/* ==========================================================================
   Hstripes — site styles
   Colours come from the logo (printed as CSS variables in <head>); the
   values below are only fallbacks.
   ========================================================================== */

:root {
	--brand: #1e4f7a;
	--brand-strong: #1e4f7a;
	--brand-soft: #eef3f7;
	--brand-tint: #d6e1ea;
	--accent: #c99a3b;
	--accent-strong: #8a6516;
	--deep: #0d1b27;
	--deep-2: #142636;
	--on-deep: #9cc3e6;
	--ink: #151b22;
	--muted: #5a6470;
	--paper: #f8fafb;
	--line: #e2e7ec;
	--mark: #1e4f7a;
	--white: #fff;

	--font: 'Plus Jakarta Sans', ui-sans-serif, system-ui, -apple-system, 'Segoe UI', Roboto, 'Helvetica Neue', Arial, sans-serif;
	--radius: 20px;
	--radius-sm: 12px;
	--shadow-sm: 0 1px 2px rgba(16, 24, 32, .05), 0 2px 8px rgba(16, 24, 32, .04);
	--shadow: 0 2px 6px rgba(16, 24, 32, .04), 0 18px 40px -18px rgba(16, 24, 32, .22);
	--shadow-lg: 0 4px 10px rgba(16, 24, 32, .05), 0 30px 60px -24px rgba(16, 24, 32, .3);
	--header-h: 76px;
	--gutter: clamp(16px, 4vw, 32px);
	--ease: cubic-bezier(.2, .7, .2, 1);
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: calc(var(--header-h) + 16px); }
body {
	margin: 0;
	font-family: var(--font);
	font-size: 1rem;
	font-weight: 450;
	line-height: 1.65;
	color: var(--ink);
	background: var(--paper);
	-webkit-font-smoothing: antialiased;
	-moz-osx-font-smoothing: grayscale;
	text-rendering: optimizeLegibility;
	font-variant-numeric: lining-nums;
}
@media (min-width: 900px) { body { font-size: 1.0625rem; } }
img, svg, video, iframe { display: block; max-width: 100%; }
img { height: auto; }
a { color: var(--brand-strong); text-decoration-thickness: .08em; text-underline-offset: .18em; }
a:hover { color: var(--ink); }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; }
h1, h2, h3, h4 { margin: 0 0 .5em; line-height: 1.15; font-weight: 800; letter-spacing: -.025em; color: var(--ink); }
h1 { font-size: clamp(2rem, 1.4rem + 2.6vw, 3.25rem); letter-spacing: -.036em; }
h2 { font-size: clamp(1.65rem, 1.3rem + 1.5vw, 2.5rem); letter-spacing: -.03em; }
h3 { font-size: 1.2rem; letter-spacing: -.014em; }
p { margin: 0 0 1em; }
ul, ol { padding: 0; margin: 0; list-style: none; }
:focus-visible { outline: 3px solid var(--brand-tint); outline-offset: 2px; border-radius: 6px; }
::selection { background: var(--brand-tint); color: var(--ink); }

.icon { width: 1.15em; height: 1.15em; flex: none; }
.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-link { position: absolute; left: 12px; top: -60px; z-index: 2000; background: var(--ink); color: #fff; padding: 10px 16px; border-radius: 10px; font-weight: 650; }
.skip-link:focus { top: 12px; color: #fff; }
.hs-hp { position: absolute !important; left: -9999px !important; width: 1px; height: 1px; overflow: hidden; }

.container { width: 100%; max-width: 1240px; margin: 0 auto; padding-left: var(--gutter); padding-right: var(--gutter); }
.container--narrow { max-width: 800px; }
.lead { font-size: clamp(1.05rem, 1rem + .3vw, 1.2rem); color: var(--muted); line-height: 1.6; }

/* Brand stripes motif */
.eyebrow {
	display: inline-flex; align-items: center; gap: 10px;
	margin: 0 0 14px; font-size: .78rem; font-weight: 750; letter-spacing: .14em; text-transform: uppercase;
	color: var(--brand-strong);
}
.eyebrow::before {
	content: ""; width: 26px; height: 12px; border-radius: 3px;
	background: repeating-linear-gradient(135deg, var(--brand) 0 2.5px, transparent 2.5px 6px);
}

/* ---------- Buttons ---------- */
.btn {
	display: inline-flex; align-items: center; justify-content: center; gap: 10px;
	padding: 14px 24px; border-radius: 999px; border: 1.5px solid transparent;
	font-size: .95rem; font-weight: 650; line-height: 1.2; text-decoration: none; white-space: nowrap;
	transition: transform .2s var(--ease), box-shadow .2s var(--ease), background-color .2s, border-color .2s, color .2s, filter .2s;
}
.btn .icon { width: 18px; height: 18px; }
.btn:hover { transform: translateY(-1px); }
.btn:active { transform: translateY(0); }
.btn--primary { background: var(--brand-strong); color: #fff; box-shadow: 0 10px 24px -12px var(--brand-strong); }
.btn--primary:hover { color: #fff; filter: brightness(.92); box-shadow: 0 14px 28px -12px var(--brand-strong); }
.btn--ghost { background: #fff; color: var(--ink); border-color: var(--line); }
.btn--ghost:hover { color: var(--brand-strong); border-color: var(--brand-strong); }
.btn--light { background: #fff; color: var(--deep); }
.btn--light:hover { color: var(--deep); background: var(--brand-soft); }
.btn--outline-light { background: transparent; color: #fff; border-color: rgba(255, 255, 255, .35); }
.btn--outline-light:hover { color: #fff; border-color: #fff; background: rgba(255, 255, 255, .06); }
.btn--sm { padding: 10px 16px; font-size: .875rem; }
.btn--block { display: flex; width: 100%; }
.link-arrow { display: inline-flex; align-items: center; gap: 8px; font-weight: 650; text-decoration: none; color: var(--brand-strong); }
.link-arrow .icon { width: 18px; height: 18px; transition: transform .2s var(--ease); }
.link-arrow:hover { color: var(--ink); }
.link-arrow:hover .icon { transform: translateX(3px); }

/* ---------- Top bar & header ---------- */
.topbar { background: var(--deep); color: rgba(255, 255, 255, .78); font-size: .82rem; }
.topbar__inner { display: flex; align-items: center; justify-content: space-between; gap: 16px; min-height: 40px; }
.topbar__contact { display: flex; flex-wrap: wrap; gap: 4px 22px; }
.topbar a { color: inherit; text-decoration: none; display: inline-flex; align-items: center; gap: 7px; }
.topbar a:hover { color: #fff; }
.topbar .icon { width: 14px; height: 14px; color: var(--on-deep); }

.social { display: flex; gap: 6px; }
.social a { display: grid; place-items: center; width: 34px; height: 34px; border-radius: 50%; color: inherit; text-decoration: none; transition: background-color .2s, color .2s; }
.social .icon { width: 16px; height: 16px; }
.social--topbar a { width: 30px; height: 30px; }
.social--topbar a:hover { background: rgba(255, 255, 255, .1); color: #fff; }

.site-header {
	position: sticky; top: 0; z-index: 800;
	background: rgba(255, 255, 255, .92);
	-webkit-backdrop-filter: saturate(1.4) blur(14px); backdrop-filter: saturate(1.4) blur(14px);
	border-bottom: 1px solid transparent;
	transition: border-color .25s, box-shadow .25s;
}
.site-header.is-scrolled { border-bottom-color: var(--line); box-shadow: 0 6px 24px -18px rgba(16, 24, 32, .35); }
.site-header__inner { display: flex; align-items: center; gap: 28px; min-height: var(--header-h); }
.brand { display: inline-flex; align-items: center; flex: none; text-decoration: none; }
.brand img { height: 56px; width: auto; max-width: 240px; object-fit: contain; }
.brand__text { font-weight: 800; font-size: 1.25rem; letter-spacing: -.02em; color: var(--ink); }
.nav { margin-left: auto; }
.nav__list { display: flex; align-items: center; gap: 4px; }
.nav__list a {
	position: relative; display: block; padding: 10px 14px; border-radius: 10px;
	font-size: .95rem; font-weight: 650; color: var(--ink); text-decoration: none;
	transition: color .2s, background-color .2s;
}
.nav__list a:hover { color: var(--brand-strong); background: var(--brand-soft); }
.nav__list .current-menu-item > a, .nav__list a[aria-current="page"] { color: var(--brand-strong); }
.nav__list .current-menu-item > a::after, .nav__list a[aria-current="page"]::after {
	content: ""; position: absolute; left: 14px; right: 14px; bottom: 3px; height: 2.5px; border-radius: 2px; background: var(--brand);
}
.site-header__actions { display: flex; align-items: center; gap: 10px; }
.menu-toggle { display: none; place-items: center; width: 46px; height: 46px; border-radius: 12px; border: 1.5px solid var(--line); background: #fff; color: var(--ink); }
.menu-toggle .icon { width: 22px; height: 22px; }

/* Drawer (mobile menu) */
.drawer { position: fixed; inset: 0; z-index: 950; }
.drawer[hidden] { display: none; }
.drawer__backdrop { position: absolute; inset: 0; background: rgba(10, 14, 20, .5); opacity: 0; transition: opacity .3s; }
.drawer__panel {
	position: absolute; top: 0; right: 0; bottom: 0; width: min(92vw, 400px);
	display: flex; flex-direction: column; gap: 22px;
	padding: 18px 20px calc(24px + env(safe-area-inset-bottom)); background: #fff; overflow-y: auto;
	transform: translateX(100%); transition: transform .35s var(--ease);
}
.drawer.is-open .drawer__backdrop { opacity: 1; }
.drawer.is-open .drawer__panel { transform: none; }
.drawer__head { display: flex; align-items: center; justify-content: space-between; }
.drawer__head .brand img { height: 42px; }
.drawer__head .menu-toggle { display: grid; }
.drawer__nav a { display: flex; justify-content: space-between; padding: 15px 4px; border-bottom: 1px solid var(--line); font-size: 1.2rem; font-weight: 750; letter-spacing: -.01em; color: var(--ink); text-decoration: none; }
.drawer__nav .current-menu-item a, .drawer__nav a[aria-current="page"] { color: var(--brand-strong); }
.drawer__actions { display: grid; gap: 10px; }
.social--drawer a { background: var(--brand-soft); color: var(--mark); width: 42px; height: 42px; }

/* Light logo → dark header */
.hs-header-dark .site-header { background: rgba(13, 20, 28, .94); background: color-mix(in srgb, var(--deep) 94%, transparent); }
.hs-header-dark .nav__list a { color: rgba(255, 255, 255, .86); }
.hs-header-dark .nav__list a:hover { color: #fff; background: rgba(255, 255, 255, .08); }
.hs-header-dark .nav__list a[aria-current="page"], .hs-header-dark .nav__list .current-menu-item > a { color: #fff; }
.hs-header-dark .site-header .menu-toggle { background: transparent; color: #fff; border-color: rgba(255, 255, 255, .25); }
.hs-header-dark .drawer__head { background: var(--deep); margin: -18px -20px 0; padding: 18px 20px; }
.hs-header-dark .drawer__head .menu-toggle { background: transparent; color: #fff; border-color: rgba(255, 255, 255, .25); }

/* ---------- Hero ---------- */
.hero { position: relative; overflow: hidden; padding: clamp(36px, 6vw, 80px) 0 clamp(48px, 7vw, 96px); background: linear-gradient(180deg, #fff 0%, var(--paper) 100%); }
.hero__stripes {
	position: absolute; top: 0; right: 0; width: 48%; height: 100%;
	background: repeating-linear-gradient(135deg, var(--brand-tint) 0 2px, transparent 2px 16px);
	-webkit-mask-image: linear-gradient(to left, #000 30%, transparent 95%); mask-image: linear-gradient(to left, #000 30%, transparent 95%);
	opacity: .9; pointer-events: none;
}
.hero__grid { position: relative; display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(0, .95fr); gap: clamp(32px, 5vw, 72px); align-items: center; }
.hero__title { font-size: clamp(2.35rem, 1.3rem + 3.9vw, 4.1rem); line-height: 1.04; letter-spacing: -.032em; margin-bottom: 20px; max-width: 13.5ch; text-wrap: balance; }
.hero__text { font-size: clamp(1.05rem, 1rem + .35vw, 1.22rem); color: var(--muted); max-width: 54ch; margin-bottom: 30px; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 28px; }
.hero__popular { display: flex; flex-wrap: wrap; align-items: center; gap: 8px; margin: 18px 0 0; font-size: .9rem; color: var(--muted); }
.hero__popular span { font-weight: 650; margin-right: 2px; }
.hero__popular a { padding: 5px 12px; border-radius: 999px; background: #fff; border: 1px solid var(--line); color: var(--ink); text-decoration: none; font-weight: 650; transition: border-color .2s, color .2s; }
.hero__popular a:hover { border-color: var(--brand-strong); color: var(--brand-strong); }

.hero-search { position: relative; max-width: 620px; padding: 10px; background: #fff; border: 1px solid var(--line); border-radius: 22px; box-shadow: var(--shadow-lg); }
.seg { display: inline-flex; gap: 2px; padding: 4px; background: var(--paper); border: 1px solid var(--line); border-radius: 14px; }
.seg__btn { padding: 8px 16px; border: 0; border-radius: 10px; background: transparent; font-size: .9rem; font-weight: 650; color: var(--muted); transition: background-color .2s, color .2s, box-shadow .2s; }
.seg__btn:hover { color: var(--ink); }
.seg__btn.is-active { background: #fff; color: var(--brand-strong); box-shadow: var(--shadow-sm); }
.seg--hero { margin: 2px 0 8px 2px; }
.hero-search__row { display: flex; gap: 8px; }
.hero-search__field { position: relative; flex: 1; display: flex; align-items: center; gap: 10px; padding: 0 14px; border-radius: 14px; background: var(--paper); }
.hero-search__field > .icon { color: var(--muted); width: 20px; height: 20px; }
.hero-search__field input { width: 100%; min-width: 0; padding: 15px 0; border: 0; background: transparent; font-size: 1.02rem; font-weight: 550; outline: none; }
.hero-search__field input::placeholder { color: #8a929b; font-weight: 550; }
.hero-search__field:focus-within { box-shadow: 0 0 0 2px var(--brand-tint) inset; }
.suggest { position: absolute; left: 0; right: 0; top: calc(100% + 8px); z-index: 30; max-height: 290px; overflow-y: auto; padding: 6px; background: #fff; border: 1px solid var(--line); border-radius: 16px; box-shadow: var(--shadow-lg); }
.suggest li { display: flex; align-items: center; gap: 10px; padding: 10px 12px; border-radius: 10px; font-weight: 650; cursor: pointer; }
.suggest li .icon { color: var(--mark); width: 17px; height: 17px; }
.suggest li:hover, .suggest li.is-active { background: var(--brand-soft); }
.suggest mark { background: none; color: var(--brand-strong); }

/* Collage */
.hero__media { position: relative; }
.collage { position: relative; display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, .44fr); grid-template-rows: 1fr 1fr; gap: 14px; height: clamp(380px, 40vw, 560px); }
.collage__block { position: absolute; z-index: 0; top: -22px; right: -22px; width: 58%; height: 64%; border-radius: 30px; background: repeating-linear-gradient(135deg, var(--brand) 0 2px, transparent 2px 12px); opacity: .22; }
.collage a { position: relative; z-index: 1; display: block; overflow: hidden; border-radius: 22px; background: var(--brand-soft); box-shadow: var(--shadow); }
.collage img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.collage a:hover img { transform: scale(1.04); }
.collage__main { grid-row: 1 / 3; grid-column: 1; border-radius: 26px !important; }
.collage__side--1 { grid-column: 2; grid-row: 1; }
.collage__side--2 { grid-column: 2; grid-row: 2; }
.collage--single { grid-template-columns: 1fr; }
.collage__card {
	position: absolute; left: 14px; right: 14px; bottom: 14px; z-index: 2;
	display: flex; flex-direction: column; gap: 2px; padding: 14px 16px; border-radius: 16px;
	background: rgba(255, 255, 255, .93); -webkit-backdrop-filter: blur(10px); backdrop-filter: blur(10px);
	color: var(--ink); box-shadow: var(--shadow-sm);
}
.collage__price { font-size: 1.15rem; font-weight: 800; letter-spacing: -.02em; }
.collage__price small { font-size: .78em; color: var(--muted); font-weight: 650; }
.collage__title { font-size: .9rem; font-weight: 650; color: var(--muted); white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.collage .collage__chip {
	position: absolute; z-index: 3; left: -22px; top: 28px; display: flex; align-items: center; gap: 10px;
	padding: 8px 18px 8px 8px; border-radius: 999px; background: #fff; box-shadow: var(--shadow-lg);
	font-size: .88rem; font-weight: 650; color: var(--ink); text-decoration: none; overflow: visible;
}
.collage__chip strong { font-weight: 800; }
.collage__chip-icon { display: grid; place-items: center; width: 36px; height: 36px; border-radius: 50%; background: var(--brand-strong); color: #fff; }
.collage__chip-icon .icon { width: 18px; height: 18px; }

/* Values strip */
.values { background: #fff; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.values__list { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); }
.values__list li { display: flex; align-items: center; gap: 14px; padding: 26px 20px; }
.values__list li + li { border-left: 1px solid var(--line); }
.values__list strong { display: block; font-size: 1rem; font-weight: 750; }
.values__list span span { display: block; font-size: .88rem; color: var(--muted); line-height: 1.45; }
.values__icon { display: grid; place-items: center; flex: none; width: 46px; height: 46px; border-radius: 14px; background: var(--brand-soft); color: var(--mark); }
.values__icon .icon { width: 22px; height: 22px; }

/* ---------- Sections ---------- */
.section { padding: clamp(56px, 8vw, 104px) 0; }
.section--tinted { background: var(--brand-soft); }
.section--browser { padding-top: clamp(28px, 4vw, 44px); }
.section-head { max-width: 680px; margin-bottom: clamp(28px, 4vw, 44px); }
.section-head h2 { margin-bottom: 12px; text-wrap: balance; }
.section-head .lead { margin: 0; }
.section-row { display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; }
.section-row .section-head { margin-bottom: clamp(28px, 4vw, 44px); }
.section-row > .link-arrow { margin-bottom: clamp(28px, 4vw, 44px); flex: none; }
.section__more { margin: 36px 0 0; text-align: center; }

/* ---------- Property cards ---------- */
.grid { display: grid; gap: clamp(18px, 2.4vw, 28px); }
.grid--cards, .grid--posts { grid-template-columns: repeat(auto-fill, minmax(min(100%, 320px), 1fr)); }
.pcard {
	position: relative; display: flex; flex-direction: column; overflow: hidden;
	background: #fff; border: 1px solid var(--line); border-radius: var(--radius);
	transition: transform .3s var(--ease), box-shadow .3s var(--ease), border-color .3s;
}
.pcard:hover { transform: translateY(-4px); box-shadow: var(--shadow); border-color: transparent; }
.pcard__media { position: relative; display: block; aspect-ratio: 4 / 3; overflow: hidden; background: var(--brand-soft); }
.pcard__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.pcard:hover .pcard__media img { transform: scale(1.05); }
.pcard__badges { position: absolute; top: 14px; left: 14px; display: flex; gap: 6px; }
.pcard__count { position: absolute; right: 12px; bottom: 12px; display: inline-flex; align-items: center; gap: 6px; padding: 5px 10px; border-radius: 999px; background: rgba(10, 14, 20, .62); color: #fff; font-size: .78rem; font-weight: 650; -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px); }
.pcard__count .icon { width: 14px; height: 14px; }
.pcard__body { display: flex; flex-direction: column; flex: 1; padding: 18px 20px 20px; }
.pcard__price { margin: 0 0 6px; font-size: 1.32rem; font-weight: 800; letter-spacing: -.026em; color: var(--ink); font-variant-numeric: tabular-nums; }
.pcard__price small { font-size: .7em; font-weight: 650; color: var(--muted); letter-spacing: 0; }
.pcard__title { margin: 0 0 8px; font-size: 1.04rem; font-weight: 650; line-height: 1.38; letter-spacing: -.01em; display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; overflow: hidden; }
.pcard__title a { color: inherit; text-decoration: none; }
.pcard__title a::after { content: ""; position: absolute; inset: 0; z-index: 1; }
.pcard__title a:focus-visible { outline: none; }
.pcard:has(.pcard__title a:focus-visible) { outline: 3px solid var(--brand-tint); outline-offset: 2px; }
.pcard__loc { display: flex; align-items: flex-start; gap: 6px; margin: 0 0 14px; font-size: .9rem; color: var(--muted); }
.pcard__loc .icon { width: 16px; height: 16px; margin-top: 3px; color: var(--mark); }
.pcard__facts { display: flex; flex-wrap: wrap; gap: 8px 18px; margin-top: auto; padding-top: 14px; border-top: 1px solid var(--line); font-size: .875rem; font-weight: 650; color: var(--ink); }
.pcard__facts li { display: inline-flex; align-items: center; gap: 7px; }
.pcard__facts .icon { width: 18px; height: 18px; color: var(--mark); }

.badge { display: inline-flex; align-items: center; padding: 6px 11px; border-radius: 999px; font-size: .72rem; font-weight: 750; letter-spacing: .06em; text-transform: uppercase; line-height: 1; background: #fff; color: var(--ink); box-shadow: 0 2px 8px rgba(0, 0, 0, .08); }
.badge--sale { background: var(--brand-strong); color: #fff; }
.badge--rent { background: var(--accent-strong); color: #fff; }
.badge--plain { background: var(--brand-soft); color: var(--mark); box-shadow: none; }

/* ---------- Services ---------- */
.services { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(16px, 2vw, 24px); }
.service { position: relative; padding: 28px 26px 30px; background: #fff; border-radius: var(--radius); border: 1px solid var(--line); transition: transform .3s var(--ease), box-shadow .3s; }
.service:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.service h2, .service h3 { font-size: 1.15rem; margin: 18px 0 10px; }
.service p { margin: 0; color: var(--muted); font-size: .95rem; line-height: 1.6; }
.service__icon { display: grid; place-items: center; width: 54px; height: 54px; border-radius: 16px; background: var(--brand-soft); color: var(--mark); }
.section--tinted .service__icon { background: var(--brand-tint); }
.service__icon .icon { width: 26px; height: 26px; }
.services--page { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.service--large { display: flex; flex-direction: column; align-items: flex-start; padding: clamp(28px, 3vw, 40px); }
.service--large .link-arrow { margin-top: auto; }
.service--large h2 { font-size: clamp(1.3rem, 1.1rem + .6vw, 1.6rem); margin-top: 22px; }
.service--large p { font-size: 1.02rem; margin-bottom: 18px; }
.service__num { position: absolute; top: 24px; right: 28px; font-size: 2.6rem; font-weight: 800; letter-spacing: -.04em; color: var(--brand-soft); line-height: 1; -webkit-text-stroke: 1.5px var(--brand-tint); }

/* ---------- Areas ---------- */
.areas { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(14px, 2vw, 22px); }
.area { position: relative; display: block; aspect-ratio: 16 / 11; overflow: hidden; border-radius: var(--radius); background: var(--deep); color: #fff; text-decoration: none; isolation: isolate; }
.area img { width: 100%; height: 100%; object-fit: cover; opacity: .9; transition: transform .8s var(--ease), opacity .3s; }
.area::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 35%, rgba(5, 8, 12, .78) 100%); z-index: 0; }
.area:hover img { transform: scale(1.06); opacity: 1; }
.area__text { position: absolute; left: 20px; right: 20px; bottom: 18px; z-index: 1; display: flex; flex-direction: column; }
.area__text strong { font-size: 1.25rem; font-weight: 800; letter-spacing: -.02em; }
.area__text span { font-size: .88rem; opacity: .85; font-weight: 650; }
.area:hover { color: #fff; }

/* ---------- Split / about ---------- */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(36px, 6vw, 88px); align-items: center; }
.split__copy h2 { text-wrap: balance; }
.split__copy .lead { margin-bottom: 18px; }
.split__copy > p:not(.lead):not(.eyebrow) { color: var(--muted); }
.stack { position: relative; height: clamp(360px, 42vw, 540px); }
.stack__stripes { position: absolute; top: -18px; right: 4%; width: 46%; height: 46%; border-radius: 26px; background: repeating-linear-gradient(135deg, var(--brand) 0 2px, transparent 2px 12px); opacity: .22; }
.stack__img { position: absolute; overflow: hidden; border-radius: 24px; background: var(--brand-soft); box-shadow: var(--shadow); }
.stack__img img { width: 100%; height: 100%; object-fit: cover; }
.stack__img--1 { left: 0; top: 0; width: 78%; height: 80%; }
.stack__img--2 { right: 0; bottom: 0; width: 52%; height: 50%; border: 8px solid var(--paper); border-radius: 28px; }
.pillars { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px; margin: 26px 0 30px; }
.pillar { display: flex; gap: 14px; padding: 18px; background: #fff; border: 1px solid var(--line); border-radius: 16px; }
.pillar h3 { font-size: 1rem; margin: 0 0 4px; }
.pillar p { margin: 0; font-size: .92rem; color: var(--muted); line-height: 1.5; }
.pillar__icon { display: grid; place-items: center; flex: none; width: 42px; height: 42px; border-radius: 12px; background: var(--brand-soft); color: var(--mark); }
.pillar__icon .icon { width: 20px; height: 20px; }

.purpose { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(16px, 2vw, 24px); }
.purpose__card { padding: clamp(26px, 3vw, 40px); background: #fff; border-radius: var(--radius); border: 1px solid var(--line); }
.purpose__card h3 { font-size: 1.3rem; margin: 20px 0 8px; }
.purpose__card p { margin: 0; font-size: 1.1rem; color: var(--muted); }
.values-grid { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: clamp(12px, 1.6vw, 18px); margin-top: clamp(16px, 2vw, 24px); }
.values-grid li { display: flex; flex-direction: column; gap: 6px; padding: 22px; background: #fff; border-radius: 18px; border: 1px solid var(--line); }
.values-grid strong { margin-top: 10px; font-size: 1.05rem; }
.values-grid span:last-child { font-size: .92rem; color: var(--muted); line-height: 1.5; }
.section--tinted .values__icon { background: var(--brand-soft); }

/* Steps */
.steps { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(16px, 2vw, 24px); counter-reset: none; }
.step { position: relative; padding: 30px 26px; background: #fff; border-radius: var(--radius); border: 1px solid var(--line); }
.step h3 { margin: 18px 0 8px; }
.step p { margin: 0; color: var(--muted); font-size: .96rem; }
.step__num { display: grid; place-items: center; width: 44px; height: 44px; border-radius: 50%; background: var(--brand-strong); color: #fff; font-weight: 800; }

/* ---------- Testimonials ---------- */
.section--testimonials { background: #fff; }
.quotes { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: clamp(16px, 2vw, 24px); }
.quote { display: flex; flex-direction: column; margin: 0; padding: 30px 28px; background: var(--paper); border-radius: var(--radius); border: 1px solid var(--line); }
.quote__mark { width: 34px; height: 34px; color: var(--brand); opacity: .55; margin-bottom: 14px; }
.quote blockquote { margin: 0 0 22px; }
.quote blockquote p { margin: 0; font-size: .97rem; line-height: 1.72; color: var(--ink); }
.quote figcaption { display: flex; align-items: center; gap: 12px; margin-top: auto; padding-top: 18px; border-top: 1px solid var(--line); }
.quote__avatar { display: grid; place-items: center; width: 44px; height: 44px; border-radius: 50%; background: var(--deep); color: #fff; font-weight: 800; font-size: .9rem; letter-spacing: .02em; }
.quote__name { font-weight: 750; }

/* ---------- CTA band ---------- */
.cta { padding: 0 0 clamp(56px, 8vw, 104px); }
.section--testimonials + .cta { background: #fff; }
.cta__inner { position: relative; overflow: hidden; display: grid; grid-template-columns: minmax(0, 1.4fr) auto; align-items: center; gap: 28px 48px; padding: clamp(32px, 5vw, 64px); border-radius: 28px; background: var(--deep); color: rgba(255, 255, 255, .8); isolation: isolate; }
.cta__stripes { position: absolute; inset: 0 0 0 45%; z-index: -1; background: repeating-linear-gradient(135deg, rgba(255, 255, 255, .07) 0 2px, transparent 2px 16px); -webkit-mask-image: linear-gradient(to left, #000 20%, transparent); mask-image: linear-gradient(to left, #000 20%, transparent); }
.cta__inner::before { content: ""; position: absolute; z-index: -1; width: 380px; height: 380px; right: -80px; top: -160px; border-radius: 50%; background: radial-gradient(circle, var(--brand) 0%, transparent 70%); opacity: .28; }
.cta h2 { color: #fff; margin-bottom: 10px; text-wrap: balance; }
.cta p { margin: 0; max-width: 56ch; font-size: 1.05rem; }
.cta__actions { display: flex; flex-wrap: wrap; gap: 12px; }

/* ---------- Page head & breadcrumbs ---------- */
.page-head { position: relative; overflow: hidden; padding: clamp(28px, 4vw, 48px) 0 clamp(34px, 5vw, 56px); background: #fff; border-bottom: 1px solid var(--line); }
.page-head__stripes { position: absolute; top: 0; right: 0; width: 42%; height: 100%; background: repeating-linear-gradient(135deg, var(--brand-tint) 0 2px, transparent 2px 16px); -webkit-mask-image: linear-gradient(to left, #000 25%, transparent); mask-image: linear-gradient(to left, #000 25%, transparent); pointer-events: none; }
.page-head .container { position: relative; }
.page-head__title { margin: 12px 0 10px; }
.page-head__intro { margin: 0; max-width: 60ch; font-size: clamp(1.02rem, 1rem + .3vw, 1.15rem); color: var(--muted); }
.crumbs ol { display: flex; flex-wrap: wrap; align-items: center; gap: 2px 8px; font-size: .84rem; color: var(--muted); }
.crumbs li { display: inline-flex; align-items: center; gap: 8px; min-width: 0; }
.crumbs li + li::before { content: ""; width: 5px; height: 5px; border-top: 1.5px solid currentColor; border-right: 1.5px solid currentColor; transform: rotate(45deg); opacity: .6; }
.crumbs a { color: var(--muted); text-decoration: none; }
.crumbs a:hover { color: var(--brand-strong); }
.crumbs [aria-current] { color: var(--ink); font-weight: 650; max-width: 46ch; overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }

/* ---------- Listing browser ---------- */
.filters { position: sticky; top: calc(var(--header-h) + 10px); z-index: 50; display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 10px; padding: 10px; background: rgba(255, 255, 255, .96); -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px); border: 1px solid var(--line); border-radius: 20px; box-shadow: var(--shadow); }
.filters__search { display: flex; align-items: center; gap: 10px; padding: 0 14px; border-radius: 14px; background: var(--paper); }
.filters__search .icon { width: 20px; height: 20px; color: var(--muted); }
.filters__search input { width: 100%; min-width: 0; padding: 13px 0; border: 0; background: transparent; outline: none; font-size: 1rem; font-weight: 550; }
.filters__search:focus-within { box-shadow: 0 0 0 2px var(--brand-tint) inset; }
.filters__selects { grid-column: 1 / -1; display: flex; flex-wrap: wrap; gap: 8px; }
.select { position: relative; display: inline-flex; }
.select::after { content: ""; position: absolute; right: 15px; top: 50%; width: 7px; height: 7px; margin-top: -6px; border-right: 2px solid var(--muted); border-bottom: 2px solid var(--muted); transform: rotate(45deg); pointer-events: none; }
.select select, .field select { -webkit-appearance: none; appearance: none; }
.select select { padding: 10px 38px 10px 14px; border: 1.5px solid var(--line); border-radius: 12px; background: #fff; font-size: .9rem; font-weight: 650; cursor: pointer; transition: border-color .2s; }
.select select:hover, .select select:focus { border-color: var(--brand-strong); outline: none; }
.select select.is-set { border-color: var(--brand-strong); background: var(--brand-soft); color: var(--brand-strong); }
.browser__bar { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 10px; margin: 26px 0 18px; }
.browser__count { margin: 0; color: var(--muted); font-weight: 650; }
.browser__count strong { color: var(--ink); font-size: 1.1rem; }
.browser__chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { display: inline-flex; align-items: center; gap: 6px; padding: 6px 8px 6px 14px; border-radius: 999px; border: 0; background: var(--brand-soft); color: var(--mark); font-size: .86rem; font-weight: 650; }
.chip .icon { width: 16px; height: 16px; }
.chip:hover { background: var(--brand-tint); }
.pcard[hidden] { display: none; }
.empty { display: flex; flex-direction: column; align-items: center; text-align: center; padding: clamp(40px, 6vw, 72px) 20px; background: #fff; border: 1px dashed var(--line); border-radius: var(--radius); }
.empty[hidden] { display: none; }
.empty > .icon { width: 44px; height: 44px; padding: 10px; border-radius: 50%; background: var(--brand-soft); color: var(--mark); margin-bottom: 14px; }
.empty h2 { font-size: 1.35rem; }
.empty p { color: var(--muted); max-width: 46ch; }
.empty__actions { display: flex; flex-wrap: wrap; justify-content: center; gap: 10px; }
.browser__more { margin: 32px 0 0; text-align: center; }
.browser__more[hidden] { display: none; }

/* ---------- Single property ---------- */
.listing { padding-top: clamp(18px, 3vw, 28px); }
.listing__head { display: flex; flex-wrap: wrap; align-items: flex-end; justify-content: space-between; gap: 18px 32px; margin: 18px 0 24px; }
.listing__heading { flex: 1 1 520px; min-width: 0; }
.listing__badges { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 14px; }
.listing__badges .badge { box-shadow: none; }
.listing__title { font-size: clamp(1.7rem, 1.2rem + 2vw, 2.65rem); margin: 0 0 10px; text-wrap: balance; }
.listing__loc { display: flex; align-items: flex-start; gap: 8px; margin: 0; color: var(--muted); font-weight: 550; }
.listing__loc .icon { margin-top: 4px; color: var(--mark); }
.listing__pricebox { display: flex; flex-direction: column; align-items: flex-end; gap: 12px; }
.listing__price { margin: 0; font-size: clamp(1.6rem, 1.2rem + 1.4vw, 2.3rem); font-weight: 800; letter-spacing: -.03em; color: var(--ink); line-height: 1.1; font-variant-numeric: tabular-nums; }
.listing__price small { font-size: .55em; color: var(--muted); font-weight: 650; letter-spacing: 0; }

.gallery { position: relative; display: grid; gap: 8px; height: clamp(300px, 44vw, 540px); overflow: hidden; border-radius: 26px; }
.gallery__item { position: relative; display: block; width: 100%; height: 100%; padding: 0; border: 0; overflow: hidden; background: var(--brand-soft); }
.gallery__item img { width: 100%; height: 100%; object-fit: cover; transition: transform .7s var(--ease), filter .3s; }
.gallery__item:hover img { transform: scale(1.03); filter: brightness(.94); }
.gallery--n1 { grid-template-columns: 1fr; }
.gallery--n2 { grid-template-columns: 1.6fr 1fr; }
.gallery--n3 { grid-template-columns: 1.7fr 1fr; grid-template-rows: 1fr 1fr; }
.gallery--n3 .gallery__item--main { grid-row: 1 / 3; }
.gallery--n4 { grid-template-columns: 1.6fr 1fr 1fr; grid-template-rows: 1fr 1fr; }
.gallery--n4 .gallery__item--main { grid-row: 1 / 3; }
.gallery--n4 .gallery__item:nth-child(4) { grid-column: 2 / 4; }
.gallery--n5 { grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 1fr 1fr; }
.gallery--n5 .gallery__item--main { grid-row: 1 / 3; }
.gallery__all { position: absolute; right: 16px; bottom: 16px; z-index: 2; box-shadow: var(--shadow); }

.listing__layout { display: grid; grid-template-columns: minmax(0, 1fr) 390px; gap: clamp(32px, 4vw, 56px); align-items: start; margin-top: clamp(28px, 4vw, 44px); padding-bottom: clamp(48px, 6vw, 80px); }
.listing__aside { position: sticky; top: calc(var(--header-h) + 20px); }
.block { margin-bottom: clamp(32px, 4vw, 44px); }
.block__title { font-size: 1.35rem; margin-bottom: 16px; }
.block__lead { display: flex; align-items: flex-start; gap: 8px; color: var(--muted); }
.block__lead .icon { margin-top: 4px; color: var(--mark); }
.facts { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 190px), 1fr)); gap: 12px; margin: 0; }
.fact { display: grid; grid-template-columns: auto 1fr; grid-template-rows: auto auto; column-gap: 12px; align-items: center; padding: 14px 16px; background: #fff; border: 1px solid var(--line); border-radius: 16px; }
.fact__icon { grid-row: 1 / 3; display: grid; place-items: center; width: 40px; height: 40px; border-radius: 12px; background: var(--brand-soft); color: var(--mark); }
.fact__icon .icon { width: 20px; height: 20px; }
.fact dt { font-size: .74rem; font-weight: 650; letter-spacing: .07em; text-transform: uppercase; color: var(--muted); line-height: 1.3; }
.fact dd { margin: 0; font-weight: 750; line-height: 1.35; }
.prose { font-size: 1.04rem; line-height: 1.75; }
.prose > * + * { margin-top: 1em; }
.prose p { margin: 0; }
.prose h2, .prose h3 { margin-top: 1.6em; }
.prose ul { list-style: disc; padding-left: 1.3em; }
.prose ol { list-style: decimal; padding-left: 1.3em; }
.prose li + li { margin-top: .35em; }
.prose img { border-radius: 16px; }
.prose a { font-weight: 650; }
.prose blockquote { margin: 1.4em 0; padding: 4px 0 4px 20px; border-left: 3px solid var(--brand); color: var(--muted); }
.features { display: grid; grid-template-columns: repeat(auto-fill, minmax(min(100%, 210px), 1fr)); gap: 10px 20px; }
.features li { display: flex; align-items: center; gap: 10px; font-weight: 650; }
.features .icon { width: 26px; height: 26px; padding: 5px; border-radius: 50%; background: var(--brand-soft); color: var(--mark); stroke-width: 2.5; }
.embed { position: relative; aspect-ratio: 16 / 9; overflow: hidden; border-radius: 18px; background: #000; }
.embed iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.map { overflow: hidden; border-radius: 18px; border: 1px solid var(--line); background: var(--brand-soft); }
.map iframe { width: 100%; height: 360px; border: 0; }
.map--wide { border-radius: 0; border: 0; border-top: 1px solid var(--line); }
.map--wide iframe { height: clamp(320px, 40vw, 460px); }

.enquire { padding: 26px; background: #fff; border: 1px solid var(--line); border-radius: 24px; box-shadow: var(--shadow); }
.enquire__price { margin: 0 0 4px; font-size: 1.7rem; font-weight: 800; letter-spacing: -.03em; font-variant-numeric: tabular-nums; }
.enquire__price small { font-size: .55em; color: var(--muted); font-weight: 650; letter-spacing: 0; }
.enquire__lead { margin: 0 0 18px; color: var(--muted); font-size: .95rem; }
.enquire__buttons { display: grid; gap: 10px; }
.enquire__or { display: flex; align-items: center; gap: 12px; margin: 20px 0 16px; font-size: .82rem; font-weight: 650; color: var(--muted); }
.enquire__or::before, .enquire__or::after { content: ""; flex: 1; height: 1px; background: var(--line); }

/* ---------- Forms ---------- */
.form__grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 14px 16px; }
.form--compact .form__grid { grid-template-columns: 1fr; gap: 12px; }
.field { margin: 0; display: flex; flex-direction: column; }
.field--wide { grid-column: 1 / -1; }
.field label { margin-bottom: 6px; font-size: .86rem; font-weight: 650; }
.field .opt { font-weight: 550; color: var(--muted); }
.field input, .field select, .field textarea {
	width: 100%; padding: 12px 14px; border: 1.5px solid var(--line); border-radius: 12px; background: #fff;
	font-size: 16px; font-weight: 550; line-height: 1.4; transition: border-color .2s, box-shadow .2s;
}
.field select { padding-right: 38px; background-image: linear-gradient(45deg, transparent 50%, var(--muted) 50%), linear-gradient(135deg, var(--muted) 50%, transparent 50%); background-position: calc(100% - 20px) 52%, calc(100% - 15px) 52%; background-size: 5px 5px; background-repeat: no-repeat; }
.field textarea { resize: vertical; min-height: 96px; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--brand-strong); box-shadow: 0 0 0 4px var(--brand-soft); }
.form__hint { margin: 10px 0 14px; font-size: .82rem; color: var(--muted); }
.notice { display: flex; align-items: flex-start; gap: 10px; margin-bottom: 16px; padding: 12px 14px; border-radius: 12px; font-size: .92rem; font-weight: 650; }
.notice p { margin: 0; }
.notice .icon { margin-top: 2px; }
.notice--ok { background: #e9f8ef; color: #136c3c; }
.notice--error { background: #fdeeee; color: #9b1c1c; }

/* ---------- Contact ---------- */
.contact { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); gap: clamp(28px, 4vw, 56px); align-items: start; }
.contact__info { display: grid; gap: 14px; }
.info-card { display: flex; align-items: flex-start; gap: 16px; padding: 22px; background: #fff; border: 1px solid var(--line); border-radius: 20px; color: inherit; text-decoration: none; }
.info-card h2 { font-size: 1.05rem; margin: 2px 0 6px; }
.info-card p { margin: 0 0 6px; color: var(--muted); }
.info-card p a { color: var(--ink); font-weight: 650; text-decoration: none; }
.info-card p a:hover { color: var(--brand-strong); }
.info-card__icon { display: grid; place-items: center; flex: none; width: 48px; height: 48px; border-radius: 14px; background: var(--brand-soft); color: var(--mark); }
.info-card__icon .icon { width: 22px; height: 22px; }
.info-card--wa { align-items: center; background: var(--deep); border-color: var(--deep); color: #fff; transition: transform .25s var(--ease), box-shadow .25s; }
.info-card--wa h2 { color: #fff; }
.info-card--wa p { color: rgba(255, 255, 255, .75); margin: 0; }
.info-card--wa .info-card__icon { background: rgba(255, 255, 255, .1); color: #fff; }
.info-card--wa:hover { color: #fff; transform: translateY(-2px); box-shadow: var(--shadow); }
.info-card__go { margin-left: auto; width: 22px; height: 22px; color: var(--on-deep); }
.social--contact { gap: 8px; }
.social--contact a { width: 44px; height: 44px; background: #fff; border: 1px solid var(--line); color: var(--ink); }
.social--contact a:hover { color: var(--brand-strong); border-color: var(--brand-strong); }
.form-card { padding: clamp(24px, 3.4vw, 40px); background: #fff; border: 1px solid var(--line); border-radius: 24px; box-shadow: var(--shadow); }
.form-card h2 { font-size: 1.5rem; margin-bottom: 6px; }
.form-card__lead { color: var(--muted); margin-bottom: 22px; }

/* ---------- Blog ---------- */
.post-card { display: flex; flex-direction: column; overflow: hidden; background: #fff; border: 1px solid var(--line); border-radius: var(--radius); transition: transform .3s var(--ease), box-shadow .3s; }
.post-card:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.post-card__media { display: block; aspect-ratio: 16 / 10; overflow: hidden; background: var(--brand-soft); }
.post-card__media img { width: 100%; height: 100%; object-fit: cover; }
.post-card__body { display: flex; flex-direction: column; flex: 1; padding: 20px 22px 24px; }
.post-card__meta { margin: 0 0 8px; font-size: .82rem; font-weight: 650; color: var(--muted); }
.post-card__title { font-size: 1.15rem; line-height: 1.35; margin: 0 0 10px; }
.post-card__title a { color: inherit; text-decoration: none; }
.post-card__title a:hover { color: var(--brand-strong); }
.post-card__excerpt { color: var(--muted); font-size: .95rem; }
.post-card .link-arrow { margin-top: auto; }
.article__head { padding-top: clamp(24px, 4vw, 44px); padding-bottom: 24px; }
.article__title { margin: 14px 0 10px; text-wrap: balance; }
.article__meta { color: var(--muted); font-weight: 650; font-size: .92rem; }
.article__media img { width: 100%; max-height: 560px; object-fit: cover; border-radius: 24px; }
.article .prose { padding-top: 32px; padding-bottom: clamp(48px, 6vw, 80px); }
.nav-links { display: flex; justify-content: center; gap: 6px; margin-top: 40px; }
.nav-links .page-numbers { display: grid; place-items: center; min-width: 44px; height: 44px; padding: 0 10px; border-radius: 12px; background: #fff; border: 1px solid var(--line); color: var(--ink); font-weight: 650; text-decoration: none; }
.nav-links .page-numbers.current { background: var(--brand-strong); border-color: var(--brand-strong); color: #fff; }
.notfound { text-align: center; }
.notfound .hero__actions { justify-content: center; }
.notfound__code { margin: 0; font-size: clamp(5rem, 3rem + 10vw, 9rem); font-weight: 800; letter-spacing: -.06em; line-height: 1; color: transparent; -webkit-text-stroke: 2px var(--brand-tint); background: repeating-linear-gradient(135deg, var(--brand-tint) 0 2px, transparent 2px 9px); -webkit-background-clip: text; background-clip: text; }

/* ---------- Footer ---------- */
.site-footer { position: relative; overflow: hidden; background: var(--deep); color: rgba(255, 255, 255, .72); font-size: .95rem; }
.footer__stripes { position: absolute; top: 0; right: 0; width: 40%; height: 100%; background: repeating-linear-gradient(135deg, rgba(255, 255, 255, .045) 0 2px, transparent 2px 16px); -webkit-mask-image: linear-gradient(to left, #000 20%, transparent); mask-image: linear-gradient(to left, #000 20%, transparent); pointer-events: none; }
.footer__grid { position: relative; display: grid; grid-template-columns: 1.35fr .8fr 1.1fr 1.35fr; gap: clamp(28px, 4vw, 56px); padding-top: clamp(56px, 7vw, 88px); padding-bottom: clamp(40px, 5vw, 56px); }
.footer__brand .brand img { height: 66px; max-width: 260px; }
.footer__brand .brand__text { color: #fff; }
.footer__brand p { margin: 18px 0 18px; max-width: 38ch; }
.footer__h { margin: 6px 0 18px; font-size: .78rem; font-weight: 750; letter-spacing: .14em; text-transform: uppercase; color: #fff; }
.footer__links { display: grid; gap: 10px; }
.site-footer a { color: rgba(255, 255, 255, .86); text-decoration: none; }
.site-footer a:hover { color: #fff; }
.footer__links a { display: inline-block; transition: transform .2s var(--ease); }
.footer__links a:hover { transform: translateX(3px); }
.footer__contact { display: grid; gap: 14px; }
.footer__contact li { display: flex; align-items: flex-start; gap: 12px; }
.footer__contact .icon { margin-top: 4px; width: 17px; height: 17px; color: var(--on-deep); }
.footer__col p { margin-bottom: 16px; }
.social--footer a { background: rgba(255, 255, 255, .08); color: #fff; width: 40px; height: 40px; }
.social--footer a:hover { background: var(--brand-strong); }
.subscribe { display: grid; gap: 8px; }
.subscribe input { width: 100%; min-width: 0; padding: 12px 14px; border-radius: 12px; border: 1.5px solid rgba(255, 255, 255, .16); background: rgba(255, 255, 255, .06); color: #fff; font-size: 16px; outline: none; transition: border-color .2s; }
.subscribe input::placeholder { color: rgba(255, 255, 255, .55); }
.subscribe input:focus { border-color: rgba(255, 255, 255, .5); }
.subscribe__row { display: flex; gap: 8px; }
.subscribe .btn { padding: 12px 18px; border-radius: 12px; }
.subscribe .notice { margin-bottom: 4px; }
.footer__bottom { position: relative; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 8px 24px; padding-top: 22px; padding-bottom: calc(26px + env(safe-area-inset-bottom)); font-size: .86rem; }
.footer__bottom::before { content: ""; position: absolute; top: 0; left: var(--gutter); right: var(--gutter); height: 1px; background: rgba(255, 255, 255, .12); }
.footer__bottom p { margin: 0; }
.footer__bottom a { font-weight: 650; color: #fff; border-bottom: 1px solid rgba(255, 255, 255, .3); }
.footer__bottom a:hover { border-bottom-color: #fff; }

/* Light footer (when the footer logo is dark) */
.hs-footer-light .site-footer { background: var(--brand-soft); color: var(--muted); border-top: 1px solid var(--line); }
.hs-footer-light .footer__stripes { background: repeating-linear-gradient(135deg, var(--brand-tint) 0 2px, transparent 2px 16px); }
.hs-footer-light .footer__h { color: var(--ink); }
.hs-footer-light .site-footer a { color: var(--ink); }
.hs-footer-light .site-footer a:hover { color: var(--brand-strong); }
.hs-footer-light .footer__contact .icon { color: var(--mark); }
.hs-footer-light .social--footer a { background: #fff; color: var(--ink); }
.hs-footer-light .social--footer a:hover { background: var(--brand-strong); color: #fff; }
.hs-footer-light .subscribe input { background: #fff; border-color: var(--line); color: var(--ink); }
.hs-footer-light .subscribe input::placeholder { color: #8a929b; }
.hs-footer-light .subscribe .btn--light { background: var(--brand-strong); color: #fff; }
.hs-footer-light .footer__bottom::before { background: var(--line); }
.hs-footer-light .footer__bottom a { color: var(--ink); border-bottom-color: var(--line); }
.hs-footer-light .footer__brand .brand__text { color: var(--ink); }

/* ---------- Mobile action bar, lightbox, preview ---------- */
.mobile-bar { display: none; }
.lightbox { position: fixed; inset: 0; z-index: 1000; display: flex; align-items: center; justify-content: center; background: rgba(6, 9, 13, .95); }
.lightbox[hidden] { display: none; }
.lightbox__figure { margin: 0; max-width: 92vw; max-height: 84vh; }
.lightbox__figure img { max-width: 92vw; max-height: 84vh; width: auto; height: auto; border-radius: 10px; object-fit: contain; -webkit-user-select: none; user-select: none; }
.lightbox button { position: absolute; display: grid; place-items: center; width: 52px; height: 52px; border: 0; border-radius: 50%; background: rgba(255, 255, 255, .1); color: #fff; transition: background-color .2s; }
.lightbox button:hover { background: rgba(255, 255, 255, .22); }
.lightbox button .icon { width: 26px; height: 26px; }
.lightbox__close { top: 16px; right: 16px; }
.lightbox__nav--prev { left: 16px; top: 50%; transform: translateY(-50%); }
.lightbox__nav--next { right: 16px; top: 50%; transform: translateY(-50%); }
.lightbox__count { position: absolute; bottom: 18px; left: 50%; transform: translateX(-50%); margin: 0; padding: 6px 14px; border-radius: 999px; background: rgba(255, 255, 255, .1); color: #fff; font-size: .9rem; font-weight: 650; }
.hs-lock { overflow: hidden; }

.preview-pill { position: fixed; left: 50%; bottom: 18px; z-index: 900; transform: translateX(-50%); display: flex; align-items: center; gap: 10px; padding: 10px 12px 10px 16px; border-radius: 999px; background: var(--ink); color: #fff; font-size: .84rem; font-weight: 650; box-shadow: var(--shadow-lg); white-space: nowrap; }
.preview-pill a { padding: 4px 12px; border-radius: 999px; background: rgba(255, 255, 255, .14); color: #fff; text-decoration: none; }
.preview-pill a:hover { background: rgba(255, 255, 255, .26); color: #fff; }
.preview-pill__dot { width: 8px; height: 8px; border-radius: 50%; background: #3ddc84; box-shadow: 0 0 0 0 rgba(61, 220, 132, .6); animation: hs-pulse 2s infinite; }
@keyframes hs-pulse { 0% { box-shadow: 0 0 0 0 rgba(61, 220, 132, .55); } 70% { box-shadow: 0 0 0 8px rgba(61, 220, 132, 0); } 100% { box-shadow: 0 0 0 0 rgba(61, 220, 132, 0); } }

/* Reveal on scroll (only when JS is running) */
.js-reveal [data-reveal] > * { opacity: 0; transform: translateY(16px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.js-reveal [data-reveal].is-in > * { opacity: 1; transform: none; }
.js-reveal [data-reveal].is-in > *:nth-child(2) { transition-delay: .07s; }
.js-reveal [data-reveal].is-in > *:nth-child(3) { transition-delay: .14s; }
.js-reveal [data-reveal].is-in > *:nth-child(4) { transition-delay: .21s; }
.js-reveal [data-reveal].is-in > *:nth-child(5) { transition-delay: .28s; }
.js-reveal [data-reveal].is-in > *:nth-child(6) { transition-delay: .35s; }

@media (prefers-reduced-motion: reduce) {
	*, *::before, *::after { animation: none !important; transition: none !important; scroll-behavior: auto !important; }
	.js-reveal [data-reveal] > * { opacity: 1; transform: none; }
}

/* ---------- Responsive ---------- */
@media (max-width: 1180px) {
	.services { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.footer__grid { grid-template-columns: 1.2fr 1fr 1.2fr; }
	.footer__col--subscribe { grid-column: 1 / -1; max-width: 520px; }
}

@media (max-width: 1020px) {
	:root { --header-h: 68px; }
	.nav { display: none; }
	.menu-toggle { display: grid; }
	.site-header__actions { margin-left: auto; }
	.brand img { height: 42px; max-width: 180px; }
	.topbar { display: none; }
	.listing__layout { grid-template-columns: minmax(0, 1fr); }
	.listing__aside { position: static; }
	.enquire { max-width: 640px; }
	.values__list { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.values__list li:nth-child(3) { border-left: 0; }
	.values__list li:nth-child(n+3) { border-top: 1px solid var(--line); }
}

@media (max-width: 900px) {
	.hero__grid, .split, .contact { grid-template-columns: minmax(0, 1fr); }
	.hero__title { max-width: 16ch; }
	.hero__stripes { width: 100%; height: 55%; top: auto; bottom: 0; -webkit-mask-image: linear-gradient(to top, #000 10%, transparent); mask-image: linear-gradient(to top, #000 10%, transparent); }
	.collage { height: clamp(300px, 70vw, 460px); margin: 6px 6px 0 14px; }
	.collage .collage__chip { left: -10px; top: 18px; }
	.split__media { order: -1; }
	.section--about .split__media { order: 0; }
	.areas { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.quotes, .steps, .purpose { grid-template-columns: minmax(0, 1fr); }
	.quotes { grid-auto-flow: column; grid-auto-columns: minmax(82%, 1fr); grid-template-columns: none; overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 8px; margin: 0 calc(var(--gutter) * -1); padding-left: var(--gutter); padding-right: var(--gutter); scrollbar-width: none; }
	.quotes::-webkit-scrollbar { display: none; }
	.quote { scroll-snap-align: center; }
	.values-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.cta__inner { grid-template-columns: minmax(0, 1fr); }
	.services--page { grid-template-columns: minmax(0, 1fr); }
	.section-row { flex-direction: column; align-items: flex-start; gap: 0; }
	.section-row > .link-arrow { display: none; }
	.listing__pricebox { align-items: flex-start; flex-direction: row-reverse; justify-content: space-between; width: 100%; align-items: center; }
	.gallery { border-radius: 20px; }
	.gallery--n3, .gallery--n4, .gallery--n5 { grid-template-columns: 1fr; grid-template-rows: 1fr; }
	.gallery--n2 { grid-template-columns: 1fr; }
	.gallery .gallery__item:not(.gallery__item--main) { display: none; }
	.gallery .gallery__item--main { grid-row: auto; }
	.gallery { height: auto; aspect-ratio: 4 / 3; }

	.mobile-bar {
		position: fixed; left: 0; right: 0; bottom: 0; z-index: 700;
		display: grid; grid-template-columns: 1fr 1.3fr 1fr; gap: 8px;
		padding: 8px 10px calc(8px + env(safe-area-inset-bottom));
		background: rgba(255, 255, 255, .96); -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px);
		border-top: 1px solid var(--line); box-shadow: 0 -10px 30px -20px rgba(0, 0, 0, .35);
	}
	.mobile-bar__btn { display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 2px; padding: 8px 6px; border-radius: 12px; color: var(--ink); text-decoration: none; font-size: .76rem; font-weight: 750; }
	.mobile-bar__btn .icon { width: 20px; height: 20px; }
	.mobile-bar__btn--primary { background: var(--brand-strong); color: #fff; }
	.mobile-bar__btn--primary:hover { color: #fff; }
	.single-estate .site-footer { padding-bottom: 72px; }
	.single-estate .preview-pill { bottom: 84px; }
	.filters { position: static; grid-template-columns: minmax(0, 1fr); box-shadow: var(--shadow-sm); }
	.filters .seg { justify-self: start; }
}

@media (max-width: 640px) {
	body { font-size: 1rem; }
	.header-cta span { display: none; }
	.header-cta { padding: 0; width: 46px; height: 46px; border-radius: 12px; }
	.header-cta .icon { width: 22px; height: 22px; }
	.hero-search__row { flex-direction: column; }
	.hero-search .btn { width: 100%; }
	.collage { grid-template-columns: 1fr; }
	.collage__side { display: none !important; }
	.collage__block { top: -12px; right: -12px; }
	.values__list { grid-template-columns: repeat(2, minmax(0, 1fr)); }
	.values__list li { flex-direction: column; align-items: flex-start; gap: 10px; padding: 18px 14px; border-top: 0 !important; border-left: 0 !important; }
	.values__list li:nth-child(even) { border-left: 1px solid var(--line) !important; }
	.values__list li:nth-child(n+3) { border-top: 1px solid var(--line) !important; }
	.values__list span span { display: none; }
	.values__icon { width: 40px; height: 40px; border-radius: 12px; }
	.facts { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 10px; }
	.fact { padding: 12px; column-gap: 10px; }
	.fact__icon { width: 34px; height: 34px; border-radius: 10px; }
	.fact__icon .icon { width: 18px; height: 18px; }
	.eyebrow { letter-spacing: .1em; }
	.areas { grid-template-columns: minmax(0, 1fr); }
	.area { aspect-ratio: 16 / 9; }
	.pillars, .values-grid, .form__grid { grid-template-columns: minmax(0, 1fr); }
	.stack { height: 340px; }
	.stack__img--2 { border-width: 6px; }
	.footer__grid { grid-template-columns: minmax(0, 1fr); }
	.footer__bottom { flex-direction: column; }
	.cta__actions .btn { flex: 1 1 100%; }
	.filters__selects { display: grid; grid-template-columns: 1fr 1fr; }
	.filters__selects .select, .filters__selects select { width: 100%; }
	.seg { width: 100%; }
	.seg__btn { flex: 1; }
	.listing__head { margin-top: 12px; }
	.preview-pill { font-size: .78rem; bottom: 12px; }
	.enquire { padding: 20px; }
}