/* Luxury One Real Estate: clean 2026 theme
   warm off-white canvas, ink type, soft rounded panels, floating glass nav */
:root{
  --paper:#f2f1e9;--ivory:#e9e7da;--card:#faf9f4;--ink:#1d1d20;--char:#17171a;--char2:#202024;--char3:#2a2a2f;
  --accent:#a8864f;--accent-l:#d9c196;--muted:#6f6d66;--line:rgba(29,29,32,.12);--line-d:rgba(255,255,255,.14);
  --serif:'Fraunces',Georgia,'Times New Roman',serif;
  --sans:'Manrope',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --r:16px;--r-lg:28px;--r-xl:36px;--wrap:1280px;--hdr:64px;--inset:14px;--ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font:400 16px/1.7 var(--sans);color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:300;line-height:1.08;margin:0 0 .5em;letter-spacing:-.015em;font-optical-sizing:auto}
h1{font-size:clamp(2.8rem,6.2vw,6rem)}
h2{font-size:clamp(2.1rem,4.2vw,3.7rem)}
h3{font-size:1.45rem}
p{margin:0 0 1em}
ul{margin:0;padding:0;list-style:none}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.muted{color:var(--muted)}.muted a{color:var(--accent);text-decoration:underline}
.muted-l{color:rgba(255,255,255,.66)}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
::selection{background:var(--ink);color:#fff}

/* buttons: pills */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.6em;padding:17px 30px;background:transparent;border:1px solid transparent;border-radius:999px;font:600 .72rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;cursor:pointer;transition:.3s var(--ease)}
.btn-gold{background:var(--ink);color:#fff}.btn-gold:hover{background:#3a3a40}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:#3a3a40}
.btn-line{border-color:rgba(255,255,255,.6);color:#fff}.btn-line:hover{background:#fff;color:var(--ink)}
.btn-wa{background:#1f9d55;color:#fff}.btn-wa:hover{background:#188046}
.btn-sm{padding:13px 20px;font-size:.66rem}.btn-block{width:100%}
.hero2 .btn-gold,.promo .btn-gold,.cta .btn-gold,.mapsec .btn-gold,.invest .btn-gold,.enq .btn-gold,.ph .btn-gold,.pbar .btn-gold,.amen .btn-gold,.fin .btn-gold,.hdr:not(.solid):not(.scrolled) .btn-gold{background:#f2f1e9;color:var(--ink)}
.hero2 .btn-gold:hover,.cta .btn-gold:hover,.mapsec .btn-gold:hover,.invest .btn-gold:hover,.enq .btn-gold:hover,.ph .btn-gold:hover,.pbar .btn-gold:hover,.hdr .btn-gold:hover{background:#fff}
.link-arrow{display:inline-flex;align-items:center;gap:.6em;font:600 .72rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;border-bottom:1px solid currentColor;padding-bottom:6px}
.link-arrow:hover{opacity:.6}
.eyebrow{display:flex;align-items:center;gap:10px;font:600 .68rem/1 var(--sans);letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.78);margin-bottom:1.4rem}
.eyebrow::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--accent-l);flex:none}
.eyebrow.dark{color:var(--muted)}.eyebrow.dark::before{background:var(--accent)}
.lead{font-size:clamp(1rem,1.3vw,1.15rem);max-width:54ch;opacity:.92}
svg.flip{transform:rotate(180deg)}

/* ---------- header: floating glass pill ---------- */
.hdr{position:fixed;top:var(--inset);left:var(--inset);right:var(--inset);z-index:60;height:var(--hdr);border-radius:999px;color:#fff;background:rgba(20,20,22,.22);border:1px solid rgba(255,255,255,.22);backdrop-filter:blur(18px) saturate(1.5);-webkit-backdrop-filter:blur(18px) saturate(1.5);transition:background .4s,color .4s,border-color .4s,box-shadow .4s}
.hdr.solid,.hdr.scrolled{background:rgba(242,241,233,.86);color:var(--ink);border-color:var(--line);box-shadow:0 10px 40px rgba(29,29,32,.08)}
.hdr .hdr-in{max-width:none;height:100%;padding:0 10px 0 28px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.logo{display:flex;flex-direction:column;line-height:1;color:inherit}
.logo img{height:40px;width:auto;transition:filter .4s}
.hdr.solid .logo img,.hdr.scrolled .logo img{filter:brightness(0)}
.ftr .logo img{height:56px}
.nav{display:flex;gap:34px}
.nav a{font:600 .7rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;padding:8px 0;position:relative;opacity:.8}
.nav a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:0;background:currentColor;transition:width .4s var(--ease)}
.nav a:hover,.nav a.on{opacity:1}.nav a:hover::after,.nav a.on::after{width:100%}
.hdr-act{display:flex;align-items:center;gap:10px}
.burger{display:none;width:44px;height:44px;background:none;border:0;cursor:pointer;position:relative;color:inherit}
.burger i{position:absolute;left:11px;right:11px;height:1.5px;background:currentColor;transition:.3s}
.burger i:first-child{top:18px}.burger i:last-child{top:26px}
.burger[aria-expanded=true] i:first-child{top:22px;transform:rotate(45deg)}
.burger[aria-expanded=true] i:last-child{top:22px;transform:rotate(-45deg)}

/* ---------- hero ---------- */
.hero2{position:relative;height:100vh;height:100svh;min-height:680px}
.stage{position:absolute;inset:0;overflow:hidden;background:#2a2a2d;color:#fff;border-radius:0 0 var(--r-xl) var(--r-xl)}
.hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 55%;animation:kb 26s ease-out both}
@keyframes kb{from{transform:scale(1.1)}to{transform:scale(1)}}
.vig{position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,14,16,.5) 0,rgba(14,14,16,.2) 30%,rgba(14,14,16,.3) 55%,rgba(14,14,16,.68) 100%)}
.hc2{position:absolute;inset:0;max-width:none;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:70px 24px 130px}
.hc2 .eyebrow{justify-content:center}
.hc2 h1{max-width:15ch;margin:0 auto .3em;text-shadow:0 4px 60px rgba(0,0,0,.28)}
.hc2 .lead{margin:0 auto}
.hero-cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:2rem}
.hc2 .hero-cta{justify-content:center}
.search-wrap{position:relative;z-index:8;margin-top:-84px}
.search{background:rgba(250,249,244,.94);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);color:var(--ink);border-radius:var(--r-lg);padding:22px 26px 26px;box-shadow:0 30px 80px rgba(20,20,22,.18);border:1px solid rgba(255,255,255,.6)}
.tabs{display:flex;gap:4px;margin-bottom:14px}
.tabs label{cursor:pointer;position:relative}
.tabs input{position:absolute;opacity:0;pointer-events:none;width:1px;height:1px;padding:0;border:0;left:0;top:0}
.tabs span{display:block;padding:10px 20px;border-radius:999px;font:600 .68rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);transition:.25s}
.tabs input:checked+span{background:var(--ink);color:#fff}
.tabs input:focus-visible+span{outline:2px solid var(--accent)}
.search-grid{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:22px;align-items:end}
.search label,.filters label,.form label,.calc label,.icalc label{display:flex;flex-direction:column;gap:6px;font:600 .62rem/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
select,input,textarea{font:500 .95rem/1.3 var(--sans);color:var(--ink);background:var(--card);border:1px solid var(--line);border-radius:12px;padding:15px 16px;width:100%;letter-spacing:0;text-transform:none}
select:focus,input:focus,textarea:focus{outline:none;border-color:var(--ink)}
/* underline fields (search + filters) */
.search select,.filters select,.filters input{background:transparent;border:0;border-bottom:1px solid rgba(29,29,32,.28);border-radius:0;padding:10px 0}
.search select:focus,.filters select:focus,.filters input:focus{border-bottom-color:var(--ink)}
.search .btn{height:52px}

/* ---------- sections ---------- */
.sec{padding:clamp(48px,6vw,92px) 0}
.sec.tight{padding:32px 0 clamp(48px,6vw,84px)}
.sec.alt{background:var(--ivory);margin:0 var(--inset);border-radius:var(--r-xl)}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:clamp(36px,5vw,64px);flex-wrap:wrap}
.sec-head h2{margin:0}.sec-head.center{justify-content:center;text-align:center}
.sec-note{max-width:34ch;color:inherit;opacity:.6;margin:0}

.manifest{padding:clamp(100px,14vw,200px) 0 clamp(60px,8vw,110px)}
.mf{font:400 clamp(2.1rem,5vw,4.8rem)/1.08 var(--serif);letter-spacing:-.02em;max-width:22ch;margin:0}
.mf .w{color:rgba(29,29,32,.16);transition:color .5s}.mf .w.on{color:var(--ink)}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px;padding-top:10px;padding-bottom:clamp(70px,9vw,130px)}
.stats-grid>div{padding-top:22px;border-top:1px solid var(--ink)}
.stats-grid b{display:block;font:300 clamp(2.4rem,4.4vw,4rem)/1.05 var(--serif)}
.stats-grid span{font:600 .66rem/1.4 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}

/* showcase */
.showcase{padding:clamp(40px,6vw,80px) 0 clamp(80px,10vw,150px)}
.show-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:44px}
.show-head h2{margin:0}
.show-head .eyebrow{color:var(--muted)}.show-head .eyebrow::before{background:var(--accent)}
.arrows{display:flex;gap:10px}
.arrows button{width:56px;height:56px;border:1px solid var(--line);background:transparent;color:var(--ink);border-radius:50%;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:.3s}
.arrows button:hover{background:var(--ink);border-color:var(--ink);color:#fff}
.track{display:flex;gap:22px;overflow-x:auto;scroll-snap-type:x mandatory;padding:0 max(28px,calc((100vw - var(--wrap))/2 + 28px)) 8px;scroll-padding-inline:max(28px,calc((100vw - var(--wrap))/2 + 28px));scrollbar-width:none;cursor:grab}
.track::-webkit-scrollbar{display:none}.track.drag{cursor:grabbing;scroll-snap-type:none}
.slide{position:relative;flex:0 0 clamp(280px,29vw,440px);scroll-snap-align:start;display:block}
.slide-img{display:block;aspect-ratio:4/5;overflow:hidden;background:var(--ivory);border-radius:var(--r-lg)}
.slide-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.slide:hover .slide-img img{transform:scale(1.06)}
.slide-n{position:absolute;top:18px;left:20px;font:400 1.3rem/1 var(--serif);color:#fff;text-shadow:0 1px 14px rgba(0,0,0,.4)}
.slide-txt{display:block;padding:18px 0 0}
.slide-txt small{display:block;font:600 .62rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-bottom:10px}
.slide-txt b{display:block;font:400 1.8rem/1.1 var(--serif);margin-bottom:8px}
.slide-all{aspect-ratio:4/5;border:1px solid var(--line);border-radius:var(--r-lg);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:22px;text-align:center;font:400 1.9rem/1.1 var(--serif);padding:30px;transition:.4s}
.slide-all:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.bar{height:1px;background:var(--line);margin-top:40px}.bar i{display:block;height:3px;margin-top:-1px;background:var(--ink);width:10%;transition:width .15s;border-radius:3px}

/* dark rounded panels */
.mapsec,.invest,.amen,.fin,.enq{background:var(--char);color:#fff;margin:0 var(--inset);border-radius:var(--r-xl)}
.mapsec{padding:clamp(70px,9vw,130px) 0}
.map-grid{display:grid;grid-template-columns:minmax(0,1.55fr) minmax(0,1fr);gap:24px;align-items:start}
.dmap{position:relative;width:100%;aspect-ratio:1000/620;border:1px solid var(--line-d);border-radius:var(--r-lg);overflow:hidden;background:#1c1611}
.dmap svg{position:absolute;inset:0;width:100%;height:100%}
.seatxt{font:italic 400 26px var(--serif);letter-spacing:.35em;fill:#d9c196;fill-opacity:.4}.seatxt.land{font-size:14px;letter-spacing:.3em;font-style:normal;font-family:var(--sans)}
.pin{position:absolute;transform:translate(-50%,-50%);background:none;border:0;padding:0;cursor:pointer;color:#fff;display:flex;align-items:center;gap:10px}
.pin i{position:relative;width:14px;height:14px;border-radius:50%;background:var(--accent-l);box-shadow:0 0 0 4px rgba(217,193,150,.25);transition:.3s}
.pin i::after{content:"";position:absolute;inset:-8px;border-radius:50%;border:1px solid var(--accent-l);opacity:0;animation:ping 2.4s ease-out infinite}
@keyframes ping{0%{transform:scale(.4);opacity:.9}100%{transform:scale(1.8);opacity:0}}
.pin span{position:absolute;left:22px;top:50%;transform:translateY(-50%);white-space:nowrap;font:600 .62rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;background:rgba(23,23,26,.82);padding:7px 11px;border:1px solid var(--line-d);border-radius:999px;opacity:0;transition:.3s}
.pin:hover span,.pin.on span,.pin:focus-visible span{opacity:1}
.pin.on i,.pin:hover i{background:#fff;transform:scale(1.35);box-shadow:0 0 0 6px rgba(217,193,150,.4)}
.mpanel{background:var(--char2);border:1px solid var(--line-d);border-radius:var(--r-lg);overflow:hidden;display:flex;flex-direction:column;min-height:420px}
.mp-img{aspect-ratio:16/9;overflow:hidden;position:relative;background:var(--char3)}
.mp-img img{width:100%;height:100%;object-fit:cover;animation:fadein .7s}
@keyframes fadein{from{opacity:0;transform:scale(1.04)}to{opacity:1;transform:none}}
.mp-body{padding:24px 26px 26px;display:flex;flex-direction:column;gap:14px;flex:1}
.mp-body small{font:600 .62rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--accent-l)}
.mp-body h3{font-size:2rem;margin:0}
.mp-body p{color:rgba(255,255,255,.66);margin:0;font-size:.95rem}
.mp-stats{display:flex;gap:28px;padding:14px 0;border-block:1px solid var(--line-d)}
.mp-stats div span{display:block;font:600 .58rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-bottom:6px}
.mp-stats div b{font:400 1.4rem/1.1 var(--serif);color:#fff}.mp-stats .price{color:var(--accent-l)}
.mp-list a{display:flex;align-items:center;gap:14px;padding:9px 0;border-bottom:1px solid var(--line-d)}
.mp-list img{width:54px;height:40px;object-fit:cover;border-radius:8px}.mp-list span{flex:1;font-size:.9rem;line-height:1.3}.mp-list em{font-style:normal;color:var(--accent-l);font-size:.85rem;white-space:nowrap}
.mp-list a:hover span{color:var(--accent-l)}
.mp-cta{margin-top:auto}

/* off-plan index */
.offp{padding-top:clamp(90px,11vw,170px)}
.rows{border-top:1px solid var(--ink)}
.rows a{display:grid;grid-template-columns:60px 2.4fr 1.2fr 1fr 1.3fr 40px;gap:20px;align-items:center;padding:28px 0;border-bottom:1px solid var(--line);transition:.4s var(--ease)}
.rows a:hover{padding-left:18px;background:var(--ivory);border-radius:var(--r)}
.r-n{font:400 1.1rem/1 var(--serif);color:var(--accent)}
.r-th{display:none;width:84px;height:62px;object-fit:cover;border-radius:10px}
.r-t{font:400 clamp(1.5rem,2.8vw,2.6rem)/1.05 var(--serif)}
.r-a,.r-c{font:600 .66rem/1.3 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.r-p .price{font-size:1.25rem}.r-ar{transition:.4s}.rows a:hover .r-ar{transform:translateX(8px)}
.peek{position:fixed;left:0;top:0;width:340px;height:240px;pointer-events:none;z-index:40;opacity:0;transition:opacity .3s;overflow:hidden;border-radius:var(--r);box-shadow:0 30px 80px rgba(0,0,0,.3)}
.peek.on{opacity:1}.peek img{width:100%;height:100%;object-fit:cover}

/* investor */
.invest{padding:clamp(80px,10vw,150px) 0}
.invest-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,110px);align-items:start}
.why{margin-top:36px}
.why li{display:flex;align-items:baseline;gap:22px;padding:22px 0;border-top:1px solid var(--line-d)}
.why li:last-child{border-bottom:1px solid var(--line-d)}
.why b{flex:0 0 150px;font:400 2.7rem/1 var(--serif);color:var(--accent-l)}.why span{color:rgba(255,255,255,.72)}
.icalc{background:var(--char2);border:1px solid var(--line-d);border-radius:var(--r-lg);padding:clamp(24px,3vw,40px);display:grid;gap:26px}
.icalc h3{margin:0;font-size:2.1rem}
.icalc label,.calc label{color:rgba(255,255,255,.55)}
.icalc output,.calc output{color:#fff;font-weight:700;letter-spacing:.04em}
.icalc label{flex-direction:row;flex-wrap:wrap;justify-content:space-between}.icalc input[type=range]{flex-basis:100%}
input[type=range]{padding:0;border:0;background:none;accent-color:var(--accent-l);height:22px}
.icalc-out{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line-d);border:1px solid var(--line-d);border-radius:var(--r);overflow:hidden}
.icalc-out div{background:var(--char2);padding:18px 20px}
.icalc-out span{display:block;font:600 .58rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-bottom:8px}
.icalc-out b{font:400 1.8rem/1.1 var(--serif);color:var(--accent-l)}
.icalc small{color:rgba(255,255,255,.5);line-height:1.5}

/* process */
.proc{background:var(--ivory);margin:var(--inset);border-radius:var(--r-xl)}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.step{padding-top:26px;border-top:1px solid var(--ink)}
.step span{font:400 3.6rem/1 var(--serif);color:var(--accent)}
.step h3{margin:.3em 0 .3em}.step p{color:var(--muted);font-size:.95rem}

/* testimonials */
.voices{text-align:center;padding:clamp(90px,11vw,170px) 0}
.voices .eyebrow{justify-content:center;color:var(--muted)}.voices .eyebrow::before{background:var(--accent)}
.qs{max-width:960px;margin:0 auto;position:relative}
.q{margin:0}
.js .q{display:none}.js .q.on{display:block;animation:fadein .9s}
.q blockquote{font:400 clamp(1.9rem,4vw,3.4rem)/1.15 var(--serif);margin:0 0 32px;letter-spacing:-.01em}
.q figcaption b{display:block;font:600 .74rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;margin-bottom:6px}
.q figcaption span{color:var(--muted);font-size:.9rem}
.qdots{display:flex;gap:8px;justify-content:center;margin-top:34px}
.qdots button{width:30px;height:3px;border:0;background:var(--line);cursor:pointer;padding:0;border-radius:3px}.qdots button.on{background:var(--ink)}
html:not(.js) .q{margin-bottom:60px}

/* team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.agent img,.agent-ph{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r-lg);margin-bottom:18px}
.agent-ph{display:flex;align-items:center;justify-content:center;background:var(--ivory);color:var(--accent);font:400 4.6rem/1 var(--serif)}
.agent h3{margin:0}.agent p{color:var(--muted);margin:.2em 0;font-weight:600;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase}.agent small{color:var(--muted)}
.agent-mini{display:flex;gap:14px;align-items:center;margin-bottom:20px}
.agent-mini img,.agent-ph.sm{width:56px;height:56px;aspect-ratio:1;border-radius:50%;margin:0;font-size:1.5rem;flex:none;object-fit:cover}
.agent-mini small{display:block;color:var(--muted)}

/* faq */
.faq-wrap{display:grid;grid-template-columns:1fr 1.5fr;gap:clamp(32px,6vw,110px)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:26px 44px 26px 0;font:400 1.6rem/1.2 var(--serif);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:50%;transform:translateY(-50%);font:300 2rem/1 var(--sans);color:var(--accent);transition:.3s}
.faq details[open] summary::after{content:"–"}
.faq details p{color:#55534d;padding:0 44px 26px 0;margin:0}

/* cta */
.cta{padding:var(--inset)}
.cta-panel{position:relative;border-radius:var(--r-xl);overflow:hidden;color:#fff;text-align:center;padding:clamp(100px,14vw,200px) 24px;background:var(--char)}
.cta-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.cta-shade{position:absolute;inset:0;background:rgba(14,14,16,.55)}
.cta-in{position:relative}.cta-in .eyebrow{justify-content:center}
.cta-in h2{max-width:18ch;margin:0 auto .4em}.cta-in p:not(.eyebrow){max-width:48ch;margin:0 auto;opacity:.9}.cta .hero-cta{justify-content:center}

/* footer: compact */
.ftr{background:var(--char);color:rgba(255,255,255,.66);padding-top:44px;border-radius:var(--r-xl) var(--r-xl) 0 0;margin-top:var(--inset);font-size:.9rem}
.ftr .logo img{height:36px;width:auto}
.ftr-row{display:flex;justify-content:space-between;align-items:center;gap:20px 40px;flex-wrap:wrap;padding-bottom:22px}
.ftr-sub{padding-top:22px;border-top:1px solid var(--line-d)}
.ftr-links{display:flex;flex-wrap:wrap;gap:8px 28px;align-items:center}
.ftr-links a{font:600 .68rem/1.4 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.8);transition:.2s}
.ftr-links a:hover,.ftr-contact a:hover,.social a:hover{color:#fff}
.ftr-guides b{font:600 .62rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--accent-l)}
.ftr-guides a{font-weight:500;letter-spacing:.06em;text-transform:none;font-size:.82rem;color:rgba(255,255,255,.66)}
.ftr-contact{display:flex;flex-wrap:wrap;gap:6px 24px}
.ftr-contact a,.ftr-contact span{font-size:.86rem}
.ftr-bot{display:flex;justify-content:space-between;gap:12px 24px;flex-wrap:wrap;padding-top:18px;padding-bottom:22px;border-top:1px solid var(--line-d);font-size:.74rem;color:rgba(255,255,255,.42)}
.social{display:flex;gap:18px;flex-wrap:wrap}.social a{font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.6)}
.wa-fab{position:fixed;right:22px;bottom:22px;z-index:45;width:56px;height:56px;border-radius:50%;background:#1f9d55;color:#fff;display:flex;align-items:center;justify-content:center;box-shadow:0 10px 30px rgba(0,0,0,.28);transition:transform .25s,bottom .4s}
.wa-fab:hover{transform:scale(1.08)}
body.has-bar .wa-fab{bottom:96px}

/* ---------- cards / listings ---------- */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px 26px}
.card-img{position:relative;display:block;aspect-ratio:4/5;overflow:hidden;background:var(--ivory);border-radius:var(--r-lg)}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.card:hover .card-img img{transform:scale(1.06)}
.badge{position:absolute;top:14px;left:14px;background:rgba(250,249,244,.82);color:var(--ink);font:600 .6rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;padding:9px 13px;border-radius:999px;backdrop-filter:blur(8px)}
.badge-dark{left:auto;right:14px;background:var(--ink);color:#fff}
.card-body{padding:20px 0 0}
.price{font:400 1.3rem/1.2 var(--serif);color:var(--ink);letter-spacing:0;display:block}
.card h3{font:400 1.45rem/1.2 var(--serif);margin:.35em 0 .5em}
.card h3 a:hover{color:var(--accent)}
.loc{display:flex;align-items:center;gap:6px;color:var(--muted);font-size:.88rem;margin:0}.loc svg{flex:none;color:var(--accent)}
.facts{display:flex;gap:18px;flex-wrap:wrap;margin-top:14px;padding-top:14px;border-top:1px solid var(--line);font-size:.8rem;color:#55534d}
.facts li{display:flex;align-items:center;gap:7px}.facts svg{color:var(--accent)}
.count{color:var(--muted);margin:26px 0}.count b{color:var(--ink)}
.page-head{padding:calc(var(--hdr) + var(--inset) + 56px) 0 36px}
.page-head h1{font-size:clamp(2.5rem,5.6vw,5rem);max-width:16ch;margin-bottom:.2em}
.page-head .eyebrow{color:var(--muted)}.page-head .eyebrow::before{background:var(--accent)}
.page-head .lead{color:var(--muted);opacity:1}
.page-head .btn-gold{background:var(--ink);color:#fff}.page-head .btn-line{border-color:var(--ink);color:var(--ink)}.page-head .btn-line:hover{background:var(--ink);color:#fff}
.filters{display:grid;grid-template-columns:repeat(auto-fit,minmax(130px,1fr));gap:22px;align-items:end;padding:6px 0 28px;border-bottom:1px solid var(--line)}
.filters .grow{grid-column:span 2}.filters .btn{height:48px}
.pager{display:flex;gap:8px;justify-content:center;margin-top:64px;flex-wrap:wrap}
.pager a{min-width:46px;height:46px;display:flex;align-items:center;justify-content:center;border:1px solid var(--line);border-radius:50%;font-weight:600}
.pager a.on,.pager a:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.empty{text-align:center;padding:80px 0}.empty a{color:var(--accent);text-decoration:underline}

/* ---------- property: immersive ---------- */
.ph{position:relative;height:100vh;height:100svh;min-height:640px;color:#fff;overflow:hidden;display:flex;align-items:flex-end;background:var(--char);border-radius:0 0 var(--r-xl) var(--r-xl)}
.ph-bg{position:absolute;inset:0}.ph-bg img{width:100%;height:100%;object-fit:cover;animation:kb 22s ease-out both}
.ph-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,14,16,.5) 0,rgba(14,14,16,.04) 30%,rgba(14,14,16,.18) 52%,rgba(14,14,16,.82) 100%)}
.ph-in{position:relative;z-index:2;width:100%;padding-bottom:clamp(50px,8vh,90px)}
.ph-badges{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:20px}
.tag{border:1px solid rgba(255,255,255,.5);padding:8px 14px;border-radius:999px;font:600 .6rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;backdrop-filter:blur(6px)}.tag.gold{background:#fff;border-color:#fff;color:var(--ink)}
.ph h1{font-size:clamp(2.4rem,5.6vw,5.4rem);max-width:15ch;margin-bottom:.25em}
.ph .loc{color:rgba(255,255,255,.88);font-size:1rem}.ph .loc svg{color:#fff}
.ph-meta{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap;margin-top:32px;padding-top:24px;border-top:1px solid rgba(255,255,255,.28)}
.ph-price .price{font-size:clamp(2.1rem,3.6vw,3.2rem);color:#fff}.ph-price small{display:block;color:rgba(255,255,255,.7);margin-top:4px}
.ph-facts{display:flex;gap:34px}.ph-facts li{display:flex;flex-direction:column}.ph-facts b{font:300 2.2rem/1 var(--serif)}.ph-facts span{font:600 .58rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;opacity:.75;margin-top:6px}
.ph-photos{position:absolute;right:28px;top:calc(var(--hdr) + var(--inset) + 22px);z-index:3;display:flex;gap:8px;align-items:center;background:rgba(20,20,22,.4);backdrop-filter:blur(10px);color:#fff;border:1px solid rgba(255,255,255,.3);padding:12px 18px;border-radius:999px;font:600 .62rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;cursor:pointer}
.ph-photos:hover{background:#fff;color:var(--ink)}
.cue{display:inline-flex;flex-direction:column;align-items:center;gap:12px;font:600 .6rem/1 var(--sans);letter-spacing:.3em;text-transform:uppercase;opacity:.85}
.cue i{width:1px;height:42px;background:linear-gradient(#fff,transparent);animation:cue 2s ease-in-out infinite;transform-origin:top}
@keyframes cue{0%{transform:scaleY(0)}50%{transform:scaleY(1)}100%{transform:scaleY(1);opacity:0}}
.ph .cue{position:absolute;right:34px;bottom:34px;z-index:3}
.chap{position:fixed;left:22px;top:50%;transform:translateY(-50%);z-index:35;display:flex;flex-direction:column;gap:6px;opacity:0;pointer-events:none;transition:opacity .4s}
.chap.show{opacity:1;pointer-events:auto}
.chap a{display:flex;align-items:center;gap:12px;font:600 .58rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--muted);padding:7px 0}
.chap i{width:9px;height:9px;border-radius:50%;border:1px solid currentColor;transition:.3s;flex:none}
.chap span{opacity:0;transform:translateX(-6px);transition:.3s;white-space:nowrap;background:var(--card);padding:6px 11px;border-radius:999px;box-shadow:0 4px 20px rgba(0,0,0,.1);color:var(--ink)}
.chap a:hover span,.chap a.on span{opacity:1;transform:none}
.chap a.on i{background:var(--accent);border-color:var(--accent);transform:scale(1.35)}
.chap.dark-bg a{color:rgba(255,255,255,.6)}.chap.dark-bg a.on{color:var(--accent-l)}
.ov{padding:clamp(80px,11vw,170px) 0}
.ov-grid{display:grid;grid-template-columns:1.6fr 1fr;gap:clamp(40px,7vw,120px);align-items:start}
.ov-lead{font:300 clamp(1.5rem,2.8vw,2.4rem)/1.25 var(--serif);margin-bottom:1.1em}
.ov-p{color:#55534d;max-width:62ch}
.ov-side{position:sticky;top:calc(var(--hdr) + var(--inset) + 20px);padding:28px;border-radius:var(--r-lg);background:var(--card);border:1px solid var(--line)}
.side-btns{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin-bottom:12px}.side-btns .btn{padding:15px 10px}
.story{padding:0 var(--inset)}
.st-fig{position:relative;display:block;overflow:hidden;background:var(--ivory);cursor:zoom-in;border-radius:var(--r-xl)}
.st-full{height:min(90vh,940px);margin:10px 0}
.st-pair{display:grid;grid-template-columns:1fr 1fr;gap:10px;margin:10px 0}
.st-pair .st-fig{height:min(76vh,740px)}
.par{position:absolute;inset:-8% 0;display:block}.par img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.st-fig:hover .par img{transform:scale(1.03)}
.st-fig em{position:absolute;left:24px;bottom:20px;font:400 1.2rem/1 var(--serif);font-style:normal;color:#fff;text-shadow:0 2px 20px rgba(0,0,0,.6);letter-spacing:.08em}
.amen{padding:clamp(80px,10vw,140px) 0;margin-top:var(--inset)}
.amen-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:50px;border-top:1px solid var(--line-d)}
.amen-grid li{padding:28px 24px 28px 0;border-bottom:1px solid var(--line-d);font:300 1.5rem/1.2 var(--serif);display:flex;flex-direction:column;gap:14px}
.amen-grid span{font:600 .6rem/1 var(--sans);letter-spacing:.24em;color:var(--accent-l)}
.det{padding:clamp(80px,10vw,140px) 0}
.details{display:grid;grid-template-columns:1fr 1fr;gap:0 80px;margin:40px 0 0}
.details div{display:flex;justify-content:space-between;gap:16px;padding:20px 0;border-bottom:1px solid var(--line)}
.details dt{color:var(--muted);font:600 .64rem/1.7 var(--sans);letter-spacing:.16em;text-transform:uppercase}.details dd{margin:0;font-weight:600;text-align:right}
.loc-sec{padding-top:clamp(40px,6vw,80px)}
.loc-sec .wrap{margin-bottom:34px}
.map{width:100%;height:360px;border:0;border-radius:var(--r-lg);filter:grayscale(.35)}.map.wide{height:520px;display:block;width:calc(100% - var(--inset)*2);margin:0 auto}
.fin{padding:clamp(80px,10vw,140px) 0;margin-top:var(--inset)}
.fin-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(36px,7vw,110px);align-items:center}
.calc{background:var(--char2);border:1px solid var(--line-d);border-radius:var(--r-lg);padding:32px;display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.calc-out{grid-column:1/-1;border-top:1px solid var(--line-d);padding-top:20px}
.calc-out span{display:block;font:600 .6rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.5)}
.calc-out b{font:400 2.9rem/1.2 var(--serif);color:var(--accent-l)}.calc-out small{display:block;color:rgba(255,255,255,.5)}
.plan-bar{display:flex;height:96px;margin-bottom:22px;border-radius:var(--r);overflow:hidden}
.plan-bar i{display:flex;flex-direction:column;justify-content:center;padding:0 22px;background:var(--accent-l);color:var(--ink);font-style:normal;overflow:hidden}
.plan-bar i.b{background:var(--char3);color:#fff}
.plan-bar b{font:400 2.3rem/1 var(--serif)}.plan-bar span{font:600 .58rem/1.3 var(--sans);letter-spacing:.14em;text-transform:uppercase}
.enq{padding:clamp(80px,10vw,140px) 0;margin-top:var(--inset)}
.enq-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,7vw,110px);align-items:start}
.enq h2{max-width:12ch}.enq-agent{margin-top:36px;color:#fff}.enq-agent small{color:rgba(255,255,255,.55)}
.side-card{background:var(--card);border:1px solid var(--line);border-radius:var(--r-lg);padding:32px}
.side-card.dark{background:var(--char2);border-color:var(--line-d)}
.side-card.dark label{color:rgba(255,255,255,.55)}.side-card.dark input,.side-card.dark textarea,.side-card.dark select{background:var(--char);border-color:var(--line-d);color:#fff}
.side-card.dark .btn-gold{background:#f2f1e9;color:var(--ink)}
.pbar{position:fixed;left:var(--inset);right:var(--inset);bottom:var(--inset);z-index:50;background:rgba(23,23,26,.82);backdrop-filter:blur(18px) saturate(1.4);-webkit-backdrop-filter:blur(18px) saturate(1.4);color:#fff;border:1px solid var(--line-d);border-radius:999px;transform:translateY(160%);transition:transform .5s var(--ease)}
.pbar.show{transform:none}
.pbar-in{max-width:var(--wrap);margin:0 auto;padding:10px 12px 10px 28px;display:flex;justify-content:space-between;align-items:center;gap:20px}
.pbar-t{display:flex;flex-direction:column;min-width:0}.pbar-t b{font:400 1.2rem/1.2 var(--serif);white-space:nowrap;overflow:hidden;text-overflow:ellipsis}.pbar-t .price{color:var(--accent-l);font-size:1rem}
.pbar-a{display:flex;gap:8px;flex:none}

/* ---------- forms / misc ---------- */
.form{display:grid;gap:16px}.form h3{margin:0 0 4px}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.form textarea{resize:vertical;min-height:110px}.form .btn{width:100%;padding:19px}
.hp{position:absolute!important;left:0;width:1px;height:1px;opacity:0;overflow:hidden;clip:rect(0 0 0 0);pointer-events:none;padding:0;border:0}
.notice{padding:14px 16px;font-size:.9rem;margin:0;border-radius:12px}
.notice.ok{background:#e8f5ec;color:#16613a;border:1px solid #bfe2cb}.notice.bad{background:#fdecea;color:#8a1f17;border:1px solid #f3c1bc}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,90px);align-items:start}
.ci{display:flex;gap:18px;padding:22px 0;border-bottom:1px solid var(--line);align-items:flex-start}.ci svg{color:var(--accent);flex:none;margin-top:2px}
.ci b{display:block;font:400 1.5rem/1.2 var(--serif)}.ci a:hover{color:var(--accent)}
.contact-info .map{margin-top:30px}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,100px);align-items:center}
.split-img img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:var(--r-xl)}
.split-txt p{color:#55534d}
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.service{background:var(--card);border:1px solid var(--line);border-radius:var(--r-lg);padding:38px 34px;transition:.4s}.service:hover{background:var(--ink);color:#fff;border-color:var(--ink)}.service:hover p{color:rgba(255,255,255,.7)}
.service h3{margin-bottom:.4em}.service p{color:var(--muted);margin:0;font-size:.95rem}
.alt .service{background:var(--paper)}.alt .service:hover{background:var(--ink)}
.alt-stats{background:var(--ivory)}

.js .reveal{opacity:0;transform:translateY(30px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.js .reveal.in{opacity:1;transform:none}
.lb{position:fixed;inset:0;z-index:100;background:rgba(14,14,16,.96);display:flex;align-items:center;justify-content:center}
.lb img{max-width:92vw;max-height:86vh;object-fit:contain;border-radius:12px}
.lb button{position:absolute;background:none;border:0;color:#fff;font-size:2.6rem;cursor:pointer;padding:16px;line-height:1}
.lb .x{top:10px;right:14px}.lb .p{left:10px;top:50%}.lb .n{right:10px;top:50%}
.lb small{position:absolute;bottom:18px;color:#aaa;letter-spacing:.14em}
@media (prefers-reduced-motion:reduce){
  .js .reveal{opacity:1;transform:none;transition:none}.hero-photo,.ph-bg img,.cue i,.pin i::after{animation:none}html{scroll-behavior:auto}
}

/* ---------- responsive ---------- */
@media (max-width:1100px){
  .grid,.team{grid-template-columns:repeat(2,1fr)}
  .services{grid-template-columns:repeat(2,1fr)}.steps{grid-template-columns:repeat(2,1fr)}
  .search-grid{grid-template-columns:1fr 1fr}.search-grid .btn{grid-column:1/-1}
  .map-grid,.invest-grid,.fin-grid,.enq-grid,.ov-grid{grid-template-columns:1fr}.ov-side{position:static}
  .rows a{grid-template-columns:44px 2fr 1fr 1.2fr 30px}.r-c{display:none}
  .amen-grid{grid-template-columns:repeat(2,1fr)}
  .chap{display:none}
}
@media (max-width:860px){
  :root{--hdr:58px;--inset:10px;--r-xl:26px;--r-lg:20px}
  .burger{display:block}.hide-m{display:none}
  .hdr .hdr-in{padding:0 6px 0 20px}
  .nav{position:fixed;top:calc(var(--hdr) + var(--inset)*2);left:var(--inset);right:var(--inset);background:rgba(242,241,233,.98);color:var(--ink);flex-direction:column;gap:0;padding:8px 24px 18px;border-radius:var(--r-lg);border:1px solid var(--line);box-shadow:0 20px 60px rgba(0,0,0,.18);opacity:0;pointer-events:none;transform:translateY(-10px);transition:.35s var(--ease)}
  .nav.open{opacity:1;pointer-events:auto;transform:none}.nav a{padding:18px 0;border-bottom:1px solid var(--line);font-size:.8rem}.nav a:last-child{border:0}
  .split,.faq-wrap,.contact-grid{grid-template-columns:1fr}
  .stats-grid{grid-template-columns:1fr 1fr}
  .calc,.details{grid-template-columns:1fr}.details{gap:0}
  .hc2{padding:80px 20px 150px}.hc2 h1{font-size:clamp(2.6rem,12vw,4.2rem)}
  .search-wrap{margin-top:-70px}
  .st-pair{grid-template-columns:1fr}.st-pair .st-fig{height:56vh}.st-full{height:60vh}
  .pbar-in{padding:8px 8px 8px 20px}.hide-s{display:none}
  .ph-photos{right:18px}.ph .cue{display:none}
  .peek{display:none}.r-th{display:block}
  .rows a{grid-template-columns:84px 1fr auto;grid-template-areas:"th t ar" "th a p";gap:6px 16px}
  .r-n{display:none}.r-th{grid-area:th}.r-t{grid-area:t;font-size:1.4rem}.r-a{grid-area:a}.r-p{grid-area:p;text-align:right}.r-ar{grid-area:ar}
}
@media (max-width:620px){
  .ftr-bot{padding-bottom:84px}
  .grid,.team,.services,.steps,.amen-grid{grid-template-columns:1fr}
  .search{padding:18px}.search-grid{grid-template-columns:1fr}
  .tabs span{padding:10px 14px}
  .form .two{grid-template-columns:1fr}.filters .grow{grid-column:auto}
  .why b{flex-basis:96px;font-size:2.1rem}
  .wrap{padding-left:20px;padding-right:20px}
  .icalc-out{grid-template-columns:1fr}
  .slide{flex-basis:78vw}
  .ph-facts{gap:22px}.ph-facts b{font-size:2rem}
  .pbar{border-radius:26px}
}

/* ---------- home: line-up / promo / help ---------- */
.btn-outline{border-color:var(--ink);color:var(--ink)}.btn-outline:hover{background:var(--ink);color:#fff}
.lineup{padding:clamp(90px,11vw,160px) 0 clamp(70px,8vw,110px)}
.lineup .sec-head{align-items:flex-end}
.lineup .sec-note{margin-top:14px;max-width:44ch}
.pilltabs{display:inline-flex;gap:4px;padding:4px;background:var(--ivory);border-radius:999px}
.pilltabs button{border:0;background:transparent;font:600 .68rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);padding:14px 22px;border-radius:999px;cursor:pointer;transition:.25s}
.pilltabs button.on{background:var(--ink);color:#fff}
.tabpane[hidden]{display:none}
.lineup-more{text-align:center;margin:56px 0 0}
.promo{padding:var(--inset)}
.promo-panel{position:relative;border-radius:var(--r-xl);overflow:hidden;color:#fff;background:var(--char);min-height:min(78vh,640px);display:flex;align-items:flex-end}
.promo-panel .cta-shade{background:linear-gradient(90deg,rgba(14,14,16,.75),rgba(14,14,16,.2) 70%)}
.promo-in{position:relative;padding:clamp(32px,6vw,80px);max-width:640px}
.promo-in h2{margin-bottom:.4em}.promo-in p:not(.eyebrow){opacity:.88;margin-bottom:0}
.help{padding:clamp(90px,11vw,170px) 0 clamp(70px,9vw,120px);text-align:center}
.help-in{max-width:760px}.help-in p{color:var(--muted);max-width:52ch;margin:0 auto}
.help .hero-cta{justify-content:center}
@media (max-width:620px){.pilltabs{width:100%}.pilltabs button{flex:1;padding:14px 8px}.promo-panel{min-height:70vh}}

/* ---------- mortgage calculator ---------- */
.mtg-sec{padding:clamp(70px,9vw,130px) 0}.mtg-sec.tight{padding-top:20px}
.mtg-sec h2{margin-bottom:1.2em}
.mtg{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:clamp(28px,5vw,72px);align-items:start}
.mtg-form{display:grid;gap:30px}
.mf>label{display:block;font:700 .66rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:#4f4d47;margin-bottom:12px}
.mf .box{display:flex;align-items:center;gap:12px;background:var(--card);border:1px solid var(--line);border-radius:14px 14px 0 0;padding:0 18px;transition:.2s}
.mf .box:focus-within{border-color:var(--ink);box-shadow:0 0 0 3px rgba(29,29,32,.07)}
.mf .box input{border:0;background:transparent;padding:16px 0;font:500 1.1rem/1.2 var(--sans);box-shadow:none;border-radius:0;flex:1;min-width:0}
.mf .box input:focus{border:0}
.mf .u,.mf .box b{font:700 .8rem/1 var(--sans);color:var(--muted);letter-spacing:.06em}
.mf .box b{color:var(--ink);font-size:.95rem}
.mf input[type=range]{display:block;width:100%;height:6px;margin:0;padding:0;appearance:none;-webkit-appearance:none;background:linear-gradient(var(--ink),var(--ink)) 0/var(--fill,0%) 100% no-repeat,var(--ivory);border-radius:0 0 6px 6px;cursor:pointer;accent-color:var(--ink)}
.mf input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:22px;height:22px;border-radius:50%;background:var(--ink);border:3px solid var(--paper);box-shadow:0 2px 8px rgba(0,0,0,.25)}
.mf input[type=range]::-moz-range-thumb{width:18px;height:18px;border-radius:50%;background:var(--ink);border:3px solid var(--paper)}
.mf .rng{display:flex;justify-content:space-between;margin-top:10px;font-size:.76rem;color:var(--muted)}
.seg{display:grid;grid-template-columns:repeat(3,1fr);gap:4px;padding:4px;background:var(--ivory);border-radius:999px}
.seg button{border:0;background:transparent;padding:13px 8px;border-radius:999px;font:600 .8rem/1.2 var(--sans);color:var(--muted);cursor:pointer;transition:.25s}
.seg button.on{background:var(--ink);color:#fff}
.mtg-res{position:sticky;top:calc(var(--hdr) + var(--inset) + 20px);background:var(--char);color:#fff;border-radius:var(--r-xl);padding:clamp(24px,3vw,36px);display:grid;gap:18px}
.mtg-res h3{font:300 1.6rem/1.2 var(--serif);margin:0}
.mtg-out{display:grid;grid-template-columns:1.3fr 1fr;gap:16px;padding:6px 0 4px}
.mtg-out span{display:block;font:600 .62rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.55);margin-bottom:8px}
.mtg-out b{font:300 2.1rem/1.1 var(--serif);color:var(--accent-l)}
.costs table{width:100%;border-collapse:collapse;font-size:.86rem}
.costs td{padding:9px 0;border-bottom:1px solid var(--line-d);color:rgba(255,255,255,.78)}.costs td:last-child{text-align:right;white-space:nowrap;color:#fff}
.costs tr.tot td{border-bottom:0;padding-top:14px;font-weight:700;color:#fff}
.costs[hidden]{display:none}
.mtg-res small{color:rgba(255,255,255,.5);line-height:1.5}
.mtg-res .btn-gold{background:#f2f1e9;color:var(--ink)}.mtg-res .btn-gold:hover{background:#fff}

/* ---------- regulatory information (Property Finder layout) ---------- */
.reg{padding:clamp(50px,6vw,90px) 0 clamp(70px,8vw,110px)}
.reg-card{display:flex;justify-content:space-between;align-items:center;gap:40px;background:var(--ivory);border-radius:20px;padding:clamp(26px,3.4vw,44px) clamp(26px,4vw,56px)}
.reg-info{flex:1;min-width:0}
.reg-info h2{font:600 clamp(1.5rem,2.2vw,1.9rem)/1.2 var(--sans);letter-spacing:-.01em;margin:0 0 1.5rem}
.reg-info dl{margin:0;display:grid;gap:18px}
.reg-info dl>div{display:grid;grid-template-columns:minmax(150px,270px) 1fr;gap:20px;align-items:center}
.reg-info dt{font:600 1.05rem/1.4 var(--sans);color:var(--ink)}
.reg-info dd{margin:0;font:400 1.05rem/1.4 var(--sans);color:var(--ink);display:flex;align-items:center;gap:12px;word-break:break-word}
.info{position:relative;flex:none;width:26px;height:26px;border:1.5px solid var(--ink);border-radius:50%;display:inline-flex;align-items:center;justify-content:center;font:500 .85rem/1 'Courier New',monospace;cursor:help;outline-offset:3px}
.info::after{content:attr(data-tip);position:absolute;left:50%;bottom:calc(100% + 10px);transform:translateX(-50%) translateY(4px);width:max-content;max-width:260px;background:var(--ink);color:#fff;font:500 .78rem/1.45 var(--sans);padding:10px 14px;border-radius:10px;opacity:0;pointer-events:none;transition:.2s;z-index:5;text-align:left}
.info:hover::after,.info:focus::after{opacity:1;transform:translateX(-50%)}
.reg-qr{flex:none;text-align:center;background:#fff;border-radius:var(--r-lg);padding:20px}
.reg-qr .qr{width:150px;height:150px;margin:0 auto 10px}.reg-qr .qr svg{width:100%;height:100%;display:block}
.reg-qr small{display:block;color:var(--muted);max-width:150px;margin:0 auto;line-height:1.4}
@media (max-width:1100px){.mtg{grid-template-columns:1fr}.mtg-res{position:static}}
@media (max-width:620px){.reg-card{flex-direction:column;align-items:stretch}.reg-info dl>div{grid-template-columns:1fr;gap:2px}.reg-qr{align-self:center}.info::after{left:0;transform:translateY(4px)}.info:hover::after,.info:focus::after{transform:none}.seg button{font-size:.8rem;padding:13px 4px}.mtg-out b{font-size:1.7rem}}

/* ---------- guides & news ---------- */
.cat-tabs{display:flex;flex-wrap:wrap;margin-bottom:40px}
.cat-tabs a{padding:12px 20px;border-radius:999px;font:600 .68rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);transition:.25s}
.cat-tabs a.on{background:var(--ink);color:#fff}
.post-card .card-img{aspect-ratio:3/2}
.post-card .card-body{display:grid;gap:10px;padding-top:18px}.post-card h3{margin:0}.post-card .card-body p{margin:0;font-size:.95rem}
.post-ph{display:flex;align-items:center;justify-content:center;width:100%;height:100%;background:var(--ink);color:var(--accent-l);font:300 1.6rem/1.2 var(--serif);text-align:center;padding:20px}
.article-head h1{max-width:20ch}.byline{margin:18px 0 0;font-size:.82rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.article-cover{width:100%;aspect-ratio:2/1;object-fit:cover;border-radius:var(--r-xl);margin-bottom:clamp(30px,5vw,60px)}
.article-wrap{padding-bottom:clamp(60px,8vw,110px)}
.prose-lg{max-width:760px;margin:0 auto;font-size:1.08rem;line-height:1.85;color:#3b3935}
.prose-lg h2{font:300 clamp(1.7rem,3vw,2.3rem)/1.15 var(--serif);color:var(--ink);margin:2.2em 0 .6em}
.prose-lg h3{font:400 1.35rem/1.3 var(--serif);color:var(--ink);margin:1.8em 0 .5em}
.prose-lg ul{padding-left:1.2em;list-style:disc;margin:0 0 1.2em}.prose-lg li{margin:.4em 0}
.prose-lg a{color:var(--accent);text-decoration:underline;text-underline-offset:3px}.prose-lg strong{color:var(--ink)}

/* ---------- property documents ---------- */
.docs{margin-top:22px;padding-top:20px;border-top:1px solid var(--line);display:grid;gap:10px}
.docs h4{font:600 .66rem/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin:0 0 4px}
.docdl>summary{list-style:none;cursor:pointer}.docdl>summary::-webkit-details-marker{display:none}
.docdl[open]>summary{background:var(--ink);color:#fff}
.docdl .form{margin-top:12px;padding:18px;background:var(--paper);border:1px solid var(--line);border-radius:var(--r)}
.docdl .form .btn{padding:16px}

/* ---------- mobile refinements ---------- */
.pin::before{content:"";position:absolute;left:-16px;top:-16px;width:46px;height:46px}
@media (max-width:860px){
  .pbar-t b{display:none}
  .pbar-t .price{white-space:nowrap;font-size:1.15rem}
  .pbar-a .btn-sm{padding:12px 16px}
  body.has-bar .wa-fab{display:none}
}
@media (max-width:400px){
  .pbar-in{gap:10px}.pbar-a{gap:6px}.pbar-a .btn-sm{padding:12px 13px;font-size:.74rem;letter-spacing:.08em}
}

/* ---------- phone typography: nothing below ~12px, consistent label sizes ---------- */
@media (max-width:860px){
  .eyebrow,.tabs span,.pilltabs button,.cat-tabs a,.badge,.tag,.ph-photos,.pin span,.mp-body small,.slide-txt small,.ftr-guides b,.social a,.byline,.amen-grid span{font-size:.75rem;letter-spacing:.12em}
  .search label,.filters label,.form label,.calc label,.icalc label,.mf>label,.details dt,.mp-stats div span,.mtg-out span,.icalc-out span,.calc-out span,.ph-facts span,.keyfacts span,.stats-grid span,.q figcaption b,.slide-n{font-size:.75rem;letter-spacing:.1em}
  .btn,.link-arrow,.ftr-links a,.nav a,.pager a{font-size:.78rem}
  .btn-sm{font-size:.72rem}
  .ftr-bot,.ftr-guides a{font-size:.82rem}
  .facts{font-size:.86rem}.loc{font-size:.92rem}
  .tag{padding:8px 13px}.badge{padding:9px 13px}
  .side-card{padding:24px 20px}
  .side-card.dark,.enq .side-card{padding:22px 18px}
  .service p,.step p,.agent small,.agent p{font-size:.92rem}
  .lead{font-size:1.02rem;line-height:1.6}
  h3{line-height:1.15}
  p,li{overflow-wrap:break-word}
}

/* ---------- text rhythm ---------- */
h1,h2,h3,.ov-lead,.q blockquote,.mf-title{text-wrap:balance}
p,.lead,.prose-lg li{text-wrap:pretty}
@media (max-width:860px){
  .sec{padding:clamp(56px,14vw,84px) 0}
  .sec.tight{padding:28px 0 56px}
  .page-head{padding-bottom:30px}
  .manifest,.lineup{padding-top:64px}
  .ov,.det,.fin,.enq,.amen,.mtg-sec,.reg{padding-top:60px;padding-bottom:60px}
  .mtg-sec.tight{padding-top:8px}
  .sec-head{margin-bottom:28px}
  .help{padding:64px 0 48px}
  .cta-panel{padding:72px 22px}
  .promo-panel{min-height:64vh}
  .ph-in{padding-bottom:44px}
}

/* long words / pasted links never push the page wider */
h1,h2,h3,h4,p,li,dd,dt,blockquote,figcaption,.card h3 a,.r-t,.slide-txt b,.loc,.mk-sub{overflow-wrap:anywhere;word-break:normal}
.btn,.badge,.tag,.pilltabs button,.nav a{overflow-wrap:normal}
@media (max-width:860px){
  input,select,textarea{font-size:16px}   /* stops iPhones zooming the page when a field is focused */
  .mf .box input{font-size:1.1rem}
}

/* ---------- tighter section rhythm (desktop) ---------- */
.page-head+.sec{padding-top:clamp(28px,3.5vw,48px)}
.manifest{padding-top:clamp(70px,9vw,130px)}
.lineup{padding:clamp(56px,7vw,100px) 0 clamp(48px,6vw,80px)}
.help{padding:clamp(56px,7vw,100px) 0 clamp(48px,6vw,80px)}
.ov{padding:clamp(56px,7vw,100px) 0}
.det,.amen,.fin,.enq,.mtg-sec{padding-top:clamp(56px,7vw,100px);padding-bottom:clamp(56px,7vw,100px)}
.mapsec{padding:clamp(56px,7vw,100px) 0}
.voices{padding:clamp(60px,8vw,110px) 0}
.reg{padding:clamp(36px,4.5vw,64px) 0 clamp(56px,6vw,84px)}
.contact-grid,.split{align-items:start}
.split{align-items:center}
.sec-head{margin-bottom:clamp(28px,3.5vw,44px)}
.cta-panel{padding:clamp(72px,9vw,130px) 24px}

/* ---------- language switcher ---------- */
.lang{position:relative}
.lang summary{list-style:none;display:flex;align-items:center;gap:7px;cursor:pointer;height:40px;padding:0 14px;border-radius:999px;font:600 .72rem/1 var(--sans);letter-spacing:.1em;white-space:nowrap;transition:background .25s}
.lang summary::-webkit-details-marker{display:none}
.lang summary:hover,.lang[open] summary{background:rgba(127,127,127,.16)}
.lang ul{position:absolute;top:calc(100% + 14px);inset-inline-end:0;min-width:176px;margin:0;padding:8px;list-style:none;background:var(--card);color:var(--ink);border:1px solid var(--line);border-radius:18px;box-shadow:0 24px 60px rgba(0,0,0,.2);z-index:70}
.lang a{display:block;padding:11px 14px;border-radius:12px;font:500 .95rem/1.2 var(--sans);color:var(--ink)}
.lang a:hover{background:var(--ivory)}
.lang a.on{font-weight:700;color:var(--accent)}
.ltr{direction:ltr;unicode-bidi:isolate;display:inline-block}
@media (max-width:620px){.lang summary{padding:0 10px}}

/* hero video */
.hero-video{animation:none;z-index:0;background:#2a2a2d}
@media (prefers-reduced-motion:reduce){.hero-video{display:none}}

/* cookie banner & legal */
.cookie{position:fixed;left:var(--inset);right:var(--inset);bottom:var(--inset);z-index:80;display:flex;justify-content:center;pointer-events:none}
.cookie[hidden]{display:none}
.cookie-in{pointer-events:auto;max-width:880px;width:100%;background:rgba(23,23,26,.94);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px);color:#fff;border:1px solid var(--line-d);border-radius:22px;padding:18px 22px;display:flex;align-items:center;gap:22px;box-shadow:0 24px 70px rgba(0,0,0,.35)}
.cookie-in b{display:block;font:500 1.15rem/1.2 var(--serif);margin-bottom:4px}
.cookie-in p{margin:0;font-size:.88rem;line-height:1.55;color:rgba(255,255,255,.75)}
.cookie-in a{text-decoration:underline;color:#fff}
.cookie-btns{display:flex;gap:10px;flex:none}
.cookie .btn-line{border-color:rgba(255,255,255,.35);color:#fff}
.legal-nav{display:flex;gap:18px;flex-wrap:wrap}
.legal-nav a,.legal-nav button{background:none;border:0;padding:0;color:inherit;font:inherit;cursor:pointer;opacity:.75;text-decoration:underline;text-underline-offset:3px}
.legal-nav a:hover,.legal-nav button:hover{opacity:1}
.legal h2{font-size:1.6rem;margin:2.2rem 0 .6rem}
.legal-links{display:flex;gap:26px;flex-wrap:wrap;margin-top:3rem}
@media (max-width:700px){.cookie-in{flex-direction:column;align-items:stretch;gap:14px;padding:18px}.cookie-btns .btn{flex:1}.ftr-bot{flex-direction:column;align-items:flex-start;gap:12px}}

/* pop-ups */
.pop{position:fixed;z-index:90;opacity:0;transition:opacity .3s,transform .3s}
.pop.in{opacity:1}
.pop-modal{inset:0;display:flex;align-items:center;justify-content:center;padding:20px;background:rgba(10,10,12,.62);backdrop-filter:blur(4px)}
.pop-card{position:relative;background:var(--card);color:var(--ink);border-radius:var(--r-lg);overflow:hidden;box-shadow:0 30px 90px rgba(0,0,0,.4)}
.pop-modal .pop-card{width:min(480px,100%);max-height:92vh;overflow:auto;transform:translateY(14px) scale(.98);transition:transform .35s var(--ease)}
.pop-modal.in .pop-card{transform:none}
.pop-corner{right:var(--inset);bottom:var(--inset);width:min(360px,calc(100vw - 2*var(--inset)));transform:translateY(20px)}
.pop-corner.in{transform:none}
.pop-bar{left:0;right:0;top:0}
.pop-bar .pop-card{border-radius:0;display:flex;align-items:center;justify-content:center;background:var(--ink);color:#fff;padding:12px 56px 12px 20px}
.pop-bar .pop-body{display:flex;align-items:center;gap:16px;flex-wrap:wrap;justify-content:center;padding:0}
.pop-bar h3,.pop-bar p{margin:0;font-size:.95rem}.pop-bar h3{font-family:var(--sans);font-weight:700}
.pop-bar .pop-btn{padding:10px 18px}
.pop-img{display:block;width:100%;aspect-ratio:4/3;object-fit:cover}
.pop-body{padding:26px 28px 28px}
.pop-body h3{font-size:1.7rem;margin:0 0 .4em}
.pop-body p{margin:0 0 1.2em;color:var(--muted)}
.pop-body .pop-btn{margin-top:4px}
.pop-x{position:absolute;top:10px;right:12px;z-index:2;width:36px;height:36px;border-radius:50%;border:0;background:rgba(255,255,255,.9);color:var(--ink);font-size:1.4rem;line-height:1;cursor:pointer;box-shadow:0 2px 12px rgba(0,0,0,.2)}
.pop-bar .pop-x{background:transparent;color:#fff;box-shadow:none;top:50%;transform:translateY(-50%)}
.pop-form{display:grid;gap:10px}
.pop-form input:not(.hp){padding:13px 14px}
.pop-msg{margin:0;font-size:.9rem;color:#a33}.pop-msg.ok{color:#1a7f45}
@media (prefers-reduced-motion:reduce){.pop,.pop-card{transition:none}}
/* footer bottom row: copyright on the left, legal links + social on the right */
.ftr-bot{justify-content:flex-start;align-items:center;gap:12px 28px}
.ftr-bot>span:first-child{margin-inline-end:auto}
.legal-nav{justify-content:flex-end}
@media (max-width:700px){.ftr-bot>span:first-child{margin-inline-end:0}.legal-nav{justify-content:flex-start}}

/* map: full-height, district chips, richer pins */
.map-grid{align-items:stretch}
.map-left{display:flex;flex-direction:column;gap:16px;min-width:0}
.dmap{aspect-ratio:1000/780;flex:1 1 auto;height:auto;background:#0f1a22;border-color:rgba(217,193,150,.22);box-shadow:inset 0 0 0 1px rgba(255,255,255,.03),0 30px 80px rgba(0,0,0,.35)}
.pin span{opacity:.78;background:rgba(15,17,20,.72);backdrop-filter:blur(4px);font-size:.58rem;padding:6px 10px}
.pin.on span,.pin:hover span{opacity:1;background:#f2f1e9;color:var(--ink);border-color:#f2f1e9}
.pin.on{z-index:3}
.pin i{width:12px;height:12px;box-shadow:0 0 0 4px rgba(217,193,150,.22),0 0 18px rgba(217,193,150,.55)}
.chips{display:flex;flex-wrap:wrap;gap:10px;align-content:flex-start}
.chip{display:inline-flex;align-items:center;gap:10px;padding:11px 16px;border-radius:999px;border:1px solid var(--line-d);background:rgba(255,255,255,.04);color:rgba(255,255,255,.85);font:600 .72rem/1 var(--sans);letter-spacing:.06em;cursor:pointer;transition:.25s}
.chip em{font-style:normal;font-weight:700;font-size:.66rem;padding:3px 8px;border-radius:999px;background:rgba(217,193,150,.18);color:var(--accent-l)}
.chip:hover{border-color:var(--accent-l);color:#fff}
.chip.on{background:#f2f1e9;color:var(--ink);border-color:#f2f1e9}.chip.on em{background:rgba(23,23,26,.1);color:var(--ink)}
.mpanel{min-height:0}
@media (max-width:900px){.map-grid{align-items:start}.dmap{flex:none}}
@media (max-width:620px){.chips{flex-wrap:nowrap;overflow-x:auto;padding-bottom:6px;scrollbar-width:none}.chips::-webkit-scrollbar{display:none}.chip{flex:none}.pin span{display:none}.pin.on span{display:block}}

/* 3D map */
.dmap .gl{position:absolute;inset:0;opacity:0;transition:opacity .9s;z-index:1}
.dmap.gl-on .gl{opacity:1}
.dmap.gl-on svg,.dmap.gl-on .pin{display:none}
.dmap .maplibregl-canvas{outline:0}
.dmap .maplibregl-ctrl-group{background:rgba(23,23,26,.85);border:1px solid var(--line-d);border-radius:12px;box-shadow:none;overflow:hidden}
.dmap .maplibregl-ctrl-group button{background:transparent;border-color:var(--line-d)}
.dmap .maplibregl-ctrl-group button .maplibregl-ctrl-icon{filter:invert(1) opacity(.85)}
.dmap .maplibregl-ctrl-attrib{background:rgba(15,17,20,.7)!important;color:rgba(255,255,255,.55);font-size:10px}
.dmap .maplibregl-ctrl-attrib a{color:rgba(255,255,255,.7)}
.dmap .maplibregl-cooperative-gesture-screen{background:rgba(10,12,14,.7);font-family:var(--sans)}
.gm{position:relative;display:flex;flex-direction:column;align-items:center;gap:7px;background:none;border:0;padding:0;cursor:pointer;color:#fff}
.gm span{white-space:nowrap;font:600 .6rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;background:rgba(15,17,20,.78);backdrop-filter:blur(4px);padding:7px 11px;border:1px solid var(--line-d);border-radius:999px;transition:.25s}
.gm i{width:12px;height:12px;border-radius:50%;background:var(--accent-l);box-shadow:0 0 0 4px rgba(217,193,150,.25),0 0 18px rgba(217,193,150,.6)}
.gm:hover span,.gm.on span{background:#f2f1e9;color:var(--ink);border-color:#f2f1e9}
.gm.on{z-index:5}.gm.on i{background:#fff;box-shadow:0 0 0 6px rgba(217,193,150,.4),0 0 24px rgba(255,255,255,.7)}
.gl-reset{font:600 .66rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;padding:11px 16px;border-radius:999px;border:1px solid rgba(255,255,255,.3);background:rgba(15,17,20,.8);color:#fff;cursor:pointer;backdrop-filter:blur(6px)}
.gl-reset:hover{background:#f2f1e9;color:var(--ink)}
.gl-reset[hidden]{display:none}
@media (max-width:620px){.gm span{font-size:.55rem;padding:6px 8px}}

.gl-tools{position:absolute;left:14px;top:14px;z-index:3;display:flex;gap:8px;flex-wrap:wrap;align-items:center}
.gl-tools[hidden]{display:none}
.gl-seg{display:flex;background:rgba(15,17,20,.82);border:1px solid rgba(255,255,255,.25);border-radius:999px;padding:3px;backdrop-filter:blur(6px)}
.gl-seg button{font:600 .64rem/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;padding:9px 14px;border-radius:999px;border:0;background:transparent;color:rgba(255,255,255,.8);cursor:pointer}
.gl-seg button.on{background:#f2f1e9;color:var(--ink)}

/* testimonials & faq */
.qs{text-align:center}
.q .stars{color:var(--accent);letter-spacing:.25em;margin:0 0 18px;font-size:1.1rem}
.q figcaption{display:flex;flex-direction:column;align-items:center}
.faq-wrap .sec-note{color:var(--muted);margin-top:14px}
.faq-wrap .link-arrow{margin-top:18px}
.sec-head.center .eyebrow{justify-content:center}
.faq-wrap .reveal .sec-note{color:#55534d!important;opacity:1!important}.faq-wrap .link-arrow{color:var(--ink)!important;opacity:1!important}

/* testimonial cards */
.tgrid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(100%,280px),1fr));gap:20px;margin-top:8px}
.tcard{margin:0;background:var(--card);border:1px solid var(--line);border-radius:var(--r-lg);padding:30px 28px 26px;display:flex;flex-direction:column;gap:18px;transition:transform .4s var(--ease),box-shadow .4s var(--ease)}
.tcard:hover{transform:translateY(-4px);box-shadow:0 24px 60px rgba(29,29,32,.1)}
.tcard-top{display:flex;justify-content:space-between;align-items:flex-start}
.tcard .stars{margin:0;color:var(--accent);letter-spacing:.2em;font-size:1rem}
.tcard .tq{font:400 4rem/.6 var(--serif);color:var(--accent);opacity:.35;height:28px}
.tcard blockquote{margin:0;font:400 1.22rem/1.5 var(--serif);letter-spacing:0;flex:1;text-wrap:pretty}
.tcard figcaption{display:flex;align-items:center;gap:14px;padding-top:18px;border-top:1px solid var(--line)}
.tav{flex:none;width:44px;height:44px;border-radius:50%;background:var(--ink);color:#fff;display:flex;align-items:center;justify-content:center;font:500 1.1rem/1 var(--serif)}
.tby{display:flex;flex-direction:column;gap:3px;text-align:start}
.tby b{font:600 .78rem/1.2 var(--sans);letter-spacing:.14em;text-transform:uppercase}
.tby small{color:var(--muted);font-size:.85rem}

/* team: large portrait photos, small radius, name + role underneath (editorial, no card) */
.team{grid-template-columns:repeat(3,1fr);gap:48px 28px}
.agent img,.agent-ph{aspect-ratio:5/6;border-radius:6px;margin-bottom:14px}
.agent-ph{font-size:5rem}
.agent h3{font:700 .86rem/1.3 var(--sans);letter-spacing:.1em;text-transform:uppercase;margin:0}
.agent p{font:400 .95rem/1.4 var(--sans);letter-spacing:0;text-transform:none;color:var(--ink);margin:3px 0 0}
.agent small{display:none}
@media (max-width:900px){.team{grid-template-columns:repeat(2,1fr)}}
@media (max-width:620px){.team{grid-template-columns:repeat(2,1fr);gap:32px 14px}.agent h3{font-size:.76rem}.agent p{font-size:.88rem}}
.agent-ph{background:var(--card);border:1px solid var(--line)}.agent-ph.sm{border:0}

/* testimonial cards: roomier */
.sec-head.center{margin-bottom:clamp(36px,5vw,60px)}
.tgrid{grid-template-columns:repeat(auto-fit,minmax(min(100%,340px),1fr));gap:28px;margin-top:0}
.tgrid:has(.tcard:nth-child(4):last-child){grid-template-columns:repeat(2,minmax(0,1fr))}
.tcard{padding:38px 36px 32px;gap:24px}
.tcard blockquote{font-size:1.32rem;line-height:1.55}
.tcard figcaption{padding-top:24px;gap:16px}
.tcard-top{margin-bottom:2px}
@media (max-width:760px){.tgrid,.tgrid:has(.tcard:nth-child(4):last-child){grid-template-columns:1fr;gap:20px}.tcard{padding:30px 26px 26px}.tcard blockquote{font-size:1.18rem}}
.sec.alt+.sec.alt{margin-top:var(--inset,14px)}

/* about: key numbers centred, evenly padded, same rounded panel as the neighbouring sections */
.alt-stats{margin:var(--inset,14px);border-radius:var(--r-xl);padding:clamp(56px,7vw,96px) 0;display:flex;align-items:center}
.alt-stats .stats-grid{width:100%;padding-top:0;padding-bottom:0}
.alt-stats .stats-grid>div{text-align:center}
.alt-stats .stats-grid b{margin-bottom:8px}
@media (max-width:620px){.alt-stats .stats-grid{gap:34px 18px}}


.page-head h1{max-width:14.5ch}

/* contact: Google map */
.gmap{position:relative;margin-top:22px;border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--line);background:var(--ivory)}
.gmap .map{display:block;width:100%;height:340px;border:0;margin:0;border-radius:0}
.gmap-btn{position:absolute;left:14px;bottom:14px;box-shadow:0 8px 24px rgba(0,0,0,.25)}
html[dir=rtl] .gmap-btn{left:auto;right:14px}
@media (max-width:620px){.gmap .map{height:280px}}
.gmap .map{filter:none}

/* chat assistant */
.chat{position:fixed;right:22px;bottom:22px;z-index:70;font-family:var(--sans)}
.chat-fab{position:relative;width:60px;height:60px;border-radius:50%;border:0;background:var(--ink);color:#fff;display:flex;align-items:center;justify-content:center;cursor:pointer;box-shadow:0 12px 34px rgba(0,0,0,.34);transition:transform .25s,background .25s}
.chat-fab:hover{transform:scale(1.07);background:#000}
.chat-fab::after{content:"";position:absolute;top:3px;right:3px;width:13px;height:13px;border-radius:50%;background:#2ab36b;border:2px solid var(--paper)}
.chat-fab .i-close{display:none}.chat.open .chat-fab .i-open{display:none}.chat.open .chat-fab .i-close{display:block}.chat.open .chat-fab::after{display:none}
body.has-bar .chat{bottom:96px}
.chat-teaser{position:absolute;right:0;bottom:74px;margin:0;width:max-content;max-width:240px;background:var(--card);color:var(--ink);border:1px solid var(--line);border-radius:16px 16px 4px 16px;padding:12px 16px;font-size:.88rem;line-height:1.4;box-shadow:0 14px 40px rgba(0,0,0,.2);cursor:pointer;animation:fadein .5s}
.chat-teaser[hidden]{display:none}
.chat-panel{position:absolute;right:0;bottom:76px;width:380px;max-width:calc(100vw - 32px);height:min(600px,calc(100vh - 130px));background:var(--card);border:1px solid var(--line);border-radius:24px;box-shadow:0 30px 90px rgba(0,0,0,.35);display:flex;flex-direction:column;overflow:hidden;animation:chatin .35s var(--ease)}
.chat-panel[hidden]{display:none}
@keyframes chatin{from{opacity:0;transform:translateY(14px) scale(.98)}to{opacity:1;transform:none}}
.chat-head{display:flex;align-items:center;gap:12px;padding:16px 16px 16px 18px;background:var(--ink);color:#fff}
.chat-av{width:40px;height:40px;border-radius:50%;overflow:hidden;flex:none;background:#000;border:1px solid rgba(255,255,255,.25)}
.chat-av img{width:100%;height:100%;object-fit:cover}
.chat-ttl{flex:1;min-width:0}.chat-ttl b{display:block;font:600 .95rem/1.2 var(--sans)}
.chat-ttl small{display:flex;align-items:center;gap:6px;font-size:.74rem;color:rgba(255,255,255,.7);margin-top:3px}
.chat-ttl small i{width:7px;height:7px;border-radius:50%;background:#2ab36b}
.chat-wa{width:38px;height:38px;border-radius:50%;background:#1f9d55;color:#fff;display:flex;align-items:center;justify-content:center;flex:none}
.chat-x{width:34px;height:34px;border-radius:50%;border:0;background:rgba(255,255,255,.12);color:#fff;font-size:1.4rem;line-height:1;cursor:pointer;flex:none}
.chat-body{flex:1;overflow-y:auto;padding:18px 16px 8px;display:flex;flex-direction:column;gap:12px;background:var(--paper)}
.cm{display:flex;flex-direction:column;gap:8px;max-width:88%}
.cm-bot{align-self:flex-start}.cm-me{align-self:flex-end;align-items:flex-end}
.cm-b{padding:12px 15px;border-radius:18px;font-size:.92rem;line-height:1.5;word-break:break-word}
.cm-bot .cm-b{background:var(--card);border:1px solid var(--line);border-bottom-left-radius:5px;color:var(--ink)}
.cm-me .cm-b{background:var(--ink);color:#fff;border-bottom-right-radius:5px}
.cm-b a{color:var(--accent);text-decoration:underline}
.cm-typing .cm-b{display:flex;gap:5px;padding:14px 16px}
.cm-typing i{width:7px;height:7px;border-radius:50%;background:var(--muted);animation:cmdot 1s infinite}.cm-typing i:nth-child(2){animation-delay:.15s}.cm-typing i:nth-child(3){animation-delay:.3s}
@keyframes cmdot{0%,60%,100%{opacity:.25;transform:none}30%{opacity:1;transform:translateY(-3px)}}
.cm-cards{display:flex;flex-direction:column;gap:8px;width:100%}
.cm-card{display:flex;gap:12px;align-items:center;background:var(--card);border:1px solid var(--line);border-radius:14px;padding:8px;transition:.25s}
.cm-card:hover{border-color:var(--accent);transform:translateY(-1px)}
.cm-card img{width:84px;height:64px;object-fit:cover;border-radius:9px;flex:none}
.cm-card span{display:flex;flex-direction:column;gap:2px;min-width:0}
.cm-card b{font:600 .84rem/1.25 var(--sans);overflow:hidden;text-overflow:ellipsis;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical}
.cm-card em{font-style:normal;color:var(--accent);font-weight:700;font-size:.82rem}
.cm-card small{color:var(--muted);font-size:.74rem;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.cm-link,.cm-wa{align-self:flex-start;display:inline-flex;align-items:center;font:600 .72rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;padding:11px 16px;border-radius:999px}
.cm-link{background:var(--ink);color:#fff}.cm-wa{background:#1f9d55;color:#fff}
.cm-lead{display:grid;gap:8px;background:var(--card);border:1px solid var(--line);border-radius:16px;padding:14px}
.cm-lead input:not(.hp){padding:12px 14px;border-radius:10px;font-size:16px}
.cm-lead button{border:0;background:var(--ink);color:#fff;border-radius:999px;padding:13px;font:600 .72rem/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;cursor:pointer}
.cm-lead button:disabled{opacity:.6}
.cm-note{margin:0;font-size:.82rem;color:#a33}.cm-thanks{margin:0;font-size:.88rem;color:#1a7f45}
.chat-chips{display:flex;gap:8px;flex-wrap:wrap;padding:6px 14px 10px;background:var(--paper)}
.chat-chips:empty{display:none}
.chat-chips button{border:1px solid var(--line);background:var(--card);color:var(--ink);border-radius:999px;padding:9px 14px;font:500 .8rem/1 var(--sans);cursor:pointer;transition:.2s}
.chat-chips button:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.chat-form{display:flex;gap:8px;padding:12px;border-top:1px solid var(--line);background:var(--card)}
.chat-form input{flex:1;border-radius:999px;padding:13px 18px;font-size:16px}
.chat-form button{width:48px;height:48px;border-radius:50%;border:0;background:var(--ink);color:#fff;display:flex;align-items:center;justify-content:center;cursor:pointer;flex:none}
@media (max-width:620px){
  .chat{right:14px;bottom:14px}
  .chat-panel{position:fixed;inset:auto 10px 84px 10px;width:auto;max-width:none;height:min(78vh,620px)}
  body.has-bar .chat{display:block;bottom:84px}
}
@media (prefers-reduced-motion:reduce){.chat-panel,.chat-teaser{animation:none}}

/* chat: "How can I help you?" callout */
.chat-teaser{display:flex;align-items:center;gap:10px;right:0;bottom:12px;padding:14px 12px 14px 20px;max-width:none;border:1px solid rgba(0,0,0,.08);border-radius:999px;background:#fff;color:#1d1d20;font:600 .95rem/1 var(--sans);box-shadow:0 14px 40px rgba(0,0,0,.3);cursor:pointer;right:74px;white-space:nowrap}
.chat-teaser span{pointer-events:none}
.chat-teaser::after{content:"";position:absolute;right:-6px;top:50%;width:12px;height:12px;background:#fff;transform:translateY(-50%) rotate(45deg);border-radius:2px}
.chat-tx{width:26px;height:26px;border-radius:50%;border:0;background:#efede4;color:#555;font-size:1.1rem;line-height:1;cursor:pointer;flex:none}
.chat-tx:hover{background:#e2dfd2}
.chat-teaser[hidden]{display:none}
.chat.open .chat-teaser{display:none}
@media (max-width:620px){.chat-teaser{right:70px;bottom:10px;font-size:.88rem;padding:12px 10px 12px 16px}}

.chat-av{width:46px;height:46px;border:2px solid rgba(255,255,255,.85);background:#ddd}
.chat-av img{width:100%;height:100%;object-fit:cover;object-position:50% 25%}
.chat-tav{width:30px;height:30px;border-radius:50%;object-fit:cover;object-position:50% 25%;flex:none;margin-right:-2px}
.chat-teaser{padding-left:10px}

/* agent profile */
a.agent,a.agent-mini{display:block;color:inherit}a.agent-mini{display:flex}
a.agent:hover h3{text-decoration:underline;text-underline-offset:4px}
.ag-hero{padding:calc(var(--hdr) + var(--inset) + 48px) 0 clamp(36px,5vw,70px)}
.ag-grid{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:clamp(32px,6vw,90px);align-items:center}
.ag-photo img,.ag-photo .agent-ph{width:100%;aspect-ratio:5/6;object-fit:cover;border-radius:6px;display:block}
.ag-photo .agent-ph{font-size:7rem}
.ag-info h1{font-size:clamp(2.4rem,5vw,4.4rem);margin-bottom:.15em}
.ag-role{font-size:1.15rem;color:var(--muted);margin:0 0 28px}
.ag-facts{display:flex;gap:34px;flex-wrap:wrap;margin:0 0 26px;padding:20px 0;border-block:1px solid var(--line)}
.ag-facts dt{font:600 .66rem/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:7px}
.ag-facts dd{margin:0;font-weight:600}
.ag-bio p{color:#55534d;max-width:60ch}
.ag-cta{margin-top:28px}.ag-cta .btn-gold{background:var(--ink);color:#fff}.ag-cta .btn-line{border-color:var(--ink);color:var(--ink)}.ag-cta .btn-line:hover{background:var(--ink);color:#fff}
.ag-cta .btn svg{flex:none}
@media (max-width:820px){.ag-grid{grid-template-columns:1fr}.ag-photo{max-width:420px}}
.cookie .btn-gold{background:#f2f1e9;color:var(--ink)}.cookie .btn-gold:hover{background:#fff}
.skip{position:fixed;left:12px;top:-60px;z-index:200;background:#fff;color:#1d1d20;padding:10px 16px;border-radius:999px;font:600 .8rem/1 var(--sans);transition:top .2s}.skip:focus{top:12px}