bot-backend
b82963d12e
Carve a documented office share (comfort/business 5%, econom 0) out of GFA before residential — fixes prior overstatement (all non-parking GFA = residential). total_floor_area unchanged → no double-count; office is additive revenue (+15% premium), нежилое → VAT-able (vat base = parking_va + office_va). Σ invariant holds. Additive schema + api-types regen + PDF/concept display. Deep-review ✅. Refs #1881
444 lines
16 KiB
Python
444 lines
16 KiB
Python
"""Unit-тесты моста финмодели Site Finder ↔ DCF (PR-4, #1881).
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Тестируем чистые функции parcel_financial (без БД, без app.main):
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• synthesize_teap_from_buildability: GFA по max_far / по (%застройки × этажность);
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None когда нет ни far, ни (pct+floors), нет площади;
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• synthesize_parcel_financial gate-guard: can_build_mkd False/"unknown"/нет zoning/
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нет площади → None; валидный участок → dict с gdv/npv/irr + caveat;
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• housing_class по порогам цены; development_type по этажности;
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• интеграция реалистичного участка → нормальный DCF (irr_is_proxy False).
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Детерминированно, без LLM / БД.
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"""
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from __future__ import annotations
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import os
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os.environ.setdefault("DATABASE_URL", "postgresql+psycopg://test:test@localhost:5432/test")
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import math
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from app.schemas.concept import TEAP
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from app.services.site_finder.parcel_financial import (
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_infer_development_type,
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_infer_housing_class,
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synthesize_parcel_financial,
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synthesize_teap_from_buildability,
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)
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def _gate_ok() -> dict:
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return {"can_build_mkd": True, "verdict_label": "Можно"}
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def _zoning_far(max_far: float = 3.0, max_floors: int = 12) -> dict:
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return {
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"zone_code": "Ж-4",
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"max_far": max_far,
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"max_building_pct": 40.0,
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"max_floors": max_floors,
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}
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# ── synthesize_teap_from_buildability ─────────────────────────────────────────
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def test_teap_from_max_far() -> None:
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"""max_far есть → GFA = area × far, residential = GFA × eff, parking > 0."""
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area = 5000.0
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far = 3.0
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teap = synthesize_teap_from_buildability(
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area_m2=area,
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max_far=far,
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max_building_pct=40.0,
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max_floors=12,
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housing_class="comfort",
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)
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assert teap is not None
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# GFA = area × far
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assert teap.total_floor_area_sqm == round(area * far, 1)
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# Нежилое (comfort share 0.05) вырезается из GFA: office = GFA × 0.05.
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assert teap.office_area_sqm == round(area * far * 0.05, 1)
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# residential = (GFA − office) × efficiency[comfort=0.78]
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assert teap.residential_area_sqm == round(area * far * (1.0 - 0.05) * 0.78, 1)
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# density = FAR
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assert teap.density == round(far, 3)
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assert teap.apartments_count > 0
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assert teap.parking_spaces > 0
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# built = area × pct/100
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assert teap.built_area_sqm == round(area * 0.40, 1)
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def test_teap_from_pct_and_floors_when_no_far() -> None:
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"""Нет max_far, но есть %застройки + этажность → GFA = area × pct/100 × floors."""
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area = 4000.0
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pct = 30.0
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floors = 9
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teap = synthesize_teap_from_buildability(
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area_m2=area,
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max_far=None,
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max_building_pct=pct,
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max_floors=floors,
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housing_class="econom",
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)
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assert teap is not None
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expected_gfa = area * (pct / 100.0) * floors
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assert teap.total_floor_area_sqm == round(expected_gfa, 1)
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# residential = GFA × efficiency[econom=0.82]
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assert teap.residential_area_sqm == round(expected_gfa * 0.82, 1)
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def test_teap_none_when_no_far_no_pct_floors() -> None:
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"""Ни max_far, ни (%застройки + этажность) → None (GFA не вывести)."""
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assert (
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synthesize_teap_from_buildability(
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area_m2=5000.0,
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max_far=None,
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max_building_pct=None,
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max_floors=None,
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housing_class="comfort",
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)
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is None
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)
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# %застройки есть, но этажности нет → тоже None.
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assert (
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synthesize_teap_from_buildability(
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area_m2=5000.0,
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max_far=None,
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max_building_pct=40.0,
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max_floors=None,
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housing_class="comfort",
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)
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is None
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)
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def test_teap_none_when_no_area() -> None:
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"""Нет площади → None."""
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assert (
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synthesize_teap_from_buildability(
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area_m2=None,
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max_far=3.0,
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max_building_pct=40.0,
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max_floors=12,
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housing_class="comfort",
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)
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is None
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)
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assert (
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synthesize_teap_from_buildability(
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area_m2=0.0,
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max_far=3.0,
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max_building_pct=40.0,
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max_floors=12,
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housing_class="comfort",
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)
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is None
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)
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def test_teap_parking_uses_class_norm() -> None:
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"""parking = ceil(apartments × norm[class]); business норма 1.5 > comfort 1.0."""
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teap = synthesize_teap_from_buildability(
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area_m2=5000.0,
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max_far=3.0,
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max_building_pct=40.0,
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max_floors=12,
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housing_class="business",
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)
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assert teap is not None
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expected_parking = math.ceil(teap.apartments_count * 1.5)
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assert teap.parking_spaces == expected_parking
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# ── housing_class по порогам цены ─────────────────────────────────────────────
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def test_infer_housing_class_thresholds() -> None:
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assert _infer_housing_class(None) == "comfort" # None → comfort
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assert _infer_housing_class(100_000.0) == "econom" # < 125k
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assert _infer_housing_class(124_999.0) == "econom"
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assert _infer_housing_class(125_000.0) == "comfort" # >= 125k, < 177k
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assert _infer_housing_class(150_000.0) == "comfort"
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assert _infer_housing_class(176_999.0) == "comfort"
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assert _infer_housing_class(177_000.0) == "business" # >= 177k
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assert _infer_housing_class(250_000.0) == "business"
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# ── development_type по этажности ─────────────────────────────────────────────
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def test_infer_development_type_thresholds() -> None:
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assert _infer_development_type(None) == "mid_rise" # дефолт
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assert _infer_development_type(3) == "spot" # <= 4
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assert _infer_development_type(4) == "spot"
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assert _infer_development_type(5) == "mid_rise" # 5-8
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assert _infer_development_type(8) == "mid_rise"
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assert _infer_development_type(9) == "high_rise" # >= 9
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assert _infer_development_type(24) == "high_rise"
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# ── synthesize_parcel_financial gate-guard ────────────────────────────────────
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def test_financial_none_when_gate_forbids() -> None:
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"""can_build_mkd False → None."""
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assert (
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synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict={"can_build_mkd": False, "verdict_label": "Нельзя"},
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)
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is None
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)
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def test_financial_none_when_gate_unknown() -> None:
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"""can_build_mkd "unknown" → None."""
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assert (
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synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict={"can_build_mkd": "unknown", "verdict_label": "Нужна проверка"},
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)
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is None
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)
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def test_financial_none_when_no_zoning() -> None:
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"""Нет zoning-чисел → None."""
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assert (
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synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=None,
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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is None
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)
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# zoning есть, но без числовых параметров → None.
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assert (
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synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning={"zone_code": "Ж-4"},
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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is None
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)
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def test_financial_none_when_no_area() -> None:
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"""Нет площади → None."""
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assert (
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synthesize_parcel_financial(
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area_m2=None,
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nspd_zoning=_zoning_far(),
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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is None
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)
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def test_financial_valid_parcel_returns_dict_with_caveat() -> None:
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"""Валидный участок → dict с gdv/npv/irr + caveat присутствует."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(max_far=3.0, max_floors=12),
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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# GDV (revenue) и DCF-метрики присутствуют.
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assert fin["revenue_rub"] > 0
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assert fin["cost_rub"] > 0
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assert "net_profit_rub" in fin
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assert "npv_rub" in fin
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assert "irr" in fin
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assert "roi" in fin
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assert "margin_pct" in fin
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# Bridge-метаданные.
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assert fin["housing_class_inferred"] == "comfort" # price 150k
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assert fin["development_type_inferred"] == "high_rise" # 12 этажей
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assert fin["schedule_is_default"] is True
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# teap_synth контракт для фронта.
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teap_synth = fin["teap_synth"]
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assert teap_synth["total_floor_area_sqm"] == round(5000.0 * 3.0, 1)
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assert teap_synth["residential_area_sqm"] > 0
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assert teap_synth["parking_spaces"] > 0
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assert teap_synth["apartments_count"] > 0
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# HEAVY caveat обязателен.
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assert "caveat" in fin
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assert "ОРИЕНТИРОВОЧНАЯ" in fin["caveat"]
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assert "градрегламент" in fin["caveat"]
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def test_financial_price_source_district_fallback() -> None:
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"""Нет market median → fallback к district median, source=district_reference."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price={"deals_count": 0, "source": "no_data"},
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district_price_median=130_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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assert fin["price_source"] == "district_reference"
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assert fin["price_is_calibrated"] is True
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assert fin["price_per_sqm_used"] == 130_000.0
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assert fin["housing_class_inferred"] == "comfort" # 130k → comfort
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def test_financial_price_source_class_norm_when_no_market() -> None:
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"""Нет ни market, ни district цены → class_norm, class=comfort (None→comfort)."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price=None,
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district_price_median=None,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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assert fin["price_source"] == "class_norm"
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assert fin["price_is_calibrated"] is False
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assert fin["housing_class_inferred"] == "comfort"
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# ── geo_radius_price: приоритет МЕЖДУ quarter-MV и district_reference ──────────
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def test_financial_quarter_mv_wins_over_geo_radius() -> None:
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"""Есть quarter-MV median → geo-радиус игнорируется (объективный приоритет MV)."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price={"median": 150_000.0},
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geo_radius_price_median=200_000.0,
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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assert fin["price_source"] == "objective_district_median"
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assert fin["price_per_sqm_used"] == 150_000.0
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def test_financial_price_source_geo_radius_when_no_quarter_mv() -> None:
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"""Нет quarter-MV, но есть geo-радиус → source=objective_geo_radius, цена из него."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price={"deals_count": 0, "source": "no_data"},
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geo_radius_price_median=185_000.0,
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district_price_median=140_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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assert fin["price_source"] == "objective_geo_radius"
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assert fin["price_is_calibrated"] is True
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assert fin["price_per_sqm_used"] == 185_000.0
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assert fin["housing_class_inferred"] == "business" # 185k → business (>=177k)
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def test_financial_district_fallback_when_no_quarter_mv_no_geo_radius() -> None:
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"""Нет quarter-MV и geo-радиуса, но есть district → district_reference (без регресса)."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price={"deals_count": 0, "source": "no_data"},
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geo_radius_price_median=None,
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district_price_median=130_000.0,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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assert fin["price_source"] == "district_reference"
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assert fin["price_per_sqm_used"] == 130_000.0
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def test_financial_class_norm_when_all_price_sources_absent() -> None:
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"""Все источники цены отсутствуют (incl. geo-радиус) → class_norm."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(),
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market_price=None,
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geo_radius_price_median=None,
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district_price_median=None,
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cadastral_value_rub=50_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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assert fin["price_source"] == "class_norm"
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assert fin["price_is_calibrated"] is False
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# ── интеграция: реалистичный участок ──────────────────────────────────────────
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def test_financial_realistic_parcel_real_dcf() -> None:
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"""area 5000, max_far 3, max_floors 12, price 150000 → нормальный DCF (irr реал)."""
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(max_far=3.0, max_floors=12),
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market_price={"median": 150_000.0},
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district_price_median=140_000.0,
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cadastral_value_rub=80_000_000.0,
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gate_verdict=_gate_ok(),
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)
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assert fin is not None
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# Прибыльный девелоперский поток → реальный IRR (не proxy).
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assert fin["irr_is_proxy"] is False
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assert fin["net_profit_rub"] > 0
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assert fin["npv_rub"] != 0.0
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assert fin["roi"] > 0
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# land_cost = кадастровая стоимость (не рыночная).
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assert fin["land_rub"] == 80_000_000.0
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# high_rise (12 эт.) → development_type прокинут в DCF.
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assert fin["development_type_inferred"] == "high_rise"
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# price калибрована по market median.
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assert fin["price_per_sqm_used"] == 150_000.0
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assert fin["price_source"] == "objective_district_median"
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def test_synthesized_teap_matches_compute_financial_contract() -> None:
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"""teap_synth поля совпадают с синтезированным TEAP (sanity на контракт)."""
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teap = synthesize_teap_from_buildability(
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area_m2=5000.0,
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max_far=3.0,
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max_building_pct=40.0,
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max_floors=12,
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housing_class="comfort",
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)
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assert isinstance(teap, TEAP)
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fin = synthesize_parcel_financial(
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area_m2=5000.0,
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nspd_zoning=_zoning_far(max_far=3.0, max_floors=12),
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market_price={"median": 150_000.0},
|
||
district_price_median=140_000.0,
|
||
cadastral_value_rub=50_000_000.0,
|
||
gate_verdict=_gate_ok(),
|
||
)
|
||
assert fin is not None
|
||
assert fin["teap_synth"]["total_floor_area_sqm"] == teap.total_floor_area_sqm
|
||
assert fin["teap_synth"]["residential_area_sqm"] == teap.residential_area_sqm
|
||
assert fin["teap_synth"]["apartments_count"] == teap.apartments_count
|
||
assert fin["teap_synth"]["parking_spaces"] == teap.parking_spaces
|