/* Capital Properties — public site */
:root {
  --brand: #94ba22;
  --brand-600: #83a61c;
  --brand-ink: #536d0e;
  --brand-soft: #eef5d8;
  --ink: #0e1619;
  --ink-2: #172328;
  --ink-3: #2c3a40;
  --paper: #f8f9f5;
  --sand: #eff2ea;
  --line: #e0e5dc;
  --muted: #5d686c;
  --white: #fff;
  --danger: #b4321f;
  --wa: #1fa855;
  --sky: #31a9d9;
  --sky-soft: #e3f3fa;

  --font: 'Plus Jakarta Sans', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --display: 'Fraunces', Georgia, serif;

  --r-sm: 10px;
  --r: 16px;
  --r-lg: 24px;
  --shadow: 0 1px 2px rgba(14, 22, 25, .05), 0 8px 24px -8px rgba(14, 22, 25, .12);
  --shadow-lg: 0 24px 60px -20px rgba(14, 22, 25, .35);
  --ease: cubic-bezier(.2, .7, .2, 1);
  --header-h: 76px;
  --gutter: clamp(16px, 4vw, 40px);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 16px); }
body { margin: 0; font-family: var(--font); font-size: 16px; line-height: 1.65; color: var(--ink); background: var(--paper); -webkit-font-smoothing: antialiased; overflow-x: hidden; }
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; cursor: pointer; }
input, select, textarea { font: inherit; color: inherit; }
h1, h2, h3, h4 { margin: 0; line-height: 1.15; }
p { margin: 0 0 1em; }
:focus-visible { outline: 2px solid var(--brand); outline-offset: 3px; border-radius: 4px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: 12px; top: -60px; z-index: 100; background: var(--ink); color: #fff; padding: 10px 16px; border-radius: 8px; }
.skip:focus { top: 12px; }
.muted { color: var(--muted); }
.break { word-break: break-all; }

.ic { width: 1.15em; height: 1.15em; flex: none; vertical-align: -0.2em; }

.container { width: 100%; max-width: 1240px; margin: 0 auto; padding: 0 var(--gutter); }
.narrow { max-width: 820px; }

/* ---------- type ---------- */
.display { font-family: var(--display); font-weight: 500; letter-spacing: -0.02em; font-size: clamp(2rem, 1.2rem + 3vw, 3.4rem); line-height: 1.06; font-variation-settings: 'opsz' 120; }
.display em { font-style: italic; color: var(--brand); }
.display--md { font-size: clamp(1.8rem, 1.2rem + 2.2vw, 2.8rem); }
.display--sm { font-size: clamp(1.6rem, 1.2rem + 1.4vw, 2.3rem); }
.eyebrow { display: inline-flex; align-items: center; gap: 10px; font-size: .78rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--brand-ink); margin: 0 0 14px; }
.eyebrow::before { content: ''; width: 28px; height: 2px; background: currentColor; border-radius: 2px; }
.eyebrow--light { color: var(--brand); }
.link-arrow { display: inline-flex; align-items: center; gap: 8px; font-weight: 600; color: var(--ink); }
.link-arrow .ic { transition: transform .3s var(--ease); }
.link-arrow:hover .ic { transform: translateX(4px); }

/* ---------- buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 10px; min-height: 50px; padding: 0 24px; border-radius: 999px; border: 1.5px solid transparent; font-weight: 600; font-size: .95rem; line-height: 1; white-space: nowrap; transition: transform .25s var(--ease), background .25s, color .25s, border-color .25s, box-shadow .25s; }
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }
.btn--sm { min-height: 42px; padding: 0 18px; font-size: .88rem; }
.btn--block { width: 100%; }
.btn--brand { background: var(--brand); color: var(--ink); }
.btn--brand:hover { background: var(--brand-600); box-shadow: 0 10px 24px -10px rgba(131, 166, 28, .8); }
.btn--dark { background: var(--ink); color: #fff; }
.btn--dark:hover { background: var(--ink-3); }
.btn--outline { border-color: var(--line); background: var(--white); color: var(--ink); }
.btn--outline:hover { border-color: var(--ink); }
.btn--ghost-light { border-color: rgba(255, 255, 255, .35); color: #fff; }
.btn--ghost-light:hover { border-color: #fff; background: rgba(255, 255, 255, .08); }
.btn--ghost-dark { border-color: var(--line); color: var(--ink); }
.btn--wa { background: var(--wa); color: #fff; }
.btn--wa:hover { background: #18914a; }
.btn .count { display: inline-grid; place-items: center; min-width: 20px; height: 20px; padding: 0 6px; border-radius: 99px; background: var(--brand); color: var(--ink); font-size: .72rem; }
.icon-btn { display: inline-grid; place-items: center; width: 44px; height: 44px; border-radius: 50%; border: 0; background: transparent; transition: background .2s, color .2s, border-color .2s; }
.icon-btn .ic { width: 22px; height: 22px; }
.icon-btn--outline { border: 1.5px solid var(--line); background: var(--white); }
.icon-btn--outline:hover { border-color: var(--ink); }

/* ---------- header ---------- */
.site-header { position: fixed; inset: 0 0 auto; z-index: 50; height: var(--header-h); color: #fff; transition: background .35s, color .35s, box-shadow .35s, height .35s; }
.site-header.is-solid, .site-header.is-scrolled { background: rgba(248, 249, 245, .92); color: var(--ink); backdrop-filter: saturate(1.4) blur(14px); -webkit-backdrop-filter: saturate(1.4) blur(14px); box-shadow: 0 1px 0 var(--line); }
.site-header.is-scrolled { --header-h: 66px; }
.header-inner { height: 100%; display: flex; align-items: center; gap: 24px; }
.brand { display: inline-flex; align-items: center; gap: 12px; flex: none; }
.brand-mark { width: 34px; height: 40px; display: block; color: var(--brand); flex: none; }
.brand-mark svg { width: 100%; height: 100%; display: block; }
.brand-text { display: flex; flex-direction: column; line-height: 1.05; }
.brand-text strong { font-family: var(--display); font-weight: 600; font-size: 1.15rem; letter-spacing: -0.01em; }
.brand-text small { font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; opacity: .75; margin-top: 3px; }

.main-nav { display: none; align-items: center; gap: 4px; margin-left: auto; }
.main-nav > a, .has-menu > a { display: inline-flex; align-items: center; gap: 4px; padding: 10px 14px; border-radius: 99px; font-weight: 500; font-size: .95rem; position: relative; transition: background .2s; }
.main-nav > a:hover, .has-menu:hover > a, .has-menu:focus-within > a { background: rgba(127, 127, 127, .14); }
.main-nav a.is-active::after { content: ''; position: absolute; left: 14px; right: 14px; bottom: 4px; height: 2px; border-radius: 2px; background: var(--brand); }
.caret { width: 16px; height: 16px; transition: transform .25s; }
.has-menu { position: relative; }
.has-menu:hover .caret { transform: rotate(180deg); }
.menu { position: absolute; top: calc(100% + 8px); left: 50%; translate: -50% 8px; min-width: 300px; padding: 10px; border-radius: var(--r); background: #fff; color: var(--ink); box-shadow: var(--shadow-lg); border: 1px solid var(--line); opacity: 0; visibility: hidden; transition: opacity .25s, translate .25s var(--ease), visibility .25s; }
.menu::before { content: ''; position: absolute; inset: -12px 0 auto; height: 12px; }
.has-menu:hover .menu, .has-menu:focus-within .menu { opacity: 1; visibility: visible; translate: -50% 0; }
.menu--small a { display: flex; gap: 14px; align-items: flex-start; padding: 12px; border-radius: 12px; }
.menu--small a:hover { background: var(--sand); }
.menu--small .ic { width: 22px; height: 22px; color: var(--brand-ink); margin-top: 2px; }
.menu--small b { display: block; font-weight: 600; }
.menu--small small { color: var(--muted); font-size: .82rem; }
.mega { display: grid; grid-template-columns: repeat(3, minmax(190px, 1fr)); gap: 6px 18px; width: min(820px, 90vw); padding: 22px; }
.mega-col { display: flex; flex-direction: column; padding-bottom: 8px; }
.mega-col a { padding: 5px 8px; border-radius: 8px; font-size: .9rem; color: var(--muted); }
.mega-col a:hover { color: var(--ink); background: var(--sand); }
.mega-col .mega-head { display: flex; align-items: center; gap: 8px; color: var(--ink); font-weight: 700; font-size: .95rem; margin-bottom: 2px; }
.mega-head .ic { color: var(--brand-ink); }

.header-actions { display: flex; align-items: center; gap: 10px; margin-left: auto; }
.header-phone { display: none; align-items: center; gap: 8px; font-weight: 600; font-size: .92rem; }
.header-cta { display: none; }
.nav-toggle { display: inline-grid; place-items: center; width: 46px; height: 46px; border-radius: 50%; border: 1.5px solid currentColor; border-color: rgba(127, 127, 127, .35); background: transparent; }
.nav-toggle .ic { width: 22px; height: 22px; }

@media (min-width: 640px) { .header-cta { display: inline-flex; } }
@media (min-width: 1080px) {
  .main-nav { display: flex; }
  .header-actions { margin-left: 8px; }
  .nav-toggle { display: none; }
}
@media (min-width: 1240px) { .header-phone { display: inline-flex; } }

/* drawer */
.drawer { position: fixed; inset: 0; z-index: 80; background: rgba(14, 22, 25, .5); backdrop-filter: blur(4px); }
.drawer[hidden] { display: none; }
.drawer-panel { position: absolute; inset: 0 0 0 auto; width: min(420px, 100%); background: var(--paper); display: flex; flex-direction: column; animation: slideIn .35s var(--ease); }
@keyframes slideIn { from { transform: translateX(100%); } }
.drawer-top { display: flex; align-items: center; justify-content: space-between; padding: 14px 16px 14px var(--gutter); border-bottom: 1px solid var(--line); }
.drawer-nav { flex: 1; overflow-y: auto; padding: 12px var(--gutter); display: flex; flex-direction: column; }
.drawer-nav > a, .drawer-nav summary { display: flex; align-items: center; justify-content: space-between; padding: 14px 0; font-size: 1.08rem; font-weight: 600; border-bottom: 1px solid var(--line); list-style: none; cursor: pointer; }
.drawer-nav summary::-webkit-details-marker { display: none; }
.drawer-nav details[open] summary .ic { transform: rotate(180deg); }
.drawer-nav details div { display: flex; flex-direction: column; padding: 6px 0 12px 12px; border-bottom: 1px solid var(--line); }
.drawer-nav details div a { padding: 8px 0; color: var(--muted); }
.drawer-foot { padding: 16px var(--gutter) calc(16px + env(safe-area-inset-bottom)); display: grid; gap: 10px; border-top: 1px solid var(--line); }
body.no-scroll { overflow: hidden; }

/* ---------- hero (home) ---------- */
.hero { position: relative; min-height: 100svh; display: flex; flex-direction: column; justify-content: flex-end; color: #fff; background: var(--ink); overflow: hidden; isolation: isolate; }
.hero-slides { position: absolute; inset: 0; z-index: -2; }
.hero-slides img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transform: scale(1.12); transition: opacity 1.4s ease, transform 7s linear; }
.hero-slides img.is-active { opacity: 1; transform: scale(1); }
.hero::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(14, 22, 25, .55) 0%, rgba(14, 22, 25, .25) 35%, rgba(14, 22, 25, .8) 100%), linear-gradient(90deg, rgba(14, 22, 25, .6), transparent 70%); }
.hero-inner { padding-top: calc(var(--header-h) + 48px); padding-bottom: 28px; }
.hero-eyebrow { font-weight: 600; letter-spacing: .12em; }
.hero-eyebrow::before { display: none; }
.dot { width: 8px; height: 8px; border-radius: 50%; background: var(--brand); box-shadow: 0 0 0 0 rgba(148, 186, 34, .7); animation: pulse 2s infinite; }
@keyframes pulse { 70% { box-shadow: 0 0 0 10px rgba(148, 186, 34, 0); } 100% { box-shadow: 0 0 0 0 rgba(148, 186, 34, 0); } }
.hero-title { font-size: clamp(2.6rem, 1.2rem + 6.4vw, 6.4rem); line-height: .98; max-width: 14ch; margin-bottom: 22px; }
.hero-title .line { display: block; overflow: hidden; padding-bottom: .06em; }
.hero-title .line > span { display: inline-block; transform: translateY(105%); animation: rise 1s var(--ease) forwards; }
.hero-title .line:nth-child(2) > span { animation-delay: .12s; }
.hero-title .line:nth-child(3) > span { animation-delay: .24s; }
@keyframes rise { to { transform: none; } }
.hero-sub { max-width: 560px; font-size: clamp(1rem, .95rem + .3vw, 1.15rem); color: rgba(255, 255, 255, .82); margin-bottom: 32px; opacity: 0; animation: fade 1s .5s forwards; }
@keyframes fade { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }

.search-card { max-width: 860px; background: rgba(255, 255, 255, .96); color: var(--ink); border-radius: var(--r-lg); padding: 10px; box-shadow: var(--shadow-lg); opacity: 0; animation: fade 1s .7s forwards; }
.search-tabs { display: inline-flex; gap: 4px; padding: 4px; background: var(--sand); border-radius: 999px; margin: 4px 4px 10px; }
.search-tabs label { cursor: pointer; }
.search-tabs input { position: absolute; opacity: 0; pointer-events: none; }
.search-tabs span { display: block; padding: 8px 22px; border-radius: 999px; font-weight: 600; font-size: .92rem; transition: background .2s, color .2s; }
.search-tabs input:checked + span { background: var(--ink); color: #fff; }
.search-tabs input:focus-visible + span { outline: 2px solid var(--brand); }
.search-fields { display: grid; gap: 8px; }
.search-field { display: flex; flex-direction: column; padding: 10px 16px; border-radius: 14px; background: var(--paper); border: 1px solid var(--line); }
.search-field span { font-size: .72rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; color: var(--muted); }
.search-field select, .search-field input { border: 0; background: transparent; padding: 4px 0 0; font-size: 1rem; font-weight: 500; outline: none; width: 100%; appearance: none; }
.search-go { min-height: 58px; border-radius: 14px; }
@media (min-width: 720px) {
  .search-fields { grid-template-columns: 220px 1fr auto; }
  .search-go { padding: 0 30px; }
}

.hero-foot { display: flex; justify-content: space-between; align-items: center; padding-bottom: 28px; }
.hero-dots { display: flex; gap: 8px; }
.hero-dots button { width: 28px; height: 4px; border: 0; padding: 0; border-radius: 4px; background: rgba(255, 255, 255, .35); transition: background .3s, width .3s; }
.hero-dots button.is-active { background: var(--brand); width: 48px; }
.hero-scroll { display: none; align-items: center; gap: 12px; font-size: .78rem; letter-spacing: .2em; text-transform: uppercase; color: rgba(255, 255, 255, .7); }
.hero-scroll span { width: 1px; height: 40px; background: linear-gradient(var(--brand), transparent); animation: drip 1.8s infinite; transform-origin: top; }
@keyframes drip { 0% { transform: scaleY(0); } 50% { transform: scaleY(1); } 100% { transform: scaleY(1); opacity: 0; } }
@media (min-width: 720px) { .hero-scroll { display: inline-flex; } }

/* ---------- stats ---------- */
.stats { background: var(--ink); color: #fff; padding: 36px 0; }
.stats-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 28px 20px; }
.stat strong { display: block; font-family: var(--display); font-weight: 500; font-size: clamp(2.2rem, 1.6rem + 2vw, 3.2rem); line-height: 1; color: var(--brand); }
.stat > span { display: block; margin-top: 8px; font-size: .9rem; color: rgba(255, 255, 255, .7); }
@media (min-width: 860px) { .stats-grid { grid-template-columns: repeat(4, 1fr); } .stat + .stat { border-left: 1px solid rgba(255, 255, 255, .12); padding-left: 28px; } }
.stats--band { background: var(--ink-2); }

/* ---------- marquee ---------- */
.marquee { overflow: hidden; background: var(--brand); color: var(--ink); padding: 14px 0; }
.marquee-track { display: flex; width: max-content; animation: marquee 60s linear infinite; }
.marquee span { display: inline-flex; align-items: center; gap: 28px; padding-right: 28px; font-family: var(--display); font-size: 1.25rem; font-style: italic; white-space: nowrap; }
.marquee span::after { content: '✦'; font-style: normal; font-size: .9rem; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ---------- sections ---------- */
.section { padding: clamp(64px, 6vw + 24px, 120px) 0; }
.section--tight { padding: clamp(48px, 4vw + 20px, 80px) 0; }
.section--tight-top { padding-top: clamp(32px, 3vw + 12px, 56px); }
.section--sand { background: var(--sand); }
.section--ink { background: var(--ink); color: #fff; }
.section-head { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 20px 40px; margin-bottom: clamp(28px, 3vw, 48px); }
.section-head > div { max-width: 680px; }
.section-head--center { flex-direction: column; align-items: center; text-align: center; }
.section-head--center .eyebrow::after { content: ''; width: 28px; height: 2px; background: currentColor; border-radius: 2px; }
.section-lead { max-width: 440px; color: var(--muted); margin: 0; }
.section--ink .section-lead { color: rgba(255, 255, 255, .7); }

/* intents */
.intent-grid { display: grid; gap: 14px; grid-template-columns: 1fr; }
.intent { position: relative; display: block; min-height: 260px; border-radius: var(--r-lg); overflow: hidden; color: #fff; isolation: isolate; }
.intent img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform .8s var(--ease); }
.intent::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, transparent 30%, rgba(14, 22, 25, .85)); transition: background .4s; }
.intent:hover img { transform: scale(1.07); }
.intent-body { position: absolute; left: 22px; right: 70px; bottom: 22px; display: flex; flex-direction: column; }
.intent-k { font-size: .78rem; letter-spacing: .14em; color: var(--brand); font-weight: 700; }
.intent b { font-family: var(--display); font-size: 2rem; font-weight: 500; line-height: 1.1; }
.intent small { color: rgba(255, 255, 255, .8); font-size: .9rem; }
.intent-arrow { position: absolute; right: 18px; bottom: 22px; width: 46px; height: 46px; display: grid; place-items: center; border-radius: 50%; background: rgba(255, 255, 255, .16); backdrop-filter: blur(6px); transition: background .3s, color .3s, transform .3s var(--ease); }
.intent:hover .intent-arrow { background: var(--brand); color: var(--ink); transform: rotate(45deg); }
@media (min-width: 640px) { .intent-grid { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1024px) {
  .intent-grid { grid-template-columns: repeat(4, 1fr); }
  .intent { min-height: 420px; }
  .intent:nth-child(even) { margin-top: 48px; }
}

/* ---------- property cards ---------- */
.pcard { display: flex; flex-direction: column; background: var(--white); border-radius: var(--r-lg); overflow: hidden; border: 1px solid var(--line); transition: transform .35s var(--ease), box-shadow .35s; }
.pcard:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.pcard-media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--sand); }
.pcard-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.pcard:hover .pcard-media img { transform: scale(1.06); }
.pcard-badges { position: absolute; top: 14px; left: 14px; display: flex; gap: 6px; flex-wrap: wrap; }
.badge { display: inline-flex; align-items: center; padding: 5px 12px; border-radius: 999px; font-size: .74rem; font-weight: 700; letter-spacing: .04em; background: #fff; color: var(--ink); }
.badge--sale { background: var(--brand); }
.badge--rent { background: var(--sky); color: var(--ink); }
.badge--status { background: rgba(255, 255, 255, .92); color: var(--danger); }
.pcard-count { position: absolute; right: 12px; bottom: 12px; display: inline-flex; align-items: center; gap: 6px; padding: 4px 10px; border-radius: 999px; background: rgba(14, 22, 25, .6); color: #fff; font-size: .78rem; backdrop-filter: blur(4px); }
.pcard-body { display: flex; flex-direction: column; flex: 1; padding: 18px 20px 20px; }
.pcard-type { margin: 0 0 4px; font-size: .74rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--brand-ink); }
.pcard-title { font-size: 1.14rem; font-weight: 700; line-height: 1.3; margin-bottom: 6px; }
.pcard-title a:hover { color: var(--brand-ink); }
.pcard-loc { display: flex; gap: 6px; align-items: center; color: var(--muted); font-size: .9rem; margin: 0 0 14px; }
.pcard-facts { list-style: none; display: flex; flex-wrap: wrap; gap: 6px 16px; padding: 12px 0 0; margin: 0 0 16px; border-top: 1px dashed var(--line); font-size: .86rem; color: var(--ink-3); }
.pcard-facts li { display: inline-flex; align-items: center; gap: 6px; }
.pcard-facts .ic { color: var(--muted); }
.pcard-foot { display: flex; align-items: center; justify-content: space-between; margin-top: auto; }
.pcard-price { margin: 0; font-family: var(--display); font-size: 1.45rem; font-weight: 600; }
.pcard-price small { font-family: var(--font); font-size: .8rem; color: var(--muted); font-weight: 500; }
.pcard-go { width: 42px; height: 42px; display: grid; place-items: center; border-radius: 50%; background: var(--sand); transition: background .3s, transform .3s var(--ease); }
.pcard:hover .pcard-go { background: var(--brand); transform: rotate(45deg); }

.pgrid { display: grid; gap: 20px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 300px), 1fr)); }
.pgrid--2 { grid-template-columns: repeat(auto-fill, minmax(min(100%, 290px), 1fr)); }

/* carousel */
.carousel { display: grid; grid-auto-flow: column; grid-auto-columns: min(86%, 360px); gap: 20px; overflow-x: auto; scroll-snap-type: x mandatory; scroll-padding: 0 var(--gutter); padding: 6px var(--gutter) 24px; margin: 0 calc(-1 * var(--gutter)); scrollbar-width: none; }
.carousel::-webkit-scrollbar { display: none; }
.carousel > * { scroll-snap-align: start; }
.carousel-ctrl { display: flex; align-items: center; gap: 10px; }
.carousel-ctrl .link-arrow { margin-left: 8px; }
@media (max-width: 639px) { .carousel-ctrl .icon-btn { display: none; } }

/* story */
.story { display: grid; gap: 48px; align-items: center; }
.story-media { position: relative; padding: 0 12% 18% 0; }
.story-img-a { width: 100%; aspect-ratio: 4 / 3.4; object-fit: cover; border-radius: var(--r-lg); }
.story-img-b { position: absolute; right: 0; bottom: 0; width: 48%; aspect-ratio: 1; object-fit: cover; border-radius: var(--r-lg); border: 8px solid var(--paper); }
.story-badge { position: absolute; left: -6px; bottom: 10%; display: flex; align-items: center; gap: 12px; padding: 14px 18px; border-radius: var(--r); background: var(--ink); color: #fff; box-shadow: var(--shadow-lg); animation: bob 5s ease-in-out infinite; }
.story-badge strong { font-family: var(--display); font-size: 2rem; color: var(--brand); line-height: 1; font-weight: 500; }
.story-badge span { font-size: .8rem; line-height: 1.3; color: rgba(255, 255, 255, .8); }
@keyframes bob { 50% { transform: translateY(-8px); } }
.story-text h2 { margin-bottom: 20px; }
.story-text p { color: var(--ink-3); }
.ticks { list-style: none; padding: 0; margin: 0 0 28px; display: grid; gap: 10px; }
.ticks li { display: flex; gap: 12px; align-items: flex-start; }
.ticks .ic { width: 22px; height: 22px; padding: 4px; border-radius: 50%; background: var(--brand-soft); color: var(--brand-ink); margin-top: 1px; }
@media (min-width: 960px) { .story { grid-template-columns: 1fr 1fr; gap: 80px; } }

/* bento */
.bento { display: grid; gap: 14px; grid-template-columns: 1fr; }
.bento-item { position: relative; display: block; min-height: 280px; border-radius: var(--r-lg); overflow: hidden; isolation: isolate; color: #fff; }
.bento-item img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; opacity: .55; transition: transform .8s var(--ease), opacity .5s; }
.bento-item::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(14, 22, 25, .1), rgba(14, 22, 25, .92)); }
.bento-item:hover img { transform: scale(1.06); opacity: .75; }
.bento-icon { position: absolute; top: 20px; left: 20px; width: 50px; height: 50px; display: grid; place-items: center; border-radius: 14px; background: var(--brand); color: var(--ink); }
.bento-icon .ic { width: 24px; height: 24px; }
.bento-body { position: absolute; left: 22px; right: 22px; bottom: 22px; display: flex; flex-direction: column; gap: 6px; }
.bento-body b { font-family: var(--display); font-size: 1.8rem; font-weight: 500; }
.bento-body small { color: rgba(255, 255, 255, .78); font-size: .92rem; max-width: 46ch; }
.bento-tags { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 8px; }
.bento-tags span { padding: 4px 10px; border-radius: 999px; border: 1px solid rgba(255, 255, 255, .25); font-size: .76rem; }
@media (min-width: 720px) { .bento { grid-template-columns: repeat(2, 1fr); } }
@media (min-width: 1024px) {
  /* zig-zag: wide + narrow, narrow + wide … */
  .bento { grid-template-columns: repeat(3, 1fr); grid-auto-rows: minmax(320px, auto); }
  .bento-item--0, .bento-item--3, .bento-item--5 { grid-column: span 2; }
  .bento-item--0 .bento-body b, .bento-item--3 .bento-body b, .bento-item--5 .bento-body b { font-size: 2.4rem; }
}

/* steps */
.steps { list-style: none; padding: 0; margin: 0; display: grid; gap: 16px; counter-reset: s; }
.step { position: relative; padding: 28px 24px; border-radius: var(--r-lg); background: var(--white); border: 1px solid var(--line); transition: border-color .3s, transform .3s var(--ease); }
.step:hover { border-color: var(--brand); transform: translateY(-4px); }
.step-n { display: grid; place-items: center; width: 48px; height: 48px; border-radius: 50%; background: var(--ink); color: var(--brand); font-family: var(--display); font-size: 1.3rem; margin-bottom: 18px; }
.step h3 { font-size: 1.15rem; margin-bottom: 8px; }
.step p { color: var(--muted); margin: 0; font-size: .95rem; }
@media (min-width: 640px) { .steps { grid-template-columns: 1fr 1fr; } }
@media (min-width: 1024px) {
  .steps { grid-template-columns: repeat(4, 1fr); }
  .step:not(:last-child)::after { content: ''; position: absolute; top: 52px; left: calc(24px + 56px); right: -8px; height: 1px; background: repeating-linear-gradient(90deg, var(--line) 0 6px, transparent 6px 12px); }
}

/* type chips */
.type-chips { display: flex; flex-wrap: wrap; gap: 10px; }
.type-chip { display: inline-flex; align-items: center; gap: 12px; padding: 10px 10px 10px 20px; border-radius: 999px; background: var(--white); border: 1px solid var(--line); font-weight: 600; transition: border-color .2s, background .2s, transform .25s var(--ease); }
.type-chip b { display: grid; place-items: center; min-width: 32px; height: 32px; padding: 0 8px; border-radius: 999px; background: var(--sand); font-size: .82rem; }
.type-chip:hover { border-color: var(--ink); transform: translateY(-2px); }
.type-chip:hover b { background: var(--brand); }

/* contact band + forms */
.contact-band, .enquiry-band { display: grid; gap: 40px; align-items: start; }
.contact-band-text p, .enquiry-band p { color: var(--muted); }
@media (min-width: 960px) { .contact-band, .enquiry-band { grid-template-columns: 1fr 1.1fr; gap: 80px; } }
.contact-list { list-style: none; padding: 0; margin: 28px 0 0; display: grid; gap: 18px; }
.contact-list li { display: flex; gap: 16px; align-items: center; }
.contact-list small { display: block; font-size: .76rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }
.contact-list a, .contact-list span:not(.contact-ic) { font-weight: 600; word-break: break-word; }
.contact-ic { flex: none; display: grid; place-items: center; width: 50px; height: 50px; border-radius: 14px; background: var(--brand-soft); color: var(--brand-ink); }
.contact-ic .ic { width: 22px; height: 22px; }

.card { background: var(--white); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(20px, 3vw, 36px); box-shadow: var(--shadow); }
.form-title { font-family: var(--display); font-weight: 500; font-size: 1.6rem; margin-bottom: 6px; }
.form-intro { color: var(--muted); }
.form-grid { display: grid; gap: 14px; margin: 18px 0; }
@media (min-width: 560px) { .form-grid { grid-template-columns: 1fr 1fr; } .field--full { grid-column: 1 / -1; } }
.enquiry-form--compact .form-grid { grid-template-columns: 1fr; }
.field { display: flex; flex-direction: column; gap: 6px; border: 0; padding: 0; margin: 0; min-width: 0; }
.field > span, .field > legend { font-size: .82rem; font-weight: 600; color: var(--ink-3); padding: 0; }
.field input, .field select, .field textarea { width: 100%; min-height: 48px; padding: 12px 14px; border-radius: 12px; border: 1.5px solid var(--line); background: var(--paper); transition: border-color .2s, background .2s, box-shadow .2s; }
.field textarea { resize: vertical; min-height: 110px; }
.field select { appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' fill='none' stroke='%235d686c' stroke-width='2' viewBox='0 0 24 24'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; padding-right: 40px; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--brand); background: #fff; box-shadow: 0 0 0 4px rgba(148, 186, 34, .18); }
.hp { position: absolute; left: -9999px; }
.form-note { margin: 12px 0 0; font-size: .82rem; color: var(--muted); text-align: center; }
.form-note a { color: var(--ink); font-weight: 600; }
.alert { padding: 12px 16px; border-radius: 12px; font-size: .92rem; margin: 12px 0; }
.alert[hidden] { display: none; }
.alert--success { background: var(--brand-soft); color: var(--brand-ink); border: 1px solid #d6e7a6; }
.alert--error { background: #fbeae6; color: var(--danger); border: 1px solid #f1c9c0; }
.enquiry-form button[disabled] { opacity: .6; pointer-events: none; }

/* ---------- page hero ---------- */
.page-hero { position: relative; color: #fff; padding: calc(var(--header-h) + 56px) 0 clamp(48px, 6vw, 88px); overflow: hidden; isolation: isolate; background: var(--ink); }
.page-hero-bg { position: absolute; inset: 0; z-index: -2; }
.page-hero-bg img { width: 100%; height: 100%; object-fit: cover; animation: kenburns 18s ease-out forwards; }
@keyframes kenburns { from { transform: scale(1.15); } to { transform: scale(1); } }
.page-hero::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(14, 22, 25, .55), rgba(14, 22, 25, .78)); }
.crumbs { display: flex; flex-wrap: wrap; gap: 8px; font-size: .86rem; color: rgba(255, 255, 255, .75); margin-bottom: 28px; }
.crumbs a:hover { color: var(--brand); }
.crumbs--dark { color: var(--muted); margin: 0; padding: calc(var(--header-h) + 22px) 0 18px; }
.crumbs--dark span[aria-current] { color: var(--ink); }
.page-hero-title { position: relative; font-size: clamp(2.6rem, 1.2rem + 5vw, 5.4rem); margin-bottom: 14px; }
.page-hero-title::before { content: attr(data-ghost); position: absolute; left: -0.04em; top: 50%; transform: translateY(-50%); font-size: 2.1em; white-space: nowrap; color: transparent; -webkit-text-stroke: 1px rgba(255, 255, 255, .16); z-index: -1; pointer-events: none; }
.page-hero-text { max-width: 620px; color: rgba(255, 255, 255, .82); font-size: 1.08rem; margin: 0; }

/* ---------- services ---------- */
.svc-row { display: grid; gap: 28px; align-items: center; padding: 28px 0; border-bottom: 1px solid var(--line); }
.svc-row:last-child { border-bottom: 0; }
.svc-row-media { display: block; border-radius: var(--r-lg); overflow: hidden; aspect-ratio: 16 / 10; }
.svc-row-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.svc-row-media:hover img { transform: scale(1.05); }
.svc-row-body h2 { margin-bottom: 12px; }
.svc-row-body > p { color: var(--muted); }
.pill-list { list-style: none; padding: 0; margin: 0 0 24px; display: flex; flex-wrap: wrap; gap: 8px; }
.pill-list a { display: inline-block; padding: 7px 14px; border-radius: 999px; border: 1px solid var(--line); font-size: .88rem; font-weight: 500; background: var(--white); transition: border-color .2s, background .2s; }
.pill-list a:hover { border-color: var(--brand); background: var(--brand-soft); }
@media (min-width: 900px) {
  .svc-row { grid-template-columns: 1.1fr 1fr; gap: 64px; padding: 48px 0; }
  .svc-row--flip .svc-row-media { order: 2; }
}

.sub-grid { display: grid; gap: 18px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 280px), 1fr)); }
.sub-card { display: flex; flex-direction: column; border-radius: var(--r-lg); overflow: hidden; background: var(--white); border: 1px solid var(--line); transition: transform .35s var(--ease), box-shadow .35s; }
.sub-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.sub-card-media { aspect-ratio: 16 / 10; overflow: hidden; }
.sub-card-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.sub-card:hover .sub-card-media img { transform: scale(1.06); }
.sub-card-body { display: flex; flex-direction: column; gap: 6px; padding: 20px 22px 22px; flex: 1; }
.sub-card-n { font-size: .78rem; font-weight: 700; color: var(--brand-ink); letter-spacing: .12em; }
.sub-card-body b { font-size: 1.2rem; }
.sub-card-body small { color: var(--muted); font-size: .92rem; flex: 1; }
.sub-card-body .link-arrow { margin-top: 10px; font-size: .9rem; }

.svc-grid { display: grid; gap: 16px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 300px), 1fr)); }
.svc-card { display: flex; flex-direction: column; gap: 10px; padding: 28px; border-radius: var(--r-lg); background: var(--white); border: 1px solid var(--line); transition: transform .3s var(--ease), border-color .3s; }
.svc-card:hover { transform: translateY(-4px); border-color: var(--brand); }
.svc-card h3 { font-size: 1.25rem; }
.svc-card p { color: var(--muted); margin: 0; flex: 1; }
.svc-ic { display: grid; place-items: center; width: 52px; height: 52px; border-radius: 14px; background: var(--ink); color: var(--brand); margin-bottom: 6px; }
.svc-ic .ic { width: 24px; height: 24px; }

/* service detail */
.svc-layout { display: grid; gap: 32px; }
.svc-nav { min-width: 0; }
.svc-nav-title { display: none; }
.svc-nav-list { display: flex; gap: 8px; overflow-x: auto; padding-bottom: 6px; margin: 0 calc(-1 * var(--gutter)); padding-left: var(--gutter); padding-right: var(--gutter); scrollbar-width: none; }
.svc-nav-list::-webkit-scrollbar { display: none; }
.svc-nav-list a { flex: none; display: flex; align-items: center; justify-content: space-between; gap: 10px; padding: 10px 16px; border-radius: 999px; border: 1px solid var(--line); background: var(--white); font-weight: 600; font-size: .9rem; white-space: nowrap; transition: background .2s, color .2s, border-color .2s; }
.svc-nav-list a .ic { display: none; }
.svc-nav-list a:hover { border-color: var(--ink); }
.svc-nav-list a.is-active { background: var(--ink); color: #fff; border-color: var(--ink); }
.svc-nav-help { display: none; }
@media (min-width: 960px) {
  .svc-layout { grid-template-columns: 300px 1fr; gap: 72px; align-items: start; }
  .svc-nav { position: sticky; top: calc(var(--header-h) + 24px); }
  .svc-nav-title { display: block; font-size: .78rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin-bottom: 12px; }
  .svc-nav-list { flex-direction: column; overflow: visible; margin: 0; padding: 0; gap: 6px; }
  .svc-nav-list a { border-radius: 14px; padding: 16px 18px; font-size: .98rem; white-space: normal; }
  .svc-nav-list a .ic { display: block; opacity: 0; transform: translateX(-6px); transition: opacity .2s, transform .2s; }
  .svc-nav-list a:hover .ic, .svc-nav-list a.is-active .ic { opacity: 1; transform: none; }
  .svc-nav-list a.is-active .ic { color: var(--brand); }
  .svc-nav-help { display: grid; gap: 8px; margin-top: 24px; padding: 22px; border-radius: var(--r); background: var(--sand); }
  .svc-nav-help p { margin: 0 0 4px; }
  .svc-nav-help a { display: flex; align-items: center; gap: 10px; font-weight: 600; }
}

.prose { max-width: 760px; font-size: 1.04rem; color: var(--ink-3); }
.prose-title { color: var(--ink); margin-bottom: 24px; }
.prose--roomy .prose-title { margin-bottom: 40px; }
.prose--roomy p { margin-bottom: 1.6em; }
.prose h3 { font-size: 1.3rem; color: var(--ink); margin: 2em 0 .7em; }
.prose p { margin: 0 0 1.15em; }
.prose .ticks { margin: 0 0 1.4em; }
.ticks--cols { grid-template-columns: repeat(auto-fill, minmax(200px, 1fr)); }
.numbered { list-style: none; padding: 0; margin: 0 0 1.4em; counter-reset: n; display: grid; gap: 4px; }
.numbered li { position: relative; padding: 14px 0 14px 58px; border-bottom: 1px solid var(--line); counter-increment: n; }
.numbered li::before { content: counter(n, decimal-leading-zero); position: absolute; left: 0; top: 12px; width: 40px; height: 40px; display: grid; place-items: center; border-radius: 12px; background: var(--ink); color: var(--brand); font-weight: 700; font-size: .85rem; }
.facts { display: grid; gap: 12px; margin: 0 0 1.4em; }
.facts > div { padding: 18px 20px; border-radius: var(--r); background: var(--white); border: 1px solid var(--line); border-left: 4px solid var(--brand); }
.facts dt { font-weight: 700; color: var(--ink); margin-bottom: 4px; }
.facts dd { margin: 0; }
.callout { position: relative; padding: 22px 24px 22px 28px; border-radius: var(--r); background: var(--ink); color: #fff; font-family: var(--display); font-size: 1.18rem; line-height: 1.5; }
.callout::before { content: ''; position: absolute; left: 0; top: 18px; bottom: 18px; width: 4px; border-radius: 0 4px 4px 0; background: var(--brand); }
.prevnext { display: grid; grid-template-columns: 1fr 1fr; gap: 12px; margin-top: 48px; padding-top: 28px; border-top: 1px solid var(--line); }
.prevnext a { display: flex; flex-direction: column; gap: 4px; padding: 16px 18px; border-radius: var(--r); border: 1px solid var(--line); background: var(--white); transition: border-color .2s; }
.prevnext a:hover { border-color: var(--ink); }
.prevnext a.next { text-align: right; align-items: flex-end; grid-column: 2; }
.prevnext small { display: inline-flex; align-items: center; gap: 6px; color: var(--muted); font-size: .8rem; }
.prevnext b { color: var(--ink); font-size: .95rem; }

/* about */
.pillars { display: grid; gap: 16px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 260px), 1fr)); }
.pillar { position: relative; padding: 30px 26px; border-radius: var(--r-lg); background: var(--white); border: 1px solid var(--line); overflow: hidden; transition: transform .3s var(--ease), box-shadow .3s; }
.pillar:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.pillar-ic { display: grid; place-items: center; width: 52px; height: 52px; border-radius: 14px; background: var(--brand-soft); color: var(--brand-ink); margin-bottom: 18px; }
.pillar-ic .ic { width: 24px; height: 24px; }
.pillar-n { position: absolute; right: 20px; top: 14px; font-family: var(--display); font-size: 3rem; color: var(--sand); line-height: 1; }
.pillar h3 { font-size: 1.2rem; margin-bottom: 10px; }
.pillar p { color: var(--muted); margin: 0; font-size: .96rem; }
.pull { margin: clamp(40px, 5vw, 72px) auto 0; max-width: 900px; text-align: center; }
.pull p { font-family: var(--display); font-size: clamp(1.5rem, 1.1rem + 1.6vw, 2.4rem); line-height: 1.3; font-style: italic; }
.pull p::before, .pull p::after { color: var(--brand); }
.pull p::before { content: '“'; }
.pull p::after { content: '”'; }

/* contact page */
.contact-page { display: grid; gap: 32px; align-items: start; }
.contact-cards { display: grid; gap: 14px; grid-template-columns: repeat(auto-fill, minmax(min(100%, 240px), 1fr)); }
.contact-card { display: flex; flex-direction: column; gap: 6px; padding: 24px; border-radius: var(--r-lg); background: var(--white); border: 1px solid var(--line); transition: border-color .2s, transform .3s var(--ease); }
a.contact-card:hover { border-color: var(--brand); transform: translateY(-3px); }
.contact-card .contact-ic { margin-bottom: 8px; }
.contact-card small { font-size: .76rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }
.contact-card b { font-size: 1.05rem; }
.contact-card .link-arrow { margin-top: 6px; font-size: .9rem; color: var(--brand-ink); }
.socials { display: flex; gap: 10px; margin-top: 18px; }
.socials a { display: grid; place-items: center; width: 42px; height: 42px; border-radius: 50%; border: 1px solid rgba(255, 255, 255, .2); transition: background .2s, color .2s, border-color .2s; }
.socials a:hover { background: var(--brand); color: var(--ink); border-color: var(--brand); }
.socials--dark { margin-top: 6px; }
.socials--dark a { border-color: var(--line); }
@media (min-width: 1000px) {
  .contact-page { grid-template-columns: 1fr 1.25fr; gap: 56px; }
  .contact-cards { grid-template-columns: 1fr 1fr; }
}
.map-wrap iframe, .map-mini iframe { display: block; width: 100%; border: 0; filter: grayscale(.4) contrast(1.05); }
.map-wrap iframe { height: clamp(320px, 45vw, 480px); }
.map-mini { border-radius: var(--r-lg); overflow: hidden; border: 1px solid var(--line); }
.map-mini iframe { height: 320px; }

/* ---------- listings ---------- */
.purpose-tabs { display: inline-flex; gap: 4px; padding: 5px; background: var(--white); border: 1px solid var(--line); border-radius: 999px; margin-bottom: 24px; }
.purpose-tabs a { padding: 9px 20px; border-radius: 999px; font-weight: 600; font-size: .92rem; }
.purpose-tabs a.is-active { background: var(--ink); color: #fff; }
.listing-layout { display: grid; gap: 28px; align-items: start; }
.filters { display: grid; gap: 16px; padding: 22px; border-radius: var(--r-lg); background: var(--white); border: 1px solid var(--line); }
.filters-head { display: flex; align-items: center; justify-content: space-between; gap: 12px; }
.filters-head b { display: inline-flex; align-items: center; gap: 8px; }
.filters-head a { font-size: .85rem; color: var(--brand-ink); font-weight: 600; margin-left: auto; }
.filters-close { display: none; }
.field-pair { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
.seg { display: flex; flex-wrap: wrap; gap: 6px; }
.seg input { position: absolute; opacity: 0; pointer-events: none; }
.seg span { display: inline-block; padding: 8px 14px; border-radius: 10px; border: 1.5px solid var(--line); font-size: .88rem; font-weight: 600; cursor: pointer; transition: all .2s; }
.seg input:checked + span { background: var(--ink); color: #fff; border-color: var(--ink); }
.seg input:focus-visible + span { outline: 2px solid var(--brand); }
.listing-bar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 12px; margin-bottom: 20px; }
.listing-bar p { margin: 0; color: var(--muted); }
.listing-bar b { color: var(--ink); }
.listing-bar-actions { display: flex; gap: 10px; align-items: center; }
.sort select { min-height: 42px; padding: 0 38px 0 16px; border-radius: 999px; border: 1.5px solid var(--line); background: var(--white) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' fill='none' stroke='%235d686c' stroke-width='2' viewBox='0 0 24 24'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") no-repeat right 14px center; appearance: none; font-weight: 600; font-size: .88rem; }
.pager { display: flex; justify-content: center; gap: 8px; margin-top: 36px; }
.pager a { display: grid; place-items: center; width: 44px; height: 44px; border-radius: 50%; border: 1px solid var(--line); background: var(--white); font-weight: 600; }
.pager a.is-active { background: var(--ink); color: #fff; border-color: var(--ink); }
.empty { text-align: center; padding: 56px 24px; border-radius: var(--r-lg); background: var(--white); border: 1px dashed var(--line); }
.empty-ic { display: inline-grid; place-items: center; width: 64px; height: 64px; border-radius: 50%; background: var(--sand); margin-bottom: 16px; }
.empty-ic .ic { width: 28px; height: 28px; }
.empty h3 { font-size: 1.3rem; margin-bottom: 8px; }
.empty p { color: var(--muted); }
.empty-actions { display: flex; flex-wrap: wrap; justify-content: center; gap: 10px; margin-top: 20px; }
.scrim { position: fixed; inset: 0; z-index: 60; background: rgba(14, 22, 25, .5); }
.scrim[hidden] { display: none; }

@media (max-width: 959px) {
  .filters { position: fixed; z-index: 70; inset: auto 0 0 0; max-height: 88svh; overflow-y: auto; border-radius: 24px 24px 0 0; padding-bottom: calc(22px + env(safe-area-inset-bottom)); transform: translateY(105%); transition: transform .4s var(--ease); box-shadow: var(--shadow-lg); }
  .filters.is-open { transform: none; }
  .filters-close { display: inline-grid; }
  .filters-head a { margin-left: auto; }
}
@media (min-width: 960px) {
  .listing-layout { grid-template-columns: 290px 1fr; }
  .filters { position: sticky; top: calc(var(--header-h) + 20px); }
  .filters-open { display: none; }
}

/* ---------- property detail ---------- */
.gallery { position: relative; display: grid; gap: 8px; border-radius: var(--r-lg); overflow: hidden; grid-template-columns: 1fr; }
.gallery-item { position: relative; padding: 0; border: 0; background: var(--sand); overflow: hidden; aspect-ratio: 16 / 10; }
.gallery-item img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.gallery-item:hover img { transform: scale(1.04); }
.gallery-item:not(:first-child) { display: none; }
.gallery-more { position: absolute; inset: 0; display: grid; place-items: center; background: rgba(14, 22, 25, .5); color: #fff; font-weight: 700; font-size: 1.1rem; }
.gallery-badges { position: absolute; top: 16px; left: 16px; display: flex; gap: 6px; pointer-events: none; }
@media (min-width: 760px) {
  .gallery--2 { grid-template-columns: 2fr 1fr; }
  .gallery--3 { grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; height: clamp(380px, 46vw, 560px); }
  .gallery--2 { height: clamp(340px, 40vw, 520px); }
  .gallery-item:not(:first-child) { display: block; }
  .gallery--2 .gallery-item, .gallery--3 .gallery-item { aspect-ratio: auto; height: 100%; }
  .gallery--3 .gallery-item:first-child { grid-row: span 2; }
}
.property-layout { display: grid; gap: 32px; padding: 32px 0 clamp(56px, 6vw, 96px); align-items: start; }
.property-head h1 { margin-bottom: 10px; }
.property-loc { display: flex; align-items: center; gap: 8px; color: var(--muted); }
.keyfacts { list-style: none; padding: 0; margin: 24px 0 8px; display: flex; flex-wrap: wrap; gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; }
.keyfacts li { flex: 1 1 140px; background: var(--white); padding: 16px 18px; }
.keyfacts small { display: block; font-size: .74rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }
.keyfacts b { font-size: 1.08rem; }
.keyfacts em { font-style: normal; font-weight: 500; font-size: .82rem; color: var(--muted); }
.property-section { padding-top: 32px; margin-top: 32px; border-top: 1px solid var(--line); }
.property-section h2 { font-size: 1.35rem; margin-bottom: 16px; }
.property-section p { color: var(--ink-3); }
.amenities { list-style: none; padding: 0; margin: 0; display: grid; gap: 12px; grid-template-columns: repeat(auto-fill, minmax(190px, 1fr)); }
.amenities li { display: flex; align-items: center; gap: 10px; }
.amenities .ic { width: 22px; height: 22px; padding: 4px; border-radius: 50%; background: var(--brand-soft); color: var(--brand-ink); }
.sticky-card { position: sticky; top: calc(var(--header-h) + 20px); }
.aside-price { font-family: var(--display); font-size: 2rem; font-weight: 600; margin: 0 0 14px; }
.aside-price small { font-family: var(--font); font-size: .9rem; color: var(--muted); font-weight: 500; }
.aside-actions { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; padding-bottom: 18px; border-bottom: 1px solid var(--line); margin-bottom: 18px; }
.aside-actions .btn { padding: 0 12px; }
.sticky-card .form-title { font-family: var(--font); font-weight: 700; font-size: 1.05rem; }
.share-btn { display: flex; align-items: center; justify-content: center; gap: 8px; width: 100%; margin-top: 14px; padding: 10px; border: 0; background: none; color: var(--muted); font-weight: 600; font-size: .9rem; }
.share-btn:hover { color: var(--ink); }
@media (min-width: 1000px) { .property-layout { grid-template-columns: 1fr 380px; gap: 56px; } }

.lightbox { position: fixed; inset: 0; z-index: 90; display: grid; place-items: center; background: rgba(8, 12, 14, .94); padding: 64px 12px; }
.lightbox[hidden] { display: none; }
.lightbox img { max-width: 100%; max-height: 100%; object-fit: contain; border-radius: 8px; }
.lightbox .icon-btn { position: absolute; color: #fff; background: rgba(255, 255, 255, .1); }
.lightbox .icon-btn:hover { background: rgba(255, 255, 255, .22); }
.lightbox-close { top: 14px; right: 14px; }
.lightbox-nav.prev { left: 12px; top: 50%; translate: 0 -50%; }
.lightbox-nav.next { right: 12px; top: 50%; translate: 0 -50%; }
.lightbox-count { position: absolute; bottom: 18px; left: 0; right: 0; text-align: center; color: rgba(255, 255, 255, .7); margin: 0; font-size: .9rem; }

/* ---------- footer ---------- */
.site-footer { background: var(--ink); color: rgba(255, 255, 255, .72); padding: clamp(56px, 6vw, 96px) 0 28px; }
.footer-cta { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 28px; padding-bottom: clamp(40px, 5vw, 64px); margin-bottom: clamp(40px, 5vw, 64px); border-bottom: 1px solid rgba(255, 255, 255, .1); }
.footer-cta h2 { color: #fff; max-width: 14ch; }
.footer-cta-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.footer-grid { display: grid; gap: 36px; grid-template-columns: 1fr 1fr; }
.footer-about { grid-column: 1 / -1; }
.footer-about p { margin: 18px 0 0; max-width: 340px; }
.brand--light { color: #fff; }
.site-footer h3 { color: #fff; font-size: .8rem; letter-spacing: .14em; text-transform: uppercase; margin-bottom: 16px; }
.site-footer ul { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; }
.site-footer ul a:hover { color: var(--brand); }
.footer-contact { grid-column: 1 / -1; }
.footer-contact li { display: flex; gap: 12px; }
.footer-contact span { color: var(--brand); font-weight: 700; width: 14px; flex: none; }
.footer-contact a { word-break: break-word; }
.footer-bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px; margin-top: 48px; padding-top: 24px; border-top: 1px solid rgba(255, 255, 255, .1); font-size: .86rem; }
.footer-bottom p { margin: 0; }
.footer-bottom a:hover { color: var(--brand); }
@media (min-width: 900px) {
  .footer-grid { grid-template-columns: 1.4fr 1fr 1fr 1.3fr; }
  .footer-about, .footer-contact { grid-column: auto; }
}
.footer-grid > div:last-child { grid-column: 1 / -1; }
@media (min-width: 900px) { .footer-grid > div:last-child { grid-column: auto; } }

.fab { position: fixed; right: 18px; bottom: calc(18px + env(safe-area-inset-bottom)); z-index: 40; display: grid; place-items: center; width: 56px; height: 56px; border-radius: 50%; background: var(--wa); color: #fff; box-shadow: 0 12px 28px -8px rgba(31, 168, 85, .7); transition: transform .3s var(--ease); }
.fab .ic { width: 28px; height: 28px; }
.fab:hover { transform: scale(1.08); }

/* 404 */
.notfound { padding: calc(var(--header-h) + 80px) 0 120px; text-align: center; }
.notfound .empty-actions { justify-content: center; }

/* ---------- reveal ---------- */
.js .reveal { opacity: 0; transform: translateY(28px); transition: opacity .9s var(--ease), transform .9s var(--ease); transition-delay: var(--d, 0s); }
.js .reveal.is-in { opacity: 1; transform: none; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .js .reveal { opacity: 1; transform: none; }
  .hero-title .line > span { transform: none; }
  .hero-sub, .search-card { opacity: 1; }
}