/* Premium Living
   Calm, hospitality-grade system. Colours come from the logo: navy plate, steel-blue roof, grey base. */
:root {
  --navy: #171925;
  --ink: #1f2531;
  --ink-2: #4a5362;
  --ink-3: #6c7582;
  --steel: #5c8fa6;
  --steel-d: #3d6b80;
  --steel-dd: #23465a;
  --steel-l: #d9e4ea;
  --steel-ll: #eef3f6;
  --grey: #a8b1b5;
  --bg: #fbfbfa;
  --alt: #f0f3f5;
  --white: #fff;
  --line: #e1e6ea;
  --line-2: #cfd7dd;
  --danger: #a3261e;
  --shadow: 0 1px 2px rgb(22 27 38 / .05), 0 16px 40px -20px rgb(22 27 38 / .22);
  --shadow-lg: 0 2px 6px rgb(22 27 38 / .05), 0 40px 80px -36px rgb(22 27 38 / .4);
  --r: 4px;
  --ease: cubic-bezier(.22, 1, .36, 1);
  --ease-io: cubic-bezier(.76, 0, .24, 1);
  --serif: "Newsreader", Georgia, "Times New Roman", serif;
  --sans: "Manrope", ui-sans-serif, system-ui, sans-serif;
  --gut: clamp(16px, 4vw, 56px);
  --max: 1320px;
  --hdr: 84px;
  --hex: polygon(50% 0, 100% 25%, 100% 75%, 50% 100%, 0 75%, 0 25%);
}
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-padding-top: calc(var(--hdr) + 16px); }
html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
body { margin: 0; background: var(--bg); color: var(--ink); font: 400 17px/1.65 var(--sans); -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; overflow-x: clip; }
img { display: block; max-width: 100%; height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; padding: 0; cursor: pointer; }
h1, h2, h3, h4, p, ul, ol, figure, blockquote { margin: 0; }
ul, ol { padding: 0; list-style: none; }
[hidden] { display: none !important; }
:focus-visible { outline: 2px solid var(--steel-d); outline-offset: 3px; border-radius: 2px; }
::selection { background: var(--steel-l); color: var(--navy); }
.sr { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: fixed; left: 16px; top: -60px; z-index: 100; background: var(--navy); color: #fff; padding: 10px 16px; border-radius: var(--r); }
.skip:focus { top: 16px; }
.wrap { width: min(var(--max), 100% - 2 * var(--gut)); margin-inline: auto; }

/* ---------- type ---------- */
.h1, .hero__title, .page-hero__title { font-family: var(--serif); font-weight: 400; font-size: clamp(44px, 5.3vw, 82px); line-height: 1.04; letter-spacing: -.022em; color: var(--navy); font-optical-sizing: auto; text-wrap: balance; }
.h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(34px, 3.7vw, 56px); line-height: 1.08; letter-spacing: -.018em; color: var(--navy); text-wrap: balance; }
.h3 { font-family: var(--serif); font-weight: 400; font-size: clamp(26px, 2.2vw, 34px); line-height: 1.15; letter-spacing: -.01em; color: var(--navy); }
em { font-style: italic; font-weight: 300; color: var(--steel-d); }
.lead { font-size: clamp(17px, 1.25vw, 19px); line-height: 1.65; color: var(--ink-2); max-width: 52ch; }
p { max-width: 68ch; }
.ln { display: block; overflow: hidden; padding-bottom: .1em; margin-bottom: -.1em; }
.ln > span { display: block; will-change: transform; }
.link { display: inline-flex; align-items: center; gap: 8px; font-weight: 600; font-size: 15px; color: var(--steel-dd); padding-bottom: 3px; background: linear-gradient(currentColor, currentColor) 0 100% / 100% 1px no-repeat; transition: background-size .6s var(--ease); }
.link:hover { background-size: 0 1px; background-position: 100% 100%; }
.link i { transition: transform .45s var(--ease); }
.link:hover i { transform: translateX(4px); }
.stars { display: inline-flex; gap: 2px; color: var(--steel); font-size: 15px; }
.stars--lg { font-size: 22px; gap: 4px; }

/* ---------- buttons ---------- */
.btn { position: relative; display: inline-flex; align-items: center; justify-content: center; gap: 10px; height: 52px; padding: 0 26px; border-radius: var(--r); font-weight: 600; font-size: 15px; letter-spacing: .005em; white-space: nowrap; transition: background-color .45s var(--ease), color .45s var(--ease), border-color .45s var(--ease), transform .2s var(--ease); }
.btn i { font-size: 18px; transition: transform .45s var(--ease); }
.btn:hover i { transform: translateX(4px); }
.btn:active { transform: scale(.985); }
.btn--solid { background: var(--navy); color: #fff; }
.btn--solid:hover { background: var(--steel-dd); }
.btn--line { border: 1px solid var(--line-2); color: var(--navy); background: transparent; }
.btn--line:hover { border-color: var(--navy); }
.btn--light { background: #fff; color: var(--navy); height: 44px; padding: 0 18px; font-size: 14px; box-shadow: var(--shadow); }
.round { width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line-2); display: inline-grid; place-items: center; font-size: 18px; color: var(--navy); background: transparent; transition: background-color .35s, color .35s, border-color .35s, transform .2s; }
.round:hover { background: var(--navy); color: #fff; border-color: var(--navy); }
.round:active { transform: scale(.94); }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chips li { font-size: 13px; font-weight: 600; padding: 6px 10px; border-radius: 3px; background: var(--steel-ll); color: var(--steel-dd); }

/* ---------- header ---------- */
.hdr { position: fixed; inset: 0 0 auto 0; z-index: 50; height: var(--hdr); display: flex; align-items: center; gap: 36px; padding-inline: var(--gut); transition: background-color .5s var(--ease), box-shadow .5s var(--ease), transform .6s var(--ease); }
.hdr.is-scrolled { background: rgb(251 251 250 / .9); backdrop-filter: blur(16px) saturate(1.3); -webkit-backdrop-filter: blur(16px) saturate(1.3); box-shadow: 0 1px 0 var(--line); }
.hdr.is-hidden { transform: translateY(-100%); }
.plate { position: relative; align-self: flex-start; flex: none; width: 158px; height: 104px; background: var(--navy); display: grid; place-items: center; border-radius: 0 0 var(--r) var(--r); transition: width .6s var(--ease), height .6s var(--ease); }
.plate__logo { width: 128px; height: auto; transition: opacity .35s, transform .6s var(--ease); }
.plate__mark { position: absolute; width: 28px; height: auto; opacity: 0; transform: scale(.7); transition: opacity .35s, transform .6s var(--ease); }
.hdr.is-scrolled .plate { width: 68px; height: var(--hdr); }
.hdr.is-scrolled .plate__logo { opacity: 0; transform: scale(.6); }
.hdr.is-scrolled .plate__mark { opacity: 1; transform: none; transition-delay: .12s; }
.nav { display: flex; gap: clamp(20px, 2.2vw, 34px); margin-left: auto; }
.nav__link { position: relative; font-weight: 500; font-size: 15px; color: var(--ink); padding: 6px 0; }
.nav__link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--navy); transform: scaleX(0); transform-origin: right; transition: transform .5s var(--ease); }
.nav__link:hover::after, .nav__link.is-current::after { transform: scaleX(1); transform-origin: left; }
.hdr__end { display: flex; align-items: center; gap: 22px; }
.hdr__phone { display: inline-flex; align-items: center; gap: 8px; font-weight: 600; font-size: 15px; color: var(--navy); font-variant-numeric: tabular-nums; }
.hdr__phone i { font-size: 19px; color: var(--steel-d); }
.hdr__cta { height: 44px; padding: 0 20px; font-size: 14px; }
.menu-btn { display: none; width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line-2); place-items: center; }
.menu-btn__bars, .menu-btn__bars::before { display: block; width: 18px; height: 1.5px; background: var(--navy); position: relative; transition: transform .45s var(--ease); }
.menu-btn__bars::before { content: ""; position: absolute; top: 6px; }
.menu-btn__bars { transform: translateY(-3px); }
.menu-btn[aria-expanded="true"] .menu-btn__bars { transform: rotate(45deg); }
.menu-btn[aria-expanded="true"] .menu-btn__bars::before { transform: translateY(-6px) rotate(-90deg); }
.sheet { position: fixed; inset: 0; z-index: 45; background: var(--bg); padding: calc(var(--hdr) + 48px) var(--gut) 32px; display: flex; flex-direction: column; justify-content: space-between; opacity: 0; transition: opacity .5s var(--ease); }
.sheet.is-open { opacity: 1; }
.sheet__nav { display: grid; gap: 4px; }
.sheet__nav a { font-family: var(--serif); font-size: clamp(36px, 9vw, 52px); line-height: 1.2; color: var(--navy); opacity: 0; transform: translateY(18px); transition: opacity .5s, transform .7s var(--ease); transition-delay: calc(.08s + var(--i) * .05s); }
.sheet.is-open .sheet__nav a { opacity: 1; transform: none; }
.sheet__foot { display: grid; gap: 6px; color: var(--ink-2); }
.sheet__foot a { font-size: 20px; font-weight: 600; color: var(--navy); display: inline-flex; gap: 8px; align-items: center; }

/* ---------- hero ---------- */
.hero { padding: calc(var(--hdr) + 44px) 0 0; }
.hero__top { display: grid; grid-template-columns: repeat(12, 1fr); gap: 24px; align-items: end; }
.hero__title { grid-column: 1 / 10; font-size: clamp(40px, 4.7vw, 76px); }
.hero__aside { grid-column: 10 / 13; display: grid; gap: 18px; padding-bottom: 8px; }
.hero__aside p { color: var(--ink-2); font-size: 16.5px; }
.rating { display: inline-flex; align-items: center; gap: 12px; font-size: 14px; font-weight: 600; color: var(--navy); width: fit-content; }
.rating span:last-child { border-bottom: 1px solid var(--line-2); padding-bottom: 1px; transition: border-color .3s; }
.rating:hover span:last-child { border-color: var(--navy); }
.hero__media { position: relative; margin-top: clamp(28px, 3vw, 44px); }
.hero__frame { position: relative; height: clamp(380px, calc(100svh - 380px), 660px); border-radius: var(--r); overflow: hidden; background: var(--steel-l); }
.hero__frame::after { content: ""; position: absolute; inset: 0 0 auto 0; height: 30%; background: linear-gradient(rgb(15 20 30 / .32), transparent); pointer-events: none; z-index: 3; }
.hero__slide { position: absolute; inset: 0; opacity: 0; }
.hero__slide.is-on { opacity: 1; }
.hero__slide img { width: 100%; height: 100%; object-fit: cover; }
.hero__cap { position: absolute; z-index: 4; left: 28px; top: 24px; display: inline-flex; align-items: center; gap: 10px; color: #fff; font-size: 14px; font-weight: 500; }
.hero__cap span:first-child { font-weight: 700; }
.hero__cap i { opacity: .8; transition: transform .4s var(--ease); }
.hero__cap:hover i { transform: translate(3px, -3px); }
.finder { position: relative; z-index: 5; width: min(1080px, 100% - 64px); margin: -58px auto 0; background: #fff; border-radius: var(--r); box-shadow: var(--shadow-lg); display: grid; grid-template-columns: 1.25fr 1.35fr 1fr auto; padding: 10px; }
.finder__f { display: grid; gap: 4px; align-content: center; padding: 10px 22px; border: 0; margin: 0; min-width: 0; }
.finder__f + .finder__f { border-left: 1px solid var(--line); }
.finder__f label, .finder__f legend { font-size: 12px; font-weight: 600; color: var(--ink-3); padding: 0; letter-spacing: .01em; }
.finder__ctl { display: flex; align-items: center; gap: 10px; }
.finder__ctl i { font-size: 20px; color: var(--steel-d); flex: none; }
.finder select, .finder input[type="date"] { width: 100%; min-width: 0; border: 0; background: transparent; font: 600 16px var(--sans); color: var(--navy); padding: 2px 0; height: 30px; cursor: pointer; }
.finder select:focus-visible, .finder input:focus-visible { outline: 2px solid var(--steel-d); outline-offset: 4px; }
.finder__seg { display: inline-grid; grid-template-columns: 1fr 1fr; gap: 4px; padding: 3px; background: var(--alt); border-radius: var(--r); margin-top: 2px; }
.finder__seg label { position: relative; cursor: pointer; }
.finder__seg input { position: absolute; opacity: 0; }
.finder__seg span { display: block; text-align: center; padding: 5px 12px; border-radius: 3px; font-size: 14px; font-weight: 600; color: var(--ink-2); transition: background-color .3s, color .3s; white-space: nowrap; }
.finder__seg input:checked + span { background: #fff; color: var(--navy); box-shadow: 0 1px 3px rgb(22 27 38 / .14); }
.finder__seg input:focus-visible + span { outline: 2px solid var(--steel-d); }
.finder__go { height: auto; min-height: 60px; margin-left: 10px; padding: 0 28px; }
.assure { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: clamp(40px, 4vw, 56px); padding-bottom: 8px; }
.assure li { display: flex; align-items: center; gap: 12px; padding: 4px 24px; font-size: 14.5px; font-weight: 500; color: var(--ink-2); }
.assure li + li { border-left: 1px solid var(--line); }
.assure li:first-child { padding-left: 0; }
.assure i { font-size: 22px; color: var(--steel-d); }

/* ---------- sections ---------- */
.sec { padding-block: clamp(96px, 10vw, 150px); }
.sec__head { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 20px 40px; margin-bottom: clamp(36px, 4vw, 56px); }

/* homes */
.hgrid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 56px 28px; }
.hc { display: grid; gap: 18px; align-content: start; }
.hc--lg { grid-column: span 7; }
.hc--md { grid-column: span 5; }
.hc--sm { grid-column: span 4; }
.hc--wide { grid-column: span 12; grid-template-columns: 7fr 5fr; gap: 28px 48px; align-items: center; }
.hc__media { position: relative; overflow: hidden; border-radius: var(--r); background: var(--steel-l); aspect-ratio: 4 / 3; }
.hc--lg .hc__media, .hc--md .hc__media { aspect-ratio: auto; height: clamp(340px, 37vw, 540px); }
.hc--wide .hc__media { aspect-ratio: 16 / 9; }
.hc__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.hc__a { transition: transform 1.4s var(--ease); }
.hc__b { clip-path: inset(0 0 0 100%); transition: clip-path 1s var(--ease-io), transform 1.4s var(--ease); transform: scale(1.06); }
.hc:hover .hc__a { transform: scale(1.04); }
.hc:hover .hc__b { clip-path: inset(0 0 0 0); transform: scale(1); }
.hc__body { display: grid; gap: 10px; }
.hc__title { display: flex; flex-wrap: wrap; align-items: baseline; justify-content: space-between; gap: 4px 16px; }
.hc__title h3 { font-family: var(--serif); font-weight: 400; font-size: clamp(24px, 2vw, 30px); line-height: 1.15; color: var(--navy); letter-spacing: -.01em; }
.hc--wide .hc__title h3 { font-size: clamp(30px, 2.8vw, 42px); }
.hc__title p { font-size: 14.5px; color: var(--ink-3); }
.hc__price { font-size: 15px; color: var(--ink-2); }
.hc__price strong { font-family: var(--serif); font-weight: 400; font-size: 26px; color: var(--navy); }
.hc__facts { display: flex; flex-wrap: wrap; gap: 6px 0; font-size: 14px; color: var(--ink-2); }
.hc__facts li:not(:last-child)::after { content: ""; display: inline-block; width: 1px; height: 12px; background: var(--line-2); margin: 0 12px; vertical-align: -1px; }
.hc__more { display: inline-flex; align-items: center; gap: 8px; font-size: 14px; font-weight: 600; color: var(--steel-dd); margin-top: 4px; }
.hc__more i { transition: transform .45s var(--ease); }
.hc:hover .hc__more i { transform: translateX(5px); }

/* why */
.why { background: var(--alt); }
.why__grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 28px; align-items: start; }
.why__media { grid-column: 1 / 7; }
.why__img { aspect-ratio: 4 / 5; border-radius: var(--r); overflow: hidden; }
.why__img img { width: 100%; height: 100%; object-fit: cover; }
.why__quote { margin-top: 28px; font-family: var(--serif); font-style: italic; font-weight: 300; font-size: clamp(22px, 1.9vw, 28px); line-height: 1.35; color: var(--navy); max-width: 26em; }
.why__quote cite { display: block; margin-top: 10px; font-family: var(--sans); font-style: normal; font-size: 14px; font-weight: 600; color: var(--ink-3); }
.why__copy { grid-column: 8 / 13; display: grid; gap: 24px; justify-items: start; padding-top: 12px; }
.benefits { width: 100%; margin-top: 8px; }
.benefits li { display: grid; grid-template-columns: 44px 1fr; gap: 16px; padding: 22px 0; border-top: 1px solid var(--line-2); }
.benefits li:last-child { border-bottom: 1px solid var(--line-2); }
.benefits i { font-size: 28px; color: var(--steel-d); margin-top: 2px; }
.benefits h3 { font-size: 17px; font-weight: 600; color: var(--navy); margin-bottom: 2px; }
.benefits p { font-size: 15.5px; color: var(--ink-2); }

/* audience */
.aud { padding-block: clamp(64px, 7vw, 96px); border-bottom: 1px solid var(--line); }
.aud__inner { display: grid; grid-template-columns: 3fr 9fr; gap: 40px; align-items: start; }
.aud__title { font-family: var(--serif); font-weight: 400; font-size: clamp(26px, 2.2vw, 32px); line-height: 1.15; color: var(--navy); }
.aud__list { display: grid; grid-template-columns: repeat(5, 1fr); gap: 28px; }
.aud__list i { font-size: 28px; color: var(--steel-d); }
.aud__list h3 { font-size: 15.5px; font-weight: 600; color: var(--navy); margin: 12px 0 4px; line-height: 1.3; }
.aud__list p { font-size: 14px; color: var(--ink-3); line-height: 1.5; }

/* steps */
.steps__list { position: relative; display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; counter-reset: s; }
.steps__line { position: absolute; left: 0; right: 0; top: 22px; height: 1px; background: var(--line-2); }
.steps__line span { position: absolute; inset: 0; background: var(--steel-d); transform-origin: left; }
.steps__item { position: relative; display: grid; gap: 10px; align-content: start; }
.steps__no { width: 44px; height: 44px; border-radius: 50%; display: grid; place-items: center; background: var(--bg); border: 1px solid var(--steel); color: var(--steel-dd); font-size: 13px; font-weight: 700; margin-bottom: 14px; position: relative; }
.steps__item h3 { font-family: var(--serif); font-weight: 400; font-size: 28px; color: var(--navy); line-height: 1.1; }
.steps__item p { font-size: 15.5px; color: var(--ink-2); max-width: 30ch; }

/* reviews */
.revs-sec { background: var(--alt); text-align: center; }
.revs-sec__inner { max-width: 940px; display: grid; justify-items: center; gap: 32px; }
.revs-sec__head { display: grid; justify-items: center; gap: 10px; }
.revs-sec__head p { font-size: 14px; font-weight: 600; color: var(--ink-3); }
.quotes { display: grid; width: 100%; }
.quote { grid-area: 1 / 1; display: grid; gap: 26px; justify-items: center; opacity: 0; visibility: hidden; transition: opacity .6s var(--ease), visibility .6s; }
.quote.is-on { opacity: 1; visibility: visible; }
.quote blockquote { font-family: var(--serif); font-weight: 300; font-size: clamp(28px, 3.2vw, 46px); line-height: 1.22; letter-spacing: -.015em; color: var(--navy); max-width: 24em; text-wrap: balance; }
.quote figcaption { display: grid; gap: 2px; }
.quote figcaption strong { font-weight: 600; font-size: 15px; color: var(--navy); }
.quote figcaption span { font-size: 14px; color: var(--ink-3); }
.quotes__nav { display: flex; align-items: center; gap: 18px; }
.quotes__dots { display: flex; gap: 8px; }
.quotes__dots button { width: 8px; height: 8px; border-radius: 4px; background: var(--line-2); transition: width .5s var(--ease), background-color .3s; }
.quotes__dots button.is-on { width: 28px; background: var(--navy); }

/* location */
.loc__grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 28px; align-items: start; }
.loc__copy { grid-column: 1 / 6; display: grid; gap: 22px; }
.loc__map { grid-column: 6 / 13; height: clamp(460px, 48vw, 640px); border-radius: var(--r); overflow: hidden; background: var(--steel-ll); position: relative; }
.loc__mapin { position: absolute; inset: 0; }
.loc__map .leaflet-tile-pane { filter: grayscale(.4) sepia(.12) hue-rotate(165deg) saturate(.9) contrast(.98); }
.areas { margin-top: 8px; }
.area { position: relative; display: grid; gap: 4px; width: 100%; text-align: left; padding: 20px 0 20px 22px; border-top: 1px solid var(--line); transition: background-color .3s; }
.areas li:last-child .area { border-bottom: 1px solid var(--line); }
.area::before { content: ""; position: absolute; left: 0; top: 20px; bottom: 20px; width: 2px; background: var(--steel-d); transform: scaleY(0); transition: transform .5s var(--ease); }
.area.is-on::before, .area:hover::before { transform: scaleY(1); }
.area__name { font-family: var(--serif); font-size: 24px; color: var(--navy); line-height: 1.2; transition: color .3s; }
.area.is-on .area__name { color: var(--steel-dd); }
.area__note { font-size: 15px; color: var(--ink-2); }
.area__homes { font-size: 13.5px; font-weight: 600; color: var(--steel-d); }
.leaflet-container { font: inherit; background: var(--steel-ll); }
.leaflet-control-attribution { font-size: 11px; background: rgb(251 251 250 / .85) !important; }
.leaflet-bar a { color: var(--navy) !important; }
.pin { width: 34px; height: 34px; border-radius: 50%; display: grid; place-items: center; background: var(--navy); color: #fff; font: 700 12px var(--sans); box-shadow: 0 0 0 3px #fff, 0 8px 18px -6px rgb(22 27 38 / .6); transition: background-color .3s, transform .45s var(--ease); }
.pin.is-on { background: var(--steel-dd); transform: scale(1.15); }
.pin-office { width: 40px; height: 40px; display: grid; place-items: center; background: var(--steel-dd); border-radius: 50%; box-shadow: 0 0 0 3px #fff, 0 8px 18px -6px rgb(22 27 38 / .6); }
.pin-office img { width: 20px !important; height: auto !important; }
.pin-place { display: block; width: 12px; height: 12px; border-radius: 50%; background: #fff; border: 3px solid var(--steel); }
.leaflet-popup-content-wrapper { border-radius: var(--r); box-shadow: var(--shadow-lg); padding: 0; }
.leaflet-popup-content { margin: 0; width: 240px !important; }
.pop img { width: 100%; height: 130px; object-fit: cover; border-radius: var(--r) var(--r) 0 0; }
.pop div { padding: 12px 16px 14px; }
.pop strong { display: block; font-family: var(--serif); font-weight: 400; font-size: 20px; color: var(--navy); }
.pop span { display: block; font-size: 13.5px; color: var(--ink-3); }
.pop a { display: inline-flex; gap: 6px; align-items: center; margin-top: 8px; font-weight: 600; font-size: 14px; color: var(--steel-dd) !important; }

/* enquiry band */
.enq { background: var(--steel-dd); color: #fff; padding-block: clamp(96px, 10vw, 140px); position: relative; overflow: hidden; }
.enq::before { content: ""; position: absolute; inset: 0; background: url(/assets/brand/hex-pattern.webp) center / 900px auto; mix-blend-mode: soft-light; opacity: .25; pointer-events: none; }
.enq__inner { position: relative; display: grid; grid-template-columns: 5fr 6fr; gap: clamp(40px, 6vw, 110px); align-items: start; }
.enq__copy { display: grid; gap: 22px; justify-items: start; }
.enq .h2 { color: #fff; }
.enq .lead { color: rgb(255 255 255 / .78); }
.enq__phone { display: inline-flex; align-items: center; gap: 14px; font-family: var(--serif); font-weight: 300; font-size: clamp(40px, 4.4vw, 64px); letter-spacing: -.02em; color: #fff; font-variant-numeric: lining-nums tabular-nums; line-height: 1; margin-top: 6px; }
.enq__phone i { font-size: .45em; transition: transform .5s var(--ease); }
.enq__phone:hover i { transform: translate(4px, -4px); }
.enq__addr { color: rgb(255 255 255 / .7); display: flex; gap: 8px; align-items: center; font-size: 15px; }

/* forms */
.form { background: #fff; color: var(--ink); border-radius: var(--r); padding: clamp(24px, 3vw, 40px); box-shadow: var(--shadow-lg); display: grid; gap: 24px; }
.form__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { display: grid; gap: 7px; align-content: start; min-width: 0; border: 0; margin: 0; padding: 0; }
.field--wide { grid-column: 1 / -1; }
.field label, .field legend { font-weight: 600; font-size: 14px; color: var(--navy); padding: 0; }
.field input, .field select, .field textarea { width: 100%; font: inherit; font-size: 16px; color: var(--ink); background: var(--bg); border: 1px solid var(--line-2); border-radius: var(--r); padding: 0 14px; height: 50px; transition: border-color .25s, box-shadow .25s, background-color .25s; }
.field textarea { height: auto; padding: 12px 14px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--steel-d); box-shadow: 0 0 0 3px rgb(61 107 128 / .18); background: #fff; }
.field__err { display: none; color: var(--danger); font-size: 13.5px; }
.field__hint { color: var(--ink-3); font-size: 13.5px; }
.field.is-invalid input { border-color: var(--danger); }
.field.is-invalid .field__err { display: block; }
.seg__opts { display: grid; grid-template-columns: 1fr 1fr; border: 1px solid var(--line-2); border-radius: var(--r); padding: 4px; gap: 4px; height: 50px; background: var(--bg); }
.seg label { position: relative; display: grid; cursor: pointer; }
.seg input { position: absolute; opacity: 0; }
.seg span { display: grid; place-items: center; border-radius: 3px; font-weight: 600; font-size: 14px; color: var(--ink-2); transition: background-color .3s, color .3s; }
.seg input:checked + span { background: var(--navy); color: #fff; }
.seg input:focus-visible + span { outline: 2px solid var(--steel-d); outline-offset: 2px; }
.form__submit { justify-self: start; }
.form__ok { display: flex; gap: 10px; align-items: center; padding: 14px 16px; border-radius: var(--r); background: var(--steel-ll); color: var(--steel-dd); font-weight: 600; font-size: 15px; }
.form.is-sent .form__grid, .form.is-sent .form__submit { opacity: .4; pointer-events: none; }

/* footer */
.ftr { background: var(--navy); color: rgb(255 255 255 / .7); padding: 80px 0 28px; font-size: 15px; }
.ftr__top { display: grid; grid-template-columns: 2fr 1fr 1fr 1.3fr; gap: 40px; padding-bottom: 56px; border-bottom: 1px solid rgb(255 255 255 / .12); }
.ftr__logo img { width: 156px; }
.ftr__brand p { margin-top: 20px; max-width: 34ch; }
.ftr h2 { font-size: 15px; font-weight: 600; color: #fff; margin-bottom: 14px; }
.ftr__col { display: grid; align-content: start; gap: 8px; }
.ftr__col a { transition: color .3s; width: fit-content; }
.ftr__col a:hover { color: #fff; }
.ftr address { font-style: normal; margin-bottom: 8px; }
.ftr__base { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 16px; padding-top: 24px; font-size: 13.5px; }
.credits summary { cursor: pointer; }
.credits ul { margin-top: 10px; display: grid; gap: 4px; }
.credits a { text-decoration: underline; text-underline-offset: 2px; }
.ftr__social { display: flex; gap: 8px; }
.ftr__social a { width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center; font-size: 18px; border: 1px solid rgb(255 255 255 / .18); transition: background-color .3s, color .3s; }
.ftr__social a:hover { background: #fff; color: var(--navy); }
:root { --mist: var(--alt); --paper: var(--bg); --label: var(--sans); --font: var(--sans); --r-ctl: var(--r); }
/* ================= sub pages ================= */
@view-transition { navigation: auto; }
::view-transition-old(root), ::view-transition-new(root) { animation-duration: .45s; animation-timing-function: var(--ease); }
::view-transition-group(*) { animation-duration: .7s; animation-timing-function: var(--ease); }

.page-hero { position: relative; background: var(--mist); padding: calc(var(--hdr) + 96px) 0 clamp(56px, 6vw, 88px); overflow: hidden; }
.page-hero::before { content: ""; position: absolute; inset: 0; background: url(/assets/brand/hex-pattern.webp) right -200px top -60px / 1000px auto; mix-blend-mode: multiply; opacity: .75; -webkit-mask: linear-gradient(100deg, transparent 35%, #000 85%); mask: linear-gradient(100deg, transparent 35%, #000 85%); pointer-events: none; }
.page-hero__inner { position: relative; display: grid; gap: 24px; justify-items: start; }
.page-hero__title { font-weight: 300; font-size: clamp(42px, 5.6vw, 92px); line-height: 1.03; letter-spacing: -.025em; color: var(--navy); max-width: 14em; }
.page-hero .lead { max-width: 46ch; }

/* filters */
.filters { display: flex; flex-wrap: wrap; align-items: center; gap: 16px 28px; margin-top: 16px; width: 100%; }
.filters__group { display: flex; flex-wrap: wrap; gap: 8px; align-items: center; }
.filters__count { margin-left: auto; color: var(--ink-3); }
.filters__count b { color: var(--navy); font-weight: 600; }
.pill { height: 42px; padding: 0 18px; border-radius: var(--r-ctl); border: 1px solid #c3ccd3; background: var(--paper); font-weight: 500; font-size: 15px; color: var(--ink-2); transition: background .3s, color .3s, border-color .3s; }
.pill:hover { border-color: var(--navy); color: var(--navy); }
.pill.is-on { background: var(--navy); border-color: var(--navy); color: #fff; }
.tog { display: inline-flex; align-items: center; gap: 10px; font-weight: 500; font-size: 15px; color: var(--ink-2); cursor: pointer; padding: 8px 4px; }
.tog input { position: absolute; opacity: 0; }
.tog span { width: 38px; height: 22px; border-radius: 11px; background: #c3ccd3; position: relative; transition: background .3s; }
.tog span::after { content: ""; position: absolute; top: 3px; left: 3px; width: 16px; height: 16px; border-radius: 50%; background: #fff; transition: transform .4s var(--ease); box-shadow: 0 1px 3px rgb(0 0 0 / .2); }
.tog input:checked + span { background: var(--steel-dd); }
.tog input:checked + span::after { transform: translateX(16px); }
.tog input:focus-visible + span { outline: 2px solid var(--steel-d); outline-offset: 2px; }

/* home cards */
.homes { padding: clamp(48px, 6vw, 88px) 0 clamp(88px, 10vw, 140px); }
.homes__grid, .more__grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(28px, 3vw, 48px) clamp(20px, 2.4vw, 36px); }
.more__grid { grid-template-columns: repeat(3, 1fr); }
.homes__grid .hcard:nth-child(3n+1) { grid-column: span 2; }
.homes__grid .hcard:nth-child(3n+1) .hcard__media { aspect-ratio: 21 / 9; }
.hcard.is-out { display: none; }
.hcard__link { display: grid; gap: 18px; }
.hcard__media { position: relative; aspect-ratio: 4 / 3; border-radius: var(--r); overflow: hidden; background: var(--steel-l); }
.hcard__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity .35s, transform 1.2s var(--ease); }
.hcard__media img.is-on { opacity: 1; }
.hcard__link:hover .hcard__media img { transform: scale(1.035); }
.hcard__bars { position: absolute; left: 16px; right: 16px; bottom: 14px; display: flex; gap: 4px; opacity: 0; transition: opacity .4s; }
.hcard__bars i { flex: 1; height: 2px; background: rgb(255 255 255 / .45); border-radius: 1px; }
.hcard__bars i.is-on { background: #fff; }
.hcard__link:hover .hcard__bars { opacity: 1; }
.hcard__body { display: grid; grid-template-columns: auto 1fr auto; gap: 6px 18px; align-items: start; }
.hcard__no { font: 600 14px var(--label); color: #fff; background: var(--navy); width: 38px; height: 44px; display: grid; place-items: center; clip-path: var(--hex); transition: background .3s; }
.hcard__link:hover .hcard__no { background: var(--steel-dd); }
.hcard__name { font-weight: 400; font-size: clamp(24px, 2vw, 30px); line-height: 1.15; color: var(--navy); letter-spacing: -.01em; }
.hcard__area { color: var(--ink-3); font-size: 16px; }
.hcard__type { color: var(--ink-2); font-size: 16px; text-align: right; padding-top: 6px; }
.hcard .chips { grid-column: 2 / -1; margin-top: 6px; }
.homes__empty { padding: 40px 0; display: flex; gap: 12px; align-items: center; flex-wrap: wrap; }

/* property */
.prop-head { padding-top: calc(var(--hdr) + 72px); padding-bottom: 32px; }
.back { display: inline-flex; gap: 8px; align-items: center; color: var(--steel-dd); font-weight: 600; margin-bottom: 28px; }
.back i { transition: transform .4s var(--ease); }
.back:hover i { transform: translateX(-4px); }
.prop-head__row { display: flex; flex-wrap: wrap; justify-content: space-between; align-items: end; gap: 16px 40px; }
.prop-head__no { color: var(--steel-d); font-weight: 600; margin-bottom: 8px; }
.prop-head__type { font-size: clamp(20px, 1.6vw, 26px); color: var(--ink-2); font-weight: 400; }
.mosaic { position: relative; display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: repeat(2, minmax(180px, 27vh)); gap: 10px; border-radius: var(--r); overflow: hidden; }
.mosaic__item { position: relative; overflow: hidden; background: var(--steel-l); }
.mosaic__item.m0 { grid-row: span 2; }
.mosaic__item img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease), filter .5s; }
.mosaic__item:hover img { transform: scale(1.04); }
.mosaic__all { position: absolute; right: 16px; bottom: 16px; }
.btn--light { background: rgb(250 251 252 / .94); color: var(--navy); height: 46px; padding: 0 18px; font-size: 15px; box-shadow: var(--shadow); }
.btn--light::before { background: #fff; }
.prop { display: grid; grid-template-columns: 7fr 4fr; gap: clamp(40px, 6vw, 110px); padding: clamp(56px, 6vw, 96px) 0; align-items: start; }
.prop__text { display: grid; gap: 22px; }
.prop__lede { font-weight: 300; font-size: clamp(24px, 2.2vw, 34px); line-height: 1.3; letter-spacing: -.012em; color: var(--navy); max-width: 30ch; }
.prop__sub { margin: 64px 0 24px; }
.facts { display: grid; grid-template-columns: repeat(2, 1fr); gap: 12px; }
.facts li { display: flex; gap: 14px; align-items: center; padding: 16px 18px; border-radius: var(--r); background: var(--mist); font-weight: 500; color: var(--navy); }
.facts i { font-size: 26px; color: var(--steel-d); flex: none; }
.minimap { height: 380px; border-radius: var(--r); overflow: hidden; background: var(--steel-ll); }
.minimap .leaflet-tile-pane { filter: sepia(.15) hue-rotate(160deg) saturate(.9); }
.prop__area { margin-top: 14px; color: var(--ink-3); display: flex; gap: 8px; align-items: center; font-size: 16px; }
.prop__side { position: sticky; top: calc(var(--hdr) + 24px); }
.side { background: var(--white); border-radius: var(--r); box-shadow: var(--shadow); padding: 32px; display: grid; gap: 18px; }
.side__terms { margin: 0; display: grid; gap: 0; }
.side__terms div { display: flex; justify-content: space-between; gap: 16px; padding: 14px 0; border-bottom: 1px solid var(--line); }
.side__terms dt { color: var(--ink-3); }
.side__terms dd { margin: 0; font-weight: 600; color: var(--navy); text-align: right; }
.side__cta { width: 100%; }
.side__phone { display: inline-flex; gap: 10px; align-items: center; justify-content: center; font-weight: 600; color: var(--navy); }
.side__phone--big { font-size: 26px; justify-content: flex-start; }
.side__phone i { color: var(--steel-d); }
.side__ta { display: flex; gap: 10px; align-items: center; justify-content: center; font-weight: 500; font-size: 15px; color: var(--ink-2); }
.prop-enq { display: grid; grid-template-columns: 5fr 7fr; gap: clamp(40px, 6vw, 110px); padding: clamp(72px, 8vw, 120px) 0; border-top: 1px solid var(--line); }
.prop-enq__copy { display: grid; gap: 20px; align-content: start; }
.more { padding: 0 0 clamp(96px, 10vw, 150px); }
.more .h2 { margin-bottom: 40px; }
.more .hcard__body { grid-template-columns: auto 1fr; }
.more .hcard__type { grid-column: 2; text-align: left; padding: 0; }

/* lightbox */
.lb { width: 100vw; height: 100dvh; max-width: none; max-height: none; margin: 0; padding: 0; border: 0; background: rgb(23 25 37 / .97); color: #fff; display: none; grid-template-rows: auto 1fr auto; }
.lb[open] { display: grid; }
.lb::backdrop { background: transparent; }
.lb__top { display: flex; align-items: center; gap: 20px; padding: 18px var(--gut); }
.lb__count { font-variant-numeric: tabular-nums; color: rgb(255 255 255 / .7); }
.lb__count b { color: #fff; font-weight: 600; }
.lb__name { margin-right: auto; font-weight: 500; }
.round--dark { background: rgb(255 255 255 / .08); border-color: rgb(255 255 255 / .18); color: #fff; }
.round--dark:hover { background: #fff; color: var(--navy); }
.lb__stage { position: relative; display: grid; grid-template-columns: auto 1fr auto; align-items: center; gap: 16px; padding: 0 var(--gut); min-height: 0; }
.lb__imgs { position: relative; height: 100%; min-height: 0; }
.lb__fig { position: absolute; inset: 0; display: grid; place-items: center; opacity: 0; pointer-events: none; }
.lb__fig.is-on { opacity: 1; pointer-events: auto; }
.lb__fig img { max-width: 100%; max-height: 100%; object-fit: contain; border-radius: 4px; }
.lb__thumbs { display: flex; gap: 6px; padding: 16px var(--gut) 22px; overflow-x: auto; scrollbar-width: thin; }
.lb__thumbs button { flex: none; width: 84px; height: 56px; border-radius: 4px; overflow: hidden; opacity: .45; transition: opacity .3s; outline-offset: 2px; }
.lb__thumbs button.is-on, .lb__thumbs button:hover { opacity: 1; }
.lb__thumbs img { width: 100%; height: 100%; object-fit: cover; }

/* about */
.about-hero { padding: calc(var(--hdr) + 80px) 0 clamp(72px, 8vw, 120px); display: grid; grid-template-columns: 7fr 5fr; gap: clamp(32px, 5vw, 96px); align-items: center; }
.about-hero__copy { display: grid; gap: 28px; }
.about-hero__media { justify-self: end; width: min(100%, 460px); }
.vision { padding: clamp(40px, 5vw, 72px) 0 clamp(96px, 10vw, 150px); }
.vision__quote { font-weight: 300; font-size: clamp(32px, 4vw, 62px); line-height: 1.15; letter-spacing: -.02em; color: var(--navy); max-width: 20em; margin-bottom: clamp(56px, 6vw, 96px); text-indent: -.4em; }
.principles { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; }
.principle { display: grid; gap: 14px; align-content: start; padding-top: 28px; border-top: 1px solid var(--line); }
.principle__hex { width: 44px; height: 50px; display: grid; place-items: center; clip-path: var(--hex); background: var(--steel-dd); color: #fff; font: 600 16px var(--label); }
.principle h2 { font-weight: 500; font-size: 22px; line-height: 1.2; color: var(--navy); }
.principle p { color: var(--ink-2); font-size: 16px; }
.town { background: var(--mist); padding: clamp(88px, 10vw, 150px) 0; overflow: hidden; }
.town__head { display: grid; gap: 20px; margin-bottom: 48px; }
.town__strip { display: flex; gap: 20px; padding-inline: max(var(--gut), (100% - var(--max)) / 2); overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: none; cursor: grab; }
.town__strip::-webkit-scrollbar { display: none; }
.town__item { flex: none; width: clamp(280px, 30vw, 440px); scroll-snap-align: start; display: grid; gap: 16px; }
.town__item img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; border-radius: var(--r); pointer-events: none; }
.town__item figcaption { display: grid; gap: 4px; }
.town__item strong { font-weight: 500; font-size: 21px; color: var(--navy); }
.town__item span { color: var(--ink-2); font-size: 16px; }
.about-pics { display: grid; grid-template-columns: 5fr 4fr 3fr; gap: clamp(24px, 3vw, 48px); align-items: end; padding: clamp(96px, 10vw, 150px) 0; }
.about-pics figure { border-radius: var(--r); overflow: hidden; }
.about-pics figure img { width: 100%; height: 115%; object-fit: cover; }
.about-pics__a { aspect-ratio: 4 / 5; }
.about-pics__b { aspect-ratio: 3 / 4; align-self: start; }
.about-pics__txt { display: grid; gap: 18px; align-content: end; padding-bottom: 24px; }
.about-pics__txt p { color: var(--ink-2); }

/* services */
.accordion-imgs { display: flex; gap: 10px; height: min(78vh, 680px); margin-block: clamp(48px, 6vw, 88px) clamp(96px, 10vw, 150px); }
.acc { position: relative; flex: 1; min-width: 0; border-radius: var(--r); overflow: hidden; cursor: pointer; transition: flex 1s var(--ease); outline-offset: 3px; }
.acc.is-on { flex: 4.2; }
.acc img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.acc:not(.is-on) img { transform: scale(1.12); }
.acc::after { content: ""; position: absolute; inset: 0; background: linear-gradient(transparent 45%, rgb(23 25 37 / .62)); transition: opacity .6s; }
.acc__txt { position: absolute; left: 0; right: 0; bottom: 0; z-index: 1; padding: clamp(18px, 2vw, 32px); color: #fff; display: grid; gap: 8px; }
.acc__ic { font-size: 32px; }
.acc__txt h2 { font-weight: 400; font-size: clamp(20px, 1.8vw, 30px); line-height: 1.15; white-space: nowrap; }
.acc__txt p { max-width: 36ch; color: rgb(255 255 255 / .86); opacity: 0; transform: translateY(12px); transition: opacity .5s, transform .8s var(--ease); }
.acc.is-on .acc__txt p { opacity: 1; transform: none; transition-delay: .3s; }
.acc__txt h2 { transition: opacity .4s, transform .7s var(--ease); }
.acc:not(.is-on) .acc__txt h2 { opacity: 0; transform: translateY(10px); }
.acc.is-on .acc__txt h2 { transition-delay: .2s; }
@media (max-width: 900px) { .acc:not(.is-on) .acc__txt h2 { opacity: 1; transform: none; } }
.who { padding-bottom: clamp(88px, 10vw, 140px); }
.who .h2 { margin-bottom: 48px; }
.who__grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0 40px; }
.who__grid li { display: grid; grid-template-columns: 48px 1fr; gap: 6px 18px; padding: 28px 0; border-top: 1px solid var(--line); }
.who__ic { grid-row: span 2; font-size: 32px; color: var(--steel-d); }
.who__grid h3 { font-weight: 500; font-size: 21px; color: var(--navy); }
.who__grid p { color: var(--ink-2); font-size: 16px; }
.extras { display: grid; grid-template-columns: 4fr 8fr; gap: 40px; align-items: center; padding: 48px; margin-bottom: clamp(88px, 10vw, 140px); background: var(--steel-ll); border-radius: var(--r); position: relative; overflow: hidden; }
.extras::before { content: ""; position: absolute; inset: 0; background: url(/assets/brand/hex-pattern.webp) center / 700px auto; mix-blend-mode: multiply; pointer-events: none; }
.extras > * { position: relative; }
.extras__list { display: flex; flex-wrap: wrap; gap: 10px; }
.extras__list li { display: inline-flex; align-items: center; gap: 10px; padding: 12px 18px; background: var(--white); border-radius: var(--r-ctl); font-weight: 500; color: var(--navy); }
.extras__list i { font-size: 22px; color: var(--steel-d); }

/* reviews page */
.rev-links { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 8px; }
.rev-links img { width: 18px; }
.rev-links .inv { filter: brightness(0) invert(1); }
.rev-links .btn--line:hover img { filter: brightness(0) invert(1); }
.revs { columns: 3 340px; column-gap: 24px; padding: clamp(56px, 6vw, 96px) 0 clamp(96px, 10vw, 150px); }
.rev { break-inside: avoid; margin-bottom: 24px; background: var(--white); border: 1px solid rgb(23 37 52 / .06); border-radius: var(--r); padding: 32px; box-shadow: var(--shadow); display: grid; gap: 20px; }
.rev__top { display: flex; justify-content: space-between; align-items: center; }
.rev blockquote { font-size: 18px; line-height: 1.6; color: var(--ink); }
.rev--big blockquote { font-weight: 300; font-size: 22px; line-height: 1.45; color: var(--navy); }
.rev footer { display: flex; gap: 14px; align-items: center; }
.rev__hex { width: 46px; height: 52px; display: grid; place-items: center; clip-path: var(--hex); background: var(--steel-ll); color: var(--steel-dd); font: 600 15px var(--label); flex: none; }
.rev footer strong { display: block; font-weight: 600; color: var(--navy); }
.rev footer small { color: var(--ink-3); font-size: 14px; }

/* faq */
.faq-search { position: relative; width: min(560px, 100%); margin-top: 8px; }
.faq-search i { position: absolute; left: 18px; top: 50%; transform: translateY(-50%); font-size: 22px; color: var(--ink-3); }
.faq-search input { width: 100%; height: 60px; padding: 0 20px 0 52px; font: inherit; font-size: 18px; border-radius: var(--r-ctl); border: 1px solid #b9c4cc; background: var(--white); color: var(--ink); }
.faq-search input:focus { outline: none; border-color: var(--steel-d); box-shadow: 0 0 0 3px rgb(63 110 132 / .2); }
.faq { display: grid; grid-template-columns: 8fr 4fr; gap: clamp(40px, 6vw, 110px); padding: clamp(48px, 6vw, 88px) 0 clamp(96px, 10vw, 150px); align-items: start; }
.faq__groups { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 28px; }
.qa { border-bottom: 1px solid var(--line); }
.qa summary { list-style: none; display: flex; justify-content: space-between; align-items: center; gap: 24px; padding: 26px 0; cursor: pointer; font-size: clamp(19px, 1.5vw, 23px); font-weight: 500; color: var(--navy); }
.qa summary::-webkit-details-marker { display: none; }
.qa__pm { position: relative; flex: none; width: 36px; height: 36px; border-radius: 50%; border: 1px solid var(--line); transition: background .3s, border-color .3s, transform .5s var(--ease); }
.qa__pm::before, .qa__pm::after { content: ""; position: absolute; left: 50%; top: 50%; width: 12px; height: 1.5px; margin: -.75px 0 0 -6px; background: var(--navy); transition: transform .5s var(--ease), background .3s; }
.qa__pm::after { transform: rotate(90deg); }
.qa[open] .qa__pm { background: var(--navy); border-color: var(--navy); transform: rotate(180deg); }
.qa[open] .qa__pm::before, .qa[open] .qa__pm::after { background: #fff; }
.qa[open] .qa__pm::after { transform: rotate(0deg); }
.qa__a { overflow: hidden; }
.qa__a p { padding: 0 60px 28px 0; color: var(--ink-2); font-size: 18px; }
.qa.is-out { display: none; }
.faq__side { position: sticky; top: calc(var(--hdr) + 24px); }
.faq__none { padding: 28px 0; color: var(--ink-2); }

/* contact */
.contact { display: grid; grid-template-columns: 5fr 6fr; gap: clamp(40px, 6vw, 110px); padding: calc(var(--hdr) + 80px) 0 clamp(96px, 10vw, 150px); align-items: start; }
.contact__copy { display: grid; gap: 24px; justify-items: start; }
.contact__dl { margin: 12px 0 0; display: grid; grid-template-columns: 1fr 1fr; gap: 24px; width: 100%; }
.contact__dl dt { color: var(--ink-3); font-size: 15px; margin-bottom: 4px; }
.contact__dl dd { margin: 0; font-weight: 500; color: var(--navy); }
.contact__dl a { color: var(--steel-dd); text-decoration: underline; text-underline-offset: 3px; text-decoration-thickness: 1px; }
.minimap--office { width: 100%; height: 300px; }
.contact__form { position: sticky; top: calc(var(--hdr) + 24px); }


/* ================= sub-page refinements for the new system ================= */
.page-hero { background: var(--alt); padding: calc(var(--hdr) + 88px) 0 clamp(48px, 5vw, 72px); }
.page-hero::before { opacity: .4; }
.hcard__name, .principle h2, .town__item strong, .acc__txt h2, .prop__lede, .vision__quote, .faq .qa summary, .who__grid h3, .comb__capname { font-family: var(--serif); font-weight: 400; }
.hcard__name { font-size: clamp(24px, 2vw, 30px); }
.faq .qa summary { font-size: clamp(20px, 1.6vw, 24px); }
.who__grid h3 { font-size: 22px; }
.principle h2 { font-size: 24px; }
.hcard__no, .principle__hex, .rev__hex { clip-path: none; border-radius: 50%; }
.hcard__no { width: 36px; height: 36px; font: 700 12px var(--sans); }
.principle__hex { width: 40px; height: 40px; background: transparent; border: 1px solid var(--steel); color: var(--steel-dd); font: 700 13px var(--sans); }
.rev__hex { width: 44px; height: 44px; font: 700 14px var(--sans); }
.about-hero__img { border-radius: var(--r); overflow: hidden; aspect-ratio: 4 / 5; }
.about-hero__img img { width: 100%; height: 100%; object-fit: cover; }
.acc { border-radius: var(--r); }
.mosaic { border-radius: var(--r); }
.prop-head__no, .rack__kicker { font-weight: 600; font-size: 14px; }
.vision__quote { font-style: italic; font-weight: 300; }
.side { border: 1px solid var(--line); box-shadow: var(--shadow); }
.lb { background: rgb(20 23 32 / .97); }

/* ================= responsive ================= */
@media (max-width: 1180px) {
  .nav { display: none; }
  .menu-btn { display: inline-grid; }
  .hdr__end { margin-left: auto; }
  .aud__inner { grid-template-columns: 1fr; }
  .principles { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 980px) {
  :root { --hdr: 72px; }
  .plate { width: 124px; height: 84px; }
  .plate__logo { width: 100px; }
  .hdr__phone span, .hdr__cta { display: none; }
  .hdr__phone { width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line-2); justify-content: center; }
  .hero { padding-top: calc(var(--hdr) + 48px); }
  .hero__top { grid-template-columns: 1fr; gap: 20px; }
  .hero__title, .hero__aside { grid-column: 1; }
  .hero__frame { height: clamp(320px, 56vw, 520px); }
  .finder { width: calc(100% - 32px); grid-template-columns: 1fr 1fr; margin-top: -40px; }
  .finder__f:nth-child(3) { border-left: 0; border-top: 1px solid var(--line); }
  .finder__go { grid-column: 2; margin: 0; border-top: 0; min-height: 56px; margin-top: 8px; }
  .finder__f:nth-child(3) { margin-top: 8px; }
  .assure { grid-template-columns: 1fr 1fr; gap: 14px 0; }
  .assure li:nth-child(3) { border-left: 0; padding-left: 0; }
  .hc--lg, .hc--md, .hc--wide { grid-column: span 12; }
  .hc--sm { grid-column: span 6; }
  .hc--wide { grid-template-columns: 1fr; }
  .hc--lg .hc__media, .hc--md .hc__media { height: auto; aspect-ratio: 4 / 3; }
  .why__media, .why__copy, .loc__copy, .loc__map { grid-column: 1 / -1; }
  .loc__map { height: 60vh; }
  .aud__list { grid-template-columns: repeat(3, 1fr); }
  .steps__list { grid-template-columns: 1fr 1fr; row-gap: 48px; }
  .steps__line { display: none; }
  .enq__inner { grid-template-columns: 1fr; }
  .ftr__top { grid-template-columns: 1fr 1fr; }
  .ftr__brand { grid-column: 1 / -1; }
  .rack__grid, .prop, .prop-enq, .faq, .contact, .about-hero, .extras { grid-template-columns: 1fr; }
  .homes__grid, .more__grid { grid-template-columns: 1fr; }
  .homes__grid .hcard:nth-child(3n+1) { grid-column: auto; }
  .homes__grid .hcard:nth-child(3n+1) .hcard__media { aspect-ratio: 4 / 3; }
  .hcard__body { grid-template-columns: auto 1fr; }
  .hcard__type { grid-column: 2; text-align: left; padding: 0; }
  .mosaic { grid-template-columns: 1fr 1fr; grid-template-rows: 46vw 26vw 26vw; }
  .mosaic__item.m0 { grid-column: span 2; grid-row: auto; }
  .mosaic__item.m3, .mosaic__item.m4 { display: none; }
  .prop__side, .faq__side, .contact__form { position: static; }
  .facts { grid-template-columns: 1fr; }
  .about-hero__media { justify-self: stretch; width: auto; }
  .about-hero__img { aspect-ratio: 4 / 3; }
  .about-pics { grid-template-columns: 1fr 1fr; }
  .about-pics__txt { grid-column: 1 / -1; grid-row: 1; }
  .accordion-imgs { flex-direction: column; height: auto; }
  .acc { flex: none; height: 92px; transition: height .8s var(--ease); }
  .acc.is-on { flex: none; height: 420px; }
  .acc:not(.is-on) .acc__txt h2 { opacity: 1; transform: none; }
  .who__grid { grid-template-columns: 1fr; }
  .extras { padding: 28px; }
  .filters__count { margin-left: 0; }
}
@media (max-width: 640px) {
  .hero__title { font-size: clamp(38px, 10.5vw, 52px); }
  .finder { grid-template-columns: 1fr; width: calc(100% - 24px); }
  .finder__f + .finder__f { border-left: 0; border-top: 1px solid var(--line); }
  .finder__f:nth-child(3) { margin-top: 0; }
  .finder__go { grid-column: 1; margin-top: 8px; }
  .hero__cap { left: 18px; top: 16px; font-size: 13px; }
  .assure { grid-template-columns: 1fr; }
  .assure li, .assure li + li { border-left: 0; padding-left: 0; }
  .hc--sm { grid-column: span 12; }
  .aud__list { grid-template-columns: 1fr 1fr; }
  .steps__list { grid-template-columns: 1fr; }
  .form__grid, .contact__dl { grid-template-columns: 1fr; }
  .ftr__top { grid-template-columns: 1fr; }
  .principles { grid-template-columns: 1fr; }
  .qa__a p { padding-right: 0; }
}
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; scroll-behavior: auto !important; }
  @view-transition { navigation: none; }
}.w { display: inline-block; overflow: hidden; vertical-align: top; padding: 0 .03em .14em; margin: 0 -.03em -.14em; }
.w > span { display: inline-block; will-change: transform; }

/* ---------- no flash before the intro runs (JS present, motion allowed) ---------- */
@keyframes pl-show { to { visibility: visible; } }
@media (prefers-reduced-motion: no-preference) {
  .js .hero__title, .js .hero [data-fade], .js .hero__frame, .js .finder, .js .hero__cap,
  .js .page-hero__title, .js [data-hero-fade], .js .prop-head, .js .mosaic { visibility: hidden; animation: pl-show 0s 2.5s forwards; }
  .js [data-reveal] { opacity: 0; }
  .js [data-img], .js .hcard__media, .js .about-pics figure { clip-path: inset(14% 10% 14% 10% round 4px); }
}
.quotes__dots button { position: relative; }
.quotes__dots button::after { content: ""; position: absolute; inset: -14px -5px; }
@media (max-width: 980px) { .why__copy { order: -1; } .why__grid { row-gap: 48px; } }
.contact .enq__phone { color: var(--navy); }
@media (max-width: 980px) { .mosaic { grid-template-rows: 52vw 28vw; } }

/* ================= CMS: availability, form states, extra blocks ================= */
.avail { display: inline-flex; align-items: center; gap: 7px; font-size: 12.5px; font-weight: 700; letter-spacing: .01em; padding: 6px 11px; border-radius: 999px; background: rgb(255 255 255 / .94); color: var(--navy); box-shadow: 0 2px 10px rgb(22 27 38 / .12); }
.avail::before { content: ""; width: 7px; height: 7px; border-radius: 50%; background: #2f8a5b; }
.avail.is-soon::before { background: #c08a1e; }
.avail.is-let::before { background: var(--grey); }
.avail.is-let { color: var(--ink-3); }
.hc__media .avail, .hcard__media .avail { position: absolute; z-index: 3; left: 14px; top: 14px; }
.side__avail { margin-bottom: 4px; }
.side__avail .avail { box-shadow: none; background: var(--alt); }
.hp { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form__err { display: flex; gap: 10px; align-items: center; padding: 14px 16px; border-radius: var(--r); background: #fbeceb; color: var(--danger); font-weight: 600; font-size: 15px; }
.form__err a { text-decoration: underline; }
.form.is-busy .form__submit { opacity: .6; cursor: progress; }
.ctab { background: var(--steel-dd); color: #fff; padding-block: clamp(56px, 6vw, 88px); }
.ctab__in { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 24px 48px; }
.ctab .h2 { color: #fff; }
.ctab .lead { color: rgb(255 255 255 / .8); margin-top: 10px; }
.txtb__in { max-width: 820px; display: grid; gap: 24px; }
.prose { display: grid; gap: 16px; font-size: 17px; color: var(--ink-2); line-height: 1.7; }
.prose h3 { font-family: var(--serif); font-weight: 400; font-size: 26px; color: var(--navy); margin-top: 8px; }
.prose ul { list-style: disc; padding-left: 22px; display: grid; gap: 6px; }
.prose ol { list-style: decimal; padding-left: 22px; display: grid; gap: 6px; }
.prose a { color: var(--steel-dd); text-decoration: underline; text-underline-offset: 3px; }
.prose blockquote { border-left: 2px solid var(--steel); padding-left: 18px; font-family: var(--serif); font-style: italic; font-size: 21px; color: var(--navy); }
.tib__in { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 5vw, 88px); align-items: center; }
.tib__copy { display: grid; gap: 22px; justify-items: start; }
.tib--left .tib__img { order: -1; }
.tib__img { aspect-ratio: 4 / 3; border-radius: var(--r); overflow: hidden; }
.tib__img img { width: 100%; height: 100%; object-fit: cover; }
.qb__in { max-width: 980px; text-align: center; display: grid; gap: 18px; justify-items: center; }
.qb__q { font-family: var(--serif); font-weight: 300; font-size: clamp(28px, 3.4vw, 48px); line-height: 1.2; color: var(--navy); text-wrap: balance; }
.qb__by { font-weight: 600; font-size: 15px; color: var(--ink-3); }
.galb__h { margin-bottom: 32px; }
.galb__grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; }
.galb__grid a { display: block; aspect-ratio: 4 / 3; border-radius: var(--r); overflow: hidden; }
.galb__grid img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.galb__grid a:hover img { transform: scale(1.05); }
.iwb { padding-block: clamp(48px, 6vw, 88px); }
.iwb__fig { aspect-ratio: 21 / 9; border-radius: var(--r); overflow: hidden; }
.iwb__fig img { width: 100%; height: 100%; object-fit: cover; }
.iwb__cap { margin-top: 14px; font-size: 14px; color: var(--ink-3); }
.glb { position: fixed; inset: 0; z-index: 90; background: rgb(20 23 32 / .94); display: grid; place-items: center; padding: 24px; cursor: zoom-out; }
.glb img { max-width: 100%; max-height: 100%; border-radius: 4px; }
@media (max-width: 980px) { .tib__in { grid-template-columns: 1fr; } .tib--left .tib__img { order: 0; } .galb__grid { grid-template-columns: 1fr 1fr; } .iwb__fig { aspect-ratio: 4 / 3; } }
/* Google reviews */
.revs-sec__sum { font-size: 14px; color: var(--ink-3); }
.revs-g { padding-bottom: clamp(96px, 10vw, 150px); }
.revs-g .revs { padding-bottom: 0; }
.revs-g__fallback, .revs-g__more { display: flex; flex-wrap: wrap; justify-content: center; align-items: center; gap: 12px; text-align: center; padding-top: clamp(56px, 6vw, 96px); }
.revs-g__more { padding-top: 8px; }
.revs-g__fallback { flex-direction: column; }
.revs-g__fallback .lead { max-width: 36em; margin: 0 auto 8px; }
.revs-g__more img, .revs-g__fallback img { width: 18px; }
.revs-g .inv { filter: brightness(0) invert(1); }
.revs-g__src { flex-basis: 100%; font-size: 13px; color: var(--ink-3); margin-top: 6px; }