:root{--ivory:#F5F2EC;--limestone:#EAE5DB;--greige:#CFC7B8;--espresso:#2B2620;--umber:#4E463C;--bronze:#9C8155;--white:#FDFCFA;--fd:'Jost',sans-serif;--fb:'Jost',sans-serif}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:var(--fb);font-weight:300;color:var(--espresso);background:var(--ivory);line-height:1.65;font-size:17px}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--fd);font-weight:300;line-height:1.12;letter-spacing:.01em}
h2{font-size:clamp(32px,3.4vw,46px)}
h3{font-size:22px}
p{max-width:62ch}
.wrap{max-width:1140px;margin:0 auto;padding:0 6vw}
.eyebrow{font-size:12px;letter-spacing:.28em;text-transform:uppercase;color:var(--bronze);margin-bottom:18px}
.btn{display:inline-block;padding:15px 34px;font-size:13px;letter-spacing:.22em;text-transform:uppercase;border:1px solid var(--espresso);color:var(--espresso);background:transparent;cursor:pointer;transition:all .3s;font-family:var(--fb);font-weight:400}
.btn:hover{background:var(--espresso);color:var(--ivory)}
.btn.solid{background:var(--espresso);color:var(--ivory)}
.btn.solid:hover{background:var(--bronze);border-color:var(--bronze)}
.btn.light{border-color:var(--white);color:var(--white)}
.btn.light:hover{background:var(--white);color:var(--espresso)}
.link{border-bottom:1px solid var(--bronze);padding-bottom:2px;font-size:14px;letter-spacing:.14em;text-transform:uppercase}
.link:hover{color:var(--bronze)}
.btn:focus-visible,a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible{outline:2px solid var(--bronze);outline-offset:3px}
@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important}html{scroll-behavior:auto}}

/* Nav */
nav{position:fixed;top:0;left:0;right:0;z-index:50;background:rgba(245,242,236,.94);backdrop-filter:blur(8px);border-bottom:1px solid rgba(43,38,32,.08)}
.nav-inner{max-width:1140px;margin:0 auto;padding:0 6vw;display:flex;align-items:center;justify-content:space-between;height:80px;gap:24px}
.logo-img img{height:26px;width:auto}
.nav-links{display:flex;gap:34px;font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;align-items:center}
.nav-links a{opacity:.75;transition:opacity .2s;padding:6px 0;border-bottom:1px solid transparent}
.nav-links a:hover,.nav-links a[aria-current=page]{opacity:1;border-bottom-color:var(--bronze)}
.nav-cta{font-size:12px;letter-spacing:.2em;text-transform:uppercase;border:1px solid var(--espresso);padding:11px 22px;transition:all .3s;white-space:nowrap}
.nav-cta:hover{background:var(--espresso);color:var(--ivory)}
.hamburger{display:none;background:none;border:none;cursor:pointer;padding:8px}
.hamburger span{display:block;width:24px;height:1.5px;background:var(--espresso);margin:6px 0}
main{padding-top:80px}

/* Hero */
.hero{position:relative;min-height:92vh;display:flex;align-items:flex-end;padding:0 0 64px;color:var(--white)}
.hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero .shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(43,38,32,.15) 0%,rgba(43,38,32,.05) 45%,rgba(43,38,32,.62) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%}
.hero h1{font-size:clamp(34px,4.6vw,62px);max-width:16ch;color:var(--white);letter-spacing:.02em;margin-bottom:20px}
.hero .lede{font-family:var(--fd);font-style:italic;font-size:clamp(17px,1.5vw,21px);color:#EFE9DC;max-width:48ch;margin-bottom:34px}
.hero .ctas{display:flex;gap:18px;flex-wrap:wrap;align-items:center}
.hero .credit{position:absolute;right:6vw;bottom:22px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:rgba(239,233,220,.7);z-index:2}

/* Text hero (home) */
.hero-text{padding:120px 0 96px;text-align:center}
.hero-text h1{font-size:clamp(36px,5vw,66px);max-width:18ch;margin:0 auto 26px;letter-spacing:.02em}
.hero-text .rule{width:56px;border:none;border-top:1px solid var(--bronze);margin:0 auto 26px}
.hero-text .lede{font-family:var(--fd);font-style:italic;font-size:clamp(17px,1.5vw,21px);color:var(--umber);max-width:52ch;margin:0 auto 38px}
.hero-text .ctas{display:flex;gap:18px;justify-content:center;flex-wrap:wrap}
@media (max-width:960px){.hero-text{padding:72px 0 64px}}

/* Page header (inner pages) */
.page-head{padding:96px 0 48px}
.page-head h1{font-size:clamp(34px,4vw,54px);margin-bottom:18px;max-width:20ch}
.page-head p{color:var(--umber);font-size:18px}

section{padding:96px 0}
section.tight{padding:64px 0}
.two{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.two p{color:var(--umber);margin-bottom:16px}

/* Intro strip */
.intro{background:var(--white);border-top:1px solid rgba(43,38,32,.08);border-bottom:1px solid rgba(43,38,32,.08)}
.intro .two{grid-template-columns:260px 1fr;gap:56px}
.intro img{width:260px;height:260px;border-radius:50%;object-fit:cover;border:1px solid var(--greige)}
.intro h2{margin-bottom:18px}
.sign{font-family:var(--fd);font-size:19px;letter-spacing:.06em;margin-top:22px}
.sign small{display:block;font-family:var(--fb);font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze);margin-top:4px}

/* Featured development */
.featured{background:var(--espresso);color:var(--ivory)}
.featured .two{grid-template-columns:1.15fr 1fr}
.featured h2{color:var(--white)}
.featured p{color:var(--greige)}
.featured .facts{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(245,242,236,.14);margin:28px 0 34px}
.featured .fact{background:var(--espresso);padding:18px 16px 16px}
.featured .fact b{display:block;font-family:var(--fd);font-weight:400;font-size:24px;color:var(--white)}
.featured .fact span{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--greige)}
.featured figure{margin:0}
.featured figure img{width:100%;aspect-ratio:4/3;object-fit:cover}

/* Section heads */
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;margin-bottom:44px}
.sec-head p{color:var(--umber);margin-top:14px}

/* Property cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.card{background:var(--white);border:1px solid rgba(43,38,32,.08);cursor:pointer;position:relative;display:flex;flex-direction:column}
.card .ph{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--limestone)}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform .6s}
.card:hover .ph img{transform:scale(1.03)}
.card .tag{position:absolute;left:14px;top:14px;background:rgba(43,38,32,.82);color:var(--ivory);font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;padding:6px 10px}
.card .tag.sample{background:var(--bronze)}
.card .seal{position:absolute;right:14px;bottom:14px;background:rgba(250,247,242,.92);color:var(--espresso);font-family:var(--fd);font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:6px 10px}
.card .body{padding:22px 22px 24px;flex:1;display:flex;flex-direction:column}
.card h3{font-size:21px;margin-bottom:4px}
.card .loc{font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--umber);margin-bottom:14px}
.card .specs{display:flex;gap:16px;font-size:14px;color:var(--umber);margin-bottom:16px;flex-wrap:wrap}
.card .price{margin-top:auto;font-family:var(--fd);font-size:20px;letter-spacing:.02em}
.card .price small{font-family:var(--fb);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze);margin-right:8px}

/* Pillars */
.pillars{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--greige)}
.pillar{background:var(--white);padding:38px 34px}
.pillar h3{font-size:20px;margin-bottom:14px}
.pillar p{color:var(--umber);font-size:15.5px}

/* Filters */
.filters{display:flex;gap:14px;flex-wrap:wrap;align-items:flex-end;margin-bottom:36px;padding:22px;background:var(--white);border:1px solid rgba(43,38,32,.08)}
.filters label{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--umber);margin-bottom:6px}
.filters select{padding:11px 14px;border:1px solid rgba(43,38,32,.18);background:var(--ivory);font-family:var(--fb);font-size:15px;color:var(--espresso);min-width:170px}
.filters .count{margin-left:auto;font-size:13px;color:var(--umber);letter-spacing:.06em}
.filters button{background:none;border:none;color:var(--bronze);font-family:var(--fb);font-size:13px;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;padding:12px 0}
.empty{padding:48px;border:1px dashed var(--greige);text-align:center;color:var(--umber)}
.empty a{border-bottom:1px solid var(--bronze)}

/* Contact band */
.band{background:var(--ivory);border-top:1px solid rgba(43,38,32,.08);text-align:center}
.band .inner{max-width:680px;margin:0 auto}
.band p{margin:18px auto 30px;color:var(--umber)}
.contact-lines{font-size:16px;color:var(--umber);margin-top:22px}
.contact-lines a{color:var(--espresso);border-bottom:1px solid var(--bronze)}

/* Forms */
form .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.field{margin-bottom:18px}
.field label{display:block;font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--umber);margin-bottom:8px}
.field label span{text-transform:none;letter-spacing:0;color:#8C8477;font-size:11.5px}
.field input,.field select,.field textarea{width:100%;padding:14px 16px;border:1px solid rgba(43,38,32,.18);background:var(--ivory);font-family:var(--fb);font-size:16px;color:var(--espresso);font-weight:300}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--bronze)}
.field textarea{min-height:110px;resize:vertical}
.consent{font-size:13px;color:var(--umber);margin:12px 0 20px}
.form-ok{display:none;background:var(--ivory);border:1px solid var(--bronze);padding:22px;font-size:15.5px;margin-top:20px}

/* Footer */
footer{background:var(--espresso);color:var(--greige);padding:64px 0 38px;font-size:14px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:46px;margin-bottom:44px}
footer .logo-img img{height:32px}
.foot-grid h4{font-size:11.5px;letter-spacing:.26em;text-transform:uppercase;color:var(--bronze);margin-bottom:14px;font-family:var(--fb)}
.foot-grid ul{list-style:none}
.foot-grid li{padding:5px 0}
.foot-grid a:hover{color:var(--white)}
.legal{border-top:1px solid rgba(245,242,236,.14);padding-top:26px;font-size:12.5px;line-height:1.7;color:rgba(207,199,184,.75);max-width:none}

/* WhatsApp float */
.wa-float{position:fixed;bottom:26px;right:26px;z-index:60;width:56px;height:56px;border-radius:50%;background:#25D366;display:flex;align-items:center;justify-content:center;box-shadow:0 8px 24px rgba(0,0,0,.22)}
.wa-float svg{width:30px;height:30px;fill:#fff}

/* Modals */
.modal-bg{position:fixed;inset:0;background:rgba(43,38,32,.55);z-index:70;display:none;align-items:center;justify-content:center;padding:20px}
.modal-bg.open{display:flex}
.modal{background:var(--white);max-width:480px;width:100%;padding:44px 40px;position:relative;max-height:92vh;overflow-y:auto}
.modal.wide{max-width:960px;padding:0}
.modal .close{position:absolute;top:12px;right:16px;background:none;border:none;font-size:28px;cursor:pointer;color:var(--umber);line-height:1;z-index:2}
.modal h3{font-size:24px;margin-bottom:12px}
.modal p{font-size:15px;color:var(--umber);margin-bottom:20px}
.founder{display:flex;align-items:center;gap:14px;margin:0 0 22px;padding-bottom:20px;border-bottom:1px solid rgba(43,38,32,.1)}
.founder img{width:54px;height:54px;border-radius:50%;object-fit:cover;border:1px solid var(--greige)}
.founder b{display:block;font-family:var(--fd);font-weight:400;font-size:17px}
.founder small{display:block;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze);margin-top:2px}
/* property detail modal */
.pd{display:grid;grid-template-columns:1.25fr 1fr}
.pd .gal{position:relative;background:var(--limestone);min-height:420px}
.pd .gal img{width:100%;height:100%;object-fit:cover;position:absolute;inset:0}
.pd .gal button{position:absolute;top:50%;transform:translateY(-50%);background:rgba(43,38,32,.55);color:var(--ivory);border:none;width:42px;height:42px;font-size:26px;cursor:pointer}
.pd .gal .prev{left:10px}.pd .gal .next{right:10px}
.pd .gal .n{position:absolute;bottom:12px;right:14px;font-size:11px;letter-spacing:.16em;color:var(--ivory);background:rgba(43,38,32,.55);padding:4px 8px}
.pd .info{padding:40px 36px 36px}
.pd .info h3{font-size:26px;margin-bottom:4px}
.pd .info .loc{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--umber);margin-bottom:18px}
.pd .info .specs{display:grid;grid-template-columns:1fr 1fr;gap:10px 18px;margin:18px 0 22px;font-size:14.5px;color:var(--umber)}
.pd .info .specs b{font-weight:400;color:var(--espresso)}
.pd .info .price{font-family:var(--fd);font-size:24px;margin-bottom:20px}
.pd .info .desc{color:var(--umber);font-size:15px;margin-bottom:26px}
.pd .why{border-left:2px solid var(--bronze);padding-left:14px;font-style:italic;color:var(--espresso);font-size:15px;margin-bottom:26px}

@media (max-width:960px){
  .nav-cta{display:none}
  .hero{min-height:84vh;padding-bottom:48px}
  .two,.intro .two,.featured .two{grid-template-columns:1fr;gap:36px}
  .intro img{width:180px;height:180px}
  .grid{grid-template-columns:1fr}
  .pillars{grid-template-columns:1fr}
  .sec-head{flex-direction:column;align-items:flex-start;gap:14px}
  .foot-grid{grid-template-columns:1fr}
  form .row{grid-template-columns:1fr}
  section{padding:64px 0}
  .page-head{padding:56px 0 32px}
  .pd{grid-template-columns:1fr}.pd .gal{min-height:260px;aspect-ratio:4/3}
  .modal{padding:36px 24px}
  .filters select{min-width:140px;flex:1}
  .filters .count{margin-left:0;width:100%}
  .featured .fact b{font-size:19px}
}

/* Property page */
.prop-head{display:flex;justify-content:space-between;align-items:flex-end;gap:30px;flex-wrap:wrap}
.prop-price{font-family:var(--fd);font-size:clamp(24px,2.6vw,34px)}
.pgal-main img{width:100%;aspect-ratio:16/9;object-fit:cover;background:var(--limestone)}
.pgal-thumbs{display:grid;grid-template-columns:repeat(auto-fill,minmax(110px,1fr));gap:10px;margin-top:10px}
.pgal-thumbs img{aspect-ratio:4/3;object-fit:cover;cursor:pointer;opacity:.75;transition:opacity .2s;background:var(--limestone)}
.pgal-thumbs img.on,.pgal-thumbs img:hover{opacity:1;outline:1px solid var(--bronze)}
.pspecs{display:flex;gap:26px;flex-wrap:wrap;padding:18px 0;border-top:1px solid rgba(43,38,32,.12);border-bottom:1px solid rgba(43,38,32,.12);margin-bottom:24px;font-size:15px;color:var(--umber)}
.pspecs b{font-weight:400;color:var(--espresso)}
.penq{background:var(--white);border:1px solid rgba(43,38,32,.08);padding:30px 28px;position:sticky;top:100px}
@media(max-width:960px){.penq{position:static}}

/* Fullscreen lightbox (property pages) */
.pgal-main img{cursor:zoom-in}
.lb{position:fixed;inset:0;background:rgba(43,38,32,.95);z-index:80;display:none;align-items:center;justify-content:center}
.lb.open{display:flex}
.lb img{max-width:94vw;max-height:86vh;object-fit:contain;box-shadow:0 20px 60px rgba(0,0,0,.5)}
.lb button{position:absolute;background:none;border:none;color:var(--ivory);cursor:pointer;font-size:38px;line-height:1;padding:12px 16px;opacity:.75}
.lb button:hover{opacity:1}
.lb .lb-close{top:10px;right:14px}
.lb .lb-prev{left:6px;top:50%;transform:translateY(-50%)}
.lb .lb-next{right:6px;top:50%;transform:translateY(-50%)}
.lb .lb-n{position:absolute;bottom:16px;left:0;right:0;text-align:center;color:var(--greige);font-size:11px;letter-spacing:.2em}
@media(max-width:760px){.lb .lb-prev,.lb .lb-next{font-size:30px;padding:10px}}

/* v3: hamburger + dropdown on every screen size */
.nav-inner{position:relative}
.nav-links{display:none;position:absolute;right:6vw;top:100%;flex-direction:column;gap:0;background:var(--ivory);border:1px solid rgba(43,38,32,.10);min-width:240px;padding:10px 0;box-shadow:0 14px 40px rgba(43,38,32,.10)}
.nav-links.open{display:flex}
.nav-links a{padding:14px 26px;font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--espresso);opacity:1;border-bottom:1px solid rgba(43,38,32,.06)}
.nav-links a:hover{color:var(--bronze);border-bottom-color:rgba(43,38,32,.06)}
.nav-links a:last-child{border-bottom:none}
.nav-links a[aria-current="page"]{color:var(--bronze);border-bottom-color:rgba(43,38,32,.06)}
.hamburger{display:block}

/* v3 hero legibility */
.hero .shade{background:linear-gradient(180deg,rgba(43,38,32,.10) 0%,rgba(43,38,32,.10) 40%,rgba(43,38,32,.80) 100%)}
.hero h1,.hero .lede{text-shadow:0 1px 18px rgba(43,38,32,.45)}
.hero{min-height:88vh}

.pillars .pillar:nth-child(5){grid-column:1/-1}

/* v4 home */
.grid-4{grid-template-columns:repeat(4,1fr);gap:22px}
.grid-4 .card h3{font-size:18px}
.grid-4 .card .specs{font-size:13px;gap:10px}
.about-home{background:var(--white);border-top:1px solid rgba(43,38,32,.08)}
.about-home .two{grid-template-columns:1fr 1.2fr;align-items:center}
.about-home h2{margin-bottom:20px}
@media (max-width:1100px){.grid-4{grid-template-columns:repeat(2,1fr)}}
@media (max-width:600px){.grid-4{grid-template-columns:1fr}}

/* v5 contact band */
.band h2{margin-bottom:34px}
.band .btn.solid{font-size:12px;padding:13px 30px}
.band .contact-lines{margin-top:28px}
.social{display:flex;justify-content:center;gap:22px;margin-top:30px}
.social a{display:inline-flex;width:40px;height:40px;align-items:center;justify-content:center;border:1px solid rgba(43,38,32,.22);border-radius:50%;color:var(--espresso);transition:all .25s}
.social a:hover{background:var(--espresso);color:var(--ivory);border-color:var(--espresso)}
.social svg{width:17px;height:17px;fill:currentColor}

/* v5 contact band */
.band{background:var(--limestone)}
.band h2{margin-bottom:44px}
.band .btn.solid{font-size:11px;padding:11px 26px;letter-spacing:.24em}
.band .contact-lines{margin-top:32px}

/* v7 typography & hero */
.hero{align-items:flex-end;padding:0 0 56px}
.hero h1{font-family:var(--fb);font-weight:300;font-size:clamp(30px,3.6vw,50px);letter-spacing:.06em;line-height:1.2;max-width:26ch;margin-bottom:16px}
.hero .lede{font-family:var(--fb);font-style:normal;font-weight:300;font-size:clamp(15px,1.15vw,17px);letter-spacing:.04em;max-width:52ch;margin-bottom:28px}
.hero .ctas .btn{font-size:11px;padding:11px 22px;letter-spacing:.24em}
.card .price{font-family:var(--fb);font-weight:300;font-size:19px;letter-spacing:.06em}
.card h3{font-family:var(--fd);font-weight:400;font-size:22px}
.pprice{font-family:var(--fb);font-weight:300;letter-spacing:.06em}
.band h2{font-size:clamp(30px,3vw,40px);font-weight:300;letter-spacing:.01em}
footer .logo-img img{height:22px;width:auto;image-rendering:auto}
footer .legal-links{margin-top:14px;font-size:12px;letter-spacing:.08em}
footer .legal-links a{color:var(--greige);text-decoration:none;margin-right:18px}
footer .legal-links a:hover{color:var(--white)}
/* cookie notice */
.cookie{position:fixed;left:24px;right:24px;bottom:24px;z-index:60;background:var(--ivory);color:var(--espresso);border:1px solid rgba(43,38,32,.12);box-shadow:0 14px 40px rgba(43,38,32,.12);padding:18px 22px;display:none;align-items:center;justify-content:space-between;gap:20px;font-size:13.5px;max-width:960px;margin:0 auto}
.cookie.show{display:flex}
.cookie a{color:var(--espresso)}
.cookie .btn{font-size:11px;padding:9px 18px;letter-spacing:.2em;white-space:nowrap}
@media (max-width:700px){.cookie{flex-direction:column;align-items:flex-start}}

.legal-text h3{font-family:var(--fb);font-weight:500;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze);margin:34px 0 12px}
.legal-text p,.legal-text li{margin-bottom:14px}
.legal-text ul{padding-left:18px}




/* v9 hero (uppercase, wraps on small screens) */
.hero h1{text-transform:uppercase;font-weight:300;font-size:clamp(20px,2.4vw,34px);letter-spacing:.2em;line-height:1.4;max-width:34ch}
.featured-heading{text-transform:uppercase;letter-spacing:.2em;font-family:var(--fb);font-weight:300;font-size:clamp(18px,1.8vw,24px);line-height:1.35;margin:0}
.or-brief{margin-top:34px;color:var(--umber);font-size:15px}
.or-brief .link{margin-left:6px}
.page-head h1{text-transform:uppercase;letter-spacing:.18em;font-family:var(--fb);font-weight:300;font-size:clamp(20px,2.2vw,30px);line-height:1.4;max-width:34ch}
.page-head p{max-width:60ch}
/* brief form */
.brief-form fieldset{border:none;padding:0;margin:0 0 30px}
.brief-form legend{font-family:var(--fd);font-size:22px;margin-bottom:14px;letter-spacing:.02em}
.brief-form .choices{display:flex;flex-wrap:wrap;gap:10px 22px}
.brief-form label.choice{font-size:15px;letter-spacing:.02em;display:flex;gap:8px;align-items:center;cursor:pointer;color:var(--umber)}
.brief-form label.choice input{accent-color:var(--bronze)}
.brief-form .consent{font-size:13px;color:var(--umber);margin:6px 0 22px}
.selling-text p{color:var(--umber);margin-bottom:18px;max-width:58ch}

/* v9.1 hero one line on desktop, wraps on small screens */
.hero h1{white-space:nowrap;max-width:none}
@media (max-width:900px){.hero h1{white-space:normal;font-size:clamp(18px,5vw,24px)}}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media (max-width:1100px){.grid-3{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.grid-3{grid-template-columns:1fr}}

/* ============================================================
   v10 — luxury refinement (typography, spacing, restraint)
   ============================================================ */
:root{--ink:#26211C;--muted:#6B635A;--hair:rgba(43,38,32,.12)}
body{font-size:16px;line-height:1.8;letter-spacing:.012em;color:var(--ink)}
p{color:var(--umber)}
h1,h2,h3,h4{color:var(--ink);letter-spacing:0}
h2{font-size:clamp(30px,3.2vw,44px);line-height:1.18;font-weight:300}
h3{font-weight:400}
.wrap{max-width:1180px}
section{padding:112px 0}
section.tight{padding:72px 0}

/* labels, links, buttons */
.eyebrow{font-size:10.5px;letter-spacing:.34em;font-weight:400;color:var(--bronze);margin-bottom:22px}
.link{font-size:10.5px;letter-spacing:.28em;font-weight:400;border-bottom:1px solid rgba(156,129,85,.55);padding-bottom:5px;transition:border-color .3s,color .3s}
.link:hover{border-bottom-color:var(--bronze)}
.btn{font-size:10.5px;letter-spacing:.3em;font-weight:400;padding:15px 34px;border:1px solid rgba(43,38,32,.55);transition:background .35s,color .35s,border-color .35s}
.btn:hover{background:var(--ink);border-color:var(--ink);color:var(--ivory)}
.btn.solid{background:var(--ink);border-color:var(--ink);color:var(--ivory)}
.btn.solid:hover{background:var(--bronze);border-color:var(--bronze)}
.btn.light{border-color:rgba(253,252,250,.7);color:var(--white)}
.btn.light:hover{background:var(--white);border-color:var(--white);color:var(--ink)}

/* nav */
.nav-inner{height:92px}
.logo-img img{height:24px}
.hamburger{padding:10px 0 10px 10px}
.hamburger span{width:26px;height:1px;margin:7px 0;background:var(--ink)}
main{padding-top:92px}
.nav-links{min-width:270px;padding:14px 0;border-color:var(--hair);box-shadow:0 18px 50px rgba(43,38,32,.10)}
.nav-links a{font-size:10.5px;letter-spacing:.3em;padding:15px 32px;border-bottom-color:transparent;color:var(--ink)}
.nav-links a:hover{color:var(--bronze)}

/* hero */
.hero{min-height:calc(100vh - 92px);padding:0 0 84px}
.hero .shade{background:linear-gradient(180deg,rgba(38,33,28,.08) 0%,rgba(38,33,28,.06) 45%,rgba(38,33,28,.66) 100%)}
.hero h1{font-size:clamp(17px,1.9vw,27px);letter-spacing:.32em;line-height:1.5;margin-bottom:18px;text-shadow:0 1px 14px rgba(38,33,28,.35)}
.hero .lede{font-family:var(--fd);font-weight:300;font-size:clamp(19px,1.7vw,25px);letter-spacing:.02em;color:#F1ECE1;max-width:44ch;margin-bottom:34px;text-shadow:0 1px 14px rgba(38,33,28,.35)}
.hero .ctas{gap:28px}
.hero .ctas .btn{font-size:10.5px;letter-spacing:.3em;padding:13px 26px}
@media (max-width:900px){.hero h1{font-size:clamp(15px,4.2vw,20px);letter-spacing:.26em}.hero .lede{font-size:19px}.hero{padding-bottom:64px}}

/* page heads: small tracked title + serif line */
.page-head{padding:104px 0 56px}
.page-head h1{font-size:clamp(11px,1.1vw,12.5px);letter-spacing:.36em;color:var(--bronze);margin-bottom:22px;line-height:1.6;max-width:none}
.page-head .lede{font-family:var(--fd);font-weight:300;font-size:clamp(30px,3.4vw,46px);line-height:1.2;color:var(--ink);max-width:24ch;margin-bottom:0}
.page-head .lede+p{margin-top:22px}
.page-head p{font-size:16px;color:var(--umber);max-width:56ch}
@media (max-width:960px){.page-head{padding:56px 0 36px}}

/* section heads */
.sec-head{margin-bottom:52px;align-items:baseline}
.sec-title{font-family:var(--fb);font-weight:300;font-size:clamp(11px,1.1vw,12.5px);letter-spacing:.36em;text-transform:uppercase;color:var(--bronze);margin:0}
.featured-heading{font-family:var(--fb);font-weight:300;font-size:clamp(11px,1.1vw,12.5px);letter-spacing:.36em;color:var(--bronze)}
.or-brief{margin-top:56px;font-size:15px;color:var(--umber);text-align:center}
.or-brief .link{margin-left:10px}

/* cards — quieter, editorial */
.grid,.grid-3{gap:34px 30px}
.card{background:transparent;border:none}
.card .ph{background:var(--limestone)}
.card .ph img{transition:transform 1.4s cubic-bezier(.2,.6,.2,1)}
.card:hover .ph img{transform:scale(1.04)}
.card .tag{left:16px;top:16px;background:rgba(38,33,28,.6);font-size:9.5px;letter-spacing:.26em;padding:7px 11px;font-weight:400}
.card .seal{right:16px;bottom:16px;background:rgba(253,252,250,.9);font-family:var(--fb);font-size:9.5px;letter-spacing:.24em;padding:7px 11px;font-weight:400}
.card .body{padding:22px 0 0}
.card h3,.grid-4 .card h3{font-family:var(--fd);font-weight:400;font-size:24px;margin-bottom:6px;line-height:1.2}
.card .loc{font-size:10.5px;letter-spacing:.26em;color:var(--muted);margin-bottom:12px}
.card .specs,.grid-4 .card .specs{font-size:12.5px;letter-spacing:.02em;color:var(--muted);margin-bottom:14px;gap:6px 16px}
.card .price{font-family:var(--fb);font-weight:300;font-size:14px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink)}
.card .price small{font-size:10px;letter-spacing:.24em;color:var(--bronze);margin-right:8px}

/* about strip (home) */
.about-home{background:var(--white);border-top:1px solid var(--hair)}
.about-home .two{gap:96px}
.about-home h2{margin-bottom:26px;font-size:clamp(28px,2.8vw,38px)}
.about-home p{font-size:16px;margin-bottom:18px}
.sign{font-size:21px;letter-spacing:.04em;margin-top:26px}
.sign small{font-size:10px;letter-spacing:.3em;margin-top:6px}
@media (max-width:960px){.about-home .two{gap:44px}}

/* pillars */
.pillars{gap:1px;background:var(--hair);counter-reset:pil;border:1px solid var(--hair)}
.pillar{background:var(--white);padding:44px 40px}
.pillar::before{counter-increment:pil;content:"0" counter(pil);display:block;font-size:10px;letter-spacing:.34em;color:var(--bronze);margin-bottom:18px}
.pillar h3{font-size:24px;font-weight:400;margin-bottom:12px}
.pillar p{font-size:15px}

/* filters — a line, not a box */
.filters{background:transparent;border:none;border-bottom:1px solid var(--hair);padding:0 0 22px;gap:38px;margin-bottom:44px}
.filters label{font-size:10px;letter-spacing:.3em;color:var(--muted);margin-bottom:8px}
.filters select{border:none;border-bottom:1px solid rgba(43,38,32,.3);background:transparent;padding:8px 0;font-size:15px;min-width:150px;letter-spacing:.02em}
.filters select:focus{outline:none;border-bottom-color:var(--bronze)}
.filters button{font-size:10px;letter-spacing:.3em;padding:8px 0}
.filters .count{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}

/* band */
.band{background:var(--limestone);border-top:none;padding:120px 0}
.band .inner{max-width:720px}
.band h2{font-size:clamp(28px,3vw,42px);margin-bottom:40px;line-height:1.2}
.band .btn.solid{font-size:10.5px;letter-spacing:.3em;padding:14px 32px}
.band .contact-lines{margin-top:36px;font-size:14px;letter-spacing:.06em}
.contact-lines a{border-bottom-color:rgba(156,129,85,.5)}
.social{margin-top:34px;gap:16px}
.social a{width:38px;height:38px;border-color:rgba(43,38,32,.18)}
.social svg{width:15px;height:15px}

/* forms — underlines, not boxes */
.field label{font-size:10px;letter-spacing:.3em;color:var(--muted);margin-bottom:6px}
.field label span{font-size:11px}
.field input,.field select,.field textarea{border:none;border-bottom:1px solid rgba(43,38,32,.3);background:transparent;padding:10px 0;font-size:16px}
.field input:focus,.field textarea:focus,.field select:focus{border-bottom-color:var(--bronze);outline:none}
.field textarea{min-height:90px}
.consent,.brief-form .consent{font-size:12.5px;color:var(--muted)}
.form-ok{background:transparent;border:1px solid var(--bronze);font-size:15px}
.brief-form legend{font-size:24px;font-weight:400}
.brief-form label.choice{font-size:15px}
.penq{background:var(--white);border:1px solid var(--hair);padding:34px 32px}

/* property page */
.prop-head h1{font-weight:300;font-size:clamp(34px,4vw,54px)!important;line-height:1.1}
.prop-head .loc{font-size:10.5px!important;letter-spacing:.28em!important;color:var(--muted)!important}
.prop-price{font-family:var(--fb);font-weight:300;font-size:15px;letter-spacing:.16em;text-transform:uppercase;color:var(--ink)}
.pspecs{font-size:14px;letter-spacing:.02em;border-color:var(--hair)}
.pgal-thumbs img.on,.pgal-thumbs img:hover{outline-color:rgba(156,129,85,.7)}
.why,.pd .why{font-family:var(--fd);font-size:19px;line-height:1.5;font-style:italic;color:var(--ink);border-left:1px solid var(--bronze);padding-left:18px}

/* modals */
.modal{padding:48px 44px}
.modal h3{font-size:28px;font-weight:300}
.founder b{font-weight:400}
.founder small{font-size:10px;letter-spacing:.28em}

/* footer */
footer{padding:72px 0 40px;font-size:13px;letter-spacing:.02em;background:var(--ink);color:rgba(207,199,184,.85)}
.foot-grid{margin-bottom:56px;gap:56px}
.foot-grid h4{font-size:10px;letter-spacing:.34em;color:var(--bronze);margin-bottom:18px;font-weight:400}
.foot-grid li{padding:6px 0}
footer .logo-img img{height:20px;opacity:.9}
.legal{border-top:1px solid rgba(245,242,236,.10);padding-top:26px;font-size:11.5px;letter-spacing:.06em;color:rgba(207,199,184,.6)}
footer .legal-links{font-size:11px;letter-spacing:.14em;text-transform:uppercase;margin-top:12px}
footer .legal-links a{color:rgba(207,199,184,.6);margin-right:22px}
footer .legal-links a:hover{color:var(--white)}

/* whatsapp — on-brand, quiet */
.wa-float{width:50px;height:50px;background:var(--ink);box-shadow:0 8px 24px rgba(38,33,28,.22);bottom:24px;right:24px;transition:background .3s}
.wa-float:hover{background:var(--bronze)}
.wa-float svg{width:24px;height:24px;fill:var(--ivory)}

/* cookie */
.cookie{font-size:12.5px;letter-spacing:.02em;border-color:var(--hair);padding:16px 22px}
.cookie .btn{font-size:10px;padding:9px 18px}

/* legal pages */
.legal-text h3{font-size:10.5px;letter-spacing:.3em;font-weight:400}
.legal-text p,.legal-text li{font-size:15px}

::selection{background:var(--greige);color:var(--ink)}

/* v10.1 home: four selected developments, larger */
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:44px 36px}
.grid-2 .card h3{font-size:26px}
@media (max-width:700px){.grid-2{grid-template-columns:1fr;gap:36px}}
/* why boutique */
.boutique{background:var(--limestone);text-align:center;padding:112px 0}
.boutique .inner{max-width:680px;margin:0 auto}
.boutique h2{margin-bottom:28px}
.boutique p{margin:0 auto 18px}

/* v10.2 — hero full-bleed under a transparent nav, text lower; page-head ledes on two lines; half footer */
body.home nav{background:transparent;backdrop-filter:none;border-bottom:none;transition:background .4s,border-color .4s}
body.home nav.solid{background:rgba(245,242,236,.94);backdrop-filter:blur(8px);border-bottom:1px solid rgba(43,38,32,.08)}
body.home nav:not(.solid) .logo-img img{filter:brightness(0) invert(1);opacity:.95}
body.home nav:not(.solid) .hamburger span{background:var(--white)}
body.home main{padding-top:0}
body.home .hero{min-height:100vh;align-items:flex-end;padding:0 0 6vh}
.hero .shade{background:linear-gradient(180deg,rgba(38,33,28,.28) 0%,rgba(38,33,28,0) 22%,rgba(38,33,28,0) 55%,rgba(38,33,28,.62) 100%)}
.hero h1{margin-bottom:14px}
.hero .lede{white-space:nowrap;font-size:clamp(17px,1.5vw,22px);margin-bottom:26px}
@media (max-width:900px){.hero .lede{white-space:normal;font-size:18px}body.home .hero{padding-bottom:9vh}}
.page-head .lede{max-width:44ch;font-size:clamp(26px,2.7vw,36px)}
footer{padding:36px 0 22px}
.foot-grid{margin-bottom:26px;gap:40px;align-items:start}
.foot-grid h4{margin-bottom:10px}
.foot-grid li{padding:3px 0}
.legal{padding-top:16px}
footer .legal-links{margin-top:6px}
footer .legal-links{max-width:none}

/* v10.3 — centred hero, logo variant, fit-to-lines */
.hero .wrap{text-align:center}
.hero h1{margin-left:auto;margin-right:auto}
.hero .lede{margin-left:auto;margin-right:auto}
.hero .ctas{justify-content:center}
body.home.logo-gold nav:not(.solid) .logo-img img{filter:none;opacity:1}
body.home.logo-gold nav:not(.solid) .hamburger span{background:var(--white)}
.page-head .lede,.band h2,.about-home h2,.boutique h2{text-wrap:balance}

/* v10.4 — Bodoni Moda sizes; headings on one line when they fit (fitLines in site.js) */
h1,h2,h3,h4{font-weight:400}
h2{font-size:clamp(26px,2.6vw,36px)}
.page-head .lede{max-width:none;font-size:clamp(22px,2.3vw,32px);text-wrap:initial}
.about-home h2{font-size:clamp(22px,2.3vw,30px);text-wrap:initial}
.band .inner{max-width:1000px}
.band h2{font-size:clamp(24px,2.5vw,34px);text-wrap:initial}
.boutique .inner{max-width:900px}
.boutique h2{font-size:clamp(24px,2.5vw,34px);text-wrap:initial}
.hero .lede{font-size:clamp(16px,1.35vw,20px)}
.card h3,.grid-4 .card h3,.grid-2 .card h3{font-size:22px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.pillar h3{font-size:21px}
.sign{font-size:19px}
.modal h3{font-size:24px}
.brief-form legend{font-size:21px}
.prop-head h1{font-size:clamp(28px,3.2vw,42px)!important}
.pd .info h3{font-size:24px}
.why,.pd .why{font-size:17px}

/* v10.5 — single family: Jost Light for headings, subtitles and development names */
h1,h2,h3,h4{font-weight:300;letter-spacing:.01em;line-height:1.25}
.page-head .lede{font-weight:300;font-size:clamp(22px,2.2vw,30px);letter-spacing:.01em;color:var(--ink)}
.about-home h2,.boutique h2{font-weight:300;font-size:clamp(22px,2.2vw,30px)}
.band h2{font-weight:300;font-size:clamp(22px,2.3vw,32px)}
.hero .lede{font-family:var(--fb);font-weight:300;font-size:clamp(15px,1.25vw,18px);letter-spacing:.04em}
.card h3,.grid-4 .card h3,.grid-2 .card h3{font-weight:400;font-size:19px;letter-spacing:.02em}
.pillar h3{font-weight:400;font-size:18px;letter-spacing:.02em}
.sign{font-weight:400;font-size:17px;letter-spacing:.04em}
.founder b{font-weight:400;font-size:16px}
.modal h3{font-weight:300;font-size:22px}
.pd .info h3{font-weight:400;font-size:21px}
.brief-form legend{font-weight:400;font-size:18px}
.prop-head h1{font-weight:300;font-size:clamp(26px,2.8vw,36px)!important;letter-spacing:.02em}
.why,.pd .why{font-family:var(--fb);font-style:normal;font-weight:300;font-size:16px;color:var(--umber)}
.legal-text h1{font-family:var(--fb)!important;font-weight:300!important}

/* v10.6 full prices */
.card .price{font-size:13.5px;letter-spacing:.1em}
.card .price small{margin-right:6px}

/* v10.7 — hero: title types itself, then subtitle and buttons appear */
.hero h1 .sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.hero h1 .tw{display:inline}
.hero h1 .caret{display:inline-block;width:1px;height:.95em;background:rgba(253,252,250,.85);margin-left:.18em;vertical-align:-.12em;animation:caret 1s steps(1) infinite;transition:opacity .6s}
.hero h1 .caret.off{opacity:0;animation:none}
@keyframes caret{50%{opacity:0}}
.hero img{transform:scale(1.06);animation:heroZoom 9s ease-out forwards}
@keyframes heroZoom{to{transform:scale(1)}}
@media (prefers-reduced-motion:reduce){.hero img{animation:none;transform:none}}

/* v10.8 page-head paragraphs */
.page-head p+p{margin-top:14px}
.page-head p.eyebrow{font-size:10.5px;letter-spacing:.34em;color:var(--bronze)}

/* v10.9 footer width; selling labels */
footer .wrap{max-width:1220px}
.selling-text p.eyebrow{margin-bottom:14px}
.selling-text p.eyebrow{color:var(--bronze);font-size:10.5px;letter-spacing:.34em}

/* v10.10 hero block higher, more air */
body.home .hero{padding-bottom:17vh}
.hero h1{margin-bottom:26px}
.hero .lede{margin-bottom:34px}
@media (max-width:900px){body.home .hero{padding-bottom:14vh}}
.hero .shade{background:linear-gradient(180deg,rgba(38,33,28,.28) 0%,rgba(38,33,28,0) 22%,rgba(38,33,28,0) 48%,rgba(38,33,28,.38) 68%,rgba(38,33,28,.62) 100%)}

/* v10.11 — How I work: four plain rows */
.how{max-width:860px}
.how .row{display:grid;grid-template-columns:64px 1fr;gap:0 24px;padding:30px 0;border:none;align-items:start}
.how .n{font-size:11px;letter-spacing:.3em;color:#B5A98F;padding-top:6px}
.how h3{font-size:18px;font-weight:400;letter-spacing:.02em;margin-bottom:8px}
.how p{font-size:15.5px;color:var(--umber);max-width:58ch}
@media (max-width:700px){.how .row{grid-template-columns:44px 1fr;gap:0 14px;padding:22px 0}}

/* v10.12 page-head paragraphs run full width (1–2 lines); closing block under the grid */
.page-head p{max-width:none}
.page-head p.lede{max-width:none}
.after-grid{margin-top:72px;text-align:center}
.after-grid p{max-width:none;margin:0 auto}
.after-grid p.eyebrow{margin-bottom:12px}

/* v10.13 selling: shorter photo, CTA higher */
.selling-sec{padding-top:56px}
.selling-img{width:100%;aspect-ratio:4/3;max-height:440px;object-fit:cover}
.hero{overflow:hidden}

/* v10.14 — layouts while the portrait is pending (remove .no-photo when the photo is back) */
.about-home.no-photo .two{grid-template-columns:1fr;max-width:760px;margin:0 auto;text-align:center}
.about-home.no-photo p{margin-left:auto;margin-right:auto}
.about-home.no-photo .sign{text-align:center}
.about-body.no-photo .two{grid-template-columns:1fr;max-width:760px;margin:0}
.founder:empty{display:none}

.foot-tag{margin-top:14px;font-size:12px;letter-spacing:.04em;color:rgba(207,199,184,.6);max-width:none}