/* ═══════════════════════════════════════════════════════════════════════
   MEGACITY PROPERTIES — design system
   British luxury lettings · editorial layout · selective glassmorphism
   Dark + light themes via [data-theme]; tokens are the single source.
   Fonts: DM Serif Display (display) + Manrope (body/UI), self-hosted.
   ═══════════════════════════════════════════════════════════════════════ */

/* ── fonts (subset woff2, swap) ─────────────────────────────────────── */
@font-face{font-family:'DM Serif Display';font-style:normal;font-weight:400;font-display:swap;src:url('../fonts/DMSerifDisplay-400-normal.woff2') format('woff2')}
@font-face{font-family:'DM Serif Display';font-style:italic;font-weight:400;font-display:swap;src:url('../fonts/DMSerifDisplay-400-italic.woff2') format('woff2')}
@font-face{font-family:'Manrope';font-style:normal;font-weight:400 800;font-display:swap;src:url('../fonts/Manrope-400-normal.woff2') format('woff2')}

/* ── tokens ─────────────────────────────────────────────────────────── */
:root{
  --ink:#172438; --ink-2:#596474;
  --bg:#F7F5F0; --bg-2:#FFFFFF; --card:#FFFFFF;
  --gold:#A8874F; --gold-ink:#7A5F33;
  --line:rgba(23,36,56,.12); --line-soft:rgba(23,36,56,.07);
  --glass:rgba(255,255,255,.72); --glass-2:rgba(255,255,255,.97);
  --glass-line:rgba(255,255,255,.65); --glass-edge:rgba(23,36,56,.08);
  --img-1:rgba(255,255,255,.10);
  --shadow-s:0 2px 10px rgba(23,36,56,.06);
  --shadow-m:0 14px 40px -14px rgba(23,36,56,.22);
  --shadow-l:0 30px 80px -30px rgba(23,36,56,.35);
  --ring:rgba(168,135,79,.55);
  --ok:#2E7D5B; --bad:#B3372B;
  --hero-veil:linear-gradient(180deg,rgba(11,18,32,.06),rgba(11,18,32,.20) 34%,rgba(11,18,32,.62) 88%);
  --hero-h1-shadow:0 2px 26px rgba(4,9,18,.55);
  --nav-glass:rgba(250,248,243,.55); --nav-line:rgba(23,36,56,.14); --btn-glass:rgba(255,255,255,.40); --dd-glass:rgba(251,249,244,.88);
  --hero-text:#F5F3EE;
  --ff-display:'DM Serif Display','Playfair Display',Georgia,'Times New Roman',serif;
  --ff-body:'Manrope','Plus Jakarta Sans',-apple-system,BlinkMacSystemFont,'Segoe UI',system-ui,sans-serif;
  --ff-d:var(--ff-display); --ff-u:var(--ff-body); /* tools-compat aliases */
  /* layout */
  --wrap:1240px; --gutter:clamp(20px,5vw,64px);
  --sec-y:clamp(64px,9vw,136px);
  --r-s:10px; --r-m:16px; --r-l:22px;
  --nav-h:72px;
  color-scheme:light;
}
[data-theme="dark"]{
  --ink:#F5F3EE; --ink-2:#B6C0CC;
  --bg:#0B1220; --bg-2:#111B2B; --card:#172438;
  --gold:#C8AA72; --gold-ink:#E2CFA0;
  --line:rgba(245,243,238,.14); --line-soft:rgba(245,243,238,.08);
  --glass:rgba(17,27,43,.66); --glass-2:rgba(11,18,32,.82);
  --glass-line:rgba(245,243,238,.16); --glass-edge:rgba(245,243,238,.06);
  --img-1:rgba(11,18,32,.30);
  --shadow-s:0 2px 12px rgba(0,0,0,.28);
  --shadow-m:0 18px 44px -16px rgba(0,0,0,.55);
  --shadow-l:0 34px 90px -34px rgba(0,0,0,.7);
  --ring:rgba(200,170,114,.6);
  --ok:#63B48F; --bad:#E2857B;
  --hero-veil:linear-gradient(180deg,rgba(11,18,32,.10),rgba(11,18,32,.24) 34%,rgba(11,18,32,.66) 88%);
  --hero-h1-shadow:0 2px 26px rgba(4,9,18,.6);
  --nav-glass:rgba(11,18,32,.56); --nav-line:rgba(245,243,238,.16); --btn-glass:rgba(245,243,238,.08); --dd-glass:rgba(13,22,38,.88);
  --hero-text:#F5F3EE;
  color-scheme:dark;
}

/* ── base ───────────────────────────────────────────────────────────── */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:auto}
@media (prefers-reduced-motion:no-preference){html.has-smooth{scroll-behavior:smooth}}
body{margin:0;background:var(--bg);color:var(--ink);font:400 17px/1.65 var(--ff-body);
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
  transition:background-color .35s ease,color .35s ease;overflow-x:hidden}
body.no-scroll{overflow:hidden}
img,svg,video{max-width:100%;height:auto;display:block}
a{color:inherit}
h1,h2,h3,h4{margin:0;font-weight:400;font-family:var(--ff-display);line-height:1.08;letter-spacing:.002em}
h1{font-size:clamp(2.5rem,6vw,4.6rem)}
h2{font-size:clamp(1.9rem,4vw,3.1rem);line-height:1.1}
h3{font-size:clamp(1.25rem,2vw,1.6rem);line-height:1.22}
h4{font-size:1.05rem}
em{font-style:italic}
h1 em,h2 em{color:var(--gold)}
p{margin:0 0 1em}
blockquote{margin:0}
::selection{background:var(--gold);color:var(--bg)}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px;border-radius:4px}
.skip{position:absolute;left:calc(-1 * var(--gutter) - 200px);top:8px;z-index:200;background:var(--card);color:var(--ink);
  padding:12px 18px;border-radius:var(--r-s);border:1px solid var(--gold);font-weight:700;font-size:14px;text-decoration:none}
.skip:focus{left:12px}
.visually-hidden{position:absolute!important;width:1px;height:1px;margin:-1px;padding:0;border:0;clip:rect(0 0 0 0);clip-path:inset(50%);overflow:hidden;white-space:nowrap}

/* helpers */
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
.sec{padding-block:var(--sec-y);position:relative}
.sec--tight{padding-block:clamp(48px,6vw,88px)}
.grain::before{content:"";position:fixed;inset:0;z-index:40;pointer-events:none;opacity:.045;mix-blend-mode:overlay;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)' opacity='.55'/%3E%3C/svg%3E")}
/* eyebrow / "ledger" rule — the section signature */
.no{display:flex;align-items:center;gap:14px;margin:0 0 22px;font:600 12px/1 var(--ff-body);letter-spacing:.22em;text-transform:uppercase;color:var(--gold);text-wrap:pretty}
.no::before{content:"";display:block;width:34px;height:1px;background:currentColor;opacity:.7}
.lede{font-size:clamp(1.02rem,1.4vw,1.18rem);line-height:1.65;color:var(--ink-2);max-width:62ch;text-wrap:pretty}
.lede a{color:var(--gold-ink);text-decoration:underline;text-underline-offset:3px;text-decoration-thickness:1px}
[data-theme="dark"] .lede a{color:var(--gold)}
.sec-head{max-width:96ch}
.sec-head h2{margin:0 0 16px}
.eyebrow{font:600 11.5px/1 var(--ff-body);letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.center{text-align:center}.center .no{justify-content:center}.center .no::before{display:none}
.hr{border:0;border-top:1px solid var(--line);margin-block:clamp(28px,5vw,56px)}
.prose{max-width:75ch;font-size:1.055rem}
.prose h2{margin:1.6em 0 .5em;font-size:clamp(1.55rem,2.6vw,2.1rem)}
.prose h3{margin:1.7em 0 .45em;color:var(--ink)}
.prose h4{margin:1.4em 0 .35em;font-family:var(--ff-body);font-weight:800;font-size:1rem;letter-spacing:.01em}
.prose p{margin:0 0 1.1em;color:var(--ink)}
.prose a{color:var(--gold-ink);text-underline-offset:3px}
.prose ul,.prose ol{margin:0 0 1.2em;padding-left:1.25em;color:var(--ink)}
.prose li{margin:.35em 0}
.prose li::marker{color:var(--gold)}
.prose strong{font-weight:800}
.prose .note,.note{font-size:.95rem;color:var(--ink-2)}
figure.photo figcaption{font:500 13px/1.6 var(--ff-body);color:var(--ink-2);margin-top:10px}

/* page head (interior hero strip) */
.phead{padding-block:calc(var(--nav-h) + 52px) clamp(34px,5vw,64px);position:relative;overflow:hidden;
  background:radial-gradient(120% 160% at 88% -22%,rgba(168,135,79,.16),transparent 55%),var(--bg-2);
  border-bottom:1px solid var(--line-soft);transition:background-color .35s}
[data-theme="dark"] .phead{background:radial-gradient(120% 160% at 88% -22%,rgba(200,170,114,.08),transparent 55%),var(--bg-2)}
.phead-in{max-width:min(var(--wrap),100%);margin-inline:auto;padding-inline:var(--gutter);position:relative}
.phead h1{margin:6px 0 18px;max-width:18ch}
.phead .lede{margin-bottom:0}
.phead-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:26px}
.breadcrumbs{display:flex;flex-wrap:wrap;gap:8px;align-items:center;font:600 12px/1 var(--ff-body);letter-spacing:.06em;color:var(--ink-2);text-transform:uppercase;margin-bottom:14px}
.breadcrumbs a{text-decoration:none;color:var(--ink-2)}
.breadcrumbs a:hover{color:var(--gold)}
.breadcrumbs [aria-current]{color:var(--gold)}
.breadcrumbs .sep{opacity:.5}

/* ── buttons / chips ────────────────────────────────────────────────── */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:48px;padding:12px 26px;
  border:1px solid var(--gold);border-radius:999px;background:transparent;color:var(--gold-ink);
  font:700 14.5px/1 var(--ff-body);letter-spacing:.06em;text-transform:uppercase;text-decoration:none;cursor:pointer;
  transition:transform .18s ease,box-shadow .18s ease,background-color .18s ease,color .18s ease,border-color .18s}
[data-theme="dark"] .btn{color:var(--gold)}
.btn svg{width:17px;height:17px;transition:transform .25s ease}
.btn:hover{transform:translateY(-1px);box-shadow:var(--shadow-s)}
.btn:hover svg{transform:translateX(4px)}
.btn:active{transform:translateY(0)}
.btn--fill{background:var(--gold);border-color:var(--gold);color:#171310;box-shadow:0 10px 26px -12px rgba(168,135,79,.65)}
.btn--fill:hover{background:var(--gold-ink);border-color:var(--gold-ink);color:#fff}
[data-theme="dark"] .btn--fill{color:#0B1220}
[data-theme="dark"] .btn--fill:hover{background:#E2CFA0;border-color:#E2CFA0;color:#0B1220;box-shadow:0 18px 44px -22px #fff4}
.btn--sm{min-height:42px;padding:9px 18px;font-size:12.5px}
.btn--block{width:100%}
.btn[disabled]{opacity:.55;pointer-events:none}
.chip{display:inline-flex;align-items:center;gap:6px;padding:6px 13px;border-radius:999px;border:1px solid var(--line);
  font:700 11.5px/1 var(--ff-body);letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}
.chip--solid{background:var(--gold);border-color:var(--gold);color:#171310}
.lnk{color:var(--gold-ink)}
[data-theme="dark"] .lnk{color:var(--gold)}
.link-arrow{display:inline-flex;align-items:center;gap:8px;text-decoration:none;font-weight:800;font-size:14px;letter-spacing:.06em;text-transform:uppercase;color:var(--gold)}
.link-arrow svg{width:16px;height:16px;transition:transform .25s}
.link-arrow:hover svg{transform:translateX(5px)}

/* ── header / nav (the hero of glass) ───────────────────────────────── */
.skip-space{height:var(--nav-h)}
.nav{position:fixed;inset:0 0 auto;z-index:90;height:var(--nav-h);
  display:flex;align-items:center;color:var(--ink);transition:color .35s ease}
.nav::before{content:"";position:absolute;inset:0;z-index:-1;
  background:transparent;border-bottom:1px solid transparent;
  transition:background .35s ease,backdrop-filter .35s ease,border-color .35s ease}
/* the glass reflection: one delicate top sheen, never interactive */
.nav::after{content:"";position:absolute;inset:0 0 auto 0;height:46%;z-index:1;pointer-events:none;opacity:0;
  background:linear-gradient(180deg,rgba(255,255,255,.07),rgba(255,255,255,.015) 55%,transparent);
  transition:opacity .35s ease}
.nav.is-solid::after,.nav.nav-topped::after,.nav.on-hero:not(.is-solid)::after{opacity:1}
/* on image (hero) at top: transparent with light text */
.nav .nav-inner,.drawer .drawer-inner,.searchlay .sl-in{max-width:var(--wrap);width:100%;margin-inline:auto;padding-inline:var(--gutter)}
.nav.is-solid::before,.nav.nav-topped::before{background:var(--nav-glass);border-bottom:1px solid var(--nav-line);
  -webkit-backdrop-filter:blur(16px) saturate(150%);backdrop-filter:blur(16px) saturate(150%);
  box-shadow:0 8px 32px rgba(0,0,0,.10)}
/* hero: translucent navy glass — sky and skyline stay visible through the header */
.nav.on-hero:not(.is-solid)::before{background:rgba(11,24,42,.22);border-bottom:1px solid rgba(255,255,255,.18);
  -webkit-backdrop-filter:blur(16px) saturate(170%);backdrop-filter:blur(16px) saturate(170%);
  box-shadow:0 8px 32px rgba(0,0,0,.10), inset 0 1px 0 rgba(255,255,255,.08)}
.nav.on-hero:not(.is-solid){color:#F5F3EE}
.nav.on-hero:not(.is-solid) .brand img.brand-dark{display:none}
.nav.on-hero:not(.is-solid) .brand img.brand-light{display:block}
.nav.on-hero:not(.is-solid) .icon-btn,.nav.on-hero:not(.is-solid) .burger{border-color:rgba(255,255,255,.24);background:rgba(255,255,255,.08)}
.nav.on-hero:not(.is-solid) .icon-btn:hover,.nav.on-hero:not(.is-solid) .burger:hover{background:rgba(255,255,255,.16)}
/* mobile drawer */
.drawer{position:fixed;inset:0;z-index:88;color:var(--ink);visibility:hidden;transition:visibility 0s linear .42s}
.drawer.open{visibility:visible;transition-delay:0s}
.drawer .drawer-scrim{position:absolute;inset:0;background:rgba(11,18,32,.55);-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px);
  opacity:0;transition:opacity .3s ease;pointer-events:none}
.drawer .drawer-body{position:absolute;inset:0 0 0 auto;width:min(420px,88vw);background:var(--bg-2);
  border-left:1px solid var(--line);box-shadow:var(--shadow-l);transform:translateX(102%);
  transition:transform .38s cubic-bezier(.22,.8,.28,1);display:flex;flex-direction:column}
.drawer.open .drawer-scrim{opacity:1;pointer-events:auto}
.drawer.open .drawer-body{transform:none}
.drawer-inner{padding:calc(var(--nav-h) + 14px) var(--gutter) calc(20px + env(safe-area-inset-bottom));overflow-y:auto;
  flex:1;display:flex;flex-direction:column;gap:6px;-webkit-overflow-scrolling:touch}
.drawer a.d-link{display:flex;align-items:center;justify-content:space-between;gap:12px;min-height:58px;
  padding:0 2px;border-bottom:1px solid var(--line-soft);border-radius:0;background:transparent;
  font:700 15px/1.2 var(--ff-body);letter-spacing:.06em;text-transform:uppercase;text-decoration:none;color:var(--ink);
  transition:color .2s,transform .2s}
.drawer a.d-link svg{width:18px;height:18px;color:var(--gold);transition:transform .25s}
.drawer a.d-link:hover,.drawer a.d-link[aria-current="page"]{color:var(--gold);border-color:var(--gold)}
.drawer details.d-sub{border:0;border-bottom:1px solid var(--line-soft);background:transparent;padding:0 2px}
.drawer details.d-sub summary{display:flex;align-items:center;justify-content:space-between;min-height:58px;
  font:700 15px/1.2 var(--ff-body);letter-spacing:.06em;text-transform:uppercase;cursor:pointer;list-style:none}
.drawer details.d-sub summary::-webkit-details-marker{display:none}
.drawer details.d-sub summary svg{width:18px;height:18px;color:var(--gold);transition:transform .25s}
.drawer details.d-sub[open] summary svg{transform:rotate(180deg)}
.d-sub-links{padding:2px 0 14px;display:grid;gap:2px}
.d-sub-links a{display:flex;align-items:center;gap:10px;min-height:46px;padding:0 8px;border-radius:10px;text-decoration:none;color:var(--ink-2);font-weight:600;font-size:14.5px}
.d-sub-links a:hover{color:var(--gold);background:var(--img-1)}
.drawer-ctas{display:grid;gap:12px;margin-top:18px}
.drawer-cta-row{display:flex;gap:12px;flex-wrap:wrap}
.drawer-contact{margin-top:24px;display:grid;gap:10px;font-size:14.5px;color:var(--ink-2)}
.drawer-contact a{color:var(--ink);text-decoration:none;font-weight:700;display:inline-flex;align-items:center;gap:10px;min-height:44px}
.drawer-contact a svg{width:17px;height:17px;color:var(--gold)}
.drawer-social{display:flex;gap:10px;margin-top:16px}
.drawer-social a{width:44px;height:44px;border:1px solid var(--line);border-radius:999px;display:grid;place-items:center;color:var(--ink-2)}
.drawer-social a:hover{color:var(--gold);border-color:var(--gold)}
.drawer-social svg{width:19px;height:19px}
@media (prefers-reduced-motion:reduce){.drawer .drawer-body,.drawer .drawer-scrim{transition:none}}
/* search overlay */
.searchlay{position:fixed;inset:0;z-index:92;display:grid;justify-items:center;align-items:start;padding:calc(var(--nav-h) + 22px) var(--gutter) 24px;
  background:rgba(11,18,32,.5);-webkit-backdrop-filter:blur(10px) saturate(1.2);backdrop-filter:blur(10px) saturate(1.2)}
.searchlay[hidden]{display:none}
.searchlay .sl-in{background:var(--card);border:1px solid var(--glass-line);border-radius:var(--r-l);box-shadow:var(--shadow-l);overflow:hidden}
.sl-bar{display:flex;gap:12px;align-items:center;padding:16px 18px;border-bottom:1px solid var(--line-soft)}
.sl-bar svg{width:20px;height:20px;color:var(--gold);flex:none}
.sl-bar input{flex:1;border:0;background:none;color:var(--ink);font:400 clamp(17px,2.4vw,21px)/1.4 var(--ff-body)}
.sl-bar input:focus{outline:none}
.sl-bar input::placeholder{color:var(--ink-2)}
.sl-close{border:1px solid var(--line);background:none;color:var(--ink-2);border-radius:10px;display:grid;place-items:center;padding:8px;cursor:pointer}
.sl-close:hover{color:var(--gold);border-color:var(--gold)}
.sl-res{max-height:min(58vh,520px);overflow:auto;padding:8px;-webkit-overflow-scrolling:touch}
.sl-res a{display:flex;justify-content:space-between;gap:16px;padding:13px 14px;border-radius:12px;text-decoration:none;color:var(--ink)}
.sl-res a:hover,.sl-res a.on{background:var(--img-1);color:var(--gold-ink)}
[data-theme="dark"] .sl-res a:hover{color:var(--gold)}
.sl-res a span{font-size:15.5px;font-weight:600}
.sl-res a .k{font-size:12.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2);align-self:center}
.sl-empty{padding:18px 14px;color:var(--ink-2);font-size:15px}
.nav .nav-inner{position:relative;z-index:2;display:flex;align-items:center;min-width:0;gap:clamp(8px,1.3vw,22px)}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;flex:none}
.brand img.brand-dark,.brand img.brand-light{height:44px;width:auto;display:block}
.brand img.brand-light{display:none}
html[data-theme="dark"] .brand img.brand-dark{display:none}
html[data-theme="dark"] .brand img.brand-light{display:block}
.nav-links{display:flex;align-items:center;gap:clamp(2px,.55vw,7px);margin-left:auto;min-width:0;
  font:600 13px/1 var(--ff-body);letter-spacing:.055em;text-transform:uppercase}
.nav-links>li{list-style:none;min-width:0}
/* capsules: weightless until touched */
.nav-links a,.nav-links .dd-btn{display:inline-flex;align-items:center;justify-content:center;gap:7px;padding:11px 15px;
  border:1px solid color-mix(in srgb,var(--ink) 12%,transparent);background:color-mix(in srgb,var(--ink) 4%,transparent);border-radius:9999px;cursor:pointer;white-space:nowrap;
  color:inherit;text-decoration:none;font:inherit;letter-spacing:inherit;text-transform:inherit;
  transition:color .2s ease,background-color .2s ease,border-color .2s ease}
.nav-links a:hover,.nav-links .dd-btn:hover,.dd.open>.dd-btn{color:var(--gold);
  background:color-mix(in srgb,var(--gold) 12%,transparent);border-color:color-mix(in srgb,var(--gold) 36%,transparent)}
.nav-links a[aria-current="page"]{color:var(--gold);
  background:color-mix(in srgb,var(--gold) 14%,transparent);border-color:color-mix(in srgb,var(--gold) 44%,transparent)}
.nav.on-hero:not(.is-solid) .nav-links>li>a,.nav.on-hero:not(.is-solid) .nav-links .dd-btn{color:#F5F3EE;
  background:rgba(255,255,255,.055);border-color:rgba(255,255,255,.12)}
/* panel links keep the theme pairing even over the hero */
.nav.on-hero:not(.is-solid) .dd-panel a{color:var(--ink);background:transparent}
.nav.on-hero:not(.is-solid) .nav-links>li>a:hover,.nav.on-hero:not(.is-solid) .nav-links>li>a[aria-current="page"],
.nav.on-hero:not(.is-solid) .nav-links .dd-btn:hover{color:#F6E7C6;background:rgba(255,255,255,.13);border-color:rgba(255,255,255,.26);
  box-shadow:inset 0 1px 0 rgba(255,255,255,.10), 0 3px 12px rgba(0,0,0,.08)}
.nav.on-hero:not(.is-solid) .nav-links .dd.open>.dd-btn{background:rgba(255,255,255,.14);border-color:rgba(255,255,255,.28)}
.nav.on-hero:not(.is-solid):not(.nav-topped) .nav-links a:hover,.nav.on-hero:not(.is-solid) .nav-links .dd-btn:hover{}
.nav-links .dd-caret{width:10px;height:10px;transition:transform .25s;flex:none}
.nav-links .dd{position:relative;list-style:none}
.dd .dd-panel{position:absolute;top:calc(100% + 10px);left:50%;transform:translateX(-50%) translateY(10px);width:max-content;
  min-width:min(310px,calc(100vw - 32px));max-width:calc(100vw - 32px);padding:10px;margin:0;
  border:1px solid var(--glass-line);border-radius:var(--r-m);background:var(--dd-glass);color:var(--ink);
  -webkit-backdrop-filter:blur(20px) saturate(1.6);backdrop-filter:blur(20px) saturate(1.6);
  box-shadow:var(--shadow-l);opacity:0;visibility:hidden;pointer-events:none;
  transition:opacity .24s ease,transform .24s ease,visibility 0s linear .24s;z-index:5}
/* pointer bridge — a path for the cursor from the pill into the panel with no dead zone */
.dd .dd-panel::before{content:"";position:absolute;top:-12px;left:20%;right:20%;height:12px}
.dd.open>.dd-btn[aria-expanded="true"]{color:var(--gold);background:color-mix(in srgb,var(--gold) 14%,transparent);border-color:color-mix(in srgb,var(--gold) 44%,transparent)}
.dd.open .dd-panel{opacity:1;visibility:visible;pointer-events:auto;transform:translateX(-50%) translateY(0);transition:opacity .24s ease,transform .24s ease,visibility 0s}
.dd .dd-btn[aria-expanded="true"] .dd-caret{transform:rotate(180deg)}
.dd-panel a{display:block;white-space:normal;padding:11px 14px;border-radius:11px;text-decoration:none;color:var(--ink);
  font-size:14px;letter-spacing:.01em;text-transform:none;border:0;line-height:1.35;gap:0}
.dd .dd-panel a:hover{transform:none}
.dd-panel a b{font-weight:700;display:block}
.dd-panel a small{display:block;color:var(--ink-2);font-size:12px;margin-top:2px;line-height:1.45}
.dd-panel a:hover,.dd-panel a:focus-visible{background:color-mix(in srgb,var(--gold) 12%,transparent);color:var(--gold-ink)}
html[data-theme="dark"] .dd-panel a:hover,html[data-theme="dark"] .dd-panel a:focus-visible{color:var(--gold)}
.nav.on-hero:not(.is-solid) .dd.open>.dd-btn,.nav.on-hero:not(.is-solid) .dd.open>.dd-btn[aria-expanded="true"]{color:#F6E7C6;background:rgba(245,243,238,.12);border-color:rgba(245,243,238,.38)}
.nav-act{flex:none;margin-left:auto;display:flex;align-items:center;justify-content:center;gap:clamp(6px,.9vw,13px);color:inherit}
.icon-btn{width:42px;height:42px;flex:none;border-radius:9999px;border:1px solid var(--line);background:var(--btn-glass);display:grid;place-items:center;cursor:pointer;color:inherit;transition:border-color .2s,background .2s,transform .2s}
.icon-btn svg{width:18px;height:18px}
.icon-btn:hover{border-color:var(--gold);background:color-mix(in srgb,var(--gold) 10%,transparent);transform:translateY(-1px)}
.theme-ico-sun{display:none}
.theme-ico-moon{display:block}
html[data-theme="dark"] .theme-ico-sun{display:block}
html[data-theme="dark"] .theme-ico-moon{display:none}
.nav-book{flex:0 0 auto;min-height:42px;padding:10px clamp(15px,1.5vw,22px);font-size:12.5px;letter-spacing:.08em}
.nav-book svg{display:none}
.nav .brand{flex:0 1 auto;min-width:0}
.nav .brand img{max-width:100%}
.burger{display:none;width:42px;height:42px;flex:none;border:1px solid var(--line);border-radius:9999px;background:transparent;color:inherit;cursor:pointer;position:relative;transition:border-color .2s,background .2s}
.burger span{position:absolute;left:12px;right:12px;height:1.6px;background:currentColor;border-radius:2px;transition:transform .3s ease,opacity .2s}
.burger span:nth-child(1){top:15px}.burger span:nth-child(2){top:21px}.burger span:nth-child(3){top:27px}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(6px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){opacity:0}
.burger[aria-expanded="true"] span:nth-child(3){transform:translateY(-6px) rotate(-45deg)}
/* full pill row fits from ~1240px up; below that the links retire into the
   accessible drawer and the CTA + circular controls stay fully visible */
@media (max-width:1340px){
  .nav-links{font-size:12.3px;letter-spacing:.045em;gap:clamp(1px,.4vw,5px)}
  .nav-links a,.nav-links .dd-btn{padding:10px 11px}
  .nav .nav-inner{gap:clamp(8px,1.1vw,16px)}
}
/* compact pill tier down to 1150px: everything still on one line */
@media (max-width:1240px){
  .nav-links{font-size:11.6px;letter-spacing:.038em;gap:2px}
  .nav-links a,.nav-links .dd-btn{padding:9px 8.5px}
  .nav-book{padding:8px 14px;font-size:11.6px;letter-spacing:.06em}
  .nav .brand img{height:38px}
}
@media (max-width:1149px){
  .nav-links{display:none}
  .burger{display:block}
}
@media (max-width:719px){
  .nav-book{display:none}
}
@media (max-width:700px){
  .nav .brand img{height:38px}
}

/* SECTIONS:drawer-search */

/* ── hero ───────────────────────────────────────────────────────────── */
.hero{position:relative;min-height:min(100svh,920px);display:flex;align-items:flex-end;color:var(--hero-text);isolation:isolate;overflow:hidden}
.hero-media{position:absolute;inset:0;z-index:-2;pointer-events:none}
.hero-media img{width:100%;height:100%;object-fit:cover}
/* crossfade stage: one frame lit at a time, content never moves */
.hm{position:absolute;inset:0;margin:0;opacity:0;transition:opacity 2s ease;pointer-events:none;will-change:opacity}
.hm.hm-on{opacity:1}
.hm img{display:block;width:100%;height:100%;object-fit:cover}
@media (max-width:760px){.hm img{object-position:50% 62%}}
@media (prefers-reduced-motion:reduce){.hm,.hm.hm-on{transition:none}}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:var(--hero-veil)}
.hero-in{width:100%;max-width:var(--wrap);margin-inline:auto;padding:120px var(--gutter) 96px;display:flex;flex-direction:column;justify-content:flex-end;min-height:inherit}
.hero h1{max-width:16ch;margin:0 0 20px;color:#F5F3EE;text-wrap:balance;text-shadow:var(--hero-h1-shadow)}
.hero-sub{text-shadow:0 1px 14px rgba(4,9,18,.45)}
.hero h1 em{font-style:italic;color:var(--gold)}
.hero-sub{max-width:52ch;font-size:clamp(1.05rem,1.6vw,1.3rem);line-height:1.6;color:rgba(245,243,238,.86);margin:0 0 30px;text-wrap:pretty}
.hero-ctas{display:flex;flex-wrap:wrap;gap:16px;align-items:center}
.hero-ghost{border-color:rgba(245,243,238,.5);color:#F5F3EE}
.hero-ghost:hover{background:rgba(245,243,238,.12);border-color:#F5F3EE}
.hero-foot{position:absolute;left:0;right:0;bottom:0;z-index:1}
.marq{display:flex;overflow:hidden;padding:16px 0;border-top:1px solid rgba(245,243,238,.18);background:rgba(11,18,32,.28);
  -webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px)}
.marq-track{display:flex;align-items:center;gap:46px;padding-left:var(--gutter);white-space:nowrap;font:600 13px/1 var(--ff-body);
  letter-spacing:.24em;text-transform:uppercase;color:rgba(245,243,238,.78)}
@keyframes marq{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:no-preference){.marq-track{animation:marq 34s linear infinite;width:max-content}}
.marq .dot{display:inline-block;width:6px;height:6px;border-radius:99px;background:var(--gold);flex:none}
.hero-stats{display:flex;gap:clamp(22px,4vw,48px);margin-top:34px;padding-top:20px;border-top:1px solid rgba(245,243,238,.24)}

/* ── home sections ──────────────────────────────────────────────────── */
.trust-line{display:flex;flex-wrap:wrap;gap:10px 22px;align-items:center;font:600 12.5px/1 var(--ff-body);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}
.trust-line b{color:var(--gold-ink);font-weight:800}
[data-theme="dark"] .trust-line b{color:var(--gold)}
/* two-panel gateway */
.gate{display:grid;gap:clamp(16px,2.4vw,28px);grid-template-columns:1fr 1fr}
.gate a.panel{position:relative;display:flex;flex-direction:column;justify-content:flex-end;min-height:min(560px,72vw);
  border-radius:var(--r-l);overflow:hidden;color:#F5F3EE;text-decoration:none;box-shadow:var(--shadow-m);background:var(--card)}
.gate .panel img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.2,1)}
.gate .panel::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,18,32,.05),rgba(11,18,32,.72) 78%)}
.gate .panel:hover img{transform:scale(1.045)}
.gate .panel .p-in{position:relative;z-index:1;padding:clamp(22px,3vw,38px)}
.gate .panel h3{color:#F5F3EE;margin:8px 0 10px;font-size:clamp(1.5rem,2.4vw,2.15rem)}
.gate .panel .kick{font:700 12px/1 var(--ff-body);letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.gate .panel ul{margin:0;padding:0;list-style:none;display:flex;flex-wrap:wrap;gap:6px 16px;font-size:13.5px;color:rgba(245,243,238,.82)}
.gate .panel li{display:flex;gap:6px;align-items:center}
.gate .panel li::before{content:"+";color:var(--gold);font-weight:800}
@media (max-width:760px){.gate{grid-template-columns:1fr}.gate a.panel{min-height:430px}}
/* service rows (home + landlords) */
.rows{border-top:1px solid var(--line)}
.srow{display:grid;grid-template-columns:auto 1fr auto;gap:clamp(14px,3vw,44px);align-items:baseline;text-decoration:none;color:inherit;
  padding:clamp(22px,3vw,34px) 10px;border-bottom:1px solid var(--line);position:relative;transition:background .25s}
.srow .fr-name{font:400 clamp(1.35rem,2.4vw,1.9rem)/1.2 var(--ff-display);white-space:nowrap}
.srow .fr-name em{color:var(--gold)}
.srow .fr-copy{color:var(--ink-2);max-width:62ch;font-size:1rem}
.srow .fr-go{display:inline-flex;align-items:center;gap:8px;color:var(--gold);font:800 13px/1 var(--ff-body);letter-spacing:.1em;text-transform:uppercase;white-space:nowrap}
.srow .fr-go svg{width:16px;height:16px;transition:transform .3s}
.srow:hover{background:var(--bg-2)}
.srow:hover .fr-go svg{transform:translateX(6px)}
.srow .fee-tag{display:inline-block;margin-left:12px;padding:5px 12px;border-radius:999px;border:1px solid var(--gold);color:var(--gold);font:800 11px/1 var(--ff-body);letter-spacing:.14em;text-transform:uppercase;vertical-align:middle}
@media (max-width:900px){.srow{grid-template-columns:1fr;gap:8px}.srow .fr-go{justify-self:start}}
/* feature grid */
.grid-feats{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(340px,100%),1fr));gap:clamp(14px,2vw,22px);margin-top:clamp(30px,4vw,52px)}
.feat{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-m);padding:clamp(22px,2.6vw,34px);box-shadow:var(--shadow-s);
  transition:transform .25s ease,box-shadow .25s ease,border-color .25s}
.feat:hover{transform:translateY(-3px);box-shadow:var(--shadow-m);border-color:var(--line)}
.feat .f-ic{width:46px;height:46px;border-radius:14px;display:grid;place-items:center;background:var(--img-1);border:1px solid var(--line-soft);color:var(--gold);margin-bottom:18px}
.feat .f-ic svg{width:22px;height:22px;stroke:currentColor;fill:none;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.feat h3{margin:0 0 10px;font-family:var(--ff-display);font-weight:400}
.feat p{margin:0;color:var(--ink-2);font-size:.98rem}
.feat h4,.feat .fee{color:var(--gold-ink);font:800 12.5px/1 var(--ff-body);letter-spacing:.14em;text-transform:uppercase;margin:0 0 10px}
/* area band */
.band{position:relative;overflow:hidden;border-radius:var(--r-l);box-shadow:var(--shadow-m)}
.band img,.band .poster{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}
.band-in{position:relative;z-index:1;padding:clamp(36px,7vw,92px);color:#F5F3EE;
  background:linear-gradient(100deg,rgba(11,18,32,.82) 34%,rgba(11,18,32,.35));min-height:min(62vh,480px);display:flex;flex-direction:column;justify-content:flex-end}
.band h2{color:#F5F3EE;max-width:14ch;margin:0 0 18px}
.band .areas{display:flex;flex-wrap:wrap;gap:10px}
.band .areas a{padding:11px 20px;border-radius:999px;border:1px solid rgba(245,243,238,.4);color:#F5F3EE;font:700 13px/1 var(--ff-body);letter-spacing:.1em;text-transform:uppercase;text-decoration:none;
  transition:background .2s,border-color .2s;color:#F5F3EE}
.band .areas a:hover{background:var(--gold);border-color:var(--gold);color:#171310}
/* team */
.team-in{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(30px,5vw,72px);align-items:center}
.team-shots{display:grid;justify-items:stretch;margin:0!important}
.ts-collage{padding-bottom:12px}
/* layers live IN the layout (one shared grid cell), never positioned off it */
.ts-collage{display:grid;grid-template-columns:1fr;grid-template-rows:auto;max-width:620px;width:100%;margin-left:auto}
.shot{grid-column:1;grid-row:1;display:block;margin:0;padding:0;border:1px solid var(--line-soft);background:none;cursor:pointer;
  border-radius:var(--r-m);overflow:hidden;box-shadow:var(--shadow-m);z-index:1;
  transition:transform .28s ease,box-shadow .28s ease,opacity .28s ease;
  -webkit-tap-highlight-color:transparent}
.shot:focus-visible{outline:2px solid var(--gold);outline-offset:4px}
.shot img{display:block;width:100%;height:auto;object-fit:cover;border-radius:inherit}
/* cinematic layers: first sets the frame size, the rest ride in on top of it */
.ts-rotate{position:relative}
.ts-rotate img.ts-layer{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;border-radius:inherit;
  opacity:0;transition:opacity 3s ease-in-out;pointer-events:none}
.ts-rotate img.ts-layer:first-of-type{position:static}
.ts-rotate img.ts-layer.is-active{opacity:1}
@media (prefers-reduced-motion:reduce){.ts-rotate img.ts-layer{transition:none}}
.shot.shot-a{width:100%;justify-self:start}
.shot.shot-b{width:min(45%,262px);justify-self:end;align-self:end;margin:9% 0 0 0}
/* the raised frame sits above its sibling only; sizing never changes */
.shot.up{z-index:2;transform:translateY(-7px);box-shadow:var(--shadow-l),0 0 0 1px var(--gold)}
.shot:not(.up){opacity:.96;transform:translateY(0)}
.shot:not(.up):hover,.shot:not(.up):focus-visible{opacity:1;transform:translateY(-3px)}
.ts-cap{display:flex;flex-wrap:wrap;align-items:baseline;gap:4px 12px;max-width:620px;width:100%;margin:22px auto 0;padding:14px 18px;
  border:1px solid var(--line-soft);border-left:3px solid var(--gold);border-radius:12px;background:var(--card)}
.ts-cap b{font:400 1.25rem/1.2 var(--ff-display);color:var(--ink)}
.ts-cap span{font:600 11.5px/1.5 var(--ff-body);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}
@media (max-width:880px){
  .team-in{grid-template-columns:1fr}
  .ts-collage{margin-left:0}
  .shot.shot-b{width:min(44%,220px);margin-right:0}
}
@media (max-width:640px){
  /* stack vertically on small screens */
  .ts-collage{grid-template-columns:1fr;grid-template-rows:auto auto}
  .shot.shot-a{grid-row:1}
  .shot.shot-b{grid-column:1;grid-row:2;width:min(60%,300px);margin:18px 0 0;justify-self:end}
  .shot.up{transform:translateY(-4px)}
}
/* credentials */
.creds{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(262px,100%),1fr));gap:clamp(12px,1.6vw,18px);align-items:stretch}
/* balanced two-column accreditation card: fixed logo column + flexible text */
.cred{box-sizing:border-box;display:grid;grid-template-columns:74px minmax(0,1fr);gap:15px;align-items:center;
  background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-m);padding:18px 20px;min-height:104px}
.cred img{width:100%;height:56px;object-fit:contain;object-position:center;display:block;background:#fff;
  border-radius:10px;padding:6px;box-sizing:border-box;border:1px solid var(--line-soft)}
.cred span{min-width:0;overflow-wrap:normal;hyphens:none;font:500 13px/1.5 var(--ff-body);color:var(--ink-2);letter-spacing:.01em}
@media (max-width:460px){.cred{grid-template-columns:64px minmax(0,1fr);padding:15px 16px;min-height:0}.cred img{height:48px}}
/* valuation CTA panel with glass form */
.vcta{position:relative;border-radius:var(--r-l);overflow:hidden;box-shadow:var(--shadow-l)}
.vcta .vbg{position:absolute;inset:0}
.vcta .vbg img{width:100%;height:100%;object-fit:cover}
.vcta .vveil{position:absolute;inset:0;background:linear-gradient(160deg,rgba(11,18,32,.86),rgba(11,18,32,.62))}
.vcta .v-in{position:relative;display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(26px,4vw,56px);padding:clamp(30px,5vw,64px);color:#F5F3EE}
.vcta h2{color:#F5F3EE;margin-bottom:14px}
.vcta p{color:rgba(245,243,238,.82)}
/* on the photo panel the option cards must stay dark-themed whatever the site theme is */
.vcta .vc-opt{background:rgba(255,255,255,.08);border-color:rgba(245,243,238,.22);color:#F5F3EE}
.vcta .vc-opt:hover{border-color:rgba(200,170,114,.6)}
.vcta .vc-opt b{color:#F5F3EE}
.vcta .vc-opt .d{color:rgba(245,243,238,.72)}
.vcta .vc-opt:has(input:checked){background:rgba(200,170,114,.12);border-color:#C8AA72}
@media (max-width:900px){.vcta .v-in{grid-template-columns:1fr}}
/* generic card grids */
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(330px,100%),1fr));gap:clamp(14px,2vw,22px)}
.card{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-m);padding:clamp(22px,2.6vw,32px);box-shadow:var(--shadow-s);text-decoration:none;color:inherit;display:flex;flex-direction:column;gap:8px;transition:transform .25s,box-shadow .25s,border-color .25s}
.card:hover{transform:translateY(-3px);box-shadow:var(--shadow-m);border-color:var(--gold)}
.card .k{font:700 12px/1 var(--ff-body);letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.card h3{margin:2px 0}
.card p{color:var(--ink-2);margin:0;font-size:.98rem}
.card .go{margin-top:10px;color:var(--gold);font:800 13px/1 var(--ff-body);letter-spacing:.1em;text-transform:uppercase;display:inline-flex;gap:8px;align-items:center}
.card .go svg{width:15px;height:15px;transition:transform .25s}
.card:hover .go svg{transform:translateX(5px)}
/* numbered process / accordions */
.proc{display:grid;gap:0;border-top:1px solid var(--line)}
.proc .step{display:grid;grid-template-columns:auto 1fr;gap:clamp(16px,3vw,40px);padding:clamp(20px,2.6vw,30px) 0;border-bottom:1px solid var(--line)}
.proc .s-n{font:400 clamp(2.1rem,3.4vw,3rem)/1 var(--ff-display);color:var(--gold)}
.proc h3{margin:0 0 6px}
.proc p{margin:0;color:var(--ink-2)}
details.acc{border-bottom:1px solid var(--line);background:transparent}
details.acc summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:16px;cursor:pointer;padding:20px 4px;
  font:400 clamp(1.1rem,1.7vw,1.35rem)/1.3 var(--ff-display);color:var(--ink)}
details.acc summary::-webkit-details-marker{display:none}
details.acc summary .a-i{width:34px;height:34px;flex:none;border:1px solid var(--line);border-radius:999px;display:grid;place-items:center;color:var(--gold);transition:border-color .2s,transform .3s}
details.acc[open] summary .a-i{transform:rotate(45deg);border-color:var(--gold)}
details.acc .a-b{padding:2px 60px 22px 4px;color:var(--ink-2);max-width:72ch}
details.acc .a-b ul{padding-left:18px}
/* logos strip */
.logos{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(280px,100%),1fr));gap:clamp(14px,2vw,22px)}
.logos .lg{display:flex;flex-direction:row;margin:0;gap:14px;align-items:flex-start}
.logos img{height:60px;width:auto;max-width:74px;flex:none;object-fit:contain;background:#fff;padding:7px;border-radius:12px;border:1px solid var(--line-soft);box-sizing:border-box}
.logos small{min-width:0;color:var(--ink-2);font-size:13px;line-height:1.55;letter-spacing:.01em}
/* quote-style pull (no fabrications: only from site copy) */
.pull{border-left:3px solid var(--gold);padding:4px 0 4px 22px;font:400 clamp(1.3rem,2.2vw,1.8rem)/1.4 var(--ff-display)}
.pull span{display:block;font:600 12px/1 var(--ff-body);letter-spacing:.18em;text-transform:uppercase;color:var(--ink-2);margin-top:12px}

/* ── lettings: filters + cards ──────────────────────────────────────── */
.filterbar{position:sticky;top:calc(var(--nav-h) + 10px);z-index:40;border:1px solid var(--glass-line);border-radius:var(--r-l);
  background:var(--glass);-webkit-backdrop-filter:blur(16px) saturate(1.5);backdrop-filter:blur(16px) saturate(1.5);
  padding:16px clamp(14px,2vw,20px);box-shadow:var(--shadow-m);margin-bottom:clamp(22px,3vw,34px)}
.filterbar .f-row{display:flex;flex-wrap:wrap;gap:12px;align-items:end}
.f-field{display:grid;gap:6px;min-width:130px;flex:1 1 150px}
.f-field label{font:800 10.5px/1 var(--ff-body);letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.f-field select,.f-field input{width:100%;min-height:44px;border-radius:12px;border:1px solid var(--line);background:var(--card);color:var(--ink);
  font:600 14.5px var(--ff-body);padding:0 12px;appearance:none;transition:border-color .2s}
.f-field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23A8874F' stroke-width='2.4' stroke-linecap='round'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;padding-right:34px}
.f-field select:focus,.f-field input:focus{border-color:var(--gold);outline:2px solid var(--ring);outline-offset:2px}
.f-meta{display:flex;justify-content:space-between;align-items:center;gap:14px;flex-wrap:wrap;padding-top:12px;border-top:1px dashed var(--line-soft);margin-top:12px}
.f-count{font:600 13px/1 var(--ff-body);letter-spacing:.08em;text-transform:uppercase;color:var(--ink-2)}
.f-count b{color:var(--gold);font-size:15px;font-weight:800;letter-spacing:.04em}
.f-reset{border:0;background:none;color:var(--gold-ink);font:800 12.5px/1 var(--ff-body);letter-spacing:.12em;text-transform:uppercase;cursor:pointer;text-decoration:underline;text-underline-offset:4px}
[data-theme="dark"] .f-reset{color:var(--gold)}
.pl-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(min(360px,100%),1fr));gap:clamp(16px,2.2vw,26px)}
.pl-card{display:flex;flex-direction:column;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-l);overflow:hidden;
  text-decoration:none;color:inherit;box-shadow:var(--shadow-s);transition:transform .25s,box-shadow .25s,border-color .25s}
.pl-card:hover{transform:translateY(-4px);box-shadow:var(--shadow-l);border-color:var(--gold)}
.pl-media{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--bg-2)}
.pl-media img{width:100%;height:100%;object-fit:cover;transition:transform .6s cubic-bezier(.2,.7,.2,1)}
.pl-card:hover .pl-media img{transform:scale(1.05)}
.pl-tag{position:absolute;top:14px;left:14px;padding:7px 13px;border-radius:999px;background:rgba(11,18,32,.62);color:#F5F3EE;
  -webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);border:1px solid rgba(245,243,238,.25);
  font:700 11px/1 var(--ff-body);letter-spacing:.12em;text-transform:uppercase}
.pl-let{position:absolute;top:12px;right:12px;padding:7px 13px;border-radius:999px;background:rgba(179,55,43,.85);color:#fff;font:700 11px/1 var(--ff-body);letter-spacing:.12em;text-transform:uppercase}
.pl-body{padding:20px clamp(16px,2vw,22px) 22px;display:flex;flex-direction:column;gap:10px;flex:1}
.pl-price{font:400 clamp(1.5rem,2.2vw,1.85rem)/1 var(--ff-display);color:var(--ink)}
.pl-price small{font:600 12px var(--ff-body);letter-spacing:.1em;text-transform:uppercase;color:var(--ink-2);margin-left:8px}
.pl-head .k{font:700 11px/1 var(--ff-body);letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.pl-head h3{margin:7px 0 0;font-size:1.32rem}
.pl-head .loc{font-size:14px;color:var(--ink-2)}
.pl-specs{display:flex;flex-wrap:wrap;gap:8px 14px;font:600 13px/1 var(--ff-body);color:var(--ink-2);padding-top:4px}
.pl-specs .sp{display:inline-flex;align-items:center;gap:7px}
.pl-specs svg{width:15px;height:15px;color:var(--gold)}
.pl-foot{margin-top:auto;display:flex;justify-content:space-between;align-items:center;gap:10px;padding-top:6px}
.pl-go{display:inline-flex;align-items:center;gap:9px;color:var(--gold);font:800 12.5px/1 var(--ff-body);letter-spacing:.1em;text-transform:uppercase}
.pl-go svg{width:15px;height:15px;transition:transform .3s}
.pl-card:hover .pl-go svg{transform:translateX(5px)}
.pl-empty{grid-column:1/-1;border:1px dashed var(--line);border-radius:var(--r-l);padding:44px 26px;text-align:center;color:var(--ink-2)}
.pl-empty h3{font-family:var(--ff-display);color:var(--ink);margin-bottom:8px}
/* skeleton state used when JS filtering re-renders */
.is-busy .pl-grid{opacity:.55;transition:opacity .2s}

/* ── property detail ────────────────────────────────────────────────── */
.pd-head{display:grid;grid-template-columns:1.35fr .8fr;gap:clamp(20px,3vw,44px);align-items:start;padding-block:calc(var(--nav-h) + 26px) clamp(18px,2.6vw,30px)}
.pd-head h1{font-size:clamp(2rem,4vw,3.1rem);margin:10px 0 12px}
.pd-loc{display:flex;flex-wrap:wrap;gap:10px 18px;color:var(--ink-2);font:600 14px/1 var(--ff-body)}
.pd-price{font:400 clamp(1.8rem,3vw,2.4rem)/1 var(--ff-display);margin:0 0 6px}
.pd-price small{display:block;font:600 12px var(--ff-body);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2);margin-top:6px}
.pd-side{background:var(--card);border:1px solid var(--line);border-radius:var(--r-l);padding:22px;box-shadow:var(--shadow-m);
  display:grid;gap:12px}
.pd-avail{display:inline-flex;align-items:center;gap:8px;padding:8px 13px;border-radius:999px;border:1px solid var(--gold);color:var(--gold);font:800 11.5px/1 var(--ff-body);letter-spacing:.12em;text-transform:uppercase;justify-self:start}
.pd-avail.let{border-color:var(--bad);color:var(--bad)}
.gallery{position:relative;border-radius:var(--r-l);overflow:hidden;background:var(--bg-2)}
.gal-stage{position:relative;aspect-ratio:16/8.5}
.gal-stage img{width:100%;height:100%;object-fit:cover}
.gal-nav{position:absolute;top:50%;transform:translateY(-50%);width:46px;height:46px;border-radius:999px;border:1px solid rgba(245,243,238,.5);
  background:rgba(11,18,32,.45);color:#F5F3EE;display:grid;place-items:center;cursor:pointer;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.gal-nav.prev{left:16px}.gal-nav.next{right:16px}
.gal-nav:hover{background:var(--gold);color:#171310;border-color:var(--gold)}
.gal-count{position:absolute;right:16px;bottom:16px;padding:7px 13px;border-radius:999px;font:700 12px/1 var(--ff-body);letter-spacing:.1em;
  background:rgba(11,18,32,.55);color:#F5F3EE;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}
.gal-thumbs{display:flex;gap:10px;padding:12px;overflow-x:auto;scrollbar-width:thin}
.gal-thumbs button{flex:none;width:92px;height:66px;border-radius:12px;overflow:hidden;border:2px solid transparent;cursor:pointer;padding:0;background:none}
.gal-thumbs img{width:100%;height:100%;object-fit:cover}
.gal-thumbs button[aria-current="true"]{border-color:var(--gold)}
.pd-cols{display:grid;grid-template-columns:1.5fr .9fr;gap:clamp(24px,4vw,64px);align-items:start}
@media (max-width:980px){.pd-head,.pd-cols{grid-template-columns:1fr}}
.facts{background:var(--glass);border:1px solid var(--glass-line);border-radius:var(--r-l);padding:clamp(18px,2.4vw,26px);
  -webkit-backdrop-filter:blur(14px) saturate(1.4);backdrop-filter:blur(14px) saturate(1.4);box-shadow:var(--shadow-s);position:sticky;top:calc(var(--nav-h) + 16px)}
.facts table{width:100%;border-collapse:collapse;font-size:14.5px}
.facts th{text-align:left;color:var(--ink-2);font-weight:600;padding:9px 10px 9px 0;border-bottom:1px solid var(--line-soft);white-space:nowrap}
.facts td{text-align:right;padding:9px 0;border-bottom:1px solid var(--line-soft);font-weight:700}
.facts dl{margin:0;display:grid;gap:2px}
.facts .v-form{margin-top:16px;padding-top:16px;border-top:1px solid var(--gold)}
.spec-chips{display:flex;flex-wrap:wrap;gap:9px;margin:20px 0 8px}
.spec-chips .chip{background:var(--card)}

/* ── forms & pricing ────────────────────────────────────────────────── */
form.mform{display:grid;gap:14px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form-grid .span2{grid-column:1/-1}
@media (max-width:760px){.form-grid{grid-template-columns:1fr}}
.field{display:grid;gap:6px}
.field>label,.field>.lab{font:800 10.5px/1 var(--ff-body);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-2)}
.field input,.field select,.field textarea{width:100%;min-height:48px;border-radius:12px;border:1px solid var(--line);background:var(--card);color:var(--ink);
  font:500 16px var(--ff-body);padding:0 14px;transition:border-color .2s,box-shadow .2s}
.field textarea{padding:12px 14px;min-height:110px;resize:vertical}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23A8874F' stroke-width='2.4' stroke-linecap='round'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;padding-right:36px}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--gold);outline:2px solid var(--ring);outline-offset:2px}
.field .err{min-height:1.1em;font-size:12.5px;font-weight:700;color:var(--bad)}
.field input[aria-invalid="true"],.field select[aria-invalid="true"],.field textarea[aria-invalid="true"]{border-color:var(--bad)}
.check-line{display:flex;gap:10px;align-items:flex-start;font-size:13.5px;color:var(--ink-2);line-height:1.5}
.check-line input{width:20px;height:20px;min-height:20px;margin-top:1px;accent-color:var(--gold)}
/* honeypot: hidden from humans AND bots should still fill */
.hp{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}
/* form status + success */
.form-status{font-size:14px;font-weight:700;min-height:1.4em}
.form-status.err{color:var(--bad)}
.form-status.ok{color:var(--ok)}
.f-done{border:1px solid var(--gold);background:var(--card);border-radius:var(--r-m);padding:clamp(22px,3vw,34px);max-width:560px}
.f-done h3{color:var(--gold-ink);margin-bottom:8px}
[data-theme="dark"] .f-done h3{color:var(--gold)}
.f-done .tick{width:52px;height:52px;border-radius:999px;background:var(--gold);color:#171310;display:grid;place-items:center;margin-bottom:16px}
.spinner{width:16px;height:16px;border-radius:99px;border:2px solid #ffffff66;border-top-color:currentColor;animation:spin .7s linear infinite;display:none}
.is-busy .btn>.spinner,.btn[aria-busy="true"] .spinner{display:inline-block}
@keyframes spin{to{transform:rotate(1turn)}}
/* valuation option cards */
.vc-opts{display:grid;gap:12px;grid-template-columns:repeat(auto-fit,minmax(min(260px,100%),1fr))}
.vc-opt{display:flex;gap:12px;align-items:flex-start;border:1px solid var(--line);border-radius:var(--r-m);padding:16px 18px;cursor:pointer;background:var(--card);transition:border-color .2s,background .2s,box-shadow .2s}
.vc-opt input[type=radio]{appearance:none;-webkit-appearance:none;flex:none;width:20px;height:20px;margin-top:1px;border:1.5px solid var(--gold);border-radius:9999px;background:transparent;
  display:grid;place-content:center;cursor:pointer;transition:border-color .15s,background .15s}
.vc-opt input[type=radio]:checked{border-color:var(--gold)}
.vc-opt input[type=radio]:checked::after{content:"";width:10px;height:10px;border-radius:9999px;background:var(--gold)}
.vc-opt input[type=radio]:focus-visible{outline:2px solid var(--ring);outline-offset:3px}
.vc-opt b{display:block;font-size:15px;margin-bottom:3px}
.vc-opt span.d,.vc-opt .d{font-size:13px;line-height:1.55;color:var(--ink-2);display:block;margin-top:3px}
.vc-opt:hover{border-color:var(--gold)}
.vc-opt:has(input:checked){border-color:var(--gold);box-shadow:0 0 0 1px var(--gold),var(--shadow-s)}
.vc-opt:has(input:focus-visible){outline:2px solid var(--ring);outline-offset:2px}
/* pricing packages */
.pkgs{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(14px,2vw,22px);align-items:stretch}
@media (max-width:980px){.pkgs{grid-template-columns:1fr}}
.pkg{display:flex;flex-direction:column;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-l);padding:clamp(22px,2.8vw,34px);position:relative;box-shadow:var(--shadow-s)}
.pkg--star{border:1px solid var(--gold);box-shadow:0 24px 60px -30px rgba(168,135,79,.5)}
.pkg .ribbon{position:absolute;top:-13px;left:22px;padding:6px 13px;border-radius:999px;background:var(--gold);color:#171310;font:800 11px/1 var(--ff-body);letter-spacing:.14em;text-transform:uppercase}
.pkg h3{margin-bottom:4px}
.pkg .sub{font-size:13px;color:var(--ink-2);margin:0 0 18px}
.pkg .amt{margin:0;font:400 clamp(2.4rem,4vw,3.2rem)/1 var(--ff-display)}
.pkg .amt em{color:var(--gold)}
.pkg ul{list-style:none;margin:18px 0 22px;padding:0;display:grid;gap:9px;font-size:14.5px;color:var(--ink-2)}
.pkg li{display:flex;gap:10px;align-items:flex-start}
.pkg li::before{content:"";width:9px;height:9px;flex:none;margin-top:6px;border:1.6px solid var(--gold);border-top:0;border-right:0;transform:rotate(-45deg)}
.pkg .btn{margin-top:auto}
.svc-offer{border:1px dashed var(--gold);border-radius:var(--r-m);padding:12px 16px;color:var(--gold-ink);font-weight:700;font-size:14px}
[data-theme="dark"] .svc-offer{color:var(--gold)}
/* service includes lists */
.inc-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(22px,4vw,56px)}
.inc-grid ul{list-style:none;margin:0;padding:0;display:grid;gap:12px;border-top:1px solid var(--line)}
.inc-grid li{border-bottom:1px solid var(--line-soft);padding:11px 6px 11px 34px;position:relative;font-weight:500;color:var(--ink)}
.inc-grid li::before{content:"";position:absolute;left:2px;top:20px;width:14px;height:14px;border-radius:999px;border:2px solid var(--gold)}
.inc-grid li::after{content:"";position:absolute;left:6px;top:25px;width:6px;height:6px;border-radius:999px;background:var(--gold)}
@media (max-width:980px){.inc-grid{grid-template-columns:1fr}}
.svc-next{display:grid;grid-template-columns:1fr 1fr;gap:clamp(16px,2.4vw,28px)}
@media (max-width:800px){.svc-next{grid-template-columns:1fr}}
/* contact cards */
.ct-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr));gap:16px}
.ct-card{display:flex;gap:16px;align-items:flex-start;background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-m);padding:22px;text-decoration:none;color:inherit;transition:transform .25s,box-shadow .25s,border-color .25s}
.ct-card:hover{transform:translateY(-3px);box-shadow:var(--shadow-m);border-color:var(--gold)}
.ct-card .ic{width:46px;height:46px;flex:none;border-radius:13px;display:grid;place-items:center;border:1px solid var(--line-soft);background:var(--img-1);color:var(--gold)}
.ct-card .ic svg{width:22px;height:22px;stroke:currentColor;fill:none;stroke-width:1.7}
.ct-card b{display:block;font-size:17px;margin-bottom:3px}
.ct-card small{color:var(--ink-2);font-size:13.5px}

/* ── journal, tools, legal ──────────────────────────────────────────── */
.jr-toc{display:flex;flex-wrap:wrap;gap:10px;margin-top:26px}
.jr-toc a{padding:10px 16px;border:1px solid var(--line);border-radius:999px;text-decoration:none;font:700 12.5px/1 var(--ff-body);letter-spacing:.1em;text-transform:uppercase;color:var(--ink-2)}
.jr-toc a:hover{border-color:var(--gold);color:var(--gold)}
.jr{border-top:1px solid var(--line);padding-block:clamp(40px,6vw,72px)}
.jr .no{margin-bottom:14px}
.jr h2{margin:0 0 16px}
.jr .jr-lede,.jr>p:first-of-type{color:var(--ink-2);font-size:1.1rem;max-width:68ch}
.jr h3{margin:1.6em 0 .4em}
.jr ul{max-width:68ch}
.jr-list{display:grid;gap:10px;list-style:none;padding:0;margin:0 0 1.2em;max-width:68ch}
.jr-list li{position:relative;padding-left:26px;color:var(--ink)}
.jr-list li::before{content:"";position:absolute;left:2px;top:9px;width:10px;height:10px;border:2px solid var(--gold);border-right:0;border-top:0;transform:rotate(-45deg)}
.jr-note{border:1px dashed var(--gold);border-radius:var(--r-m);padding:16px 18px;color:var(--ink-2);font-size:14.5px;max-width:68ch}
.art-wrap{display:grid;grid-template-columns:220px minmax(0,1fr);gap:clamp(22px,4vw,54px);align-items:start}
.art-side{position:sticky;top:calc(var(--nav-h) + 24px);display:grid;gap:4px}
.art-side a{border:0;background:none;border-left:2px solid var(--line);padding:8px 12px;text-align:left;font:600 13px/1.35 var(--ff-body);color:var(--ink-2);text-decoration:none}
.art-side a:hover{color:var(--gold);border-left-color:var(--line)}
.art-body{max-width:72ch}
.art-body h2,.art-body h3{scroll-margin-top:calc(var(--nav-h) + 30px)}
.art-meta{display:flex;gap:14px;flex-wrap:wrap;font:600 12px/1 var(--ff-body);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2);margin-top:16px}
.share-row{display:flex;gap:10px;flex-wrap:wrap;margin:34px 0}
.share-row a{display:inline-flex;align-items:center;gap:8px;color:var(--ink-2);text-decoration:none;font:800 12px var(--ff-body);letter-spacing:.12em;text-transform:uppercase;padding:11px 16px;border:1px solid var(--line);border-radius:999px}
.share-row a:hover{border-color:var(--gold);color:var(--gold)}
.share-row svg{width:15px;height:15px}
@media (max-width:980px){.art-wrap{grid-template-columns:1fr}.art-side{position:static;grid-auto-flow:column;overflow-x:auto;padding-bottom:6px}}
/* ── tools (ported calculator classes) ─────────────────────────────── */
.tool-jump{display:flex;gap:10px;flex-wrap:wrap;margin-top:20px}
.tool-jump a{padding:9px 15px;border-radius:999px;border:1px solid var(--line);text-decoration:none;font:700 12px/1 var(--ff-body);letter-spacing:.12em;text-transform:uppercase;color:var(--ink-2)}
.tool-jump a:hover{border-color:var(--gold);color:var(--gold)}
.tools-reset-wrap{margin-top:18px}
.tsec{padding-block:clamp(44px,6vw,84px)}
.tsec--tint{background:var(--bg-2);border-block:1px solid var(--line-soft)}
.tsec-in{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
.t-h2{margin-bottom:8px}
.tool-panel{display:grid;grid-template-columns:1fr 1fr;gap:clamp(18px,3vw,34px);margin-top:26px;align-items:start}
@media (max-width:880px){.tool-panel{grid-template-columns:1fr}}
.tool-split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(22px,4vw,48px)}
@media (max-width:880px){.tool-split{grid-template-columns:1fr}}
.tool-form{background:var(--card);border:1px solid var(--line-soft);border-radius:var(--r-l);padding:clamp(18px,2.4vw,26px);display:grid;gap:14px;align-content:start;box-shadow:var(--shadow-s)}
.tool-result{position:sticky;top:calc(var(--nav-h) + 16px);background:var(--glass);border:1px solid var(--glass-line);border-radius:var(--r-l);padding:clamp(18px,2.4vw,26px);
  -webkit-backdrop-filter:blur(14px) saturate(1.4);backdrop-filter:blur(14px) saturate(1.4);box-shadow:var(--shadow-m)}
.tool-figure{font:400 clamp(2.6rem,4.6vw,3.6rem)/1.05 var(--ff-display);color:var(--gold-ink);margin:6px 0 14px;display:flex;align-items:baseline;gap:12px}
[data-theme="dark"] .tool-figure{color:var(--gold)}
.tool-figure small{font:600 12.5px var(--ff-body);letter-spacing:.14em;text-transform:uppercase;color:var(--ink-2)}
.tool-rows{list-style:none;margin:0 0 14px;padding:0;border-top:1px solid var(--line-soft)}
.tool-rows li{display:flex;justify-content:space-between;gap:14px;padding:10px 2px;border-bottom:1px solid var(--line-soft);font-size:14px;color:var(--ink-2)}
.tool-rows b{color:var(--ink)}
.tool-note{font-size:13px;color:var(--ink-2);line-height:1.6;margin:10px 0 0}
.tool-src{list-style:none;margin:16px 0;padding:0;display:grid;gap:8px;font-size:14px;color:var(--ink-2)}
.tool-src li{border-left:2px solid var(--gold);padding:2px 0 2px 14px}
.tool-src b{color:var(--ink)}
.field--row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media (max-width:480px){.field--row{grid-template-columns:1fr}}
.slider-row output{color:var(--gold-ink);font-weight:800}
html:not([data-theme="dark"]) .slider-row output{color:var(--gold-ink)}
.slider{-webkit-appearance:none;appearance:none;height:34px;background:none;padding:0;border:0!important;outline-offset:6px}
.slider::-webkit-slider-runnable-track{height:4px;border-radius:99px;background:var(--line)}
.slider::-webkit-slider-thumb{-webkit-appearance:none;width:26px;height:26px;border-radius:99px;background:var(--gold);border:3px solid var(--bg);box-shadow:var(--shadow-s);margin-top:-11px;cursor:grab}
.slider::-moz-range-track{height:4px;border-radius:99px;background:var(--line)}
.slider::-moz-range-thumb{width:22px;height:22px;border-radius:99px;background:var(--gold);border:3px solid var(--bg);cursor:grab}
.seg{display:inline-flex;gap:4px;border:1px solid var(--line);border-radius:999px;padding:4px;background:var(--card)}
.seg button{border:0;background:none;border-radius:999px;padding:10px 16px;font:700 12.5px/1 var(--ff-body);letter-spacing:.06em;text-transform:uppercase;color:var(--ink-2);cursor:pointer}
.seg button.is-on{background:var(--gold);color:#171310}
.seg button:focus-visible{outline:2px solid var(--ring);outline-offset:2px}
/* legal */
.legal-list{counter-reset:sec;list-style:none;padding:0;margin:0}

/* ── footer ─────────────────────────────────────────────────────────── */
.footer{background:#0B1220;color:#F5F3EE;margin-top:clamp(40px,6vw,80px);position:relative;overflow:hidden}
[data-theme="light"] .footer{border-top:1px solid rgba(11,18,32,.15)}
.footer-word{margin:0;font:400 clamp(3.2rem,9vw,7.4rem)/1.02 var(--ff-display);letter-spacing:.01em;color:rgba(245,243,238,.1);text-align:center;padding-top:clamp(34px,5vw,60px);user-select:none;pointer-events:none}
.footer-word em{color:rgba(200,170,114,.34);font-style:italic}
.foot-grid{max-width:var(--wrap);margin-inline:auto;padding:clamp(26px,4vw,44px) var(--gutter) 20px;display:grid;grid-template-columns:1.3fr repeat(4,1fr);gap:clamp(20px,3vw,40px)}
.foot-grid h4{font:800 11.5px/1 var(--ff-body);letter-spacing:.22em;text-transform:uppercase;color:#C8AA72;margin:0 0 16px}
.foot-grid a{display:block;color:rgba(245,243,238,.75);text-decoration:none;font-size:14px;padding:6px 0;transition:color .2s,transform .2s}
.foot-grid a:hover{color:#C8AA72;transform:translateX(3px)}
.foot-brand img{height:52px;width:auto;margin-bottom:14px}
.foot-brand p{color:rgba(245,243,238,.62);font-size:14px;max-width:30ch}
.foot-social{display:flex;gap:10px;margin-top:16px}
.foot-social a{width:40px;height:40px;border-radius:999px;border:1px solid rgba(245,243,238,.22);display:grid;place-items:center;padding:0}
.foot-social a:hover{border-color:#C8AA72;transform:none}
.foot-social svg{width:17px;height:17px}
.foot-areas{max-width:var(--wrap);margin:8px auto 0;padding:14px var(--gutter);border-top:1px solid rgba(245,243,238,.12);display:flex;gap:8px 18px;flex-wrap:wrap;align-items:center;font-size:13px;color:rgba(245,243,238,.55)}
.foot-areas b{font:800 11px/1 var(--ff-body);letter-spacing:.2em;text-transform:uppercase;color:#C8AA72}
.foot-areas a{color:rgba(245,243,238,.75);text-decoration:none}
.foot-legal{max-width:var(--wrap);margin:0 auto;padding:12px var(--gutter);border-top:1px solid rgba(245,243,238,.12);display:flex;gap:18px;flex-wrap:wrap;font-size:12.5px}
.foot-legal a{color:rgba(245,243,238,.6)}
.footer-in{max-width:var(--wrap);margin:0 auto;padding:14px var(--gutter) 30px;display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;font:500 12px/1.5 var(--ff-body);color:rgba(245,243,238,.5)}
.footer-in a{color:rgba(245,243,238,.62);text-decoration:none}
.footer-in a:hover{color:#C8AA72}
@media (max-width:980px){.foot-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.foot-grid{grid-template-columns:1fr}}
/* ── floating actions + cookie bar ─────────────────────────────────── */
.fab-val{position:fixed;opacity:0;transform:translateY(14px);pointer-events:none;transition:opacity .35s ease,transform .35s ease,background .25s;right:clamp(14px,3vw,28px);bottom:calc(16px + env(safe-area-inset-bottom));z-index:60;
  display:inline-flex;align-items:center;gap:10px;padding:14px 20px;border-radius:999px;background:var(--gold);color:#171310;
  text-decoration:none;font:800 13px/1 var(--ff-body);letter-spacing:.08em;text-transform:uppercase;box-shadow:var(--shadow-l);
  transition:transform .25s,background .25s}
.fab-val svg{width:17px;height:17px}
.fab-val.show{opacity:1;transform:none;pointer-events:auto}
.fab-val:hover{transform:translateY(-2px) scale(1.02)}
@media (max-width:700px){.fab-val{left:16px;right:16px;justify-content:center}}
@media (max-width:700px){.footer{padding-bottom:64px}}
.cookies{position:fixed;color:var(--ink);left:50%;transform:translateX(-50%) translateY(0);bottom:calc(14px + env(safe-area-inset-bottom));z-index:95;width:min(720px,calc(100vw - 24px));
  border:1px solid var(--glass-line);border-radius:var(--r-l);background:var(--glass-2);
  -webkit-backdrop-filter:blur(18px) saturate(1.6);backdrop-filter:blur(18px) saturate(1.6);box-shadow:var(--shadow-l);
  padding:18px 20px;display:grid;gap:12px;transition:transform .4s ease,opacity .4s ease}
.cookies[hidden]{display:none}
.cookies.leaving{transform:translateX(-50%) translateY(140%);opacity:0}
.cookies p{margin:0;font-size:14px;color:var(--ink);line-height:1.6}
.cookies .cbtns{display:flex;gap:10px;flex-wrap:wrap}
@media (max-width:700px){
  .cookies{left:0;right:0;transform:none;width:auto;border-radius:var(--r-l) var(--r-l) 0 0;
    bottom:0;padding:12px 16px calc(12px + env(safe-area-inset-bottom));gap:8px}
  .cookies p{font-size:12.5px;line-height:1.5}
  .cookies .btn--sm{min-height:40px;padding:9px 16px}
  .cookies.leaving{transform:translateY(120%)}
}
/* ── misc page bits ─────────────────────────────────────────────────── */
.emerg{border:1px solid rgba(179,55,43,.5);background:rgba(179,55,43,.08);border-radius:var(--r-l);padding:clamp(18px,2.6vw,28px)}
.emerg h2{font-size:clamp(1.3rem,2vw,1.7rem);margin-bottom:8px}
.emerg .nums{display:flex;gap:10px;flex-wrap:wrap;margin-top:14px}
.poster{position:relative;border-radius:var(--r-l);overflow:hidden;box-shadow:var(--shadow-m);min-height:clamp(260px,42vw,420px);display:flex;align-items:flex-end;color:#F5F3EE;text-decoration:none}
.poster img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .6s}
.poster::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,18,32,.05),rgba(11,18,32,.66))}
.poster .p-in{position:relative;z-index:1;padding:clamp(18px,2.6vw,30px)}
.poster:hover img{transform:scale(1.045)}
.poster h3{color:#F5F3EE}
.stats-note{display:flex;gap:14px;align-items:baseline;flex-wrap:wrap}
.stat em{font:400 clamp(1.8rem,3vw,2.6rem)/1 var(--ff-display);color:var(--gold-ink);font-style:normal}
.stat span{display:block;font:700 11px/1.4 var(--ff-body);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-2)}
/* ── responsive / a11y / motion ─────────────────────────────────────── */
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important;scroll-behavior:auto!important}
}
@media (max-width:430px){
  :root{--nav-h:64px}
  body{font-size:16px}
  h1{font-size:clamp(2.1rem,8.6vw,2.7rem)}
  .hero{min-height:max(560px,86svh)}
  .hero-in{padding:96px var(--gutter) 176px}
  .hero-foot{bottom:0}
  .btn{padding:12px 20px;font-size:13px}
}
.no-js .drawer,.no-js .searchlay{display:none}
.print-only{display:none}
iframe{max-width:100%}
table:not(.plain){width:100%;border-collapse:collapse;font-size:15px}
table:not(.plain) th,table:not(.plain) td{padding:12px 14px;border-bottom:1px solid var(--line-soft);text-align:left}
table:not(.plain) thead th{font:800 11px var(--ff-body);letter-spacing:.18em;text-transform:uppercase;color:var(--gold);border-bottom-color:var(--gold)}
@media print{
  .nav,.drawer,.searchlay,.fab-val,.cookies,.marq,.vcta .vveil,.footer-word{display:none!important}
  body{background:#fff;color:#000}
  *{box-shadow:none!important}
}

/* small-screen nav fit */
.nav .icon-btn.search{display:grid}
@media (max-width:380px){
  .nav .nav-inner{gap:10px}
  .nav-act{gap:6px}
  .icon-btn{width:40px;height:40px}
  .burger{width:40px;height:40px}
  .brand img{height:34px}
}
@media (max-width:359px){
  .nav-act .search{display:none}
}
.map-wrap{border-radius:var(--r-l);overflow:hidden;border:1px solid var(--line);min-width:0}
.map-wrap iframe{display:block;width:100%;min-width:0;border:0;max-width:100%}

/* column min-width safety */
.pd-cols>*,.inc-grid>*,.team-in>*,.art-wrap>*,.tool-panel>*,.tool-split>*,.vcta .v-in>*{min-width:0}
.facts table td,.prose table td{word-break:break-word;overflow-wrap:anywhere}
.seg{flex-wrap:wrap}
.cols-21{display:grid;grid-template-columns:1.25fr .85fr;gap:clamp(22px,4vw,60px);align-items:start}
@media (max-width:980px){.cols-21{grid-template-columns:1fr}}

.ct-card span{min-width:0}
.ct-card b{word-break:normal;overflow-wrap:anywhere}

.cookies{z-index:80}
.cookies a{color:var(--gold-ink);text-decoration:underline;text-underline-offset:3px}
html[data-theme=dark] .cookies a{color:var(--gold)}

/* drawer open over any state: force solid glass so controls never sit on raw photo */
.nav.nav-topped{color:var(--ink)}
.nav.nav-topped .brand img.brand-dark{display:block}
html[data-theme="dark"] .nav.nav-topped .brand img.brand-dark{display:none}
html[data-theme="dark"] .nav.nav-topped .brand img.brand-light{display:block}
.nav.nav-topped .brand img.brand-light{display:none}

body.on-valuation .fab-val{display:none!important}
/* anchor targets keep eyebrows clear of the fixed header */
#valuation-form,#start-form,#start{scroll-margin-top:calc(var(--nav-h) + 22px)}
@media (max-height:760px){
  .hero{min-height:max(540px,100svh)}
  .hero-in{padding-block:96px 88px}
  .hero h1{font-size:clamp(2rem,6.2vh,3.3rem)}
  .hero-sub{margin-bottom:18px}
}

/* on pages whose hero ends in the valuation form, dock the consent sheet clear of it */
@media (min-width:701px){body.on-valuation .cookies{left:18px;right:auto;transform:none;width:min(500px,46vw)}}

/* sticky actions: WhatsApp always, valuation pill after the hero */
.fab-stack{position:fixed;right:clamp(14px,2vw,24px);bottom:calc(18px + env(safe-area-inset-bottom));z-index:70;
  display:grid;gap:12px;justify-items:end}
body.on-valuation .fab-val{display:none!important}
.fab-val{position:static;display:none;box-shadow:0 18px 44px -20px rgba(0,0,0,.55)}
.fab-val.show{display:inline-flex}
.fab-wa{display:inline-flex;align-items:center;gap:11px;min-height:52px;padding:0 21px;border-radius:9999px;
  background:#1FA855;color:#fff;text-decoration:none;font:800 13px/1 var(--ff-body);letter-spacing:.06em;text-transform:uppercase;
  box-shadow:0 16px 40px -18px rgba(16,84,42,.75),0 0 0 1px rgba(255,255,255,.14) inset;
  transition:transform .25s ease,background .25s ease,box-shadow .25s ease}
.fab-wa svg{width:23px;height:23px;flex:none;display:block}
.fab-wa:hover{transform:translateY(-3px);background:#25D366;box-shadow:0 22px 52px -20px rgba(16,84,42,.85),0 0 0 1px #ffffff2e inset}
.fab-wa:active{transform:translateY(-1px)}
.fab-wa:focus-visible{outline:3px solid var(--gold);outline-offset:3px}
html[data-theme="light"] .fab-wa{box-shadow:0 18px 46px -20px rgba(16,84,42,.55),0 0 0 1px rgba(255,255,255,.45) inset}
@media (max-width:700px){
  .fab-stack{right:14px;bottom:calc(12px + env(safe-area-inset-bottom));gap:8px}
  body.cookies-live .fab-stack{bottom:calc(190px + env(safe-area-inset-bottom))}
  .fab-wa{width:52px;height:52px;padding:0;justify-content:center}
  .fab-wa .fw-txt{position:absolute;width:1px;height:1px;margin:-1px;border:0;padding:0;clip:rect(0 0 0 0);clip-path:inset(50%);overflow:hidden;white-space:nowrap}
  .fab-val{padding:11px 16px;font-size:12px}
}
@media (prefers-reduced-motion:reduce){.fab-wa,.fab-val{transition:none}}