:root {
  --ink: #171714;
  --ink-soft: #2a2925;
  --red: #e61e25;
  --red-dark: #bc1017;
  --ivory: #f5f1e9;
  --sand: #e9e0d2;
  --paper: #ffffff;
  --muted: #6c6962;
  --line: rgba(23, 23, 20, .14);
  --white-line: rgba(255, 255, 255, .16);
  --display: "Manrope", "Helvetica Neue", sans-serif;
  --sans: "DM Sans", Arial, sans-serif;
  --page: clamp(20px, 6vw, 96px);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; }
body { margin: 0; background: var(--ivory); color: var(--ink); font: 16px/1.6 var(--sans); }
body.dialog-open { overflow: hidden; }
button, input, select, textarea { font: inherit; }
button, select { cursor: pointer; }
button { color: inherit; }
a { color: inherit; text-decoration: none; }
img { display: block; width: 100%; }
[hidden] { display: none !important; }

.skip-link {
  position: fixed;
  z-index: 100;
  top: 8px;
  left: 8px;
  transform: translateY(-150%);
  padding: 10px 14px;
  background: var(--ink);
  color: white;
}
.skip-link:focus { transform: translateY(0); }

.site-header {
  height: 92px;
  padding: 0 var(--page);
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  position: absolute;
  inset: 0 0 auto;
  z-index: 20;
  background: white;
  border-bottom: 1px solid var(--line);
}

.logo-shell {
  width: 226px;
  height: 70px;
  display: block;
  overflow: hidden;
  background: white;
}
.logo-shell img,
.footer-logo img {
  height: 100%;
  object-fit: cover;
  object-position: center;
}
.desktop-nav { display: flex; align-items: center; gap: 34px; }
.desktop-nav a {
  position: relative;
  padding: 12px 0;
  font-size: .83rem;
  font-weight: 700;
}
.desktop-nav a::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: 7px;
  height: 1px;
  background: var(--red);
  transition: right .2s ease;
}
.desktop-nav a:hover::after,
.desktop-nav a:focus-visible::after { right: 0; }
.nav-phone { justify-self: end; display: grid; text-align: right; line-height: 1.25; }
.nav-phone span { color: var(--muted); font-size: .65rem; text-transform: uppercase; letter-spacing: .12em; }
.nav-phone strong { color: var(--red); font-size: .9rem; }
.menu-button { display: none; justify-self: end; width: 42px; height: 38px; border: 0; background: transparent; }
.menu-button span { display: block; width: 26px; height: 2px; margin: 6px auto; background: var(--ink); transition: transform .2s; }

.hero {
  min-height: 100svh;
  padding-top: 92px;
  display: grid;
  grid-template-columns: .87fr 1.13fr;
  grid-template-rows: 1fr auto;
  overflow: hidden;
  background: var(--ivory);
}
.hero-copy {
  padding: clamp(72px, 9vw, 138px) clamp(34px, 6vw, 94px) 70px var(--page);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.eyebrow {
  display: flex;
  align-items: center;
  gap: 12px;
  margin-bottom: 24px;
  color: var(--red);
  font-size: .67rem;
  font-weight: 800;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.eyebrow > span { width: 34px; height: 1px; background: currentColor; }
.eyebrow.dark { color: #645e56; }
.eyebrow.light { color: #ff8589; }
h1, h2, h3 { margin: 0; font-family: var(--display); }
h1, h2 { font-weight: 700; line-height: .99; letter-spacing: -.06em; }
h1 { max-width: 790px; font-size: clamp(3.3rem, 6.2vw, 7.3rem); }
h2 { font-size: clamp(2.7rem, 4.9vw, 5.35rem); }
h1 em, h2 em { color: var(--red); font-family: Georgia, "Times New Roman", serif; font-weight: 400; }
.hero-lead { max-width: 580px; margin: 28px 0 0; color: var(--muted); font-size: clamp(1rem, 1.2vw, 1.15rem); }
.hero-actions { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; margin-top: 38px; }
.button {
  min-height: 52px;
  padding: 14px 20px;
  display: inline-flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
  border: 0;
  font-weight: 700;
  font-size: .87rem;
  transition: transform .2s ease, background .2s ease, color .2s ease;
}
.button:hover { transform: translateY(-2px); }
.button-red { background: var(--red); color: white; }
.button-red:hover { background: var(--red-dark); }
.button-ghost { border: 1px solid var(--line); background: transparent; }
.button-ghost:hover { background: white; }
.trust-line { margin-top: auto; padding-top: 62px; display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; }
.trust-line div { display: grid; padding-left: 12px; border-left: 2px solid var(--red); }
.trust-line strong { font: 700 .88rem var(--display); }
.trust-line span { color: var(--muted); font-size: .7rem; }

.hero-visual { min-height: 650px; position: relative; overflow: hidden; background: #46443f; }
.hero-visual > img { height: 100%; object-fit: cover; object-position: center; }
.hero-visual::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 52%, rgba(10, 10, 8, .68)); pointer-events: none; }
.hero-label { position: absolute; z-index: 2; left: 36px; bottom: 38px; display: grid; color: white; }
.hero-label span { margin-bottom: 6px; color: rgba(255,255,255,.64); font-size: .64rem; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.hero-label strong { font: 700 clamp(1.6rem, 2.2vw, 2.5rem) var(--display); }
.hero-label small { color: rgba(255,255,255,.72); }
.image-action {
  position: absolute;
  z-index: 3;
  right: 30px;
  bottom: 34px;
  min-width: 154px;
  padding: 13px 15px;
  display: flex;
  justify-content: space-between;
  gap: 20px;
  border: 1px solid rgba(255,255,255,.42);
  background: rgba(20,20,18,.36);
  backdrop-filter: blur(12px);
  color: white;
  font-size: .79rem;
  font-weight: 700;
}
.image-action:hover { background: white; color: var(--ink); }
.project-strip {
  grid-column: 1 / -1;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  padding: 0 var(--page);
  background: var(--ink);
  color: white;
}
.project-strip div { min-height: 118px; padding: 25px 24px; display: grid; align-content: center; border-left: 1px solid var(--white-line); }
.project-strip div:last-child { border-right: 1px solid var(--white-line); }
.project-strip span { color: #ff7e82; font-size: .63rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.project-strip strong { margin-top: 4px; font: 700 1.2rem var(--display); }
.project-strip small { color: rgba(255,255,255,.54); font-size: .72rem; }

.property-section { padding: clamp(90px, 10vw, 150px) var(--page); background: white; }
.section-heading {
  max-width: 1420px;
  margin: 0 auto 58px;
  display: grid;
  grid-template-columns: 1.25fr .75fr;
  gap: clamp(40px, 7vw, 110px);
  align-items: end;
}
.section-heading > p { max-width: 530px; margin: 0 0 8px; color: var(--muted); font-size: 1.05rem; }
.property-browser { max-width: 1420px; margin: 0 auto; }
.filter-bar {
  min-height: 84px;
  padding: 14px 18px;
  display: grid;
  grid-template-columns: 1fr auto auto;
  gap: 22px;
  align-items: center;
  border: 1px solid var(--line);
  background: #fbfaf7;
}
.filter-group { display: flex; gap: 7px; flex-wrap: wrap; }
.filter-chip { padding: 10px 16px; border: 1px solid var(--line); background: white; font-size: .77rem; font-weight: 700; }
.filter-chip:hover,
.filter-chip.active { border-color: var(--ink); background: var(--ink); color: white; }
.select-filter { min-width: 175px; display: grid; gap: 2px; }
.select-filter span { color: var(--muted); font-size: .62rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.select-filter select { min-width: 170px; padding: 6px 30px 6px 0; border: 0; border-bottom: 1px solid var(--ink); outline: 0; background: transparent; font-weight: 700; }
.results-count { min-width: 108px; margin: 0; color: var(--muted); font-size: .77rem; text-align: right; }
.results-count strong { color: var(--red); font-size: 1.25rem; }
.property-grid { margin-top: 22px; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 18px; }
.property-card {
  min-width: 0;
  border: 1px solid var(--line);
  background: white;
  display: grid;
  grid-template-rows: 224px 1fr;
  transition: transform .22s ease, box-shadow .22s ease;
}
.property-card:hover { transform: translateY(-4px); box-shadow: 0 20px 50px rgba(32, 25, 17, .1); }
.property-card[hidden] { display: none; }
.property-image { position: relative; overflow: hidden; background: var(--sand); }
.property-image img { height: 100%; object-fit: cover; transition: transform .6s ease; }
.property-card:hover .property-image img { transform: scale(1.03); }
.card-badge { position: absolute; top: 14px; left: 14px; padding: 6px 9px; background: var(--red); color: white; font-size: .6rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.property-art {
  position: relative;
  overflow: hidden;
  padding: 22px;
  display: flex;
  align-items: end;
  justify-content: space-between;
  color: white;
}
.property-art::before,
.property-art::after { content: ""; position: absolute; border: 1px solid rgba(255,255,255,.2); transform: rotate(45deg); }
.property-art::before { width: 200px; height: 200px; top: -80px; right: -50px; }
.property-art::after { width: 118px; height: 118px; top: -40px; right: 4px; }
.art-residential { background: linear-gradient(145deg, #b72025, #6f0e12); }
.art-commercial { background: linear-gradient(145deg, #343332, #11110f); }
.art-shops { background: linear-gradient(145deg, #9b7a55, #51402e); }
.property-art span { position: relative; z-index: 1; font: 800 6rem/.8 var(--display); opacity: .92; }
.property-art small { position: relative; z-index: 1; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.property-body { padding: 21px 20px 18px; display: flex; flex-direction: column; }
.card-meta { display: flex; justify-content: space-between; gap: 10px; color: var(--red); font-size: .62rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.card-meta span:last-child { color: var(--muted); }
.property-body h3 { margin-top: 12px; font-size: 1.35rem; letter-spacing: -.025em; }
.property-body > p { min-height: 69px; margin: 9px 0 18px; color: var(--muted); font-size: .86rem; }
.card-specs { display: grid; grid-template-columns: 1fr 1fr; margin-top: auto; padding: 14px 0; border-top: 1px solid var(--line); }
.card-specs span { display: grid; font-size: .78rem; font-weight: 700; }
.card-specs span + span { padding-left: 12px; border-left: 1px solid var(--line); }
.card-specs small { color: var(--muted); font-size: .55rem; letter-spacing: .1em; }
.card-actions { display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid var(--line); }
.card-actions button { padding: 13px 0 0; border: 0; background: transparent; text-align: left; font-size: .73rem; font-weight: 700; }
.card-actions button:last-child { color: var(--red); text-align: right; }
.card-actions button:hover { text-decoration: underline; text-underline-offset: 3px; }
.empty-state { padding: 28px; border: 1px dashed var(--line); color: var(--muted); text-align: center; }

.project-story {
  max-width: 1420px;
  margin: clamp(90px, 11vw, 170px) auto 0;
  display: grid;
  grid-template-columns: 1.08fr .92fr;
  align-items: stretch;
  background: var(--ivory);
}
.story-gallery { min-height: 710px; display: grid; grid-template-columns: 1fr 1fr; grid-template-rows: 1.35fr .65fr; gap: 2px; background: white; }
.story-gallery figure { margin: 0; position: relative; overflow: hidden; background: white; }
.story-main { grid-column: 1 / -1; }
.story-gallery img { height: 100%; object-fit: cover; }
.story-gallery figure:not(.story-main) img { object-fit: contain; padding: 12px; }
.story-gallery figcaption { position: absolute; left: 12px; bottom: 12px; padding: 6px 9px; background: rgba(20,20,18,.78); color: white; font-size: .66rem; }
.story-copy { padding: clamp(44px, 6vw, 88px); align-self: center; }
.story-copy > p { color: var(--muted); }
.payment-list { margin-top: 30px; border-top: 1px solid var(--ink); }
.payment-list div { padding: 14px 0; display: flex; justify-content: space-between; gap: 24px; border-bottom: 1px solid var(--line); }
.payment-list span { color: var(--muted); font-size: .79rem; }
.payment-list strong { font-size: .88rem; text-align: right; }
.story-copy .plan-note { margin: 17px 0 0; color: var(--red); font-size: .76rem; font-weight: 700; }
.text-link { margin-top: 24px; padding: 0 0 6px; border: 0; border-bottom: 1px solid currentColor; background: transparent; font-weight: 700; }
.text-link span { margin-left: 20px; }

.inquiry-section {
  padding: clamp(90px, 10vw, 150px) var(--page) 0;
  display: grid;
  grid-template-columns: .86fr 1.14fr;
  gap: clamp(50px, 9vw, 140px);
  background: var(--ink);
  color: white;
}
.inquiry-copy > p { max-width: 580px; color: rgba(255,255,255,.62); }
.inquiry-section h2 em { color: #ff7075; }
.contact-cards { margin-top: 42px; display: grid; gap: 1px; background: var(--white-line); }
.contact-cards > * { min-height: 87px; padding: 17px 18px; display: grid; grid-template-columns: 1fr auto; grid-template-rows: auto auto; background: var(--ink-soft); }
.contact-cards small { color: #ff7f84; font-size: .59rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.contact-cards strong { align-self: end; font: 700 1rem var(--display); }
.contact-cards span { grid-row: 1 / 3; grid-column: 2; align-self: center; color: rgba(255,255,255,.55); font-size: .7rem; }
.contact-cards a:hover { background: #34332f; }
.inquiry-form { padding: clamp(30px, 4vw, 55px); background: white; color: var(--ink); align-self: start; }
.form-head { margin-bottom: 27px; padding-bottom: 17px; display: flex; justify-content: space-between; gap: 20px; border-bottom: 1px solid var(--line); }
.form-head span { font: 700 1.25rem var(--display); }
.form-head small { color: var(--muted); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.inquiry-form label { margin-bottom: 19px; display: grid; gap: 6px; }
.inquiry-form label > span { color: var(--muted); font-size: .65rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.inquiry-form input,
.inquiry-form select,
.inquiry-form textarea {
  width: 100%;
  padding: 11px 0;
  border: 0;
  border-bottom: 1px solid #aaa59d;
  border-radius: 0;
  outline: 0;
  background: transparent;
  color: var(--ink);
}
.inquiry-form textarea { resize: vertical; min-height: 86px; }
.inquiry-form input:focus,
.inquiry-form select:focus,
.inquiry-form textarea:focus { border-color: var(--red); box-shadow: 0 1px 0 var(--red); }
.inquiry-form .invalid { border-color: var(--red); }
.submit-button {
  width: 100%;
  min-height: 57px;
  padding: 15px 19px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  border: 0;
  background: var(--red);
  color: white;
  font-weight: 700;
}
.submit-button:hover { background: var(--red-dark); }
.privacy-note { margin: 11px 0 0; color: var(--muted); font-size: .68rem; }
.form-status { min-height: 20px; margin: 8px 0 0; color: var(--red); font-size: .75rem; font-weight: 700; }

footer {
  grid-column: 1 / -1;
  margin-top: clamp(80px, 10vw, 140px);
  min-height: 124px;
  padding: 22px 0;
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 34px;
  align-items: center;
  border-top: 1px solid var(--white-line);
}
.footer-logo { width: 190px; height: 66px; overflow: hidden; background: white; }
footer nav { justify-self: center; display: flex; gap: 24px; font-size: .77rem; }
footer nav a:hover { color: #ff8387; }
footer p { margin: 0; color: rgba(255,255,255,.5); font-size: .7rem; text-align: right; }
footer p a { color: white; text-decoration: underline; text-underline-offset: 3px; }

.property-dialog {
  width: min(1050px, calc(100% - 34px));
  max-height: min(820px, calc(100svh - 34px));
  padding: 0;
  display: none;
  grid-template-columns: .88fr 1.12fr;
  border: 0;
  background: white;
  color: var(--ink);
  box-shadow: 0 25px 90px rgba(0,0,0,.32);
}
.property-dialog[open] { display: grid; }
.property-dialog::backdrop { background: rgba(17,17,14,.76); backdrop-filter: blur(6px); }
.dialog-close { position: absolute; z-index: 5; top: 12px; right: 15px; width: 38px; height: 38px; border: 0; background: var(--ink); color: white; font-size: 1.5rem; line-height: 1; }
.dialog-media { min-height: 590px; background: var(--ink) center/cover no-repeat; }
.dialog-content { padding: clamp(38px, 6vw, 76px); align-self: center; }
.dialog-content > p { color: var(--muted); }
.dialog-content .button { margin-top: 28px; }
.dialog-detail-list { margin: 27px 0 0; border-top: 1px solid var(--ink); }
.dialog-detail-list div { padding: 12px 0; display: flex; justify-content: space-between; gap: 25px; border-bottom: 1px solid var(--line); }
.dialog-detail-list span { color: var(--muted); font-size: .77rem; }
.dialog-detail-list strong { font-size: .83rem; text-align: right; }
.dialog-steps { margin: 24px 0 0; padding: 0; list-style: none; counter-reset: steps; }
.dialog-steps li { padding: 13px 0; display: grid; grid-template-columns: 34px 1fr; gap: 10px; border-bottom: 1px solid var(--line); color: var(--muted); font-size: .83rem; }
.dialog-steps li::before { counter-increment: steps; content: "0" counter(steps); color: var(--red); font-weight: 800; }

.reveal { opacity: 1; transform: none; }
.js-ready .reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s ease, transform .7s ease; }
.js-ready .reveal.in-view { opacity: 1; transform: none; }

@media (max-width: 1180px) {
  .property-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .property-card { grid-template-rows: 270px 1fr; }
  .hero { grid-template-columns: .96fr 1.04fr; }
}

@media (max-width: 920px) {
  .site-header { grid-template-columns: 1fr auto; height: 82px; }
  .desktop-nav,
  .nav-phone { display: none; }
  .menu-button { display: block; }
  .site-header.nav-open .desktop-nav {
    position: absolute;
    top: 82px;
    left: 0;
    right: 0;
    padding: 24px var(--page);
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 8px;
    background: white;
    border-top: 1px solid var(--line);
    box-shadow: 0 18px 38px rgba(0,0,0,.12);
  }
  .site-header.nav-open .menu-button span:first-child { transform: translateY(4px) rotate(45deg); }
  .site-header.nav-open .menu-button span:last-child { transform: translateY(-4px) rotate(-45deg); }
  .hero { padding-top: 82px; grid-template-columns: 1fr; }
  .hero-copy { min-height: 680px; }
  .hero-visual { min-height: 660px; }
  .project-strip { grid-template-columns: 1fr 1fr; }
  .project-strip div:nth-child(3) { border-top: 1px solid var(--white-line); }
  .project-strip div:nth-child(4) { border-top: 1px solid var(--white-line); }
  .section-heading,
  .project-story,
  .inquiry-section { grid-template-columns: 1fr; }
  .section-heading { gap: 28px; }
  .filter-bar { grid-template-columns: 1fr auto; }
  .results-count { grid-column: 1 / -1; text-align: left; }
  .story-gallery { min-height: 650px; }
  footer { grid-template-columns: 1fr auto; }
  footer nav { justify-self: end; }
  footer p { grid-column: 1 / -1; text-align: left; }
  .property-dialog { grid-template-columns: 1fr; overflow-y: auto; }
  .dialog-media { min-height: 330px; }
}

@media (max-width: 620px) {
  :root { --page: 18px; }
  .site-header { height: 74px; }
  .logo-shell { width: 172px; height: 56px; }
  .site-header.nav-open .desktop-nav { top: 74px; }
  .hero { padding-top: 74px; }
  .hero-copy { min-height: 620px; padding: 74px var(--page) 44px; }
  h1 { font-size: clamp(3.05rem, 15vw, 4.8rem); }
  h2 { font-size: clamp(2.55rem, 12vw, 4rem); }
  .hero-actions { align-items: stretch; flex-direction: column; }
  .hero-actions .button { width: 100%; }
  .trust-line { grid-template-columns: 1fr; gap: 14px; padding-top: 48px; }
  .hero-visual { min-height: 510px; }
  .hero-label { left: 20px; bottom: 74px; }
  .image-action { left: 20px; right: 20px; bottom: 18px; }
  .project-strip { padding: 0; }
  .project-strip div { min-height: 102px; padding: 18px; }
  .property-section { padding-top: 82px; }
  .filter-bar { grid-template-columns: 1fr; align-items: stretch; }
  .filter-group { display: grid; grid-template-columns: repeat(3, 1fr); }
  .filter-chip { padding-inline: 8px; }
  .select-filter,
  .select-filter select { min-width: 0; width: 100%; }
  .results-count { grid-column: auto; }
  .property-grid { grid-template-columns: 1fr; }
  .property-card { grid-template-rows: 248px 1fr; }
  .project-story { margin-left: calc(-1 * var(--page)); margin-right: calc(-1 * var(--page)); }
  .story-gallery { min-height: 560px; }
  .story-copy { padding: 54px 24px; }
  .payment-list div { align-items: flex-start; flex-direction: column; gap: 3px; }
  .payment-list strong { text-align: left; }
  .inquiry-section { padding-top: 82px; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .inquiry-form { padding: 28px 20px; margin-inline: -4px; }
  .contact-cards > * { grid-template-columns: 1fr; }
  .contact-cards span { grid-column: auto; grid-row: auto; }
  footer { grid-template-columns: 1fr; }
  footer nav { justify-self: start; flex-wrap: wrap; }
  .footer-logo { width: 170px; height: 60px; }
  .property-dialog { width: calc(100% - 18px); max-height: calc(100svh - 18px); }
  .dialog-media { min-height: 250px; }
  .dialog-content { padding: 36px 22px; }
  .dialog-detail-list div { align-items: flex-start; flex-direction: column; gap: 2px; }
  .dialog-detail-list strong { text-align: left; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; }
}