:root {
  --ink: #0b0b0a;
  --ink-soft: #151513;
  --paper: #f2f0ea;
  --paper-deep: #e7e2d8;
  --gold: #b18a58;
  --gold-light: #d6bd98;
  --muted: #a6a39b;
  --line: rgba(255,255,255,.15);
  --serif: Georgia, "Times New Roman", serif;
  --sans: "DM Sans", Arial, sans-serif;
  --wide: "Manrope", Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--ink);
  color: var(--paper);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; }

.skip-link { position: fixed; left: 16px; top: -60px; z-index: 100; padding: 10px 16px; background: var(--paper); color: var(--ink); }
.skip-link:focus { top: 16px; }

.site-header {
  position: fixed;
  inset: 0 0 auto 0;
  z-index: 50;
  height: 92px;
  padding: 0 clamp(24px, 5vw, 76px);
  display: grid;
  grid-template-columns: 330px 1fr auto;
  align-items: center;
  border-bottom: 1px solid transparent;
  transition: background .35s ease, border-color .35s ease, height .35s ease;
}
.site-header.scrolled { height: 76px; background: rgba(11,11,10,.94); border-color: var(--line); backdrop-filter: blur(14px); }
.brand picture { display: block; }
.brand img { width: 300px; height: 56px; object-fit: contain; object-position: left center; }
.desktop-nav { display: flex; justify-content: center; gap: clamp(24px, 3vw, 48px); }
.desktop-nav a { font: 500 .78rem/1 var(--wide); letter-spacing: .08em; color: rgba(255,255,255,.74); transition: color .2s; }
.desktop-nav a:hover { color: var(--gold-light); }
.header-cta { border: 1px solid rgba(255,255,255,.35); padding: 12px 18px; font: 500 .76rem/1 var(--wide); letter-spacing: .07em; transition: .2s ease; }
.header-cta:hover { border-color: var(--gold); background: var(--gold); color: var(--ink); }
.menu-button, .mobile-menu { display: none; }

.hero {
  min-height: 100svh;
  display: grid;
  grid-template-columns: minmax(0, 46%) minmax(0, 54%);
  position: relative;
  overflow: hidden;
  border-bottom: 1px solid var(--line);
}
.hero-copy { align-self: center; padding: 150px 7vw 96px; position: relative; z-index: 2; }
.eyebrow, .section-kicker { margin: 0 0 28px; color: var(--gold-light); font: 600 .7rem/1.2 var(--wide); letter-spacing: .2em; text-transform: uppercase; }
.hero h1 { margin: 0; max-width: 800px; font: 400 clamp(2.9rem, 4.8vw, 5.7rem)/.94 var(--serif); letter-spacing: -.045em; }
.hero h1 em, .contact h2 em { color: var(--gold-light); font-weight: 400; }
.hero-lead { max-width: 600px; margin: 36px 0 0; color: rgba(255,255,255,.73); font-size: clamp(1rem, 1.2vw, 1.17rem); }
.korean-line { margin: 14px 0 0; color: rgba(255,255,255,.47); font-size: .92rem; }
.hero-actions { display: flex; align-items: center; gap: 30px; margin-top: 42px; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 54px; padding: 0 24px; font: 600 .74rem/1 var(--wide); letter-spacing: .08em; text-transform: uppercase; transition: transform .2s ease, background .2s ease; }
.button:hover { transform: translateY(-2px); }
.button-gold { background: var(--gold); color: var(--ink); }
.button-gold:hover { background: var(--gold-light); }
.text-link { display: inline-flex; gap: 16px; align-items: center; border-bottom: 1px solid rgba(255,255,255,.38); padding-bottom: 7px; font-size: .87rem; }
.text-link span { color: var(--gold-light); font-size: 1.05rem; }
.hero-visual { position: relative; margin-left: 2vw; }
.hero-visual::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(11,11,10,.56) 0%, rgba(11,11,10,.08) 28%, rgba(11,11,10,.12) 100%); }
.hero-visual img { width: 100%; height: 100%; object-fit: cover; object-position: 55% center; filter: saturate(.78) contrast(1.04); }
.hero-caption { position: absolute; z-index: 2; right: 6vw; bottom: 7vh; display: flex; align-items: flex-start; gap: 18px; padding: 18px 0; border-top: 1px solid rgba(255,255,255,.5); min-width: 250px; }
.hero-caption span { color: var(--gold-light); font: 500 .68rem var(--wide); }
.hero-caption p { margin: 0; font-size: .77rem; color: rgba(255,255,255,.78); letter-spacing: .04em; }
.hero-caption strong { color: white; font-weight: 500; }
.scroll-cue { position: absolute; z-index: 3; left: 7vw; bottom: 32px; color: rgba(255,255,255,.35); font: 500 .62rem var(--wide); letter-spacing: .15em; text-transform: uppercase; display: flex; align-items: center; gap: 12px; }
.scroll-cue span { width: 56px; height: 1px; background: rgba(255,255,255,.3); }

.credentials { display: grid; grid-template-columns: repeat(4, 1fr); padding: 0 7vw; border-bottom: 1px solid var(--line); }
.credentials div { min-height: 160px; display: flex; align-items: center; gap: 26px; padding: 30px clamp(12px,2vw,34px); border-right: 1px solid var(--line); }
.credentials div:first-child { border-left: 1px solid var(--line); }
.credentials span { color: var(--gold); font: 500 .65rem var(--wide); }
.credentials p { margin: 0; color: rgba(255,255,255,.68); font-size: .84rem; line-height: 1.45; }
.credentials strong { color: var(--gold-light); font: 400 clamp(1.8rem, 2.8vw, 3.2rem)/1 var(--serif); letter-spacing: -.04em; }
.proof-strip div { justify-content: flex-start; }

.featured-properties { background: var(--paper); color: var(--ink); }
.properties-heading { display: grid; grid-template-columns: 1.2fr .8fr; gap: 8vw; align-items: end; margin-bottom: 66px; }
.properties-heading .section-kicker { color: #725a3e; }
.properties-heading h2, .rental-intro h2, .review-heading h2 { margin: 0; font: 400 clamp(2.7rem, 5vw, 6rem)/.96 var(--serif); letter-spacing: -.045em; }
.properties-heading h2 em, .rental-intro h2 em, .review-heading h2 em { color: #8f6c45; font-weight: 400; }
.properties-heading > div:last-child { max-width: 450px; }
.properties-heading > div:last-child p { color: #5a564e; margin: 0 0 24px; }
.properties-heading .text-link { border-color: rgba(11,11,10,.35); }
.properties-heading .text-link span { color: #8f6c45; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.property-card { display: block; border: 1px solid rgba(11,11,10,.17); background: #f7f5f0; transition: transform .3s ease, box-shadow .3s ease; }
.property-card:hover { transform: translateY(-7px); box-shadow: 0 24px 60px rgba(11,11,10,.12); }
.property-image { position: relative; overflow: hidden; aspect-ratio: 4/3; }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .55s ease; }
.property-card:hover .property-image img { transform: scale(1.025); }
.property-status { position: absolute; left: 18px; top: 18px; padding: 9px 12px; background: var(--ink); color: var(--paper); font: 600 .63rem/1 var(--wide); letter-spacing: .13em; text-transform: uppercase; }
.property-info { padding: 25px 24px 27px; }
.property-info > p { margin: 0 0 7px; color: #8f6c45; font: 600 .64rem var(--wide); letter-spacing: .11em; text-transform: uppercase; }
.property-info h3 { margin: 0 0 18px; font: 400 1.42rem var(--serif); }
.property-info > div { display: flex; flex-wrap: wrap; gap: 8px 16px; padding: 14px 0; border-top: 1px solid rgba(11,11,10,.13); border-bottom: 1px solid rgba(11,11,10,.13); color: #666159; font-size: .75rem; }
.property-info > strong { display: block; margin-top: 18px; font-size: .78rem; letter-spacing: .05em; text-transform: uppercase; }

.rental-proof { display: grid; grid-template-columns: .75fr 1.25fr; gap: 8vw; background: #121210; }
.rental-intro { align-self: center; }
.rental-intro h2 em { color: var(--gold-light); }
.rental-intro > p:not(.section-kicker) { max-width: 500px; margin: 30px 0 36px; color: rgba(255,255,255,.62); }
.rental-cards { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.rental-card { border: 1px solid var(--line); background: var(--ink); transition: transform .3s ease; }
.rental-card:hover { transform: translateY(-6px); }
.rental-card img { width: 100%; aspect-ratio: 1/1; object-fit: cover; filter: saturate(.72); }
.rental-card > div { padding: 24px; }
.rental-card span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .1em; text-transform: uppercase; }
.rental-card h3 { margin: 13px 0; font: 400 1.38rem/1.22 var(--serif); }
.rental-card p { margin: 0; color: rgba(255,255,255,.52); font-size: .76rem; }

.recent-results { background: var(--paper-deep); color: var(--ink); }
.results-heading { display: grid; grid-template-columns: 1.2fr .8fr; gap: 8vw; align-items: end; margin-bottom: 66px; }
.results-heading .section-kicker { color: #725a3e; }
.results-heading h2 { margin: 0; font: 400 clamp(2.7rem, 5vw, 6rem)/.96 var(--serif); letter-spacing: -.045em; }
.results-heading h2 em { color: #8f6c45; font-weight: 400; }
.results-heading > div:last-child { max-width: 520px; }
.results-heading > div:last-child > p { color: #5a564e; margin: 0 0 25px; }
.results-actions { display: flex; flex-wrap: wrap; gap: 12px 26px; }
.results-actions .text-link { margin-top: 0; }
.result-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 22px; }
.result-grid .property-image { aspect-ratio: 16 / 9; }

.section-pad { padding: clamp(90px, 10vw, 160px) 7vw; }
.statement { display: grid; grid-template-columns: .7fr 2.1fr 1.1fr; gap: 4vw; align-items: end; background: var(--paper); color: var(--ink); }
.statement .section-kicker { align-self: start; color: #725a3e; }
.statement h2, .section-heading h2, .approach h2, .editorial h2, .principal h2, .contact h2 { margin: 0; font: 400 clamp(2.35rem, 4.1vw, 5rem)/1.04 var(--serif); letter-spacing: -.035em; }
.statement h2 span { color: #8f6c45; }
.statement-copy { margin: 0; color: #4f4c46; font-size: .98rem; }

.services { background: var(--ink); }
.section-heading { display: grid; grid-template-columns: .7fr 3.2fr; gap: 4vw; margin-bottom: 72px; }
.section-heading h2 { max-width: 820px; }
.service-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.service-card { min-height: 530px; padding: clamp(30px,3vw,48px); border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); display: flex; flex-direction: column; transition: background .3s ease, transform .3s ease; }
.service-card:hover { background: #181816; transform: translateY(-5px); }
.service-card-featured { background: #161511; }
.service-top { display: flex; justify-content: space-between; color: var(--gold); font: 500 .68rem var(--wide); }
.service-arrow { font-size: 1.15rem; }
.service-card h3 { margin: auto 0 20px; font: 400 clamp(1.7rem,2.4vw,2.6rem) var(--serif); }
.service-card > p { color: rgba(255,255,255,.62); margin: 0 0 34px; max-width: 400px; }
.service-card ul { list-style: none; padding: 22px 0 0; margin: 0; border-top: 1px solid var(--line); color: rgba(255,255,255,.72); font-size: .82rem; }
.service-card li { padding: 6px 0; }
.service-card li::before { content: "—"; color: var(--gold); margin-right: 10px; }

.approach { display: grid; grid-template-columns: 1fr 1.45fr; gap: 8vw; padding: clamp(90px, 10vw, 160px) 7vw; background: var(--paper-deep); color: var(--ink); }
.approach-intro { position: sticky; top: 130px; align-self: start; }
.approach .section-kicker { color: #725a3e; }
.approach-intro > p:last-child { max-width: 420px; color: #5d5951; margin-top: 32px; }
.steps { list-style: none; margin: 0; padding: 0; border-top: 1px solid rgba(11,11,10,.2); }
.steps li { display: grid; grid-template-columns: 60px 1fr; gap: 20px; padding: 38px 0 42px; border-bottom: 1px solid rgba(11,11,10,.2); }
.steps li > span { color: #8f6c45; font: 600 .68rem var(--wide); padding-top: 9px; }
.steps h3 { margin: 0 0 12px; font: 400 1.65rem var(--serif); }
.steps p { margin: 0; max-width: 590px; color: #5d5951; font-size: .92rem; }

.editorial { display: grid; grid-template-columns: 1.05fr .95fr; gap: 9vw; align-items: center; }
.editorial-image { position: relative; }
.editorial-image img { width: 100%; aspect-ratio: 1.3 / 1; object-fit: cover; filter: saturate(.62); }
.editorial-image p { position: absolute; margin: 0; left: -1px; bottom: -1px; background: var(--ink); padding: 16px 22px 12px 0; color: var(--gold-light); font: 600 .63rem var(--wide); letter-spacing: .17em; }
.editorial-copy h2 em { color: var(--gold-light); font-weight: 400; }
.editorial-copy > p:not(.section-kicker) { color: rgba(255,255,255,.62); max-width: 560px; margin: 34px 0; }
blockquote { margin: 42px 0 0; padding: 26px 0 0 28px; border-top: 1px solid var(--line); border-left: 1px solid var(--gold); color: rgba(255,255,255,.83); font: 400 1.15rem/1.6 var(--serif); }

.verified-reviews { display: grid; grid-template-columns: .72fr 1.28fr; gap: 8vw; background: var(--ink-soft); }
.review-heading { align-self: start; position: sticky; top: 120px; }
.review-heading h2 em { color: var(--gold-light); }
.review-heading .text-link { margin-top: 32px; }
.review-platforms { margin-top: 36px; border-top: 1px solid var(--line); }
.review-platforms > a, .review-platforms > div { display: flex; justify-content: space-between; gap: 18px; padding: 15px 0; border-bottom: 1px solid var(--line); }
.review-platforms span { color: rgba(255,255,255,.48); font: 500 .66rem var(--wide); letter-spacing: .08em; }
.review-platforms strong { color: var(--gold-light); font: 500 .72rem var(--wide); letter-spacing: .04em; }
.review-platforms > a:hover span { color: var(--paper); }
.review-cta { gap: 13px; margin-top: 28px; }
.review-cta span { font-size: 1rem; transition: transform .2s ease; }
.review-cta:hover span { transform: translate(2px, -2px); }
.review-grid { display: grid; gap: 18px; }
.review-card { margin: 0; padding: 36px; border: 1px solid var(--line); background: rgba(255,255,255,.025); }
.review-card span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .12em; }
.review-card p { margin: 56px 0 32px; font: 400 clamp(1.35rem,2.2vw,2.15rem)/1.35 var(--serif); }
.review-card small { color: rgba(255,255,255,.46); font: 500 .72rem var(--wide); }

.principal { display: grid; grid-template-columns: 1fr 1fr; background: var(--paper); color: var(--ink); }
.principal-copy { padding: clamp(80px,9vw,150px) 7vw; align-self: center; }
.principal .section-kicker { color: #725a3e; }
.principal h2 { font-size: clamp(3rem, 5vw, 5.7rem); }
.role { margin: 10px 0 36px; color: #8f6c45; font: 600 .72rem var(--wide); letter-spacing: .13em; text-transform: uppercase; }
.principal-copy > p:not(.section-kicker):not(.role) { max-width: 600px; color: #55524c; }
.principal-copy p[lang="ko"] { margin-top: 22px; color: #706b63; }
.dark-link { margin-top: 32px; border-color: rgba(11,11,10,.4); }
.dark-link span { color: #8f6c45; }
.principal-image { min-height: 790px; overflow: hidden; }
.principal-image img { width: 100%; height: 100%; object-fit: cover; object-position: center 16%; filter: saturate(.72) contrast(1.02); }

.contact { display: grid; grid-template-columns: 1.15fr .85fr; gap: 8vw; align-items: end; background: #ae8757; color: var(--ink); }
.contact .section-kicker { color: rgba(11,11,10,.66); }
.contact-details > p { max-width: 540px; margin: 0 0 38px; }
.contact-links { border-top: 1px solid rgba(11,11,10,.3); margin-bottom: 34px; }
.contact-links a { display: grid; grid-template-columns: 90px 1fr; gap: 20px; padding: 15px 0; border-bottom: 1px solid rgba(11,11,10,.3); font-size: .96rem; }
.contact-links span { color: rgba(11,11,10,.55); font-size: .76rem; text-transform: uppercase; letter-spacing: .08em; }
.button-light { background: var(--paper); color: var(--ink); }

.site-footer { display: grid; grid-template-columns: 1.2fr 1fr 1fr; align-items: center; gap: 32px; padding: 48px 7vw 30px; background: var(--ink); border-top: 1px solid var(--line); color: rgba(255,255,255,.5); font-size: .75rem; }
.site-footer > img { width: 190px; height: 40px; object-fit: contain; object-position: left; }
.site-footer > p { margin: 0; }
.footer-links { display: flex; justify-content: flex-end; gap: 22px; color: rgba(255,255,255,.74); }
.footer-links a:hover { color: var(--gold-light); }
.copyright { grid-column: 1 / -1; padding-top: 26px; border-top: 1px solid var(--line); text-align: right; }
.footer-legal { grid-column: 1 / -1; margin-top: -16px !important; color: rgba(255,255,255,.42); font-size: .68rem; line-height: 1.65; letter-spacing: .015em; }

/* Interior pages */
.inner-header { background: rgba(11,11,10,.96); border-bottom-color: var(--line); }
.inner-header .header-cta { background: var(--gold); border-color: var(--gold); color: var(--ink); }
.page-hero { min-height: 78svh; padding: 180px 7vw 90px; display: grid; grid-template-columns: 1.25fr .75fr; gap: 8vw; align-items: end; border-bottom: 1px solid var(--line); position: relative; overflow: hidden; }
.page-hero::after { content: ""; position: absolute; width: 42vw; height: 42vw; right: -15vw; top: 8vh; border: 1px solid rgba(177,138,88,.24); border-radius: 50%; }
.page-hero h1 { margin: 0; max-width: 1000px; font: 400 clamp(3.5rem,7.4vw,8.8rem)/.91 var(--serif); letter-spacing: -.055em; }
.page-hero h1 em { display: block; color: var(--gold-light); font-weight: 400; }
.page-hero-side { position: relative; z-index: 2; max-width: 460px; padding-bottom: 12px; }
.page-hero-side p { color: rgba(255,255,255,.65); margin: 0 0 30px; }
.page-intro { display: grid; grid-template-columns: .7fr 2.25fr 1.05fr; gap: 4vw; align-items: start; background: var(--paper); color: var(--ink); }
.page-intro .section-kicker, .light-section .section-kicker { color: #725a3e; }
.page-intro h2, .content-heading { margin: 0; font: 400 clamp(2.2rem,4vw,4.7rem)/1.04 var(--serif); letter-spacing: -.035em; }
.page-intro > p:last-child { margin: 0; color: #59564f; }
.detail-section { background: var(--ink); }
.detail-grid { display: grid; grid-template-columns: repeat(3,1fr); border-left: 1px solid var(--line); border-top: 1px solid var(--line); }
.detail-card { min-height: 330px; padding: 36px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.detail-card > span { color: var(--gold); font: 600 .68rem var(--wide); }
.detail-card h3 { margin: 92px 0 16px; font: 400 1.6rem var(--serif); }
.detail-card p { margin: 0; color: rgba(255,255,255,.58); font-size: .88rem; }
.process-section { display: grid; grid-template-columns: .8fr 1.2fr; gap: 8vw; background: var(--paper-deep); color: var(--ink); }
.process-section .section-kicker { color: #725a3e; }
.process-list { margin: 0; padding: 0; list-style: none; border-top: 1px solid rgba(11,11,10,.2); }
.process-list li { display: grid; grid-template-columns: 48px 1fr; gap: 22px; padding: 28px 0; border-bottom: 1px solid rgba(11,11,10,.2); }
.process-list span { color: #8f6c45; font: 600 .68rem var(--wide); padding-top: 5px; }
.process-list h3 { margin: 0 0 7px; font: 400 1.35rem var(--serif); }
.process-list p { margin: 0; color: #5c5851; font-size: .88rem; }
.advisory-note { display: grid; grid-template-columns: 1fr 1fr; gap: 9vw; align-items: center; }
.advisory-note .content-heading em { color: var(--gold-light); font-weight: 400; }
.advisory-note-copy { border-top: 1px solid var(--line); padding-top: 28px; }
.advisory-note-copy p { color: rgba(255,255,255,.62); }
.advisory-note-copy strong { color: var(--paper); font-weight: 500; }
.result-policy { margin-top: 30px; padding: 20px 22px; border-left: 2px solid var(--gold); background: rgba(255,255,255,.035); color: rgba(255,255,255,.72); font-size: .85rem; }
.inner-cta { display: grid; grid-template-columns: 1.2fr .8fr; gap: 8vw; align-items: end; background: var(--gold); color: var(--ink); }
.inner-cta h2 { margin: 0; font: 400 clamp(2.7rem,5vw,6.2rem)/.98 var(--serif); letter-spacing: -.04em; }
.inner-cta p { margin: 0 0 28px; max-width: 500px; }
.inner-cta .button { background: var(--paper); }
.about-layout { min-height: 100svh; display: grid; grid-template-columns: .9fr 1.1fr; padding-top: 92px; background: var(--paper); color: var(--ink); }
.about-photo { min-height: 850px; }
.about-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 14%; filter: saturate(.72); }
.about-copy { padding: clamp(80px,9vw,150px) 8vw; align-self: center; }
.about-copy .section-kicker { color: #725a3e; }
.about-copy h1 { margin: 0 0 8px; font: 400 clamp(3.7rem,6vw,7rem)/.95 var(--serif); letter-spacing: -.05em; }
.about-copy .role { margin-bottom: 42px; }
.about-copy > p:not(.section-kicker):not(.role) { color: #55524c; max-width: 650px; }
.about-values { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: rgba(11,11,10,.16); }
.about-value { background: var(--paper-deep); padding: 44px; min-height: 270px; }
.about-value span { color: #8f6c45; font: 600 .68rem var(--wide); }
.about-value h3 { margin: 65px 0 12px; font: 400 1.55rem var(--serif); }
.about-value p { margin: 0; color: #5e5a53; font-size: .86rem; }
.contact-page { min-height: 100svh; padding: 180px 7vw 100px; background: var(--gold); color: var(--ink); }
.contact-page-header { display: grid; grid-template-columns: 1.15fr .85fr; gap: 8vw; align-items: end; padding-bottom: 80px; border-bottom: 1px solid rgba(11,11,10,.3); }
.contact-page h1 { margin: 0; font: 400 clamp(3.8rem,7vw,8.5rem)/.92 var(--serif); letter-spacing: -.055em; }
.contact-page h1 em { display: block; font-weight: 400; color: var(--paper); }
.contact-page-header > p { max-width: 520px; margin: 0; }
.enquiry-grid { display: grid; grid-template-columns: repeat(3,1fr); border-left: 1px solid rgba(11,11,10,.28); margin-top: 70px; }
.enquiry-card { min-height: 290px; padding: 34px; border-right: 1px solid rgba(11,11,10,.28); border-top: 1px solid rgba(11,11,10,.28); border-bottom: 1px solid rgba(11,11,10,.28); display: flex; flex-direction: column; }
.enquiry-card span { font: 600 .68rem var(--wide); color: rgba(11,11,10,.56); }
.enquiry-card h2 { margin: auto 0 12px; font: 400 1.8rem var(--serif); }
.enquiry-card p { margin: 0 0 22px; font-size: .86rem; }
.enquiry-card a { align-self: flex-start; border-bottom: 1px solid var(--ink); font-weight: 600; font-size: .8rem; }
.service-enquiry { margin: 100px -7vw 0; padding: 105px 7vw; display: grid; grid-template-columns: .72fr 1.28fr; gap: 8vw; background: #11110f; color: white; }
.service-enquiry-intro { position: sticky; top: 130px; align-self: start; }
.service-enquiry-intro h2 { margin: 0; font: 400 clamp(3.2rem,5.5vw,6.4rem)/.94 var(--serif); letter-spacing: -.05em; white-space: normal; }
.service-enquiry-intro h2 em { color: var(--gold-light); font-weight: 400; }
.service-enquiry-intro > p:not(.eyebrow):not(.enquiry-direct) { max-width: 520px; color: rgba(255,255,255,.62); }
.service-enquiry-form [data-service-field][hidden] { display: none; }
.direct-contact { display: grid; grid-template-columns: 1fr 1fr; gap: 0; margin-top: 70px; border-top: 1px solid rgba(11,11,10,.3); }
.direct-contact a { padding: 28px 0; border-bottom: 1px solid rgba(11,11,10,.3); font: 400 clamp(1.4rem,2.5vw,2.7rem) var(--serif); }
.direct-contact a:nth-child(odd) { border-right: 1px solid rgba(11,11,10,.3); }
.direct-contact a:nth-child(even) { padding-left: 42px; }

.portfolio-page { background: var(--paper); color: var(--ink); }
.portfolio-hero { padding: 170px 7vw 78px; background: var(--ink); color: var(--paper); display: grid; grid-template-columns: 1.2fr .8fr; gap: 8vw; align-items: end; }
.portfolio-hero h1 { margin: 0; font: 400 clamp(3.8rem,7vw,8.2rem)/.92 var(--serif); letter-spacing: -.055em; }
.portfolio-hero h1 em { display: block; color: var(--gold-light); font-weight: 400; }
.portfolio-hero > div:last-child { max-width: 480px; padding-bottom: 10px; }
.portfolio-hero > div:last-child p { color: rgba(255,255,255,.64); }
.portfolio-shell { padding: 72px 7vw 130px; }
.portfolio-tools { display: flex; justify-content: space-between; align-items: center; gap: 30px; padding-bottom: 36px; border-bottom: 1px solid rgba(11,11,10,.18); }
.filter-buttons { display: flex; flex-wrap: wrap; gap: 8px; }
.filter-button { border: 1px solid rgba(11,11,10,.28); background: transparent; color: var(--ink); padding: 11px 16px; cursor: pointer; font: 600 .68rem var(--wide); letter-spacing: .08em; text-transform: uppercase; }
.filter-button.active, .filter-button:hover { background: var(--ink); color: var(--paper); }
.portfolio-updated { margin: 0; color: #777167; font-size: .72rem; }
.portfolio-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 22px; padding-top: 42px; }
.portfolio-grid .property-card.is-hidden { display: none; }
.property-status.rent { background: #8f6c45; }
.property-status.result { background: #5a5750; }
.property-info .result-note { display: block; color: #725a3e; font-weight: 600; }
.portfolio-note { margin-top: 60px; padding: 28px 0; border-top: 1px solid rgba(11,11,10,.18); color: #6c675e; font-size: .78rem; }
.portfolio-empty { margin-top: 42px; padding: 50px; border: 1px solid rgba(11,11,10,.18); text-align: center; }
.portfolio-empty h2 { margin: 0 0 10px; font: 400 2rem var(--serif); }
.portfolio-empty p { margin: 0; color: #625e56; }
.portfolio-empty a { border-bottom: 1px solid #8f6c45; }

.reveal { opacity: 0; transform: translateY(22px); transition: opacity .75s ease, transform .75s ease; }
.reveal.visible { opacity: 1; transform: none; }

@media (max-width: 1080px) {
  .site-header { grid-template-columns: 250px 1fr auto; }
  .brand img { width: 235px; }
  .desktop-nav { gap: 22px; }
  .hero { grid-template-columns: 54% 46%; }
  .hero-copy { padding-left: 5vw; padding-right: 4vw; }
  .hero h1 { font-size: clamp(3rem, 5.5vw, 5rem); }
  .credentials, .service-grid { grid-template-columns: repeat(2, 1fr); }
  .credentials div:nth-child(3) { border-left: 1px solid var(--line); border-top: 1px solid var(--line); }
  .credentials div:nth-child(4) { border-top: 1px solid var(--line); }
  .service-card { min-height: 470px; }
  .service-card:last-child { grid-column: span 2; min-height: 420px; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .property-card:last-child { grid-column: span 2; }
  .result-grid .property-card:last-child { grid-column: auto; }
  .statement { grid-template-columns: .6fr 2fr; }
  .statement-copy { grid-column: 2; }
}

@media (max-width: 800px) {
  .site-header { height: 82px; padding: 0 18px; grid-template-columns: 1fr auto; background: rgba(8,8,7,.92); border-bottom-color: rgba(201,164,106,.22); backdrop-filter: blur(14px); }
  .site-header.scrolled { height: 74px; }
  .brand img { width: min(270px, calc(100vw - 92px)); height: 52px; filter: contrast(1.08) saturate(1.08) drop-shadow(0 2px 5px rgba(0,0,0,.55)); }
  .desktop-nav, .header-cta { display: none; }
  .menu-button { display: grid; gap: 6px; width: 42px; height: 42px; padding: 12px 8px; border: 0; background: transparent; cursor: pointer; }
  .menu-button span { display: block; height: 1px; background: white; transition: transform .25s ease; }
  .menu-button[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-button[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .mobile-menu { position: absolute; top: 82px; inset-inline: 0; display: grid; padding: 20px 22px 28px; background: rgba(11,11,10,.99); border-bottom: 1px solid var(--line); box-shadow: 0 28px 50px rgba(0,0,0,.4); transform: translateY(-140%); opacity: 0; visibility: hidden; pointer-events: none; transition: transform .3s ease, opacity .2s ease, visibility .3s; z-index: 2; }
  .site-header.scrolled .mobile-menu { top: 74px; }
  .mobile-menu.open { transform: translateY(0); opacity: 1; visibility: visible; pointer-events: auto; }
  .mobile-menu a, .mobile-menu a:visited { position: relative; z-index: 1; padding: 12px 0; border-bottom: 1px solid var(--line); color: #fff !important; opacity: 1; font: 500 .82rem var(--wide); letter-spacing: .05em; }
  .mobile-menu a:hover, .mobile-menu a:focus-visible { color: var(--gold-light) !important; }
  .hero { display: block; min-height: auto; padding-top: 82px; }
  .hero-copy { min-height: 67svh; padding: 86px 22px 68px; }
  .hero h1 { font-size: clamp(3.2rem, 14vw, 5.2rem); }
  .hero-lead { margin-top: 28px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 22px; }
  .hero-visual { height: 54svh; margin: 0; }
  .hero-caption { right: 22px; bottom: 24px; }
  .scroll-cue { display: none; }
  .credentials { grid-template-columns: 1fr 1fr; padding: 0; }
  .credentials div, .credentials div:first-child, .credentials div:nth-child(3) { min-height: 130px; border-left: 0; padding: 25px 22px; }
  .credentials div:nth-child(odd) { border-right: 1px solid var(--line); }
  .section-pad { padding: 92px 22px; }
  .statement, .section-heading, .approach, .editorial, .principal, .contact, .properties-heading, .results-heading, .rental-proof, .verified-reviews { grid-template-columns: 1fr; }
  .statement { gap: 30px; }
  .statement-copy { grid-column: auto; }
  .section-heading { gap: 26px; margin-bottom: 50px; }
  .service-grid { grid-template-columns: 1fr; }
  .service-card, .service-card:last-child { grid-column: auto; min-height: 470px; }
  .property-grid, .result-grid, .rental-cards { grid-template-columns: 1fr; }
  .property-card:last-child { grid-column: auto; }
  .review-heading { position: static; }
  .approach { padding: 92px 22px; gap: 60px; }
  .approach-intro { position: static; }
  .editorial { gap: 56px; }
  .editorial-image img { aspect-ratio: 1 / 1.05; }
  .principal-copy { padding: 92px 22px; }
  .principal-image { min-height: 620px; order: -1; }
  .contact { gap: 58px; }
  .site-footer { grid-template-columns: 1fr; padding: 46px 22px 28px; }
  .footer-links { justify-content: flex-start; flex-wrap: wrap; }
  .copyright { text-align: left; }
  .page-hero { min-height: auto; padding: 150px 22px 80px; grid-template-columns: 1fr; gap: 54px; }
  .page-hero h1 { font-size: clamp(3.6rem,16vw,6rem); }
  .page-hero::after { width: 86vw; height: 86vw; right: -48vw; }
  .page-intro, .detail-grid, .process-section, .advisory-note, .inner-cta, .contact-page-header, .enquiry-grid { grid-template-columns: 1fr; }
  .page-intro { gap: 26px; }
  .detail-card { min-height: 300px; }
  .process-section, .inner-cta { gap: 56px; }
  .about-layout { grid-template-columns: 1fr; padding-top: 74px; }
  .about-photo { min-height: 620px; }
  .about-copy { padding: 84px 22px; }
  .about-values { grid-template-columns: 1fr; }
  .about-value { min-height: 240px; padding: 34px 22px; }
  .contact-page { padding: 150px 22px 80px; }
  .contact-page-header { gap: 50px; padding-bottom: 58px; }
  .contact-page h1 { font-size: clamp(3.7rem,16vw,6rem); }
  .enquiry-card { min-height: 260px; }
  .service-enquiry { margin: 75px -22px 0; padding: 75px 22px; grid-template-columns: 1fr; gap: 50px; }
  .service-enquiry-intro { position: static; }
  .direct-contact { grid-template-columns: 1fr; }
  .direct-contact a:nth-child(odd) { border-right: 0; }
  .direct-contact a:nth-child(even) { padding-left: 0; }
  .portfolio-hero { grid-template-columns: 1fr; padding: 150px 22px 72px; gap: 50px; }
  .portfolio-shell { padding: 52px 22px 90px; }
  .portfolio-tools { align-items: flex-start; flex-direction: column; }
  .portfolio-grid { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}

/* Visual homepage and insights refresh */
.search-hero { min-height: 100svh; position: relative; display: flex; align-items: flex-end; overflow: hidden; background: #171714; }
.search-hero-image, .search-hero-shade { position: absolute; inset: 0; width: 100%; height: 100%; }
.search-hero-image { object-fit: cover; object-position: center 56%; filter: saturate(.72) contrast(1.04); }
.search-hero-shade { background: linear-gradient(90deg, rgba(6,6,5,.83) 0%, rgba(6,6,5,.43) 49%, rgba(6,6,5,.15) 75%), linear-gradient(0deg, rgba(6,6,5,.62), transparent 52%); }
.search-hero-content { position: relative; z-index: 2; width: min(1120px, 86vw); margin: 0 7vw 8vh; }
.search-hero-content .eyebrow { margin-bottom: 20px; }
.search-hero-content h1 { margin: 0; max-width: 920px; font: 400 clamp(4rem, 7.4vw, 8.4rem)/.87 var(--serif); letter-spacing: -.055em; }
.search-hero-content h1 em { color: var(--gold-light); font-weight: 400; }
.search-hero-content > p:not(.eyebrow) { margin: 25px 0 34px; font: 500 .86rem var(--wide); letter-spacing: .1em; text-transform: uppercase; color: rgba(255,255,255,.75); }
.property-search { display: grid; grid-template-columns: 190px minmax(250px,1fr) 230px; width: min(940px, 100%); background: rgba(247,245,240,.97); color: var(--ink); box-shadow: 0 24px 70px rgba(0,0,0,.25); }
.property-search label { display: grid; gap: 4px; padding: 16px 20px 13px; border-right: 1px solid rgba(11,11,10,.16); }
.property-search label > span { color: #726c62; font: 600 .61rem var(--wide); letter-spacing: .11em; text-transform: uppercase; }
.property-search select, .property-search input { width: 100%; border: 0; padding: 0; background: transparent; color: var(--ink); outline: 0; font: 500 1rem var(--sans); }
.property-search input::placeholder { color: #8a847b; }
.property-search button { border: 0; padding: 0 23px; display: flex; align-items: center; justify-content: space-between; gap: 20px; background: var(--gold); color: var(--ink); cursor: pointer; font: 600 .72rem var(--wide); letter-spacing: .07em; text-transform: uppercase; transition: background .2s; }
.property-search button:hover { background: var(--gold-light); }
.property-search button span { font-size: 1.2rem; }
.hero-side-cta { position: absolute; right: 5vw; bottom: 6vh; z-index: 2; padding: 18px 0 0; min-width: 260px; border-top: 1px solid rgba(255,255,255,.55); }
.hero-side-cta span { display: block; color: rgba(255,255,255,.55); font-size: .72rem; }
.hero-side-cta a { display: inline-block; margin-top: 4px; font-size: .86rem; }

.home-shortcuts { display: grid; grid-template-columns: repeat(4,1fr); padding: 0 7vw; border-bottom: 1px solid var(--line); background: var(--ink); }
.home-shortcuts a { min-height: 158px; padding: 28px 25px; border-right: 1px solid var(--line); display: grid; grid-template-columns: 34px 1fr; align-content: center; transition: background .25s; }
.home-shortcuts a:first-child { border-left: 1px solid var(--line); }
.home-shortcuts a:hover { background: #191815; }
.home-shortcuts span { grid-row: 1 / 3; color: var(--gold); font: 600 .65rem var(--wide); }
.home-shortcuts strong { font: 400 1.22rem var(--serif); }
.home-shortcuts small { margin-top: 4px; color: rgba(255,255,255,.45); font-size: .72rem; }

.visual-services { background: #11110f; }
.visual-services-heading { display: grid; grid-template-columns: .7fr 2.5fr; gap: 4vw; margin-bottom: 62px; }
.visual-services-heading h2 { margin: 0; font: 400 clamp(2.7rem,5vw,6rem)/.96 var(--serif); letter-spacing: -.045em; }
.visual-services-heading h2 em { color: var(--gold-light); font-weight: 400; }
.visual-service-grid { display: grid; grid-template-columns: 1.35fr 1fr 1fr; gap: 18px; }
.visual-service { position: relative; min-height: 620px; overflow: hidden; background: #25231f; }
.visual-service img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.58) brightness(.72); transition: transform .7s ease, filter .5s ease; }
.visual-service:hover img { transform: scale(1.035); filter: saturate(.72) brightness(.6); }
.visual-service > div { position: absolute; inset: auto 0 0; padding: 100px 34px 34px; background: linear-gradient(transparent, rgba(5,5,4,.92)); }
.visual-service span { color: var(--gold-light); font: 600 .67rem var(--wide); letter-spacing: .16em; }
.visual-service h3 { margin: 11px 0 10px; font: 400 clamp(1.8rem,2.6vw,3rem) var(--serif); }
.visual-service p { margin: 0 0 22px; max-width: 430px; color: rgba(255,255,255,.68); font-size: .88rem; }
.visual-service strong { font: 600 .7rem var(--wide); letter-spacing: .07em; text-transform: uppercase; }

.market-showcase { padding-top: 0; display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: #c9c1b4; color: var(--ink); }
.market-panel { display: grid; grid-template-columns: .72fr 1.28fr; min-height: 630px; }
.market-panel-rent { background: var(--paper-deep); }
.market-panel-result { background: var(--paper); }
.market-copy { padding: clamp(30px,3.5vw,58px); display: flex; flex-direction: column; justify-content: flex-end; }
.market-copy .section-kicker { color: #725a3e; }
.market-copy h2 { margin: 0; font: 400 clamp(2rem,3.1vw,3.8rem)/1 var(--serif); }
.market-copy > p:not(.section-kicker) { margin: 18px 0; color: #5b574f; font-size: .88rem; }
.market-copy .text-link { align-self: flex-start; border-color: rgba(11,11,10,.35); }
.market-property { position: relative; min-width: 0; overflow: hidden; }
.market-property img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.68); transition: transform .6s; }
.market-property:hover img { transform: scale(1.025); }
.market-property > div { position: absolute; inset: auto 0 0; padding: 90px 28px 28px; color: white; background: linear-gradient(transparent, rgba(5,5,4,.9)); }
.market-property span { color: var(--gold-light); font: 600 .65rem var(--wide); letter-spacing: .1em; text-transform: uppercase; }
.market-property h3 { margin: 10px 0; font: 400 1.55rem/1.2 var(--serif); }
.market-property p { margin: 0; color: rgba(255,255,255,.6); font-size: .75rem; }

.insights-preview { display: grid; grid-template-columns: .8fr 1.2fr; gap: 8vw; background: #121210; }
.insights-lead h2 { margin: 0; font: 400 clamp(2.7rem,5vw,6rem)/.96 var(--serif); letter-spacing: -.045em; }
.insights-lead h2 em { color: var(--gold-light); font-weight: 400; }
.insights-lead > p:not(.section-kicker) { max-width: 450px; color: rgba(255,255,255,.6); margin: 26px 0 34px; }
.insight-teasers { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.insight-teaser { min-height: 260px; padding: 30px; border: 1px solid var(--line); display: flex; flex-direction: column; transition: transform .25s, background .25s; }
.insight-teaser:hover { transform: translateY(-5px); background: rgba(255,255,255,.035); }
.insight-teaser.featured { grid-column: 1 / -1; min-height: 330px; background: #1c1b17; }
.insight-teaser.video { background: var(--gold); color: var(--ink); }
.insight-teaser span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .12em; }
.insight-teaser.video span { color: rgba(11,11,10,.6); }
.insight-teaser h3 { margin: auto 0 14px; font: 400 clamp(1.45rem,2.2vw,2.3rem)/1.18 var(--serif); }
.insight-teaser p { margin: 0 0 26px; color: rgba(255,255,255,.55); }
.insight-teaser strong { font: 600 .69rem var(--wide); letter-spacing: .07em; text-transform: uppercase; }
.compact-principal .principal-image { min-height: 680px; order: 0; }
.compact-principal .principal-copy { order: 1; }

.new-selected { background: var(--paper-deep); color: var(--ink); }
.new-selected-heading { display: grid; grid-template-columns: 1.15fr .85fr; gap: 8vw; align-items: end; margin-bottom: 62px; }
.new-selected-heading .section-kicker { color: #725a3e; }
.new-selected-heading h2 { margin: 0; font: 400 clamp(2.7rem,5vw,6rem)/.96 var(--serif); letter-spacing: -.045em; }
.new-selected-heading h2 em { color: #8f6c45; font-weight: 400; }
.new-selected-heading > div:last-child p { max-width: 500px; margin: 0 0 28px; color: #5a564e; }
.new-selected-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 18px; }
.new-selected-card { min-height: 560px; position: relative; overflow: hidden; background: #24221e; color: white; }
.new-selected-card > img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.55) brightness(.68); transition: transform .65s, filter .45s; }
.new-selected-card:hover > img { transform: scale(1.035); filter: saturate(.68) brightness(.56); }
.new-selected-card > div { position: absolute; inset: auto 0 0; padding: 110px 30px 30px; background: linear-gradient(transparent,rgba(5,5,4,.92)); }
.new-selected-card span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .13em; }
.new-selected-card h3 { margin: 11px 0; font: 400 clamp(1.55rem,2.2vw,2.45rem)/1.15 var(--serif); }
.new-selected-card p { margin: 0 0 22px; color: rgba(255,255,255,.62); font-size: .86rem; }
.new-selected-card strong { font: 600 .69rem var(--wide); letter-spacing: .07em; text-transform: uppercase; }
.selection-note { max-width: 900px; margin: 34px 0 0; padding-left: 22px; border-left: 2px solid #8f6c45; color: #5b574f; }

.new-property-page { background: var(--paper); color: var(--ink); }
.new-property-hero { min-height: 92svh; position: relative; display: flex; align-items: flex-end; overflow: hidden; color: white; }
.new-property-hero > img, .new-property-hero-shade { position: absolute; inset: 0; width: 100%; height: 100%; }
.new-property-hero > img { object-fit: cover; object-position: center 58%; filter: saturate(.68); }
.new-property-hero-shade { background: linear-gradient(90deg,rgba(5,5,4,.86),rgba(5,5,4,.27) 72%),linear-gradient(0deg,rgba(5,5,4,.55),transparent 55%); }
.new-property-hero-copy { position: relative; z-index: 2; width: min(1050px,86vw); margin: 0 7vw 8vh; }
.new-property-hero h1 { margin: 0; font: 400 clamp(3.7rem,7vw,8rem)/.9 var(--serif); letter-spacing: -.055em; }
.new-property-hero h1 em { color: var(--gold-light); font-weight: 400; }
.new-property-hero-copy > p:not(.eyebrow) { max-width: 680px; margin: 28px 0 34px; color: rgba(255,255,255,.73); font-size: 1.05rem; }
.advisory-position { display: grid; grid-template-columns: .6fr 1.45fr .95fr; gap: 4vw; align-items: start; }
.advisory-position .section-kicker { color: #725a3e; }
.advisory-position h2 { margin: 0; font: 400 clamp(2.5rem,4.4vw,5.2rem)/1 var(--serif); letter-spacing: -.04em; }
.advisory-position h2 em { color: #8f6c45; font-weight: 400; }
.advisory-position-copy { color: #5b574f; }
.advisory-position-copy p:first-child { margin-top: 0; }
.new-property-types { padding-top: 0; display: grid; gap: 1px; background: rgba(11,11,10,.15); }
.new-type { display: grid; grid-template-columns: 1.05fr .95fr; min-height: 680px; background: var(--paper-deep); }
.new-type.reverse .new-type-image { order: 2; }
.new-type-image { min-height: 680px; overflow: hidden; }
.new-type-image img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.62); transition: transform .7s; }
.new-type:hover .new-type-image img { transform: scale(1.02); }
.new-type-copy { padding: clamp(46px,6vw,100px); display: flex; flex-direction: column; justify-content: center; }
.new-type-copy > span { color: #8f6c45; font: 600 .66rem var(--wide); letter-spacing: .12em; }
.new-type-copy h2 { margin: 22px 0; font: 400 clamp(2.5rem,4.3vw,5rem)/1 var(--serif); letter-spacing: -.04em; }
.new-type-copy > p { max-width: 590px; color: #5b574f; }
.new-type-copy ul { list-style: none; margin: 28px 0; padding: 0; border-top: 1px solid rgba(11,11,10,.18); }
.new-type-copy li { padding: 12px 0; border-bottom: 1px solid rgba(11,11,10,.18); color: #5b574f; }
.new-type-copy li::before { content: "—"; margin-right: 12px; color: #8f6c45; }
.new-type-copy > a { align-self: flex-start; padding-bottom: 6px; border-bottom: 1px solid rgba(11,11,10,.45); font-weight: 600; font-size: .82rem; }
.assessment-strip { display: grid; grid-template-columns: repeat(5,1fr); background: var(--ink); color: white; padding: 0 7vw; }
.assessment-strip div { min-height: 145px; padding: 30px 22px; border-right: 1px solid var(--line); display: flex; flex-direction: column; justify-content: center; }
.assessment-strip div:first-child { border-left: 1px solid var(--line); }
.assessment-strip span { color: var(--gold); font: 600 .64rem var(--wide); }
.assessment-strip strong { margin-top: 10px; font: 400 1.15rem var(--serif); }
.brief-section { display: grid; grid-template-columns: .72fr 1.28fr; gap: 8vw; background: var(--ink); color: white; }
.brief-intro h2 { margin: 0; font: 400 clamp(3rem,5vw,6rem)/.95 var(--serif); letter-spacing: -.045em; }
.brief-intro h2 em { color: var(--gold-light); font-weight: 400; }
.brief-intro > p:not(.section-kicker) { max-width: 450px; color: rgba(255,255,255,.6); }
.advisory-brief { display: grid; grid-template-columns: 1fr 1fr; align-self: start; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.advisory-brief label { min-height: 112px; padding: 20px; display: grid; align-content: center; gap: 8px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.advisory-brief label > span { color: var(--gold-light); font: 600 .63rem var(--wide); letter-spacing: .1em; text-transform: uppercase; }
.advisory-brief select { width: 100%; border: 0; background: transparent; color: white; font: 500 .95rem var(--sans); outline: 0; }
.advisory-brief select option { color: var(--ink); }
.advisory-brief button { grid-column: 1 / -1; min-height: 72px; padding: 0 22px; display: flex; justify-content: space-between; align-items: center; border: 0; background: var(--gold); color: var(--ink); cursor: pointer; font: 600 .72rem var(--wide); letter-spacing: .08em; text-transform: uppercase; }
.advisory-brief > p { grid-column: 1 / -1; margin: 0; padding: 16px 20px; color: rgba(255,255,255,.55); font-size: .78rem; }
.advisory-brief > p a { color: white; border-bottom: 1px solid var(--gold); }
.new-property-disclaimer { display: grid; grid-template-columns: .4fr 1.6fr; gap: 6vw; background: var(--gold); }
.new-property-disclaimer .section-kicker { color: rgba(11,11,10,.62); }
.new-property-disclaimer > p:last-child { max-width: 900px; margin: 0; }

/* Project portfolio */
.opportunity-hero { min-height: 96svh; position: relative; display: flex; align-items: flex-end; overflow: hidden; color: white; background: #111; }
.opportunity-hero > img, .opportunity-hero-shade { position: absolute; inset: 0; width: 100%; height: 100%; }
.opportunity-hero > img { object-fit: cover; object-position: center; filter: saturate(.72) contrast(1.06); transform: scale(1.01); }
.opportunity-hero-shade { background: linear-gradient(90deg,rgba(5,5,4,.9) 0%,rgba(5,5,4,.48) 43%,rgba(5,5,4,.08) 75%),linear-gradient(0deg,rgba(5,5,4,.72),transparent 48%); }
.opportunity-hero-copy { position: relative; z-index: 2; width: min(1020px,76vw); margin: 0 7vw 9vh; }
.opportunity-hero h1 { margin: 0; font: 400 clamp(3.5rem,6.8vw,8rem)/.91 var(--serif); letter-spacing: -.055em; }
.opportunity-hero h1 em { color: var(--gold-light); font-weight: 400; }
.opportunity-hero-copy > p:not(.eyebrow) { max-width: 650px; margin: 28px 0 35px; color: rgba(255,255,255,.77); font-size: 1.08rem; }
.opportunity-hero-actions { display: flex; gap: 28px; align-items: center; }
.opportunity-stamp { position: absolute; z-index: 2; right: 7vw; bottom: 9vh; width: 245px; padding: 22px 0; border-top: 1px solid rgba(255,255,255,.58); border-bottom: 1px solid rgba(255,255,255,.24); display: grid; gap: 4px; }
.opportunity-stamp span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .14em; }
.opportunity-stamp strong { font: 400 1.12rem var(--serif); }
.opportunity-stamp small { color: rgba(255,255,255,.56); font-size: .7rem; }

.portfolio-intro { display: grid; grid-template-columns: 1.2fr .8fr; gap: 9vw; align-items: end; background: var(--paper); color: var(--ink); }
.portfolio-intro .section-kicker, .state-portfolio .section-kicker { color: #725a3e; }
.portfolio-intro h2, .portfolio-heading h2, .decision-heading h2 { margin: 0; font: 400 clamp(2.7rem,4.8vw,5.6rem)/.98 var(--serif); letter-spacing: -.045em; }
.portfolio-intro h2 em, .decision-heading h2 em { color: #8f6c45; font-weight: 400; }
.portfolio-intro-copy > p { margin: 0 0 30px; color: #57534c; }
.portfolio-principles { display: flex; flex-wrap: wrap; gap: 8px; }
.portfolio-principles span { padding: 8px 12px; border: 1px solid rgba(11,11,10,.18); color: #665f55; font: 600 .64rem var(--wide); letter-spacing: .07em; text-transform: uppercase; }

.state-portfolio { background: #11110f; color: var(--paper); }
.portfolio-heading { display: grid; grid-template-columns: 1.15fr .85fr; gap: 8vw; align-items: end; }
.portfolio-heading > p { max-width: 550px; margin: 0 0 8px; color: rgba(255,255,255,.59); }
.state-filter { display: flex; flex-wrap: wrap; gap: 8px; margin: 52px 0 30px; }
.state-filter button { min-height: 44px; padding: 0 17px; border: 1px solid rgba(255,255,255,.2); background: transparent; color: rgba(255,255,255,.68); cursor: pointer; font: 600 .67rem var(--wide); letter-spacing: .06em; text-transform: uppercase; transition: .2s ease; }
.state-filter button:hover, .state-filter button.active { background: var(--gold); border-color: var(--gold); color: var(--ink); }
.project-watchlist { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 18px; }
.watch-card { min-width: 0; border: 1px solid var(--line); background: #171714; transition: transform .3s ease, border-color .3s ease; }
.watch-card:hover { transform: translateY(-5px); border-color: rgba(214,189,152,.5); }
.watch-card.is-hidden { display: none; }
.watch-image { position: relative; aspect-ratio: 16/8.5; overflow: hidden; }
.watch-image::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg,rgba(5,5,4,.52),transparent 50%); }
.watch-image img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.74); transition: transform .6s ease; }
.watch-card:hover .watch-image img { transform: scale(1.025); }
.watch-image span { position: absolute; z-index: 2; left: 22px; bottom: 19px; padding: 8px 10px; background: rgba(11,11,10,.86); color: var(--gold-light); font: 600 .62rem var(--wide); letter-spacing: .11em; }
.watch-copy { padding: 30px 30px 32px; }
.watch-copy > p:first-child { margin: 0 0 12px; color: var(--gold-light); font: 600 .63rem var(--wide); letter-spacing: .11em; }
.watch-copy h3 { margin: 0; font: 400 clamp(1.8rem,2.7vw,3rem)/1 var(--serif); }
.watch-price { display: flex; justify-content: space-between; align-items: baseline; gap: 20px; margin: 28px 0 16px; padding: 15px 0; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.watch-price small { color: rgba(255,255,255,.42); font-size: .7rem; text-transform: uppercase; letter-spacing: .08em; }
.watch-price strong { color: var(--paper); font: 400 1.38rem var(--serif); }
.watch-copy ul { list-style: none; margin: 0 0 26px; padding: 0; color: rgba(255,255,255,.59); font-size: .79rem; }
.watch-copy li { padding: 3px 0; }
.watch-copy li::before { content: "—"; color: var(--gold); margin-right: 9px; }
.watch-copy > a { display: inline-block; padding-bottom: 5px; border-bottom: 1px solid rgba(255,255,255,.34); font-size: .76rem; font-weight: 600; }
.watch-card.compact { min-height: 380px; display: flex; align-items: stretch; background: #1c1b17; }
.watch-card.compact .watch-copy { width: 100%; display: flex; flex-direction: column; justify-content: center; }
.watch-card.compact .watch-copy > a { align-self: flex-start; }
.state-coming { min-height: 0; display: block; background: var(--gold); color: var(--ink); }
.state-coming .watch-image::after { background: linear-gradient(0deg,rgba(5,5,4,.48),transparent 52%); }
.state-coming .watch-copy { display: flex; flex-direction: column; justify-content: center; }
.state-coming .watch-copy > p:first-child { color: rgba(11,11,10,.62); }
.state-coming .coming-copy { max-width: 560px; margin: 28px 0 32px; color: rgba(11,11,10,.7); }
.state-coming .watch-copy > a { border-color: rgba(11,11,10,.45); }
.watchlist-empty { padding: 40px; border: 1px solid var(--line); color: rgba(255,255,255,.6); }
.sourcing-coverage { display: grid; grid-template-columns: repeat(2,1fr); margin-top: 52px; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.sourcing-coverage > div { min-width: 0; padding: 28px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.sourcing-coverage p { margin: 0 0 13px; color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .1em; }
.sourcing-coverage h3 { margin: 0 0 22px; font: 400 1.45rem/1.08 var(--serif); }
.sourcing-coverage div div { display: flex; flex-wrap: wrap; gap: 7px; }
.sourcing-coverage span { padding: 7px 9px; border: 1px solid rgba(255,255,255,.16); color: rgba(255,255,255,.58); font-size: .68rem; }
.yield-note { max-width: 980px; margin: 22px 0 0; color: rgba(255,255,255,.4); font-size: .72rem; }
.watch-card.has-detail-link { cursor: pointer; }
.watch-card.has-detail-link:focus-visible { outline: 2px solid var(--gold); outline-offset: 4px; }

/* NSW project detail */
.project-detail-page, .project-enquiry-page { background: var(--paper); color: var(--ink); }
.detail-hero { min-height: 88svh; position: relative; display: flex; align-items: flex-end; overflow: hidden; color: white; background: #111; }
.detail-hero > img, .detail-hero-shade { position: absolute; inset: 0; width: 100%; height: 100%; }
.detail-hero > img { object-fit: cover; filter: saturate(.72) contrast(1.04); }
.detail-hero-shade { background: linear-gradient(90deg,rgba(5,5,4,.92),rgba(5,5,4,.55) 48%,rgba(5,5,4,.08) 78%),linear-gradient(0deg,rgba(5,5,4,.76),transparent 52%); }
.detail-hero-copy { position: relative; z-index: 2; width: min(850px,70vw); margin: 0 7vw 8vh; }
.detail-back { display: inline-block; margin-bottom: 42px; padding-bottom: 5px; border-bottom: 1px solid currentColor; color: inherit; font-size: .75rem; font-weight: 600; }
.detail-hero h1 { max-width: 900px; margin: 0; font: 400 clamp(3.5rem,6.7vw,7.5rem)/.92 var(--serif); letter-spacing: -.055em; }
.detail-hero-copy > p:not(.eyebrow) { max-width: 680px; margin: 25px 0 32px; color: rgba(255,255,255,.76); font-size: 1.04rem; }
.representative-label { position: absolute; z-index: 2; right: 7vw; bottom: 8vh; padding: 10px 12px; background: rgba(11,11,10,.82); color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .11em; }
.detail-facts { display: grid; grid-template-columns: repeat(4,1fr); padding-top: 0; padding-bottom: 0; background: #11110f; color: white; }
.detail-facts div { min-height: 155px; padding: 30px 25px; border-right: 1px solid var(--line); display: flex; flex-direction: column; justify-content: center; }
.detail-facts div:first-child { border-left: 1px solid var(--line); }
.detail-facts span { color: var(--gold-light); font: 600 .65rem var(--wide); letter-spacing: .08em; text-transform: uppercase; }
.detail-facts strong { margin-top: 12px; font: 400 1.35rem/1.15 var(--serif); }
.detail-position { display: grid; grid-template-columns: .8fr 1.2fr; gap: 9vw; background: var(--paper); }
.detail-position-intro h2, .detail-section-heading h2, .detail-next h2 { margin: 0; font: 400 clamp(2.8rem,5vw,5.8rem)/.96 var(--serif); letter-spacing: -.05em; }
.detail-position-intro h2 em, .detail-next h2 em { color: #8f6c45; font-weight: 400; }
.detail-position-intro > p:not(.section-kicker) { margin: 30px 0 24px; color: #57534c; }
.detail-position-intro > span { color: #786b5c; font-size: .72rem; }
.detail-assessment { border-top: 1px solid rgba(11,11,10,.2); }
.detail-assessment > div { padding: 30px 0 35px; border-bottom: 1px solid rgba(11,11,10,.2); }
.detail-assessment p { margin: 0 0 18px; color: #725a3e; font: 600 .67rem var(--wide); letter-spacing: .09em; }
.detail-assessment ul { list-style: none; margin: 0; padding: 0; }
.detail-assessment li { padding: 7px 0 7px 24px; position: relative; color: #4f4b45; }
.detail-assessment li::before { content: "—"; position: absolute; left: 0; color: #8f6c45; }
.detail-packages { background: #11110f; color: white; }
.detail-section-heading { display: grid; grid-template-columns: .5fr 1fr 1fr; gap: 5vw; align-items: end; margin-bottom: 48px; }
.detail-section-heading .section-kicker { color: var(--gold-light); }
.detail-section-heading > p:last-child { margin: 0; color: rgba(255,255,255,.55); }
.detail-package-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.detail-package-grid article { min-height: 255px; padding: 28px; display: flex; flex-direction: column; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.detail-package-grid span { color: var(--gold-light); font: 600 .66rem var(--wide); }
.detail-package-grid h3 { margin: auto 0 12px; font: 400 1.7rem var(--serif); }
.detail-package-grid p { margin: 0 0 7px; color: rgba(255,255,255,.7); }
.detail-package-grid small { color: rgba(255,255,255,.4); }
.detail-next { display: grid; grid-template-columns: 1.15fr .85fr; gap: 8vw; align-items: end; background: var(--paper-deep); }
.detail-next > div:last-child p { margin: 0 0 30px; color: #57534c; }

/* Project enquiry */
.enquiry-main { min-height: 100svh; padding: 165px 7vw 90px; display: grid; grid-template-columns: .72fr 1.28fr; gap: 8vw; background: #11110f; color: white; }
.enquiry-intro { align-self: start; position: sticky; top: 130px; }
.enquiry-intro h1 { margin: 0; font: 400 clamp(3.4rem,6vw,7rem)/.92 var(--serif); letter-spacing: -.055em; }
.enquiry-intro h1 em { color: var(--gold-light); font-weight: 400; }
.enquiry-intro > p:not(.eyebrow):not(.enquiry-direct) { max-width: 520px; color: rgba(255,255,255,.62); }
.enquiry-project { margin-top: 40px; padding: 22px 0; display: grid; gap: 8px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.enquiry-project span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .09em; text-transform: uppercase; }
.enquiry-project strong { font: 400 1.25rem/1.25 var(--serif); }
.enquiry-direct { margin-top: 28px; color: rgba(255,255,255,.45); font-size: .78rem; }
.enquiry-direct a { color: white; border-bottom: 1px solid rgba(255,255,255,.35); }
.project-enquiry-form { display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.project-enquiry-form label { min-height: 118px; padding: 21px; display: grid; align-content: center; gap: 9px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.project-enquiry-form label > span { color: var(--gold-light); font: 600 .64rem var(--wide); letter-spacing: .09em; text-transform: uppercase; }
.project-enquiry-form input, .project-enquiry-form select, .project-enquiry-form textarea { width: 100%; padding: 0; border: 0; outline: 0; background: transparent; color: white; font: 500 .95rem/1.5 var(--sans); resize: vertical; }
.project-enquiry-form select option { color: var(--ink); }
.project-enquiry-form input::placeholder, .project-enquiry-form textarea::placeholder { color: rgba(255,255,255,.35); }
.project-enquiry-form label:focus-within { background: rgba(255,255,255,.035); }
.project-enquiry-form .form-wide { grid-column: 1 / -1; }
.project-enquiry-form .form-consent { min-height: auto; grid-template-columns: auto 1fr; align-items: start; align-content: center; gap: 13px; }
.project-enquiry-form .form-consent input { width: 18px; height: 18px; margin-top: 1px; accent-color: var(--gold); }
.project-enquiry-form .form-consent > span { color: rgba(255,255,255,.68); font: 500 .76rem/1.55 var(--sans); letter-spacing: 0; text-transform: none; }
.project-enquiry-form .form-consent a { color: white; border-bottom: 1px solid rgba(255,255,255,.4); }
.project-enquiry-form button { min-height: 76px; padding: 0 22px; display: flex; justify-content: space-between; align-items: center; border: 0; background: var(--gold); color: var(--ink); cursor: pointer; font: 600 .72rem var(--wide); letter-spacing: .08em; text-transform: uppercase; }
.project-enquiry-form .form-note { margin: 0; padding: 17px 21px; color: rgba(255,255,255,.43); font-size: .73rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.netlify-honeypot { display: none; }
.thank-you-main { min-height: 82svh; padding: 170px 7vw 100px; display: grid; place-items: center; background: #11110f; color: white; text-align: center; }
.thank-you-card { width: min(760px,100%); padding: clamp(45px,7vw,90px); border: 1px solid var(--line); }
.thank-you-card span { display: inline-grid; width: 58px; height: 58px; place-items: center; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-light); font-size: 1.4rem; }
.thank-you-card h1 { margin: 28px 0 20px; font: 400 clamp(3.2rem,6vw,6.5rem)/.92 var(--serif); letter-spacing: -.05em; }
.thank-you-card h1 em { color: var(--gold-light); font-weight: 400; }
.thank-you-card p { max-width: 560px; margin: 0 auto 32px; color: rgba(255,255,255,.62); }
.thank-you-actions { display: flex; justify-content: center; align-items: center; gap: 24px; }

/* Privacy */
.privacy-main { padding: 170px 7vw 110px; display: grid; grid-template-columns: .72fr 1.28fr; gap: 8vw; background: var(--paper); color: var(--ink); }
.privacy-heading { position: sticky; top: 130px; align-self: start; }
.privacy-heading h1 { margin: 0; font: 400 clamp(3.8rem,7vw,7.5rem)/.92 var(--serif); letter-spacing: -.055em; }
.privacy-heading h1 em { color: #8f6c45; font-weight: 400; }
.privacy-heading > p:last-child { margin-top: 28px; color: #766f65; }
.privacy-content { border-top: 1px solid rgba(11,11,10,.2); }
.privacy-content section { padding: 32px 0 36px; border-bottom: 1px solid rgba(11,11,10,.2); }
.privacy-content h2 { margin: 0 0 16px; font: 400 1.75rem var(--serif); }
.privacy-content p { margin: 0 0 13px; max-width: 760px; color: #57534c; }
.privacy-content p:last-child { margin-bottom: 0; }
.privacy-content a { color: #725a3e; border-bottom: 1px solid rgba(114,90,62,.45); }

.decision-panel { background: var(--paper-deep); color: var(--ink); }
.decision-heading { display: grid; grid-template-columns: .6fr 1.4fr; gap: 7vw; align-items: start; margin-bottom: 68px; }
.decision-heading .section-kicker { color: #725a3e; }
.decision-grid { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4,1fr); border-top: 1px solid rgba(11,11,10,.18); border-left: 1px solid rgba(11,11,10,.18); }
.decision-grid li { min-height: 300px; padding: 30px; border-right: 1px solid rgba(11,11,10,.18); border-bottom: 1px solid rgba(11,11,10,.18); display: flex; flex-direction: column; }
.decision-grid span { color: #8f6c45; font: 600 .65rem var(--wide); }
.decision-grid h3 { margin: auto 0 13px; font: 400 1.55rem var(--serif); }
.decision-grid p { margin: 0; color: #5b574f; font-size: .83rem; }

.insights-page { background: var(--paper); color: var(--ink); }
.insights-hero { min-height: 72svh; padding: 170px 7vw 80px; display: grid; grid-template-columns: 1.25fr .75fr; gap: 8vw; align-items: end; background: var(--ink); color: var(--paper); }
.insights-hero h1 { margin: 0; font: 400 clamp(3.8rem,7vw,8rem)/.92 var(--serif); letter-spacing: -.055em; }
.insights-hero h1 em { color: var(--gold-light); font-weight: 400; }
.insights-hero-side { max-width: 430px; }
.insights-hero-side p { color: rgba(255,255,255,.68); }
.insights-hero-side span { display: inline-block; margin-top: 24px; color: var(--gold-light); font: 600 .65rem var(--wide); letter-spacing: .1em; text-transform: uppercase; }
.insight-index { position: sticky; top: 76px; z-index: 20; display: flex; gap: 6px; padding: 13px 7vw; overflow-x: auto; background: rgba(242,240,234,.96); border-bottom: 1px solid rgba(11,11,10,.16); backdrop-filter: blur(12px); }
.insight-index a { flex: 0 0 auto; padding: 9px 14px; border: 1px solid rgba(11,11,10,.2); font: 600 .67rem var(--wide); letter-spacing: .06em; text-transform: uppercase; }
.insight-index a:hover { background: var(--ink); color: var(--paper); }
.insight-feature { display: grid; grid-template-columns: .9fr 1.1fr; gap: 8vw; align-items: start; }
.insight-feature-image { position: sticky; top: 150px; }
.insight-feature-image img { width: 100%; aspect-ratio: 4/5; object-fit: cover; filter: saturate(.65); }
.insight-feature-image span { display: block; padding: 15px 0; color: #725a3e; font: 600 .65rem var(--wide); letter-spacing: .1em; }
.insight-article .section-kicker { color: #725a3e; }
.insight-article h2, .insight-card-long h2, .insight-column h2 { margin: 0; font: 400 clamp(2.4rem,4.3vw,5rem)/1 var(--serif); letter-spacing: -.04em; }
.article-intro { margin: 30px 0 42px; color: #5a564e; font-size: 1.08rem; }
.insight-article ol { list-style: none; padding: 0; margin: 0; counter-reset: insight; border-top: 1px solid rgba(11,11,10,.2); }
.insight-article li { counter-increment: insight; display: grid; grid-template-columns: 48px 1fr; gap: 16px; padding: 24px 0; border-bottom: 1px solid rgba(11,11,10,.2); }
.insight-article li::before { content: "0" counter(insight); color: #8f6c45; font: 600 .68rem var(--wide); padding-top: 3px; }
.insight-article li strong, .insight-article li span { grid-column: 2; }
.insight-article li strong { font: 500 1.18rem var(--serif); }
.insight-article li span { margin-top: -10px; color: #625e56; }
.article-note { margin-top: 36px; padding: 28px; background: var(--ink); color: var(--paper); }
.article-note strong { color: var(--gold-light); font: 600 .66rem var(--wide); letter-spacing: .1em; text-transform: uppercase; }
.article-note p { margin: 13px 0 0; font: 400 1.25rem/1.45 var(--serif); }
.insight-row { display: grid; grid-template-columns: 1fr 1fr; gap: 8vw; background: var(--paper-deep); }
.insight-card-long > span, .insight-column > span { color: #725a3e; font: 600 .66rem var(--wide); letter-spacing: .12em; }
.insight-card-long h2 { margin-top: 23px; }
.insight-card-long > p { color: #5b574f; margin: 25px 0; }
.insight-card-long ul { margin: 0; padding: 0; list-style: none; border-top: 1px solid rgba(11,11,10,.18); }
.insight-card-long li { padding: 18px 0; border-bottom: 1px solid rgba(11,11,10,.18); color: #5b574f; }
.insight-card-long li strong { color: var(--ink); }
.insight-row-image img { width: 100%; height: 100%; min-height: 650px; object-fit: cover; filter: saturate(.62); }
.insight-columns { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: rgba(11,11,10,.18); padding-top: 1px; padding-bottom: 1px; }
.insight-column { min-height: 520px; padding: clamp(30px,3.5vw,52px); background: var(--paper); display: flex; flex-direction: column; }
.insight-column h2 { margin: auto 0 24px; font-size: clamp(2rem,3vw,3.5rem); }
.insight-column > p { color: #5b574f; }
.mini-check { margin-top: 30px; padding-top: 22px; border-top: 1px solid rgba(11,11,10,.2); }
.mini-check strong { color: #8f6c45; }
.mini-check p { margin: 7px 0 0; font-family: var(--serif); }
.video-hub { display: grid; grid-template-columns: .7fr 1.3fr; gap: 8vw; background: var(--ink); color: var(--paper); }
.video-hub-copy h2 { margin: 0; font: 400 clamp(3rem,5vw,6rem)/.9 var(--serif); }
.video-hub-copy h2 em { color: var(--gold-light); font-weight: 400; }
.video-hub-copy > p:not(.section-kicker) { color: rgba(255,255,255,.62); margin: 30px 0; }
.video-feature { min-height: 620px; position: relative; overflow: hidden; }
.video-feature > img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.55) brightness(.6); transition: transform .6s; }
.video-feature:hover > img { transform: scale(1.025); }
.video-feature > div { position: absolute; inset: auto 0 0; padding: 120px 38px 38px; background: linear-gradient(transparent,rgba(4,4,3,.92)); color: white; }
.video-feature small { color: var(--gold-light); font: 600 .65rem var(--wide); letter-spacing: .12em; }
.video-feature h3 { margin: 12px 0 22px; font: 400 clamp(1.8rem,3vw,3.3rem)/1.2 var(--serif); }
.video-feature strong { font: 600 .7rem var(--wide); letter-spacing: .07em; text-transform: uppercase; }
.play-mark { position: absolute; inset: 34px 34px auto auto; width: 64px; height: 64px; display: grid; place-items: center; border-radius: 50%; background: var(--gold); color: var(--ink); }

@media (max-width: 1180px) {
  .desktop-nav { gap: 16px; }
  .desktop-nav a { font-size: .69rem; }
  .hero-side-cta { display: none; }
  .search-hero-content { width: 86vw; }
  .visual-service-grid { grid-template-columns: 1.15fr 1fr; }
  .visual-service:last-child { grid-column: 1 / -1; min-height: 480px; }
  .market-showcase { grid-template-columns: 1fr; }
}

@media (max-width: 800px) {
  .search-hero { min-height: 92svh; }
  .search-hero-image { object-position: 62% center; }
  .search-hero-shade { background: linear-gradient(0deg, rgba(5,5,4,.88), rgba(5,5,4,.18) 88%); }
  .search-hero-content { width: auto; margin: 0 22px 45px; }
  .search-hero-content h1 { font-size: clamp(3.35rem,15vw,5.6rem); }
  .search-hero-content > p:not(.eyebrow) { margin: 18px 0 25px; font-size: .72rem; }
  .property-search { grid-template-columns: 1fr; }
  .property-search label { min-height: 64px; border-right: 0; border-bottom: 1px solid rgba(11,11,10,.15); padding: 11px 16px 9px; }
  .property-search button { min-height: 58px; }
  .home-shortcuts { grid-template-columns: 1fr 1fr; padding: 0; }
  .home-shortcuts a { min-height: 128px; border-bottom: 1px solid var(--line); padding: 22px; }
  .home-shortcuts a:first-child { border-left: 0; }
  .visual-services-heading, .insights-preview, .insights-hero, .insight-feature, .insight-row, .video-hub, .new-selected-heading, .advisory-position, .brief-section, .new-property-disclaimer { grid-template-columns: 1fr; }
  .visual-services-heading { gap: 24px; }
  .visual-service-grid { grid-template-columns: 1fr; }
  .visual-service, .visual-service:last-child { grid-column: auto; min-height: 500px; }
  .market-panel { grid-template-columns: 1fr; }
  .market-copy { min-height: 320px; }
  .market-property { min-height: 520px; }
  .insights-preview { gap: 60px; }
  .insight-teasers { grid-template-columns: 1fr; }
  .insight-teaser.featured { grid-column: auto; }
  .compact-principal .principal-image { min-height: 560px; }
  .insights-hero { min-height: auto; padding: 150px 22px 72px; gap: 50px; }
  .insights-hero h1 { font-size: clamp(3.6rem,15vw,6rem); }
  .insight-index { top: 82px; padding-inline: 22px; }
  .insight-feature-image { position: static; }
  .insight-feature-image img { aspect-ratio: 4/3; }
  .insight-row-image { order: -1; }
  .insight-row-image img { min-height: 420px; }
  .insight-columns { grid-template-columns: 1fr; }
  .insight-column { min-height: 440px; }
  .video-feature { min-height: 520px; }
  .new-selected-heading { gap: 30px; }
  .new-selected-grid { grid-template-columns: 1fr; }
  .new-selected-card { min-height: 500px; }
  .new-property-hero { min-height: 88svh; }
  .new-property-hero-copy { width: auto; margin: 0 22px 48px; }
  .new-property-hero h1 { font-size: clamp(3.35rem,14vw,5.7rem); }
  .new-type, .new-type.reverse { grid-template-columns: 1fr; }
  .new-type.reverse .new-type-image { order: 0; }
  .new-type-image { min-height: 460px; }
  .new-type-copy { padding: 60px 22px 72px; }
  .assessment-strip { grid-template-columns: 1fr 1fr; padding: 0; }
  .assessment-strip div { min-height: 115px; border-bottom: 1px solid var(--line); }
  .assessment-strip div:first-child { border-left: 0; }
  .assessment-strip div:last-child { grid-column: 1 / -1; }
  .advisory-brief { grid-template-columns: 1fr; }
  .advisory-brief button, .advisory-brief > p { grid-column: auto; }
  .opportunity-hero { min-height: 90svh; }
  .opportunity-hero > img { object-position: 58% center; }
  .opportunity-hero-copy { width: auto; margin: 0 22px 48px; }
  .opportunity-hero h1 { font-size: clamp(3.15rem,13vw,5.4rem); }
  .opportunity-hero-copy > p:not(.eyebrow) { font-size: .98rem; }
  .opportunity-hero-actions { align-items: flex-start; flex-direction: column; gap: 18px; }
  .opportunity-stamp { display: none; }
  .portfolio-intro, .portfolio-heading, .decision-heading { grid-template-columns: 1fr; }
  .portfolio-heading > p { margin-top: 24px; }
  .state-filter { margin-top: 36px; flex-wrap: nowrap; overflow-x: auto; padding-bottom: 8px; }
  .state-filter button { flex: 0 0 auto; }
  .project-watchlist { grid-template-columns: 1fr; }
  .watch-image { aspect-ratio: 4/3; }
  .watch-copy { padding: 27px 22px 30px; }
  .watch-price { align-items: flex-end; }
  .watch-card.compact, .state-coming { min-height: 340px; }
  .sourcing-coverage { grid-template-columns: 1fr; }
  .detail-hero { min-height: 82svh; }
  .detail-hero-copy { width: auto; margin: 0 22px 45px; }
  .detail-hero h1 { font-size: clamp(3.1rem,13vw,5.3rem); }
  .detail-back { margin-bottom: 30px; }
  .representative-label { right: 22px; bottom: 24px; font-size: .56rem; }
  .detail-facts { grid-template-columns: 1fr 1fr; padding: 0; }
  .detail-facts div { min-height: 125px; }
  .detail-facts div:first-child { border-left: 0; }
  .detail-position, .detail-next, .detail-section-heading, .enquiry-main, .privacy-main { grid-template-columns: 1fr; }
  .detail-position, .detail-next { gap: 48px; }
  .detail-section-heading { gap: 20px; align-items: start; }
  .detail-package-grid { grid-template-columns: 1fr; }
  .detail-package-grid article { min-height: 210px; }
  .enquiry-main { padding: 145px 22px 72px; gap: 55px; }
  .enquiry-intro { position: static; }
  .privacy-main { padding: 145px 22px 72px; gap: 55px; }
  .privacy-heading { position: static; }
  .project-enquiry-form { grid-template-columns: 1fr; }
  .project-enquiry-form .form-wide { grid-column: auto; }
  .thank-you-actions { flex-direction: column; }
  .decision-grid { grid-template-columns: 1fr 1fr; }
  .decision-grid li { min-height: 250px; padding: 24px; }
}

@media (max-width: 520px) {
  .brand img { width: 98px; height: 60px; }
  .decision-grid { grid-template-columns: 1fr; }
  .decision-grid li { min-height: 220px; }
}