/* ==========================================================================
   COHIBA REAL ESTATE — Premium 2.0 design system
   Brand burgundy #441A24 preserved from cohibarealestate.com (refined)
   ========================================================================== */

:root{
  /* Brand core — burgundy carried over from existing identity */
  --burgundy:#441A24;
  --burgundy-deep:#2E1019;
  --ink:#1C1116;
  --ink-soft:#241419;

  /* Champagne / bronze accents (refined from the old bright gold #FFC006) */
  --gold:#C6A15B;
  --gold-bright:#E0C48C;
  --gold-deep:#8A6A3B;        /* AA-safe accent text on ivory */
  --gold-line:rgba(198,161,91,.45);

  /* Warm neutrals */
  --ivory:#F7F3EC;
  --cream:#EFE9DE;
  --sand:#E6DCCB;
  --stone:#D9CDBC;
  --white:#FFFFFF;

  /* Text */
  --tx-1:#2B2018;             /* headings on light */
  --tx-2:#4A3F36;             /* body on light   */
  --tx-3:#6F6459;             /* muted on light  */
  --tx-invert:#F3EEE5;        /* body on dark    */
  --tx-invert-mute:#C9B9AC;

  /* Hairlines */
  --line:rgba(68,26,36,.14);
  --line-soft:rgba(68,26,36,.08);
  --line-dark:rgba(247,243,236,.16);

  /* Type */
  --font-display:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --font-sans:"Manrope",Inter,"Segoe UI",Arial,sans-serif;

  /* Space & shape */
  --gutter:clamp(1.25rem,4vw,3rem);
  --sect-y:clamp(4.5rem,9vw,8.5rem);
  --radius:4px;
  --radius-lg:8px;

  /* Motion */
  --ease:cubic-bezier(.22,.61,.36,1);
  --dur-1:180ms;
  --dur-2:320ms;
  --dur-3:600ms;

  /* Elevation */
  --shadow-1:0 10px 30px -14px rgba(28,17,22,.18);
  --shadow-2:0 24px 60px -28px rgba(28,17,22,.32);

  --container:1240px;
  --container-wide:1440px;
  --header-h:78px;
}

/* ---------- Reset / base ---------- */
*,*::before,*::after{box-sizing:border-box}
html{font-size:100%;scroll-behavior:smooth;-webkit-text-size-adjust:100%}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms !important;animation-iteration-count:1 !important;transition-duration:.01ms !important}
}
body{
  margin:0;
  font-family:var(--font-sans);
  font-size:1.03125rem;
  font-weight:400;
  line-height:1.72;
  color:var(--tx-2);
  background:var(--ivory);
  text-rendering:optimizeLegibility;
  -webkit-font-smoothing:antialiased;
  overflow-x:clip;
}
img,video,svg{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer}
ul,ol{margin:0;padding:0;list-style:none}
h1,h2,h3,h4,h5,h6{margin:0;font-weight:500;color:var(--tx-1);text-wrap:balance}
p{margin:0 0 1.1em}
p:last-child{margin-bottom:0}
::selection{background:var(--burgundy);color:var(--ivory)}
:focus-visible{outline:2px solid var(--gold-deep);outline-offset:3px;border-radius:2px}
.dark :focus-visible,.sect-dark :focus-visible,.hero :focus-visible{outline-color:var(--gold-bright)}

/* ---------- Typography ---------- */
.display,.h-display{font-family:var(--font-display);font-weight:500;letter-spacing:-.01em;line-height:1.04;color:var(--tx-1)}
.eyebrow{
  display:inline-flex;align-items:center;gap:.9rem;
  font-size:.75rem;font-weight:600;letter-spacing:.3em;text-transform:uppercase;
  color:var(--gold-deep);
}
.eyebrow::before{content:"";width:2.4rem;height:1px;background:var(--gold-line)}
.eyebrow--center{justify-content:center}
.eyebrow--center::after{content:"";width:2.4rem;height:1px;background:var(--gold-line)}
.on-dark .eyebrow,.sect-dark .eyebrow{color:var(--gold-bright)}

.h1{font-family:var(--font-display);font-size:clamp(2.75rem,6.2vw,4.9rem);line-height:1.03;font-weight:500;letter-spacing:-.012em}
.h2{font-family:var(--font-display);font-size:clamp(2.15rem,4.3vw,3.4rem);line-height:1.08;font-weight:500;letter-spacing:-.008em}
.h3{font-family:var(--font-display);font-size:clamp(1.5rem,2.4vw,2rem);line-height:1.18;font-weight:500}
.h4{font-size:1.0625rem;font-weight:600;letter-spacing:.01em}
.lead{font-size:clamp(1.0625rem,1.5vw,1.2rem);color:var(--tx-3);max-width:56ch}
.on-dark .lead,.sect-dark .lead{color:var(--tx-invert-mute)}
.serif-note{font-family:var(--font-display);font-style:italic;font-size:1.25rem;color:var(--tx-3)}

/* ---------- Layout ---------- */
.wrap{max-width:var(--container);margin-inline:auto;padding-inline:var(--gutter)}
.wrap-wide{max-width:var(--container-wide);margin-inline:auto;padding-inline:var(--gutter)}
.section{padding-block:var(--sect-y)}
.section--tight{padding-block:clamp(3rem,5vw,4.5rem)}
.section-cream{background:var(--cream)}
.section-white{background:var(--white)}
.section-sand{background:var(--sand)}
.rule{border:0;border-top:1px solid var(--line);margin:0}
.sect-dark{
  background:radial-gradient(120% 80% at 85% 100%,rgba(198,161,91,.1),transparent 55%),linear-gradient(165deg,var(--burgundy),var(--burgundy-deep) 85%);
  color:var(--tx-invert)}
.sect-dark h2,.sect-dark h3,.sect-dark .h2,.sect-dark .h3{color:var(--ivory)}
.sect-ink{background:var(--ink);color:var(--tx-invert)}
.sect-ink h2,.sect-ink h3{color:var(--ivory)}

/* ---------- Buttons ---------- */
.btn{
  --btn-bg:transparent;--btn-tx:var(--tx-1);--btn-bd:var(--line);
  position:relative;display:inline-flex;align-items:center;justify-content:center;gap:.65rem;
  padding:1rem 1.9rem;border:1px solid var(--btn-bd);background:var(--btn-bg);color:var(--btn-tx);
  font-size:.8125rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;line-height:1;
  border-radius:2px;overflow:hidden;isolation:isolate;
  transition:color var(--dur-2) var(--ease),border-color var(--dur-2) var(--ease),transform var(--dur-1) var(--ease);
  min-height:48px;
}
.btn::after{
  content:"";position:absolute;inset:0;z-index:-1;background:var(--btn-bg-h,var(--burgundy));
  transform:scaleX(0);transform-origin:left;transition:transform var(--dur-2) var(--ease);
}
.btn:hover::after,.btn:focus-visible::after{transform:scaleX(1)}
.btn:hover{color:var(--btn-tx-h,var(--ivory));border-color:var(--btn-bg-h,var(--burgundy))}
.btn:active{transform:translateY(1px)}
.btn .arr{transition:transform var(--dur-2) var(--ease)}
.btn:hover .arr{transform:translateX(4px)}

.btn--fill{background:var(--burgundy);color:var(--ivory);border-color:var(--burgundy)}
.btn--fill::after{background:var(--ink)}
.btn--fill:hover{color:var(--gold-bright);border-color:var(--ink)}

.btn--gold{background:var(--gold);border-color:var(--gold);color:#2B1B0E}
.btn--gold::after{background:var(--ink)}
.btn--gold:hover{color:var(--gold-bright);border-color:var(--ink)}

.btn--ghost-light{--btn-tx:var(--ivory);--btn-bd:rgba(247,243,236,.4);--btn-bg-h:var(--ivory);--btn-tx-h:var(--burgundy)}
.btn--ghost-gold{--btn-tx:var(--gold-bright);--btn-bd:var(--gold-line);--btn-bg-h:var(--gold);--btn-tx-h:#2B1B0E}

.btn--sm{padding:.7rem 1.25rem;font-size:.71875rem;min-height:40px}
.btn--wide{min-width:min(280px,100%)}

.link-ua{ /* inline arrow link */
  display:inline-flex;align-items:center;gap:.55rem;
  font-size:.8125rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;
  color:var(--gold-deep);padding-block:.35rem;border-bottom:1px solid var(--gold-line);
  transition:color var(--dur-1) var(--ease),border-color var(--dur-1) var(--ease);
}
.link-ua:hover{color:var(--burgundy);border-color:var(--burgundy)}
.link-ua .arr{transition:transform var(--dur-2) var(--ease)}
.link-ua:hover .arr{transform:translateX(4px)}

/* ---------- Header ---------- */
.skip-link{
  position:fixed;top:.75rem;left:.75rem;z-index:200;transform:translateY(-180%);
  background:var(--ink);color:var(--ivory);padding:.85rem 1.4rem;border-radius:2px;
  font-size:.8125rem;letter-spacing:.12em;text-transform:uppercase;font-weight:700;
  transition:transform var(--dur-2) var(--ease);
}
.skip-link:focus-visible{transform:translateY(0)}

.site-head{
  position:fixed;inset:0 0 auto;z-index:120;height:var(--header-h);
  display:flex;align-items:center;
  transition:background var(--dur-2) var(--ease),box-shadow var(--dur-2) var(--ease);
}
.site-head::before{ /* burgundy veil, fades in on scroll */
  content:"";position:absolute;inset:0;z-index:-2;
  background:rgba(30,15,20,.92);
  opacity:0;transition:opacity var(--dur-2) var(--ease);
}
.site-head::after{ /* subtle glass blur layer */
  content:"";position:absolute;inset:0;z-index:-1;
  -webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);
  opacity:0;transition:opacity var(--dur-2) var(--ease);
}
.site-head.is-stuck{box-shadow:0 1px 0 rgba(247,243,236,.08),0 18px 40px -30px rgba(0,0,0,.6)}
.site-head.is-stuck::before,.site-head.is-stuck::after{opacity:1}
.site-head.is-hidden{transform:translateY(-100%);transition:transform var(--dur-2) var(--ease)}

.head-inner{
  width:100%;max-width:var(--container-wide);margin-inline:auto;padding-inline:var(--gutter);
  display:flex;align-items:center;gap:2rem;
}
.brand{display:flex;align-items:center;flex-shrink:0}
.brand img{width:170px;height:auto}
.brand:focus-visible{outline-color:var(--gold-bright)}

.main-nav{margin-left:auto}
.main-nav>ul{display:flex;align-items:center;gap:clamp(1.1rem,2.2vw,2.1rem)}
.nav-link{
  position:relative;display:inline-block;padding:.9rem .1rem;
  font-size:.78125rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;
  color:var(--ivory);opacity:.92;transition:opacity var(--dur-1) var(--ease),color var(--dur-1) var(--ease);
}
.nav-link::after{
  content:"";position:absolute;left:0;right:100%;bottom:.45rem;height:1px;background:var(--gold);
  transition:right var(--dur-2) var(--ease);
}
.nav-link:hover,.nav-link[aria-current="page"]{opacity:1}
.nav-link:hover::after,.nav-link[aria-current="page"]::after{right:0}
.nav-item--has-menu{position:relative}
.nav-caret{display:inline-block;margin-left:.3rem;font-size:.6em;transform:translateY(-.5px)}
.submenu{
  position:absolute;top:100%;left:50%;translate:-50% 8px;min-width:178px;
  background:rgba(30,15,20,.96);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);
  border:1px solid var(--line-dark);border-radius:var(--radius);
  padding:.5rem 0;opacity:0;visibility:hidden;transition:opacity var(--dur-2) var(--ease),translate var(--dur-2) var(--ease),visibility var(--dur-2);
  box-shadow:var(--shadow-2);
}
.submenu a{display:block;padding:.6rem 1.3rem;font-size:.78125rem;letter-spacing:.1em;text-transform:uppercase;color:var(--tx-invert);opacity:.85}
.submenu a:hover{opacity:1;background:rgba(198,161,91,.12);color:var(--gold-bright)}
.nav-item--has-menu:hover .submenu,
.nav-item--has-menu:focus-within .submenu{opacity:1;visibility:visible;translate:-50% 0}
.nav-item--has-menu>button.nav-link{background:none}

.head-cta{display:flex;align-items:center;gap:1.1rem;flex-shrink:0}
.head-cta .btn{border-width:1.5px}
.head-phone{
  display:inline-flex;align-items:center;gap:.5rem;
  font-size:.8125rem;font-weight:600;letter-spacing:.06em;color:var(--ivory);opacity:.85;
}
.head-phone:hover{opacity:1}

/* Mobile nav */
.nav-burger{display:none;position:relative;width:48px;height:48px;margin-left:auto}
.nav-burger::before{content:"";position:absolute;inset:5px;border-radius:50%;background:rgba(28,17,22,.4);border:1px solid rgba(247,243,236,.18);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px)}
.nav-burger span,.nav-burger span::before,.nav-burger span::after{
  content:"";position:absolute;left:13px;right:13px;height:2px;background:var(--ivory);
  transition:transform var(--dur-2) var(--ease),opacity var(--dur-2) var(--ease),top var(--dur-2) var(--ease);
}
.nav-burger span{top:50%;translate:0 -50%}
.nav-burger span::before{top:-7px}
.nav-burger span::after{top:7px}
html.nav-open .nav-burger span{background:transparent}
html.nav-open .nav-burger span::before{top:0;rotate:45deg}
html.nav-open .nav-burger span::after{top:0;rotate:-45deg}

.nav-drawer{
  position:fixed;inset:0;z-index:110;display:flex;flex-direction:column;
  background:var(--burgundy-deep);color:var(--ivory);
  padding:calc(var(--header-h) + 2rem) var(--gutter) calc(7rem + env(safe-area-inset-bottom,0px));
  overflow-y:auto;
  opacity:0;visibility:hidden;translate:0 -12px;
  transition:opacity var(--dur-2) var(--ease),translate var(--dur-2) var(--ease),visibility var(--dur-2);
}
html.nav-open .nav-drawer{opacity:1;visibility:visible;translate:0 0}
.nav-drawer a{display:block;padding:1rem .25rem;font-size:1.05rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600;border-bottom:1px solid var(--line-dark)}
.nav-drawer a:hover{color:var(--gold-bright)}
.nav-drawer .sub a{padding:.65rem 1.25rem;font-size:.85rem;border-bottom:0;color:var(--tx-invert-mute)}
.nav-drawer .drawer-foot{margin-top:auto;padding-top:2rem;display:flex;flex-direction:column;gap:.75rem;font-size:.9375rem}
.nav-drawer .drawer-foot a{text-align:center;border-bottom:0}
.nav-drawer .social-row{justify-content:center;display:flex;gap:1.25rem}

@media (max-width:1080px){
  .main-nav,.head-cta{display:none}
  .nav-burger{display:block}
}
/* ---------- Hero ---------- */
.hero{position:relative;min-height:min(100svh,880px);display:flex;align-items:flex-end;isolation:isolate;overflow:clip}
.hero-media{position:absolute;inset:0;z-index:-2}
.hero-media img{width:100%;height:100%;object-fit:cover;animation:kenburns 26s var(--ease) both}
@keyframes kenburns{from{transform:scale(1.045) translate(0,0)}to{transform:scale(1) translate(0,-.7%)}}
.hero::before{
  content:"";position:absolute;inset:0;z-index:-1;
  background:
    linear-gradient(180deg,rgba(28,17,22,.5) 0%,rgba(68,26,36,.1) 36%,rgba(46,16,25,.46) 70%,rgba(28,17,22,.85) 100%),
    linear-gradient(100deg,rgba(24,13,18,.72) 6%,rgba(24,13,18,.45) 34%,rgba(24,13,18,.1) 62%,rgba(24,13,18,.05) 100%);
}
.hero-inner{width:100%;max-width:var(--container-wide);margin-inline:auto;padding:calc(var(--header-h) + 3rem) var(--gutter) 2.5rem;display:flex;flex-direction:column;gap:2.5rem}
.hero-content{max-width:min(58rem,100%)}
.hero .eyebrow{color:var(--gold-bright)}
.hero h1{color:var(--ivory);margin-block:1.25rem 1.5rem;text-shadow:0 2px 34px rgba(0,0,0,.4);line-height:1.08;font-size:clamp(2.9rem,6.8vw,5.6rem)}
.hero h1 em{font-style:italic;font-weight:400;color:var(--gold-bright)}
.hero-sub{color:rgba(248,244,237,.96);font-size:clamp(1.03125rem,1.6vw,1.1875rem);max-width:52ch;margin-bottom:0;text-shadow:0 1px 16px rgba(0,0,0,.45),0 0 4px rgba(0,0,0,.35)}
.hero-content p.hero-sub+p{margin-top:2.25rem}
.hero-actions{display:flex;flex-wrap:wrap;gap:1rem}

.hero-band{ /* glass quick-info strip at hero foot */
  border:1px solid rgba(255,255,255,.28);
  background:rgba(247,243,236,.1);
  -webkit-backdrop-filter:blur(20px) saturate(1.2);backdrop-filter:blur(20px) saturate(1.2);
  border-radius:var(--radius-lg);padding:1.15rem 1.75rem;
  display:flex;flex-wrap:wrap;gap:.75rem 2.75rem;align-items:center;justify-content:space-between;
  color:var(--ivory);font-size:.8125rem;letter-spacing:.04em;
}
.hero-band .sep{width:1px;height:26px;background:rgba(247,243,236,.25)}
.hero-band b{font-weight:700;color:var(--gold-bright)}
.hero-scene{display:flex;align-items:center;gap:.6rem;color:rgba(243,238,229,.78)}

/* ---------- Glass utility ---------- */
.glass{
  background:rgba(247,243,236,.68);
  border:1px solid rgba(255,255,255,.42);
  -webkit-backdrop-filter:blur(22px) saturate(1.15);backdrop-filter:blur(22px) saturate(1.15);
  box-shadow:0 15px 50px rgba(0,0,0,.08);
  border-radius:var(--radius-lg);
}
.glass-dark{
  background:rgba(28,17,22,.6);
  border:1px solid rgba(247,243,236,.16);
  -webkit-backdrop-filter:blur(22px);backdrop-filter:blur(22px);
  box-shadow:0 18px 50px rgba(0,0,0,.14);
  border-radius:var(--radius-lg);
}
@media (max-width:768px){
  .glass{background:rgba(247,243,236,.86);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px)}
  .glass-dark{background:rgba(28,17,22,.82);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px)}
}

/* ---------- Stats ---------- */
.stats{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:clamp(2rem,4vw,3.25rem) clamp(1.25rem,2.5vw,2.5rem);border-left:1px solid var(--line-dark)}
.stat:first-child{border-left:0}
.stat-num{font-family:var(--font-display);font-weight:500;color:var(--gold-bright);font-size:clamp(2.4rem,4.2vw,3.6rem);line-height:1;letter-spacing:-.01em}
.stat-num .unit{font-size:.55em;color:var(--gold)}
.stat-label{margin-top:.85rem;font-size:.75rem;letter-spacing:.22em;text-transform:uppercase;color:var(--tx-invert-mute)}

/* ---------- Section heads ---------- */
.sect-head{display:flex;flex-wrap:wrap;align-items:flex-end;gap:1.5rem 3rem;justify-content:space-between;margin-bottom:clamp(2.5rem,5vw,4rem)}
.sect-head .h2{margin-top:1.1rem;max-width:22ch}
.sect-head .lead{margin-top:1.1rem}

/* ---------- Property cards ---------- */
.p-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.25rem,2.6vw,2rem)}
.p-grid--pair{grid-template-columns:repeat(2,1fr)}
.p-card{
  position:relative;display:flex;flex-direction:column;
  background:var(--white);border:1px solid var(--line-soft);border-radius:var(--radius-lg);overflow:hidden;
  box-shadow:var(--shadow-1);
  transition:transform var(--dur-2) var(--ease),box-shadow var(--dur-2) var(--ease);
}
.p-card:hover,.p-card:focus-within{transform:translateY(-5px);box-shadow:var(--shadow-2)}
.p-card-media{position:relative;aspect-ratio:1.22;overflow:hidden}
.p-card-media img{width:100%;height:100%;object-fit:cover;transition:transform var(--dur-3) var(--ease)}
.p-card:hover .p-card-media img{transform:scale(1.055)}
.p-card-media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(28,17,22,.28) 0%,rgba(28,17,22,0) 38%,rgba(28,17,22,.12) 100%);pointer-events:none}
.p-chip{
  position:absolute;z-index:2;top:1rem;left:1rem;
  background:rgba(28,17,22,.55);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);
  color:var(--ivory);border:1px solid rgba(247,243,236,.25);
  font-size:.6875rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;
  padding:.4rem .8rem;border-radius:2px;
}
.p-chip--stat{left:auto;right:1rem;top:1rem;background:rgba(198,161,91,.9);color:#2B1B0E;border-color:rgba(255,255,255,.45)}
.p-card-body{padding:1.5rem 1.6rem 1.6rem;display:flex;flex-direction:column;gap:.55rem;flex:1}
.p-loc{font-size:.6875rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-deep)}
.p-title{font-family:var(--font-display);font-size:1.55rem;font-weight:500;line-height:1.15}
.p-title a::before{content:"";position:absolute;inset:0;z-index:1}
.p-specs{display:flex;flex-wrap:wrap;gap:.45rem .9rem;font-size:.8125rem;color:var(--tx-3)}
.p-specs .dot{width:3px;height:3px;border-radius:50%;background:var(--stone);align-self:center}
.p-foot{display:flex;align-items:center;justify-content:space-between;gap:1rem;margin-top:auto;padding-top:1.1rem;border-top:1px solid var(--line-soft)}
.p-price{font-family:var(--font-display);font-size:1.3rem;font-weight:600;color:var(--burgundy)}
.p-price small{display:block;font-family:var(--font-sans);font-size:.6875rem;font-weight:600;letter-spacing:.22em;text-transform:uppercase;color:var(--tx-3);line-height:1.6}
.p-view{
  display:inline-flex;align-items:center;gap:.5rem;position:relative;z-index:2;
  font-size:.75rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--burgundy);
  border-bottom:1px solid var(--gold-line);padding-bottom:.2rem;
  transition:color var(--dur-1) var(--ease)
}
.p-view:hover{color:var(--gold-deep)}
.p-view .arr{transition:transform var(--dur-2) var(--ease)}
.p-view:hover .arr{transform:translateX(4px)}

/* ---------- Featured residence ---------- */
.feature{display:grid;grid-template-columns:1.35fr .9fr;min-height:min(78vh,720px)}
.feature-media{position:relative;overflow:hidden}
.feature-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.feature-body{
  background:var(--burgundy-deep);
  background-image:radial-gradient(140% 110% at 110% 120%,rgba(198,161,91,.18),rgba(198,161,91,0) 46%);
  color:var(--tx-invert);
  padding:clamp(2.5rem,5vw,5rem) clamp(2rem,4.5vw,4.5rem);
  display:flex;flex-direction:column;justify-content:center;gap:1.1rem;position:relative;
}
.feature-body::before{
  content:"";position:absolute;inset:clamp(1rem,2vw,1.75rem);border:1px solid var(--line-dark);pointer-events:none;
}
.feature-kicker{font-size:.71875rem;font-weight:700;letter-spacing:.3em;text-transform:uppercase;color:var(--gold-bright)}
.feature-title{font-family:var(--font-display);font-size:clamp(2.3rem,4vw,3.4rem);line-height:1.05;color:var(--ivory)}
.feature-loc{font-size:.8125rem;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-invert-mute)}
.feature-desc{color:rgba(245,240,232,.96);max-width:46ch}
.feature-price{font-family:var(--font-display);font-size:1.9rem;color:var(--gold-bright);margin-top:.6rem;padding-top:1.2rem;border-top:1px solid var(--line-dark);width:min(100%,22rem)}
.feature-price small{font-family:var(--font-sans);font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-invert-mute);display:block}
.feature-specs{display:flex;gap:1.75rem;flex-wrap:wrap;padding-block:.75rem;border-block:1px solid var(--line-dark);font-size:.8125rem;color:var(--tx-invert-mute)}
.feature-actions{margin-top:1rem;display:flex;flex-wrap:wrap;gap:1rem}

/* ---------- Invest / Earn / Grow ---------- */
.ieg{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.ieg-i{padding:clamp(2.2rem,4vw,3.4rem) clamp(1.6rem,3vw,2.8rem);position:relative}
.ieg-i+.ieg-i{border-left:1px solid var(--line)}
.ieg-n{font-family:var(--font-display);font-size:1rem;color:var(--gold-deep);letter-spacing:.1em}
.ieg-i h3{font-family:var(--font-display);font-size:clamp(1.7rem,2.4vw,2.15rem);margin-block:.9rem 1rem}
.ieg-i p{font-size:.96875rem;color:var(--tx-3);margin:0}

/* ---------- Editorial rows (services) ---------- */
.ed-row{
  display:grid;grid-template-columns:6.5rem minmax(0,22rem) minmax(0,1fr) auto;
  gap:1rem 2.5rem;align-items:baseline;
  padding-block:clamp(1.7rem,3vw,2.4rem);border-top:1px solid var(--line);
  transition:background var(--dur-2) var(--ease),padding-left var(--dur-2) var(--ease);
}
.ed-row:last-child{border-bottom:1px solid var(--line)}
.ed-row:hover{background:rgba(255,255,255,.55);padding-left:1rem}
.ed-n{font-family:var(--font-display);font-size:1.05rem;color:var(--gold-deep)}
.ed-t{font-family:var(--font-display);font-size:clamp(1.45rem,2.2vw,1.9rem);line-height:1.15;margin:0}
.ed-d{color:var(--tx-3);font-size:.96875rem;max-width:52ch;margin:0}
.ed-cta{opacity:0;transform:translateX(-6px);transition:opacity var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.ed-row:hover .ed-cta,.ed-row:focus-within .ed-cta{opacity:1;transform:none}
@media (hover:none){.ed-cta{opacity:1;transform:none}}

/* ---------- Locations ---------- */
.loc-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(1.25rem,2.6vw,2rem)}
.loc-panel{position:relative;display:flex;align-items:flex-end;min-height:min(72vh,620px);border-radius:var(--radius-lg);overflow:hidden;isolation:isolate}
.loc-panel>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform var(--dur-3) var(--ease)}
.loc-panel:hover>img{transform:scale(1.05)}
.loc-panel::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(28,17,22,0) 30%,rgba(28,17,22,.78) 100%)}
.loc-body{position:relative;z-index:2;padding:clamp(1.6rem,3vw,2.6rem);color:var(--ivory);width:100%;display:flex;align-items:flex-end;justify-content:space-between;gap:1.5rem;flex-wrap:wrap}
.loc-body .h3{color:var(--ivory)}
.loc-tag{font-size:.6875rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-bright)}
.loc-note{margin-top:.5rem;font-size:.9rem;color:rgba(243,238,229,.92);max-width:36ch}

/* ---------- Why / values ---------- */
.why-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(2rem,4vw,3.5rem) clamp(2.5rem,5vw,4.5rem)}
.why-i{border-top:1px solid var(--line);padding-top:1.6rem}
.why-i h3{font-family:var(--font-display);font-size:clamp(1.55rem,2.3vw,2rem);margin-bottom:.75rem}
.why-i p{color:var(--tx-3);font-size:.96875rem;margin:0}
.why-i .tick{font-family:var(--font-display);color:var(--gold-deep);font-size:1rem;margin-right:.75rem}

/* ---------- Process steps ---------- */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.75rem,3vw,2.75rem) clamp(2rem,3.5vw,3rem)}
.step{position:relative;padding-top:2.9rem;border-top:1px solid var(--line-dark)}
.step-n{position:absolute;top:1.15rem;left:0;font-family:var(--font-display);font-style:italic;font-size:1.05rem;color:var(--gold-bright)}
.step h3{font-family:var(--font-display);font-size:1.45rem;color:var(--ivory);margin-bottom:.6rem;font-weight:500}
.step p{font-size:.9375rem;color:var(--tx-invert-mute);margin:0}

/* ---------- Testimonials ---------- */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.5rem,3vw,2.5rem)}
.quote{position:relative;margin:0;padding:2.6rem 2.2rem 2.2rem;display:flex;flex-direction:column}
.quote::before{
  content:"\201D";position:absolute;top:-.35rem;right:1.4rem;
  font-family:var(--font-display);font-size:6.5rem;line-height:1;color:var(--ivory);opacity:.18;
}
.quote blockquote{margin:0;font-family:var(--font-display);font-size:1.325rem;line-height:1.42;color:var(--ivory)}
.quote figcaption{margin-top:1.4rem;padding-top:1.1rem;border-top:1px solid var(--line-dark);font-size:.8125rem;letter-spacing:.12em;text-transform:uppercase;color:var(--tx-invert-mute);display:flex;justify-content:space-between;gap:1rem}
.quote .score{font-weight:600;letter-spacing:.1em;text-transform:none;color:var(--gold-bright)}

/* ---------- Insights ---------- */
.ins-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(1.75rem,3.5vw,3rem);align-items:start}
.ins-list{display:flex;flex-direction:column;gap:clamp(1.25rem,2.5vw,2rem)}
.ins-item{display:grid;grid-template-columns:128px minmax(0,1fr);gap:1.4rem;align-items:start}
.ins-item .p-card-media{aspect-ratio:1/1;border-radius:var(--radius)}
.ins-meta{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--tx-3)}
.ins-h{font-family:var(--font-display);font-size:1.3rem;line-height:1.25;margin-block:.35rem .45rem;font-weight:500}
.ins-h a{background:linear-gradient(var(--gold-line),var(--gold-line)) left bottom/0 1px no-repeat;transition:background-size var(--dur-2) var(--ease),color var(--dur-1) var(--ease)}
.ins-h a:hover{color:var(--burgundy);background-size:100% 1px}
.ins-x{font-size:.9375rem;color:var(--tx-3);display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden;margin:0}

/* ---------- FAQ ---------- */
.faq{max-width:56rem;margin-inline:auto}
.faq details{border-top:1px solid var(--line)}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{
  display:flex;align-items:center;justify-content:space-between;gap:1.5rem;
  padding:1.45rem .25rem;cursor:pointer;list-style:none;
  font-family:var(--font-display);font-size:clamp(1.15rem,1.8vw,1.35rem);color:var(--tx-1);
}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font-family:var(--font-sans);font-weight:400;font-size:1.35rem;color:var(--gold-deep);transition:rotate var(--dur-2) var(--ease)}
.faq details[open] summary::after{rotate:45deg}
.faq .faq-a{padding:0 .25rem 1.5rem;color:var(--tx-3);font-size:.96875rem;max-width:64ch}

/* ---------- CTA band ---------- */
.cta-band{position:relative;text-align:center;padding-block:clamp(4.5rem,9vw,7.5rem);isolation:isolate;overflow:hidden}
.cta-band::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(46,16,25,.9),rgba(28,17,22,.96))}
.cta-band-media{position:absolute;inset:0;z-index:-2}
.cta-band-media img{width:100%;height:100%;object-fit:cover}
.cta-band .h2{color:var(--ivory);max-width:20ch;margin:.9rem auto 1.2rem}
.cta-band p{color:var(--tx-invert-mute);max-width:58ch;margin-inline:auto;margin-bottom:2.4rem}
.cta-actions{display:flex;gap:1rem;justify-content:center;flex-wrap:wrap}

/* ---------- Footer ---------- */
.footer{background:var(--ink);color:var(--tx-invert-mute);padding-top:clamp(3.5rem,6vw,5.5rem);font-size:.9375rem}
.footer a{transition:color var(--dur-1) var(--ease)}
.footer a:hover{color:var(--gold-bright)}
.footer-top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;gap:clamp(2rem,4vw,3.5rem);padding-bottom:clamp(2.5rem,4vw,4rem)}
.footer .brand img{width:180px}
.footer-tagline{margin-top:1.35rem;max-width:34ch;font-size:.9375rem}
.footer-contact{display:flex;flex-direction:column;gap:1rem;margin-top:1.6rem}
.footer-contact li{display:flex;gap:.85rem;align-items:flex-start}
.footer-contact svg{width:17px;height:17px;fill:var(--gold);flex-shrink:0;margin-top:.3rem}
.footer h4{font-size:.75rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--ivory);margin-bottom:1.35rem}
.footer-links li+li{margin-top:.7rem}
.socials{display:flex;gap:.8rem;margin-top:1.75rem}
.socials a{width:42px;height:42px;display:grid;place-items:center;border:1px solid var(--line-dark);border-radius:50%;color:var(--tx-invert-mute)}
.socials svg{width:17px;height:17px;fill:currentColor}
.socials a:hover{border-color:var(--gold);color:var(--gold-bright)}
.partners{border-top:1px solid var(--line-dark);padding-block:2.25rem;text-align:center}
.partners .plabel{font-size:.6875rem;letter-spacing:.28em;text-transform:uppercase;color:var(--tx-3)}
.partners ul{display:flex;flex-wrap:wrap;justify-content:center;gap:clamp(2rem,5vw,4.5rem);align-items:center;margin-top:1.5rem}
.partners img{opacity:.8;height:44px;width:auto}
.partners img:hover{opacity:1}
.footer-legal{border-top:1px solid var(--line-dark);padding-block:1.7rem;display:flex;flex-wrap:wrap;gap:.75rem 2rem;justify-content:space-between;align-items:center;font-size:.8125rem;color:var(--tx-3)}

/* ---------- Mobile sticky action bar ---------- */
.mbar{
  position:fixed;left:0;right:0;bottom:0;z-index:105;display:none;
  box-shadow:0 -14px 40px rgba(0,0,0,.28);
}
.mbar a,.mbar button{
  flex:1;display:flex;align-items:center;justify-content:center;gap:.55rem;min-height:58px;
  font-size:.75rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;
}
.mbar .mbar-enq{background:var(--gold);color:#2B1B0E}
.mbar .mbar-call{background:var(--burgundy);color:var(--ivory)}
@media (max-width:768px){
  .mbar{display:grid}
  body{padding-bottom:58px}
}
/* ---------- Page hero (subpages) ---------- */
.page-hero{position:relative;padding:calc(var(--header-h) + clamp(3.5rem,8vw,6.5rem)) 0 clamp(2.5rem,5vw,4rem);isolation:isolate;overflow:clip;background:var(--burgundy-deep)}
.page-hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(100deg,rgba(46,16,25,.94) 24%,rgba(46,16,25,.62) 70%,rgba(46,16,25,.42))}
.page-hero-media{position:absolute;inset:0;z-index:-2}
.page-hero-media img{width:100%;height:100%;object-fit:cover;opacity:.9}
.page-hero .h1{color:var(--ivory);font-size:clamp(2.4rem,5.4vw,4.25rem);margin-block:.9rem 1rem}
.page-hero p{color:rgba(243,238,229,.85);max-width:58ch}
.breadcrumbs{display:flex;flex-wrap:wrap;gap:.55rem;font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;opacity:.75}
.breadcrumbs a{color:var(--gold-bright)}
.breadcrumbs a:hover{text-decoration:underline;text-underline-offset:3px}
.breadcrumbs .sep{opacity:.5}
.breadcrumbs{position:relative;z-index:1}

/* ---------- Enquiry modal + form ---------- */
dialog.enq{
  border:0;padding:0;background:transparent;max-width:min(56rem,calc(100vw - 2rem));max-height:none;width:100%;
  color:var(--tx-2);border-radius:var(--radius-lg);overflow:visible;
}
.enq-shell{display:grid;grid-template-columns:.75fr 1.1fr;border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow-2);background:var(--white)}
.enq-aside{position:relative;padding:clamp(1.9rem,3vw,2.6rem);display:flex;flex-direction:column;justify-content:space-between;gap:2rem;color:var(--tx-invert);background:var(--burgundy);isolation:isolate}
.enq-aside>.h3{color:var(--ivory)}
.enq-aside .contact-list{display:flex;flex-direction:column;gap:1.1rem;font-size:.9375rem}
.enq-aside .contact-list a:hover{color:var(--gold-bright)}
.enq-close{
  position:absolute;top:.9rem;right:.9rem;z-index:5;width:44px;height:44px;border-radius:50%;
  display:grid;place-items:center;background:rgba(28,17,22,.55);color:var(--ivory);border:1px solid var(--line-dark);
  -webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);
  font-size:1.15rem;line-height:1;transition:background var(--dur-1) var(--ease),rotate var(--dur-2) var(--ease);
}
.enq-close:hover{background:var(--ink);rotate:90deg}
.enq-form{position:relative;padding:clamp(1.9rem,3vw,2.6rem);display:flex;flex-direction:column;gap:1.1rem}
.enq-form-wrap{padding:clamp(1.9rem,3vw,2.6rem)}
.enq-form-wrap form,.enq-form form{display:flex;flex-direction:column;gap:1.1rem}
.enq-form-wrap [data-context-label]{min-height:1.3em;font-size:.8125rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-deep);font-weight:700;margin:0 0 .9rem}
.enq-shell .enq-aside .contact-list{padding:0}

.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}
.field{display:flex;flex-direction:column;gap:.45rem;min-width:0}
.field--full{grid-column:1/-1}
.field label{font-size:.6875rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-3)}
.field input,.field select,.field textarea{
  width:100%;padding:.85rem 1rem;font:inherit;font-size:.96875rem;color:var(--tx-1);
  background:var(--ivory);border:1px solid var(--line);border-radius:2px;
  transition:border-color var(--dur-1) var(--ease),box-shadow var(--dur-1) var(--ease);
}
.field textarea{min-height:7.5rem;resize:vertical}
.field select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M1 1l4 4 4-4' fill='none' stroke='%23441A24'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 1rem center}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold-deep);box-shadow:0 0 0 3px rgba(198,161,91,.22)}
.field input[aria-invalid="true"],.field textarea[aria-invalid="true"],.field select[aria-invalid="true"]{border-color:#8C2F3F;box-shadow:0 0 0 3px rgba(140,47,63,.14)}
.err{font-size:.78125rem;color:#8C2F3F;min-height:1.1em;font-weight:600}
.form-note{font-size:.78125rem;color:var(--tx-3)}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden} /* honeypot */
.form-state{display:none;gap:.9rem;align-items:flex-start;padding:1rem 1.15rem;border-radius:var(--radius);font-size:.90625rem}
.form-state[hidden]{display:none}
.form-state.is-show{display:flex}
.form-state.is-ok{background:rgba(198,161,91,.14);border:1px solid var(--gold-line);color:#56401F}
.form-state.is-err{background:rgba(140,47,63,.08);border:1px solid rgba(140,47,63,.35);color:#6E2432}
.form-state.is-info{background:rgba(68,26,36,.06);border:1px solid var(--line);color:var(--tx-2)}
.btn[aria-disabled="true"]{pointer-events:none;opacity:.65}
.btn .spin{display:none;width:13px;height:13px;border:2px solid currentColor;border-top-color:transparent;border-radius:50%;animation:spin .7s linear infinite}
.btn.is-loading .spin{display:inline-block}
.btn.is-loading .btn-label{opacity:.85}
@keyframes spin{to{transform:rotate(360deg)}}
dialog::backdrop{background:rgba(28,17,22,.62);-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px)}
@media (max-width:820px){
  .enq-shell{grid-template-columns:1fr}
  .enq-aside{display:none}
}

/* ---------- Gallery + lightbox ---------- */
.gallery{display:grid;grid-template-columns:repeat(12,1fr);gap:clamp(.75rem,1.5vw,1.25rem)}
.g-item{position:relative;overflow:hidden;border-radius:var(--radius);background:var(--cream)}
.g-item img{width:100%;height:100%;object-fit:cover;aspect-ratio:16/10;transition:transform var(--dur-3) var(--ease)}
.g-item:hover img{transform:scale(1.045)}
.g-item--lead{grid-column:span 12}
.g-item--lead img{aspect-ratio:16/8.2;max-height:68vh}
.g-item--half{grid-column:span 6}
.g-item--third{grid-column:span 4}
.g-item button{position:absolute;inset:0;width:100%;height:auto;border-radius:inherit}
.g-item button:focus-visible{outline:2px solid var(--gold-deep);outline-offset:-2px}
.g-item .zoom{
  position:absolute;right:.85rem;bottom:.85rem;z-index:2;display:grid;place-items:center;
  width:42px;height:42px;border-radius:50%;pointer-events:none;
  background:rgba(247,243,236,.5);border:1px solid rgba(255,255,255,.5);
  -webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);color:var(--burgundy);
  opacity:0;translate:0 6px;transition:opacity var(--dur-2) var(--ease),translate var(--dur-2) var(--ease);
}
.g-item:hover .zoom,.g-item:focus-within .zoom{opacity:1;translate:0 0}

.lb{position:fixed;inset:0;z-index:200;border:0;background:transparent;width:100vw;max-width:100vw;height:100vh;max-height:100vh;padding:0;overflow:hidden}
.lb::backdrop{background:rgba(14,7,10,.94)}
.lb-shell{position:absolute;inset:0;display:flex;flex-direction:column}
.lb-top{display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:1rem clamp(1rem,3vw,2rem);color:var(--tx-invert-mute)}
.lb-count{font-size:.8125rem;letter-spacing:.22em}
.lb-x{width:46px;height:46px;border-radius:50%;border:1px solid var(--line-dark);background:rgba(247,243,236,.06);color:var(--ivory);display:grid;place-items:center;font-size:1.2rem}
.lb-x:hover{background:rgba(247,243,236,.14)}
.lb-stage{position:relative;flex:1;min-height:0;display:grid;place-items:center;padding:0 clamp(.5rem,3vw,4rem)}
.lb-img{max-width:100%;max-height:72vh;object-fit:contain;border-radius:var(--radius);box-shadow:0 30px 90px rgba(0,0,0,.5)}
.lb-caption{text-align:center;color:var(--tx-invert-mute);font-size:.9rem;padding:1rem 1rem 1.6rem}
.lb-nav{position:absolute;inset:0;display:flex;justify-content:space-between;align-items:center;pointer-events:none}
.lb-arrow{
  pointer-events:auto;width:56px;height:56px;border-radius:50%;margin-inline:clamp(.5rem,2vw,1.5rem);
  display:grid;place-items:center;color:var(--ivory);font-size:1.35rem;
  background:rgba(247,243,236,.08);border:1px solid rgba(247,243,236,.28);
  -webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);
  transition:background var(--dur-1) var(--ease);
}
.lb-arrow:hover{background:rgba(198,161,91,.38)}

/* ---------- Property detail ---------- */
.prop-head{display:grid;grid-template-columns:1.4fr .6fr;gap:clamp(2rem,4vw,3.5rem);align-items:end}
.prop-head .h1{font-size:clamp(2.5rem,5vw,4.2rem);margin-block:.8rem .6rem}
.prop-price-box{border:1px solid var(--line);border-radius:var(--radius-lg);padding:1.6rem 1.8rem;background:var(--white);text-align:right}
.prop-price-box small{display:block;font-size:.6875rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--tx-3);margin-bottom:.4rem}
.prop-price-box .val{font-family:var(--font-display);font-size:2.1rem;color:var(--burgundy);font-weight:600}
.spec-table{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line);border-radius:var(--radius-lg);overflow:hidden;background:var(--white)}
.spec-table div{padding:1.35rem 1.6rem;border-top:1px solid var(--line-soft)}
.spec-table div:nth-child(-n+3){border-top:0}
.spec-table dt{font-size:.6875rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--tx-3);margin-bottom:.35rem}
.spec-table dd{margin:0;font-family:var(--font-display);font-size:1.3rem;color:var(--tx-1)}
.prose{font-size:1.0625rem;max-width:68ch}
.prose p+p{margin-top:1.1em}
.prose h3{font-family:var(--font-display);font-size:1.6rem;margin-block:2.2em .7em}
.amen{display:grid;gap:.9rem;font-size:.96875rem}
.amen li{display:flex;gap:.75rem;align-items:baseline}
.amen li::before{content:"—";color:var(--gold-deep)}

/* ---------- Filters (properties page) ---------- */
.filters{position:sticky;top:calc(var(--header-h) + .6rem);z-index:60;display:flex;flex-wrap:wrap;gap:.85rem 1.4rem;align-items:center;padding:1rem 1.35rem}
.fgroup{display:flex;align-items:center;gap:.6rem;flex-wrap:wrap}
.fgroup>span{font-size:.6875rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-3)}
.chip{
  padding:.55rem 1.1rem;border:1px solid var(--line);border-radius:2px;background:rgba(255,255,255,.6);
  font-size:.78125rem;font-weight:600;letter-spacing:.08em;color:var(--tx-2);text-transform:uppercase;
  transition:background var(--dur-1) var(--ease),color var(--dur-1) var(--ease),border-color var(--dur-1) var(--ease);min-height:40px;
}
.chip:hover{border-color:var(--burgundy)}
.chip[aria-pressed="true"],.chip.is-on{background:var(--burgundy);border-color:var(--burgundy);color:var(--ivory)}
.fcount{margin-left:auto;font-size:.8125rem;letter-spacing:.06em;color:var(--tx-3)}
.fcount b{color:var(--burgundy);font-weight:700}
.results-live{font-size:.8125rem;color:var(--tx-3)}
.empty-state{border:1px dashed var(--line);border-radius:var(--radius-lg);padding:clamp(2.5rem,5vw,4rem);text-align:center;background:rgba(255,255,255,.5)}
.empty-state .h3{margin-bottom:.8rem}

/* ---------- Contact page ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(2rem,4vw,4rem);align-items:start}
.contact-card{padding:clamp(1.7rem,3vw,2.3rem)}
.contact-card+.contact-card{margin-top:1.1rem}
.contact-card h3{font-family:var(--font-display);font-size:1.35rem;margin-bottom:.35rem}
.contact-card .k{font-size:.6875rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-deep);margin-bottom:.6rem}
.contact-card p{margin:0;font-size:.96875rem}
.contact-map{margin-top:clamp(2.5rem,4vw,3.5rem);position:relative;border-radius:var(--radius-lg);overflow:hidden;min-height:280px;display:flex;align-items:center;justify-content:center;background:var(--sand)}
.contact-map img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.55}
.contact-map .glass{position:relative;padding:1.4rem 2rem;text-align:center}

/* ---------- Split teaser (about/services on home) ---------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.5rem,5vw,5rem);align-items:center}
.split-media{position:relative}
.split-media img{border-radius:var(--radius-lg);aspect-ratio:10/9;object-fit:cover;width:100%;box-shadow:var(--shadow-2)}
.split-media::before{content:"";position:absolute;inset:auto -1.1rem -1.1rem auto;width:66%;height:66%;border:1px solid var(--gold-line);border-radius:var(--radius-lg);z-index:-1}
.split-in{max-width:52ch}
.split-in .h2{margin-block:1rem 1.25rem}
.split-actions{margin-top:1.9rem;display:flex;gap:1rem;flex-wrap:wrap;align-items:center}

/* ---------- Reveal animations ---------- */
[data-reveal]{opacity:0;transform:translateY(26px);transition:opacity var(--dur-3) var(--ease),transform var(--dur-3) var(--ease)}
[data-reveal].is-in{opacity:1;transform:none}
[data-reveal="fade"]{transform:none}
[data-reveal]{transition-delay:var(--rd,0ms)}
@media (prefers-reduced-motion:reduce){
  [data-reveal]{opacity:1;transform:none;transition:none}
  .hero-media img{animation:none}
}

/* ---------- Responsive ---------- */
@media (max-width:1180px){
  .ed-row{grid-template-columns:4rem minmax(0,18rem) minmax(0,1fr) auto}
}
@media (max-width:1024px){
  .stats{grid-template-columns:1fr 1fr}
  .stat:nth-child(3){border-left:0}
  .stat{border-top:1px solid var(--line-dark)}
  .stat:first-child,.stat:nth-child(2){border-top:0}
  .p-grid{grid-template-columns:repeat(2,1fr)}
  .feature{grid-template-columns:1fr}
  .feature-media{min-height:56vh}
  .loc-grid{grid-template-columns:1fr}
  .loc-panel{min-height:48vh}
  .steps{grid-template-columns:repeat(2,1fr)}
  .quotes{grid-template-columns:1fr}
  .quote{max-width:44rem}
  .ins-grid{grid-template-columns:1fr}
  .split{grid-template-columns:1fr}
  .footer-top{grid-template-columns:1fr 1fr}
  .prop-head{grid-template-columns:1fr}
  .prop-price-box{text-align:left}
}
@media (max-width:768px){
  :root{--header-h:68px}
  .hero::before{background:linear-gradient(180deg,rgba(24,13,18,.68) 0%,rgba(28,17,22,.5) 40%,rgba(28,17,22,.86) 100%)}
  .hero-sub{text-shadow:0 1px 14px rgba(0,0,0,.55)}
  .hero-inner{gap:1.6rem;padding-block:calc(var(--header-h) + 2.2rem) 1.6rem}
  .hero-actions{width:100%}
  .hero-actions .btn{flex:1;min-width:min(100%,160px)}
  .hero-band{padding:.95rem 1.2rem;gap:.5rem 1.4rem;font-size:.75rem}
  .hero-band .sep{display:none}
  /* filters become compact swipe rows on phones */
  .filters{flex-wrap:nowrap;overflow-x:auto;align-items:flex-start;scrollbar-width:none;padding-bottom:1.1rem}
  .filters::-webkit-scrollbar{display:none}
  .fgroup{flex-wrap:nowrap;gap:.5rem}
  .fgroup>span{width:100%;flex-basis:100%;order:-1}
  .fcount{display:none}
  .ieg{grid-template-columns:1fr}
  .ieg-i+.ieg-i{border-left:0;border-top:1px solid var(--line)}
  .why-grid{grid-template-columns:1fr}
  .gallery{gap:.7rem}
  .g-item--third{grid-column:span 6}
  .spec-table{grid-template-columns:1fr}
  .spec-table div{border-top:1px solid var(--line-soft)}
  .spec-table div:first-child{border-top:0}
  .contact-grid{grid-template-columns:1fr}
  .filters{position:static}
}
@media (max-width:600px){
  .p-grid,.p-grid--pair{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .ins-item{grid-template-columns:96px minmax(0,1fr);gap:1rem}
  .ed-row{grid-template-columns:1fr auto;grid-template-areas:"n cta" "t t" "d d";row-gap:.4rem}
  .ed-row:hover{padding-left:0}
  .ed-n{grid-area:n}.ed-t{grid-area:t}.ed-d{grid-area:d}
  .ed-cta{grid-area:cta;justify-self:end}
  .form-grid{grid-template-columns:1fr}
  .footer-top{grid-template-columns:1fr}
  .g-item--half{grid-column:span 12}
  .g-item--third{grid-column:span 12}
  .stats{grid-template-columns:1fr}
  .stat{border-left:0}
  .stat:first-child{border-top:0}
}
/* ---------- inline-template overrides (responsive-safe) ---------- */
.why-grid--3{grid-template-columns:repeat(3,minmax(0,1fr))}
@media (max-width:1024px){.why-grid--3{grid-template-columns:1fr}}
.split--side{align-items:start}
@media (min-width:1025px){.split--side{grid-template-columns:1.32fr .68fr}}
@media (max-width:1024px){.split--side{grid-template-columns:1fr}
  .split--side .prop-price-box{max-width:26rem}
.spec-table--pair{grid-template-columns:1fr 1fr}
.spec-table--pair div:nth-child(-n+2){border-top:0}
.spec-table--pair div:nth-child(3){border-top:1px solid var(--line-soft)}
@media (max-width:560px){
  .spec-table--pair{grid-template-columns:1fr}
  .spec-table--pair div{border-top:1px solid var(--line-soft)}
  .spec-table--pair div:first-child{border-top:0}
}}
/* ---------- end of file ---------- */
/* ---------- head whatsapp link & 3-slot mbar ---------- */
.head-wa{display:inline-flex;align-items:center;gap:.5rem;font-size:.82rem;font-weight:600;letter-spacing:.04em;color:var(--ivory);text-decoration:none}
.head-wa svg{width:18px;height:18px}
.head-wa:hover{color:var(--gold-bright)}
.mbar--3{grid-template-columns:1fr 1fr 1fr}
.mbar-wa{background:#1FA855;color:#fff}
/* ---------- hero trust row + parallax ---------- */
.hero-trust{display:flex;flex-wrap:wrap;gap:1.4rem 2.75rem;margin:1.4rem 0 0;padding:0}
.hero-trust li{display:flex;align-items:baseline;gap:.6rem;font-size:.78125rem;letter-spacing:.16em;text-transform:uppercase;color:var(--tx-invert-mute)}
.hero-trust b{font-family:var(--font-display);font-size:1.25rem;font-weight:600;letter-spacing:.02em;color:var(--ivory)}
.hero-parallax{will-change:transform}
/* ---------- buttons ---------- */
.btn--ghost{--btn-tx:var(--tx-1);--btn-bd:var(--line);--btn-bg-h:var(--burgundy);--btn-tx-h:var(--ivory)}
.btn--wa{background:#1FA855;border-color:#1FA855;color:#fff}
.btn--wa::after{background:#0F5B2C}
.btn--wa:hover{color:#eafff1;border-color:#0F5B2C}
/* ---------- trust bar ---------- */
.trust{display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(1.4rem,2.6vw,2.4rem)}
.trusti{border:1px solid var(--line);border-radius:var(--radius-lg);padding:1.9rem 1.5rem 1.7rem;background:var(--white)}
.trusti-ic{display:inline-grid;place-items:center;width:54px;height:54px;border:1px solid var(--gold-line);border-radius:50%;color:var(--gold-deep);transition:background var(--dur-2) var(--ease),color var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.trusti-ic svg{width:27px;height:27px}
.trusti:hover .trusti-ic{background:var(--burgundy);color:var(--gold-bright);border-color:var(--burgundy);transform:translateY(-2px)}
.trusti h3{font-family:var(--font-display);font-size:1.35rem;color:var(--tx-1);margin:1.1rem 0 .55rem;font-weight:500}
.trusti p{font-size:.90625rem;color:var(--tx-3);margin:0}
/* ---------- market split ---------- */
.market-split{display:grid;grid-template-columns:1fr 1fr;min-height:min(80vh,740px)}
.ms-panel{position:relative;isolation:isolate;display:flex;align-items:flex-end;overflow:hidden;min-height:420px}
.ms-bg{position:absolute;inset:0;z-index:-2;width:100%;height:100%;object-fit:cover;transition:transform var(--dur-3) var(--ease)}
.ms-panel:hover .ms-bg{transform:scale(1.04)}
.ms-overlay{position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(28,17,22,.22) 0%,rgba(28,17,22,.62) 46%,rgba(23,10,14,.96) 100%)}
.ms-body{padding:clamp(1.6rem,3vw,2.6rem);color:var(--ivory);display:flex;flex-direction:column;gap:1.05rem;max-width:34rem}
.ms-tag{font-size:.6875rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-bright)}
.ms-h{font-family:var(--font-display);font-size:clamp(1.9rem,3.2vw,2.5rem);color:var(--ivory);font-weight:500;line-height:1.1}
.ms-body p{font-size:.9375rem;color:rgba(243,238,229,.88);margin:0}
/* ---------- stats band ---------- */
.section-kicker{font-size:.6875rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--tx-invert-mute)}
.sect-ink .stats{grid-template-columns:repeat(5,1fr)}
/* ---------- service grid ---------- */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.1rem,2vw,1.4rem)}
.svc{background:var(--white);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:1.7rem 1.6rem;display:flex;flex-direction:column;gap:.85rem;transition:border-color var(--dur-2) var(--ease),box-shadow var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.svc:hover{border-color:var(--gold-line);box-shadow:var(--shadow-1);transform:translateY(-3px)}
.svc-ic{display:inline-flex;align-items:center;color:var(--gold-deep);transition:color var(--dur-2) var(--ease)}
.svc-ic svg{width:28px;height:28px}
.svc:hover .svc-ic{color:var(--burgundy)}
.svc .svc-t{font-family:var(--font-display);font-size:1.4rem;font-weight:500;color:var(--tx-1);line-height:1.2;margin:0}
.svc .svc-d{font-size:.9rem;color:var(--tx-3);margin:0}
/* ---------- journey timeline ---------- */
.jline{display:grid;gap:.4rem}
.jstep{display:grid;grid-template-columns:6.5rem minmax(0,1fr);gap:1.75rem;padding:1.7rem 0;border-top:1px solid var(--line)}
.jnum{font-family:var(--font-display);font-size:2.4rem;font-style:italic;font-weight:500;color:var(--gold-deep);line-height:.9;transition:color var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.jstep:hover .jnum{color:var(--burgundy);transform:translateY(-2px)}
.jstep h3{font-family:var(--font-display);font-size:clamp(1.35rem,2vw,1.7rem);font-weight:500;margin-bottom:.4rem}
.jstep p{color:var(--tx-3);font-size:.9375rem;max-width:64ch;margin:0}
/* ---------- calculator ---------- */
.calc-wrap{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
.calc{padding:clamp(1.6rem,3vw,2.3rem);display:flex;flex-direction:column;gap:1.2rem}
.calc .form-grid{grid-template-columns:1fr 1fr}
.calc-out{display:flex;flex-wrap:wrap;gap:1rem 2.5rem;align-items:center;border-top:1px solid var(--line);padding-top:1.25rem}
.calc-out div{min-width:9rem}
.calc-out small{display:block;font-size:.6875rem;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-3);margin-bottom:.3rem}
.calc-out b{font-family:var(--font-display);font-size:clamp(1.6rem,2.6vw,2.1rem);font-weight:600;color:var(--burgundy)}
.calc-note{font-size:.8125rem;color:var(--tx-2);margin:0}
/* ---------- card investment lines ---------- */
.p-hi{font-size:.8125rem;line-height:1.65;color:var(--tx-2);background:var(--cream);border-left:2px solid var(--gold);padding:.65rem .85rem;border-radius:0 var(--radius) var(--radius) 0;margin:.25rem 0 .35rem}
.p-mini{display:grid;grid-template-columns:auto 1fr;gap:.35rem .9rem;align-items:center;border-top:1px solid var(--line-soft);border-bottom:1px solid var(--line-soft);padding:.85rem 0;margin:0}
.p-mini dt{font-size:.625rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--tx-3)}
.p-mini dd{font-family:var(--font-display);font-size:1.05rem;color:var(--burgundy);margin:0}
/* ---------- testimonials / guide / misc ---------- */
.reviewcta{margin-top:clamp(2.2rem,4vw,3rem);text-align:center}
.reviewcta a{font-size:.75rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-bright)}
.reviewcta a:hover{color:var(--ivory)}
.quote .who-role{font-size:.65625rem;letter-spacing:.18em;text-transform:uppercase;color:var(--tx-invert-mute);opacity:.8}
.quotes--glass .quote{background:rgba(247,243,236,.05);border:1px solid var(--line-dark);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);border-radius:var(--radius-lg)}
.sect-dark .quote figcaption{color:var(--tx-invert-mute)}
.split--guide{align-items:start}
.split--guide .btn{align-self:stretch}
.legal-links{display:inline}
.legal-links li{display:inline}
.legal-links li+li::before{content:"·";margin:0 .5em;opacity:.5}
.ins-cat{color:var(--gold-deep)}
/* ---------- detail investment panel ---------- */
.invest-panel{background:var(--burgundy);color:var(--tx-invert);border-radius:var(--radius-lg);padding:1.6rem 1.7rem}
.invest-panel h3{font-family:var(--font-display);font-size:1.4rem;color:var(--ivory);font-weight:500;margin-bottom:.9rem}
.invest-panel ul{display:grid;gap:.7rem;font-size:.90625rem;color:rgba(243,238,229,.9)}
.invest-panel li{display:flex;gap:.75rem;align-items:flex-start}
.invest-panel li::before{content:"—";color:var(--gold-bright);flex-shrink:0}
.facts-grid{display:grid;gap:0;border:1px solid var(--line);border-radius:var(--radius-lg);overflow:hidden;background:var(--white);margin:0}
.facts-grid div{display:flex;justify-content:space-between;gap:1.5rem;padding:.95rem 1.3rem;border-top:1px solid var(--line-soft)}
.facts-grid div:first-child{border-top:0}
.facts-grid dt{font-size:.6875rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--tx-3);align-self:center}
.facts-grid dd{margin:0;font-weight:600;font-size:.9375rem;color:var(--tx-1);text-align:right;max-width:55%}
/* ---------- responsive ---------- */
@media (max-width:1024px){
  .svc-grid{grid-template-columns:repeat(2,1fr)}
  .sect-ink .stats{grid-template-columns:repeat(3,1fr)}
  .hero-parallax{transform:none !important}
}
@media (max-width:900px){
  .trust{grid-template-columns:repeat(2,1fr)}
  .calc-wrap{grid-template-columns:1fr}
}
@media (max-width:860px){
  .head-wa span{display:none}
  .head-phone{display:none}
}
@media (max-width:640px){
  .svc-grid{grid-template-columns:1fr}
  .market-split{grid-template-columns:1fr}
  .trust{grid-template-columns:1fr}
  .jstep{grid-template-columns:1fr;gap:.5rem}
  .calc .form-grid{grid-template-columns:1fr}
  .sect-ink .stats{grid-template-columns:1fr 1fr}
  .hero-trust{gap:.9rem 1.75rem}
}
/* ---------- end of upgrade ---------- */

/* ---------- head whatsapp link & 3-slot mbar ---------- */
.head-wa{display:inline-flex;align-items:center;gap:.5rem;font-size:.82rem;font-weight:600;letter-spacing:.04em;color:var(--ivory);text-decoration:none}
.head-wa svg{width:18px;height:18px}
.head-wa:hover{color:var(--gold-bright)}
.mbar--3{grid-template-columns:1fr 1fr 1fr}
.mbar-wa{background:#1FA855;color:#fff}
/* ---------- hero trust row + parallax ---------- */
.hero-trust{display:flex;flex-wrap:wrap;gap:1.4rem 2.75rem;margin:1.4rem 0 0;padding:0}
.hero-trust li{display:flex;align-items:baseline;gap:.6rem;font-size:.78125rem;letter-spacing:.16em;text-transform:uppercase;color:var(--tx-invert-mute)}
.hero-trust b{font-family:var(--font-display);font-size:1.25rem;font-weight:600;letter-spacing:.02em;color:var(--ivory)}
.hero-parallax{will-change:transform}
/* ---------- buttons ---------- */
.btn--ghost{--btn-tx:var(--tx-1);--btn-bd:var(--line);--btn-bg-h:var(--burgundy);--btn-tx-h:var(--ivory)}
.btn--wa{background:#1FA855;border-color:#1FA855;color:#fff}
.btn--wa::after{background:#0F5B2C}
.btn--wa:hover{color:#eafff1;border-color:#0F5B2C}
/* ---------- trust bar ---------- */
.trust{display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(1.4rem,2.6vw,2.4rem)}
.trusti{border:1px solid var(--line);border-radius:var(--radius-lg);padding:1.9rem 1.5rem 1.7rem;background:var(--white)}
.trusti-ic{display:inline-grid;place-items:center;width:54px;height:54px;border:1px solid var(--gold-line);border-radius:50%;color:var(--gold-deep);transition:background var(--dur-2) var(--ease),color var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.trusti-ic svg{width:27px;height:27px}
.trusti:hover .trusti-ic{background:var(--burgundy);color:var(--gold-bright);border-color:var(--burgundy);transform:translateY(-2px)}
.trusti h3{font-family:var(--font-display);font-size:1.35rem;color:var(--tx-1);margin:1.1rem 0 .55rem;font-weight:500}
.trusti p{font-size:.90625rem;color:var(--tx-3);margin:0}
/* ---------- market split ---------- */
.market-split{display:grid;grid-template-columns:1fr 1fr;min-height:min(80vh,740px)}
.ms-panel{position:relative;isolation:isolate;display:flex;align-items:flex-end;overflow:hidden;min-height:420px}
.ms-bg{position:absolute;inset:0;z-index:-2;width:100%;height:100%;object-fit:cover;transition:transform var(--dur-3) var(--ease)}
.ms-panel:hover .ms-bg{transform:scale(1.04)}
.ms-overlay{position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(28,17,22,.22) 0%,rgba(28,17,22,.62) 46%,rgba(23,10,14,.96) 100%)}
.ms-body{padding:clamp(1.6rem,3vw,2.6rem);color:var(--ivory);display:flex;flex-direction:column;gap:1.05rem;max-width:34rem}
.ms-tag{font-size:.6875rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-bright)}
.ms-h{font-family:var(--font-display);font-size:clamp(1.9rem,3.2vw,2.5rem);color:var(--ivory);font-weight:500;line-height:1.1}
.ms-body p{font-size:.9375rem;color:rgba(243,238,229,.88);margin:0}
/* ---------- stats band ---------- */
.section-kicker{font-size:.6875rem;font-weight:700;letter-spacing:.26em;text-transform:uppercase;color:var(--tx-invert-mute)}
.sect-ink .stats{grid-template-columns:repeat(5,1fr)}
/* ---------- service grid ---------- */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.1rem,2vw,1.4rem)}
.svc{background:var(--white);border:1px solid var(--line-soft);border-radius:var(--radius-lg);padding:1.7rem 1.6rem;display:flex;flex-direction:column;gap:.85rem;transition:border-color var(--dur-2) var(--ease),box-shadow var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.svc:hover{border-color:var(--gold-line);box-shadow:var(--shadow-1);transform:translateY(-3px)}
.svc-ic{display:inline-flex;align-items:center;color:var(--gold-deep);transition:color var(--dur-2) var(--ease)}
.svc-ic svg{width:28px;height:28px}
.svc:hover .svc-ic{color:var(--burgundy)}
.svc .svc-t{font-family:var(--font-display);font-size:1.4rem;font-weight:500;color:var(--tx-1);line-height:1.2;margin:0}
.svc .svc-d{font-size:.9rem;color:var(--tx-3);margin:0}
/* ---------- journey timeline ---------- */
.jline{display:grid;gap:.4rem}
.jstep{display:grid;grid-template-columns:6.5rem minmax(0,1fr);gap:1.75rem;padding:1.7rem 0;border-top:1px solid var(--line)}
.jnum{font-family:var(--font-display);font-size:2.4rem;font-style:italic;font-weight:500;color:var(--gold-deep);line-height:.9;transition:color var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.jstep:hover .jnum{color:var(--burgundy);transform:translateY(-2px)}
.jstep h3{font-family:var(--font-display);font-size:clamp(1.35rem,2vw,1.7rem);font-weight:500;margin-bottom:.4rem}
.jstep p{color:var(--tx-3);font-size:.9375rem;max-width:64ch;margin:0}
/* ---------- calculator ---------- */
.calc-wrap{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
.calc{padding:clamp(1.6rem,3vw,2.3rem);display:flex;flex-direction:column;gap:1.2rem}
.calc .form-grid{grid-template-columns:1fr 1fr}
.calc-out{display:flex;flex-wrap:wrap;gap:1rem 2.5rem;align-items:center;border-top:1px solid var(--line);padding-top:1.25rem}
.calc-out div{min-width:9rem}
.calc-out small{display:block;font-size:.6875rem;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-3);margin-bottom:.3rem}
.calc-out b{font-family:var(--font-display);font-size:clamp(1.6rem,2.6vw,2.1rem);font-weight:600;color:var(--burgundy)}
.calc-note{font-size:.8125rem;color:var(--tx-2);margin:0}
/* ---------- card investment lines ---------- */
.p-hi{font-size:.8125rem;line-height:1.65;color:var(--tx-2);background:var(--cream);border-left:2px solid var(--gold);padding:.65rem .85rem;border-radius:0 var(--radius) var(--radius) 0;margin:.25rem 0 .35rem}
.p-mini{display:grid;grid-template-columns:auto 1fr;gap:.35rem .9rem;align-items:center;border-top:1px solid var(--line-soft);border-bottom:1px solid var(--line-soft);padding:.85rem 0;margin:0}
.p-mini dt{font-size:.625rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--tx-3)}
.p-mini dd{font-family:var(--font-display);font-size:1.05rem;color:var(--burgundy);margin:0}
/* ---------- testimonials / guide / misc ---------- */
.reviewcta{margin-top:clamp(2.2rem,4vw,3rem);text-align:center}
.reviewcta a{font-size:.75rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-bright)}
.reviewcta a:hover{color:var(--ivory)}
.quote .who-role{font-size:.65625rem;letter-spacing:.18em;text-transform:uppercase;color:var(--tx-invert-mute);opacity:.8}
.quotes--glass .quote{background:rgba(247,243,236,.05);border:1px solid var(--line-dark);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);border-radius:var(--radius-lg)}
.sect-dark .quote figcaption{color:var(--tx-invert-mute)}
.split--guide{align-items:start}
.split--guide .btn{align-self:stretch}
.legal-links{display:inline}
.legal-links li{display:inline}
.legal-links li+li::before{content:"·";margin:0 .5em;opacity:.5}
.ins-cat{color:var(--gold-deep)}
/* ---------- detail investment panel ---------- */
.invest-panel{background:var(--burgundy);color:var(--tx-invert);border-radius:var(--radius-lg);padding:1.6rem 1.7rem}
.invest-panel h3{font-family:var(--font-display);font-size:1.4rem;color:var(--ivory);font-weight:500;margin-bottom:.9rem}
.invest-panel ul{display:grid;gap:.7rem;font-size:.90625rem;color:rgba(243,238,229,.9)}
.invest-panel li{display:flex;gap:.75rem;align-items:flex-start}
.invest-panel li::before{content:"—";color:var(--gold-bright);flex-shrink:0}
.facts-grid{display:grid;gap:0;border:1px solid var(--line);border-radius:var(--radius-lg);overflow:hidden;background:var(--white);margin:0}
.facts-grid div{display:flex;justify-content:space-between;gap:1.5rem;padding:.95rem 1.3rem;border-top:1px solid var(--line-soft)}
.facts-grid div:first-child{border-top:0}
.facts-grid dt{font-size:.6875rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--tx-3);align-self:center}
.facts-grid dd{margin:0;font-weight:600;font-size:.9375rem;color:var(--tx-1);text-align:right;max-width:55%}
/* ---------- responsive ---------- */
@media (max-width:1024px){
  .svc-grid{grid-template-columns:repeat(2,1fr)}
  .sect-ink .stats{grid-template-columns:repeat(3,1fr)}
  .hero-parallax{transform:none !important}
}
@media (max-width:900px){
  .trust{grid-template-columns:repeat(2,1fr)}
  .calc-wrap{grid-template-columns:1fr}
}
@media (max-width:860px){
  .head-wa span{display:none}
  .head-phone{display:none}
}
@media (max-width:640px){
  .svc-grid{grid-template-columns:1fr}
  .market-split{grid-template-columns:1fr}
  .trust{grid-template-columns:1fr}
  .jstep{grid-template-columns:1fr;gap:.5rem}
  .calc .form-grid{grid-template-columns:1fr}
  .sect-ink .stats{grid-template-columns:1fr 1fr}
  .hero-trust{gap:.9rem 1.75rem}
}
/* ---------- end of upgrade ---------- */

/* ---------- late overrides: neutralise duplicated early rules ---------- */
.jline::before{display:none}
.jnum{width:auto;height:auto;border:0;border-radius:0;background:none;display:block;place-items:auto;font-family:var(--font-display);font-size:2.4rem;font-style:italic;font-weight:500;color:var(--gold-deep);line-height:.9;transition:color var(--dur-2) var(--ease),transform var(--dur-2) var(--ease)}
.jstep:hover .jnum{background:none;color:var(--burgundy);transform:translateY(-2px)}
.trusti::before{display:none}
.hero-trust{margin:1.9rem 0 0;border-top:0;padding-top:0}
.ms-tag{border:0;padding:0;border-radius:0;background:none}
.reviewcta a{border-bottom:0;padding-bottom:0}
/* ---------- end ---------- */

/* ---------- dark journey + cat strip ---------- */
.sect-dark .jstep{border-top-color:var(--line-dark)}
.sect-dark .jstep h3{color:var(--ivory)}
.sect-dark .jstep p{color:var(--tx-invert-mute)}
.sect-dark .jnum{color:var(--gold-bright)}
.sect-dark .jstep:hover .jnum{color:var(--gold)}
.catstrip{display:flex;align-items:center;flex-wrap:wrap;gap:.6rem 1rem;padding:.9rem 1.2rem;margin-bottom:clamp(1.5rem,3vw,2.25rem);position:sticky;top:calc(var(--header-h) + .5rem);z-index:50}
.catstrip-label{font-size:.6875rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--tx-3)}
.ins-filter{min-width:2.5rem;text-align:center}
@media (max-width:700px){.catstrip{position:static}}
.split--office{align-items:center}
.hero h1 em{font-style:italic;color:var(--gold-bright)}

/* ---------- final polish ---------- */
.hero .hero-actions{margin-top:2.35rem}
.ms-body span.ms-tag{opacity:.95}
.head-inner{position:relative;z-index:2}
.site-head{padding-top:env(safe-area-inset-top,0)}
.brand img{max-width:min(170px,42vw)}
.mbar button,.mbar a{padding:.4rem .2rem;gap:.35rem;line-height:1.25}
@media (max-width:420px){.mbar button,.mbar a{font-size:.68rem;letter-spacing:.12em}}
/* ---------- end ---------- */