/* ==========================================================================
   MINDSCAPE PROPERTIES — shared stylesheet
   Generated pages (home, listings, property detail) all link to this file.
   Brand: Gold #C9A96E · Black #0F0F0D · Ivory #F5F0E8 · Cormorant + DM Sans
   ========================================================================== */

:root{
  --gold:#C9A96E;
  --gold-light:#E8D5B0;
  --black:#0F0F0D;
  --dark-2:#1A1A16;
  --dark-3:#252520;
  --ivory:#F5F0E8;
  --muted:#C8C0B0;
  --dim:#8A8478;
  --dark-text:#5C5850;
  --serif:'Cormorant Garamond', Georgia, serif;
  --sans:'DM Sans', system-ui, sans-serif;
  --edge:rgba(201,169,110,.22);
  --edge-soft:rgba(245,240,232,.09);
  --ease:cubic-bezier(.22,.61,.36,1);
}

*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  background:var(--black);color:var(--ivory);font-family:var(--sans);
  font-weight:300;font-size:16px;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden;
}
::selection{background:var(--gold);color:var(--black)}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.wrap{max-width:1240px;margin:0 auto;padding:0 40px}

/* ---------- Shared type ---------- */
h1,h2,h3{font-family:var(--serif);font-weight:300;line-height:1.08;letter-spacing:.005em}
.eyebrow{font-family:var(--sans);font-weight:400;font-size:11px;letter-spacing:.34em;text-transform:uppercase;color:var(--gold);display:inline-flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:26px;height:1px;background:var(--gold);opacity:.7}
.coord{font-family:var(--sans);font-weight:400;font-size:10.5px;letter-spacing:.28em;text-transform:uppercase;color:var(--dim)}
.gold{color:var(--gold)}
.serif-italic{font-style:italic;font-weight:400}
.diamond{width:9px;height:9px;border:1px solid var(--gold);transform:rotate(45deg);display:inline-block;flex:none}

/* buttons */
.btn{font-family:var(--sans);font-weight:400;font-size:12px;letter-spacing:.16em;text-transform:uppercase;display:inline-flex;align-items:center;gap:12px;padding:16px 30px;border:1px solid var(--gold);color:var(--gold);background:transparent;cursor:pointer;transition:.45s var(--ease);position:relative;overflow:hidden}
.btn span{position:relative;z-index:1;transition:.45s var(--ease)}
.btn::after{content:"";position:absolute;inset:0;background:var(--gold);transform:translateY(101%);transition:.45s var(--ease);z-index:0}
.btn:hover::after{transform:translateY(0)}
.btn:hover span{color:var(--black)}
.btn.solid{background:var(--gold);color:var(--black)}
.btn.solid::after{background:var(--ivory)}
.btn.solid:hover span{color:var(--black)}
.btn-arrow{display:inline-flex;align-items:center;gap:10px;font-family:var(--sans);font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);transition:gap .4s var(--ease)}
.btn-arrow:hover{gap:18px}

/* ---------- Nav ---------- */
header{position:fixed;top:0;left:0;right:0;z-index:100;transition:.5s var(--ease);border-bottom:1px solid transparent}
header.scrolled,header.solid{background:rgba(15,15,13,.82);backdrop-filter:blur(14px);border-bottom:1px solid var(--edge-soft)}
.nav{display:flex;align-items:center;justify-content:space-between;height:92px;transition:height .5s var(--ease)}
header.scrolled .nav,header.solid .nav{height:74px}
.nav-logo img{height:38px;width:auto}
.nav-links{display:flex;align-items:center;gap:38px}
.nav-links a{font-size:12.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);position:relative;padding:4px 0;transition:color .3s}
.nav-links a::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--gold);transition:width .35s var(--ease)}
.nav-links a:hover,.nav-links a.active{color:var(--ivory)}
.nav-links a:hover::after,.nav-links a.active::after{width:100%}
.nav-cta{margin-left:8px}
.nav-cta .btn{padding:13px 24px}
.burger{display:none;flex-direction:column;gap:5px;background:none;border:0;cursor:pointer;padding:8px}
.burger span{width:26px;height:1.5px;background:var(--ivory);transition:.35s var(--ease)}

/* ---------- Hero (home) ---------- */
.hero{position:relative;min-height:100vh;display:flex;align-items:flex-end;padding-bottom:70px;overflow:hidden;background:linear-gradient(180deg,rgba(15,15,13,.72) 0%,rgba(15,15,13,.45) 42%,rgba(15,15,13,.94) 100%),linear-gradient(115deg,#1A1A16 0%,#0F0F0D 60%);background-size:cover;background-position:center}
.hero-bg{position:absolute;inset:0;z-index:0;background-size:cover;background-position:center;opacity:0;transition:opacity 1.4s ease;transform:scale(1.05);animation:heroZoom 18s ease forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero-veil{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(15,15,13,.55) 0%,rgba(15,15,13,.25) 40%,rgba(15,15,13,.96) 100%)}
.hero .wrap{position:relative;z-index:3;width:100%}
.hero-top{position:absolute;top:0;left:0;right:0;z-index:3;padding-top:130px}
.hero-inner{max-width:840px}
.hero h1{font-size:clamp(46px,7.2vw,86px);font-weight:300;margin:26px 0 0}
.hero h1 em{font-style:italic;color:var(--gold-light);font-weight:400}
.hero-sub{max-width:500px;margin-top:30px;color:var(--muted);font-size:17px;line-height:1.75}
.hero-actions{display:flex;gap:18px;margin-top:44px;flex-wrap:wrap}
.hero-scroll{position:absolute;right:40px;bottom:70px;z-index:3;display:flex;flex-direction:column;align-items:center;gap:14px;writing-mode:vertical-rl;font-size:10.5px;letter-spacing:.3em;text-transform:uppercase;color:var(--dim)}
.hero-scroll .line{width:1px;height:60px;background:linear-gradient(var(--gold),transparent);writing-mode:horizontal-tb}
.frame-tick{position:absolute;z-index:3;width:34px;height:34px;pointer-events:none}
.frame-tick::before,.frame-tick::after{content:"";position:absolute;background:var(--gold);opacity:.55}
.frame-tick::before{width:100%;height:1px;top:0;left:0}
.frame-tick::after{width:1px;height:100%;top:0;left:0}
.ft-tl{top:110px;left:40px}
.ft-tr{top:110px;right:40px;transform:scaleX(-1)}

/* ---------- Page header (subpages) ---------- */
.page-header{position:relative;padding:190px 0 70px;border-bottom:1px solid var(--edge-soft);overflow:hidden;background:linear-gradient(160deg,#1A1A16,#0F0F0D)}
.page-header .glow{position:absolute;top:-40%;right:-5%;width:620px;height:620px;background:radial-gradient(circle,rgba(201,169,110,.12),transparent 62%);pointer-events:none}
.page-header .wrap{position:relative;z-index:2}
.page-header h1{font-size:clamp(40px,6vw,72px);margin:20px 0 0}
.page-header h1 em{font-style:italic;color:var(--gold-light)}
.page-header p{max-width:520px;margin-top:22px;color:var(--muted);font-size:16px}
.breadcrumb{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);display:flex;gap:10px;align-items:center;margin-bottom:8px}
.breadcrumb a{color:var(--dim);transition:color .3s}
.breadcrumb a:hover{color:var(--gold)}
.breadcrumb .sep{color:var(--dark-text)}

/* ---------- Trust strip ---------- */
.strip{border-top:1px solid var(--edge);border-bottom:1px solid var(--edge);background:var(--dark-2)}
.strip .wrap{display:flex;align-items:stretch;justify-content:space-between;gap:0;flex-wrap:wrap}
.stat{flex:1;min-width:200px;padding:38px 30px;border-right:1px solid var(--edge-soft);display:flex;flex-direction:column;gap:6px}
.stat:last-child{border-right:0}
.stat .num{font-family:var(--serif);font-size:44px;font-weight:300;color:var(--gold-light);line-height:1}
.stat .lbl{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--dim)}

/* ---------- Section base ---------- */
section{position:relative}
.sec{padding:130px 0}
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:66px}
.sec-head h2{font-size:clamp(34px,4.6vw,54px);max-width:640px}
.sec-head p{max-width:340px;color:var(--dim);font-size:15px}
.lead-mark{display:flex;align-items:center;gap:14px;margin-bottom:22px}

/* ---------- Pillars ---------- */
.pillars{background:var(--black)}
.pillar-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--edge-soft)}
.pillar{padding:56px 40px 50px;border-right:1px solid var(--edge-soft);border-bottom:1px solid var(--edge-soft);transition:background .5s var(--ease);position:relative}
.pillar:last-child{border-right:0}
.pillar:hover{background:var(--dark-2)}
.pillar .diamond{margin-bottom:26px}
.pillar h3{font-size:27px;margin-bottom:14px}
.pillar p{color:var(--dim);font-size:15px;max-width:280px}
.pillar .idx{position:absolute;top:52px;right:40px;font-family:var(--serif);font-style:italic;color:var(--dark-text);font-size:20px}
.services .pillar:hover{background:var(--dark-2)}
.svc-list{margin-top:22px;padding-top:22px;border-top:1px solid var(--edge-soft);display:grid;gap:12px}
.svc-list li{list-style:none;display:flex;gap:12px;align-items:flex-start;color:var(--muted);font-size:14.5px;line-height:1.5}
.svc-list .diamond{margin:6px 0 0;flex:none}
.services .props-foot{margin-top:0;border-top:0;padding-top:34px}

/* ---------- Featured / detail property ---------- */
.props{background:var(--dark-2);border-top:1px solid var(--edge-soft)}
.feature{border:1px solid var(--edge);background:var(--black)}
.feature-hero{position:relative;height:560px;overflow:hidden}
.feature-hero-img{position:absolute;inset:0;background-color:var(--dark-3);background-size:cover;background-position:center;transition:transform 1s var(--ease)}
.feature:hover .feature-hero-img{transform:scale(1.04)}
.feature-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,15,13,.35) 0%,transparent 30%,transparent 55%,rgba(15,15,13,.92) 100%)}
.feature-badges{position:absolute;top:26px;left:26px;z-index:2;display:flex;gap:10px;flex-wrap:wrap}
.fbadge{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);background:rgba(15,15,13,.7);border:1px solid var(--edge);padding:8px 15px;backdrop-filter:blur(5px)}
.feature-caption{position:absolute;left:32px;bottom:30px;z-index:2;right:32px;display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap}
.feature-caption .loc{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);display:flex;align-items:center;gap:10px;margin-bottom:10px}
.feature-caption h3{font-size:clamp(34px,5vw,54px);line-height:1;color:var(--ivory)}
.feature-caption .ref{font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--dim);margin-top:10px}
.feature-price{text-align:right}
.feature-price .amt{font-family:var(--serif);font-size:clamp(30px,4vw,42px);color:var(--gold-light);line-height:1}
.feature-price .note{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--dim);margin-top:6px}
.feature-body{padding:46px 44px 48px}
.feature-lead{display:grid;grid-template-columns:1.4fr 1fr;gap:56px;align-items:start}
.feature-lead p{color:var(--muted);font-size:16px;max-width:520px}
.feature-lead p+p{margin-top:16px}
.spec-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px 20px}
.spec{display:flex;flex-direction:column;gap:4px}
.spec b{font-family:var(--serif);font-size:23px;font-weight:400;color:var(--ivory);line-height:1.1}
.spec small{font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:var(--dim)}
.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin-top:44px}
.gallery a{position:relative;height:150px;overflow:hidden;background-color:var(--dark-3);background-size:cover;background-position:center;border:1px solid var(--edge-soft);transition:.5s var(--ease);cursor:pointer}
.gallery a::after{content:"";position:absolute;inset:0;background:rgba(15,15,13,.15);transition:.4s var(--ease)}
.gallery a:hover{border-color:var(--gold);transform:translateY(-3px)}
.gallery a:hover::after{background:rgba(15,15,13,0)}
.gallery a.wide{grid-column:span 2}
.feature-split{display:grid;grid-template-columns:1fr 1fr;gap:56px;margin-top:48px;padding-top:44px;border-top:1px solid var(--edge-soft)}
.kf-title,.loc-title{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:24px;display:flex;align-items:center;gap:12px}
.kf-list{display:grid;grid-template-columns:1fr 1fr;gap:16px 24px}
.kf-list li{list-style:none;display:flex;gap:12px;align-items:flex-start;color:var(--muted);font-size:14.5px;line-height:1.5}
.kf-list .diamond{margin-top:6px}
.loc-list{display:flex;flex-direction:column}
.loc-row{display:flex;justify-content:space-between;align-items:baseline;padding:14px 0;border-top:1px solid var(--edge-soft);gap:16px}
.loc-row:first-child{border-top:0}
.loc-row .place{color:var(--ivory);font-size:15px}
.loc-row .time{font-family:var(--serif);font-size:19px;color:var(--gold-light);white-space:nowrap}
.loc-note{font-size:11px;color:var(--dark-text);margin-top:16px}
.feature-cta{display:flex;gap:18px;align-items:center;margin-top:44px;padding-top:40px;border-top:1px solid var(--edge-soft);flex-wrap:wrap}
.feature-cta .brokerage{margin-left:auto;font-size:12px;letter-spacing:.04em;color:var(--dim);text-align:right}
/* Amenities showcase — the USP band */
.amenities{margin-top:66px;padding-top:52px;border-top:1px solid var(--edge-soft)}
.am-head{max-width:660px;margin-bottom:42px}
.am-note{color:var(--muted);font-size:15px;line-height:1.62;margin-top:8px}
.am-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:36px 30px}
.am-col h4{font-family:var(--sans);font-weight:500;font-size:11px;letter-spacing:.17em;text-transform:uppercase;color:var(--ivory);padding-bottom:14px;margin-bottom:14px;border-bottom:1px solid var(--edge)}
.am-col ul{list-style:none}
.am-col li{display:flex;gap:11px;align-items:flex-start;color:var(--muted);font-size:13.5px;line-height:1.45;padding:7px 0}
.am-col li .diamond{width:7px;height:7px;margin-top:5px}
/* Rental yield / investment case */
.rental{margin-top:64px;padding:50px 46px;border:1px solid var(--edge);background:linear-gradient(158deg,var(--dark-2),var(--black))}
.ry-head h3{font-family:var(--serif);font-weight:400;font-size:28px;color:var(--ivory);line-height:1.24;margin-top:10px;max-width:640px}
.ry-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin:36px 0 28px;padding:34px 0;border-top:1px solid var(--edge-soft);border-bottom:1px solid var(--edge-soft)}
.ry-stat{display:flex;flex-direction:column;gap:7px}
.ry-stat b{font-family:var(--serif);font-size:33px;font-weight:400;color:var(--gold);line-height:1}
.ry-stat small{font-size:10.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--dim)}
.ry-note{color:var(--muted);font-size:12.5px;line-height:1.66;max-width:880px}
.btn.btn-sm{padding:12px 20px;font-size:10.5px;letter-spacing:.14em;gap:8px}
.enquiry-cta{margin-top:40px;padding:44px 46px;border:1px solid var(--gold);background:linear-gradient(158deg,var(--dark-2),var(--black));display:flex;align-items:center;justify-content:space-between;gap:38px;flex-wrap:wrap}
.enquiry-cta .eyebrow{display:flex;align-items:center;gap:9px;color:var(--gold);font-size:11px;letter-spacing:.2em;text-transform:uppercase}
.enquiry-cta h3{font-family:var(--serif);font-weight:400;font-size:26px;color:var(--ivory);line-height:1.26;margin:12px 0 10px;max-width:620px}
.enquiry-cta p{color:var(--muted);font-size:13.5px;line-height:1.6;max-width:560px}
.eq-actions{display:flex;flex-direction:column;gap:12px;flex-shrink:0}
.eq-actions .btn{justify-content:center;min-width:230px}
.pcard-cta{margin-top:auto;padding-top:18px;border-top:1px solid var(--edge-soft)}
.pcard-cta-line{color:var(--gold);font-size:11px;letter-spacing:.13em;text-transform:uppercase;margin-bottom:13px}
.pcard-cta-row{display:flex;align-items:center;justify-content:space-between;gap:14px;flex-wrap:wrap}
.inspo{margin-top:56px;padding-top:46px;border-top:1px solid var(--edge-soft)}
.inspo-head{max-width:660px;margin-bottom:32px}
.inspo-note{color:var(--dim);font-size:13.5px;line-height:1.65;margin-top:6px}
.inspo-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
.inspo figure{margin:0}
.inspo-img{height:190px;background-color:var(--dark-3);background-size:cover;background-position:center;border:1px solid var(--edge-soft)}
.inspo figcaption{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);margin-top:10px}
@media(max-width:760px){.inspo-grid{grid-template-columns:repeat(2,1fr)}}
.props-foot{margin-top:40px;text-align:center;color:var(--dim);font-size:13px;letter-spacing:.03em}
.props-foot .btn{margin-bottom:22px}

/* ---------- Listings grid + filters ---------- */
.listings{background:var(--black);padding:70px 0 130px}
.filters{display:flex;gap:16px;flex-wrap:wrap;align-items:flex-end;padding:26px 0 30px;border-bottom:1px solid var(--edge-soft);margin-bottom:16px;position:sticky;top:74px;background:var(--black);z-index:40}
.filter-field{display:flex;flex-direction:column;gap:8px}
.filter-field.grow{flex:1;min-width:200px}
.filter-field label{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--dim)}
.filter-field select,.filter-field input{background:var(--dark-2);border:1px solid var(--edge-soft);color:var(--ivory);font-family:var(--sans);font-size:14px;font-weight:300;padding:13px 15px;min-width:150px;transition:border-color .3s}
.filter-field select{appearance:none;cursor:pointer;padding-right:38px;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23C9A96E' stroke-width='1.4' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center}
.filter-field select option{background:#1A1A16;color:var(--ivory)}
.filter-field input:focus,.filter-field select:focus{outline:none;border-color:var(--gold)}
.filter-reset{background:none;border:0;color:var(--dim);font-family:var(--sans);font-size:11px;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;padding:14px 6px;transition:color .3s}
.filter-reset:hover{color:var(--gold)}
.results-count{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);margin:22px 0 30px}
.results-count b{color:var(--ivory);font-weight:400}
.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
.pcard{position:relative;background:var(--dark-2);border:1px solid var(--edge-soft);overflow:hidden;transition:.5s var(--ease);display:flex;flex-direction:column}
.pcard:hover{border-color:var(--edge);transform:translateY(-6px)}
.pcard-imgwrap{position:relative;height:260px;overflow:hidden}
.pcard-img{position:absolute;inset:0;background-color:var(--dark-3);background-size:cover;background-position:center;transition:transform .8s var(--ease)}
.pcard:hover .pcard-img{transform:scale(1.06)}
.pcard-imgwrap::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 50%,rgba(15,15,13,.8) 100%)}
.pcard-tag{position:absolute;top:16px;left:16px;z-index:2;font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);background:rgba(15,15,13,.72);border:1px solid var(--edge);padding:6px 12px;backdrop-filter:blur(4px)}
.pcard-loc{position:absolute;bottom:15px;left:16px;z-index:2;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);display:flex;align-items:center;gap:8px}
.pcard-body{padding:26px 26px 28px;display:flex;flex-direction:column;flex:1}
.pcard-body h3{font-size:25px;margin-bottom:6px}
.pcard-price{font-family:var(--serif);font-size:23px;color:var(--gold-light);margin-bottom:16px}
.pcard-price small{font-family:var(--sans);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--dim);margin-left:7px}
.pcard-desc{color:var(--dim);font-size:14px;line-height:1.55;margin-bottom:22px;flex:1}
.pcard-specs{display:flex;gap:22px;padding-top:18px;border-top:1px solid var(--edge-soft);margin-bottom:22px}
.pcard-specs .s{display:flex;flex-direction:column;gap:2px}
.pcard-specs b{font-family:var(--serif);font-size:19px;font-weight:400;color:var(--ivory)}
.pcard-specs small{font-size:9.5px;letter-spacing:.13em;text-transform:uppercase;color:var(--dim)}
.pcard .btn-arrow{margin-top:auto}
.no-results{display:none;text-align:center;padding:80px 20px;color:var(--dim)}
.no-results.show{display:block}
.no-results h3{font-size:30px;color:var(--ivory);margin-bottom:12px}

/* ---------- Lightbox ---------- */
.lightbox{position:fixed;inset:0;z-index:200;background:rgba(8,8,7,.94);display:none;align-items:center;justify-content:center;padding:40px}
.lightbox.open{display:flex}
.lightbox img{max-width:92vw;max-height:88vh;border:1px solid var(--edge);box-shadow:0 30px 80px rgba(0,0,0,.6)}
.lightbox .lb-close{position:absolute;top:26px;right:34px;color:var(--muted);font-size:34px;cursor:pointer;line-height:1;transition:color .3s}
.lightbox .lb-close:hover{color:var(--gold)}
.lightbox .lb-nav{position:absolute;top:50%;transform:translateY(-50%);color:var(--muted);font-size:44px;cursor:pointer;padding:20px;user-select:none;transition:color .3s}
.lightbox .lb-nav:hover{color:var(--gold)}
.lightbox .lb-prev{left:20px}.lightbox .lb-next{right:20px}

/* ---------- About ---------- */
.about{background:var(--black)}
.about-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:80px;align-items:center}
.about-visual{position:relative}
.about-img{height:560px;background-color:var(--dark-3);background-size:cover;background-position:center;position:relative}
.about-img::before{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(201,169,110,.14),transparent 55%)}
.about-badge{position:absolute;bottom:-30px;left:-30px;background:var(--dark-2);border:1px solid var(--edge);padding:30px 34px;max-width:250px}
.about-badge .diamond{margin-bottom:16px}
.about-badge p{font-family:var(--serif);font-style:italic;font-size:19px;color:var(--gold-light);line-height:1.35}
.about h2{font-size:clamp(32px,4vw,50px);margin:22px 0 28px}
.about p.body{color:var(--muted);font-size:16px;margin-bottom:22px}
.about-sign{margin-top:36px;padding-top:30px;border-top:1px solid var(--edge-soft);display:flex;align-items:center;gap:20px}
.about-sign .name{font-family:var(--serif);font-size:22px;color:var(--ivory)}
.about-sign .role{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);margin-top:2px}

/* ---------- Values ---------- */
.values{background:var(--dark-2);border-top:1px solid var(--edge-soft);border-bottom:1px solid var(--edge-soft)}
.val-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:20px}
.val{padding:40px 34px;border-top:1px solid var(--edge-soft);border-right:1px solid var(--edge-soft);display:flex;align-items:baseline;gap:18px;transition:.4s var(--ease)}
.val:nth-child(3n){border-right:0}
.val:hover{background:var(--black)}
.val .n{font-family:var(--serif);font-style:italic;font-size:16px;color:var(--gold);flex:none;width:34px}
.val h3{font-size:23px;font-weight:400}

/* ---------- Quote ---------- */
.quote{background:var(--black);padding:150px 0;text-align:center;position:relative}
.quote .mark{font-family:var(--serif);font-size:120px;color:var(--dark-3);line-height:.5;height:60px;display:block}
.quote blockquote{font-family:var(--serif);font-weight:300;font-size:clamp(28px,4.4vw,50px);line-height:1.28;max-width:900px;margin:0 auto;color:var(--ivory)}
.quote blockquote em{color:var(--gold-light);font-weight:400}
.quote cite{display:block;margin-top:40px;font-family:var(--sans);font-style:normal;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--dim)}

/* ---------- Contact ---------- */
.contact{position:relative;padding:130px 0;overflow:hidden;background:linear-gradient(160deg,#1A1A16,#0F0F0D);border-top:1px solid var(--edge)}
.contact-glow{position:absolute;top:-30%;right:-10%;width:640px;height:640px;background:radial-gradient(circle,rgba(201,169,110,.12),transparent 62%);pointer-events:none}
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:80px;align-items:start;position:relative;z-index:2}
.contact-info h2{font-size:clamp(34px,4.4vw,54px);margin:22px 0 26px}
.contact-info p.intro{color:var(--muted);font-size:16px;max-width:400px;margin-bottom:44px}
.contact-rows{display:flex;flex-direction:column;gap:0}
.crow{display:flex;gap:20px;padding:22px 0;border-top:1px solid var(--edge-soft);align-items:flex-start}
.crow:last-child{border-bottom:1px solid var(--edge-soft)}
.crow .diamond{margin-top:6px}
.crow .k{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--dim);margin-bottom:6px}
.crow .v{font-family:var(--serif);font-size:20px;color:var(--ivory);line-height:1.35}
.crow .v a{transition:color .3s}
.crow .v a:hover{color:var(--gold)}
.form-shell{background:var(--dark-2);border:1px solid var(--edge);padding:44px 42px}
.form-shell .diamond{margin-bottom:20px}
.form-shell h3{font-size:26px;margin-bottom:6px}
.form-shell .sub{color:var(--dim);font-size:14px;margin-bottom:32px}
.field{margin-bottom:22px}
.field.row2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field label{display:block;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);margin-bottom:9px}
.field label .req{color:var(--gold)}
.field input,.field select,.field textarea{width:100%;background:var(--black);border:1px solid var(--edge-soft);color:var(--ivory);font-family:var(--sans);font-size:15px;font-weight:300;padding:14px 16px;transition:border-color .3s,background .3s}
.field input::placeholder,.field textarea::placeholder{color:var(--dark-text)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);background:#131310}
.field select{appearance:none;cursor:pointer;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%23C9A96E' stroke-width='1.4' fill='none' stroke-linecap='round'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 16px center;padding-right:40px}
.field select option{background:#1A1A16;color:var(--ivory)}
.field textarea{resize:vertical;min-height:110px}
.field input:user-invalid,.field textarea:user-invalid{border-color:#8a5a4a}
.form-shell .btn{width:100%;justify-content:center;margin-top:6px}
.form-status{margin-top:18px;font-size:13.5px;letter-spacing:.02em;text-align:center;display:none;padding:14px;border:1px solid var(--edge-soft)}
.form-status.show{display:block}
.form-status.ok{color:var(--gold-light);border-color:var(--edge)}
.form-status.err{color:#d99b86;border-color:#5c453c}
.form-note{margin-top:18px;font-size:11.5px;color:var(--dark-text);text-align:center;letter-spacing:.02em}

/* ---------- Footer ---------- */
footer{background:var(--black);border-top:1px solid var(--edge-soft);padding:80px 0 34px}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:50px;padding-bottom:56px;border-bottom:1px solid var(--edge-soft)}
.foot-logo img{height:40px;margin-bottom:24px}
.foot-brand p{color:var(--dim);font-size:14px;max-width:280px}
.foot-col h4{font-family:var(--sans);font-weight:400;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:22px}
.foot-col a,.foot-col p{display:block;color:var(--muted);font-size:14px;margin-bottom:13px;transition:color .3s}
.foot-col a:hover{color:var(--ivory)}
.foot-bottom{display:flex;justify-content:space-between;align-items:center;padding-top:30px;flex-wrap:wrap;gap:16px}
.foot-bottom p{font-size:12px;letter-spacing:.06em;color:var(--dark-text)}
.foot-social{display:flex;gap:22px}
.foot-social a{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);transition:color .3s}
.foot-social a:hover{color:var(--gold)}

/* ---------- WhatsApp floating button ---------- */
.wa-fab{position:fixed;right:24px;bottom:24px;z-index:150;display:flex;align-items:center;gap:0;height:58px;padding:0;border-radius:29px;background:#1FA855;color:#fff;box-shadow:0 12px 30px rgba(0,0,0,.4);overflow:hidden;transition:transform .35s var(--ease),box-shadow .35s,padding .35s var(--ease)}
.wa-fab .ic{width:58px;height:58px;display:flex;align-items:center;justify-content:center;flex:none}
.wa-fab .ic svg{width:30px;height:30px;fill:#fff}
.wa-fab .lbl{max-width:0;white-space:nowrap;font-size:13px;letter-spacing:.02em;opacity:0;transition:max-width .4s var(--ease),opacity .3s,padding .4s var(--ease);overflow:hidden}
.wa-fab:hover{transform:translateY(-3px);box-shadow:0 16px 38px rgba(31,168,85,.45)}
.wa-fab:hover .lbl{max-width:180px;opacity:1;padding-right:22px}
.hpot{position:absolute!important;left:-9999px!important;width:1px;height:1px;opacity:0}
@media(max-width:760px){
  .wa-fab{right:16px;bottom:16px;height:54px;border-radius:27px}
  .wa-fab .ic{width:54px;height:54px}
  .wa-fab:hover .lbl{max-width:0;opacity:0;padding:0}
}

/* ---------- Journal / blog index ---------- */
.journal{background:var(--black);padding:80px 0 130px}
.journal.related{padding:0 0 120px;background:var(--black)}
.journal-lead{margin-bottom:60px}
.bcard{background:var(--dark-2);border:1px solid var(--edge-soft);overflow:hidden;display:flex;flex-direction:column;transition:.5s var(--ease)}
.bcard:hover{border-color:var(--edge);transform:translateY(-6px)}
.bcard-imgwrap{position:relative;display:block;height:230px;overflow:hidden}
.bcard-img{position:absolute;inset:0;background-color:var(--dark-3);background-size:cover;background-position:center;transition:transform .8s var(--ease)}
.bcard:hover .bcard-img{transform:scale(1.06)}
.bcard-imgwrap::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(15,15,13,.72) 100%)}
.bcard-cat{position:absolute;top:16px;left:16px;z-index:2;font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);background:rgba(15,15,13,.72);border:1px solid var(--edge);padding:6px 12px;backdrop-filter:blur(4px)}
.bcard-body{padding:26px 28px 30px;display:flex;flex-direction:column;flex:1}
.bcard-meta{font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);display:flex;align-items:center;gap:10px;margin-bottom:14px}
.bcard-meta .dot{color:var(--dark-text)}
.bcard-body h3{font-size:24px;line-height:1.18;margin-bottom:14px}
.bcard-body h3 a{transition:color .3s}
.bcard-body h3 a:hover{color:var(--gold-light)}
.bcard-body p{color:var(--dim);font-size:14px;line-height:1.6;margin-bottom:22px;flex:1}
.bcard .btn-arrow{margin-top:auto}
.journal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px}
/* featured lead card — horizontal */
.bcard.feat{flex-direction:row}
.bcard.feat .bcard-imgwrap{flex:1.1;height:auto;min-height:360px}
.bcard.feat .bcard-body{flex:1;justify-content:center;padding:48px 50px}
.bcard.feat .bcard-body h3{font-size:clamp(28px,3.4vw,40px);line-height:1.1;margin-bottom:18px}
.bcard.feat .bcard-body p{font-size:15.5px;max-width:460px;margin-bottom:26px}

/* ---------- Journal / blog post ---------- */
.post-header{padding-bottom:30px}
.post-header h1{max-width:900px;font-size:clamp(34px,4.8vw,58px)}
.post-meta{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--dim);display:flex;align-items:center;gap:12px;margin-top:24px;flex-wrap:wrap}
.post-meta .dot{color:var(--dark-text)}
.post{background:var(--black);padding:0 0 40px}
.post-hero{height:clamp(260px,44vw,540px);background-color:var(--dark-3);background-size:cover;background-position:center;border-bottom:1px solid var(--edge-soft)}
.post-shell{display:flex;justify-content:center;padding:70px 0 30px}
.post-body{width:100%;max-width:760px}
.post-body p{color:var(--muted);font-size:17px;line-height:1.85;margin-bottom:24px}
.post-body p a,.post-list a,.faq p a{color:var(--gold-light);border-bottom:1px solid var(--edge);transition:border-color .3s,color .3s}
.post-body p a:hover,.post-list a:hover,.faq p a:hover{color:var(--gold);border-color:var(--gold)}
.post-body strong{color:var(--ivory);font-weight:500}
.post-lede{font-family:var(--serif)!important;font-size:clamp(21px,2.7vw,27px)!important;line-height:1.5!important;color:var(--ivory)!important;font-weight:300;margin-bottom:40px!important;padding-bottom:36px;border-bottom:1px solid var(--edge-soft)}
.post-h2{font-size:clamp(26px,3.2vw,34px);color:var(--ivory);margin:48px 0 20px;display:flex;align-items:baseline;gap:16px}
.post-h2 .diamond{flex:none;transform:rotate(45deg) translateY(-2px)}
.post-h3{font-size:22px;color:var(--ivory);margin:32px 0 14px}
.post-list{list-style:none;margin:0 0 26px;display:flex;flex-direction:column;gap:14px}
.post-list li{display:flex;gap:14px;align-items:flex-start;color:var(--muted);font-size:16px;line-height:1.7}
.post-list li .diamond{margin-top:9px;flex:none}
.post-quote{border-left:2px solid var(--gold);margin:38px 0;padding:6px 0 6px 30px;font-family:var(--serif);font-style:italic;font-size:clamp(22px,2.9vw,28px);line-height:1.45;color:var(--gold-light)}
.post-quote cite{display:block;margin-top:18px;font-family:var(--sans);font-style:normal;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--dim)}
.post-fig{margin:38px 0}
.post-fig-img{height:clamp(220px,38vw,420px);background-color:var(--dark-3);background-size:cover;background-position:center;border:1px solid var(--edge-soft)}
.post-fig figcaption{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--dim);margin-top:12px}
.post-takeaways{background:var(--dark-2);border:1px solid var(--edge);padding:34px 36px;margin:0 0 44px}
.post-takeaways ul{list-style:none;display:flex;flex-direction:column;gap:14px;margin-top:6px}
.post-takeaways li{display:flex;gap:14px;align-items:flex-start;color:var(--muted);font-size:15px;line-height:1.6}
.post-takeaways li .diamond{margin-top:7px;flex:none}
.post-cta{background:linear-gradient(150deg,#1A1A16,#0F0F0D);border:1px solid var(--edge);padding:40px 40px 44px;margin:48px 0 10px;text-align:center}
.post-cta p{font-family:var(--serif);font-size:clamp(20px,2.6vw,26px)!important;color:var(--ivory)!important;line-height:1.4!important;max-width:520px;margin:0 auto 26px!important}
.post-faqs{margin-top:54px;padding-top:40px;border-top:1px solid var(--edge-soft)}
.faq{padding:24px 0;border-bottom:1px solid var(--edge-soft)}
.faq h3{font-size:20px;color:var(--ivory);margin-bottom:10px}
.faq p{color:var(--dim);font-size:15px;line-height:1.7;margin:0!important}
.post-sign{margin-top:48px;padding-top:32px;border-top:1px solid var(--edge-soft);display:flex;align-items:center;gap:18px}
.post-sign .diamond{width:14px;height:14px;flex:none}
.post-sign .name{font-family:var(--serif);font-size:21px;color:var(--ivory)}
.post-sign .role{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--dim);margin-top:3px}
@media(max-width:980px){
  .journal-grid{grid-template-columns:repeat(2,1fr)}
  .bcard.feat{flex-direction:column}
  .bcard.feat .bcard-imgwrap{min-height:280px}
  .bcard.feat .bcard-body{padding:36px 32px}
}
@media(max-width:760px){
  .journal{padding:60px 0 90px}
  .journal-grid{grid-template-columns:1fr}
  .post-shell{padding:48px 0 20px}
  .post-body p{font-size:16px}
  .post-takeaways,.post-cta{padding:28px 24px}
}

/* ---------- Reveal animation ---------- */
.reveal{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.08s}
.reveal.d2{transition-delay:.16s}
.reveal.d3{transition-delay:.24s}
@media (prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important}
  .reveal{opacity:1;transform:none}
  .hero-bg{opacity:.5!important}
}

/* ---------- Responsive ---------- */
@media(max-width:1080px){
  .listings-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:980px){
  .about-grid{grid-template-columns:1fr;gap:60px}
  .about-img{height:440px}
  .about-badge{left:20px;bottom:20px}
  .foot-grid{grid-template-columns:1fr 1fr;gap:40px}
  .contact-grid{grid-template-columns:1fr;gap:50px}
  .feature-lead{grid-template-columns:1fr;gap:36px}
  .feature-split{grid-template-columns:1fr;gap:40px}
}
@media(max-width:760px){
  .wrap{padding:0 24px}
  .nav-links,.nav-cta{display:none}
  .burger{display:flex}
  .nav-links.open{display:flex;flex-direction:column;position:absolute;top:74px;left:0;right:0;background:rgba(15,15,13,.97);backdrop-filter:blur(16px);padding:30px 24px 40px;gap:24px;border-bottom:1px solid var(--edge);align-items:flex-start}
  .ft-tl,.ft-tr,.hero-scroll{display:none}
  .sec{padding:88px 0}
  .sec-head{flex-direction:column;align-items:flex-start;gap:20px;margin-bottom:44px}
  .pillar-grid,.val-grid,.listings-grid{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr;gap:34px}
  .foot-brand p{max-width:none}
  .pillar{border-right:0}
  .val{border-right:0}
  .stat{border-right:0;border-bottom:1px solid var(--edge-soft);flex-basis:100%}
  .quote{padding:100px 0}
  .contact{padding:88px 0}
  .feature-hero{height:360px}
  .feature-body{padding:32px 22px 36px}
  .feature-caption{left:20px;right:20px;bottom:20px}
  .spec-grid{gap:22px 16px}
  .gallery{grid-template-columns:repeat(2,1fr)}
  .gallery a.wide{grid-column:span 2}
  .kf-list{grid-template-columns:1fr}
  .feature-cta .brokerage{margin-left:0;text-align:left;width:100%}
  .am-grid{grid-template-columns:1fr 1fr}
  .ry-stats{grid-template-columns:1fr 1fr}
  .rental{padding:36px 22px}
  .enquiry-cta{padding:32px 22px;gap:24px}
  .enquiry-cta h3{font-size:22px}
  .eq-actions{width:100%}
  .eq-actions .btn{min-width:0;width:100%}
  .form-shell{padding:32px 24px}
  .field.row2{grid-template-columns:1fr;gap:0}
  .hero{padding-bottom:56px}
  .hero-top{padding-top:118px}
  .hero h1{font-size:clamp(38px,9.4vw,52px)}
  .hero-sub{font-size:15.5px}
  .hero-actions .btn{flex:1;justify-content:center}
  .about-badge p{font-size:17px}
  .quote blockquote{font-size:clamp(25px,6.4vw,34px)}
  .page-header{padding:150px 0 56px}
  .filters{position:static;padding:22px 0}
  .filter-field.grow{min-width:100%}
}
@media(max-width:400px){
  .hero h1{font-size:34px}
}

/* ---------- Nav dropdown ---------- */
.nav-item{position:relative}
.nav-item>a{display:inline-block;padding-right:16px}
.nav-item>a::before{content:"";position:absolute;right:2px;top:calc(50% - 4px);width:5px;height:5px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg);opacity:.7}
.drop{position:absolute;top:calc(100% + 18px);left:50%;transform:translateX(-50%) translateY(8px);min-width:252px;background:rgba(15,15,13,.96);backdrop-filter:blur(16px);border:1px solid var(--edge-soft);padding:12px 0;opacity:0;visibility:hidden;transition:opacity .35s var(--ease),transform .35s var(--ease),visibility .35s;z-index:120}
.drop::before{content:"";position:absolute;top:-20px;left:0;right:0;height:20px}
.nav-item:hover .drop,.nav-item:focus-within .drop{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.nav-links .drop a{display:block;padding:11px 26px;font-size:11.5px;letter-spacing:.14em}
.nav-links .drop a::after{content:none}
.nav-links .drop a:hover{background:rgba(201,169,110,.08)}

/* ---------- Services page ---------- */
.svc-block{border-top:1px solid var(--edge-soft);scroll-margin-top:90px}
.svc-alt{background:var(--dark-2)}
.svc-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:70px;align-items:start;margin-top:34px}
.svc-grid h2{font-size:clamp(30px,3.6vw,44px);margin-bottom:24px}
.svc-grid .body{color:var(--muted);font-size:15.5px;line-height:1.75;margin-bottom:18px;max-width:520px}
.svc-one-col{grid-template-columns:1fr}
.svc-one-col li{display:block;position:relative;padding-left:26px}
.svc-one-col li .diamond{position:absolute;left:0;top:6px;margin:0}
.svc-one-col li b{color:var(--ivory);font-weight:500}
.svc-cta{margin-top:30px}
.services .props-foot .btn{margin:0 8px 22px}
.steps{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--edge-soft)}
.step{padding:44px 34px 40px;border-right:1px solid var(--edge-soft)}
.step:last-child{border-right:0}
.step .n{font-family:var(--serif);font-style:italic;color:var(--gold);font-size:18px;display:block;margin-bottom:16px}
.step h3{font-size:22px;margin-bottom:12px}
.step p{color:var(--dim);font-size:14px;line-height:1.6}
@media(max-width:980px){
  .svc-grid{grid-template-columns:1fr;gap:44px}
  .steps{grid-template-columns:1fr 1fr}
  .step:nth-child(2n){border-right:0}
  .step{border-bottom:1px solid var(--edge-soft)}
}
@media(max-width:760px){
  .nav-item{width:100%}
  .nav-item>a{padding-right:0}
  .nav-item>a::before{content:none}
  .drop{position:static;transform:none;opacity:1;visibility:visible;background:none;border:0;backdrop-filter:none;padding:14px 0 0 18px;min-width:0;display:flex;flex-direction:column;gap:16px}
  .drop::before{content:none}
  .steps{grid-template-columns:1fr}
  .step{border-right:0}
}

/* Gated document download (floor plans) */
.download-gate{margin-top:40px;padding:44px 46px;border:1px solid var(--gold);background:linear-gradient(158deg,var(--dark-2),var(--black))}
.download-gate .eyebrow{display:flex;align-items:center;gap:9px;color:var(--gold);font-size:11px;letter-spacing:.2em;text-transform:uppercase}
.download-gate h3{font-family:var(--serif);font-weight:400;font-size:26px;color:var(--ivory);line-height:1.26;margin:12px 0 10px;max-width:620px}
.download-gate .dg-copy p{color:var(--muted);font-size:13.5px;line-height:1.6;max-width:620px;margin-bottom:28px}
.download-gate .dg-form{max-width:640px}
.download-gate .dg-ready p{color:var(--muted);font-size:14px;margin-bottom:16px}
@media(max-width:640px){.download-gate{padding:34px 24px}}