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# Убыток: налог на прибыль = 0, НДС = 0; net == pbt == gross_margin.
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t = _teap(residential=1.0, gfa=10_000.0, parking=0)
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model = financial.compute_financial(teap=t, housing_class="business", land_cost_rub=None)
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assert model.gross_margin_rub < 0
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assert model.profit_tax_rub == 0.0
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assert model.vat_rub == 0.0
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assert model.profit_before_tax_rub == model.gross_margin_rub
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assert model.net_profit_rub == model.gross_margin_rub
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def test_financial_parking_zero_yields_zero_parking_lines() -> None:
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t = _teap(residential=1000.0, gfa=1300.0, parking=0)
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model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
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assert model.revenue_parking_rub == 0.0
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# СМР без паркинговой составляющей = ровно GFA*СМР.
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assert model.construction_rub == 1300.0 * 88_000.0
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def test_financial_land_cost_optional() -> None:
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t = _teap(residential=1000.0, gfa=1300.0)
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no_land = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
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with_land = financial.compute_financial(
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teap=t, housing_class="comfort", land_cost_rub=10_000_000.0
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)
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# Земля увеличивает затраты ровно на свою стоимость.
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assert with_land.cost_rub - no_land.cost_rub == 10_000_000.0
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assert with_land.land_rub == 10_000_000.0
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assert no_land.land_rub == 0.0
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def test_financial_irr_proxy_clamped_and_flagged() -> None:
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# Огромная маржа -> irr-proxy зажат в [-1, 1]; флаг proxy выставлен.
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t = _teap(residential=100_000.0, gfa=1.0, parking=0)
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model = financial.compute_financial(teap=t, housing_class="business", land_cost_rub=None)
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assert -1.0 <= model.irr <= 1.0
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assert model.irr_is_proxy is True
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def test_financial_zero_cost_no_division_error() -> None:
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t = _teap(residential=0.0, gfa=0.0, parking=0)
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model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
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assert model.cost_rub == 0.0
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assert model.revenue_rub == 0.0
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assert model.roi == 0.0
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assert model.margin_pct == 0.0
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assert model.irr == 0.0
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def test_financial_backward_compat_fields_present() -> None:
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t = _teap(residential=1000.0, gfa=1300.0)
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model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
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# Старые summary-поля контракта остаются.
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assert isinstance(model.revenue_rub, float)
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assert isinstance(model.cost_rub, float)
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assert isinstance(model.gross_margin_rub, float)
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assert isinstance(model.irr, float)
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# PR-3 DCF-поля additive — присутствуют с дефолтами.
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assert isinstance(model.npv_rub, float)
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assert model.discount_rate_used == 0.15
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assert model.schedule_is_default is True
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assert model.payback_months is None or isinstance(model.payback_months, float)
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# ── PR-2: рыночная калибровка цены продажи жилья ───────────────────────────────
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def test_financial_no_market_price_uses_class_norm() -> None:
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# Без market_price_per_sqm — норматив класса comfort (145_000), флаг не калибровано.
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t = _teap(residential=1000.0, gfa=1300.0)
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model = financial.compute_financial(teap=t, housing_class="comfort", land_cost_rub=None)
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assert model.price_per_sqm_used == 145_000.0
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assert model.price_is_calibrated is False
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assert model.price_source == "class_norm"
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# Выручка жилья считается по нормативу.
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assert model.revenue_residential_rub == 1000.0 * 145_000.0
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def test_financial_market_price_overrides_class_norm() -> None:
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# market_price_per_sqm передан → используется он, флаг калибровано, source проброшен.
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t = _teap(residential=1000.0, gfa=1300.0)
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model = financial.compute_financial(
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teap=t,
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housing_class="comfort",
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land_cost_rub=None,
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market_price_per_sqm=180_000.0,
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price_source="objective_district_median",
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)
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assert model.price_per_sqm_used == 180_000.0
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assert model.price_is_calibrated is True
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assert model.price_source == "objective_district_median"
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# Выручка жилья считается по рыночной цене, НЕ по нормативу класса.
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assert model.revenue_residential_rub == 1000.0 * 180_000.0
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def test_financial_market_price_does_not_calibrate_parking_or_smr() -> None:
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# Калибруем ТОЛЬКО цену жилья: паркинг (1.9М) и себестоимость СМР (88_000) — норма.
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t = _teap(residential=1000.0, gfa=1300.0, parking=10)
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model = financial.compute_financial(
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teap=t,
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housing_class="comfort",
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land_cost_rub=None,
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market_price_per_sqm=200_000.0,
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price_source="district_reference",
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)
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# Паркинг — норматив (10 * 1_900_000), не зависит от рыночной цены жилья.
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assert model.revenue_parking_rub == 10 * 1_900_000.0
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# СМР — норматив класса comfort (GFA*88_000 + паркинг*1_800_000).
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assert model.construction_rub == 1300.0 * 88_000.0 + 10 * 1_800_000.0
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def test_financial_none_market_price_forces_class_norm_source() -> None:
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# Даже если source передан, при market_price_per_sqm=None он форсится в class_norm —
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# нельзя выдавать норматив за рыночные данные.
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t = _teap(residential=1000.0, gfa=1300.0)
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model = financial.compute_financial(
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teap=t,
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housing_class="comfort",
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land_cost_rub=None,
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market_price_per_sqm=None,
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price_source="objective_district_median",
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)
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assert model.price_is_calibrated is False
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assert model.price_source == "class_norm"
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assert model.price_per_sqm_used == 145_000.0
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