/* =========================================================================
   DOMESTIC — Commercial Office Investments
   Design system carried over from the approved investment brochure:
   Spectral / Jost · near-black #0B0B0C · champagne #C6A667 · cream #F4F1EC
   ========================================================================= */

/* ---------- Fonts (self-hosted, latin subset) ---------- */
@font-face{font-family:Spectral;src:url(../fonts/spectral-latin-400-normal.woff2)format('woff2');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:Spectral;src:url(../fonts/spectral-latin-400-italic.woff2)format('woff2');font-weight:400;font-style:italic;font-display:swap}
@font-face{font-family:Spectral;src:url(../fonts/spectral-latin-500-normal.woff2)format('woff2');font-weight:500;font-style:normal;font-display:swap}
@font-face{font-family:Spectral;src:url(../fonts/spectral-latin-600-normal.woff2)format('woff2');font-weight:600;font-style:normal;font-display:swap}
@font-face{font-family:Jost;src:url(../fonts/jost-latin-300-normal.woff2)format('woff2');font-weight:300;font-style:normal;font-display:swap}
@font-face{font-family:Jost;src:url(../fonts/jost-latin-400-normal.woff2)format('woff2');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:Jost;src:url(../fonts/jost-latin-500-normal.woff2)format('woff2');font-weight:500;font-style:normal;font-display:swap}
@font-face{font-family:Jost;src:url(../fonts/jost-latin-600-normal.woff2)format('woff2');font-weight:600;font-style:normal;font-display:swap}

:root{
  --ink:#0B0B0C;
  --panel:#1B1B1E;
  --panel-2:#131316;
  --champagne:#C6A667;
  --champagne-dim:#8C6E3F;
  --cream:#F4F1EC;
  --cream-2:#EAE5DC;
  --paper:#FFFFFF;
  --body:#5C5C5F;
  --body-dark:rgba(244,241,236,.62);
  --hair:rgba(11,11,12,.12);
  --hair-dark:rgba(244,241,236,.16);

  --serif:Spectral,'Iowan Old Style',Georgia,serif;
  --sans:Jost,'Helvetica Neue',Arial,sans-serif;

  --pad:clamp(20px,5vw,72px);
  --maxw:1240px;
  --ease:cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--cream);color:var(--ink);
  font-family:var(--sans);font-weight:300;font-size:16px;line-height:1.65;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
  font-variant-numeric:lining-nums tabular-nums;
}
img{max-width:100%;display:block}
a{color:inherit}
button{font:inherit;cursor:pointer}
:focus-visible{outline:2px solid var(--champagne);outline-offset:3px}

/* ---------- Type primitives ---------- */
.eyebrow{
  font-family:var(--sans);font-weight:500;font-size:11px;letter-spacing:.24em;
  text-transform:uppercase;color:var(--champagne-dim);margin:0 0 18px;
}
.dark .eyebrow{color:var(--champagne)}
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.01em;margin:0}
h1{font-size:clamp(34px,6.4vw,64px);line-height:1.06}
h2{font-size:clamp(28px,4.4vw,46px);line-height:1.12}
h3{font-size:clamp(20px,2.4vw,26px);line-height:1.25}
p{margin:0 0 1em}
.lede{font-size:clamp(16px,1.5vw,19px);line-height:1.7;color:var(--body);max-width:62ch}
.dark .lede{color:var(--body-dark)}
.tagline{font-family:var(--serif);font-style:italic;font-size:clamp(17px,2.1vw,23px);color:var(--champagne);line-height:1.4}
.num{font-family:var(--sans);font-weight:300;font-variant-numeric:lining-nums tabular-nums}

/* ---------- Layout ---------- */
.wrap{max-width:var(--maxw);margin:0 auto;padding-left:var(--pad);padding-right:var(--pad)}
section{position:relative}
.band{padding:clamp(64px,9vw,116px) 0}
.dark{background:var(--ink);color:var(--cream)}
.dark h1,.dark h2,.dark h3{color:var(--cream)}
.rule{height:1px;background:var(--hair);border:0;margin:0}
.dark .rule{background:var(--hair-dark)}
.tick{width:56px;height:2px;background:var(--champagne);margin-bottom:22px}

/* ---------- Reveal on scroll ---------- */
.rv{opacity:0;transform:translateY(22px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.rv.in{opacity:1;transform:none}
.rv-d1{transition-delay:.08s}.rv-d2{transition-delay:.16s}.rv-d3{transition-delay:.24s}

/* =========================================================================
   NAV
   ========================================================================= */
.nav{
  position:fixed;inset:0 0 auto 0;z-index:60;
  display:flex;align-items:center;justify-content:space-between;gap:16px;
  padding:16px var(--pad);
  background:rgba(11,11,12,0);backdrop-filter:blur(0px);
  transition:background .4s var(--ease),backdrop-filter .4s var(--ease),padding .4s var(--ease),border-color .4s var(--ease);
  border-bottom:1px solid transparent;
}
.nav.stuck{background:rgba(11,11,12,.9);backdrop-filter:blur(14px);padding:11px var(--pad);border-bottom-color:var(--hair-dark)}
.wordmark{font-family:var(--serif);font-size:21px;color:var(--cream);text-decoration:none;letter-spacing:-.01em;line-height:1}
.wordmark span{color:var(--champagne)}
.wordmark img{height:22px;width:auto}
.navlinks{display:none;gap:30px;align-items:center}
.navlinks a{
  font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:rgba(244,241,236,.72);
  text-decoration:none;position:relative;padding:4px 0;transition:color .3s var(--ease)
}
.navlinks a::after{
  content:'';position:absolute;left:0;bottom:0;height:1px;width:0;background:var(--champagne);
  transition:width .35s var(--ease)
}
.navlinks a:hover{color:var(--cream)}
.navlinks a:hover::after{width:100%}
.nav .btn{padding:11px 20px;font-size:11px}
@media(min-width:1000px){.navlinks{display:flex}}

/* =========================================================================
   BUTTONS
   ========================================================================= */
.btn{
  --bg:var(--champagne);--fg:#0B0B0C;
  position:relative;display:inline-flex;align-items:center;justify-content:center;gap:10px;
  padding:17px 30px;min-height:52px;
  font-family:var(--sans);font-weight:500;font-size:12px;letter-spacing:.16em;text-transform:uppercase;
  color:var(--fg);background:var(--bg);border:1px solid var(--bg);border-radius:0;
  text-decoration:none;overflow:hidden;isolation:isolate;
  transition:transform .3s var(--ease),box-shadow .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),background .3s var(--ease);
}
.btn::before{
  content:'';position:absolute;inset:0;z-index:-1;
  background:linear-gradient(100deg,transparent 0%,rgba(255,255,255,.42) 45%,transparent 90%);
  transform:translateX(-120%);transition:transform .65s var(--ease);
}
.btn:hover{transform:translateY(-2px) scale(1.006);box-shadow:0 10px 26px -14px rgba(11,11,12,.55)}
.btn:hover::before{transform:translateX(120%)}
.btn:active{transform:translateY(0)}
.btn-ghost{--bg:transparent;--fg:var(--ink);border-color:var(--hair)}
.btn-ghost:hover{border-color:var(--ink)}
.dark .btn-ghost{--fg:var(--cream);border-color:var(--hair-dark)}
.dark .btn-ghost:hover{border-color:var(--champagne);color:var(--champagne)}
.btn-line{--bg:transparent;--fg:var(--cream);border-color:rgba(198,166,103,.55)}
.btn-line:hover{background:var(--champagne);color:#0B0B0C;border-color:var(--champagne)}
.btn-wide{width:100%}
.btn[disabled]{opacity:.5;pointer-events:none}
.btn .spin{width:14px;height:14px;border:2px solid rgba(11,11,12,.25);border-top-color:#0B0B0C;border-radius:50%;animation:sp .7s linear infinite}
@keyframes sp{to{transform:rotate(360deg)}}

/* =========================================================================
   OPENING — three floors, presented together
   ========================================================================= */
.stage{
  position:relative;background:var(--ink);
  display:flex;flex-direction:column;
  padding-top:clamp(92px,11vh,120px);padding-bottom:clamp(26px,3.4vh,44px);
  min-height:100svh
}
.stage-top{flex:none;width:100%;padding-bottom:clamp(20px,3vh,34px)}
.stage-top h1{
  color:var(--cream);font-size:clamp(22px,2.6vw,36px);line-height:1.16;
  max-width:34ch;margin:0 0 16px
}
.stage-strip{display:flex;flex-wrap:wrap;align-items:baseline;gap:6px 0}
.stage-strip .sf{
  display:flex;align-items:baseline;gap:8px;
  padding-right:18px;margin-right:18px;border-right:1px solid var(--hair-dark)
}
.stage-strip .sf:last-child{border-right:0;margin-right:0;padding-right:0}
.stage-strip .v{font-family:var(--sans);font-weight:400;font-size:14.5px;color:var(--champagne);white-space:nowrap}
.stage-strip .l{font-size:9.5px;letter-spacing:.18em;text-transform:uppercase;color:rgba(244,241,236,.5)}
.stage-wrap{flex:1;width:100%;display:flex;align-items:stretch;min-height:0}

/* ---- the three panels ---- */
.panels{display:grid;grid-template-columns:1fr;gap:14px;width:100%}
@media(min-width:900px){.panels{align-self:stretch}}
@media(min-width:900px){.panels{grid-template-columns:repeat(3,1fr);gap:16px}}

.panel{
  position:relative;display:flex;overflow:hidden;isolation:isolate;
  text-decoration:none;color:var(--cream);
  border:1px solid var(--hair-dark);
  min-height:440px;
  transition:transform .55s var(--ease),border-color .55s var(--ease),box-shadow .55s var(--ease)
}
@media(min-width:900px){.panel{min-height:460px}}

.panel .pbg{position:absolute;inset:0;z-index:-1;overflow:hidden;display:block}
.panel .pbg picture{display:block;width:100%;height:100%}
.panel .pbg img{
  width:100%;height:100%;object-fit:cover;
  transform:scale(1.03);transition:transform 1.2s var(--ease);will-change:transform
}
.panel .pbg::after{
  content:'';position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(11,11,12,.58) 0%,rgba(11,11,12,.30) 24%,rgba(11,11,12,.66) 46%,rgba(11,11,12,.88) 66%,rgba(11,11,12,.96) 100%);
  transition:background .55s var(--ease)
}
.panel:hover{transform:translateY(-4px);border-color:rgba(198,166,103,.55);box-shadow:0 26px 46px -30px rgba(0,0,0,.9)}
.panel:hover .pbg img{transform:scale(1.09)}
.panel:hover .pbg::after{
  background:linear-gradient(180deg,rgba(11,11,12,.52) 0%,rgba(11,11,12,.28) 22%,rgba(11,11,12,.66) 44%,rgba(11,11,12,.88) 66%,rgba(11,11,12,.97) 100%)
}
/* champagne hairline draws across the top on hover */
.panel::after{
  content:'';position:absolute;left:0;top:0;height:2px;width:0;background:var(--champagne);
  transition:width .6s var(--ease);z-index:3
}
.panel:hover::after{width:100%}

.pin{
  position:relative;z-index:2;display:flex;flex-direction:column;justify-content:space-between;
  width:100%;padding:clamp(20px,2.2vw,28px)
}
.ptop{display:flex;align-items:center;justify-content:space-between;gap:12px}
.pno{
  font-family:var(--sans);font-size:11px;letter-spacing:.24em;color:var(--champagne)
}
.panel .badge{
  border-color:rgba(244,241,236,.4);color:var(--cream);
  background:rgba(11,11,12,.42);backdrop-filter:blur(4px)
}
.panel .badge.live{border-color:rgba(198,166,103,.8);color:var(--champagne);background:rgba(11,11,12,.5)}

.pbody{display:block;margin-top:auto;padding-top:40px}
.pname{
  display:block;font-family:var(--serif);font-weight:400;color:var(--cream);
  font-size:clamp(25px,2.5vw,33px);line-height:1.1;letter-spacing:-.01em;margin-bottom:7px
}
.ploc{
  display:block;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;
  color:rgba(244,241,236,.72);margin-bottom:16px
}
.phead{
  display:block;font-family:var(--serif);font-style:italic;color:var(--champagne);
  font-size:clamp(17px,1.6vw,21px);line-height:1.3;margin-bottom:12px
}
.pblurb{
  display:block;font-size:13.5px;line-height:1.6;color:rgba(244,241,236,.72);
  margin-bottom:18px;max-width:44ch
}
.ppts{
  list-style:none;margin:0 0 22px;padding:0;
  border-top:1px solid var(--hair-dark)
}
.ppts li{
  position:relative;font-size:13px;line-height:1.45;color:rgba(244,241,236,.86);
  padding:10px 0 10px 20px;border-bottom:1px solid rgba(244,241,236,.09)
}
.ppts li::before{
  content:'';position:absolute;left:0;top:17px;width:10px;height:1px;background:var(--champagne)
}
.pcompact{display:none}

.pcta{
  display:inline-flex;align-items:center;gap:10px;
  font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--champagne);
  padding-bottom:6px;border-bottom:1px solid rgba(198,166,103,.4);
  transition:gap .4s var(--ease),border-color .4s var(--ease)
}
.panel:hover .pcta{gap:16px;border-bottom-color:var(--champagne)}

/* ---- tablet: same three cards, stacked, landscape ---- */
@media(max-width:899px){
  .stage{min-height:auto;padding-bottom:34px}
  .panel{min-height:0}
  .pin{padding:18px 18px 22px}
  .pbody{padding-top:180px}          /* lets the photograph read above the type */
  .panel .pbg img{object-position:50% 62%}   /* skyline, not empty sky, in the visible band */
  .panel .pbg::after{
    background:linear-gradient(180deg,rgba(11,11,12,.44) 0%,rgba(11,11,12,.3) 22%,rgba(11,11,12,.84) 52%,rgba(11,11,12,.97) 100%)
  }
  .pblurb{max-width:none}
  .ppts li{padding:9px 0 9px 20px}
}

/* =========================================================================
   PHONE — all three floors on the first screen, no scrolling
   Only where there is enough height to do it well; a phone held sideways
   falls back to the stacked layout above.
   ========================================================================= */
@media(max-width:640px) and (min-height:600px){
  .stage{
    height:100svh;min-height:100svh;
    padding-top:92px;padding-bottom:12px;overflow:hidden
  }
  .stage-top{padding-bottom:12px}
  .stage-top .eyebrow{display:none}   /* the headline already says it, and the nav sits here */
  .stage-top h1{font-size:clamp(17px,4.9vw,21px);line-height:1.22;max-width:none;margin:0 0 10px}
  .stage-strip .sf{padding-right:11px;margin-right:11px}
  .stage-strip .v{font-size:12.5px}

  .panels{grid-template-rows:repeat(3,1fr);gap:8px;height:100%;align-self:stretch}
  .panel{min-height:0}

  /* photograph reads from the right, type from the left */
  .panel .pbg img{object-position:60% 50%}
  .panel .pbg::after{
    background:
      linear-gradient(90deg,rgba(11,11,12,.92) 0%,rgba(11,11,12,.72) 46%,rgba(11,11,12,.34) 100%),
      linear-gradient(180deg,rgba(11,11,12,.28) 0%,rgba(11,11,12,.1) 40%,rgba(11,11,12,.55) 100%)
  }

  .pin{padding:11px 14px 12px}
  .pbody{padding-top:0}
  .pblurb,.ppts{display:none}          /* the full points live in each floor's own section */
  .pcompact{
    display:block;font-size:11.5px;letter-spacing:.01em;color:rgba(244,241,236,.82);
    margin-bottom:9px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis
  }
  .pno{font-size:9.5px}
  .panel .badge{font-size:8.5px;padding:3px 8px;letter-spacing:.14em}
  .pname{font-size:clamp(19px,5.4vw,23px);margin-bottom:2px}
  .ploc{font-size:8.5px;letter-spacing:.14em;margin-bottom:7px}
  .phead{font-size:13px;line-height:1.25;margin-bottom:8px;color:var(--champagne)}
  .pcta{font-size:9.5px;letter-spacing:.16em;padding-bottom:4px;gap:8px}
  .pcta svg{width:12px;height:12px}
  .panel:active{transform:scale(.995)}
}

/* very short phones — drop one line so nothing is squeezed */
@media(max-width:640px) and (max-height:700px){
  .stage-top h1{font-size:16px}
  .phead{display:none}
  .pname{font-size:19px}
}

@media(prefers-reduced-motion:reduce){
  .panel,.panel .pbg img{transition:none!important}
  .panel:hover{transform:none}
  .panel:hover .pbg img{transform:scale(1.03)}
}

/* =========================================================================
   COMPARISON RAIL — the three assets, side by side
   ========================================================================= */
.rail{display:grid;gap:1px;background:rgba(244,241,236,.16);border:1px solid var(--ink);margin-top:clamp(34px,4vw,52px)}
@media(min-width:900px){.rail{grid-template-columns:repeat(3,1fr)}}
.rcard{
  background:var(--ink);color:var(--cream);padding:clamp(24px,3vw,34px);
  display:flex;flex-direction:column;gap:16px;text-decoration:none;
  position:relative;overflow:hidden;isolation:isolate;min-height:clamp(340px,34vw,420px)
}
/* background visual */
.rcard .rbg{position:absolute;inset:0;z-index:-1;overflow:hidden}
.rcard .rbg img{
  width:100%;height:100%;object-fit:cover;
  transform:scale(1.02);transition:transform 1.1s var(--ease);will-change:transform;
  filter:saturate(.82) brightness(1.04)
}
.rcard .rbg::after{
  content:'';position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(11,11,12,.70) 0%,rgba(11,11,12,.62) 22%,rgba(11,11,12,.82) 55%,rgba(11,11,12,.95) 100%);
  transition:background .5s var(--ease)
}
.rcard:hover .rbg img{transform:scale(1.09)}
.rcard:hover .rbg::after{background:linear-gradient(180deg,rgba(11,11,12,.62) 0%,rgba(11,11,12,.54) 22%,rgba(11,11,12,.78) 55%,rgba(11,11,12,.94) 100%)}
.rcard::after{content:'';position:absolute;left:0;top:0;height:2px;width:0;background:var(--champagne);transition:width .5s var(--ease);z-index:2}
.rcard:hover::after{width:100%}
.rcard-top{display:flex;align-items:baseline;justify-content:space-between;gap:12px}
.rcard .idx{font-size:11px;letter-spacing:.2em;color:var(--champagne);text-transform:uppercase}
.rcard h3{font-size:clamp(21px,2.2vw,26px);color:var(--cream)}
.rcard .loc{font-size:13px;color:rgba(244,241,236,.66);letter-spacing:.02em}
.rcard .price{font-family:var(--sans);font-weight:300;font-size:clamp(24px,2.6vw,30px);letter-spacing:-.01em;color:var(--cream)}
.rcard dl{display:grid;grid-template-columns:1fr auto;gap:9px 12px;margin:0;padding-top:16px;border-top:1px solid var(--hair-dark);font-size:13px}
.rcard dt{color:rgba(244,241,236,.6);font-weight:300}
.rcard dd{margin:0;text-align:right;font-weight:400;color:var(--cream)}
.rcard .go{margin-top:auto;padding-top:18px;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--champagne);display:flex;align-items:center;gap:9px}
.rcard .go span{display:block;width:0;height:1px;background:var(--champagne);transition:width .4s var(--ease)}
.rcard:hover .go span{width:26px}
@media(prefers-reduced-motion:reduce){.rcard .rbg img{transform:none!important}}
.badge{
  display:inline-block;font-size:10px;letter-spacing:.18em;text-transform:uppercase;
  padding:5px 11px;border:1px solid var(--hair);color:var(--body)
}
.badge.live{border-color:rgba(198,166,103,.6);color:var(--champagne-dim);background:rgba(198,166,103,.09)}
.dark .badge{border-color:var(--hair-dark);color:rgba(244,241,236,.7)}
.rcard .badge{border-color:rgba(244,241,236,.42);color:var(--cream);background:rgba(11,11,12,.42);backdrop-filter:blur(3px)}
.rcard .badge.live{border-color:rgba(198,166,103,.75);color:var(--champagne);background:rgba(11,11,12,.5)}
.dark .badge.live{border-color:rgba(198,166,103,.55);color:var(--champagne);background:rgba(198,166,103,.1)}

/* =========================================================================
   FORM
   ========================================================================= */
.formband{background:var(--panel-2)}
.formgrid{display:grid;gap:clamp(32px,4vw,64px)}
@media(min-width:940px){.formgrid{grid-template-columns:1fr 1.05fr;align-items:start}}
.formcard{background:var(--cream);padding:clamp(24px,3.4vw,42px)}
.field{margin-bottom:16px}
.field label{display:block;font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--body);margin-bottom:8px}
.field input,.field select{
  width:100%;padding:14px 14px;min-height:50px;
  font-family:var(--sans);font-weight:300;font-size:15px;color:var(--ink);
  background:var(--paper);border:1px solid var(--hair);border-radius:0;
  transition:border-color .3s var(--ease),box-shadow .3s var(--ease)
}
.field input:focus,.field select:focus{outline:none;border-color:var(--champagne);box-shadow:0 0 0 3px rgba(198,166,103,.16)}
.field input::placeholder{color:#A8A49D}
.field select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--body) 50%),linear-gradient(135deg,var(--body) 50%,transparent 50%);background-position:calc(100% - 19px) 22px,calc(100% - 14px) 22px;background-size:5px 5px,5px 5px;background-repeat:no-repeat}
.field .req{color:var(--champagne-dim);margin-left:2px}
.field.err input,.field.err select{border-color:#A33A2B;background:#FFF9F8}
.field.err input:focus{box-shadow:0 0 0 3px rgba(163,58,43,.14)}
.field .msg{
  font-size:12.5px;line-height:1.45;color:#A33A2B;margin-top:7px;
  display:none;align-items:flex-start;gap:6px
}
.field.err .msg{display:flex;animation:msgIn .3s var(--ease)}
.field.err .msg::before{
  content:'!';flex:none;width:15px;height:15px;margin-top:1px;border:1px solid #A33A2B;border-radius:50%;
  font-size:10px;line-height:13px;text-align:center;font-weight:500
}
@keyframes msgIn{from{opacity:0;transform:translateY(-3px)}to{opacity:1;transform:none}}
.two{display:grid;gap:16px}
@media(min-width:560px){.two{grid-template-columns:1fr 1fr}}
.consent{font-size:11.5px;line-height:1.55;color:var(--body);margin:14px 0 0}
.formcard .btn{margin-top:20px}
.success{text-align:left}
.success .mark{width:44px;height:44px;border:1px solid var(--champagne);display:grid;place-items:center;color:var(--champagne);margin-bottom:20px;font-size:19px}
.success h3{margin-bottom:12px}
.success p{color:var(--body);font-size:15px}
.success .btn{margin-top:8px}

/* =========================================================================
   PROPERTY SECTION
   ========================================================================= */
.prop{scroll-margin-top:70px}
.prop-hero{position:relative;min-height:clamp(420px,70svh,720px);display:flex;align-items:flex-end;overflow:hidden;background:var(--ink)}
.prop-hero .bg{position:absolute;inset:0}
.prop-hero .bg img{width:100%;height:100%;object-fit:cover;will-change:transform}
.prop-hero .bg::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,11,12,.62) 0%,rgba(11,11,12,.18) 40%,rgba(11,11,12,.86) 100%)}
.prop-hero-in{position:relative;z-index:2;width:100%;padding-top:90px;padding-bottom:clamp(30px,4vw,52px);color:var(--cream)}
.prop-hero h2{color:var(--cream);margin-bottom:14px}
.prop-hero .meta{display:flex;flex-wrap:wrap;gap:10px 18px;align-items:center;margin-bottom:18px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:rgba(244,241,236,.72)}

/* snapshot */
.snapshot{display:grid;grid-template-columns:repeat(2,1fr);gap:26px 18px;border-top:1px solid var(--hair-dark);padding-top:26px;margin-top:26px}
@media(min-width:820px){.snapshot{grid-template-columns:repeat(4,1fr)}}
.snapshot .v{font-family:var(--sans);font-weight:300;font-size:clamp(23px,3vw,34px);line-height:1.05;color:var(--cream);letter-spacing:-.015em}
.snapshot .l{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--champagne);margin-top:8px}

/* body */
.prop-body{background:var(--cream);padding:clamp(52px,7vw,92px) 0}
.prop-grid{display:grid;gap:clamp(32px,4vw,60px)}
@media(min-width:940px){.prop-grid{grid-template-columns:1.15fr .85fr}}
.hl{list-style:none;padding:0;margin:26px 0 0}
.hl li{position:relative;padding:0 0 14px 26px;font-size:15.5px;line-height:1.6;color:var(--ink)}
.hl li::before{content:'';position:absolute;left:0;top:11px;width:12px;height:1px;background:var(--champagne)}
.facts{border-top:1px solid var(--hair)}
.facts .row{display:grid;grid-template-columns:1fr;gap:2px;padding:13px 0;border-bottom:1px solid var(--hair)}
@media(min-width:520px){.facts .row{grid-template-columns:auto 1fr;gap:20px;align-items:baseline}}
.facts dt{font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--body);min-width:150px}
.facts dd{margin:0;font-size:15px;font-weight:400}
@media(min-width:520px){.facts dd{text-align:right}}

/* gallery */
.gal{display:grid;grid-template-columns:repeat(2,1fr);gap:10px;margin-top:clamp(32px,4vw,48px)}
@media(min-width:760px){.gal{grid-template-columns:repeat(4,1fr);gap:12px}}
.gal button{
  position:relative;padding:0;border:0;background:var(--cream-2);overflow:hidden;
  aspect-ratio:4/3;display:block;width:100%
}
.gal button:first-child{grid-column:span 2;aspect-ratio:16/10}
@media(min-width:760px){.gal button:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto;height:100%}}
.gal img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease),filter .5s var(--ease)}
.gal button:hover img{transform:scale(1.05)}
.gal button::after{
  content:'';position:absolute;inset:0;border:1px solid rgba(198,166,103,0);transition:border-color .4s var(--ease)
}
.gal button:hover::after{border-color:rgba(198,166,103,.75)}
.gal .cap{
  position:absolute;left:0;right:0;bottom:0;padding:26px 14px 12px;text-align:left;
  font-size:11.5px;color:#fff;letter-spacing:.02em;
  background:linear-gradient(180deg,transparent,rgba(11,11,12,.8));
  opacity:0;transform:translateY(6px);transition:opacity .4s var(--ease),transform .4s var(--ease)
}
.gal button:hover .cap,.gal button:focus-visible .cap{opacity:1;transform:none}
@media(hover:none){.gal .cap{opacity:1;transform:none}}

/* proximity */
.prox{display:grid;grid-template-columns:1fr;gap:0;margin-top:26px;border-top:1px solid var(--hair)}
@media(min-width:640px){.prox{grid-template-columns:1fr 1fr;column-gap:40px}}
.prox .p{display:flex;justify-content:space-between;align-items:baseline;gap:16px;padding:12px 0;border-bottom:1px solid var(--hair)}
.prox .t{font-family:var(--sans);font-weight:400;font-size:16px;white-space:nowrap}
.prox .d{font-size:13px;color:var(--body);text-align:right}

/* ledger accordion — the signature element */
.ledger{margin-top:clamp(34px,4vw,52px);border-top:1px solid var(--ink)}
.ledger-btn{
  width:100%;display:flex;align-items:center;justify-content:space-between;gap:20px;
  padding:22px 0;background:none;border:0;text-align:left;color:var(--ink)
}
.ledger-btn .t{font-family:var(--serif);font-size:clamp(18px,2vw,22px)}
.ledger-btn .s{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--champagne-dim);display:flex;align-items:center;gap:12px}
.ledger-btn .plus{position:relative;width:14px;height:14px;flex:none}
.ledger-btn .plus::before,.ledger-btn .plus::after{content:'';position:absolute;background:var(--champagne-dim);transition:transform .4s var(--ease),opacity .4s var(--ease)}
.ledger-btn .plus::before{left:0;top:6.5px;width:14px;height:1px}
.ledger-btn .plus::after{left:6.5px;top:0;width:1px;height:14px}
.ledger.open .plus::after{transform:rotate(90deg);opacity:0}
.ledger-panel{max-height:0;overflow:hidden;transition:max-height .6s var(--ease)}
.ledger-inner{padding:6px 0 34px;border-top:1px solid var(--hair)}
.ledger-note{font-size:14px;color:var(--body);max-width:78ch;margin:20px 0 26px}
.lblock{margin-bottom:30px}
.lblock h4{
  font-family:var(--sans);font-weight:500;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;
  color:var(--champagne-dim);margin:0 0 10px;padding-bottom:9px;border-bottom:1px solid var(--hair)
}
.ltable{width:100%;border-collapse:collapse;font-size:14.5px}
.ltable td{padding:10px 0;border-bottom:1px solid var(--hair);vertical-align:top}
.ltable td:first-child{color:var(--body);padding-right:18px;font-weight:300}
.ltable td.n{text-align:right;white-space:nowrap;font-variant-numeric:lining-nums tabular-nums;font-weight:400;width:1%;padding-left:22px}
.ltable tr.tot td{border-bottom:0;border-top:1px solid var(--ink);font-weight:500;color:var(--ink);padding-top:12px}
.ltable thead td{color:var(--champagne-dim);font-size:10px;letter-spacing:.16em;text-transform:uppercase;border-bottom:1px solid var(--hair)}
.lfoot{font-size:11.5px;line-height:1.6;color:#8A8781;border-top:1px solid var(--hair);padding-top:16px}
@media(max-width:560px){
  .ltable,.ltable tbody,.ltable tr,.ltable td{display:block;width:auto}
  .ltable tr{padding:10px 0;border-bottom:1px solid var(--hair)}
  .ltable td{border:0;padding:0}
  .ltable td.n{text-align:left;padding:3px 0 0;font-size:16px}
  .ltable thead{display:none}
  .ltable tr.tot{border-bottom:0;border-top:1px solid var(--ink)}
}

/* per-property CTA strip */
.propcta{
  display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:20px;
  margin-top:clamp(34px,4vw,50px);padding-top:30px;border-top:1px solid var(--ink)
}
.propcta .l{max-width:44ch}
.propcta .l .k{font-family:var(--serif);font-size:clamp(19px,2vw,23px);display:block;margin-bottom:5px}
.propcta .l .s{font-size:13.5px;color:var(--body)}
.propcta .acts{display:flex;flex-wrap:wrap;gap:10px}

/* =========================================================================
   FINAL CTA + FOOTER
   ========================================================================= */
.final{background:var(--panel);text-align:center}
.final h2{max-width:20ch;margin:0 auto 18px}
.final .lede{margin:0 auto 32px;text-align:center}
.final .acts{display:flex;flex-wrap:wrap;gap:12px;justify-content:center}
.foot{background:var(--ink);color:rgba(244,241,236,.5);padding:44px 0 100px;font-size:12px;border-top:1px solid var(--hair-dark)}
@media(min-width:760px){.foot{padding-bottom:44px}}
.foot .top{display:flex;flex-wrap:wrap;gap:20px;justify-content:space-between;align-items:center;padding-bottom:22px;border-bottom:1px solid var(--hair-dark);margin-bottom:22px}
.foot a{color:rgba(244,241,236,.7);text-decoration:none}
.foot a:hover{color:var(--champagne)}
.foot .dis{max-width:100ch;line-height:1.65;color:rgba(244,241,236,.42);font-size:11.5px}

/* =========================================================================
   MOBILE STICKY BAR
   ========================================================================= */
.sticky{
  position:fixed;left:0;right:0;bottom:0;z-index:55;display:grid;grid-template-columns:1fr auto;gap:8px;
  padding:10px 12px calc(10px + env(safe-area-inset-bottom));
  background:rgba(11,11,12,.94);backdrop-filter:blur(12px);border-top:1px solid var(--hair-dark);
  transform:translateY(105%);transition:transform .45s var(--ease)
}
.sticky.show{transform:none}
.sticky .btn{padding:14px 16px;min-height:48px;font-size:11px;letter-spacing:.12em}
.sticky .wa{width:52px;padding:0}
@media(min-width:760px){.sticky{display:none}}

/* =========================================================================
   MODAL + LIGHTBOX
   ========================================================================= */
.modal,.lb{
  position:fixed;inset:0;z-index:90;display:none;align-items:center;justify-content:center;
  padding:16px;background:rgba(11,11,12,.86);backdrop-filter:blur(6px)
}
.modal.open,.lb.open{display:flex;animation:fade .3s var(--ease)}
@keyframes fade{from{opacity:0}to{opacity:1}}
.modal-card{
  position:relative;width:100%;max-width:520px;max-height:92svh;overflow-y:auto;
  background:var(--cream);padding:clamp(24px,4vw,38px);animation:rise .45s var(--ease)
}
@keyframes rise{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}
.modal-card h3{margin-bottom:8px}
.modal-sub{font-size:14px;color:var(--body);margin-bottom:24px}
.x{
  position:absolute;top:12px;right:12px;width:38px;height:38px;border:1px solid var(--hair);
  background:none;color:var(--ink);font-size:17px;line-height:1;display:grid;place-items:center;
  transition:border-color .3s var(--ease),background .3s var(--ease)
}
.x:hover{border-color:var(--ink);background:var(--paper)}
.arows{border-top:1px solid var(--hair)}
.arow{
  display:flex;align-items:baseline;justify-content:space-between;gap:16px;
  padding:14px 0;border-bottom:1px solid var(--hair);text-decoration:none;color:var(--ink);
  transition:padding-left .3s var(--ease),color .3s var(--ease)
}
.arow:hover{padding-left:8px;color:var(--champagne-dim)}
.arow .al{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--body);flex:none}
.arow .av{font-size:15px;text-align:right;word-break:break-word}

.lb-img{max-width:min(1400px,94vw);max-height:82svh;object-fit:contain}
.lb-cap{color:rgba(244,241,236,.75);font-size:12.5px;text-align:center;margin-top:14px;letter-spacing:.04em}
.lb .x{border-color:var(--hair-dark);color:var(--cream)}
.lb .x:hover{background:rgba(244,241,236,.1)}
.lb-nav{
  position:absolute;top:50%;transform:translateY(-50%);width:48px;height:64px;
  background:none;border:1px solid var(--hair-dark);color:var(--cream);font-size:18px;
  transition:background .3s var(--ease),border-color .3s var(--ease)
}
.lb-nav:hover{background:rgba(244,241,236,.1);border-color:var(--champagne)}
.lb-prev{left:12px}.lb-next{right:12px}
@media(max-width:600px){.lb-nav{width:40px;height:52px}}
body.lock{overflow:hidden}

/* =========================================================================
   ACCESSIBILITY / MOTION
   ========================================================================= */
@media(prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important;scroll-behavior:auto!important}
  .rv{opacity:1;transform:none}
  .hero-media img{transform:none;animation:none}
}
.sr{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:-9999px;top:0;z-index:100;background:var(--champagne);color:#0B0B0C;padding:12px 20px}
.skip:focus{left:0}

/* enquiry band detail rail reads better in one column */
#enquire .prox{grid-template-columns:1fr}