:root{
  --gold:#d4a33f;--gold-d:#b98523;--charcoal:#111214;--charcoal-d:#070708;--white:#fff;
  --bg:#fff;--surface:#fff;--soft:#faf7f0;--soft-2:#f4efe3;--neutral:#f7f7f7;
  --ink:#25282d;--muted:#626873;--faint:#90959c;--heading:#151618;--accent:#9a691d;
  --line:#e9e4da;--line-strong:#d9cfbb;
  --shadow:0 1px 2px rgba(25,20,10,.04),0 6px 20px rgba(25,20,10,.05);
  --shadow-up:0 2px 4px rgba(25,20,10,.06),0 16px 36px rgba(25,20,10,.12);
  --header-bg:rgba(255,255,255,.88);--r-sm:10px;--r:14px;--r-lg:18px;
  --f-head:"Outfit",ui-rounded,"Segoe UI",system-ui,sans-serif;--f-body:"Manrope","Segoe UI",system-ui,sans-serif;--wrap:1200px;
  color-scheme:light;box-sizing:border-box;
}

:root[data-theme="dark"]{--bg:#0d0e10;--surface:#15171a;--soft:#121316;--soft-2:#1a1813;--neutral:#101114;--ink:#e9e6df;--muted:#aaa8a1;--faint:#7d7d79;--heading:#f2d485;--accent:#e8bd63;--line:#2c2b27;--line-strong:#474235;--header-bg:rgba(13,14,16,.9);--shadow:0 1px 2px rgba(0,0,0,.3),0 6px 20px rgba(0,0,0,.25);--shadow-up:0 2px 4px rgba(0,0,0,.35),0 16px 36px rgba(0,0,0,.35);color-scheme:dark}
*,*::before,*::after{box-sizing:inherit}
html{scroll-behavior:smooth;scroll-padding-top:86px}html,body{max-width:100%;overflow-x:hidden}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--f-body);font-size:16.5px;line-height:1.65;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,svg{max-width:100%;display:block}a{color:var(--heading);text-decoration:none}button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3,h4{font-family:var(--f-head);color:var(--heading);margin:0;line-height:1.15;letter-spacing:-.01em;font-weight:600}p{margin:0}
.sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}.skip:focus{width:auto;height:auto;clip:auto;top:10px;left:10px;background:var(--gold);padding:10px;z-index:99}.svg-sprite{position:absolute}
.wrap{width:min(var(--wrap),calc(100% - 48px));margin-inline:auto}.o{color:var(--gold-d)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:48px;padding:12px 24px;border-radius:10px;border:1.5px solid transparent;font-family:var(--f-head);font-weight:600;font-size:16px;cursor:pointer;transition:.2s;white-space:nowrap;text-align:center}.btn:hover{transform:translateY(-1px)}
.btn-primary{background:var(--gold);color:#17130b;box-shadow:0 1px 2px rgba(173,119,27,.24),0 6px 16px rgba(173,119,27,.16)}.btn-primary:hover{background:#e0b654}
.btn-secondary{background:var(--surface);color:var(--heading);border-color:var(--heading)}.btn-secondary:hover{background:var(--charcoal);border-color:var(--charcoal);color:#fff}.btn-ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.7)}.btn-ghost:hover{background:#fff;color:#111}
.eyebrow{display:inline-flex;align-items:center;font-family:var(--f-head);font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin-bottom:16px}.h2{font-size:clamp(30px,3.6vw,46px);max-width:22ch}.lede{color:var(--muted);font-size:18px;max-width:58ch;margin-top:18px}.sec{padding:clamp(72px,9vw,120px) 0}.sec-head{margin-bottom:clamp(36px,5vw,56px)}.sec-head.center{text-align:center}.sec-head.center .h2,.sec-head.center .lede{margin-inline:auto}.rule{height:2px;background:var(--gold);border-radius:2px;width:64px}.bg-soft{background:var(--soft)}
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s cubic-bezier(.2,.7,.2,1)}.reveal.in{opacity:1;transform:none}.no-js .reveal{opacity:1;transform:none}
.hdr{position:sticky;top:0;z-index:50;background:var(--header-bg);backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid transparent;transition:.25s}.hdr.scrolled{background:var(--bg);border-bottom-color:var(--line);box-shadow:0 4px 18px rgba(20,16,8,.06)}.hdr-in{display:flex;align-items:center;gap:18px;height:86px}
.brand{display:inline-flex;align-items:center;gap:12px;flex:none;line-height:1}.brand img{width:56px;height:56px;object-fit:cover;border-radius:10px}.brand strong{display:block;font:600 21px/1 var(--f-head);text-transform:uppercase;letter-spacing:.18em}.brand small{display:block;margin-top:6px;font:600 9px/1 var(--f-head);letter-spacing:.54em;text-transform:uppercase;color:var(--accent)}
.nav{display:flex;gap:4px;margin-left:auto}.nav a{position:relative;white-space:nowrap;padding:10px 8px;font-family:var(--f-head);font-weight:500;font-size:15px;color:var(--ink);border-radius:8px}.nav a::after{content:"";position:absolute;left:8px;right:8px;bottom:4px;height:2px;background:var(--gold);border-radius:2px;transform:scaleX(0);transform-origin:left;transition:.25s}.nav a:hover::after,.nav a.active::after{transform:scaleX(1)}
.hdr-cta{margin-left:8px}.theme-toggle{display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:42px;padding:9px 13px;border-radius:10px;border:1px solid var(--line-strong);background:var(--surface);color:var(--heading);font-family:var(--f-head);font-size:14px;font-weight:700;cursor:pointer}.theme-toggle svg{width:18px;height:18px}.theme-toggle .sun{display:none}.theme-toggle.is-dark .sun{display:block}.theme-toggle.is-dark .moon{display:none}
.menu-btn{display:none;margin-left:auto;width:46px;height:46px;border-radius:10px;border:1px solid var(--line-strong);background:var(--surface);cursor:pointer;align-items:center;justify-content:center}.menu-btn span,.menu-btn span::before,.menu-btn span::after{display:block;width:20px;height:2px;background:var(--heading);border-radius:2px;position:relative}.menu-btn span::before,.menu-btn span::after{content:"";position:absolute;left:0}.menu-btn span::before{top:-6px}.menu-btn span::after{top:6px;width:13px;background:var(--gold)}.mnav-cta{display:none}
.hero{padding:clamp(40px,6vw,84px) 0 clamp(64px,8vw,104px);position:relative;overflow:hidden}.hero::before{content:"";position:absolute;right:-220px;top:-260px;width:640px;height:640px;border-radius:50%;background:var(--soft);z-index:-1}.hero-grid{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:clamp(36px,5vw,72px);align-items:center}.hero h1{font-size:clamp(38px,4.6vw,64px);letter-spacing:-.02em;line-height:1.04}.hero h1 .ln{display:block}.hero-values{font-size:.82em}.hero-values .sep{color:var(--gold);font-weight:500;margin-left:.1em}.hero-trust{font-size:1em;margin-top:.02em}.hero-rule{height:3px;width:0;background:var(--gold);border-radius:3px;margin:26px 0 24px;transition:width 1.1s cubic-bezier(.2,.7,.2,1) .35s}.loaded .hero-rule{width:min(360px,70%)}.hero p.lead{font-size:19px;color:var(--muted);max-width:50ch}.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}.trust-list{display:flex;flex-wrap:wrap;gap:10px 26px;margin:34px 0 0;padding:0;list-style:none}.trust-list li{display:flex;align-items:center;gap:9px;font-weight:600;font-size:15px}.tick{width:22px;height:22px;border-radius:50%;background:var(--soft);border:1px solid var(--line-strong);display:grid;place-items:center;color:var(--gold-d)}.tick svg{width:12px;height:12px}.hero-art{position:relative}.hero-frame{position:relative;border-radius:var(--r-lg);overflow:hidden;aspect-ratio:48/56;background:var(--charcoal);border:1px solid var(--line)}.hero-frame img{width:100%;height:100%;object-fit:cover}.hero-card{position:absolute;left:-28px;bottom:36px;background:var(--surface);border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow-up);padding:16px 18px;display:flex;gap:14px;align-items:center;max-width:300px}.hero-card .ic{width:44px;height:44px;border-radius:12px;background:var(--soft);display:grid;place-items:center;flex:none;color:var(--gold-d)}.hero-card svg{width:27px;height:27px}.hero-card b{display:block;font-family:var(--f-head);color:var(--heading);font-size:16px}.hero-card span{font-size:13.5px;color:var(--muted);line-height:1.45;display:block;margin-top:2px}.hero-load{opacity:0;transform:translateY(14px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.2,1)}.loaded .hero-load{opacity:1;transform:none}.loaded .hero-load.d2{transition-delay:.12s}.loaded .hero-load.d3{transition-delay:.24s}.loaded .hero-load.d4{transition-delay:.36s}
.stats{padding:0 0 clamp(64px,8vw,96px)}.stats-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.stat{padding:34px 28px 32px;position:relative}.stat+.stat{border-left:1px solid var(--line)}.stat::before{content:"";position:absolute;left:28px;top:-1px;width:40px;height:3px;background:var(--gold)}.stat-num{font-family:var(--f-head);font-weight:600;font-size:clamp(40px,4.4vw,58px);color:var(--heading);line-height:1;letter-spacing:-.02em}.stat-label{margin-top:12px;font-weight:600;font-size:15px}
.about-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,96px);align-items:start}.about-copy p{color:var(--muted);font-size:17.5px;max-width:52ch}.about-copy p+p{margin-top:16px}.statement{padding-top:36px}.statement blockquote{margin:0;font-family:var(--f-head);font-weight:500;font-size:clamp(28px,3.3vw,42px);line-height:1.2;color:var(--heading)}.statement .muted{color:var(--faint)}.statement .rule{margin:28px 0 14px;width:100%;max-width:520px}.statement cite{font-style:normal;font-family:var(--f-head);font-weight:600;color:var(--accent)}
.exp-list{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}.exp{display:grid;grid-template-columns:56px 1fr;gap:20px;padding:30px 28px 30px 0;border-bottom:1px solid var(--line)}.exp:nth-child(even){padding-left:28px;border-left:1px solid var(--line)}.exp .ic{width:56px;height:56px;border-radius:14px;background:var(--soft);display:grid;place-items:center;color:var(--gold-d)}.exp .ic svg{width:29px;height:29px}.exp h3{font-size:21px;margin-bottom:6px}.exp p{color:var(--muted);font-size:15.5px}
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--r);box-shadow:var(--shadow);position:relative;transition:.25s}.card:hover{transform:translateY(-4px);box-shadow:var(--shadow-up);border-color:var(--line-strong)}.card::before{content:"";position:absolute;left:24px;right:24px;top:-1px;height:3px;background:var(--gold);border-radius:0 0 3px 3px;transform:scaleX(0);transition:.3s;transform-origin:left}.card:hover::before{transform:scaleX(1)}.why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.why{padding:32px 28px 30px}.why .ic{width:52px;height:52px;margin-bottom:22px;color:var(--gold-d)}.why .ic svg{width:44px;height:44px}.why h3{font-size:21px;margin-bottom:8px}.why p{color:var(--muted);font-size:15.5px}
.public-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.public-media{border-radius:var(--r);overflow:hidden;background:var(--surface);border:1px solid var(--line);box-shadow:var(--shadow)}.public-media img,.public-media video{width:100%;aspect-ratio:4/3;object-fit:cover;background:var(--charcoal)}.public-media div{padding:18px}.public-media h3{font-size:18px}.public-media p{color:var(--muted);font-size:14px;margin-top:5px}.public-reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.public-review{padding:27px}.review-stars{color:var(--gold);letter-spacing:.12em;margin-bottom:18px}.public-review blockquote{margin:0;color:var(--muted);font-size:15px}.public-review footer{margin-top:22px;font-family:var(--f-head);font-weight:600;color:var(--heading)}.verified{display:inline-block;margin-left:8px;font:700 10px var(--f-body);color:var(--accent);background:var(--soft-2);border-radius:999px;padding:3px 7px;text-transform:uppercase}
.process{position:relative;display:grid;grid-template-columns:repeat(5,1fr);gap:24px}.proc-line{position:absolute;left:10%;right:10%;top:27px;height:2px;background:var(--line-strong);overflow:hidden}.proc-line i{position:absolute;inset:0;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform 1.8s}.process.in .proc-line i{transform:scaleX(1)}.step{text-align:center;position:relative}.step-dot{width:56px;height:56px;border-radius:50%;margin:0 auto 20px;background:var(--surface);border:2px solid var(--line-strong);display:grid;place-items:center;font-family:var(--f-head);font-weight:600;color:var(--gold-d);font-size:18px;position:relative;z-index:1;transition:.4s}.process.in .step-dot{border-color:var(--gold)}.step h3{font-size:20px;margin-bottom:8px}.step p{color:var(--muted);font-size:15px;max-width:24ch;margin-inline:auto}
.principles{background:var(--charcoal);color:#fff;position:relative;overflow:hidden}.principles::after{content:"";position:absolute;right:-180px;bottom:-240px;width:560px;height:560px;border-radius:50%;border:2px solid rgba(255,255,255,.08)}.principles-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(44px,7vw,110px);position:relative;z-index:1}.principles .h2{color:#fff}.principles .lede{color:#bababa}.principles .eyebrow{color:var(--gold)}.principle-list{margin:0;padding:0;list-style:none;border-top:1px solid rgba(255,255,255,.18)}.principle-list li{padding:21px 0;border-bottom:1px solid rgba(255,255,255,.18);display:grid;grid-template-columns:170px 1fr;gap:25px}.principle-list h3{color:#fff;font-size:19px;display:flex;align-items:center;gap:10px}.principle-list h3::before{content:"";width:12px;height:12px;border-radius:50%;background:var(--gold);flex:none}.principle-list p{color:#bdbdbd;font-size:14.5px}
.final{background:var(--charcoal-d);color:#fff;position:relative;overflow:hidden;text-align:center}.final .wrap{position:relative;z-index:1}.big-v{position:absolute;right:0;top:50%;transform:translateY(-50%);font:700 clamp(340px,45vw,610px)/.8 var(--f-head);color:#fff;opacity:.035;pointer-events:none}.final .eyebrow{color:var(--gold)}.final h2{color:#fff;font-size:clamp(34px,4.3vw,58px)}.final h2 span{color:var(--gold)}.final p{margin:18px auto 30px;color:#bbb;max-width:52ch;font-size:18px}.final .ctas{display:flex;gap:14px;justify-content:center}
.contact-grid{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(42px,7vw,92px);align-items:start}.cinfo{list-style:none;padding:0;margin:38px 0 0}.cinfo li{display:flex;gap:16px;align-items:center;margin-top:22px}.cinfo .ic{width:48px;height:48px;border-radius:12px;background:var(--soft);display:grid;place-items:center;color:var(--gold-d);flex:none}.cinfo .ic svg{width:24px;height:24px}.cinfo small{display:block;color:var(--muted);font-size:12px}.cinfo a{font-weight:600}.form-card{padding:clamp(22px,3vw,38px)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}.fld{font-size:14px;font-weight:600}.fld.full{grid-column:1/-1}.fld em{font-style:normal;color:var(--faint);font-weight:400}.fld input,.fld select,.fld textarea{width:100%;border:1.5px solid var(--line-strong);background:var(--surface);border-radius:10px;padding:12px 14px;font-size:16px;margin-top:7px;outline:0}.fld input:focus,.fld select:focus,.fld textarea:focus{border-color:var(--gold);box-shadow:0 0 0 3px rgba(212,163,63,.15)}.form-foot{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:24px}.form-foot span{color:var(--muted);font-size:12px}
.hp{position:absolute!important;left:-9999px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.ftr{background:#08090a;color:#c7c7c7;padding-top:70px}.ftr-grid{display:grid;grid-template-columns:1.5fr repeat(3,1fr);gap:45px;padding-bottom:55px}.footer-brand{color:#fff;margin-bottom:18px}.footer-brand img{width:68px;height:68px}.ftr-grid>div>p{font-size:14px;color:#8d8d8d;max-width:30ch}.ftr h4{color:#fff;font-size:16px;margin-bottom:18px}.ftr h4::after{content:"";display:block;width:22px;height:2px;background:var(--gold);margin-top:8px}.ftr-grid>div>a:not(.brand){display:block;color:#9e9e9e;font-size:14px;margin:9px 0}.ftr-grid>div>a:hover{color:var(--gold)}.ftr-bot{border-top:1px solid #222;padding:22px 0;display:flex;justify-content:space-between;font-size:12px;color:#777}.ftr-bot a{color:#aaa}.wa{position:fixed;right:22px;bottom:22px;width:54px;height:54px;border-radius:50%;background:var(--gold);color:#17130b;display:grid;place-items:center;font:bold 12px var(--f-head);box-shadow:0 10px 28px rgba(0,0,0,.25);z-index:40}
.wa svg{width:25px;height:25px}
.social-links{display:grid;gap:8px}.social-link{display:flex;align-items:center;gap:9px;color:#aaa;font-size:13px}.social-icon{width:34px;height:34px;border:1px solid #303236;border-radius:9px;display:grid;place-items:center;color:#d7ad50;transition:.2s}.social-icon svg{width:19px;height:19px}.social-link:hover{color:#fff}.social-link:hover .social-icon{border-color:var(--gold);background:rgba(213,166,64,.12);transform:translateY(-1px)}

/* ---------- richer motion and page system ---------- */
.site-page{min-height:100vh;animation:page-enter .65s cubic-bezier(.2,.7,.2,1) both}.hero::before{animation:orb-drift 9s ease-in-out infinite alternate}.hero-frame{animation:hero-float 6s ease-in-out infinite}.hero-card{animation:card-float 5s ease-in-out 1s infinite}.btn-primary{position:relative;overflow:hidden}.btn-primary::after{content:"";position:absolute;inset:-30% auto -30% -50%;width:30%;background:linear-gradient(90deg,transparent,rgba(255,255,255,.45),transparent);transform:skewX(-18deg);transition:left .65s ease}.btn-primary:hover::after{left:120%}.exp .ic,.why .ic{transition:transform .35s cubic-bezier(.2,.8,.2,1),background .35s}.exp:hover .ic,.why:hover .ic{transform:translateY(-4px) rotate(-4deg);background:var(--soft-2)}.why-grid .reveal:nth-child(2){transition-delay:.08s}.why-grid .reveal:nth-child(3){transition-delay:.16s}.why-grid .reveal:nth-child(4){transition-delay:.06s}.why-grid .reveal:nth-child(5){transition-delay:.14s}.why-grid .reveal:nth-child(6){transition-delay:.22s}.loaded .stat{animation:stat-rise .7s cubic-bezier(.2,.7,.2,1) both}.loaded .stat:nth-child(2){animation-delay:.12s}.loaded .stat:nth-child(3){animation-delay:.24s}.wa{animation:wa-pulse 2.8s ease-in-out infinite}.property-card{transition:transform .35s cubic-bezier(.2,.8,.2,1),box-shadow .35s}.property-card:hover{transform:translateY(-8px);box-shadow:var(--shadow-up)}
.page-hero{padding:clamp(90px,12vw,160px) 0;position:relative;overflow:hidden;background:linear-gradient(135deg,var(--soft),var(--bg))}.page-hero.compact{padding:clamp(72px,9vw,120px) 0}.page-hero .wrap{position:relative;z-index:2}.page-hero h1{font-size:clamp(46px,7vw,88px);line-height:.98;letter-spacing:-.035em;max-width:900px;animation:title-rise .85s cubic-bezier(.2,.7,.2,1) both}.page-hero h1 span{color:var(--gold-d)}.page-hero p{font-size:19px;color:var(--muted);max-width:650px;margin-top:28px;animation:title-rise .85s .12s cubic-bezier(.2,.7,.2,1) both}.page-orb{position:absolute;right:-100px;top:-220px;width:620px;height:620px;border-radius:50%;border:80px solid rgba(212,163,63,.09);animation:orb-spin 22s linear infinite}.page-orb::after{content:"";position:absolute;inset:80px;border-radius:50%;border:1px solid rgba(154,105,29,.2)}
.listing-head,.featured-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:45px}.listing-head>span{color:var(--muted);font-size:14px}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.property-card{background:var(--surface);border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow)}.property-image{display:block;position:relative;overflow:hidden;background:var(--charcoal);aspect-ratio:4/3}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.2,1)}.property-card:hover .property-image img{transform:scale(1.055)}.property-placeholder{width:100%;height:100%;display:grid;place-items:center;background:radial-gradient(circle at 50% 30%,#2a261c,#0b0b0c);color:transparent}.property-placeholder span{font:600 150px/.8 var(--f-head);-webkit-text-stroke:1px rgba(231,190,93,.32)}.property-status,.property-featured{position:absolute;top:15px;border-radius:999px;padding:6px 10px;font:700 10px var(--f-body);text-transform:uppercase;letter-spacing:.07em}.property-status{left:15px;background:#fff;color:#171717}.property-featured{right:15px;background:var(--gold);color:#17130b}.property-body{padding:22px}.property-meta{display:flex;gap:8px;justify-content:space-between;color:var(--accent);font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.07em}.property-body h3{font-size:24px;margin-top:10px}.property-facts{display:flex;gap:14px;color:var(--muted);font-size:13px;margin-top:15px}.property-facts span+span{padding-left:14px;border-left:1px solid var(--line)}.property-foot{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-top:22px;padding-top:18px;border-top:1px solid var(--line)}.property-foot strong{font-family:var(--f-head);font-size:18px}.property-foot a{font-size:12px;color:var(--accent);font-weight:700}.listing-empty{text-align:center;border:1.5px dashed var(--line-strong);border-radius:var(--r-lg);padding:70px 25px;background:var(--soft)}.listing-empty>span{display:block;font:600 80px/.8 var(--f-head);color:var(--gold)}.listing-empty h2{font-size:30px;margin-top:18px}.listing-empty p{color:var(--muted);margin:10px auto 25px;max-width:520px}
.listing-summary{display:grid;justify-items:end;gap:7px;color:var(--muted);font-size:14px}.mobile-swipe{display:none}
.property-detail-hero{padding:clamp(60px,8vw,110px) 0;background:var(--soft)}.property-detail-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(38px,6vw,80px);align-items:center}.property-detail-image{aspect-ratio:4/3;border-radius:var(--r-lg);overflow:hidden;position:relative;background:var(--charcoal);box-shadow:var(--shadow-up);animation:image-reveal .85s cubic-bezier(.2,.7,.2,1) both}.property-detail-image img{width:100%;height:100%;object-fit:cover}.property-detail-copy h1{font-size:clamp(42px,5vw,68px);line-height:1;letter-spacing:-.03em}.property-price{font:600 27px var(--f-head);color:var(--gold-d);margin:20px 0}.property-detail-facts{display:flex;gap:30px;padding:24px 0;margin:20px 0 28px;border-block:1px solid var(--line)}.property-detail-facts div{display:grid}.property-detail-facts b{font:600 24px var(--f-head)}.property-detail-facts span{font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.08em}.property-description{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(40px,7vw,100px)}.property-description>p{color:var(--muted);font-size:18px;white-space:pre-line}.story-grid{display:grid;grid-template-columns:.65fr 1.35fr;gap:clamp(50px,9vw,130px);align-items:center}.story-mark{min-height:430px;display:grid;place-items:center;background:radial-gradient(circle at 50% 30%,#28241b,#0c0c0d);border-radius:var(--r-lg);font:600 270px/.8 var(--f-head);color:transparent;-webkit-text-stroke:1px rgba(231,190,93,.35)}.vertical-page-list{border-top:1px solid var(--line)}.vertical-page-card{display:grid;grid-template-columns:70px 1fr auto;gap:30px;align-items:center;padding:45px 0;border-bottom:1px solid var(--line);transition:padding .35s,background .35s}.vertical-page-card:hover{padding-inline:22px;background:var(--soft)}.vertical-page-card>span{color:var(--gold-d);font-weight:700}.vertical-page-card h2{font-size:36px}.vertical-page-card p{color:var(--muted);max-width:650px;margin-top:6px}.vertical-page-card>a{font-size:13px;color:var(--accent);font-weight:700}
@keyframes page-enter{from{opacity:0}to{opacity:1}}@keyframes title-rise{from{opacity:0;transform:translateY(26px)}to{opacity:1;transform:none}}@keyframes hero-float{0%,100%{transform:translateY(0)}50%{transform:translateY(-9px)}}@keyframes card-float{0%,100%{transform:translateY(0)}50%{transform:translateY(6px)}}@keyframes orb-drift{from{transform:translate(0,0) scale(1)}to{transform:translate(-45px,35px) scale(1.08)}}@keyframes orb-spin{to{transform:rotate(360deg)}}@keyframes stat-rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}@keyframes wa-pulse{0%,100%{box-shadow:0 10px 28px rgba(0,0,0,.25),0 0 0 0 rgba(212,163,63,.28)}50%{box-shadow:0 10px 28px rgba(0,0,0,.25),0 0 0 12px rgba(212,163,63,0)}}@keyframes image-reveal{from{opacity:0;transform:scale(.96)}to{opacity:1;transform:none}}
@media(max-width:1080px){.nav,.hdr-cta{display:none}.menu-btn{display:inline-flex}.theme-toggle{margin-left:auto}.hdr.open .nav{display:flex;flex-direction:column;position:absolute;top:100%;left:0;right:0;background:var(--bg);border-bottom:1px solid var(--line);padding:10px 24px 20px;box-shadow:0 18px 30px rgba(20,16,8,.08)}.hdr.open .nav a{padding:13px 4px;border-bottom:1px solid var(--line);font-size:17px}.hdr.open .mnav-cta{display:flex;margin-top:14px}.why-grid,.public-gallery,.public-reviews{grid-template-columns:1fr 1fr}}
@media(max-width:900px){.hero-grid,.about-grid,.principles-grid,.contact-grid{grid-template-columns:1fr}.hero-art{max-width:520px}.hero-card{left:14px;bottom:14px}.process{grid-template-columns:1fr;gap:0}.proc-line{display:none}.step{text-align:left;display:grid;grid-template-columns:56px 1fr;gap:20px;padding-bottom:30px}.step-dot{margin:0}.step p{margin:0;max-width:none}.ftr-grid{grid-template-columns:1.3fr 1fr 1fr}.ftr-grid>div:last-child{grid-column:1/-1}}
@media(max-width:900px){.property-grid{grid-template-columns:1fr 1fr}.property-detail-grid,.property-description,.story-grid{grid-template-columns:1fr}.story-mark{min-height:330px}.vertical-page-card{grid-template-columns:50px 1fr}.vertical-page-card>a{grid-column:2}}
@media(max-width:760px){.exp-list{grid-template-columns:1fr}.exp:nth-child(even){padding-left:0;border-left:0}.exp{padding-right:0}.stats-grid{grid-template-columns:1fr}.stat+.stat{border-left:0;border-top:1px solid var(--line)}.form-grid{grid-template-columns:1fr}.fld.full{grid-column:auto}}
@media(max-width:620px){.wrap{width:calc(100% - 36px)}.hdr-in{height:74px}.brand img{width:48px;height:48px}.brand strong{font-size:17px}.theme-toggle span{display:none}.hero{padding:24px 0 50px}.hero h1{font-size:40px}.hero-ctas{flex-direction:column}.hero-ctas .btn{width:100%}.hero-frame{aspect-ratio:4/3;border-radius:14px}.trust-list{display:grid;grid-template-columns:1fr}.why-grid,.public-gallery,.public-reviews{grid-template-columns:1fr}.principle-list li{grid-template-columns:1fr;gap:6px}.final .ctas{flex-direction:column}.final .btn{width:100%}.form-card{padding:18px 14px}.form-foot{align-items:stretch;flex-direction:column}.form-foot .btn{width:100%}.ftr-grid{grid-template-columns:1fr 1fr}.ftr-grid>div:first-child,.ftr-grid>div:last-child{grid-column:1/-1}.ftr-bot{gap:18px}.wa{right:16px;bottom:16px}}
@media(max-width:620px){.page-hero{padding:70px 0}.page-hero h1{font-size:48px}.listing-head,.featured-head{align-items:flex-start;flex-direction:column}.property-grid{grid-template-columns:1fr}.property-detail-facts{gap:18px;flex-wrap:wrap}.vertical-page-card{grid-template-columns:38px 1fr;gap:15px}.vertical-page-card h2{font-size:30px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important}.reveal,.hero-load{opacity:1;transform:none}}

/* Compact property experience for phone screens. */
@media(max-width:620px){
  .properties-index-page .page-hero{padding:46px 0 52px}
  .properties-index-page .page-hero h1{font-size:39px;line-height:1.01}
  .properties-index-page .page-hero p{font-size:16px;line-height:1.62;margin-top:20px}
  .properties-index-page .property-listing-section{padding:50px 0 64px}
  .properties-index-page .listing-head{margin-bottom:22px}
  .listing-summary{width:100%;display:flex;justify-content:space-between;align-items:center}
  .mobile-swipe{display:flex;align-items:center;gap:7px;color:var(--accent);font-size:11px;font-weight:700;letter-spacing:.06em;text-transform:uppercase}
  .mobile-swipe b{display:inline-block;font-size:17px;animation:swipe-cue 1.7s ease-in-out infinite}
  .featured-properties .mobile-swipe{margin:-24px 0 18px}
  .property-grid{display:flex;grid-template-columns:none;gap:13px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-padding-inline:18px;overscroll-behavior-inline:contain;touch-action:pan-x;padding:4px 18px 16px;margin-inline:-18px;scrollbar-width:none}
  .property-grid::-webkit-scrollbar{display:none}
  .property-grid .property-card{display:grid;grid-template-columns:118px minmax(0,1fr);min-height:190px}
  .property-grid .property-card{flex:0 0 min(84vw,340px);scroll-snap-align:start;scroll-snap-stop:always}
  .property-grid .property-image{height:100%;min-height:190px;aspect-ratio:auto}
  .property-grid .property-placeholder span{font-size:82px}
  .property-grid .property-body{padding:15px 14px}
  .property-grid .property-meta{display:grid;gap:2px;font-size:9px}
  .property-grid .property-body h3{font-size:19px;line-height:1.15;margin-top:7px}
  .property-grid .property-facts{gap:6px;flex-wrap:wrap;font-size:10px;margin-top:9px}
  .property-grid .property-facts span+span{padding-left:6px}
  .property-grid .property-foot{display:grid;gap:3px;margin-top:11px;padding-top:9px}
  .property-grid .property-foot strong{font-size:15px}
  .property-grid .property-foot a{font-size:10px}
  .property-grid .property-status,.property-grid .property-featured{top:8px;padding:4px 6px;font-size:8px}
  .property-grid .property-status{left:8px}.property-grid .property-featured{right:8px}

  .property-single-page .property-detail-hero{padding:20px 0 32px}
  .property-single-page .property-detail-grid{gap:22px}
  .property-single-page .property-detail-image{aspect-ratio:16/9;border-radius:14px}
  .property-single-page .property-placeholder span{font-size:110px}
  .property-single-page .property-detail-copy .eyebrow{font-size:10px;margin-bottom:8px}
  .property-single-page .property-detail-copy h1{font-size:34px;line-height:1.03}
  .property-single-page .property-price{font-size:21px;margin:10px 0}
  .property-single-page .property-detail-facts{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0;padding:13px 0;margin:10px 0 16px}
  .property-single-page .property-detail-facts div{padding:0 8px;text-align:center}
  .property-single-page .property-detail-facts div+div{border-left:1px solid var(--line)}
  .property-single-page .property-detail-facts b{font-size:18px;line-height:1.1}
  .property-single-page .property-detail-facts span{font-size:8px}
  .property-single-page .property-detail-copy>.btn{width:100%;min-height:44px;padding:10px 16px;font-size:14px}
  .property-single-page .property-overview-section{padding:38px 0 44px}
  .property-single-page .property-description{gap:14px}
  .property-single-page .property-description .eyebrow{margin-bottom:7px}
  .property-single-page .property-description .h2{font-size:27px}
  .property-single-page .property-description>p{font-size:15px;line-height:1.58}
  .property-single-page .ftr{padding-top:44px}
  .property-single-page .ftr-grid{gap:28px;padding-bottom:38px}
}
@keyframes swipe-cue{0%,100%{transform:translateX(0)}50%{transform:translateX(5px)}}

/* Immersive property showcase */
.property-showcase{position:relative;min-height:clamp(650px,calc(100vh - 86px),880px);overflow:hidden;background:#090a0b;color:#fff;isolation:isolate}
.property-showcase-media,.property-showcase-shade{position:absolute;inset:0}.property-showcase-media{z-index:-3;animation:property-image-in 1.35s cubic-bezier(.18,.72,.2,1) both}.property-showcase-media img{width:100%;height:100%;object-fit:cover;filter:saturate(.78) contrast(1.04)}
.property-photo-label{position:absolute;right:22px;bottom:22px;z-index:2;border:1px solid rgba(255,255,255,.42);border-radius:999px;padding:7px 11px;background:rgba(8,9,10,.45);backdrop-filter:blur(10px);color:#fff;font-size:10px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.property-visual-note{position:absolute;left:10px;bottom:9px;padding:4px 7px;border-radius:999px;background:rgba(8,9,10,.62);backdrop-filter:blur(8px);color:#fff;font-size:8px;font-weight:700;letter-spacing:.04em;text-transform:uppercase}
.property-cinematic-placeholder{width:100%;height:100%;display:grid;place-items:center;background:radial-gradient(circle at 66% 34%,#2d281d 0,#171612 32%,#08090a 72%)}.property-cinematic-placeholder span{font:600 clamp(260px,39vw,610px)/.75 var(--f-head);color:transparent;-webkit-text-stroke:1px rgba(229,184,84,.28);animation:property-mark-breathe 7s ease-in-out infinite}
.property-showcase-shade{z-index:-2;background:linear-gradient(90deg,rgba(5,6,7,.88) 0%,rgba(5,6,7,.54) 48%,rgba(5,6,7,.15) 100%),linear-gradient(0deg,rgba(4,5,6,.86),transparent 50%)}
.property-showcase-content{min-height:inherit;padding:36px 0 64px;display:flex;flex-direction:column;justify-content:space-between}.property-showcase-top{display:flex;align-items:center;justify-content:space-between;gap:20px;animation:property-rise .75s .15s both}.property-back{color:#fff;font-size:13px;font-weight:700;letter-spacing:.04em}.property-back:hover{color:var(--gold)}.property-showcase-status{border:1px solid rgba(255,255,255,.46);border-radius:999px;padding:7px 12px;font-size:10px;font-weight:800;letter-spacing:.1em;text-transform:uppercase;backdrop-filter:blur(8px)}
.property-showcase-copy{max-width:970px}.property-kicker{color:var(--gold);font-size:12px;font-weight:800;letter-spacing:.16em;text-transform:uppercase;margin-bottom:17px;animation:property-rise .8s .25s both}.property-showcase-copy h1{color:#fff;font-size:clamp(58px,8.5vw,118px);line-height:.88;letter-spacing:-.055em;max-width:10ch;text-wrap:balance;animation:property-title-in 1s .28s cubic-bezier(.2,.75,.2,1) both}.property-showcase-bottom{display:flex;align-items:end;justify-content:space-between;gap:28px;margin-top:40px;border-top:1px solid rgba(255,255,255,.26);padding-top:23px;animation:property-rise .85s .48s both}.property-showcase-bottom strong{font:600 clamp(26px,3vw,40px) var(--f-head);color:#fff}.property-showcase-bottom a{color:#fff;font-size:13px;font-weight:700}.property-showcase-bottom a span{display:inline-grid;place-items:center;width:34px;height:34px;border:1px solid rgba(255,255,255,.45);border-radius:50%;margin-left:10px;animation:property-arrow 1.8s ease-in-out infinite}
.property-orbit{position:absolute;z-index:-1;border:1px solid rgba(220,174,70,.28);border-radius:50%;pointer-events:none}.property-orbit-one{width:560px;height:560px;right:-150px;top:-170px;animation:orb-spin 25s linear infinite}.property-orbit-two{width:310px;height:310px;right:-5px;top:-45px;border-style:dashed;animation:orb-spin 18s linear infinite reverse}
.property-fact-dock{position:relative;z-index:4;margin-top:-1px;background:var(--surface);border-bottom:1px solid var(--line)}.property-fact-row{display:grid;grid-template-columns:repeat(4,1fr)}.property-fact{padding:29px 26px;border-right:1px solid var(--line);animation:fact-dock-in .65s var(--fact-delay) both}.property-fact:first-child{border-left:1px solid var(--line)}.property-fact b{display:block;font:600 clamp(20px,2.4vw,31px)/1 var(--f-head);color:var(--heading)}.property-fact span{display:block;margin-top:8px;color:var(--muted);font-size:10px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}
.property-story-section{overflow:hidden}.property-story-grid{display:grid;grid-template-columns:.78fr 1.22fr;gap:clamp(55px,9vw,140px);align-items:start}.property-story-heading{position:relative}.property-section-index{display:block;color:var(--gold-d);font:700 12px var(--f-body);letter-spacing:.12em;margin-bottom:36px}.property-story-heading .h2{font-size:clamp(46px,5vw,68px);line-height:.96}.property-story-heading .h2 span{color:var(--gold-d)}.property-intro{font:500 clamp(23px,2.5vw,35px)/1.35 var(--f-head);color:var(--heading);letter-spacing:-.018em}.property-detail-list{margin-top:55px;border-top:1px solid var(--line)}.property-detail-list>div{display:grid;grid-template-columns:150px 1fr;gap:25px;padding:17px 0;border-bottom:1px solid var(--line)}.property-detail-list span{color:var(--muted);font-size:12px;text-transform:uppercase;letter-spacing:.08em}.property-detail-list b{font-family:var(--f-head);font-weight:600;color:var(--heading)}
.property-lens{position:relative;background:#0b0c0e;color:#fff;padding:clamp(80px,10vw,135px) 0;overflow:hidden}.property-lens-mark{position:absolute;right:-.03em;bottom:-.17em;font:700 clamp(330px,50vw,720px)/.8 var(--f-head);color:transparent;-webkit-text-stroke:1px rgba(255,255,255,.055);pointer-events:none}.property-lens-head{display:flex;gap:80px;align-items:start;margin-bottom:65px;position:relative;z-index:1}.property-lens-head .property-section-index{color:var(--gold);margin:10px 0 0}.property-lens .eyebrow{color:var(--gold)}.property-lens h2{color:#fff;font-size:clamp(38px,5vw,65px)}.property-lens-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.2);position:relative;z-index:1}.property-lens-grid article{padding:32px 30px 10px 0}.property-lens-grid article+article{padding-left:30px;border-left:1px solid rgba(255,255,255,.18)}.property-lens-grid article>span{color:var(--gold);font-size:11px;font-weight:800}.property-lens-grid h3{color:#fff;font-size:25px;margin:38px 0 12px}.property-lens-grid p{color:#a9a9a9;font-size:15px;max-width:31ch}
.property-enquiry{padding:clamp(75px,10vw,130px) 0;background:var(--soft)}.property-enquiry-inner{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(45px,8vw,120px);align-items:end}.property-enquiry h2{font-size:clamp(47px,6.2vw,83px);line-height:.94;letter-spacing:-.035em}.property-enquiry h2 span{color:var(--gold-d)}.property-enquiry-action p{color:var(--muted);font-size:17px;margin-bottom:25px}.property-enquiry-action .btn span{font-size:18px}
@keyframes property-image-in{from{opacity:0;transform:scale(1.08)}to{opacity:1;transform:scale(1)}}@keyframes property-title-in{from{opacity:0;transform:translateY(55px);clip-path:inset(0 0 100%)}to{opacity:1;transform:none;clip-path:inset(0)}}@keyframes property-rise{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:none}}@keyframes fact-dock-in{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}@keyframes property-mark-breathe{0%,100%{opacity:.72;transform:scale(1)}50%{opacity:1;transform:scale(1.035)}}@keyframes property-arrow{0%,100%{transform:translateY(0)}50%{transform:translateY(5px)}}

@media(max-width:760px){
  .property-showcase{min-height:610px}
  .property-showcase-content{padding:24px 0 36px}
  .property-showcase-shade{background:linear-gradient(0deg,rgba(4,5,6,.95) 4%,rgba(4,5,6,.36) 65%,rgba(4,5,6,.55) 100%)}
  .property-orbit-one{width:360px;height:360px;right:-190px;top:-130px}.property-orbit-two{width:210px;height:210px;right:-105px;top:-55px}
  .property-showcase-copy h1{font-size:clamp(48px,15vw,68px);line-height:.9;max-width:9.2ch}
  .property-showcase-bottom{margin-top:27px;padding-top:16px;align-items:center}.property-showcase-bottom a{font-size:0}.property-showcase-bottom a span{font-size:15px;margin:0}
  .property-fact-row{grid-template-columns:1fr 1fr}.property-fact{padding:19px 14px;border-bottom:1px solid var(--line)}.property-fact:nth-child(odd){border-left:1px solid var(--line)}.property-fact b{font-size:20px}.property-fact span{font-size:8px;margin-top:6px}
  .property-story-section{padding:68px 0}.property-story-grid{grid-template-columns:1fr;gap:34px}.property-section-index{margin-bottom:24px}.property-story-heading .h2{font-size:43px}.property-intro{font-size:22px}.property-detail-list{margin-top:33px}.property-detail-list>div{grid-template-columns:112px 1fr;padding:14px 0}
  .property-lens{padding:72px 0}.property-lens-head{display:block;margin-bottom:40px}.property-lens-head .property-section-index{margin:0 0 25px}.property-lens h2{font-size:41px;line-height:1}
  .property-lens-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:12px;border-top:0;padding-bottom:10px;scrollbar-width:none}.property-lens-grid::-webkit-scrollbar{display:none}.property-lens-grid article,.property-lens-grid article+article{flex:0 0 82%;scroll-snap-align:start;border:1px solid rgba(255,255,255,.18);padding:24px;border-radius:14px;background:rgba(255,255,255,.035)}.property-lens-grid h3{margin:32px 0 10px}
  .property-enquiry{padding:68px 0}.property-enquiry-inner{grid-template-columns:1fr;gap:32px}.property-enquiry h2{font-size:47px}.property-enquiry-action .btn{width:100%}
}

/* Mobile section rhythm: keep each chapter compact and swipe repeated content. */
@media(max-width:620px){
  body{font-size:15.5px;line-height:1.55}
  .wrap{width:calc(100% - 32px)}
  .sec{padding:50px 0}
  .eyebrow{font-size:10px;letter-spacing:.13em;margin-bottom:11px}
  .h2{font-size:30px;line-height:1.08}
  .lede{font-size:15.5px;line-height:1.55;margin-top:12px}
  .sec-head{margin-bottom:27px}
  .hdr-in{height:66px;gap:8px}.brand{gap:9px}.brand img{width:43px;height:43px}.brand strong{font-size:15px}.brand small{font-size:7px;margin-top:5px}.theme-toggle,.menu-btn{width:42px;height:42px;min-height:42px;padding:8px}.menu-btn{margin-left:0}

  .hero{padding:22px 0 44px}.hero-grid{gap:26px}.hero h1{font-size:35px;line-height:1.02}.hero p.lead{font-size:15.5px;line-height:1.55}.hero-rule{margin:18px 0 16px}.hero-ctas{margin-top:22px;gap:9px}.hero-ctas .btn{min-height:44px;padding:10px 16px;font-size:14px}.trust-list{display:flex;overflow-x:auto;flex-wrap:nowrap;gap:8px;margin-top:20px;padding-bottom:4px;scrollbar-width:none}.trust-list::-webkit-scrollbar{display:none}.trust-list li{flex:0 0 auto;border:1px solid var(--line);border-radius:999px;padding:7px 10px;font-size:11px;background:var(--surface)}.tick{width:18px;height:18px}.hero-frame{aspect-ratio:16/9}.hero-card{left:10px;right:10px;bottom:10px;max-width:none;padding:10px 12px}.hero-card .ic{width:36px;height:36px}.hero-card b{font-size:13px}.hero-card span{font-size:11px}

  .stats{padding:0 0 40px}.stats-grid{grid-template-columns:repeat(3,1fr)}.stat{padding:20px 8px 18px}.stat+.stat{border-top:0;border-left:1px solid var(--line)}.stat::before{left:8px;width:24px}.stat-num{font-size:29px}.stat-label{font-size:10px;line-height:1.25;margin-top:8px}
  .about-grid{gap:25px}.about-copy p{font-size:15px}.about-copy p+p{margin-top:10px}.statement{padding-top:18px}.statement blockquote{font-size:25px}.statement .rule{margin:18px 0 10px}

  .exp-list,.why-grid,.public-gallery,.public-reviews,.process{display:flex;align-items:stretch;overflow-x:auto;scroll-snap-type:x mandatory;gap:12px;border:0;padding:2px 16px 14px;margin-inline:-16px;scrollbar-width:none}.exp-list::-webkit-scrollbar,.why-grid::-webkit-scrollbar,.public-gallery::-webkit-scrollbar,.public-reviews::-webkit-scrollbar,.process::-webkit-scrollbar{display:none}
  .exp{flex:0 0 82%;height:auto;min-height:0;scroll-snap-align:start;display:grid;grid-template-columns:44px 1fr;gap:14px;padding:21px!important;border:1px solid var(--line)!important;border-radius:14px;background:var(--surface);box-shadow:var(--shadow)}.exp .ic{width:44px;height:44px}.exp .ic svg{width:23px;height:23px}.exp h3{font-size:18px}.exp p{font-size:13px;line-height:1.5}
  .why-grid .why{flex:0 0 82%;height:auto;min-height:0;scroll-snap-align:start;padding:23px 21px}.why .ic{width:40px;height:40px;margin-bottom:14px}.why .ic svg{width:34px;height:34px}.why h3{font-size:19px}.why p{font-size:13px;line-height:1.5}
  .public-gallery .public-media,.public-reviews .public-review{flex:0 0 82%;scroll-snap-align:start}.public-review{padding:22px}.public-review blockquote{font-size:13px}.public-review footer{margin-top:15px}

  .process{align-items:stretch}.proc-line{display:none}.step{flex:0 0 76%;scroll-snap-align:start;display:block;text-align:left;padding:20px;border:1px solid var(--line);border-radius:14px;background:var(--surface);box-shadow:var(--shadow)}.step-dot{width:42px;height:42px;margin:0 0 18px;font-size:14px}.step h3{font-size:19px}.step p{font-size:13px;line-height:1.5}
  .principles-grid{gap:30px}.principle-list li{padding:13px 0;gap:4px}.principle-list h3{font-size:16px}.principle-list p{font-size:12.5px}.principles::after{width:340px;height:340px}
  .final h2{font-size:33px}.final p{font-size:15px;margin:13px auto 22px}.final .ctas{gap:9px}.final .btn{min-height:44px;padding:10px 15px;font-size:13px}.big-v{font-size:310px}
  .contact-grid{gap:22px}.cinfo{margin-top:16px}.cinfo li{margin-top:10px}.cinfo .ic{width:38px;height:38px}.form-card{padding:12px}.form-grid{gap:8px 9px}.fld{font-size:10.5px;line-height:1.25}.fld input,.fld select,.fld textarea{padding:8px 9px;font-size:13px;margin-top:3px;border-radius:8px}.fld input,.fld select{height:38px}.fld textarea{min-height:58px;height:58px;resize:vertical}.form-foot{gap:8px;margin-top:10px}.form-foot span{display:none}.form-foot .btn{min-height:40px;padding:8px 14px;font-size:13px}

  .page-hero,.page-hero.compact{padding:48px 0}.page-hero h1{font-size:39px;line-height:1}.page-hero p{font-size:15.5px;line-height:1.55;margin-top:18px}.page-orb{width:390px;height:390px;right:-165px;top:-165px;border-width:48px}
  .story-grid{gap:25px}.story-mark{min-height:210px;font-size:145px}.vertical-page-card{grid-template-columns:34px 1fr;gap:12px;padding:23px 0}.vertical-page-card h2{font-size:27px}.vertical-page-card p{font-size:13px;line-height:1.5}.vertical-page-card>a{margin-top:5px;font-size:11px}

  .properties-index-page .page-hero{padding:44px 0}.properties-index-page .property-listing-section{padding:44px 0 52px}
  .property-showcase{min-height:520px}.property-showcase-content{padding:20px 0 28px}.property-showcase-copy h1{font-size:clamp(43px,13vw,59px)}.property-showcase-bottom{margin-top:20px}.property-fact{padding:15px 12px}.property-fact b{font-size:18px}
  .property-story-section{padding:52px 0}.property-story-grid{gap:25px}.property-story-heading .h2{font-size:37px}.property-intro{font-size:19px}.property-detail-list{margin-top:24px}.property-detail-list>div{padding:11px 0}
  .property-lens{padding:54px 0}.property-lens-head{margin-bottom:28px}.property-lens h2{font-size:35px}.property-lens-grid article,.property-lens-grid article+article{padding:20px;flex-basis:79%}.property-lens-grid h3{font-size:21px;margin:23px 0 8px}.property-lens-grid p{font-size:13px}
  .property-enquiry{padding:52px 0}.property-enquiry-inner{gap:24px}.property-enquiry h2{font-size:39px}.property-enquiry-action p{font-size:14px;margin-bottom:18px}

  .ftr{padding-top:38px}.ftr-grid{gap:24px 20px;padding-bottom:32px}.footer-brand{margin-bottom:12px}.footer-brand img{width:50px;height:50px}.ftr h4{font-size:14px;margin-bottom:12px}.ftr-grid>div>a:not(.brand){font-size:12px;margin:6px 0}.ftr-grid>div>p{font-size:12px}.ftr-bot{padding:16px 0;font-size:10px}.wa{width:48px;height:48px}
}

/* Mobile property presentation: a consistent photo window with a clean editorial detail card. */
@media(max-width:620px){
  .property-showcase-page .property-showcase{min-height:0;background:#090a0b;padding:0 0 27px;overflow:hidden}
  .property-showcase-page .property-showcase-media{position:relative;inset:auto;z-index:0;width:auto;height:auto;aspect-ratio:4/3;margin:0 10px;border-radius:0 0 22px 22px;overflow:hidden;background:#111;box-shadow:0 18px 50px rgba(0,0,0,.35)}
  .property-showcase-page .property-showcase-media img{width:100%;height:100%;object-fit:cover;object-position:center center;filter:saturate(.9) contrast(1.03)}
  .property-showcase-page .property-cinematic-placeholder{height:100%}
  .property-showcase-page .property-photo-label{right:12px;bottom:12px;max-width:70%;overflow:hidden;text-overflow:ellipsis;white-space:nowrap;padding:6px 9px;font-size:8px}
  .property-showcase-page .property-showcase-shade{inset:0 10px auto;height:calc((100vw - 20px) * .75);z-index:1;border-radius:0 0 22px 22px;background:linear-gradient(180deg,rgba(4,5,6,.58),transparent 42%,rgba(4,5,6,.12))}
  .property-showcase-page .property-orbit{display:none}
  .property-showcase-page .property-showcase-content{min-height:0;padding:23px 0 0;display:block}
  .property-showcase-page .property-showcase-top{position:absolute;z-index:3;top:17px;left:16px;right:16px}.property-showcase-page .property-back{font-size:11px;text-shadow:0 2px 12px #000}.property-showcase-page .property-showcase-status{padding:6px 9px;font-size:8px;background:rgba(5,6,7,.42)}
  .property-showcase-page .property-kicker{font-size:9px;letter-spacing:.13em;margin-bottom:9px}
  .property-showcase-page .property-showcase-copy h1{font-size:clamp(39px,11.7vw,52px);line-height:.93;max-width:10.5ch}
  .property-showcase-page .property-showcase-bottom{margin-top:17px;padding-top:14px}.property-showcase-page .property-showcase-bottom strong{font-size:24px}.property-showcase-page .property-showcase-bottom a span{width:32px;height:32px}
  .property-showcase-page .property-fact-dock{border:0;padding:0 10px 10px;background:var(--bg)}
  .property-showcase-page .property-fact-row{border:1px solid var(--line);border-radius:16px;overflow:hidden;box-shadow:var(--shadow);background:var(--surface)}
  .property-showcase-page .property-fact{min-height:72px;padding:15px 13px}.property-showcase-page .property-fact:first-child,.property-showcase-page .property-fact:nth-child(odd){border-left:0}.property-showcase-page .property-fact:nth-child(even){border-right:0}
  .property-showcase-page .property-story-section{padding-top:45px}

  .properties-index-page .property-grid .property-card{grid-template-columns:minmax(132px,42%) minmax(0,1fr);min-height:205px}
  .properties-index-page .property-grid .property-image{min-height:205px}.properties-index-page .property-grid .property-image img{object-position:center center}
}