/* ==========================================================================
   Ramz Properties Pvt. Ltd. – design system
   Palette taken from the official logo: deep navy #003068 + burnished gold #CC9934
   ========================================================================== */
@font-face{font-family:"Cormorant";src:url(../fonts/cormorant-garamond-latin-600-normal.woff2) format("woff2");font-weight:600;font-style:normal;font-display:swap}
@font-face{font-family:"Cormorant";src:url(../fonts/cormorant-garamond-latin-700-normal.woff2) format("woff2");font-weight:700;font-style:normal;font-display:swap}
@font-face{font-family:"Cormorant";src:url(../fonts/cormorant-garamond-latin-600-italic.woff2) format("woff2");font-weight:600;font-style:italic;font-display:swap}
@font-face{font-family:"Manrope";src:url(../fonts/manrope-latin-wght-normal.woff2) format("woff2");font-weight:200 800;font-style:normal;font-display:swap}

:root{
  --navy-950:#041430; --navy-900:#061d44; --navy-800:#0a2a5c; --navy:#0b3470; --navy-600:#1d4a8c; --navy-100:#e7edf6; --navy-50:#f3f6fb;
  --gold:#c9952f; --gold-600:#b07f1f; --gold-400:#ddb257; --gold-200:#f0dcae; --gold-50:#fbf5e8;
  --cream:#faf7f1; --sand:#f3ede1; --ink:#0e1a2b; --text:#334155; --muted:#64708a; --line:#e6e2d8; --line-2:#eef0f4;
  --wa:#1fa855; --wa-dark:#178a45; --white:#fff; --danger:#c0392b; --ok:#1f8a4c;
  --serif:"Cormorant",Georgia,"Times New Roman",serif; --sans:"Manrope",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --r-sm:8px; --r:12px; --r-lg:18px; --r-xl:26px;
  --sh-1:0 1px 2px rgba(6,29,68,.06),0 2px 8px rgba(6,29,68,.05); --sh-2:0 8px 30px rgba(6,29,68,.10); --sh-3:0 24px 60px rgba(6,29,68,.18);
  --wrap:1240px; --gut:clamp(16px,4vw,32px); --hdr:78px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--hdr) + 16px)}
body{margin:0;font-family:var(--sans);font-size:16px;line-height:1.65;color:var(--text);background:#fff;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,svg,video{max-width:100%;display:block}
img{height:auto}
a{color:var(--navy);text-decoration:none}
a:hover{color:var(--gold-600)}
button,input,select,textarea{font:inherit;color:inherit}
h1,h2,h3,h4,h5{color:var(--ink);margin:0 0 .5em;line-height:1.15;font-weight:700}
h1,h2,.serif{font-family:var(--serif);font-weight:700;letter-spacing:-.005em}
h3{font-size:1.125rem;letter-spacing:-.01em}
p{margin:0 0 1em}
ul{margin:0;padding:0;list-style:none}
:focus-visible{outline:2px solid var(--gold);outline-offset:2px;border-radius:4px}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:-999px;top:8px;z-index:999;background:var(--navy);color:#fff;padding:10px 16px;border-radius:8px}
.skip:focus{left:8px;color:#fff}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.i{width:20px;height:20px;flex:none;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.i.sm{width:16px;height:16px}.i.lg{width:26px;height:26px}.i.xl{width:32px;height:32px}
.num{font-variant-numeric:tabular-nums}
.truncate{overflow:hidden;text-overflow:ellipsis;white-space:nowrap;min-width:0}

/* ---------- buttons ---------- */
.btn{--bg:var(--navy);--fg:#fff;--bd:var(--bg);display:inline-flex;align-items:center;justify-content:center;gap:8px;min-height:46px;padding:0 22px;border-radius:999px;border:1.5px solid var(--bd);background:var(--bg);color:var(--fg);font-weight:700;font-size:.9375rem;letter-spacing:.01em;cursor:pointer;white-space:nowrap;transition:background .2s,color .2s,border-color .2s,transform .2s,box-shadow .2s;text-decoration:none}
.btn:hover{color:var(--fg);transform:translateY(-1px);box-shadow:0 8px 20px rgba(6,29,68,.16)}
.btn:active{transform:none}
.btn.gold{--bg:var(--gold);--bd:var(--gold);--fg:#fff}
.btn.gold:hover{--bg:var(--gold-600);--bd:var(--gold-600)}
.btn.navy:hover{--bg:var(--navy-800)}
.btn.outline{--bg:transparent;--fg:var(--navy);--bd:rgba(11,52,112,.28)}
.btn.outline:hover{--bg:var(--navy);--fg:#fff;--bd:var(--navy)}
.btn.ghost-light{--bg:rgba(255,255,255,.06);--fg:#fff;--bd:rgba(255,255,255,.38)}
.btn.ghost-light:hover{--bg:#fff;--fg:var(--navy);--bd:#fff}
.btn.wa{--bg:var(--wa);--bd:var(--wa);--fg:#fff}
.btn.wa:hover{--bg:var(--wa-dark);--bd:var(--wa-dark)}
.btn.wa-outline{--bg:transparent;--fg:var(--wa-dark);--bd:rgba(31,168,85,.45)}
.btn.wa-outline:hover{--bg:var(--wa);--fg:#fff;--bd:var(--wa)}
.btn.white{--bg:#fff;--fg:var(--navy);--bd:#fff}
.btn.sm{min-height:38px;padding:0 16px;font-size:.875rem}
.btn.lg{min-height:54px;padding:0 28px;font-size:1rem}
.btn.icon{width:42px;min-height:42px;padding:0}
.btn.block{width:100%}
.link-arrow{display:inline-flex;align-items:center;gap:6px;font-weight:700;color:var(--navy);font-size:.9375rem}
.link-arrow .i{transition:transform .2s}
.link-arrow:hover .i{transform:translateX(3px)}

/* ---------- section scaffolding ---------- */
.sec{padding:clamp(64px,8vw,104px) 0}
.sec.tight{padding:clamp(48px,6vw,72px) 0}
.sec.cream{background:var(--cream)}
.sec.sand{background:var(--sand)}
.sec.navy{background:var(--navy-900);color:#c9d4e6}
.sec.navy h2,.sec.navy h3{color:#fff}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:.75rem;font-weight:800;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-600);margin-bottom:14px}
.eyebrow::before{content:"";width:28px;height:1.5px;background:currentColor}
.sec.navy .eyebrow,.on-dark .eyebrow{color:var(--gold-400)}
.sec-head{display:flex;align-items:flex-end;justify-content:space-between;gap:24px;margin-bottom:clamp(28px,4vw,44px);flex-wrap:wrap}
.sec-head.center{flex-direction:column;align-items:center;text-align:center}
.sec-head.center .eyebrow::after{content:"";width:28px;height:1.5px;background:currentColor}
.sec-head h2{font-size:clamp(2rem,3.6vw,2.875rem);margin:0}
.sec-head p{max-width:620px;margin:12px 0 0;color:var(--muted);font-size:1.0625rem}
.sec.navy .sec-head p{color:#a9b7cf}
.sec-head .head-txt{max-width:720px}

/* ==========================================================================
   HEADER
   ========================================================================== */
.topbar{background:var(--navy-950);color:#b9c6dc;font-size:.8125rem}
.topbar .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:40px}
.topbar a{color:#d8e1ef}
.topbar a:hover{color:var(--gold-400)}
.topbar .tb-left,.topbar .tb-right{display:flex;align-items:center;gap:22px}
.topbar .tb-item{display:inline-flex;align-items:center;gap:7px}
.topbar .i{width:15px;height:15px;color:var(--gold-400)}
.topbar .tb-social{display:flex;gap:4px;padding-left:16px;border-left:1px solid rgba(255,255,255,.12)}
.topbar .tb-social a{display:grid;place-items:center;width:28px;height:28px;border-radius:50%}
.topbar .tb-social a:hover{background:rgba(255,255,255,.08)}
.topbar .tb-social .i{color:#d8e1ef}

.hdr{position:sticky;top:0;z-index:60;background:rgba(255,255,255,.97);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px);border-bottom:1px solid transparent;transition:box-shadow .25s,border-color .25s}
.hdr.scrolled{box-shadow:0 6px 24px rgba(6,29,68,.08);border-bottom-color:var(--line-2)}
.hdr .wrap{display:flex;align-items:center;gap:28px;height:var(--hdr)}
.brand{display:flex;align-items:center;flex:none}
.brand img{height:50px;width:auto}
.hdr nav{margin-left:auto}
.nav{display:flex;align-items:center;gap:0}
.nav>li{position:relative}
.nav>li>a,.nav>li>button{display:inline-flex;align-items:center;gap:4px;height:var(--hdr);padding:0 11px;white-space:nowrap;background:none;border:0;cursor:pointer;color:var(--ink);font-weight:650;font-size:.9375rem;position:relative}
.nav>li>a::after,.nav>li>button::after{content:"";position:absolute;left:12px;right:12px;bottom:22px;height:2px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .25s}
.nav>li:hover>a::after,.nav>li:hover>button::after,.nav>li>a.active::after,.nav>li>button.active::after,.nav>li.open>button::after{transform:scaleX(1)}
.nav>li>a:hover,.nav>li>button:hover{color:var(--navy)}
.nav .chev{width:15px;height:15px;transition:transform .2s;color:var(--muted)}
.nav>li:hover .chev,.nav>li.open .chev{transform:rotate(180deg)}
.hdr-cta{display:flex;align-items:center;gap:10px;flex:none}
.hdr-call{display:flex;align-items:center;gap:10px;color:var(--ink);padding-right:6px}
.hdr-call .ic{display:grid;place-items:center;width:40px;height:40px;border-radius:50%;background:var(--gold-50);color:var(--gold-600);border:1px solid var(--gold-200)}
.hdr-call small{display:block;font-size:.6875rem;color:var(--muted);font-weight:700;letter-spacing:.08em;text-transform:uppercase;line-height:1.2}
.hdr-call b{font-size:.9375rem;color:var(--navy);line-height:1.3}
.hdr-call:hover b{color:var(--gold-600)}
.burger{display:none;width:44px;height:44px;border-radius:12px;border:1px solid var(--line);background:#fff;align-items:center;justify-content:center;cursor:pointer;color:var(--navy)}
.m-call{display:none}

/* mega menu */
.mega{position:absolute;top:calc(100% - 8px);left:50%;transform:translate(-50%,8px);background:#fff;border-radius:var(--r-lg);box-shadow:var(--sh-3);border:1px solid var(--line-2);opacity:0;visibility:hidden;transition:opacity .2s,transform .2s,visibility .2s;z-index:70}
.nav>li:hover>.mega,.nav>li:focus-within>.mega,.nav>li.open>.mega{opacity:1;visibility:visible;transform:translate(-50%,0)}
.mega::before{content:"";position:absolute;left:0;right:0;top:-14px;height:14px}
.hdr .wrap{position:relative}
.nav>li.mega-full{position:static}
.mega.props{width:auto;left:var(--gut);right:var(--gut);top:calc(100% - 4px);transform:translateY(8px)}
.nav>li:hover>.mega.props,.nav>li:focus-within>.mega.props,.nav>li.open>.mega.props{transform:none}
.mega-in{display:grid;grid-template-columns:1.1fr 1fr 1.25fr 1fr;gap:0}
.mega .loc-cols{display:grid;grid-template-columns:1fr 1fr;gap:0 14px}
.mega-col{padding:26px 24px}
.mega-col+.mega-col{border-left:1px solid var(--line-2)}
.mega h6{font-size:.6875rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-600);margin:0 0 12px}
.mega a.m-link{display:flex;align-items:center;gap:10px;padding:7px 0;color:var(--ink);font-weight:600;font-size:.9063rem}
.mega a.m-link:hover{color:var(--gold-600)}
.mega a.m-link .i{width:17px;height:17px;color:var(--navy-600)}
.mega a.m-big{display:flex;gap:12px;align-items:flex-start;padding:10px 12px;margin:0 -12px 4px;border-radius:12px;color:var(--ink)}
.mega a.m-big:hover{background:var(--navy-50)}
.mega a.m-big .ic{display:grid;place-items:center;width:38px;height:38px;border-radius:10px;background:var(--navy-50);color:var(--navy);flex:none}
.mega a.m-big:hover .ic{background:var(--navy);color:#fff}
.mega a.m-big b{display:block;font-size:.9375rem;line-height:1.3}
.mega a.m-big small{display:block;color:var(--muted);font-size:.8125rem;line-height:1.4;margin-top:2px}
.mega-promo{background:var(--navy-900);color:#c9d4e6;border-radius:0 var(--r-lg) var(--r-lg) 0;padding:26px 24px;display:flex;flex-direction:column;position:relative;overflow:hidden}
.mega-promo h6{color:var(--gold-400)}
.mega-promo .serif{font-size:1.5rem;color:#fff;line-height:1.15;margin-bottom:8px}
.mega-promo p{font-size:.875rem;margin-bottom:18px}
.mega-promo .btn{align-self:flex-start;margin-top:auto;position:relative;z-index:1}
.mega-promo .art{position:absolute;right:-30px;bottom:-10px;width:250px;opacity:.22;pointer-events:none}
.mega.svcm{width:640px}
.mega.svcm .mega-in{grid-template-columns:1fr 1fr;padding:18px 18px 10px;gap:0 14px}
.mega.svcm .mega-foot{display:flex;justify-content:space-between;align-items:center;gap:12px;padding:14px 26px;background:var(--cream);border-top:1px solid var(--line-2);border-radius:0 0 var(--r-lg) var(--r-lg);font-size:.875rem}

/* mobile drawer */
.drawer{position:fixed;inset:0;z-index:100;visibility:hidden}
.drawer.open{visibility:visible}
.drawer .scrim{position:absolute;inset:0;background:rgba(4,20,48,.55);opacity:0;transition:opacity .25s}
.drawer.open .scrim{opacity:1}
.drawer .panel{position:absolute;top:0;right:0;bottom:0;width:min(380px,88vw);background:#fff;transform:translateX(100%);transition:transform .3s cubic-bezier(.2,.8,.2,1);display:flex;flex-direction:column}
.drawer.open .panel{transform:none}
.drawer .d-head{display:flex;align-items:center;justify-content:space-between;padding:14px 18px;border-bottom:1px solid var(--line-2)}
.drawer .d-head img{height:40px;width:auto}
.drawer .d-body{flex:1;overflow:auto;padding:8px 18px 18px}
.drawer .d-body>a,.drawer details>summary{display:flex;align-items:center;justify-content:space-between;padding:14px 2px;border-bottom:1px solid var(--line-2);font-weight:700;color:var(--ink);cursor:pointer;list-style:none}
.drawer details>summary::-webkit-details-marker{display:none}
.drawer details[open]>summary .i{transform:rotate(180deg)}
.drawer details .sub{padding:6px 0 12px 10px;display:grid;gap:2px}
.drawer details .sub a{padding:8px 4px;color:var(--text);font-weight:600;font-size:.9375rem}
.drawer details .sub h6{margin:10px 4px 2px;font-size:.6875rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-600)}
.drawer .d-foot{padding:16px 18px calc(16px + env(safe-area-inset-bottom));border-top:1px solid var(--line-2);display:grid;gap:10px}
.drawer .d-foot .row{display:grid;grid-template-columns:1fr 1fr;gap:10px}
body.locked{overflow:hidden}

/* ==========================================================================
   HERO
   ========================================================================== */
.hero{position:relative;background:var(--navy-900);color:#c6d2e6;overflow:hidden;isolation:isolate}
.hero::before{content:"";position:absolute;inset:0;background:radial-gradient(900px 520px at 85% 20%,rgba(29,74,140,.55),transparent 60%),radial-gradient(600px 400px at 0% 100%,rgba(201,149,47,.10),transparent 60%);z-index:-1}
.hero .skyline{position:absolute;left:0;right:0;bottom:0;height:46%;background:url(../art/skyline-dark.svg) bottom center/auto 100% repeat-x;opacity:.16;z-index:-1;pointer-events:none}
.hero .wrap{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(32px,5vw,72px);align-items:center;padding-top:clamp(48px,6vw,84px);padding-bottom:150px}
.hero-copy .eyebrow{color:var(--gold-400)}
.hero h1{color:#fff;font-size:clamp(2.6rem,5.2vw,4.25rem);line-height:1.02;margin-bottom:22px}
.hero h1 em{font-style:italic;color:var(--gold-400);font-weight:600}
.hero .lead{font-size:clamp(1.0313rem,1.4vw,1.1875rem);max-width:540px;color:#c6d2e6;margin-bottom:30px}
.hero-ctas{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:34px}
.hero-ctas .btn.lg{padding:0 22px}
.hero-ctas .btn.wa-outline{--fg:#7fe0a6;--bd:rgba(127,224,166,.45)}
.hero-ctas .btn.wa-outline:hover{--fg:#fff}
.hero-trust{display:flex;flex-wrap:wrap;gap:10px 26px;font-size:.875rem;color:#aebcd4}
.hero-trust span{display:inline-flex;align-items:center;gap:8px}
.hero-trust .i{color:var(--gold-400);width:18px;height:18px}
.hero-visual{position:relative;height:520px}
.hv-main{position:absolute;right:0;top:0;width:84%;height:440px;border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--sh-3)}
.hv-main img{width:100%;height:100%;object-fit:cover}
.hv-main::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 55%,rgba(4,20,48,.55))}
.hv-frame{position:absolute;right:-18px;top:-18px;width:84%;height:440px;border:1.5px solid rgba(221,178,87,.55);border-radius:var(--r-xl);z-index:-1}
.hv-sub{position:absolute;left:0;bottom:0;width:44%;height:250px;border-radius:var(--r-lg);overflow:hidden;border:6px solid var(--navy-900);box-shadow:var(--sh-3)}
.hv-sub img{width:100%;height:100%;object-fit:cover}
.hv-card{position:absolute;right:22px;bottom:56px;width:270px;background:#fff;border-radius:16px;padding:14px;display:flex;gap:12px;align-items:center;box-shadow:var(--sh-3);color:var(--text);text-decoration:none}
.hv-card:hover{color:var(--text);transform:translateY(-2px)}
.hv-card{transition:transform .25s}
.hv-card .thumb{width:62px;height:62px;border-radius:12px;overflow:hidden;flex:none;background:var(--sand)}
.hv-card .thumb img{width:100%;height:100%;object-fit:cover}
.hv-card small{display:block;font-size:.6875rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-600)}
.hv-card b{display:block;color:var(--ink);font-size:.9375rem;line-height:1.3}
.hv-card .pr{display:block;color:var(--navy);font-weight:800;font-size:1rem;margin-top:2px}
.hv-badge{position:absolute;left:8%;top:34px;background:rgba(6,29,68,.78);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);border:1px solid rgba(255,255,255,.14);color:#fff;border-radius:14px;padding:12px 16px;display:flex;gap:12px;align-items:center;font-size:.8125rem;line-height:1.35}
.hv-badge .ic{display:grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--gold);color:#fff}
.hv-badge b{display:block;font-size:.9375rem}

/* search panel */
.search-shell{position:relative;z-index:5;margin-top:-104px}
.search{background:#fff;border-radius:var(--r-xl);box-shadow:var(--sh-3);padding:10px;border:1px solid var(--line-2)}
.search-tabs{display:flex;gap:4px;padding:6px 8px 12px}
.search-tabs button{border:0;background:none;padding:8px 18px;border-radius:999px;font-weight:700;font-size:.9063rem;color:var(--muted);cursor:pointer}
.search-tabs button[aria-selected=true]{background:var(--navy);color:#fff}
.search-tabs .hint{margin-left:auto;align-self:center;font-size:.8125rem;color:var(--muted);display:flex;align-items:center;gap:6px}
.search-tabs .hint .i{color:var(--gold)}
.search-row{display:grid;grid-template-columns:1fr 1.25fr 1.1fr auto;gap:0;background:var(--cream);border-radius:18px;border:1px solid var(--line)}
.sf{position:relative;padding:12px 20px;min-width:0}
.sf+.sf{border-left:1px solid var(--line)}
.sf label{display:flex;align-items:center;gap:6px;font-size:.6875rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-600);margin-bottom:2px}
.sf label .i{width:14px;height:14px}
.sf select,.sf input{width:100%;border:0;background:transparent;padding:4px 22px 4px 0;font-weight:700;color:var(--ink);font-size:1rem;outline:none;appearance:none;-webkit-appearance:none;min-width:0;text-overflow:ellipsis}
.sf select{background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%2364708a' stroke-width='2.2' stroke-linecap='round'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") right center no-repeat;cursor:pointer}
.sf input::placeholder{color:#8a93a6;font-weight:600}
.search-go{padding:8px}
.search-go .btn{height:100%;min-height:58px;border-radius:14px;padding:0 30px;font-size:1rem}
.search-pop{display:flex;flex-wrap:wrap;align-items:center;gap:8px;padding:14px 10px 6px;font-size:.8438rem;color:var(--muted)}
.search-pop a{padding:5px 12px;border-radius:999px;background:var(--navy-50);color:var(--navy);font-weight:600}
.search-pop a:hover{background:var(--navy);color:#fff}

/* ==========================================================================
   CATEGORY TILES
   ========================================================================== */
.cats{display:grid;grid-template-columns:repeat(9,1fr);gap:14px}
.cat{display:flex;flex-direction:column;align-items:center;text-align:center;gap:10px;padding:22px 10px 18px;border:1px solid var(--line);border-radius:var(--r-lg);background:#fff;color:var(--ink);transition:border-color .2s,box-shadow .2s,transform .2s}
.cat .ic{display:grid;place-items:center;width:58px;height:58px;border-radius:50%;background:var(--gold-50);color:var(--gold-600);border:1px solid var(--gold-200);transition:background .2s,color .2s}
.cat .ic .i{width:26px;height:26px;stroke-width:1.6}
.cat b{font-size:.9063rem;line-height:1.25}
.cat small{font-size:.75rem;color:var(--muted);font-weight:600}
.cat:hover{border-color:var(--gold-200);box-shadow:var(--sh-2);transform:translateY(-3px);color:var(--ink)}
.cat:hover .ic{background:var(--navy);color:var(--gold-400);border-color:var(--navy)}

/* ==========================================================================
   PROPERTY CARD
   ========================================================================== */
.grid{display:grid;gap:24px}
.grid.c4{grid-template-columns:repeat(4,minmax(0,1fr))}
.grid.c3{grid-template-columns:repeat(3,minmax(0,1fr))}
.pc{display:flex;flex-direction:column;background:#fff;border-radius:var(--r-lg);overflow:hidden;border:1px solid var(--line);transition:box-shadow .25s,transform .25s,border-color .25s;min-width:0}
.pc:hover{box-shadow:var(--sh-2);transform:translateY(-4px);border-color:transparent}
.pc-media{position:relative;aspect-ratio:4/3;background:var(--sand);overflow:hidden;display:block}
.pc-media img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.pc:hover .pc-media img{transform:scale(1.05)}
.pc-media .ph-art{width:100%;height:100%;display:grid;place-items:end center;background:linear-gradient(180deg,var(--navy-50),#e9eef6);padding:22px 12px 0}
.pc-media .ph-art img{width:100%;height:auto;object-fit:contain;transform:none!important}
.pc-tags{position:absolute;left:12px;top:12px;display:flex;gap:6px;flex-wrap:wrap}
.tag{display:inline-flex;align-items:center;gap:5px;padding:5px 10px;border-radius:999px;font-size:.6875rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase;line-height:1;background:#fff;color:var(--navy)}
.tag.sale{background:var(--navy);color:#fff}
.tag.rent{background:var(--gold);color:#fff}
.tag.feat{background:rgba(4,20,48,.72);color:var(--gold-200);backdrop-filter:blur(4px)}
.tag.feat .i{width:12px;height:12px;fill:currentColor;stroke:none}
.tag.demo{background:#fff7e0;color:#8a6410;border:1px solid #f0dcae}
.pc-id{position:absolute;right:12px;bottom:12px;padding:4px 9px;border-radius:6px;background:rgba(255,255,255,.92);font-size:.7188rem;font-weight:800;color:var(--navy);letter-spacing:.04em}
.pc-body{padding:18px 18px 14px;display:flex;flex-direction:column;gap:6px;flex:1}
.pc-cat{font-size:.6875rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-600)}
.pc-title{font-size:1.0313rem;line-height:1.35;margin:0;font-weight:700;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden;min-height:2.7em}
.pc-title a{color:var(--ink)}
.pc-title a:hover{color:var(--navy)}
.pc-loc{display:flex;align-items:center;gap:6px;color:var(--muted);font-size:.875rem}
.pc-loc .i{width:15px;height:15px;color:var(--gold)}
.pc-specs{display:flex;gap:6px 16px;flex-wrap:wrap;padding:12px 0 2px;margin-top:4px;border-top:1px dashed var(--line);font-size:.8438rem;color:var(--text);font-weight:600}
.pc-specs span{display:inline-flex;align-items:center;gap:6px}
.pc-specs .i{width:16px;height:16px;color:var(--navy-600)}
.pc-foot{display:flex;align-items:flex-end;justify-content:space-between;gap:10px;padding:0 18px 12px}
.pc-cta{display:grid;grid-template-columns:1fr 1fr;gap:6px;padding:0 16px 16px}
.pc-cta .btn{min-height:40px;padding:0 6px;font-size:.8125rem;gap:6px}
.pc-price{font-size:1.25rem;font-weight:800;color:var(--navy);line-height:1.1;letter-spacing:-.01em}
.pc-price small{display:block;font-size:.6875rem;font-weight:700;color:var(--muted);letter-spacing:.06em;text-transform:uppercase;margin-bottom:3px}
.pc-foot .pc-unit{font-size:.75rem;color:var(--muted);font-weight:600;text-align:right;line-height:1.3}

/* ==========================================================================
   RESIDENTIAL / COMMERCIAL SPLIT
   ========================================================================== */
.split{display:grid;grid-template-columns:330px 1fr;gap:40px;align-items:start}
.split-intro h2{font-size:clamp(2rem,3.2vw,2.625rem)}
.split-intro p{color:var(--muted)}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin:20px 0 26px}
.chip{display:inline-flex;align-items:center;gap:6px;padding:7px 14px;border-radius:999px;border:1px solid var(--line);background:#fff;font-size:.8438rem;font-weight:650;color:var(--ink)}
.chip:hover{border-color:var(--gold);color:var(--gold-600)}
.chip .i{width:15px;height:15px;color:var(--gold)}
.sec.navy .split-intro p{color:#a9b7cf}
.sec.navy .chip{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.16);color:#e1e8f3}
.sec.navy .chip:hover{border-color:var(--gold-400);color:var(--gold-400)}
.sec.navy .pc{border-color:transparent}
.split .grid.c3{gap:20px}
.split-note{display:flex;gap:12px;align-items:flex-start;padding:16px;border-radius:var(--r);background:var(--gold-50);border:1px solid var(--gold-200);font-size:.875rem;color:var(--text);margin-top:22px}
.sec.navy .split-note{background:rgba(255,255,255,.05);border-color:rgba(255,255,255,.12);color:#c6d2e6}
.split-note .i{color:var(--gold)}

/* ==========================================================================
   LOCATIONS
   ========================================================================== */
.locs{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:150px;gap:16px}
.loc{position:relative;border-radius:var(--r-lg);overflow:hidden;background:var(--navy-800);color:#fff;padding:20px 22px;display:flex;flex-direction:column;justify-content:flex-end;isolation:isolate;transition:transform .25s,box-shadow .25s}
.loc::before{content:"";position:absolute;inset:0;background:var(--art) right bottom/auto 82% no-repeat;opacity:.28;z-index:-1;transition:opacity .3s,transform .6s}
.loc::after{content:"";position:absolute;inset:0;background:linear-gradient(200deg,transparent 30%,rgba(4,20,48,.55));z-index:-1}
.loc:hover{transform:translateY(-3px);box-shadow:var(--sh-2);color:#fff}
.loc:hover::before{opacity:.45;transform:scale(1.04)}
.loc.big{grid-column:span 2;grid-row:span 2;padding:30px}
.loc.big b{font-size:2.5rem}
.loc.big::before{background-size:auto 70%}
.loc.wide{grid-column:span 3}
.loc.wide p{max-width:420px;color:#fff6e0;font-size:.875rem;margin:6px 0 0}
.loc.gold{background:var(--gold)}
.loc.gold::after{background:linear-gradient(200deg,transparent 30%,rgba(120,80,10,.35))}
.loc small{font-size:.6875rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-200);margin-bottom:4px}
.loc.gold small{color:#fff6e0}
.loc b{font-family:var(--serif);font-size:1.75rem;line-height:1.05;font-weight:700}
.loc span{display:inline-flex;align-items:center;gap:6px;margin-top:8px;font-size:.8438rem;color:#d4deee;font-weight:600}
.loc.gold span{color:#fff}
.loc span .i{width:15px;height:15px;transition:transform .2s}
.loc:hover span .i{transform:translateX(3px)}
.loc.big p{max-width:360px;color:#c6d2e6;font-size:.9375rem;margin:10px 0 0}

/* ==========================================================================
   ABOUT
   ========================================================================== */
.about{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(36px,6vw,88px);align-items:center}
.about-visual{position:relative;height:540px}
.av-1{position:absolute;left:0;top:0;width:68%;height:420px;border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--sh-2)}
.av-2{position:absolute;right:0;bottom:0;width:52%;height:300px;border-radius:var(--r-xl);overflow:hidden;border:8px solid var(--cream);box-shadow:var(--sh-2)}
.av-1 img,.av-2 img{width:100%;height:100%;object-fit:cover}
.av-seal{position:absolute;left:44%;top:46px;width:128px;height:128px;border-radius:50%;background:var(--navy);color:#fff;display:grid;place-items:center;text-align:center;box-shadow:var(--sh-3);border:4px solid var(--cream);padding:16px}
.av-seal img{width:54px;height:auto;margin:0 auto 4px;filter:brightness(0) invert(1)}
.av-seal small{font-size:.625rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;line-height:1.3;color:var(--gold-200)}
.av-tag{position:absolute;left:24px;bottom:40px;background:#fff;border-radius:14px;padding:14px 16px;display:flex;gap:12px;align-items:center;box-shadow:var(--sh-2);max-width:250px}
.av-tag .ic{display:grid;place-items:center;width:42px;height:42px;border-radius:12px;background:var(--gold-50);color:var(--gold-600);flex:none}
.av-tag b{display:block;color:var(--ink);font-size:.9375rem;line-height:1.3}
.av-tag small{color:var(--muted);font-size:.8125rem}
.about h2{font-size:clamp(2.1rem,3.8vw,3rem)}
.about p{font-size:1.0313rem}
.ticks{display:grid;grid-template-columns:1fr 1fr;gap:12px 22px;margin:24px 0 30px}
.ticks li{display:flex;gap:10px;align-items:flex-start;font-weight:650;color:var(--ink);font-size:.9375rem;line-height:1.4}
.ticks .i{width:20px;height:20px;padding:3px;border-radius:50%;background:var(--navy);color:var(--gold-400);stroke-width:3;flex:none}
.quote-line{border-left:3px solid var(--gold);padding:4px 0 4px 18px;font-family:var(--serif);font-size:1.375rem;font-style:italic;color:var(--navy);line-height:1.35;margin:0 0 26px}

/* ==========================================================================
   SERVICES
   ========================================================================== */
.svcs{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.svc{position:relative;display:flex;flex-direction:column;padding:28px 24px 24px;border-radius:var(--r-lg);background:#fff;border:1px solid var(--line);color:var(--text);transition:all .25s;overflow:hidden}
.svc::after{content:"";position:absolute;left:0;bottom:0;height:3px;width:100%;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .35s}
.svc:hover{box-shadow:var(--sh-2);transform:translateY(-4px);border-color:transparent;color:var(--text)}
.svc:hover::after{transform:scaleX(1)}
.svc .n{position:absolute;right:20px;top:16px;font-family:var(--serif);font-size:2.5rem;font-weight:700;color:var(--navy-100);line-height:1}
.svc .ic{display:grid;place-items:center;width:54px;height:54px;border-radius:14px;background:var(--navy);color:var(--gold-400);margin-bottom:18px}
.svc .ic .i{width:26px;height:26px;stroke-width:1.6}
.svc h3{font-size:1.125rem;margin-bottom:8px}
.svc p{font-size:.9063rem;color:var(--muted);margin-bottom:18px;flex:1}
.svc .link-arrow{font-size:.875rem}

/* ==========================================================================
   PROJECTS
   ========================================================================== */
.projects{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.prj{display:flex;flex-direction:column;border-radius:var(--r-xl);overflow:hidden;background:#fff;box-shadow:var(--sh-1);border:1px solid var(--line);transition:box-shadow .25s,transform .25s}
.prj:hover{box-shadow:var(--sh-2);transform:translateY(-4px)}
.prj-media{position:relative;aspect-ratio:16/11;overflow:hidden;background:var(--sand)}
.prj-media img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.prj:hover .prj-media img{transform:scale(1.05)}
.prj-media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 45%,rgba(4,20,48,.78))}
.prj-status{position:absolute;left:16px;top:16px;z-index:1}
.prj-name{position:absolute;left:20px;right:20px;bottom:16px;z-index:1;color:#fff}
.prj-name small{display:block;font-size:.6875rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-200)}
.prj-name b{display:block;font-family:var(--serif);font-size:2rem;line-height:1.05}
.prj-body{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}
.prj-meta{display:grid;grid-template-columns:1fr 1fr;gap:10px 14px;padding-bottom:14px;margin-bottom:14px;border-bottom:1px solid var(--line-2)}
.prj-meta div{min-width:0}
.prj-meta small{display:block;font-size:.6875rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.prj-meta b{display:block;font-size:.9063rem;color:var(--ink);font-weight:700;line-height:1.35}
.prj-body p{font-size:.9063rem;color:var(--muted);flex:1}
.prj-actions{display:flex;gap:10px}
.prj-actions .btn{flex:1}

/* ==========================================================================
   WHY CHOOSE
   ========================================================================== */
.why{display:grid;grid-template-columns:.9fr 2fr;gap:56px;align-items:start}
.why-intro h2{font-size:clamp(2.1rem,3.6vw,2.875rem)}
.why-intro p{color:#a9b7cf;margin-bottom:28px}
.why-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(255,255,255,.10);border-radius:var(--r-lg);overflow:hidden;border:1px solid rgba(255,255,255,.10)}
.why-item{background:var(--navy-900);padding:26px 22px;transition:background .25s}
.why-item:hover{background:var(--navy-800)}
.why-item .ic{display:grid;place-items:center;width:48px;height:48px;border-radius:50%;border:1px solid rgba(221,178,87,.45);color:var(--gold-400);margin-bottom:16px}
.why-item h3{font-size:1rem;color:#fff;margin-bottom:6px;line-height:1.3}
.why-item p{font-size:.8438rem;color:#9fb0cb;margin:0;line-height:1.55}

/* ==========================================================================
   EARNING OPPORTUNITY
   ========================================================================== */
.earn{display:grid;grid-template-columns:1.15fr 1fr;border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--sh-2);background:#fff}
.earn-l{position:relative;background:var(--navy);color:#c6d2e6;padding:clamp(32px,4.5vw,56px);isolation:isolate;overflow:hidden}
.earn-l::before{content:"";position:absolute;right:-40px;bottom:-30px;width:360px;height:260px;background:url(../art/office-dark.svg) center/contain no-repeat;opacity:.12;z-index:-1}
.earn-l .badge-row{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:18px}
.earn-l .pill{display:inline-flex;align-items:center;gap:6px;padding:6px 12px;border-radius:999px;background:rgba(221,178,87,.14);color:var(--gold-200);font-size:.75rem;font-weight:800;letter-spacing:.06em;text-transform:uppercase}
.earn-l .pill .i{width:14px;height:14px}
.earn-l h2{color:#fff;font-size:clamp(2rem,3.4vw,2.75rem);margin-bottom:16px}
.earn-l h2 em{color:var(--gold-400);font-weight:600}
.earn-l p{font-size:1.0313rem;max-width:520px;margin-bottom:28px}
.earn-l .btns{display:flex;gap:12px;flex-wrap:wrap}
.earn-r{padding:clamp(28px,4vw,48px);background:var(--gold-50);display:flex;flex-direction:column;justify-content:center}
.earn-r h3{font-size:.75rem;font-weight:800;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-600);margin-bottom:18px}
.steps{display:grid;gap:4px;counter-reset:s}
.step{display:flex;gap:16px;align-items:flex-start;padding:14px 0;position:relative}
.step+.step{border-top:1px dashed var(--gold-200)}
.step .ic{display:grid;place-items:center;width:46px;height:46px;border-radius:50%;background:#fff;border:1px solid var(--gold-200);color:var(--navy);flex:none;box-shadow:var(--sh-1)}
.step b{display:block;color:var(--ink);font-size:1rem;margin-bottom:2px}
.step span{font-size:.875rem;color:var(--muted);line-height:1.5;display:block}
.earn-r .who{display:flex;flex-wrap:wrap;gap:6px;margin-top:18px}
.earn-r .who span{padding:5px 11px;border-radius:999px;background:#fff;border:1px solid var(--gold-200);font-size:.7813rem;font-weight:700;color:var(--navy)}
.earn-r .fine{font-size:.75rem;color:var(--muted);margin:16px 0 0;line-height:1.5}

/* ==========================================================================
   TESTIMONIALS
   ========================================================================== */
.tms{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.tm{position:relative;background:#fff;border-radius:var(--r-lg);padding:30px 28px 26px;border:1px solid var(--line);display:flex;flex-direction:column}
.tm .q{width:40px;height:40px;color:var(--gold);margin-bottom:12px;stroke-width:1.4}
.tm .stars{display:flex;gap:2px;color:var(--gold);margin-bottom:12px}
.tm .stars svg{width:16px;height:16px;fill:currentColor}
.tm blockquote{margin:0 0 22px;font-family:var(--serif);font-size:1.3125rem;line-height:1.45;color:var(--ink);font-weight:600;flex:1}
.tm .by{display:flex;align-items:center;gap:12px;padding-top:18px;border-top:1px solid var(--line-2)}
.tm .av{width:44px;height:44px;border-radius:50%;display:grid;place-items:center;background:var(--navy);color:var(--gold-200);font-weight:800;font-size:.875rem}
.tm .by b{display:block;color:var(--ink);font-size:.9375rem;line-height:1.3}
.tm .by small{color:var(--muted);font-size:.8125rem}
.tm .tag.demo{position:absolute;right:18px;top:18px}
.demo-note{display:flex;gap:8px;align-items:center;justify-content:center;margin-top:22px;font-size:.8125rem;color:var(--muted)}
.demo-note .i{color:var(--gold);width:16px;height:16px}

/* ==========================================================================
   ENQUIRY CTA BAND
   ========================================================================== */
.cta-band{position:relative;background:var(--navy-950);border-radius:var(--r-xl);padding:clamp(36px,5vw,60px);display:grid;grid-template-columns:1.3fr 1fr;gap:32px;align-items:center;overflow:hidden;isolation:isolate}
.cta-band::before{content:"";position:absolute;inset:0;background:url(../art/skyline-dark.svg) bottom center/auto 70% repeat-x;opacity:.12;z-index:-1}
.cta-band::after{content:"";position:absolute;right:-120px;top:-120px;width:380px;height:380px;border-radius:50%;border:1.5px solid rgba(221,178,87,.3);z-index:-1;box-shadow:0 0 0 40px rgba(221,178,87,.05),0 0 0 80px rgba(221,178,87,.03)}
.cta-band h2{color:#fff;font-size:clamp(2rem,3.6vw,2.875rem);margin-bottom:10px}
.cta-band p{color:#a9b7cf;margin:0;font-size:1.0313rem}
.cta-band .btns{display:flex;flex-direction:column;gap:12px;align-items:stretch;max-width:340px;justify-self:end;width:100%}
.cta-band .btns .btn{justify-content:flex-start;padding-left:22px}
.cta-band .btns .btn .lbl{display:flex;flex-direction:column;align-items:flex-start;line-height:1.2}
.cta-band .btns .btn small{font-size:.6875rem;font-weight:700;opacity:.8;letter-spacing:.06em;text-transform:uppercase}

/* ==========================================================================
   INSIGHTS
   ========================================================================== */
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.post{display:flex;flex-direction:column;color:var(--text)}
.post .ph{aspect-ratio:16/10;border-radius:var(--r-lg);overflow:hidden;background:var(--sand);margin-bottom:18px}
.post .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.post:hover .ph img{transform:scale(1.05)}
.post .meta{display:flex;gap:10px;align-items:center;font-size:.75rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-600);margin-bottom:8px}
.post .meta span{color:var(--muted);font-weight:600;letter-spacing:.02em;text-transform:none}
.post h3{font-family:var(--serif);font-size:1.5rem;line-height:1.2;margin-bottom:8px}
.post:hover h3{color:var(--navy)}
.post p{font-size:.9063rem;color:var(--muted);margin:0}

/* ==========================================================================
   FOOTER
   ========================================================================== */
.ftr{background:var(--navy-950);color:#a3b2cb;font-size:.9063rem;position:relative}
.ftr::before{content:"";position:absolute;left:0;right:0;top:0;height:3px;background:linear-gradient(90deg,var(--gold-600),var(--gold-400),var(--gold-600))}
.ftr-top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr 1.35fr;gap:40px;padding:72px 0 48px}
.ftr .logo img{height:58px;width:auto;margin-bottom:20px}
.ftr p{line-height:1.7}
.ftr h4{font-family:var(--sans);font-size:.75rem;font-weight:800;letter-spacing:.18em;text-transform:uppercase;color:#fff;margin:6px 0 18px;display:flex;align-items:center;gap:10px}
.ftr h4::after{content:"";width:22px;height:1.5px;background:var(--gold)}
.ftr ul li+li{margin-top:9px}
.ftr a{color:#c3cfe2}
.ftr a:hover{color:var(--gold-400)}
.ftr .social{display:flex;gap:8px;margin-top:22px}
.ftr .social a{display:grid;place-items:center;width:38px;height:38px;border-radius:50%;border:1px solid rgba(255,255,255,.16);color:#dbe3f0}
.ftr .social a:hover{background:var(--gold);border-color:var(--gold);color:#fff}
.ftr .contact li{display:flex;gap:12px;align-items:flex-start}
.ftr .contact .i{color:var(--gold-400);margin-top:2px}
.ftr .contact li+li{margin-top:14px}
.ftr .contact b{display:block;color:#fff;font-weight:700}
.ftr .locs-mini{display:flex;flex-wrap:wrap;gap:6px}
.ftr .locs-mini a{padding:5px 11px;border-radius:999px;border:1px solid rgba(255,255,255,.14);font-size:.8125rem}
.ftr .locs-mini a:hover{border-color:var(--gold-400)}
.ftr-band{border-top:1px solid rgba(255,255,255,.08);border-bottom:1px solid rgba(255,255,255,.08);padding:26px 0}
.ftr-band .wrap{display:grid;grid-template-columns:auto 1fr;gap:28px;align-items:center}
.ftr-band h5{color:#fff;font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;margin:0;font-weight:800}
.ftr-bottom{display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;padding:22px 0 26px;font-size:.8438rem}
.ftr-bottom .legal{display:flex;gap:20px;flex-wrap:wrap}

/* floating contact */
.fab-wa{position:fixed;right:22px;bottom:22px;z-index:80;display:flex;align-items:center;gap:10px}
.fab-wa a{display:grid;place-items:center;width:58px;height:58px;border-radius:50%;background:var(--wa);color:#fff;box-shadow:0 10px 30px rgba(31,168,85,.45);transition:transform .2s}
.fab-wa a:hover{transform:scale(1.07);color:#fff}
.fab-wa:hover .bubble{opacity:1;transform:none}
.fab-wa a .i{width:30px;height:30px;stroke-width:1.6}
.fab-wa .bubble{opacity:0;transform:translateX(8px);transition:all .2s;pointer-events:none;background:#fff;color:var(--ink);font-size:.8125rem;font-weight:700;padding:8px 14px;border-radius:999px;box-shadow:var(--sh-2);white-space:nowrap}
.fab-wa a::before{content:"";position:absolute;width:58px;height:58px;border-radius:50%;border:2px solid var(--wa);animation:pulse 2.4s infinite;pointer-events:none}
@keyframes pulse{0%{transform:scale(1);opacity:.7}100%{transform:scale(1.6);opacity:0}}
.mbar{display:none}

/* ==========================================================================
   MODAL + FORMS
   ========================================================================== */
.modal{position:fixed;inset:0;z-index:120;display:grid;place-items:center;padding:16px;visibility:hidden}
.modal.open{visibility:visible}
.modal .scrim{position:absolute;inset:0;background:rgba(4,20,48,.6);opacity:0;transition:opacity .25s}
.modal.open .scrim{opacity:1}
.modal .box{position:relative;width:min(560px,100%);max-height:calc(100vh - 32px);overflow:auto;background:#fff;border-radius:var(--r-xl);box-shadow:var(--sh-3);transform:translateY(16px) scale(.98);opacity:0;transition:all .25s}
.modal.open .box{transform:none;opacity:1}
.modal .m-head{padding:24px 26px 0;display:flex;justify-content:space-between;gap:12px}
.modal .m-head h3{font-family:var(--serif);font-size:1.75rem;margin:0}
.modal .m-head p{margin:4px 0 0;color:var(--muted);font-size:.9063rem}
.modal .x{width:38px;height:38px;border-radius:50%;border:1px solid var(--line);background:#fff;display:grid;place-items:center;cursor:pointer;flex:none}
.modal form{padding:18px 26px 26px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px 14px}
.form-grid .full{grid-column:1/-1}
.fld label{display:block;font-size:.8125rem;font-weight:700;color:var(--ink);margin-bottom:6px}
.fld input,.fld select,.fld textarea{width:100%;border:1px solid var(--line);border-radius:10px;padding:11px 14px;background:#fff;font-size:.9375rem;transition:border-color .2s,box-shadow .2s}
.fld textarea{min-height:90px;resize:vertical}
.fld input:focus,.fld select:focus,.fld textarea:focus{outline:none;border-color:var(--navy-600);box-shadow:0 0 0 3px rgba(29,74,140,.12)}
.fld .err{display:block;color:var(--danger);font-size:.8125rem;margin-top:4px}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.form-note{font-size:.75rem;color:var(--muted);margin:12px 0 0;display:flex;gap:6px;align-items:center}
.form-note .i{width:14px;height:14px;color:var(--ok)}
.form-ok{display:none;text-align:center;padding:34px 26px 30px}
.form-ok .ic{display:grid;place-items:center;width:64px;height:64px;border-radius:50%;background:#e7f6ed;color:var(--ok);margin:0 auto 14px}
.form-ok h4{font-family:var(--serif);font-size:1.75rem}
.toast{position:fixed;left:50%;bottom:24px;transform:translateX(-50%);background:var(--ink);color:#fff;padding:12px 18px;border-radius:12px;z-index:200;font-size:.9063rem;box-shadow:var(--sh-3)}

/* reveal on scroll */
.rv{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;transition:none}*{animation:none!important;transition:none!important;scroll-behavior:auto!important}}

/* ==========================================================================
   RESPONSIVE
   ========================================================================== */
@media (max-width:1520px){.hdr-call{display:none}}
@media (max-width:1240px){
  .nav>li>a,.nav>li>button{padding:0 8px;font-size:.875rem}
  .brand img{height:44px}
  .mega.props{right:-200px}
}
@media (max-width:1100px){
  .cats{grid-template-columns:repeat(5,1fr)}
  .grid.c4{grid-template-columns:repeat(3,minmax(0,1fr))}
  .split{grid-template-columns:1fr}
  .split-intro{max-width:720px}
  .svcs{grid-template-columns:repeat(2,1fr)}
  .why{grid-template-columns:1fr;gap:32px}
  .ftr-top{grid-template-columns:1fr 1fr 1fr;gap:36px}
  .ftr-top .ftr-about{grid-column:1/-1;max-width:560px}
}
@media (max-width:1024px){
  :root{--hdr:68px}
  .nav,.hdr-cta .btn.enq-d{display:none}
  .burger{display:inline-flex}
  .m-call{display:inline-flex}
  .hdr .wrap{gap:12px}
  .hdr-cta{margin-left:auto}
  .brand img{height:42px}
  .topbar .tb-left .tb-addr{display:none}
  .hero .wrap{grid-template-columns:1fr;padding-bottom:140px}
  .hero-visual{height:420px;max-width:640px;width:100%;margin:0 auto}
  .hv-main,.hv-frame{height:360px}
  .search-row{grid-template-columns:1fr 1fr}
  .sf:nth-child(3){border-left:0;border-top:1px solid var(--line)}
  .sf:nth-child(4){border-top:1px solid var(--line)}
  .search-go{grid-column:1/-1;padding:8px}
  .search-go .btn{width:100%;min-height:52px}
  .sf:nth-child(2){border-left:1px solid var(--line)}
  .about{grid-template-columns:1fr}
  .about-visual{max-width:600px;width:100%;margin:0 auto;height:480px}
  .projects{grid-template-columns:1fr 1fr}
  .earn{grid-template-columns:1fr}
  .tms{grid-template-columns:1fr 1fr}
  .cta-band{grid-template-columns:1fr}
  .cta-band .btns{justify-self:start;flex-direction:row;flex-wrap:wrap;max-width:none}
  .posts{grid-template-columns:1fr 1fr}
  .locs{grid-template-columns:repeat(3,1fr)}
  .loc.big{grid-column:span 3;grid-row:span 1;padding:24px}
  .loc.big b{font-size:2.125rem}
  .why-grid{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:720px){
  body{font-size:15.5px}
  .hide-sm{display:none}
  .topbar{display:none}
  .hero .wrap{padding-top:36px;padding-bottom:120px;gap:28px}
  .hero h1{font-size:2.5rem}
  .hero-ctas .btn{flex:1 1 auto}
  .hero-ctas .btn.gold{flex-basis:100%}
  .hero-visual{height:330px}
  .hv-main,.hv-frame{height:270px;width:90%}
  .hv-frame{right:-8px;top:-10px}
  .hv-sub{height:160px;width:42%;border-width:4px}
  .hv-card{right:8px;bottom:22px;width:220px;padding:10px}
  .hv-card .thumb{width:48px;height:48px}
  .hv-badge{display:none}
  .search{border-radius:22px;padding:8px}
  .search-tabs .hint{display:none}
  .search-row{grid-template-columns:1fr}
  .sf+.sf,.sf:nth-child(2),.sf:nth-child(3),.sf:nth-child(4){border-left:0;border-top:1px solid var(--line)}
  .search-go{grid-column:auto}
  .search-pop{display:none}
  .cats{grid-template-columns:repeat(3,1fr);gap:10px}
  .cat{padding:16px 6px 14px}
  .cat .ic{width:48px;height:48px}
  .cat b{font-size:.8125rem}
  .grid.c4,.grid.c3,.split .grid.c3{grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:82%;overflow-x:auto;scroll-snap-type:x mandatory;padding-bottom:10px;margin:0 calc(-1 * var(--gut));padding-left:var(--gut);padding-right:var(--gut);scrollbar-width:none;gap:14px}
  .grid.c4::-webkit-scrollbar,.grid.c3::-webkit-scrollbar{display:none}
  .grid.c4>*,.grid.c3>*{scroll-snap-align:start}
  .locs{grid-template-columns:1fr 1fr;grid-auto-rows:120px;gap:12px}
  .loc{padding:16px}
  .loc b{font-size:1.375rem}
  .loc.big{grid-column:span 2}
  .loc.wide{grid-column:auto}
  .loc.big p{display:none}
  .about-visual{height:380px}
  .av-1{height:300px}
  .av-2{height:200px}
  .av-seal{width:100px;height:100px;left:auto;right:12px;top:16px}
  .av-seal img{width:40px}
  .av-tag{left:10px;bottom:16px}
  .ticks{grid-template-columns:1fr}
  .svcs{grid-template-columns:1fr 1fr;gap:12px}
  .svc{padding:18px 16px}
  .svc .ic{width:44px;height:44px;margin-bottom:12px}
  .svc h3{font-size:.9688rem;margin:0}
  .svc p,.svc .link-arrow,.svc .n{display:none}
  .hero .eyebrow{font-size:.6875rem;letter-spacing:.12em}
  .projects,.tms,.posts{grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:86%;overflow-x:auto;scroll-snap-type:x mandatory;margin:0 calc(-1 * var(--gut));padding:0 var(--gut) 10px;scrollbar-width:none}
  .projects>*,.tms>*,.posts>*{scroll-snap-align:start}
  .why-grid{grid-template-columns:1fr}
  .why-item{padding:20px;display:grid;grid-template-columns:48px 1fr;gap:0 16px}
  .why-item .ic{margin:0;grid-row:span 2}
  .cta-band .btns{flex-direction:column}
  .form-grid{grid-template-columns:1fr}
  .ftr-top{grid-template-columns:1fr 1fr;gap:32px 20px;padding:52px 0 36px}
  .ftr-top .ftr-contact{grid-column:1/-1}
  .ftr-band .wrap{grid-template-columns:1fr;gap:12px}
  .ftr-bottom{flex-direction:column;align-items:flex-start;padding-bottom:calc(86px + env(safe-area-inset-bottom))}
  .fab-wa{display:none}
  .mbar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:80;background:#fff;border-top:1px solid var(--line);padding:8px 10px calc(8px + env(safe-area-inset-bottom));gap:8px;box-shadow:0 -6px 20px rgba(6,29,68,.08)}
  .mbar a,.mbar button{display:flex;align-items:center;justify-content:center;gap:6px;min-height:46px;border-radius:12px;font-weight:800;font-size:.875rem;border:0;cursor:pointer}
  .mbar .call{background:var(--navy);color:#fff}
  .mbar .wa{background:var(--wa);color:#fff}
  .mbar .enq{background:var(--gold-50);color:var(--navy);border:1px solid var(--gold-200)}
  .sec-head h2{font-size:2rem}
}

/* ==========================================================================
   INNER PAGES
   ========================================================================== */
.phero{position:relative;background:var(--navy-900);color:#c6d2e6;padding:clamp(40px,5vw,64px) 0 clamp(44px,5vw,70px);overflow:hidden;isolation:isolate}
.phero::before{content:"";position:absolute;inset:0;background:radial-gradient(700px 360px at 90% 0%,rgba(29,74,140,.6),transparent 60%);z-index:-1}
.phero .skyline{position:absolute;left:0;right:0;bottom:0;height:70%;background:url(../art/skyline-dark.svg) bottom right/auto 100% repeat-x;opacity:.10;z-index:-1}
.phero.has-img .phero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;opacity:.28}
.phero h1{color:#fff;font-size:clamp(2.2rem,4.4vw,3.375rem);margin:0 0 12px;max-width:880px}
.phero .lead{max-width:720px;font-size:1.0625rem;margin:0}
.phero .eyebrow{color:var(--gold-400)}
.crumbs{display:flex;flex-wrap:wrap;gap:8px;align-items:center;font-size:.8125rem;margin-bottom:20px;color:#8fa0bd}
.crumbs a{color:#c6d2e6}
.crumbs a:hover{color:var(--gold-400)}
.crumbs.dark{color:var(--muted)}
.crumbs.dark a{color:var(--navy)}
.alert{display:flex;gap:10px;align-items:center;padding:12px 16px;border-radius:12px;font-size:.875rem;margin-bottom:16px}
.alert.warn{background:#fff4e0;color:#7a5200;border:1px solid #f3d9a4}
.alert.demo{background:var(--gold-50);color:#7a5a12;border:1px solid var(--gold-200)}
.alert.ok{background:#e7f6ed;color:#14653a;border:1px solid #bfe5cd}
.alert.err{background:#fdecea;color:#8c2318;border:1px solid #f4c7c1}

/* listing */
.listing{display:grid;grid-template-columns:290px 1fr;gap:32px;align-items:start}
.filters{position:sticky;top:calc(var(--hdr) + 16px)}
.flt{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:18px;display:grid;gap:14px}
.flt-head{display:flex;align-items:center;justify-content:space-between;padding-bottom:10px;border-bottom:1px solid var(--line-2)}
.flt-head b{display:flex;align-items:center;gap:8px;color:var(--ink)}
.flt-reset{font-size:.8125rem;font-weight:700}
.flt-close{display:none;border:0;background:none;cursor:pointer}
.flt .fld label{font-size:.75rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);font-weight:800}
.flt .fld input,.flt .fld select{padding:9px 12px;font-size:.875rem}
.pair{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.seg{display:flex;flex-wrap:wrap;gap:6px}
.seg label{margin:0!important;text-transform:none!important;letter-spacing:0!important}
.seg input{position:absolute;opacity:0;pointer-events:none}
.seg span{display:inline-flex;align-items:center;justify-content:center;min-width:44px;padding:7px 12px;border-radius:999px;border:1px solid var(--line);font-size:.8125rem;font-weight:700;color:var(--ink);cursor:pointer;background:#fff}
.seg input:checked+span{background:var(--navy);border-color:var(--navy);color:#fff}
.seg input:focus-visible+span{outline:2px solid var(--gold);outline-offset:2px}
.flt-help{margin-top:16px;padding:18px;border-radius:var(--r-lg);background:var(--gold-50);border:1px solid var(--gold-200);font-size:.875rem}
.flt-help b{color:var(--ink)}
.flt-help p{margin:4px 0 12px;color:var(--muted)}
.res-bar{display:flex;align-items:center;gap:12px;margin-bottom:16px;flex-wrap:wrap}
.res-count{margin:0;margin-right:auto;color:var(--muted)}
.res-count b{color:var(--ink);font-size:1.125rem}
.res-sort select{border:1px solid var(--line);border-radius:999px;padding:8px 34px 8px 14px;font-weight:700;font-size:.875rem;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%2364708a' stroke-width='2.2' stroke-linecap='round'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") right 12px center no-repeat;appearance:none;-webkit-appearance:none;cursor:pointer}
.view-tg{display:flex;border:1px solid var(--line);border-radius:999px;overflow:hidden}
.view-tg a{display:grid;place-items:center;width:40px;height:36px;color:var(--muted)}
.view-tg a.on{background:var(--navy);color:#fff}
.flt-open{display:none}
.act-chips{display:flex;flex-wrap:wrap;gap:8px;align-items:center;margin-bottom:18px}
.act-chips .chip{background:var(--navy-50);border-color:transparent;color:var(--navy)}
.act-chips .chip .i{width:13px;height:13px;color:var(--navy)}
.act-chips .clear{font-size:.8125rem;font-weight:700;color:var(--danger)}
.res-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.list-view{grid-template-columns:1fr;gap:16px}
.list-view .pc{display:grid;grid-template-columns:300px 1fr;grid-template-rows:1fr auto auto}
.list-view .pc-media{grid-row:1/4;aspect-ratio:auto;height:100%;min-height:230px}
.list-view .pc-title{min-height:0}
.pager{display:flex;flex-wrap:wrap;gap:6px;align-items:center;justify-content:center;margin-top:36px}
.pg{display:grid;place-items:center;min-width:42px;height:42px;padding:0 10px;border-radius:12px;border:1px solid var(--line);background:#fff;font-weight:700;color:var(--ink)}
.pg.on{background:var(--navy);border-color:var(--navy);color:#fff}
.pg.dis{opacity:.4}
a.pg:hover{border-color:var(--gold);color:var(--gold-600)}
.pg-info{width:100%;text-align:center;font-size:.8125rem;color:var(--muted);margin-top:6px}
.empty{text-align:center;padding:56px 24px;border:1px dashed var(--line);border-radius:var(--r-xl);background:var(--cream)}
.empty .ic{display:grid;place-items:center;width:72px;height:72px;border-radius:50%;background:#fff;color:var(--gold);margin:0 auto 16px;box-shadow:var(--sh-1)}
.empty h2{font-size:1.875rem}
.empty p{max-width:480px;margin:0 auto 20px;color:var(--muted)}
.empty .btns,.btns-row{display:flex;gap:10px;justify-content:center;flex-wrap:wrap}
.loc-intro{margin-top:44px;padding:32px;border-radius:var(--r-xl);background:var(--cream);border:1px solid var(--line)}
.loc-intro h2{font-size:clamp(1.75rem,3vw,2.25rem)}
.loc-intro .chips{margin-bottom:0}

/* property detail */
.pd-top{padding:24px 0 0;background:linear-gradient(180deg,var(--cream),#fff)}
.pd-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin:8px 0 20px;flex-wrap:wrap}
.pd-head h1{font-size:clamp(1.9rem,3.6vw,2.75rem);margin:12px 0 8px;max-width:820px}
.pd-tags{display:flex;gap:6px;flex-wrap:wrap}
.tag.id{background:var(--navy-50);color:var(--navy)}
.tag.st-ok{background:#e7f6ed;color:#14653a}
.tag.st-warn{background:#fff4e0;color:#7a5200}
.tag.st-off{background:#eceef2;color:#4a5466}
.pd-loc{display:flex;gap:8px;align-items:center;color:var(--muted);margin:0}
.pd-loc .i{color:var(--gold)}
.pd-price{text-align:right}
.pd-price small{display:block;font-size:.75rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.pd-price b{display:block;font-size:clamp(1.9rem,3.4vw,2.5rem);color:var(--navy);line-height:1.1;font-weight:800;letter-spacing:-.02em}
.pd-price span{font-size:.875rem;color:var(--muted)}
.pd-gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:220px 220px;gap:10px;border-radius:var(--r-xl);overflow:hidden}
.pd-gallery.single{grid-template-columns:1fr;grid-template-rows:440px}
.g-item{position:relative;overflow:hidden;background:var(--sand);display:block}
.g-item.main{grid-row:span 2}
.g-item img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.g-item:hover img{transform:scale(1.04)}
.g-item .more{position:absolute;inset:0;display:grid;place-items:center;background:rgba(4,20,48,.55);color:#fff;font-weight:800}
.g-item.ph{display:grid;place-items:center;background:linear-gradient(180deg,var(--navy-50),#e9eef6)}
.g-item.ph img{width:min(640px,90%);height:auto;object-fit:contain}
.g-item .ph-note{position:absolute;left:16px;bottom:16px;padding:6px 12px;border-radius:999px;background:#fff;font-size:.8125rem;font-weight:700;color:var(--navy)}
.pd-grid{display:grid;grid-template-columns:1fr 380px;gap:32px;align-items:start}
.pd-main{display:grid;gap:20px;min-width:0}
.pd-card{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:26px}
.h-sm{font-family:var(--serif);font-size:1.75rem;margin-bottom:16px}
.h-xs{font-size:1rem;margin:22px 0 10px}
.spec-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.spec{display:flex;gap:12px;align-items:center;padding:12px;border-radius:12px;background:var(--cream)}
.spec .ic{display:grid;place-items:center;width:42px;height:42px;border-radius:10px;background:#fff;color:var(--navy);flex:none;box-shadow:var(--sh-1)}
.spec small{display:block;font-size:.7188rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.spec b{color:var(--ink);font-size:.9375rem}
.prose{color:var(--text)}
.prose h2{font-size:1.75rem;margin:1.4em 0 .5em}
.prose h3{margin:1.3em 0 .4em}
.prose ul{list-style:disc;padding-left:1.3em;margin:0 0 1em}
.prose ol{padding-left:1.3em;margin:0 0 1em}
.prose li{margin:.3em 0}
.prose a{text-decoration:underline;text-underline-offset:3px}
.feat-list,.amen{display:grid;grid-template-columns:repeat(2,1fr);gap:10px 20px}
.amen{grid-template-columns:repeat(3,1fr)}
.feat-list li,.amen li{display:flex;gap:10px;align-items:center;font-weight:600;color:var(--ink);font-size:.9375rem}
.feat-list .i,.amen .i{color:var(--gold-600);width:18px;height:18px}
.dl{display:grid;grid-template-columns:1fr 1fr;gap:0 28px;margin:0}
.dl div{display:flex;justify-content:space-between;gap:12px;padding:11px 0;border-bottom:1px dashed var(--line)}
.dl dt{color:var(--muted);font-size:.9063rem}
.dl dd{margin:0;font-weight:700;color:var(--ink);text-align:right;font-size:.9063rem}
.embed{position:relative;aspect-ratio:16/9;border-radius:var(--r);overflow:hidden;background:var(--sand)}
.embed.map{aspect-ratio:16/8}
.embed iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.muted-sm{font-size:.8125rem;color:var(--muted);margin:10px 0 0}
.pd-side{position:sticky;top:calc(var(--hdr) + 16px)}
.enq-card{padding:22px;box-shadow:var(--sh-2);border-color:transparent}
.enq-head{display:flex;gap:12px;align-items:center;padding-bottom:16px;margin-bottom:16px;border-bottom:1px solid var(--line-2)}
.enq-head b{display:block;color:var(--ink)}
.enq-head small{color:var(--muted);font-size:.8125rem}
.enq-btns{display:grid;gap:8px}
.or{display:flex;align-items:center;gap:10px;margin:16px 0 12px;color:var(--muted);font-size:.8125rem}
.or::before,.or::after{content:"";flex:1;height:1px;background:var(--line)}
.enq-form.compact .form-grid{grid-template-columns:1fr 1fr;gap:10px}
.enq-form.compact .fld input,.enq-form.compact .fld select,.enq-form.compact .fld textarea{padding:9px 12px;font-size:.875rem}
.enq-form.compact .btn.lg{min-height:48px;margin-top:12px}
.enq-form .btn.lg{margin-top:16px}
.enq-ref{display:flex;gap:6px;align-items:center;font-size:.8125rem;color:var(--muted);margin:0 0 10px}
.enq-ref .i{color:var(--gold)}
.consent label{display:flex!important;gap:8px;align-items:flex-start;font-weight:500!important;font-size:.8125rem!important;color:var(--muted)!important;text-transform:none!important;letter-spacing:0!important}
.consent input{width:auto!important;margin-top:3px}
.modal .m-body{padding:18px 26px 26px}
.modal .m-body .form-ok{padding:20px 0 0}
.lightbox{position:fixed;inset:0;z-index:150;background:rgba(4,12,28,.94);display:grid;place-items:center;padding:24px}
.lightbox[hidden]{display:none}
.lightbox img{max-width:min(1200px,92vw);max-height:84vh;object-fit:contain;border-radius:8px}
.lb-x,.lb-nav{position:absolute;display:grid;place-items:center;width:48px;height:48px;border-radius:50%;border:0;background:rgba(255,255,255,.12);color:#fff;cursor:pointer}
.lb-x{top:18px;right:18px}
.lb-nav.prev{left:18px;top:50%}
.lb-nav.next{right:18px;top:50%}
.lb-count{position:absolute;bottom:18px;left:50%;transform:translateX(-50%);color:#cbd5e6;font-size:.875rem}

/* generic content pages */
.two{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,72px);align-items:center}
.two.top{align-items:start}
.lead-p{font-size:1.125rem;color:var(--ink)}
.cards3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.cards4{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.vcard{background:#fff;border:1px solid var(--line);border-radius:var(--r-lg);padding:26px}
.vcard .ic{display:grid;place-items:center;width:50px;height:50px;border-radius:14px;background:var(--gold-50);color:var(--gold-600);border:1px solid var(--gold-200);margin-bottom:16px}
.vcard h3{font-size:1.125rem}
.vcard p{color:var(--muted);font-size:.9375rem;margin:0}
.vm{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.vm-card{border-radius:var(--r-xl);padding:clamp(28px,4vw,44px);background:#fff;border:1px solid var(--line)}
.vm-card.dark{background:var(--navy);border-color:var(--navy);color:#c6d2e6}
.vm-card.dark h2{color:#fff}
.vm-card h2{font-size:2.25rem}
.vm-card ul{display:grid;gap:10px;margin-top:18px}
.vm-card li{display:flex;gap:10px;align-items:flex-start}
.vm-card li .i{color:var(--gold-400);margin-top:3px}
.process{display:grid;grid-template-columns:repeat(4,1fr);gap:0;counter-reset:p;border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden;background:#fff}
.process li{padding:28px 24px;position:relative}
.process li+li{border-left:1px solid var(--line)}
.process li::before{counter-increment:p;content:"0" counter(p);display:block;font-family:var(--serif);font-size:2.5rem;font-weight:700;color:var(--gold);line-height:1;margin-bottom:12px}
.process b{display:block;color:var(--ink);margin-bottom:4px}
.process span{font-size:.9063rem;color:var(--muted)}
.img-frame{position:relative;border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--sh-2);aspect-ratio:4/3}
.img-frame img{width:100%;height:100%;object-fit:cover}
.svc-aside{display:grid;gap:20px;position:sticky;top:calc(var(--hdr) + 16px)}
.svc-layout{display:grid;grid-template-columns:1fr 380px;gap:36px;align-items:start}
.benefits{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin:8px 0 6px}
.benefits li{display:flex;gap:12px;align-items:flex-start;padding:16px;border-radius:12px;background:var(--cream)}
.benefits .i{color:var(--gold-600);flex:none;margin-top:2px}
.benefits b{display:block;color:var(--ink);font-size:.9688rem}
.benefits span{font-size:.875rem;color:var(--muted)}
.svc-nav a{display:flex;justify-content:space-between;align-items:center;padding:12px 0;border-bottom:1px dashed var(--line);font-weight:650;color:var(--ink)}
.svc-nav a.on,.svc-nav a:hover{color:var(--gold-600)}
.contact-grid{display:grid;grid-template-columns:1fr 1.25fr;gap:32px;align-items:start}
.c-items{display:grid;gap:14px}
.c-item{display:flex;gap:16px;align-items:flex-start;padding:20px;border-radius:var(--r-lg);background:#fff;border:1px solid var(--line)}
.c-item .ic{display:grid;place-items:center;width:48px;height:48px;border-radius:12px;background:var(--navy);color:var(--gold-400);flex:none}
.c-item small{display:block;font-size:.7188rem;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.c-item b,.c-item a{display:block;color:var(--ink);font-weight:700}
.c-item a:hover{color:var(--gold-600)}
.gal-filter{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;margin-bottom:28px}
.gal-filter button{border:1px solid var(--line);background:#fff;border-radius:999px;padding:9px 18px;font-weight:700;font-size:.875rem;cursor:pointer;color:var(--ink)}
.gal-filter button.on{background:var(--navy);border-color:var(--navy);color:#fff}
.gal{columns:3 280px;column-gap:16px}
.gal a{display:block;break-inside:avoid;margin-bottom:16px;border-radius:var(--r-lg);overflow:hidden;position:relative;background:var(--sand)}
.gal img{width:100%;transition:transform .6s}
.gal a:hover img{transform:scale(1.04)}
.gal figcaption{position:absolute;left:0;right:0;bottom:0;padding:28px 16px 12px;background:linear-gradient(180deg,transparent,rgba(4,20,48,.75));color:#fff;font-size:.875rem;font-weight:700}
.gal .tag{position:absolute;left:12px;top:12px}
.prj-hero-meta{display:flex;flex-wrap:wrap;gap:10px 26px;margin-top:20px;color:#dbe3f0;font-size:.9375rem}
.prj-hero-meta span{display:inline-flex;gap:8px;align-items:center}
.prj-hero-meta .i{color:var(--gold-400)}
.legal{max-width:860px}
.legal .prose h2{font-size:1.625rem}
.e404{text-align:center;padding:90px 0}
.e404 b{display:block;font-family:var(--serif);font-size:clamp(5rem,14vw,9rem);line-height:1;color:var(--navy)}
.post-body{max-width:780px;margin:0 auto}
.post-body .prose{font-size:1.0625rem}
.post-cover{border-radius:var(--r-xl);overflow:hidden;margin-bottom:28px;aspect-ratio:16/8}
.post-cover img{width:100%;height:100%;object-fit:cover}

@media (max-width:1100px){
  .listing{grid-template-columns:1fr}
  .filters{position:fixed;inset:0;z-index:110;background:rgba(4,20,48,.5);padding:0;display:none}
  .filters.open{display:block}
  .filters .flt{position:absolute;right:0;top:0;bottom:0;width:min(380px,92vw);border-radius:0;overflow:auto;align-content:start}
  .filters .flt-help{display:none}
  .flt-close{display:inline-flex}
  .flt-open{display:inline-flex}
  .pd-grid,.svc-layout{grid-template-columns:1fr}
  .pd-side,.svc-aside{position:static}
  .cards4{grid-template-columns:repeat(2,1fr)}
  .process{grid-template-columns:1fr 1fr}
  .process li:nth-child(3){border-left:0}
  .process li:nth-child(n+3){border-top:1px solid var(--line)}
  .contact-grid{grid-template-columns:1fr}
}
@media (max-width:900px){
  .res-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .two,.vm{grid-template-columns:1fr}
  .cards3{grid-template-columns:1fr 1fr}
  .list-view .pc{grid-template-columns:1fr;grid-template-rows:auto}
  .list-view .pc-media{grid-row:auto;aspect-ratio:4/3;min-height:0}
}
@media (max-width:720px){
  .res-grid{display:grid;grid-template-columns:1fr;grid-auto-flow:row;overflow:visible;margin:0;padding:0;gap:16px}
  .res-count{width:100%;order:-1}
  .pd-gallery{grid-template-columns:1fr 1fr;grid-template-rows:240px 110px}
  .g-item.main{grid-column:1/-1;grid-row:auto}
  .pd-gallery .g-item:nth-child(n+4){display:none}
  .pd-price{text-align:left}
  .pd-card{padding:20px}
  .spec-grid{grid-template-columns:1fr 1fr;gap:10px}
  .spec{padding:10px}
  .spec .ic{width:36px;height:36px}
  .feat-list,.amen,.dl,.benefits{grid-template-columns:1fr}
  .dl{gap:0}
  .cards3,.cards4,.process{grid-template-columns:1fr}
  .process li+li{border-left:0;border-top:1px solid var(--line)}
  .enq-form.compact .form-grid{grid-template-columns:1fr}
  .loc-intro{padding:22px}
  .gal{columns:2 150px;column-gap:10px}
  .gal a{margin-bottom:10px}
}
/* gallery: fill the grid whatever the photo count */
.pd-gallery a.g-item:nth-of-type(2):last-of-type{grid-column:span 2;grid-row:span 2}
.pd-gallery a.g-item:nth-of-type(2):nth-last-of-type(2),.pd-gallery a.g-item:nth-of-type(3):last-of-type{grid-column:span 2}
.pd-gallery a.g-item:nth-of-type(4):last-of-type{grid-column:span 2}
@media (max-width:720px){.pd-gallery a.g-item{grid-column:auto!important;grid-row:auto!important}.pd-gallery a.g-item.main{grid-column:1/-1!important}}
@media (max-width:720px){
  .grid.c3.res-grid{grid-template-columns:1fr;grid-auto-flow:row;grid-auto-columns:auto;overflow:visible;margin:0;padding:0;gap:16px}
  .av-seal small{font-size:.5rem;letter-spacing:.08em}
  .av-seal{padding:10px}
}