/* ==========================================================================
   PARKSIDE ESTATES — Design System
   Editorial London estate agency. Tokens live in :root; everything derives.
   ========================================================================== */

/* ---------- 1. Tokens ---------- */
:root {
  /* palette — ink, paper, park */
  --ink: #111412;
  --ink-2: #2A2F2A;
  --ink-soft: #434943;
  --mute: #5F665E;
  --paper: #F5F2EA;
  --paper-2: #F1EDE2;
  --card: #FCFAF4;
  --park: #3D5540;         /* the single accent — deep North-London green */
  --park-deep: #2A3D2E;
  --park-mist: #E6EAE0;
  --sage: #8C987F;
  --night: #14171420;
  --line: rgba(26, 30, 27, .14);
  --line-2: rgba(26, 30, 27, .09);
  --line-inv: rgba(246, 243, 236, .16);

  /* type */
  --serif: "Fraunces", "Georgia", serif;
  --sans: "Hanken Grotesk", "Helvetica Neue", Arial, sans-serif;

  --d1: clamp(2.9rem, 6.2vw, 5.5rem);
  --d2: clamp(2.1rem, 4.2vw, 3.55rem);
  --d3: clamp(1.55rem, 2.6vw, 2.25rem);
  --d4: clamp(1.24rem, 1.8vw, 1.5rem);
  --lede: clamp(1.02rem, 1.35vw, 1.18rem);
  --body: 1rem;
  --small: .84rem;
  --eyebrow: .66rem;

  /* space + shape */
  --gut: max(20px, 4.6vw);
  --sec: clamp(4.6rem, 9.5vw, 8.4rem);
  --r-s: 10px;
  --r-m: 18px;
  --r-l: 26px;
  --pill: 999px;
  --shadow-s: 0 10px 28px -18px rgba(20, 24, 20, .4);
  --shadow-m: 0 26px 60px -32px rgba(20, 24, 20, .42);
  --shadow-xl: 0 44px 90px -46px rgba(16, 20, 16, .5);
  --ease: cubic-bezier(.22, .61, .21, 1);
  --glass: rgba(246, 243, 236, .72);

  color-scheme: light;
}

/* ---------- 2. Reset / base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
html:focus-within { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: var(--body);
  line-height: 1.65;
  font-weight: 400;
  color: var(--ink);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img, video { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: 0; background: none; color: inherit; }
ul, ol { margin: 0; padding: 0; list-style: none; }
p { margin: 0 0 1.1em; }
h1, h2, h3, h4, h5 { margin: 0; font-weight: 400; }
:focus-visible { outline: 2px solid var(--park); outline-offset: 3px; border-radius: 2px; }
::selection { background: var(--park); color: var(--paper); }

.skip-link {
  position: absolute; left: -9999px; top: 0; z-index: 200;
  background: var(--ink); color: var(--paper); padding: .8em 1.4em; border-radius: 0 0 var(--r-s) 0;
}
.skip-link:focus { left: 0; }

/* ---------- 3. Typography ---------- */
.serif { font-family: var(--serif); font-optical-sizing: auto; font-variation-settings: "SOFT" 0, "WONK" 0; }
.d1, .d2, .d3, h1.hl, h2.hl {
  font-family: var(--serif);
  font-optical-sizing: auto;
  font-weight: 340;
  line-height: 1.04;
  letter-spacing: -.018em;
  text-wrap: balance;
}
.d1 { font-size: var(--d1); }
.d2 { font-size: var(--d2); }
.d3 { font-size: var(--d3); }
.it { font-style: italic; }          /* the magazine accent */
.eyebrow {
  font-size: var(--eyebrow);
  font-weight: 600;
  letter-spacing: .24em;
  text-transform: uppercase;
  color: var(--park-deep);
  display: inline-flex; align-items: center; gap: .8em;
}
.eyebrow::before { content: ""; width: 26px; height: 1px; background: currentColor; opacity: .55; }
.eyebrow.noRule::before { display: none; }
.on-dark .eyebrow, .eyebrow.inv { color: #B6C2A9; }
.lede { font-size: var(--lede); color: var(--ink-soft); max-width: 58ch; text-wrap: pretty; }
.mini { font-size: var(--small); color: var(--mute); }
.num { font-variant-numeric: tabular-nums; }

/* breadcrumbs */
.crumb { font-size: var(--small); color: var(--mute); display: flex; gap: .55em; align-items: center; flex-wrap: wrap; }
.crumb a:hover { color: var(--park-deep); }
.crumb .sep { font-size: .7em; opacity: .6; }
.crumb .now { color: var(--ink-soft); }

/* ---------- 4. Layout ---------- */
.wrap { width: min(1264px, 100%); margin-inline: auto; padding-inline: var(--gut); }
.wrap-wide { width: min(1520px, 100%); margin-inline: auto; padding-inline: var(--gut); }
.section { padding-block: var(--sec); position: relative; }
.section--tight { padding-block: clamp(3.4rem, 6vw, 5.2rem); }
.rule-b { border-bottom: 1px solid var(--line); }
.rule-t { border-top: 1px solid var(--line); }

.sec-head { display: grid; grid-template-columns: minmax(0, auto) 1fr auto; align-items: end; gap: 1.4rem 2rem; margin-bottom: clamp(2.2rem, 4.4vw, 3.6rem); }
.sec-head .eyebrow { grid-column: 1; grid-row: 1; }
.sec-head .sec-title { grid-column: 1 / 3; grid-row: 2; font-family: var(--serif); font-optical-sizing: auto; font-weight: 340; font-size: var(--d2); line-height: 1.12; letter-spacing: -.015em; max-width: 22ch; margin: 0; }
.sec-head .sec-lede { grid-column: 1 / -1; grid-row: 3; margin-top: -0.4rem; max-width: 62ch; color: var(--ink-soft); }
.sec-foot-link { white-space: nowrap; grid-column: 3; grid-row: 1 / span 2; align-self: end; }
@media (max-width: 860px) {
  .sec-head { grid-template-columns: 1fr; align-items: start; }
  .sec-head .sec-lede { grid-column: auto; }
}

/* ---------- 5. Buttons ---------- */
.btn {
  --bg: var(--park); --fg: var(--paper); --bd: var(--park);
  display: inline-flex; align-items: center; justify-content: center; gap: .65em;
  font-family: var(--sans); font-size: .86rem; font-weight: 600; letter-spacing: .04em;
  padding: 1em 1.7em; border-radius: var(--pill);
  background: var(--bg); color: var(--fg); border: 1px solid var(--bd);
  transition: transform .35s var(--ease), box-shadow .35s var(--ease), background .25s, color .25s, border-color .25s;
  will-change: transform;
  position: relative; white-space: nowrap;
}
.btn .arr { font-size: 1.05em; transition: transform .35s var(--ease); }
.btn:hover { transform: translateY(-2px); box-shadow: var(--shadow-s); }
.btn:hover .arr { transform: translateX(4px); }
.btn:active { transform: translateY(0); }
.btn--primary:hover { background: var(--park-deep); border-color: var(--park-deep); }
.btn--ghost { --bg: transparent; --fg: var(--ink); --bd: var(--line); }
.btn--ghost:hover { --bg: var(--ink); --fg: var(--paper); --bd: var(--ink); }
.btn--ivory { --bg: var(--paper); --fg: var(--ink); --bd: var(--paper); }
.btn--ivory:hover { --bg: #fff; --bd: #fff; }
.btn--outline-inv { --bg: transparent; --fg: var(--paper); --bd: rgba(246,243,236,.38); }
.btn--outline-inv:hover { --bg: rgba(246, 243, 236, .12); --bd: var(--paper); }
.btn--sm { padding: .72em 1.25em; font-size: .78rem; }
.btn--lg { padding: 1.15em 2.1em; font-size: .92rem; }
.btn--wide { width: 100%; }
.btn--wa { --bg: #1d2a21; --bd: #1d2a21; --fg: var(--paper); }
.btn--wa:hover { --bg: #2c6e49; --bd: --bg; }
.btn--wa .dot { width: 7px; height: 7px; border-radius: 50%; background: #6ec995; display: inline-block; }

/* text link with rule */
.lnk {
  display: inline-flex; align-items: center; gap: .5em;
  font-weight: 600; font-size: .88rem; letter-spacing: .02em; color: var(--park-deep);
  border-bottom: 1px solid var(--line); padding-bottom: 2px;
  transition: border-color .25s, color .25s, gap .25s var(--ease);
}
.lnk:hover { border-color: var(--park); color: var(--park); gap: .8em; }
.lnk .arr { font-size: 1.02em; }

/* ---------- 6. Badges / flags ---------- */
.flag {
  display: inline-flex; align-items: center; gap: .45em;
  font-size: .62rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase;
  padding: .5em .95em .45em; border-radius: var(--pill);
  background: var(--ink); color: var(--paper);
}
.flag--sale { background: var(--ink); }
.flag--let { background: var(--park); }
.flag--agreed { background: transparent; color: var(--ink); border: 1px solid var(--ink); }
.flag--inv { background: var(--paper); color: var(--ink); }
.flag--glass { background: rgba(20, 23, 18, .55); color: #fff; backdrop-filter: blur(8px); border: 1px solid rgba(255,255,255,.18); }

.chip {
  display: inline-flex; align-items: center; gap: .5em;
  font-size: .74rem; font-weight: 500; letter-spacing: .01em;
  padding: .42em 1em; border: 1px solid var(--line); border-radius: var(--pill);
  color: var(--ink-soft); background: transparent;
  transition: background .2s, border-color .2s, color .2s;
}
.chip:hover, .chip.is-on { background: var(--ink); border-color: var(--ink); color: var(--paper); }

/* ---------- 7. Icons (inline svg styling) ---------- */
.ic { width: 1.15em; height: 1.15em; stroke: currentColor; stroke-width: 1.5; fill: none; stroke-linecap: round; stroke-linejoin: round; flex: none; }
.ic--big { width: 26px; height: 26px; }

/* ---------- 8. Forms ---------- */
.field { display: grid; gap: .45rem; }
.field > label { font-size: .7rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--mute); }
.input, .select, .textarea {
  width: 100%; font: inherit; font-size: .95rem; color: var(--ink);
  background: var(--card); border: 1px solid var(--line); border-radius: var(--r-s);
  padding: .85em 1em;
  transition: border-color .2s, box-shadow .2s;
}
.textarea { min-height: 7.5rem; resize: vertical; }
.input:focus, .select:focus, .textarea:focus { outline: none; border-color: var(--park); box-shadow: 0 0 0 3px rgba(61, 85, 64, .14); }
.select {
  appearance: none; background-image: url('data:image/svg+xml;utf8,<svg xmlns="http://www.w3.org/2000/svg" width="12" height="12" viewBox="0 0 24 24" fill="none" stroke="%231A1E1B" stroke-width="2"><path d="M6 9l6 6 6-6"/></svg>');
  background-repeat: no-repeat; background-position: right 1em center; padding-right: 2.6em;
}
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem 1.3rem; }
.form-grid .span2 { grid-column: 1 / -1; }
@media (max-width: 640px) { .form-grid { grid-template-columns: 1fr; } }
.form-note { font-size: .78rem; color: var(--mute); }
.form-card {
  background: var(--card); border: 1px solid var(--line); border-radius: var(--r-l);
  padding: clamp(1.6rem, 3vw, 2.6rem); box-shadow: var(--shadow-s);
}
/* radio pills */
.pillset { display: flex; flex-wrap: wrap; gap: .6rem; }
.pillset label {
  border: 1px solid var(--line); border-radius: var(--pill); padding: .5em 1.2em;
  font-size: .8rem; font-weight: 600; cursor: pointer; color: var(--ink-soft);
  transition: all .2s;
}
.pillset input { position: absolute; opacity: 0; pointer-events: none; }
.pillset input:checked + span { color: var(--paper); }
.pillset label:has(input:checked) { background: var(--park); border-color: var(--park); color: var(--paper); }
.pillset label:hover { border-color: var(--ink); }
.pillset label:has(input:focus-visible) { outline: 2px solid var(--park); outline-offset: 2px; }

/* ---------- 9. Top utility bar ---------- */
.topbar {
  font-size: .74rem; letter-spacing: .04em; color: rgba(246, 243, 236, .85);
  background: #101310; border-bottom: 1px solid rgba(246, 243, 236, .08);
}
.topbar .wrap { display: flex; justify-content: space-between; align-items: center; gap: 1.5rem; height: 38px; }
.topbar a { display: inline-flex; align-items: center; gap: .5em; transition: color .2s; color: rgba(246, 243, 236, .95); }
.topbar a:hover { color: #fff; }
.topbar .tb-right { display: flex; gap: 1.6rem; align-items: center; }
.topbar .tb-social { display: flex; gap: .9rem; }
.topbar .ic { width: 14px; height: 14px; }

/* ---------- 10. Site header / nav ---------- */
.site-header {
  position: fixed; inset: 0 0 auto 0; z-index: 120;
  transition: background .45s var(--ease), box-shadow .45s, border-color .45s;
  border-bottom: 1px solid transparent;
}
.site-header .nav-row { display: flex; align-items: center; gap: 1.6rem; height: 84px; transition: height .45s var(--ease); width: min(1420px, 100%); margin-inline: auto; }
.site-header .brand { display: flex; align-items: center; gap: .8rem; margin-right: auto; }
.brand { display: inline-flex; align-items: center; gap: .8rem; }
.brand-mark { width: 40px; height: 40px; border-radius: 50%; overflow: hidden; flex: none; box-shadow: 0 0 0 1px var(--line); transition: width .45s var(--ease), height .45s var(--ease); }
.brand-mark img { width: 100%; height: 100%; object-fit: cover; }
.brand-type { display: grid; line-height: 1.05; }
.brand-name { font-family: var(--serif); font-size: 1.32rem; font-weight: 460; letter-spacing: .01em; }
.brand-sub { font-size: .6rem; font-weight: 600; letter-spacing: .28em; text-transform: uppercase; color: var(--mute); margin-top: .25em; }
.main-nav { display: flex; align-items: center; gap: 1.15rem; flex-wrap: nowrap; }
.main-nav > a, .main-nav > .nav-drop > button.nav-top {
  font-size: .74rem; font-weight: 600; letter-spacing: .07em; text-transform: uppercase;
  color: var(--ink-2); padding: .5em 0; position: relative; display: inline-flex; gap: .4em; align-items: center; white-space: nowrap;
}
.main-nav > a::after, .nav-top::after {
  content: ""; position: absolute; left: 0; right: 100%; bottom: 0; height: 1px; background: var(--park);
  transition: right .35s var(--ease);
}
.main-nav > a:hover::after, .main-nav > a.is-active::after, .nav-drop:hover .nav-top::after { right: 0; }
.nav-drop { position: relative; }
.nav-drop .drop {
  position: absolute; top: calc(100% + 14px); left: 50%; translate: -50% 0;
  min-width: 230px; background: var(--card); border: 1px solid var(--line); border-radius: var(--r-m);
  box-shadow: var(--shadow-m); padding: .6rem; opacity: 0; pointer-events: none; transform: translateY(6px);
  transition: opacity .25s, transform .25s var(--ease);
}
.nav-drop:hover .drop, .nav-drop:focus-within .drop { opacity: 1; pointer-events: auto; transform: none; }
.drop a { display: flex; justify-content: space-between; gap: 1.4rem; padding: .65em .9em; border-radius: var(--r-s); font-size: .86rem; font-weight: 500; letter-spacing: 0; text-transform: none; }
.drop a small { color: var(--mute); font-size: .72rem; }
.drop a:hover { background: var(--park-mist); }
.nav-actions { display: flex; align-items: center; gap: 1rem; }
.nav-icon-btn { width: 42px; height: 42px; display: grid; place-items: center; border-radius: 50%; border: 1px solid var(--line); color: var(--ink); transition: background .25s, color .25s, border-color .25s; }
.nav-icon-btn:hover { background: var(--ink); color: var(--paper); border-color: var(--ink); }
.nav-burger { display: none; width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line); place-items: center; }
.nav-burger span, .nav-burger span::before, .nav-burger span::after {
  content: ""; display: block; width: 18px; height: 1.5px; background: var(--ink); margin-inline: auto; position: relative; transition: transform .3s var(--ease), opacity .2s;
}
.nav-burger span::before { position: absolute; top: -6px; } .nav-burger span::after { position: absolute; top: 6px; }

/* scrolled: solid-blur, compact */
.site-header.is-scrolled { background: rgba(246, 243, 236, .86); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); border-color: var(--line); box-shadow: 0 12px 34px -26px rgba(20, 24, 20, .5); }
.site-header.is-scrolled .nav-row { height: 64px; }
.site-header.is-scrolled .brand-mark { width: 34px; height: 34px; }

/* transparent variant over hero (home) */
.site-header.on-dark .nav-row { color: var(--paper); }
.site-header.on-dark .brand-name, .site-header.on-dark .nav-top, .site-header.on-dark .main-nav > a { color: var(--paper); text-shadow: 0 1px 14px rgba(10, 12, 10, .45); }
.site-header.on-dark .brand-sub { color: rgba(246, 243, 236, .6); }
.site-header.on-dark .nav-icon-btn, .site-header.on-dark .nav-burger { border-color: rgba(246, 243, 236, .34); color: var(--paper); }
.site-header.on-dark .nav-icon-btn:hover { background: var(--paper); color: var(--ink); }
.site-header.on-dark.is-scrolled .brand-name, .site-header.on-dark.is-scrolled .main-nav > a, .site-header.on-dark.is-scrolled .nav-top { color: var(--ink); }
.site-header.on-dark.is-scrolled .brand-sub { color: var(--mute); }
.site-header.on-dark.is-scrolled .nav-icon-btn { border-color: var(--line); color: var(--ink); }
.site-header:not(.is-scrolled) { background: linear-gradient(rgba(10, 12, 10, .58), rgba(10, 12, 10, .18) 55%, rgba(10, 12, 10, 0) 88%); }
.site-header:not(.on-dark):not(.is-scrolled) { background: transparent; }

/* mobile drawer */
.m-drawer {
  position: fixed; inset: 0; z-index: 130; background: var(--paper);
  display: grid; grid-template-rows: auto 1fr; padding: calc(env(safe-area-inset-top, 0px) + 20px) var(--gut) 20px;
  transform: translateX(102%); visibility: hidden; transition: transform .5s var(--ease), visibility .5s;
}
.m-drawer.open { transform: none; visibility: visible; }
.md-top { display: flex; justify-content: space-between; align-items: center; margin-bottom: 2rem; }
.md-close { width: 46px; height: 46px; border: 1px solid var(--line); border-radius: 50%; display: grid; place-items: center; }
.md-nav a { display: flex; justify-content: space-between; align-items: baseline; font-family: var(--serif); font-size: 1.85rem; font-weight: 350; padding: .52em 0; border-bottom: 1px solid var(--line-2); }
.md-nav a small { font-family: var(--sans); font-size: .66rem; letter-spacing: .2em; color: var(--mute); }
.md-foot { margin-top: auto; padding-block: 1.6rem; display: grid; gap: .9rem; font-size: .9rem; }
.md-foot .btn { width: 100%; }
.md-meta { display: grid; gap: .35rem; font-size: .84rem; color: var(--ink-soft); }

/* ---------- 11. Footer ---------- */
.site-footer { background: #101310; color: rgba(246, 243, 236, .78); font-size: .88rem; }
.site-footer a:hover { color: #fff; text-decoration: underline; text-underline-offset: 3px; }
.ft-top { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1.35fr; gap: 3rem; padding-block: clamp(3.2rem, 6vw, 5rem) 3rem; border-bottom: 1px solid rgba(246, 243, 236, .1); }
.ft-brand .brand-name { color: var(--paper); }
.ft-brand .brand-sub { color: rgba(246, 243, 236, .5); }
.ft-brand .brand-mark { width: 46px; height: 46px; border-radius: 50%; border-color: rgba(246,243,236,.25); } .ft-brand p { margin-top: 1.2rem; max-width: 30ch; color: rgba(246, 243, 236, .74); font-size: .86rem; }
.ft-social { display: flex; gap: .7rem; margin-top: 1.4rem; }
.ft-social a { width: 38px; height: 38px; border: 1px solid rgba(246, 243, 236, .2); border-radius: 50%; display: grid; place-items: center; transition: all .25s; }
.ft-social a:hover { background: var(--paper); color: var(--ink); border-color: var(--paper); }
.ft-col h4 { font-size: .66rem; letter-spacing: .24em; text-transform: uppercase; color: rgba(246, 243, 236, .48); margin-bottom: 1.2rem; font-weight: 600; }
.ft-col ul { display: grid; gap: .55rem; }
.ft-col a { font-size: .86rem; color: rgba(246, 243, 236, .78); }
.ft-contact li { display: flex; gap: .7em; align-items: flex-start; }
.ft-contact .ic { width: 15px; height: 15px; margin-top: .35em; color: var(--sage); }
.ft-legal { display: flex; flex-wrap: wrap; gap: .8rem 1.8rem; justify-content: space-between; align-items: center; padding-block: 1.4rem; font-size: .76rem; color: rgba(246, 243, 236, .5); }
.ft-legal ul { display: flex; gap: 1.8rem; flex-wrap: wrap; }
.ft-aff { display: flex; gap: 1.6rem; align-items: center; flex-wrap: wrap; padding-block: 1.6rem; border-bottom: 1px solid rgba(246, 243, 236, .1); }
.ft-aff span { font-size: .66rem; letter-spacing: .22em; text-transform: uppercase; color: rgba(246, 243, 236, .45); }
.ft-aff img { height: 26px; width: auto; opacity: .75; filter: grayscale(1) brightness(1.8); transition: opacity .25s; }
.ft-aff img:hover { opacity: 1; }
@media (max-width: 1000px) { .ft-top { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .ft-top { grid-template-columns: 1fr; gap: 2.2rem; } }

/* ---------- 12. Floating actions ---------- */
.wa-fab {
  position: fixed; right: 22px; bottom: 22px; z-index: 110;
  display: inline-flex; align-items: center; gap: .6em;
  background: #22301F; color: #F3F7E8; border: 1px solid rgba(255,255,255,.14);
  padding: .85em 1.3em; border-radius: var(--pill); font-size: .8rem; font-weight: 600; letter-spacing: .04em;
  box-shadow: var(--shadow-m); transition: transform .3s var(--ease), background .3s;
}
.wa-fab:hover { transform: translateY(-3px); background: #2C6E49; }
.wa-fab .ic { width: 17px; height: 17px; }
.wa-fab .ping { width: 7px; height: 7px; border-radius: 50%; background: #6EC995; box-shadow: 0 0 0 0 rgba(110, 201, 149, .6); animation: ping 2.4s infinite; }
@keyframes ping { 70% { box-shadow: 0 0 0 9px rgba(110, 201, 149, 0); } 100% { box-shadow: 0 0 0 0 rgba(110, 201, 149, 0); } }

.mobar { /* mobile sticky bottom bar */
  position: fixed; inset: auto 0 0 0; z-index: 112; display: none;
  grid-template-columns: 1fr 1fr 1.45fr; gap: .45rem; padding: .6rem .8rem calc(.6rem + env(safe-area-inset-bottom, 0px));
  background: rgba(246, 243, 236, .92); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px);
  border-top: 1px solid var(--line);
}
.mobar a { display: inline-flex; flex-direction: column; align-items: center; justify-content: center; gap: .2em; min-height: 54px; border-radius: 14px; font-size: .66rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.mobar .mb-ghost { border: 1px solid var(--line); color: var(--ink); }
.mobar .mb-ghost .ic { color: var(--park); }
.mobar .mb-solid { background: var(--ink); color: var(--paper); }
.mobar a:active { transform: scale(.97); }
@media (max-width: 860px) {
  .mobar { display: grid; }
  .wa-fab { bottom: 88px; }
  body { padding-bottom: env(safe-area-inset-bottom, 0px); }
}

/* cookie bar */
.cookie-bar {
  position: fixed; left: 16px; right: 16px; bottom: 16px; z-index: 140; max-width: 560px; margin-inline: auto;
  display: none; gap: 1.1rem; align-items: center;
  background: rgba(16, 19, 16, .94); color: var(--paper); border: 1px solid rgba(246,243,236,.14);
  backdrop-filter: blur(12px); border-radius: var(--r-l); padding: 1rem 1.2rem; box-shadow: var(--shadow-xl);
}
.cookie-bar.show { display: flex; }
.cookie-bar p { margin: 0; font-size: .8rem; color: rgba(246, 243, 236, .8); }
.cookie-bar .btn { flex: none; }
@media (max-width: 860px) { .cookie-bar { bottom: 84px; flex-direction: column; align-items: stretch; text-align: center; } }

/* ---------- 13. Hero ---------- */
.hero { position: relative; min-height: 100svh; display: flex; align-items: flex-end; color: var(--paper); overflow: clip; background: #0e110e; }
.hero-media { position: absolute; inset: 0; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); }
.hero.is-anim .hero-media img { animation: heroZoom 9s var(--ease) forwards; }
@keyframes heroZoom { to { transform: scale(1); } }
.hero-shade { position: absolute; inset: 0; background:
  linear-gradient(rgba(10, 13, 10, .34), rgba(10, 13, 10, .12) 34%, rgba(10, 13, 10, .78)); }
.hero-body { position: relative; z-index: 3; width: 100%; padding-top: clamp(120px, 20vh, 220px); padding-bottom: clamp(34px, 5vh, 60px); }
.hero-grid { display: grid; grid-template-columns: min(58ch, 78%) 1fr; gap: 2rem 3rem; align-items: end; margin-bottom: clamp(2.4rem, 5vh, 4.2rem); }
.hero h1 { font-family: var(--serif); font-optical-sizing: auto; font-weight: 330; font-size: var(--d1); line-height: 1.02; letter-spacing: -.022em; }
.hero h1 .ln { display: block; overflow: hidden; }
.hero h1 .ln > span { display: block; transform: translateY(110%); transition: transform 1.1s var(--ease); }
.is-loaded .hero h1 .ln > span { transform: none; }
.is-loaded .hero h1 .ln:nth-child(2) > span { transition-delay: .12s; }
.is-loaded .hero h1 .ln:nth-child(3) > span { transition-delay: .24s; }
.hero-lede { margin-top: 1.5rem; color: rgba(246, 243, 236, .85); max-width: 46ch; font-size: var(--lede); opacity: 0; transform: translateY(14px); transition: all .9s var(--ease) .4s; }
.hero-ctas { display: flex; gap: .8rem; flex-wrap: wrap; margin-top: 1.9rem; opacity: 0; transform: translateY(14px); transition: all .9s var(--ease) .55s; }
.is-loaded .hero-lede, .is-loaded .hero-ctas { opacity: 1; transform: none; }
.hero-side { justify-self: end; align-self: end; display: grid; gap: .55rem; text-align: right; font-size: .78rem; letter-spacing: .05em; color: rgba(246, 243, 236, .55); opacity: 0; transition: opacity 1s .9s; }
.is-loaded .hero-side { opacity: 1; }
.hero-side .hs-line { display: inline-flex; align-items: center; gap: .7em; justify-content: flex-end; }
.hero-side .hs-line::before { content: ""; width: 22px; height: 1px; background: rgba(246, 243, 236, .34); }
.hero-ghost { position: absolute; right: max(-0.06em, calc(var(--gut) - 40px)); bottom: 26vh; font-family: var(--serif); font-style: italic; font-weight: 300; font-size: clamp(9rem, 26vw, 24rem); line-height: 1; color: transparent; -webkit-text-stroke: 1px rgba(246, 243, 236, .14); pointer-events: none; user-select: none; z-index: 1; }
.hero-scroll { position: absolute; left: var(--gut); bottom: 22px; z-index: 3; font-size: .64rem; letter-spacing: .3em; text-transform: uppercase; color: rgba(246, 243, 236, .6); display: flex; align-items: center; gap: .8em; }
.hero-scroll::after { content: ""; width: 44px; height: 1px; background: rgba(246, 243, 236, .4); position: relative; overflow: hidden; }
@media (max-width: 900px) {
  .hero { min-height: auto; padding-block: 158px 34px; }
  .hero-grid { grid-template-columns: 1fr; } .hero-side { display: none; } .hero-ghost { display: none; }
  .hero-scroll { display: none; }
}

/* ---------- 14. Search panel (glass) ---------- */
.search-panel {
  background: rgba(248, 246, 240, .82); backdrop-filter: blur(20px) saturate(1.15); -webkit-backdrop-filter: blur(20px) saturate(1.15);
  border: 1px solid rgba(255, 255, 255, .55); border-radius: var(--r-l);
  box-shadow: var(--shadow-xl), inset 0 1px 0 rgba(255, 255, 255, .5);
  color: var(--ink); padding: 1.15rem;
  opacity: 0; transform: translateY(26px); transition: all 1s var(--ease) .3s;
}
.is-loaded .search-panel { opacity: 1; transform: none; }
.search-panel:not(.on-hero) { opacity: 1; transform: none; }
.sp-top { display: flex; align-items: center; justify-content: space-between; gap: 1rem; margin: .1rem .35rem .9rem; }
.spr { display: inline-flex; background: rgba(26, 30, 27, .07); border-radius: var(--pill); padding: 3px; position: relative; }
.spr button { position: relative; z-index: 1; padding: .55em 1.5em; border-radius: var(--pill); font-size: .76rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-soft); transition: color .25s; }
.spr button[aria-pressed="true"] { color: var(--paper); }
.spr .spr-thumb { position: absolute; top: 3px; bottom: 3px; border-radius: var(--pill); background: var(--ink); transition: left .4s var(--ease), width .4s var(--ease), right .4s var(--ease); }
.sp-form { display: grid; grid-template-columns: 1.3fr 1fr 1fr .8fr 1fr auto; gap: .7rem; }
.sp-field { position: relative; }
.sp-field select, .sp-field input { height: 56px; border-radius: var(--r-m); border: 1px solid var(--line); background: rgba(255, 255, 255, .66); padding: 0 2.6em 0 1.15em; font-size: .9rem; }
.sp-field select { appearance: none; background-image: url('data:image/svg+xml;utf8,<svg xmlns="http://www.w3.org/2000/svg" width="11" height="11" viewBox="0 0 24 24" fill="none" stroke="%231A1E1B" stroke-width="2"><path d="M6 9l6 6 6-6"/></svg>'); background-repeat: no-repeat; background-position: right 1.1em center; width: 100%; }
.sp-field .sp-label { position: absolute; top: 8px; left: 1.15em; font-size: .58rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--mute); pointer-events: none; }
.sp-field select, .sp-field input { padding-top: 14px; }
.sp-field select:focus, .sp-field input:focus { border-color: var(--park); box-shadow: 0 0 0 3px rgba(61, 85, 64, .16); outline: none; }
.sp-submit { height: 56px; border-radius: var(--r-m); }
@media (max-width: 1080px) { .sp-form { grid-template-columns: 1fr 1fr; } .sp-submit { grid-column: 1 / -1; } }
@media (max-width: 560px) { .sp-form { grid-template-columns: 1fr; } .search-panel { border-radius: var(--r-m); } }
.quick-links { display: flex; flex-wrap: wrap; gap: .5rem; margin-top: .95rem; padding-inline: .35rem; }
.quick-links .ql-label { font-size: .62rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--mute); align-self: center; margin-right: .4em; }
.quick-links a { font-size: .76rem; font-weight: 600; color: var(--ink-soft); border: 1px solid var(--line); padding: .4em 1em; border-radius: var(--pill); transition: all .22s; display: inline-flex; gap: .5em; align-items: center; }
.quick-links a:hover { border-color: var(--park); color: var(--park-deep); background: rgba(61, 85, 64, .07); }
.quick-links a i { width: 5px; height: 5px; border-radius: 50%; background: var(--park); display: inline-block; }

/* ---------- 15. Property cards ---------- */
.cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(285px, 1fr)); gap: clamp(18px, 2.2vw, 30px); }
.pcard { background: var(--card); border: 1px solid var(--line-2); border-radius: var(--r-l); overflow: clip; display: flex; flex-direction: column; position: relative; transition: transform .45s var(--ease), box-shadow .45s var(--ease), border-color .45s; }
.pcard:hover { transform: translateY(-5px); box-shadow: var(--shadow-m); border-color: var(--line); }
.pc-media { position: relative; aspect-ratio: 4 / 3.05; overflow: clip; background: var(--park-mist); }
.pc-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.1s var(--ease); }
.pcard:hover .pc-media img { transform: scale(1.055); }
.pc-media::after { content: ""; position: absolute; inset: auto 0 0 0; height: 42%; background: linear-gradient(transparent, rgba(12, 15, 12, .4)); opacity: 0; transition: opacity .4s; }
.pcard:hover .pc-media::after { opacity: 1; }
.pc-flag { position: absolute; top: 14px; left: 14px; z-index: 2; }
.pc-save { position: absolute; top: 12px; right: 12px; z-index: 2; width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center; background: rgba(252, 250, 244, .82); backdrop-filter: blur(6px); border: 1px solid rgba(26, 30, 27, .08); color: var(--ink-2); transition: all .25s; }
.pc-save:hover { background: #fff; transform: scale(1.07); }
.pc-save svg { width: 16px; height: 16px; stroke: currentColor; stroke-width: 1.7; fill: none; transition: fill .2s; }
.pc-save.is-saved { color: var(--park-deep); } .pc-save.is-saved svg { fill: var(--park); stroke: var(--park); }
.pc-cta { position: absolute; z-index: 2; left: 14px; bottom: 14px; opacity: 0; transform: translateY(8px); transition: all .4s var(--ease); pointer-events: none; }
.pcard:hover .pc-cta, .pcard:focus-within .pc-cta { opacity: 1; transform: none; }
.pc-body { padding: 1.35rem 1.5rem 1.5rem; display: flex; flex-direction: column; gap: .55rem; flex: 1; }
.pc-loc { font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--sage); }
.pc-name { font-family: var(--serif); font-weight: 420; font-size: 1.22rem; line-height: 1.2; letter-spacing: -.005em; }
.pc-name a::before { content: ""; position: absolute; inset: 0; z-index: 3; } /* whole card clickable */
.pc-name a:hover { color: var(--park-deep); }
.pc-price { font-family: var(--serif); font-weight: 480; font-size: 1.32rem; color: var(--park-deep); }
.pc-price small { font-family: var(--sans); font-size: .68rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--mute); }
.pc-facts { display: flex; flex-wrap: wrap; gap: .35rem 1.1rem; font-size: .8rem; color: var(--ink-soft); }
.pc-facts span { display: inline-flex; align-items: center; gap: .4em; }
.pc-facts .ic { width: 14px; height: 14px; color: var(--sage); }
.pc-facts .sepv { width: 1px; align-self: stretch; margin-block: 3px; background: var(--line); }
.pc-snip { font-size: .83rem; color: var(--mute); display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; overflow: hidden; margin: 0; }
.pc-foot { margin-top: auto; padding-top: .4rem; }

/* swipeable rail on small screens */
.cards.rail-sm { }
@media (max-width: 640px) {
  .cards.rail-sm { grid-template-columns: none; grid-auto-flow: column; grid-auto-columns: min(80%, 330px); overflow-x: auto; scroll-snap-type: x mandatory; padding-bottom: 1rem; margin-inline: calc(var(--gut) * -1); padding-inline: var(--gut); scrollbar-width: thin; }
  .cards.rail-sm > * { scroll-snap-align: start; }
}
.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(18px, 2.2vw, 30px); }
@media (max-width: 960px) { .grid-3 { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .grid-3 { grid-template-columns: 1fr; } }

/* ---------- 16. Featured property (magazine spread) ---------- */
.feat { position: relative; isolation: isolate; }
.feat-inner { display: grid; grid-template-columns: 1.15fr .85fr; gap: min(6vw, 70px); }
.feat-media { position: relative; border-radius: var(--r-l); }
.feat-media .fm-main { aspect-ratio: 4 / 4.6; object-fit: cover; width: 100%; border-radius: var(--r-l); box-shadow: var(--shadow-xl); }
.feat-media .fm-sub { position: absolute; width: 34%; aspect-ratio: 4/3.2; object-fit: cover; border-radius: var(--r-m); border: 6px solid var(--paper); box-shadow: var(--shadow-m); bottom: -34px; left: -7%; }
.feat-media .fm-ghost { position: absolute; top: -78px; font-family: var(--serif); font-style: italic; font-weight: 300; font-size: clamp(5.4rem, 9vw, 8.4rem); line-height: 1; color: transparent; -webkit-text-stroke: 1.2px rgba(26, 30, 27, .22); z-index: -1; right: 4%; user-select: none; letter-spacing: .02em; }
.feat-copy { padding-block: clamp(1.4rem, 3vw, 2.8rem); display: flex; flex-direction: column; align-items: flex-start; gap: 1.15rem; }
.feat-copy .fc-title { font-family: var(--serif); font-weight: 360; font-size: var(--d3); line-height: 1.08; letter-spacing: -.01em; }
.feat-copy .fc-price { font-family: var(--serif); font-size: clamp(1.9rem, 3vw, 2.7rem); font-weight: 440; color: var(--park-deep); letter-spacing: -.01em; }
.fc-strip { display: flex; flex-wrap: wrap; gap: .6rem 1.4rem; border-block: 1px solid var(--line); padding-block: .9rem; font-size: .8rem; font-weight: 600; letter-spacing: .06em; text-transform: uppercase; color: var(--ink-soft); }
.fc-strip .sepv { width: 1px; background: var(--line); }
.fc-desc { color: var(--ink-soft); max-width: 46ch; }
.fc-actions { display: flex; gap: .8rem; flex-wrap: wrap; }
.feat-badge { position: absolute; top: 26px; right: 26px; }
@media (max-width: 980px) { .feat-inner { grid-template-columns: 1fr; } .feat-media .fm-sub { bottom: -24px; } .feat-copy { padding-bottom: 3rem; } }

/* ---------- 17. North London Index (areas signature) ---------- */
.nli { border-top: 1px solid var(--line); }
.nli-row {
  display: grid; grid-template-columns: 3.4em minmax(190px, 1.1fr) minmax(200px, 2.2fr) 1.6fr auto; gap: 1.6rem; align-items: baseline;
  padding: clamp(1.15rem, 2.2vw, 1.7rem) .4rem; border-bottom: 1px solid var(--line);
  position: relative; transition: background .35s, padding-left .35s var(--ease);
}
.nli-row:hover { background: linear-gradient(90deg, rgba(230, 234, 224, .5), transparent 70%); padding-left: 1.1rem; }
.nli-num { font-family: var(--serif); font-size: .95rem; color: var(--sage); letter-spacing: .04em; }
.nli-name { font-family: var(--serif); font-weight: 400; font-size: clamp(1.4rem, 2.6vw, 1.95rem); line-height: 1.05; letter-spacing: -.01em; transition: color .3s; }
.nli-row:hover .nli-name { color: var(--park-deep); }
.nli-blurb { font-size: .9rem; color: var(--ink-soft); }
.nli-tags { display: flex; gap: .5rem; flex-wrap: wrap; }
.nli-tags .chip { font-size: .68rem; padding: .3em .85em; }
.nli-go { display: inline-flex; align-items: center; gap: .5em; font-size: .7rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--park-deep); white-space: nowrap; transition: gap .3s var(--ease); }
.nli-row:hover .nli-go { gap: .9em; }
.nli-preview { position: fixed; z-index: 90; width: 280px; aspect-ratio: 4 / 3; pointer-events: none; opacity: 0; transform: translate(-50%, -50%) scale(.92) rotate(2deg); transition: opacity .35s, transform .35s var(--ease); border-radius: var(--r-m); overflow: hidden; box-shadow: var(--shadow-xl); }
.nli-preview.show { opacity: 1; transform: translate(-50%, -50%) scale(1) rotate(-2deg); }
.nli-preview img { width: 100%; height: 100%; object-fit: cover; }
.nli-preview figcaption { position: absolute; inset: auto 0 0 0; padding: 1.4em .9em .7em; background: linear-gradient(transparent, rgba(12, 15, 12, .68)); color: var(--paper); font-size: .7rem; letter-spacing: .14em; text-transform: uppercase; font-weight: 600; }
@media (max-width: 980px) {
  .nli-row { grid-template-columns: 2.6em 1fr auto; }
  .nli-blurb { display: none; } .nli-tags { display: none; }
}

/* area cards (mobile / grid fallback + areas page) */
.area-card { position: relative; border-radius: var(--r-l); overflow: clip; aspect-ratio: 4 / 4.7; display: flex; align-items: flex-end; color: #fff; transition: transform .5s var(--ease), box-shadow .5s; }
.area-card:hover { transform: translateY(-6px); box-shadow: var(--shadow-m); }
.area-card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.area-card:hover img { transform: scale(1.06); }
.area-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(rgba(12, 15, 12, .05) 40%, rgba(12, 15, 12, .78)); }
.ac-body { position: relative; z-index: 1; padding: 1.5rem; width: 100%; }
.ac-body .ac-num { font-family: var(--serif); font-size: .8rem; color: rgba(255, 255, 255, .68); display: block; margin-bottom: .4em; letter-spacing: .08em; }
.ac-body h3 { font-family: var(--serif); font-weight: 400; font-size: 1.55rem; letter-spacing: -.01em; }
.ac-body p { font-size: .8rem; color: rgba(246, 243, 236, .82); margin: .3em 0 1em; }

/* ---------- 18. Services / tools / steps / trust / guides ---------- */
.svc-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r-l); overflow: hidden; }
.svc-card { background: var(--paper); padding: clamp(1.9rem, 3vw, 2.9rem); display: flex; flex-direction: column; gap: .8rem; position: relative; transition: background .35s; }
.svc-card:hover { background: var(--card); }
.svc-card .svc-ic { width: 52px; height: 52px; border-radius: 50%; border: 1px solid var(--line); display: grid; place-items: center; color: var(--park); background: var(--card); transition: all .35s var(--ease); }
.svc-card:hover .svc-ic { background: var(--park); color: var(--paper); border-color: var(--park); transform: translateY(-3px); }
.svc-card h3 { font-family: var(--serif); font-weight: 420; font-size: 1.32rem; letter-spacing: -.01em; }
.svc-card p { font-size: .87rem; color: var(--ink-soft); flex: 1; }
.svc-card .lnk { align-self: flex-start; }
@media (max-width: 960px) { .svc-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .svc-grid { grid-template-columns: 1fr; } }

.tools-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 1.1rem; }
.tool-card { background: var(--card); border: 1px solid var(--line-2); border-radius: var(--r-m); padding: 1.5rem 1.4rem; display: flex; flex-direction: column; gap: .7rem; transition: transform .4s var(--ease), box-shadow .4s, border-color .4s; min-height: 100%; }
.tool-card:hover { transform: translateY(-5px); box-shadow: var(--shadow-m); border-color: var(--line); }
.tool-card .tl-k { font-size: .6rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--sage); }
.tool-card h3 { font-family: var(--serif); font-weight: 420; font-size: 1.14rem; line-height: 1.2; }
.tool-card p { font-size: .78rem; color: var(--ink-soft); flex: 1; }
.tool-card .tl-go { font-size: .72rem; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: var(--park-deep); display: inline-flex; gap: .5em; transition: gap .3s var(--ease); }
.tool-card:hover .tl-go { gap: .85em; }
@media (max-width: 1080px) { .tools-grid { grid-template-columns: repeat(3, 1fr); } }
@media (max-width: 640px) { .tools-grid { grid-template-columns: 1fr; } }

.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border-block: 1px solid var(--line); }
.step { background: var(--paper); padding: clamp(1.8rem, 3vw, 2.6rem) clamp(1.4rem, 2.4vw, 2rem); display: grid; gap: .55rem; align-content: start; position: relative; transition: background .35s; }
.step:hover { background: var(--card); }
.step .st-num { font-family: var(--serif); font-weight: 300; font-size: 2.9rem; line-height: 1; color: transparent; -webkit-text-stroke: 1px var(--sage); opacity: .85; }
.step.on-dark .st-num, .steps.on-dark .st-num { -webkit-text-stroke-color: rgba(246,243,236,.5); }
.step h3 { font-family: var(--serif); font-weight: 450; font-size: 1.25rem; }
.step p { font-size: .85rem; color: var(--ink-soft); }
.steps.on-dark { background: rgba(246, 243, 236, .14); border-color: rgba(246, 243, 236, .14); }
.steps.on-dark .step { background: transparent; }
.steps.on-dark .step:hover { background: rgba(246, 243, 236, .05); }
.steps.on-dark h3 { color: var(--paper); } .steps.on-dark p { color: rgba(246, 243, 236, .75); }
@media (max-width: 960px) { .steps { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .steps { grid-template-columns: 1fr; } }

.trust-row { display: flex; align-items: center; justify-content: center; gap: clamp(2rem, 5vw, 4.6rem); flex-wrap: wrap; }
.trust-row .tr-item { display: flex; flex-direction: column; align-items: center; gap: .6rem; opacity: .78; transition: opacity .3s; }
.trust-row .tr-item:hover { opacity: 1; }
.trust-row img { height: 30px; width: auto; }
.trust-row .tr-cap { font-size: .56rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--mute); }

.gcard { display: grid; grid-template-rows: auto; background: var(--card); border: 1px solid var(--line-2); border-radius: var(--r-l); overflow: clip; transition: transform .45s var(--ease), box-shadow .45s; }
.gcard:hover { transform: translateY(-5px); box-shadow: var(--shadow-m); }
.gcard .gc-img { display: block; overflow: hidden; aspect-ratio: 16 / 9.5; }
.gcard .gc-img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1s var(--ease); }
.gcard:hover .gc-img img { transform: scale(1.05); }
.gcard .gc-body { padding: 1.5rem 1.6rem 1.7rem; display: grid; gap: .65rem; align-content: start; }
.gcard .gc-cat { font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--sage); }
.gcard h3 { font-family: var(--serif); font-weight: 430; font-size: 1.3rem; line-height: 1.18; letter-spacing: -.008em; }
.gcard p { font-size: .85rem; color: var(--ink-soft); }
.gcard .gc-links { display: flex; gap: 1.4rem; margin-top: .4rem; }
.guide-cats { display: grid; gap: 3.4rem; }

/* ---------- 19. CTA band ---------- */
.band { position: relative; color: var(--paper); border-radius: var(--r-l); overflow: hidden; }
.band > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.band::after { content: ""; position: absolute; inset: 0; background: linear-gradient(100deg, rgba(12, 15, 12, .82) 20%, rgba(12, 15, 12, .28) 78%); }
.band > .band-in { position: relative; z-index: 1; padding: clamp(2.6rem, 6vw, 5.4rem) clamp(1.8rem, 5vw, 5rem); max-width: 620px; display: grid; gap: 1.2rem; align-content: center; }
.band h2, .band .band-h { font-family: var(--serif); font-weight: 350; font-size: var(--d2); line-height: 1.06; letter-spacing: -.015em; }
.band p { color: rgba(246, 243, 236, .85); }

/* split editorial feature (image + copy) */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2.4rem, 6vw, 6.5rem); align-items: center; }
.split .sp-media { position: relative; border-radius: var(--r-l); overflow: hidden; }
.split .sp-media img { aspect-ratio: 4/4.5; object-fit: cover; width: 100%; }
.split .sp-tag { position: absolute; left: 18px; bottom: 18px; }
.split.rev .sp-media { order: 2; }
.copy-stack { display: grid; gap: 1.25rem; justify-items: start; }
.copy-stack h2 { font-family: var(--serif); font-weight: 350; font-size: var(--d2); line-height: 1.07; letter-spacing: -.016em; text-wrap: balance; }
.copy-stack p { color: var(--ink-soft); }
.checklist { display: grid; gap: .85rem; margin: .4rem 0 .2rem; width: 100%; }
.checklist li { display: grid; grid-template-columns: auto 1fr; gap: .95rem; align-items: start; font-size: .93rem; }
.checklist .ck { width: 24px; height: 24px; border-radius: 50%; background: var(--park-mist); color: var(--park-deep); display: grid; place-items: center; font-size: .7rem; flex: none; }
.checklist b { font-weight: 600; }
.checklist span.s { display: block; color: var(--mute); font-size: .82rem; }
@media (max-width: 920px) { .split { grid-template-columns: 1fr; } .split.rev .sp-media { order: 0; } .split .sp-media img { aspect-ratio: 16/10; } }

/* page masthead (inner pages) */
.pagehead { position: relative; padding: clamp(150px, 20vh, 210px) var(--gut) clamp(52px, 7vw, 92px); color: var(--paper); overflow: clip; }
.pagehead img.ph-bg { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.pagehead::after { content: ""; position: absolute; inset: 0; background: linear-gradient(rgba(12, 15, 12, .52), rgba(12, 15, 20, .72)); }
.pagehead .wrap { position: relative; z-index: 1; display: grid; gap: 1rem; }
.pagehead h1 { font-family: var(--serif); font-weight: 340; font-size: var(--d2); line-height: 1.03; letter-spacing: -.018em; max-width: 18ch; }
.pagehead .lede { color: rgba(246, 243, 236, .85); }
.pagehead .crumb { color: rgba(246, 243, 236, .78); }
.pagehead .crumb a:hover { color: #fff; } .pagehead .crumb .sep { color: rgba(246,243,236,.5); }
.pagehead .crumb .now { color: rgba(246, 243, 236, .85); }
@media (max-width: 900px) { .pagehead { padding-top: 128px; } }

/* ---------- 20. Listings / search page ---------- */
.list-bar { position: sticky; top: 64px; z-index: 60; background: rgba(246, 243, 236, .92); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); border-block: 1px solid var(--line); }
.list-bar .wrap { display: flex; align-items: center; gap: 1rem 1.6rem; flex-wrap: wrap; padding-block: .9rem; }
.dept-tabs { display: flex; gap: .3rem; background: rgba(26, 30, 27, .06); padding: 4px; border-radius: var(--pill); }
.dept-tabs a { padding: .55em 1.3em; border-radius: var(--pill); font-size: .76rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-soft); transition: all .25s; }
.dept-tabs a.is-on { background: var(--ink); color: var(--paper); }
.filter-btn { display: inline-flex; gap: .6em; align-items: center; font-size: .78rem; font-weight: 600; border: 1px solid var(--line); padding: .62em 1.2em; border-radius: var(--pill); transition: all .25s; }
.filter-btn:hover, .filter-btn.is-open { background: var(--ink); color: var(--paper); border-color: var(--ink); }
.list-count { margin-left: auto; font-size: .8rem; color: var(--mute); white-space: nowrap; }
@media (max-width: 640px) { .list-bar .wrap { gap: .6rem 1rem; } .list-count { width: 100%; margin-left: 0; order: 3; } }
.list-count b { color: var(--ink); font-weight: 700; }
.filter-drawer { display: none; border-bottom: 1px solid var(--line); background: var(--card); }
.filter-drawer.open { display: block; }
.filter-drawer .wrap { padding-block: 1.4rem; }
.fd-grid { display: grid; grid-template-columns: repeat(5, 1fr) auto; gap: .9rem; align-items: end; }
@media (max-width: 960px) { .fd-grid { grid-template-columns: 1fr 1fr; } .fd-grid .btn { grid-column: 1 / -1; } }
.alert-panel { border: 1px solid var(--line); border-radius: var(--r-l); background: var(--card); padding: clamp(1.6rem, 3vw, 2.4rem); display: grid; grid-template-columns: 1.1fr 1fr; gap: 1.6rem 2.6rem; align-items: center; margin-block: clamp(2.4rem, 5vw, 4rem) 0; position: relative; overflow: hidden; }
.alert-panel::before { content: ""; position: absolute; left: 0; top: 0; bottom: 0; width: 4px; background: var(--park); }
.alert-panel h3 { font-family: var(--serif); font-weight: 430; font-size: 1.5rem; letter-spacing: -.01em; }
.alert-panel p { font-size: .86rem; color: var(--ink-soft); }
.alert-form { display: flex; gap: .6rem; }
.alert-form .input { background: #fff; }
@media (max-width: 860px) { .alert-panel { grid-template-columns: 1fr; } }
.empty-state { text-align: center; padding: 4rem 1rem; color: var(--mute); border: 1px dashed var(--line); border-radius: var(--r-l); }

/* ---------- 21. Property detail ---------- */
.pd-top { display: grid; grid-template-columns: minmax(0, 1.85fr) minmax(310px, 1fr); gap: clamp(1.6rem, 3vw, 3.2rem); align-items: start; }
.pd-head { display: flex; justify-content: space-between; align-items: flex-start; gap: 2rem 3rem; padding-block: 148px 1.4rem; flex-wrap: wrap; }
.pd-head h1 { font-family: var(--serif); font-weight: 350; font-size: clamp(1.9rem, 3.5vw, 2.9rem); line-height: 1.05; letter-spacing: -.016em; max-width: 20ch; }
.pd-price { text-align: right; font-family: var(--serif); font-size: clamp(1.7rem, 2.8vw, 2.3rem); font-weight: 440; color: var(--park-deep); line-height: 1; }
.pd-price small { display: block; font-family: var(--sans); font-size: .62rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; color: var(--mute); margin-top: .7em; }
.pd-facts { display: flex; flex-wrap: wrap; gap: .9rem 2rem; border-block: 1px solid var(--line); padding-block: 1rem; font-size: .86rem; font-weight: 600; }
.pd-facts span { display: inline-flex; gap: .55em; align-items: center; color: var(--ink-soft); }
.pd-facts .ic { color: var(--park); width: 17px; height: 17px; }
.pd-facts small { font-weight: 400; color: var(--mute); }
.gal { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 12px; border-radius: var(--r-l); overflow: hidden; aspect-ratio: 16 / 9.4; position: relative; }
.gal img { width: 100%; height: 100%; object-fit: cover; cursor: zoom-in; transition: transform .8s var(--ease); }
.gal > *:first-child { grid-row: 1 / -1; }
.gal img:hover { transform: scale(1.035); }
.gal .gal-all { position: absolute; right: 14px; bottom: 14px; z-index: 2; }
@media (max-width: 700px) { .gal { grid-template-columns: 1fr; grid-template-rows: none; aspect-ratio: auto; } .gal > *:nth-child(n+4) { display: none; } .gal img { aspect-ratio: 16/10; } .gal > *:first-child { aspect-ratio: 4/3; } }
.pd-body { display: grid; grid-template-columns: minmax(0, 1.85fr) minmax(300px, 1fr); gap: clamp(2.2rem, 4vw, 4.6rem); align-items: start; }
.pd-prose h2, .pd-aside h2 { font-family: var(--serif); font-weight: 420; font-size: 1.5rem; letter-spacing: -.01em; margin: 2.4rem 0 1rem; }
.pd-prose p { color: var(--ink-soft); }
.pd-features { display: grid; grid-template-columns: 1fr 1fr; gap: .8rem 1.8rem; }
.pd-features li { display: grid; grid-template-columns: auto 1fr; gap: .8em; font-size: .9rem; color: var(--ink-soft); align-items: start; }
.pd-features li::before { content: ""; width: 6px; height: 6px; border-radius: 50%; background: var(--park); margin-top: .55em; }
@media (max-width: 700px) { .pd-features { grid-template-columns: 1fr; } }
.pd-tenure { border: 1px solid var(--line); border-radius: var(--r-m); overflow: hidden; }
.pd-tenure div { display: flex; justify-content: space-between; gap: 1.5rem; padding: .85em 1.2em; font-size: .85rem; border-bottom: 1px solid var(--line-2); }
.pd-tenure div:last-child { border-bottom: 0; }
.pd-tenure b { font-weight: 600; color: var(--ink-soft); } .pd-tenure span { color: var(--mute); text-align: right; }
.pd-sticky { position: sticky; top: 88px; display: grid; gap: 1.3rem; }
.enq-card { border: 1px solid var(--line); border-radius: var(--r-l); background: var(--card); box-shadow: var(--shadow-s); overflow: hidden; }
.enq-card .ec-head { padding: 1.3rem 1.5rem; border-bottom: 1px solid var(--line-2); display: flex; justify-content: space-between; align-items: center; gap: 1rem; }
.enq-card .ec-head h3 { font-family: var(--serif); font-weight: 440; font-size: 1.2rem; }
.enq-card .ec-body { padding: 1.4rem 1.5rem 1.6rem; display: grid; gap: 1rem; }
.enq-card .quick-actions { display: grid; grid-template-columns: 1fr 1fr; gap: .7rem; }
.pd-docs { display: grid; gap: .7rem; }
.pd-docs a { display: flex; justify-content: space-between; align-items: center; border: 1px solid var(--line); border-radius: var(--r-m); padding: .95em 1.2em; font-size: .82rem; font-weight: 600; transition: all .25s; }
.pd-docs a:hover { border-color: var(--park); background: var(--park-mist); }
.pd-docs small { color: var(--mute); font-weight: 500; }
.pd-map { border-radius: var(--r-m); overflow: hidden; border: 1px solid var(--line); }
.pd-map iframe { display: block; width: 100%; height: 240px; border: 0; filter: grayscale(1) contrast(1.05); }
.floorplan-fig { border: 1px solid var(--line); border-radius: var(--r-m); background: var(--card); padding: 1.4rem; }
.floorplan-fig img { width: 100%; }
@media (max-width: 980px) { .pd-body, .pd-top { grid-template-columns: 1fr; } .pd-sticky { position: static; } .pd-head { padding-top: 118px; } }

/* lightbox */
.ps-modal { position: fixed; inset: 0; z-index: 150; display: none; place-items: center; background: rgba(10, 12, 10, .92); padding: 24px; }
.ps-modal.open { display: grid; }
.ps-modal img { max-width: min(1100px, 94vw); max-height: 86vh; border-radius: var(--r-m); box-shadow: var(--shadow-xl); }
.ps-modal .pm-close { position: absolute; top: 18px; right: 22px; width: 46px; height: 46px; border-radius: 50%; border: 1px solid rgba(246, 243, 236, .3); color: var(--paper); display: grid; place-items: center; font-size: 1.2rem; }
.ps-modal .pm-nav { position: absolute; top: 50%; translate: 0 -50%; width: 52px; height: 52px; border-radius: 50%; border: 1px solid rgba(246,243,236,.3); color: var(--paper); display: grid; place-items: center; transition: background .2s; }
.ps-modal .pm-nav:hover { background: rgba(246, 243, 236, .12); }
.pm-prev { left: 18px; } .pm-next { right: 18px; }
.pm-count { position: absolute; bottom: 18px; left: 50%; translate: -50% 0; color: rgba(246, 243, 236, .7); font-size: .75rem; letter-spacing: .2em; }

/* ---------- 22. Area detail ---------- */
.area-hero-slim { position: relative; border-radius: var(--r-l); overflow: hidden; aspect-ratio: 21 / 9; min-height: 300px; display: flex; align-items: flex-end; color: #fff; margin-top: 132px; }
.area-hero-slim img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.area-hero-slim::after { content: ""; position: absolute; inset: 0; background: linear-gradient(rgba(12,15,12,.05) 45%, rgba(12,15,12,.8)); }
.area-hero-slim .ahs-in { position: relative; z-index: 1; padding: clamp(1.6rem, 4vw, 3rem); }
.glance { display: grid; grid-template-columns: repeat(3, 1fr); border: 1px solid var(--line); border-radius: var(--r-l); overflow: hidden; background: var(--card); }
.glance > div { padding: 1.5rem 1.7rem; border-right: 1px solid var(--line); }
.glance > div:last-child { border-right: 0; }
.glance dt, .glance .g-k { font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--mute); display: block; margin-bottom: .5em; }
.glance dd, .glance .g-v { font-family: var(--serif); font-size: 1.06rem; line-height: 1.35; margin: 0; }
@media (max-width: 860px) { .glance { grid-template-columns: 1fr; } .glance > div { border-right: 0; border-bottom: 1px solid var(--line); } }

/* FAQ accordion (native details) */
.faq { max-width: 820px; display: grid; gap: 0; border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; display: flex; justify-content: space-between; gap: 2rem; align-items: baseline; padding: 1.35rem .3rem; font-family: var(--serif); font-weight: 430; font-size: 1.18rem; cursor: pointer; transition: color .25s; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary:hover { color: var(--park-deep); }
.faq summary::after { content: "+"; font-family: var(--sans); font-weight: 300; font-size: 1.5rem; line-height: 1; color: var(--park); transition: transform .3s var(--ease); flex: none; }
.faq details[open] summary::after { transform: rotate(45deg); }
.faq .faq-a { padding: 0 3rem 1.5rem .3rem; color: var(--ink-soft); font-size: .93rem; }

/* calculator layout */
.calc { display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(300px, .95fr); gap: clamp(1.6rem, 3.4vw, 3.4rem); align-items: start; }
.calc form { display: grid; gap: 1.15rem; }
.calc-out { border-radius: var(--r-l); background: #16191666; background: #161916; color: var(--paper); padding: clamp(1.8rem, 3.2vw, 2.6rem); position: sticky; top: 96px; }
.on-dark .calc-out, .calc-out { background: #171A17; }
.calc-out .co-big { font-family: var(--serif); font-size: clamp(2.6rem, 5.2vw, 4rem); font-weight: 380; letter-spacing: -.02em; line-height: 1; color: #fff; }
.calc-out .co-k { font-size: .62rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--sage); }
.calc-out hr { border: 0; border-top: 1px solid rgba(246, 243, 236, .14); margin: 1.4rem 0; }
.calc-out .co-row { display: flex; justify-content: space-between; gap: 1rem; font-size: .86rem; padding-block: .5rem; color: rgba(246, 243, 236, .78); }
.calc-out .co-row b { color: #fff; font-weight: 600; font-variant-numeric: tabular-nums; }
.calc-grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }
@media (max-width: 900px) { .calc { grid-template-columns: 1fr; } .calc-out { position: static; } }

/* bands table */
.bands { width: 100%; border-collapse: collapse; font-size: .86rem; border: 1px solid var(--line); border-radius: var(--r-m); overflow: hidden; }
.bands th { text-align: left; font-size: .62rem; letter-spacing: .16em; text-transform: uppercase; color: var(--mute); font-weight: 700; padding: .9em 1.1em; border-bottom: 1px solid var(--line); background: var(--card); }
.bands td { padding: .85em 1.1em; border-bottom: 1px solid var(--line-2); }
.bands tr:last-child td { border-bottom: 0; }
.bands .num { font-variant-numeric: tabular-nums; }

/* jargon */
.jarg { display: grid; gap: 0; border-top: 1px solid var(--line); max-width: 880px; }
.jarg dt { font-family: var(--serif); font-weight: 460; font-size: 1.12rem; padding: 1.25rem .2rem .3rem; }
.jarg dd { color: var(--ink-soft); font-size: .92rem; padding: 0 .2rem 1.25rem; border-bottom: 1px solid var(--line-2); margin: 0; }

/* ---------- 23. Contact ---------- */
.contact-grid { display: grid; grid-template-columns: 1.25fr .75fr; gap: clamp(2rem, 4.5vw, 4.4rem); align-items: start; }
.info-card { border: 1px solid var(--line); border-radius: var(--r-l); background: var(--card); padding: clamp(1.7rem, 3vw, 2.4rem); display: grid; gap: 1.5rem; }
.info-card .ic-row { display: grid; grid-template-columns: auto 1fr; gap: 1.1rem; align-items: start; }
.info-card .ic-row .ic { width: 20px; height: 20px; color: var(--park); }
.info-card h3 { font-size: .64rem; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; color: var(--mute); margin-bottom: .35em; }
.info-card p, .info-card a.big { font-size: 1.02rem; font-weight: 500; margin: 0; }
.info-card a.big { color: var(--park-deep); }
@media (max-width: 920px) { .contact-grid { grid-template-columns: 1fr; } }

/* ---------- 24. Reveal animation ---------- */
[data-rv] { opacity: 0; transform: translateY(22px); transition: opacity .85s var(--ease), transform .85s var(--ease); transition-delay: var(--rvd, 0s); }
[data-rv].in { opacity: 1; transform: none; }
[data-rv="img"] { clip-path: inset(0 0 100% 0); opacity: 1; transform: none; transition: clip-path 1.2s var(--ease); transition-delay: var(--rvd, 0s); }
[data-rv="img"].in { clip-path: inset(0 0 0 0); }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .001s !important; animation-iteration-count: 1 !important; transition-duration: .001s !important; }
  [data-rv], [data-rv="img"] { opacity: 1 !important; transform: none !important; clip-path: none !important; }
  .hero-media img { transform: none; }
}

/* ---------- 25. Utilities ---------- */
.on-dark { background: #12150F; background: #141814; color: var(--paper); }
.on-dark .sec-title, .on-dark h2.hl { color: var(--paper); }
.on-dark .sec-lede, .on-dark p { color: rgba(246, 243, 236, .78); }
.on-dark .mini { color: rgba(246, 243, 236, .55); }
.bg-mist { background: var(--paper-2); }
.center { text-align: center; }
.center .sec-head { grid-template-columns: 1fr; justify-items: center; }
.mt-a { margin-top: auto; }
.hide { display: none !important; }
.sr-only { position: absolute; width: 1px; height: 1px; margin: -1px; padding: 0; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
@media (max-width: 860px) {
  .no-mb { display: none; }
  main { padding-bottom: 76px; }
  .site-footer { padding-bottom: 0; }
  .ft-legal { padding-bottom: 96px; }
}
@media (max-width: 640px) { :root { --gut: 20px; } .section { padding-block: 4.4rem; } .btn { min-height: 48px; } }

/* header transparent variant handled by .site-header.on-dark above */
@media (min-width: 861px) and (max-width: 1360px) {
  .main-nav { gap: .72rem; }
  .main-nav > a, .nav-drop > button.nav-top { font-size: .68rem; letter-spacing: .05em; }
  .brand-sub { display: none; }
  .nav-cta { padding: .72em 1.05em; font-size: .72rem; }
}
@media (min-width: 861px) and (max-width: 1240px) {
  .main-nav > a { display: none; }
}
@media (max-width: 1120px) {
  .main-nav { display: none; }
  .nav-burger { display: grid; }
  .nav-cta { display: none; }
}
@media (max-width: 900px) { .topbar { display: none; } }


/* ==========================================================================
   V2 — Two-layer floating glass header + glass system refinements
   ========================================================================== */

/* Layer 1 — utility bar (fixed, sits above everything, collapses on scroll) */
nav.topbar.topbar { position: fixed; z-index: 123; top: 0; left: 0; right: 0; margin: 0;
  background: rgba(13, 16, 13, .62); backdrop-filter: blur(16px) saturate(1.15); -webkit-backdrop-filter: blur(16px) saturate(1.15);
  border-bottom: 1px solid rgba(255, 255, 255, .10); color: rgba(246, 243, 236, .95);
  transition: margin-top .5s var(--ease), opacity .35s, background .5s;
}
nav.topbar a { color: rgba(246, 243, 236, .95); }
nav.topbar a:hover { color: #fff; }
nav.topbar .tb-flex { display: flex; justify-content: space-between; align-items: center; gap: 1.4rem; height: 36px; font-size: .72rem; letter-spacing: .05em; }
nav.topbar .tb-right { display: flex; gap: 1.5rem; align-items: center; }
nav.topbar .tb-social { display: flex; gap: .9rem; }
nav.topbar b { font-weight: 600; }
body.is-scrolled nav.topbar { margin-top: -37px; opacity: 0; pointer-events: none; }

/* Layer 2 — floating glass navigation capsule, with visible air above & below */
.page-header { position: fixed; inset: 0 0 auto 0; z-index: 122; padding-top: 56px; transition: padding-top .5s var(--ease); }
body.is-scrolled .page-header { padding-top: 12px; }
.navfloat {
  width: min(1380px, 100%); margin-inline: auto; position: relative;
  border-radius: 22px;
  background: linear-gradient(180deg, rgba(24, 28, 24, .5), rgba(19, 23, 19, .38));
  -webkit-backdrop-filter: blur(24px) saturate(1.25); backdrop-filter: blur(24px) saturate(1.25);
  border: 1px solid rgba(255, 255, 255, .24);
  box-shadow: 0 28px 70px -30px rgba(0, 0, 0, .55), inset 0 1px 0 rgba(255, 255, 255, .2);
  transition: background .55s var(--ease), border-color .55s, box-shadow .55s;
}
body.is-scrolled .navfloat {
  background: linear-gradient(180deg, rgba(17, 20, 18, .8), rgba(15, 18, 16, .72));
  border-color: rgba(255, 255, 255, .3);
  box-shadow: 0 20px 50px -28px rgba(0, 0, 0, .6), inset 0 1px 0 rgba(255, 255, 255, .18);
}
body:not(.is-scrolled) .navfloat { margin-inline: max(20px, calc((100% - min(1380px, 100vw - 40px)) / 2)); }
.nf-in { display: flex; align-items: center; gap: 1.3rem; padding: 12px 14px 12px 18px; min-height: 64px; }
.nf-in .brand { margin-right: auto; }
.navfloat .main-nav { display: flex; align-items: center; gap: 1.1rem; }
.navfloat .main-nav > a, .navfloat .nav-top {
  font-size: .73rem; font-weight: 600; letter-spacing: .09em; text-transform: uppercase;
  color: rgba(246, 243, 236, .92); padding: .55em 0; position: relative; display: inline-flex; gap: .45em; align-items: center; white-space: nowrap; text-shadow: 0 1px 10px rgba(8, 10, 8, .4);
}
.page-header .main-nav > a::after, .page-header .nav-top::after {
  content: ""; position: absolute; left: 0; right: 100%; bottom: 0; height: 1px; background: #fff; opacity: .85; transition: right .35s var(--ease);
}
.page-header .main-nav > a:hover::after, .page-header .main-nav > a[aria-current="page"]::after, .nav-drop:hover .nav-top::after { right: 0; }
.page-header .main-nav > a[aria-current="page"] { color: #fff; }
.nav-drop { position: relative; display: inline-flex; }
.nav-drop .drop { top: calc(100% + 16px); }
.nav-actions { display: flex; align-items: center; gap: 1rem; flex: none; }
.nav-icon-btn { border-color: rgba(255, 255, 255, .28); color: #f4f2ec; }
.nav-icon-btn:hover { background: #f4f2ec; color: var(--ink); border-color: #f4f2ec; }
.nav-burger { border-color: rgba(255, 255, 255, .3); color: #f4f2ec; }
.nav-burger span, .nav-burger span::before, .nav-burger span::after { background: #f4f2ec; }

/* scroll progress hairline under the capsule */
.nav-prog { position: relative; display: block; height: 2px; width: min(1380px, 100%); margin: 7px auto 0; border-radius: 2px; overflow: hidden; background: rgba(246, 243, 236, .18); opacity: 0; transition: opacity .3s; }
body.is-scrolled .nav-prog { opacity: 1; }
.nav-prog::after { content: ""; position: absolute; inset: 0; transform-origin: left; transform: scaleX(var(--sp, 0)); background: linear-gradient(90deg, var(--sage), #dcd6bf); transition: transform .12s linear; }

/* brand in glass */
.navfloat .brand-name { color: #faf8f2; text-shadow: 0 1px 10px rgba(8, 10, 8, .45); }
.navfloat .brand-sub { color: rgba(246, 243, 236, .62); }
.navfloat .brand-mark { box-shadow: 0 0 0 1px rgba(255, 255, 255, .25); }

/* buttons — restrained, slightly rounded */
.btn { border-radius: 12px; }
.btn--sm { border-radius: 10px; }
.chip, .flag, .quick-links a, .spr, .tabs a, .tab { border-radius: 999px; }

/* drawer becomes dark glass too */
.m-drawer { background: rgba(13, 16, 13, .9); backdrop-filter: blur(26px) saturate(1.2); -webkit-backdrop-filter: blur(26px) saturate(1.2); color: var(--paper); }
.md-nav a { color: #f6f3ec; border-bottom-color: rgba(246, 243, 236, .12); }
.md-nav a small { color: var(--sage); }
.md-close { border-color: rgba(246, 243, 236, .25); color: #f6f3ec; }
.md-meta { color: rgba(246, 243, 236, .65); }
.m-drawer .brand-name { color: #f6f3ec; }
.m-drawer .brand-sub { color: rgba(246, 243, 236, .55); }
.m-drawer .brand-mark { box-shadow: 0 0 0 1px rgba(246, 243, 236, .25); }

/* cookie card: quieter, premium */
.cookie-bar { border-radius: 20px; padding: .95rem 1.05rem; gap: .9rem; }

/* layout offsets that depend on the new taller floating header */
.pagehead { padding-top: clamp(180px, 24vh, 248px) !important; }
nav[style*="padding-top:120px"] { padding-top: 186px !important; }
.area-hero-slim { margin-top: 168px !important; }
.list-bar { top: 0 !important; }
body.has-listbar .list-bar { top: 92px !important; }
.dt-stage-crumb, nav[style*="padding-top:138px"] { padding-top: 202px !important; }
.gt { margin-top: 20px; }

/* hero: gentler darkening so the photography breathes */
.hero-shade { background: linear-gradient(rgba(10, 12, 10, .22), rgba(10, 12, 10, .04) 38%, rgba(10, 12, 10, .78)); }
.hero h1 { text-shadow: 0 2px 26px rgba(8, 10, 8, .38); }
.hero .eyebrow { text-shadow: 0 1px 12px rgba(8, 10, 8, .5); }

/* property hero: floating glass info panel over photography */
.gal-glass { position: absolute; left: 22px; bottom: 22px; z-index: 4; display: grid; gap: .3rem;
  padding: 1.05rem 1.35rem; border-radius: 18px; min-width: 230px;
  background: rgba(14, 17, 14, .42); border: 1px solid rgba(255, 255, 255, .26);
  -webkit-backdrop-filter: blur(18px) saturate(1.2); backdrop-filter: blur(18px) saturate(1.2);
  box-shadow: 0 24px 60px -26px rgba(0, 0, 0, .6), inset 0 1px 0 rgba(255, 255, 255, .18); color: #fff; }
.gt-glass .p { font-family: var(--serif); font-size: 1.55rem; font-weight: 440; margin: 0; letter-spacing: -.01em; }
.gt-glass .p small { font-family: var(--sans); font-size: .62rem; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; opacity: .7; }
.gt-glass .f { font-size: .72rem; margin: 0; color: rgba(255, 255, 255, .82); letter-spacing: .03em; display: flex; gap: .7em; flex-wrap: wrap; }
.gt-glass .f em { font-style: normal; opacity: .5; }
@media (max-width: 760px) { .nav-prog { display: none; } .gal-glass { display: none; } .navfloat { border-radius: 18px; } .page-header { padding-top: 50px; } .pagehead { padding-top: 190px !important; } }
@media (max-width: 900px) { nav.topbar { display: block; } .page-header { padding-top: 48px; } }
@media (max-width: 480px) { nav.topbar .tb-flex { font-size: .66rem; gap: .8rem; } nav.topbar .tb-right { gap: .9rem; } }

@media (max-width: 560px) {
  nav.topbar .tb-flex { height: 32px; gap: .5rem; font-size: .66rem; }
  nav.topbar .tb-social { display: none; }
  nav.topbar a[href^="https://wa.me"] { display: none; }
  nav.topbar .tb-right { gap: .9rem; margin-left: auto; }
  nav.topbar .tb-right a[href^="tel:"] { white-space: nowrap; }
}

/* photo-banner text legibility */
.pagehead::before { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(rgba(10, 12, 10, .25), rgba(10, 12, 10, .34) 70%, rgba(10, 12, 10, .22)); pointer-events: none; }
.pagehead .wrap { z-index: 2; }
.pagehead .crumb { text-shadow: 0 1px 12px rgba(8, 10, 8, .55); color: rgba(246, 243, 236, .92); }
.pagehead h1 { text-shadow: 0 2px 24px rgba(8, 10, 8, .45); }
.calc .input, .calc .select { background: #fff; border-color: rgba(17, 20, 18, .24); }

/* numbered home sections + tools glass photo band (final pass) */
.eyebrow .en { font-family: var(--serif); font-weight: 420; font-size: 1.05em; letter-spacing: .02em; color: var(--sage); margin-right: .5em; opacity: .9; }
.eyebrow.inv .en, .on-dark .eyebrow .en { color: #9fb094; }
.tg { position: relative; color: var(--paper); overflow: clip; }
.tg-bg { position: absolute; inset: 0; }
.tg-bg img { width: 100%; height: 100%; object-fit: cover; }
.tg-bg::after { content: ""; position: absolute; inset: 0; background: linear-gradient(rgba(13, 16, 12, .18), rgba(13, 16, 12, .42) 55%, rgba(13, 16, 12, .62)); }
.tg > .wrap { position: relative; z-index: 1; }
.tg .sec-title { color: #faf8f2; }
.tg .sec-lede, .tg p { color: rgba(246, 243, 236, .78); }
.tg .lnk { color: #e4e9da; border-color: rgba(255,255,255,.3); }
.tg .lnk:hover { color: #fff; border-color: #fff; }
.tg .tool-card { background: rgba(255, 255, 255, .09); border: 1px solid rgba(255, 255, 255, .24);
  -webkit-backdrop-filter: blur(18px) saturate(1.18); backdrop-filter: blur(18px) saturate(1.18);
  box-shadow: 0 24px 55px -30px rgba(0, 0, 0, .55); }
.tg .tool-card:hover { background: rgba(255, 255, 255, .15); border-color: rgba(255, 255, 255, .38); }
.tg .tool-card h3 { color: #fff; }
.tg .tool-card p { color: rgba(246, 243, 236, .72); }
.tg .tool-card .tl-k { color: #aabfa0; }
.tg .tool-card .tl-go { color: #e7ecdd; }