/* Trivasa Realty – corporate identity
   Navy + champagne gold, Fraunces display serif + Inter text. */
:root {
  --navy: #0b1a2c; --navy-2: #13263d; --navy-3: #1d3553;
  --ink: #0b1a2c; --ink-2: #3a4a5e; --muted: #6c7888; --line: #e4dfd4; --line-2: #d6cfbf;
  --bg: #f8f6f1; --paper: #ffffff; --tint: #f1ece2; --tint-2: #e9e2d3;
  --gold: #b8925a; --gold-2: #d4b483; --gold-ink: #8a6a32;
  --ok: #1f7a4d; --hot: #9b2c2c; --wa: #25d366;
  --r: 6px; --r-lg: 10px;
  --shadow: 0 1px 2px rgba(11,26,44,.05), 0 6px 18px -8px rgba(11,26,44,.12);
  --shadow-lg: 0 30px 60px -28px rgba(11,26,44,.45);
  --serif: 'Fraunces', 'Times New Roman', Georgia, serif;
  --sans: 'Inter', system-ui, -apple-system, 'Segoe UI', Roboto, sans-serif;
  --w: 1280px;
  --ease: cubic-bezier(.2,.7,.2,1);
}
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; scroll-padding-top: 100px; }
body { margin: 0; font: 400 16px/1.65 var(--sans); color: var(--ink); background: var(--bg); -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
h1, h2, h3 { margin: 0 0 .5em; color: inherit; }
h1, h2, .serif { font-family: var(--serif); font-weight: 500; letter-spacing: -.015em; line-height: 1.08; }
h1 { font-size: clamp(2.3rem, 5.2vw, 4.4rem); }
h2 { font-size: clamp(1.7rem, 3.1vw, 2.65rem); }
h3 { font: 600 1.05rem/1.35 var(--sans); letter-spacing: -.005em; }
h1 em, h2 em { font-style: italic; color: var(--gold); font-weight: 400; }
p { margin: 0 0 1em; }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }
::selection { background: var(--gold-2); color: var(--navy); }
.wrap { width: min(100% - 3rem, var(--w)); margin-inline: auto; }
.sr, .hp { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: -999px; top: 8px; background: var(--navy); color: #fff; padding: .6rem 1rem; z-index: 100; }
.skip:focus { left: 8px; }
.i { width: 1.1em; height: 1.1em; flex: none; vertical-align: -.18em; }
.muted { color: var(--muted); }
.fine { font-size: .8rem; color: var(--muted); margin: .4rem 0 0; }
.eyebrow, .kicker { display: inline-flex; align-items: center; gap: .75rem; text-transform: uppercase; letter-spacing: .2em; font: 600 .72rem/1 var(--sans); color: var(--gold-ink); margin: 0 0 1.1rem; }
.eyebrow::before, .kicker::before { content: ''; width: 28px; height: 1px; background: currentColor; }
.lead { font-size: clamp(1.05rem, 1.5vw, 1.2rem); color: var(--ink-2); max-width: 62ch; }
.link { display: inline-flex; align-items: center; gap: .5rem; font-weight: 600; font-size: .92rem; color: var(--ink); border-bottom: 1px solid var(--gold); padding-bottom: 2px; }
.link .i { transition: transform .25s var(--ease); width: 1em; }
.link:hover .i { transform: translateX(4px); }

/* buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: .55rem; border: 1px solid transparent; border-radius: var(--r); padding: .95rem 1.6rem; font: 600 .9rem/1.2 var(--sans); letter-spacing: .02em; cursor: pointer; transition: background .25s, color .25s, border-color .25s, transform .15s; white-space: nowrap; }
.btn:active { transform: translateY(1px); }
.btn--accent, .btn--gold { background: var(--gold); color: var(--navy); }
.btn--accent:hover, .btn--gold:hover { background: var(--gold-2); }
.btn--dark { background: var(--navy); color: #fff; } .btn--dark:hover { background: var(--navy-3); }
.btn--ghost { background: transparent; border-color: var(--line-2); color: var(--ink); } .btn--ghost:hover { border-color: var(--navy); }
.btn--light { background: transparent; border-color: rgba(255,255,255,.45); color: #fff; } .btn--light:hover { background: #fff; color: var(--navy); }
.btn--wa { background: var(--wa); color: #fff; }
.btn--sm { padding: .6rem 1rem; font-size: .84rem; }
.btn--block { width: 100%; }
.badge-count { display: inline-grid; place-items: center; min-width: 1.25rem; height: 1.25rem; padding: 0 .3rem; border-radius: 99px; background: var(--gold); color: var(--navy); font-size: .7rem; font-weight: 700; }
.badge-count[hidden] { display: none; }

/* utility bar + header */
.util { background: var(--navy); color: #c8cfd8; font-size: .78rem; }
.util .wrap { display: flex; justify-content: space-between; gap: 1rem; padding: .55rem 0; }
.util a:hover { color: #fff; }
.util span, .util a { display: inline-flex; gap: .4rem; align-items: center; }
.util .i { color: var(--gold-2); }
.util__r { display: flex; gap: 1.4rem; }
@media (max-width: 760px) { .util .util__l { display: none; } .util .wrap { justify-content: center; } }
.hdr { position: sticky; top: 0; z-index: 50; background: rgba(248,246,241,.95); backdrop-filter: saturate(1.4) blur(12px); border-bottom: 1px solid var(--line); }
.hdr__in { display: flex; align-items: center; justify-content: space-between; height: 78px; gap: 1rem; }
.logo { display: inline-flex; align-items: center; gap: .75rem; }
.logo__mark { width: 44px; height: 44px; flex: none; }
.logo__text { display: flex; flex-direction: column; font: 600 1.45rem/1 var(--serif); letter-spacing: .16em; color: var(--navy); }
.logo--light .logo__text { color: #fff; }
.logo__text small { font: 700 .68rem/1 var(--sans); letter-spacing: .5em; color: var(--gold-ink); margin-top: .42rem; }
.logo--light .logo__text small { color: var(--gold-2); }
.nav { display: flex; align-items: center; gap: .15rem; }
.nav > a:not(.btn) { position: relative; padding: .55rem .85rem; font-weight: 500; font-size: .93rem; display: inline-flex; gap: .35rem; align-items: center; color: var(--ink-2); }
.nav > a:not(.btn)::after { content: ''; position: absolute; left: .85rem; right: .85rem; bottom: .25rem; height: 1px; background: var(--gold); transform: scaleX(0); transform-origin: left; transition: transform .3s var(--ease); }
.nav > a:not(.btn):hover, .nav > a[aria-current] { color: var(--ink); }
.nav > a:not(.btn):hover::after, .nav > a[aria-current]::after { transform: scaleX(1); }
.nav .btn { margin-left: .9rem; }
.burger { display: none; width: 44px; height: 44px; border: 0; background: transparent; cursor: pointer; padding: 10px; }
.burger span { display: block; height: 1.5px; background: currentColor; margin: 6px 0; transition: .25s; }
@media (max-width: 1180px) {
  .burger { display: block; }
  .nav { position: absolute; top: 100%; left: 0; right: 0; max-height: calc(100vh - 78px); overflow-y: auto; flex-direction: column; align-items: stretch; background: var(--paper); padding: .5rem 1.5rem 1.6rem; gap: 0; box-shadow: var(--shadow-lg); opacity: 0; transform: translateY(-8px); transition: opacity .25s, transform .25s var(--ease), visibility .25s; visibility: hidden; border-top: 1px solid var(--line); }
  .nav.open { opacity: 1; }
  .nav.open { transform: none; visibility: visible; }
  .nav > a:not(.btn) { padding: .95rem 0; font-size: 1.05rem; border-bottom: 1px solid var(--line); }
  .nav > a:not(.btn)::after { display: none; }
  .nav .btn { margin: 1rem 0 0; }
  .burger[aria-expanded="true"] span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
  .burger[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
  .burger[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }
}

/* hero */
.hero { position: relative; color: #fff; isolation: isolate; min-height: min(86vh, 820px); display: flex; align-items: flex-end; padding: 6rem 0 0; }
.hero__bg, .hero__bg img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.hero::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(11,26,44,.93) 0%, rgba(11,26,44,.74) 42%, rgba(11,26,44,.22) 100%), linear-gradient(0deg, rgba(11,26,44,.65), transparent 45%); }
.hero__in { align-self: flex-end; }
.hero__copy { max-width: 740px; padding-bottom: 3.2rem; }
.hero .kicker { color: var(--gold-2); }
.hero h1 { margin-bottom: .45em; }
.hero__sub { font-size: clamp(1.05rem, 1.45vw, 1.2rem); color: rgba(255,255,255,.85); max-width: 56ch; margin-bottom: 2rem; }
.hero__ctas { display: flex; gap: .8rem; flex-wrap: wrap; }
.finder { position: relative; background: var(--paper); color: var(--ink); border-radius: var(--r-lg) var(--r-lg) 0 0; padding: 1.6rem 1.8rem 1.4rem; box-shadow: var(--shadow-lg); display: grid; gap: 1rem; }
.finder__top { display: flex; justify-content: space-between; align-items: center; gap: 1rem; flex-wrap: wrap; }
.finder__title { font: 500 1.35rem/1.2 var(--serif); margin: 0; }
.finder__quick { display: flex; flex-wrap: wrap; gap: .3rem 1.4rem; font-size: .86rem; color: var(--muted); }
.finder__quick span { font-weight: 600; color: var(--ink-2); }
.finder__quick a { border-bottom: 1px solid transparent; } .finder__quick a:hover { color: var(--ink); border-color: var(--gold); }

/* search */
.search { display: flex; align-items: stretch; background: var(--paper); border: 1px solid var(--line-2); border-radius: var(--r); width: 100%; }
.search .seg { border-radius: var(--r) 0 0 var(--r); border-right: 1px solid var(--line); }
.search__field { flex: 1; display: flex; align-items: center; gap: .7rem; padding: 0 1rem; min-width: 0; }
.search__field .i { color: var(--gold-ink); }
.search input[type=search] { flex: 1; border: 0; outline: 0; background: transparent; padding: 1rem 0; min-width: 0; font-size: 1rem; }
.search input::placeholder { color: #8b95a3; }
.search .btn { border-radius: 0 var(--r) var(--r) 0; padding-inline: 2rem; }
.seg { display: inline-flex; background: var(--tint); padding: 4px; flex: none; border-radius: var(--r); }
.seg label { position: relative; cursor: pointer; display: flex; }
.seg input { position: absolute; opacity: 0; inset: 0; cursor: pointer; }
.seg span { display: flex; align-items: center; padding: .55rem 1.15rem; border-radius: 4px; font-weight: 600; font-size: .88rem; color: var(--muted); transition: .2s; }
.seg input:checked + span { background: var(--navy); color: #fff; }
.seg input:focus-visible + span { outline: 2px solid var(--gold); }
.seg--full { display: flex; } .seg--full label { flex: 1; } .seg--full span { width: 100%; justify-content: center; }
.phero .search { max-width: 780px; border: 0; }
@media (max-width: 680px) {
  .search { flex-wrap: wrap; }
  .search .seg { border-right: 0; border-bottom: 1px solid var(--line); border-radius: var(--r) var(--r) 0 0; width: 100%; } .search .seg label { flex: 1; } .search .seg span { width: 100%; justify-content: center; }
  .search__field { flex-basis: 100%; }
  .search .btn { flex: 1; border-radius: 0 0 var(--r) var(--r); }
  .finder { padding: 1.2rem; }
}

/* trust bar */
.trust { background: var(--paper); border-bottom: 1px solid var(--line); }
.trust dl { display: grid; grid-template-columns: repeat(4, 1fr); margin: 0; }
.trust div { padding: 1.6rem 1.8rem; border-left: 1px solid var(--line); display: flex; flex-direction: column-reverse; }
.trust div:first-child { border-left: 0; padding-left: 0; }
.trust dd { margin: 0; font: 500 2.3rem/1 var(--serif); color: var(--navy); }
.trust dt { font-size: .8rem; color: var(--muted); margin-top: .45rem; letter-spacing: .02em; }
@media (max-width: 760px) { .trust dl { grid-template-columns: 1fr 1fr; } .trust div { padding: 1.1rem 0 1.1rem 1rem; } .trust div:nth-child(3) { border-left: 0; padding-left: 0; border-top: 1px solid var(--line); } .trust div:nth-child(4) { border-top: 1px solid var(--line); } .trust dd { font-size: 1.8rem; } }

/* sections */
.sec { padding: clamp(4rem, 8vw, 7rem) 0; }
.wrap.sec { padding-inline: 0; }
.sec--tint { background: var(--tint); }
.sec--navy { background: var(--navy); color: #e6e9ee; }
.sec--navy h2, .sec--navy h3 { color: #fff; }
.sec--navy .kicker { color: var(--gold-2); }
.sec--navy .lead { color: #b9c2ce; }
.sec__head { display: grid; grid-template-columns: 1fr auto; align-items: end; gap: 1.5rem 3rem; margin-bottom: 3rem; }
.sec__head h2 { margin: 0; max-width: 22ch; }
.sec__head .lead { grid-column: 1 / -1; margin: -.3rem 0 0; }
.sec__head--center { grid-template-columns: 1fr; text-align: center; justify-items: center; }
.sec__head--center .kicker::after { content: ''; width: 28px; height: 1px; background: currentColor; }

/* markets (cities) */
.cities { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.25rem; }
.city { position: relative; overflow: hidden; aspect-ratio: 3/4; color: #fff; isolation: isolate; border-radius: var(--r); }
.city img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.2s var(--ease); }
.city::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(11,26,44,.05) 30%, rgba(11,26,44,.9)); }
.city:hover img { transform: scale(1.05); }
.city__body { position: absolute; inset: auto 0 0; padding: 1.6rem; display: flex; flex-direction: column; gap: .3rem; }
.city__body strong { font: 500 1.9rem/1.1 var(--serif); }
.city__body > span { font-size: .88rem; color: rgba(255,255,255,.8); line-height: 1.45; }
.city__body em { font-style: normal; display: flex; gap: 1.4rem; margin-top: .9rem; padding-top: .9rem; border-top: 1px solid rgba(255,255,255,.22); font-size: .74rem; letter-spacing: .06em; text-transform: uppercase; color: rgba(255,255,255,.75); }
.city__body em b { display: block; font: 500 1.2rem/1.2 var(--serif); color: #fff; letter-spacing: 0; text-transform: none; }
@media (max-width: 1100px) { .cities { grid-template-columns: repeat(2, 1fr); } .city { aspect-ratio: 4/3.6; } }
@media (max-width: 560px) { .cities { grid-template-columns: 1fr; } .city { aspect-ratio: 4/3.4; } }

/* property cards */
.grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.75rem; }
@media (max-width: 1100px) { .grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .grid { grid-template-columns: 1fr; } }
.card { position: relative; background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; display: flex; flex-direction: column; transition: box-shadow .35s var(--ease), border-color .35s; }
.card:hover { box-shadow: var(--shadow-lg); border-color: transparent; }
.card__media { position: relative; display: block; aspect-ratio: 3/2; overflow: hidden; background: var(--tint); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.card:hover .card__media img { transform: scale(1.04); }
.card__tags { position: absolute; top: .9rem; left: .9rem; display: flex; flex-wrap: wrap; gap: .35rem; }
.tag { display: inline-flex; align-items: center; gap: .3rem; padding: .34rem .6rem; border-radius: 3px; font: 600 .64rem/1.2 var(--sans); letter-spacing: .12em; text-transform: uppercase; background: rgba(255,255,255,.95); color: var(--navy); }
.tag .i { width: .95em; height: .95em; }
.tag--ok { background: var(--navy); color: #fff; } .tag--ok .i { color: var(--gold-2); }
.tag--hot { background: var(--gold); color: var(--navy); }
.tag.sample, .sample { background: #f3ead8; color: #7a5a22; }
.card__count, .card__media-tags > span { position: absolute; bottom: .8rem; right: .9rem; color: #fff; background: rgba(11,26,44,.6); backdrop-filter: blur(6px); font-size: .72rem; font-weight: 600; padding: .25rem .55rem; border-radius: 3px; display: inline-flex; gap: .3rem; align-items: center; }
.save { position: absolute; top: .75rem; right: .75rem; width: 38px; height: 38px; border-radius: 50%; border: 0; background: rgba(255,255,255,.95); display: grid; place-items: center; cursor: pointer; color: var(--navy); transition: transform .2s; z-index: 2; }
.save:hover { transform: scale(1.08); }
.save[aria-pressed="true"] .i, [data-save][aria-pressed="true"] .i { fill: var(--gold); color: var(--gold); }
.card__body { padding: 1.3rem 1.4rem 1.2rem; display: flex; flex-direction: column; gap: .4rem; flex: 1; }
.card__loc { order: -1; margin: 0; color: var(--gold-ink); font: 600 .68rem/1.3 var(--sans); letter-spacing: .16em; text-transform: uppercase; }
.card__loc .i { display: none; }
.card__title { margin: 0; font: 500 1.22rem/1.3 var(--serif); letter-spacing: -.005em; }
.card__title a::after { content: ''; position: absolute; inset: 0; }
.card__price { order: 2; margin: .5rem 0 0; font: 600 1.25rem/1.2 var(--sans); letter-spacing: -.01em; display: flex; flex-wrap: wrap; align-items: baseline; gap: .15rem .6rem; }
.card__price small, .pd__price small { font-size: .78rem; font-weight: 500; color: var(--muted); }
.card__price s, .pd__price s { font-size: .85rem; font-weight: 500; color: var(--muted); }
.psf { font-size: .76rem; font-weight: 500; color: var(--muted); }
.card__facts { order: 3; list-style: none; padding: .9rem 0 0; margin: .7rem 0 0; border-top: 1px solid var(--line); display: flex; flex-wrap: wrap; gap: .3rem 1.1rem; font-size: .83rem; color: var(--ink-2); }
.card__meta { order: 4; display: flex; justify-content: space-between; align-items: center; margin: .3rem 0 0; font-size: .74rem; color: var(--muted); letter-spacing: .02em; }
.card__meta .sample { padding: .15rem .45rem; border-radius: 3px; font-weight: 600; }

/* services */
.services { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line-2); border-left: 1px solid var(--line-2); }
.svc { padding: 2.2rem 2rem 2rem; border-right: 1px solid var(--line-2); border-bottom: 1px solid var(--line-2); display: flex; flex-direction: column; gap: .6rem; transition: background .3s; }
.svc:hover { background: var(--paper); }
.svc__n { font: 500 .85rem/1 var(--serif); color: var(--gold-ink); letter-spacing: .1em; }
.svc h3 { font: 500 1.4rem/1.2 var(--serif); margin: .4rem 0 .2rem; }
.svc p { color: var(--ink-2); font-size: .95rem; margin: 0 0 .6rem; }
.svc .link { margin-top: auto; align-self: flex-start; }
@media (max-width: 1000px) { .services { grid-template-columns: 1fr 1fr; } }
@media (max-width: 640px) { .services { grid-template-columns: 1fr; } }

/* split */
.split { display: grid; grid-template-columns: 1.05fr 1fr; gap: clamp(2.5rem, 6vw, 6rem); align-items: center; }
.split__media { position: relative; }
.split__media > img:first-child { border-radius: var(--r); width: 100%; aspect-ratio: 4/4.6; object-fit: cover; }
.split__float { position: absolute; left: -2rem; bottom: -2rem; width: 42%; aspect-ratio: 1; object-fit: cover; border-radius: var(--r); border: 8px solid var(--bg); }
.split__badge { position: absolute; right: -1.2rem; top: 2rem; background: var(--navy); color: #fff; padding: 1.2rem 1.4rem; border-radius: var(--r); max-width: 230px; box-shadow: var(--shadow-lg); }
.split__badge b { display: block; font: 500 2.1rem/1 var(--serif); color: var(--gold-2); margin-bottom: .4rem; }
.split__badge span { font-size: .82rem; color: #c8cfd8; }
.why { list-style: none; padding: 0; margin: 2rem 0 2.2rem; display: grid; }
.why li { display: grid; grid-template-columns: 44px 1fr; gap: 1.2rem; padding: 1.3rem 0; border-top: 1px solid var(--line); }
.why li:last-child { border-bottom: 1px solid var(--line); }
.why li > .i { width: 44px; height: 44px; padding: 11px; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-ink); }
.why h3 { margin: 0 0 .25rem; } .why p { margin: 0; color: var(--ink-2); font-size: .95rem; }
@media (max-width: 900px) { .split { grid-template-columns: 1fr; } .split__float { left: auto; right: 1rem; } .split__badge { right: 1rem; } }

/* process */
.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2rem; counter-reset: s; list-style: none; padding: 0; margin: 0; }
.steps li { position: relative; padding-top: 2.4rem; border-top: 1px solid rgba(212,180,131,.4); }
.steps li::before { counter-increment: s; content: '0' counter(s); position: absolute; top: -.95rem; left: 0; background: var(--navy); padding-right: 1rem; font: 500 1.6rem/1 var(--serif); color: var(--gold-2); }
.steps h3 { font: 500 1.35rem/1.25 var(--serif); margin-bottom: .5rem; }
.steps p { color: #b9c2ce; font-size: .95rem; margin: 0; }
@media (max-width: 900px) { .steps { grid-template-columns: 1fr 1fr; row-gap: 3rem; } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }

/* market snapshot */
.market-wrap { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--r); background: var(--paper); }
.market { width: 100%; border-collapse: collapse; min-width: 640px; }
.market th, .market td { padding: 1.15rem 1.4rem; text-align: left; border-bottom: 1px solid var(--line); }
.market th { font: 600 .68rem/1 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); background: var(--tint); }
.market td { font-size: .95rem; }
.market td:first-child { font: 500 1.25rem/1.2 var(--serif); }
.market .num { font-variant-numeric: tabular-nums; font-weight: 600; }
.market tr:last-child td { border-bottom: 0; }
.market tbody tr:hover td { background: #fcfbf8; }
.market-note { font-size: .8rem; color: var(--muted); margin-top: .9rem; }

/* tiles (types) */
.tiles { display: grid; grid-template-columns: repeat(7, 1fr); gap: 1rem; }
.tile { position: relative; overflow: hidden; aspect-ratio: 3/4; color: #fff; isolation: isolate; border-radius: var(--r); }
.tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1s var(--ease); }
.tile::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, transparent 40%, rgba(11,26,44,.85)); }
.tile:hover img { transform: scale(1.06); }
.tile span { position: absolute; inset: auto 1rem 1rem; font: 500 1.1rem/1.2 var(--serif); }
@media (max-width: 1100px) { .tiles { grid-template-columns: repeat(4, 1fr); } }
@media (max-width: 640px) { .tiles { grid-template-columns: repeat(2, 1fr); } }

/* image band */
.band { position: relative; isolation: isolate; color: #fff; padding: clamp(5rem, 12vw, 9rem) 0; overflow: hidden; }
.band__bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.band::after { content: ''; position: absolute; inset: 0; z-index: -1; background: rgba(11,26,44,.68); }
.band blockquote { margin: 0 auto; max-width: 26ch; text-align: center; font: 400 clamp(1.8rem, 3.6vw, 3rem)/1.2 var(--serif); font-style: italic; }
.band cite { display: block; text-align: center; margin-top: 1.4rem; font: 600 .72rem/1 var(--sans); letter-spacing: .22em; text-transform: uppercase; font-style: normal; color: var(--gold-2); }

/* EMI */
.emi { display: grid; grid-template-columns: 1.25fr 1fr; background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; }
.emi__inputs { display: grid; gap: 1.5rem; padding: clamp(1.4rem, 3vw, 2.4rem); }
.emi__inputs label { display: grid; grid-template-columns: 1fr auto; gap: .6rem; font-weight: 500; font-size: .92rem; color: var(--ink-2); }
.emi__inputs output { font-weight: 600; color: var(--ink); font-variant-numeric: tabular-nums; }
.emi__inputs input { grid-column: 1 / -1; width: 100%; accent-color: var(--navy); }
.emi__result { background: var(--navy); color: #fff; padding: clamp(1.4rem, 3vw, 2.4rem); display: flex; flex-direction: column; }
.emi__label { margin: 0; font: 600 .7rem/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--gold-2); }
.emi__value { font: 500 clamp(2.4rem, 4.4vw, 3.3rem)/1.1 var(--serif); margin: .6rem 0 1.4rem; font-variant-numeric: tabular-nums; }
.emi dl { margin: 0; display: grid; }
.emi dl div { display: flex; justify-content: space-between; border-top: 1px solid rgba(255,255,255,.14); padding: .7rem 0; font-size: .92rem; }
.emi dt { color: #b9c2ce; } .emi dd { margin: 0; font-weight: 600; font-variant-numeric: tabular-nums; }
.emi__bar { height: 4px; background: rgba(255,255,255,.16); margin: .8rem 0 .4rem; }
.emi__bar span { display: block; height: 100%; background: var(--gold); transition: width .3s; }
.emi .fine { color: #8d99a8; margin-top: auto; padding-top: .8rem; }
@media (max-width: 820px) { .emi { grid-template-columns: 1fr; } }

/* CTA */
.cta { position: relative; overflow: hidden; isolation: isolate; color: #fff; border-radius: var(--r); margin-bottom: clamp(4rem, 8vw, 7rem); }
.cta__bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.cta::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(11,26,44,.95) 0%, rgba(11,26,44,.8) 50%, rgba(11,26,44,.25)); }
.cta__in { padding: clamp(2.5rem, 6vw, 5rem); max-width: 640px; }
.cta .kicker { color: var(--gold-2); }
.cta p { color: rgba(255,255,255,.82); font-size: 1.08rem; margin-bottom: 1.8rem; }
.cta__btns { display: flex; gap: .8rem; flex-wrap: wrap; }

/* footer */
.ftr { background: var(--navy); color: #aab4c0; padding: 5rem 0 0; font-size: .9rem; }
.ftr__grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: 3rem; }
.ftr h3 { color: #fff; font: 600 .72rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; margin-bottom: 1.3rem; }
.ftr ul { list-style: none; padding: 0; margin: 0; display: grid; gap: .65rem; }
.ftr a:hover { color: #fff; }
.ftr__brand > p { max-width: 38ch; }
.ftr__contact { display: grid; gap: .55rem; margin-top: 1.4rem; }
.ftr__contact p { display: flex; gap: .6rem; align-items: center; margin: 0; }
.ftr__contact .i { color: var(--gold-2); }
.logo--light { color: #fff; margin-bottom: 1.4rem; }
.ftr__legal { border-top: 1px solid rgba(255,255,255,.08); margin-top: 4rem; padding: 1.6rem 0; font-size: .76rem; color: #7d8a99; line-height: 1.6; }
.ftr__legal p { margin: 0; max-width: 120ch; }
.ftr__base { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 1rem; border-top: 1px solid rgba(255,255,255,.08); padding: 1.4rem 0 2rem; font-size: .8rem; }
.ftr__base nav { display: flex; gap: 1.4rem; flex-wrap: wrap; }
@media (max-width: 1000px) { .ftr__grid { grid-template-columns: 1fr 1fr; } .ftr__brand { grid-column: 1 / -1; } }
.wa-fab { position: fixed; right: 22px; bottom: 22px; width: 56px; height: 56px; border-radius: 50%; background: var(--wa); color: #fff; display: grid; place-items: center; box-shadow: 0 12px 30px -10px rgba(0,0,0,.45); z-index: 40; transition: transform .2s; }
.wa-fab:hover { transform: scale(1.06); } .wa-fab .i { width: 28px; height: 28px; }

/* page hero + results */
.crumbs ol { list-style: none; display: flex; flex-wrap: wrap; gap: .35rem; padding: 0; margin: 0 0 1.4rem; font-size: .8rem; letter-spacing: .02em; }
.crumbs li + li::before { content: '/'; margin-right: .35rem; opacity: .45; }
.crumbs a { opacity: .75; } .crumbs a:hover { opacity: 1; }
.phero { position: relative; color: #fff; padding: 3.4rem 0 3.2rem; isolation: isolate; overflow: hidden; }
.phero__bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.phero::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(11,26,44,.95), rgba(11,26,44,.8) 55%, rgba(11,26,44,.5)); }
.phero--plain { background: var(--navy); }
.phero--plain::after { display: none; }
.phero h1 { font-size: clamp(2rem, 4vw, 3.3rem); max-width: 24ch; }
.phero h1 small { display: block; font: 500 .9rem/1.4 var(--sans); color: var(--gold-2); margin-top: .5rem; letter-spacing: .04em; }
.phero__intro { max-width: 72ch; color: rgba(255,255,255,.82); margin-bottom: 1.8rem; }
.phero .kicker { color: var(--gold-2); }
.results { display: grid; grid-template-columns: 300px 1fr; gap: 2.5rem; padding: 2.5rem 0 5rem; align-items: start; }
.filters { position: sticky; top: 100px; background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); padding: 1.5rem; display: grid; gap: 1.1rem; max-height: calc(100vh - 120px); overflow: auto; }
.filters__head { display: flex; align-items: center; justify-content: space-between; padding-bottom: .9rem; border-bottom: 1px solid var(--line); }
.filters__head h2 { font: 600 .74rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; margin: 0; }
.filters label:not(.check), .card-form label, .enquire label { display: grid; gap: .4rem; font-size: .78rem; font-weight: 600; color: var(--ink-2); letter-spacing: .02em; }
.filters select, .filters input[type=number], .card-form input:not([type=radio]):not([type=checkbox]), .card-form select, .card-form textarea, .enquire input, .enquire textarea {
  width: 100%; padding: .78rem .9rem; border: 1px solid var(--line-2); border-radius: 4px; background: var(--paper); font-weight: 400; font-size: .95rem; transition: border-color .2s, box-shadow .2s; }
.filters select:focus, .filters input:focus, .card-form :is(input, select, textarea):focus, .enquire :is(input, textarea):focus { outline: 0; border-color: var(--navy); box-shadow: 0 0 0 3px rgba(184,146,90,.25); }
.row2 { display: grid; grid-template-columns: 1fr 1fr; gap: .8rem; }
.pills { border: 0; padding: 0; margin: 0; display: flex; gap: .35rem; flex-wrap: wrap; }
.pills legend { font-size: .78rem; font-weight: 600; color: var(--ink-2); margin-bottom: .4rem; padding: 0; }
.pills label { position: relative; }
.pills input { position: absolute; opacity: 0; }
.pills span { display: block; min-width: 44px; text-align: center; padding: .5rem .8rem; border: 1px solid var(--line-2); border-radius: 4px; font-weight: 500; font-size: .88rem; cursor: pointer; }
.pills input:checked + span { background: var(--navy); color: #fff; border-color: var(--navy); }
.pills input:focus-visible + span { outline: 2px solid var(--gold); }
.check { display: flex; gap: .6rem; align-items: center; font-size: .9rem; cursor: pointer; }
.check input { width: 17px; height: 17px; accent-color: var(--navy); }
.filters__foot { display: flex; gap: .5rem; position: sticky; bottom: -1.5rem; background: var(--paper); padding: 1rem 0 0; border-top: 1px solid var(--line); }
.filters__foot .btn { flex: 1; }
.x { display: none; width: 40px; height: 40px; border: 1px solid var(--line); background: var(--paper); font-size: 1.4rem; cursor: pointer; border-radius: 50%; }
.results__bar { display: flex; justify-content: space-between; align-items: center; gap: 1rem; margin-bottom: 1.2rem; flex-wrap: wrap; padding-bottom: 1.2rem; border-bottom: 1px solid var(--line); }
.results__bar p { margin: 0; color: var(--ink-2); font-size: .92rem; }
.results__bar strong { font: 500 1.35rem/1 var(--serif); color: var(--ink); margin-right: .2rem; }
.results__tools { display: flex; gap: .5rem; align-items: center; }
.show-filters { display: none; }
.sort select { padding: .6rem 2rem .6rem .9rem; border: 1px solid var(--line-2); border-radius: 4px; background: var(--paper); font-weight: 500; font-size: .88rem; cursor: pointer; }
.facets, .loclinks nav { display: flex; flex-wrap: wrap; gap: .45rem; margin-bottom: 1.8rem; }
.facets a, .loclinks a { padding: .45rem .85rem; border-radius: 4px; background: var(--paper); border: 1px solid var(--line); font-size: .84rem; }
.facets a span, .loclinks a span { color: var(--muted); margin-left: .25rem; }
.facets a:hover, .loclinks a:hover, .facets a[aria-current], .loclinks a[aria-current] { border-color: var(--navy); background: var(--navy); color: #fff; }
.facets a:hover span, .loclinks a:hover span, .facets a[aria-current] span, .loclinks a[aria-current] span { color: var(--gold-2); }
.grid--results { grid-template-columns: repeat(2, 1fr); gap: 1.5rem; }
@media (min-width: 1260px) { .grid--results { grid-template-columns: repeat(3, 1fr); } }
.loclinks { margin-top: 3.5rem; } .loclinks h2 { font-size: 1.6rem; }
.empty { text-align: center; background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); padding: 3rem 1.5rem; }
.empty img { width: 320px; aspect-ratio: 5/3; object-fit: cover; border-radius: var(--r); margin: 0 auto 1.6rem; }
.empty h2 { font-size: 1.7rem; }
.pager { display: flex; flex-wrap: wrap; gap: .35rem; justify-content: center; margin-top: 2.5rem; }
.pager a, .pager span { min-width: 44px; height: 44px; padding: 0 .8rem; display: grid; place-items: center; border-radius: 4px; background: var(--paper); border: 1px solid var(--line); font-weight: 500; }
.pager a[aria-current] { background: var(--navy); color: #fff; border-color: var(--navy); }
.pager span { border: 0; background: none; }
@media (max-width: 900px) {
  .results { grid-template-columns: 1fr; }
  .filters { position: fixed; inset: 0; z-index: 70; border-radius: 0; max-height: none; transform: translateX(-100%); transition: transform .3s; visibility: hidden; padding-bottom: 6rem; }
  .filters.open { transform: none; visibility: visible; }
  .filters__foot { position: fixed; left: 0; right: 0; bottom: 0; padding: 1rem 1.5rem; box-shadow: 0 -8px 20px rgba(0,0,0,.08); }
  .x { display: inline-grid; place-items: center; }
  .show-filters { display: inline-flex; }
}
@media (max-width: 640px) { .grid--results { grid-template-columns: 1fr; } }

/* FAQ */
.faq { margin-top: 3.5rem; }
.faq h2 { font-size: 1.8rem; margin-bottom: 1.2rem; }
.faq details { border-top: 1px solid var(--line-2); }
.faq details:last-child { border-bottom: 1px solid var(--line-2); }
.faq summary { cursor: pointer; padding: 1.25rem 0; font-weight: 600; list-style: none; display: flex; justify-content: space-between; gap: 1rem; font-size: 1.02rem; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: '+'; font: 300 1.6rem/1 var(--sans); color: var(--gold-ink); transition: transform .25s; }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details p { padding: 0 0 1.3rem; margin: 0; color: var(--ink-2); max-width: 80ch; }

/* property detail */
.wrap > .crumbs { padding-top: 1.6rem; color: var(--muted); }
.gallery { position: relative; display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 1fr 1fr; gap: .5rem; height: clamp(320px, 50vw, 580px); border-radius: var(--r); overflow: hidden; }
.gallery a { position: relative; overflow: hidden; display: block; background: var(--tint); }
.gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.gallery a:hover img { transform: scale(1.03); }
.gallery .g0 { grid-row: 1 / 3; }
.gallery--one { grid-template-columns: 1fr; grid-template-rows: 1fr; }
.gallery:has(.g1):not(:has(.g3)) { grid-template-columns: 2fr 1fr; }
.gallery__all { position: absolute; right: 1rem; bottom: 1rem; border: 0; background: var(--paper); padding: .65rem 1.1rem; border-radius: 4px; font-weight: 600; font-size: .85rem; display: inline-flex; gap: .45rem; align-items: center; cursor: pointer; box-shadow: var(--shadow); }
@media (max-width: 760px) {
  .gallery { display: flex; overflow-x: auto; scroll-snap-type: x mandatory; height: 300px; gap: .4rem; }
  .gallery a { flex: 0 0 88%; scroll-snap-align: start; border-radius: var(--r); }
  .gallery--one a { flex-basis: 100%; }
}
.pd { display: grid; grid-template-columns: 1fr 390px; gap: 3.5rem; padding: 2.5rem 0 1rem; align-items: start; }
.pd__head h1 { font-size: clamp(1.9rem, 3.4vw, 2.8rem); margin: .8rem 0 .4rem; }
.pd__tags { display: flex; flex-wrap: wrap; gap: .4rem; }
.pd__tags .tag { background: var(--tint); }
.pd__tags .tag--ok { background: var(--navy); color: #fff; }
.pd__tags .tag--hot { background: var(--gold); }
.pd__loc { color: var(--muted); display: flex; gap: .4rem; align-items: center; }
.pd__price { font: 500 clamp(2rem, 3.4vw, 2.7rem)/1.1 var(--serif); display: flex; flex-wrap: wrap; align-items: baseline; gap: .2rem .8rem; margin: .7rem 0 1.3rem; }
.pd__price .psf { font: 500 .88rem var(--sans); }
.pd__actions { display: flex; gap: .5rem; flex-wrap: wrap; }
.facts { margin: 2.2rem 0; }
.facts dl { display: grid; grid-template-columns: repeat(auto-fill, minmax(175px, 1fr)); margin: 0; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.facts dl div { padding: 1.05rem 1.1rem; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); background: var(--paper); display: grid; grid-template-columns: auto 1fr; column-gap: .8rem; align-items: center; }
.facts .i { grid-row: 1 / 3; width: 22px; height: 22px; color: var(--gold-ink); }
.facts dt { font-size: .7rem; color: var(--muted); letter-spacing: .08em; text-transform: uppercase; }
.facts dd { margin: 0; font-weight: 600; font-size: .95rem; }
.pd__sec { padding: 2.2rem 0; border-top: 1px solid var(--line); }
.pd__sec h2 { font-size: 1.75rem; }
.prose p { color: var(--ink-2); max-width: 75ch; }
.amen { list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(auto-fill, minmax(210px, 1fr)); gap: .8rem 1.5rem; }
.amen li { display: flex; gap: .6rem; align-items: center; font-size: .95rem; }
.amen .i { color: var(--gold-ink); }
.pd__side { position: sticky; top: 100px; }
.enquire { background: var(--paper); border: 1px solid var(--line); border-top: 3px solid var(--gold); border-radius: var(--r); padding: 1.7rem; box-shadow: var(--shadow-lg); display: grid; gap: .9rem; }
.enquire h2 { font-size: 1.55rem; margin: 0; }
.opt { font-weight: 400; color: var(--muted); }
.enquire__alt { display: grid; gap: .5rem; padding-top: .4rem; border-top: 1px solid var(--line); }
.enquire__alt:empty { display: none; }
.form-msg { margin: 0; font-weight: 600; font-size: .9rem; }
.form-msg:empty { display: none; }
.form-msg.ok { color: var(--ok); } .form-msg.err { color: var(--hot); }
.mbar { display: none; }
@media (max-width: 960px) {
  .pd { grid-template-columns: 1fr; gap: 1rem; }
  .pd__side { position: static; }
  .mbar { position: fixed; left: 0; right: 0; bottom: 0; z-index: 45; display: flex; align-items: center; gap: .6rem; padding: .75rem 1rem calc(.75rem + env(safe-area-inset-bottom)); background: var(--paper); border-top: 1px solid var(--line); box-shadow: 0 -10px 30px rgba(11,26,44,.12); }
  .mbar > span { flex: 1; font: 500 1.3rem var(--serif); }
  .mbar small { font: .7rem var(--sans); color: var(--muted); }
  body:has(.mbar) .wa-fab { display: none; }
  body:has(.mbar) .ftr { padding-bottom: 72px; }
}

/* lightbox */
.lb { position: fixed; inset: 0; z-index: 100; background: rgba(6,13,23,.97); display: grid; grid-template-rows: auto 1fr auto; color: #fff; }
.lb__top { display: flex; justify-content: space-between; align-items: center; padding: 1rem 1.2rem; font-size: .85rem; letter-spacing: .1em; }
.lb__img { display: grid; place-items: center; padding: 0 4.5rem; min-height: 0; }
.lb__img img { max-height: 100%; max-width: 100%; object-fit: contain; }
.lb button { background: rgba(255,255,255,.1); border: 0; color: #fff; width: 48px; height: 48px; border-radius: 50%; font-size: 1.5rem; cursor: pointer; }
.lb__nav { position: absolute; top: 50%; transform: translateY(-50%); }
.lb__prev { left: 1rem; } .lb__next { right: 1rem; }
.lb__strip { display: flex; gap: .4rem; overflow-x: auto; padding: 1rem; justify-content: center; }
.lb__strip img { width: 84px; height: 58px; object-fit: cover; opacity: .45; cursor: pointer; }
.lb__strip img[aria-current] { opacity: 1; outline: 2px solid var(--gold); }
@media (max-width: 640px) { .lb__img { padding: 0 .5rem; } .lb__strip { justify-content: flex-start; } }

/* forms & content pages */
.formpage { display: grid; grid-template-columns: 1fr 1.1fr; gap: 4rem; padding: 3rem 0 5rem; align-items: start; }
.formpage__media { position: sticky; top: 100px; overflow: hidden; color: #fff; border-radius: var(--r); }
.formpage__media img { width: 100%; aspect-ratio: 5/6; object-fit: cover; }
.formpage__media blockquote { position: absolute; inset: auto 0 0; margin: 0; padding: 2.4rem; font: 400 1.7rem/1.25 var(--serif); font-style: italic; background: linear-gradient(transparent, rgba(11,26,44,.92)); }
.card-form { background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); padding: clamp(1.5rem, 3vw, 2.6rem); display: grid; gap: 1.05rem; }
.card-form h1 { font-size: clamp(2rem, 3.4vw, 2.8rem); margin: 0; }
.card-form h2 { font-size: 1.7rem; margin: 0; }
.card-form > p { color: var(--ink-2); margin: 0; }
@media (max-width: 900px) { .formpage { grid-template-columns: 1fr; gap: 2rem; } .formpage__media { position: relative; top: 0; } .formpage__media img { aspect-ratio: 16/9; } }
.contact { display: grid; grid-template-columns: 1fr 1.3fr; gap: 3rem; align-items: start; }
.contact__cards { display: grid; border-top: 1px solid var(--line-2); }
.ccard { padding: 1.4rem 0; border-bottom: 1px solid var(--line-2); display: grid; grid-template-columns: auto 1fr; column-gap: 1.2rem; align-items: center; }
.ccard .i { grid-row: 1 / 3; width: 44px; height: 44px; padding: 11px; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-ink); }
.ccard strong { font: 600 .7rem/1.4 var(--sans); letter-spacing: .16em; text-transform: uppercase; color: var(--muted); }
.ccard span { font-size: 1.05rem; color: var(--ink); }
@media (max-width: 860px) { .contact { grid-template-columns: 1fr; } }
.nf { text-align: center; padding: 3.5rem 0 6rem; display: grid; justify-items: center; gap: .5rem; }
.nf img { border-radius: var(--r); margin-bottom: 2rem; }
.nf h1 { font-size: clamp(1.9rem, 3.4vw, 2.8rem); max-width: 24ch; }
.nf .search { margin: 1rem auto; max-width: 720px; }

/* about / services pages */
.intro-grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 6vw, 6rem); align-items: start; }
.intro-grid h2 { margin: 0; }
.intro-grid p { color: var(--ink-2); font-size: 1.05rem; }
.values { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2.5rem; }
.values h3 { font: 500 1.35rem/1.25 var(--serif); margin: 1.1rem 0 .5rem; }
.values p { color: var(--ink-2); font-size: .95rem; margin: 0; }
.values .i { width: 46px; height: 46px; padding: 12px; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-ink); }
.sec--navy .values p { color: #b9c2ce; }
.sec--navy .values .i { color: var(--gold-2); border-color: var(--gold-2); }
.svc-detail { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 5rem); align-items: center; padding: clamp(3rem, 6vw, 5rem) 0; border-top: 1px solid var(--line); }
.svc-detail:first-child { border-top: 0; }
.svc-detail:nth-child(even) .svc-detail__media { order: 2; }
.svc-detail__media img { border-radius: var(--r); width: 100%; aspect-ratio: 4/3; object-fit: cover; }
.svc-detail h2 { font-size: clamp(1.7rem, 2.8vw, 2.4rem); }
.svc-detail p { color: var(--ink-2); }
.ticks { list-style: none; padding: 0; margin: 1.2rem 0 1.8rem; display: grid; gap: .6rem; }
.ticks li { display: flex; gap: .65rem; align-items: flex-start; }
.ticks .i { color: var(--gold-ink); margin-top: .25rem; }
.btns { display: flex; gap: .7rem; flex-wrap: wrap; }
@media (max-width: 900px) { .intro-grid, .svc-detail { grid-template-columns: 1fr; } .svc-detail:nth-child(even) .svc-detail__media { order: 0; } .values { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .values { grid-template-columns: 1fr; } }

/* toast */
.toast { position: fixed; left: 50%; bottom: 24px; transform: translateX(-50%) translateY(20px); background: var(--navy); color: #fff; padding: .85rem 1.3rem; border-radius: 4px; border-left: 3px solid var(--gold); font-weight: 500; font-size: .92rem; opacity: 0; transition: .3s; z-index: 120; pointer-events: none; }
.toast.show { opacity: 1; transform: translateX(-50%); }

/* reveal on scroll */
.js .reveal { opacity: 0; transform: translateY(22px); transition: opacity .9s var(--ease), transform .9s var(--ease); }
.js .reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { *, *::before, *::after { animation: none !important; transition: none !important; scroll-behavior: auto !important; } .js .reveal { opacity: 1; transform: none; } }
@media (max-width: 640px) { .wrap { width: min(100% - 2.25rem, var(--w)); } .sec__head { grid-template-columns: 1fr; margin-bottom: 2rem; } .hero { padding-top: 4rem; } .hero__copy { padding-bottom: 2rem; } }
@media print { .hdr, .util, .ftr, .wa-fab, .mbar, .pd__side, .save { display: none !important; } body { background: #fff; } }
.jump { margin-top: 2rem; }
/* keep "(optional)" on the same line as its label */
.card-form label:not(.check):not(.hp), .enquire label:not(.hp) { grid-template-columns: auto 1fr; column-gap: .35rem; align-items: baseline; }
.card-form label > :is(input, select, textarea), .enquire label > :is(input, select, textarea) { grid-column: 1 / -1; }
.card-form label .opt, .enquire label .opt { justify-self: start; }

/* ---------- location & neighbourhood ---------- */
.loc__grid { display: grid; grid-template-columns: 1.25fr 1fr; gap: 1.5rem; align-items: start; }
.map { position: relative; border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; aspect-ratio: 4/3; background:
  linear-gradient(rgba(248,246,241,.88), rgba(248,246,241,.88)),
  repeating-linear-gradient(0deg, transparent 0 38px, var(--line) 38px 39px), repeating-linear-gradient(90deg, transparent 0 38px, var(--line) 38px 39px), var(--tint); }
.map iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.map__facade { position: absolute; inset: 0; display: flex; flex-direction: column; align-items: center; justify-content: center; text-align: center; gap: .55rem; padding: 1.5rem; }
.map__facade > .i { width: 46px; height: 46px; padding: 11px; border-radius: 50%; background: var(--navy); color: var(--gold-2); box-shadow: 0 10px 24px -10px rgba(11,26,44,.6); }
.map__facade strong { font: 500 1.2rem/1.3 var(--serif); }
.map__facade span { font-size: .86rem; color: var(--muted); max-width: 36ch; }
.map__facade .btn { margin-top: .4rem; }
.loc__side h3 { font: 600 .72rem/1 var(--sans); letter-spacing: .18em; text-transform: uppercase; color: var(--muted); margin: 0 0 .9rem; }
.loc__side h3 + * { margin-bottom: 1.6rem; }
.landmarks { list-style: none; padding: 0; margin: 0; border-top: 1px solid var(--line); }
.landmarks li { display: grid; grid-template-columns: 36px 1fr auto; gap: .8rem; align-items: center; padding: .75rem 0; border-bottom: 1px solid var(--line); }
.landmarks .i { width: 36px; height: 36px; padding: 8px; border: 1px solid var(--gold); border-radius: 50%; color: var(--gold-ink); }
.landmarks b { display: block; font-weight: 600; font-size: .95rem; }
.landmarks small { color: var(--muted); font-size: .76rem; }
.landmarks em { font-style: normal; font-weight: 600; font-variant-numeric: tabular-nums; color: var(--navy); background: var(--tint); padding: .2rem .55rem; border-radius: 4px; font-size: .85rem; }
.nearby { display: grid; grid-template-columns: 1fr 1fr; gap: .5rem; }
.nearby a { display: flex; align-items: center; gap: .6rem; padding: .7rem .85rem; border: 1px solid var(--line-2); border-radius: var(--r); background: var(--paper); font-size: .88rem; font-weight: 500; transition: border-color .2s, background .2s; }
.nearby a:hover { border-color: var(--navy); background: var(--navy); color: #fff; }
.nearby a:hover .i { color: var(--gold-2); }
.nearby .i { color: var(--gold-ink); }
@media (max-width: 760px) { .loc__grid { grid-template-columns: 1fr; } .map { aspect-ratio: 16/11; } }

/* ---------- insights ---------- */
.sec--tight { padding-top: 2rem; }
.topics { margin-bottom: 2.5rem; }
.ins-block + .ins-block { margin-top: clamp(3rem, 6vw, 5rem); }
.phero__guide { margin: -.6rem 0 1.6rem; }
.phero__guide a { display: inline-flex; gap: .5rem; align-items: center; color: var(--gold-2); font-weight: 600; font-size: .92rem; border-bottom: 1px solid rgba(212,180,131,.5); padding-bottom: 2px; }
.phero__guide a:hover { color: #fff; }
.guides { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.25rem; }
.guide { position: relative; overflow: hidden; aspect-ratio: 4/5; color: #fff; isolation: isolate; border-radius: var(--r); }
.guide img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.2s var(--ease); }
.guide::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(11,26,44,.1) 25%, rgba(11,26,44,.92)); }
.guide:hover img { transform: scale(1.05); }
.guide > span { position: absolute; inset: auto 0 0; padding: 1.5rem; display: flex; flex-direction: column; gap: .35rem; }
.guide em { font: 600 .66rem/1 var(--sans); letter-spacing: .2em; text-transform: uppercase; color: var(--gold-2); font-style: normal; }
.guide strong { font: 500 1.9rem/1.1 var(--serif); }
.guide small { font-size: .85rem; color: rgba(255,255,255,.82); line-height: 1.45; }
@media (max-width: 1100px) { .guides { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .guides { grid-template-columns: 1fr; } .guide { aspect-ratio: 4/3.4; } }
.acard { position: relative; display: flex; flex-direction: column; background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); overflow: hidden; transition: box-shadow .35s var(--ease), border-color .35s; }
.acard:hover { box-shadow: var(--shadow-lg); border-color: transparent; }
.acard__media { display: block; aspect-ratio: 5/3; overflow: hidden; background: var(--tint); }
.acard__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.acard:hover .acard__media img { transform: scale(1.04); }
.acard__body { padding: 1.4rem 1.5rem 1.5rem; display: flex; flex-direction: column; gap: .55rem; flex: 1; }
.acard__meta { display: flex; flex-wrap: wrap; gap: .3rem .9rem; margin: 0; font: 600 .66rem/1.3 var(--sans); letter-spacing: .14em; text-transform: uppercase; color: var(--gold-ink); }
.acard__meta span + span { color: var(--muted); }
.acard__title { margin: 0; font: 500 1.3rem/1.28 var(--serif); }
.acard__title a::after { content: ''; position: absolute; inset: 0; }
.acard__ex { margin: 0; color: var(--ink-2); font-size: .93rem; }
.acard .link { margin-top: auto; align-self: flex-start; }

.ahero { position: relative; color: #fff; isolation: isolate; overflow: hidden; padding: 3.5rem 0 3rem; }
.ahero__bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.ahero::after { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(11,26,44,.95), rgba(11,26,44,.82) 60%, rgba(11,26,44,.55)); }
.ahero .kicker { color: var(--gold-2); }
.ahero h1 { font-size: clamp(2rem, 4.2vw, 3.4rem); max-width: 24ch; }
.ahero__ex { font-size: clamp(1.02rem, 1.4vw, 1.15rem); color: rgba(255,255,255,.84); max-width: 64ch; }
.ahero__meta { display: flex; flex-wrap: wrap; gap: .5rem 1.6rem; margin: 1.4rem 0 0; font-size: .84rem; color: rgba(255,255,255,.75); }
.ahero__meta span { display: inline-flex; gap: .45rem; align-items: center; }
.ahero__meta .i { color: var(--gold-2); }
.article { display: grid; grid-template-columns: 260px minmax(0, 760px); gap: clamp(2rem, 5vw, 5rem); padding: 3.5rem 0 4.5rem; justify-content: center; }
.article__toc { position: sticky; top: 110px; align-self: start; }
.article__toc ol { list-style: none; counter-reset: t; padding: 0; margin: 0 0 1.5rem; border-left: 1px solid var(--line-2); }
.article__toc li { counter-increment: t; }
.article__toc a { display: block; padding: .45rem 0 .45rem 1rem; font-size: .9rem; color: var(--ink-2); border-left: 2px solid transparent; margin-left: -1px; }
.article__toc a::before { content: "0" counter(t) "  "; color: var(--gold-ink); font-weight: 600; font-size: .78rem; white-space: pre; }
.article__toc a:hover { color: var(--ink); border-left-color: var(--gold); }
.article__body { font-size: 1.06rem; line-height: 1.8; }
.article__body > p:first-of-type { font-size: 1.16rem; color: var(--ink); }
.article__body h2 { font-size: clamp(1.55rem, 2.4vw, 2rem); margin: 2.6rem 0 .9rem; padding-top: 1.6rem; border-top: 1px solid var(--line); scroll-margin-top: 110px; }
.article__body h3 { font: 500 1.3rem/1.3 var(--serif); margin: 1.8rem 0 .5rem; }
.article__body ul, .article__body ol { padding-left: 1.2rem; margin: 0 0 1.2em; }
.article__body li { margin: .45rem 0; color: var(--ink-2); }
.article__body li::marker { color: var(--gold); }
.article__body strong { color: var(--ink); }
.article__body a:not(.btn) { color: var(--navy); border-bottom: 1px solid var(--gold); }
.article__body a:not(.btn):hover { color: var(--gold-ink); }
.callout { display: grid; grid-template-columns: 40px 1fr; gap: 1rem; align-items: start; background: var(--navy); color: #e6e9ee; padding: 1.4rem 1.5rem; border-radius: var(--r); border-left: 3px solid var(--gold); margin: 2.4rem 0; }
.callout .i { width: 40px; height: 40px; padding: 10px; border-radius: 50%; border: 1px solid var(--gold-2); color: var(--gold-2); }
.callout p { margin: 0; color: #e6e9ee; font-size: 1rem; }
.article__body .callout a { color: #fff; border-bottom-color: var(--gold-2); }
.mbox { background: var(--paper); border: 1px solid var(--line); border-top: 3px solid var(--gold); border-radius: var(--r); padding: 1.5rem 1.6rem; margin: 0 0 2.4rem; box-shadow: var(--shadow); }
.mbox dl { display: grid; grid-template-columns: repeat(4, 1fr); margin: 0 0 .4rem; }
.mbox dl div { display: flex; flex-direction: column-reverse; padding: .2rem 1rem .2rem 0; }
.mbox dl div + div { border-left: 1px solid var(--line); padding-left: 1rem; }
.mbox dt { font-size: .74rem; color: var(--muted); letter-spacing: .04em; }
.mbox dd { margin: 0; font: 500 1.7rem/1.1 var(--serif); color: var(--navy); }
.mbox dd small { font: 500 .78rem var(--sans); color: var(--muted); }
.mbox .btns { margin: 1rem 0 0; }
.article__body .mbox .btn--dark { color: #fff; border-bottom: 0; }
.article__body .mbox .btn--ghost { border-bottom: 1px solid var(--line-2); }
.mbox__locs { display: flex; flex-wrap: wrap; gap: .4rem; margin-top: 1rem; padding-top: 1rem; border-top: 1px solid var(--line); }
.article__body .mbox__locs a { border: 1px solid var(--line); padding: .3rem .7rem; border-radius: 4px; font-size: .82rem; line-height: 1.4; }
.mbox__locs a span { color: var(--muted); }
.article__body .mbox__locs a:hover { border-color: var(--navy); }
.article__foot { margin-top: 3rem; padding-top: 1.4rem; border-top: 1px solid var(--line); }
@media (max-width: 980px) { .article { grid-template-columns: 1fr; } .article__toc { position: static; } .article__toc ol { display: none; } .mbox dl { grid-template-columns: 1fr 1fr; row-gap: 1rem; } .mbox dl div:nth-child(3) { border-left: 0; padding-left: 0; } }

/* ---------- media badges on cards ---------- */
.card__media-tags { position: absolute; bottom: .8rem; right: .9rem; display: flex; gap: .35rem; }
.card__media-tags > span { position: static; }
.card__media-tags .i { width: .95em; height: .95em; }
/* ---------- video & 360 tours ---------- */
.tours__grid { display: grid; gap: 1.2rem; }
.tours__grid--two { grid-template-columns: 1fr 1fr; }
.tour { margin: 0; }
.tour__frame { position: relative; aspect-ratio: 16/9; border-radius: var(--r); overflow: hidden; background: var(--navy); color: #fff; isolation: isolate; }
.tour__frame > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.tour__frame:not(.is-playing)::after { content: ''; position: absolute; inset: 0; z-index: -1; background: radial-gradient(circle at 50% 45%, rgba(11,26,44,.35), rgba(11,26,44,.85)); }
.tour__frame iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.tour__facade { position: absolute; inset: 0; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: .45rem; text-align: center; padding: 1rem; }
.tour__play { width: 72px; height: 72px; border-radius: 50%; border: 0; background: var(--gold); color: var(--navy); display: grid; place-items: center; cursor: pointer; box-shadow: 0 0 0 10px rgba(212,180,131,.25); transition: transform .2s, box-shadow .3s; }
.tour__play:hover { transform: scale(1.06); box-shadow: 0 0 0 16px rgba(212,180,131,.2); }
.tour__play .i { width: 28px; height: 28px; }
.tour__facade strong { font: 500 1.35rem/1.2 var(--serif); margin-top: .5rem; }
.tour__facade span { font-size: .84rem; color: rgba(255,255,255,.75); }
.tour figcaption { margin-top: .6rem; font-size: .85rem; }
@media (max-width: 760px) { .tours__grid--two { grid-template-columns: 1fr; } }

/* ---------- languages ---------- */
.langs { display: inline-flex; gap: .15rem; padding-right: 1rem; margin-right: .2rem; border-right: 1px solid rgba(255,255,255,.18); }
.langs a { padding: .05rem .45rem; border-radius: 3px; color: #c8cfd8; font-size: .8rem; }
.langs a[aria-current] { background: var(--gold); color: var(--navy); font-weight: 600; }
.langs a:hover { color: #fff; }
.langs a[aria-current]:hover { color: var(--navy); }
@media (max-width: 760px) { .util .wrap { justify-content: space-between; } .util__r > a, .util__r > span:not(.langs) { display: none; } .langs { border: 0; padding: 0; } }
:lang(hi) { --serif: 'Noto Serif Devanagari', 'Fraunces', Georgia, serif; --sans: 'Noto Sans Devanagari', 'Inter', system-ui, sans-serif; }
:lang(gu) { --serif: 'Noto Serif Gujarati', 'Fraunces', Georgia, serif; --sans: 'Noto Sans Gujarati', 'Inter', system-ui, sans-serif; }
:lang(hi) body, :lang(gu) body { line-height: 1.75; }
:lang(hi) h1, :lang(hi) h2, :lang(gu) h1, :lang(gu) h2 { line-height: 1.3; letter-spacing: 0; }
:lang(hi) .kicker, :lang(hi) .eyebrow, :lang(gu) .kicker, :lang(gu) .eyebrow, :lang(hi) .tag, :lang(gu) .tag,
:lang(hi) .card__loc, :lang(gu) .card__loc, :lang(hi) .ftr h3, :lang(gu) .ftr h3, :lang(hi) .facts dt, :lang(gu) .facts dt,
:lang(hi) .market th, :lang(gu) .market th, :lang(hi) .acard__meta, :lang(gu) .acard__meta { letter-spacing: .02em; text-transform: none; }
:lang(hi) .logo__text, :lang(gu) .logo__text { font-family: 'Fraunces', Georgia, serif; }
:lang(hi) .logo__text small, :lang(gu) .logo__text small { font-family: 'Inter', system-ui, sans-serif; }
:lang(hi) h1 em, :lang(hi) h2 em, :lang(gu) h1 em, :lang(gu) h2 em { font-style: normal; }

/* ---------- empty state: new listings coming ---------- */
.newstock { display: grid; grid-template-columns: 1.4fr auto; gap: 2rem; align-items: center; background: var(--paper); border: 1px solid var(--line); border-left: 3px solid var(--gold); border-radius: var(--r); padding: clamp(1.6rem, 4vw, 2.8rem); }
.newstock h2 { margin-bottom: .4em; }
.newstock .lead { margin: 0; }
@media (max-width: 760px) { .newstock { grid-template-columns: 1fr; } }