:root{--ink:#14100f;--ink2:#1f1917;--maroon:#7b0d12;--gold:#e9b319;--gold2:#f6cf55;--cream:#faf7f2;--sand:#efe9dd;--line:#e6dfd2;--muted:#6f675f;--white:#fff;--r:18px;--sh:0 10px 40px -12px rgba(20,16,15,.25);--ease:cubic-bezier(.2,.7,.2,1)}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font:16px/1.65 'Plus Jakarta Sans',system-ui,sans-serif;color:var(--ink);background:var(--white);overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:'Plus Jakarta Sans',Georgia,serif;font-weight:600;line-height:1.1;letter-spacing:-.01em}
.ic{width:20px;height:20px;flex:none}
.wrap{width:min(1220px,100% - 40px);margin-inline:auto}
.narrow{max-width:820px}
.hp{position:absolute;left:-9999px;opacity:0;height:0}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:14px 26px;border-radius:999px;font:600 15px 'Plus Jakarta Sans',sans-serif;border:1.5px solid transparent;cursor:pointer;transition:transform .3s var(--ease),box-shadow .3s,background .3s,color .3s;white-space:nowrap}
.btn:hover{transform:translateY(-2px)}
.btn-gold{background:var(--gold);color:var(--ink)}.btn-gold:hover{background:var(--gold2);box-shadow:0 12px 28px -8px rgba(233,179,25,.7)}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:var(--maroon)}
.btn-ghost{border-color:rgba(255,255,255,.5);color:#fff}.btn-ghost:hover{background:#fff;color:var(--ink)}
.btn-wa{background:#25d366;color:#fff}.btn-wa:hover{background:#1fb455}
.btn-full{width:100%}

/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:50;transition:background .35s,box-shadow .35s,padding .35s;padding:14px 0}
.hdr-in{display:flex;align-items:center;justify-content:space-between;gap:20px}
.logo img{height:52px;width:auto}
.logo-l{display:none}
.nav{display:flex;align-items:center;gap:6px}
.nav a:not(.btn){padding:9px 15px;border-radius:999px;font-weight:500;font-size:15px;color:#fff;transition:background .25s,color .25s}
.nav a:not(.btn):hover,.nav a.on{background:rgba(255,255,255,.14)}
.nav-cta{padding:11px 22px;margin-left:8px}
.hdr.solid,body:not(.is-home) .hdr{background:rgba(255,255,255,.94);backdrop-filter:blur(14px);box-shadow:0 1px 0 var(--line)}
.hdr.solid,body:not(.is-home) .hdr{padding:9px 0}
.hdr.solid .logo-d,body:not(.is-home) .logo-d{display:none}.hdr.solid .logo-l,body:not(.is-home) .logo-l{display:block}
.hdr.solid .nav a:not(.btn),body:not(.is-home) .nav a:not(.btn){color:var(--ink)}
.hdr.solid .nav a:not(.btn):hover,.hdr.solid .nav a.on,body:not(.is-home) .nav a:not(.btn):hover,body:not(.is-home) .nav a.on{background:var(--sand)}
.burger{display:none;background:none;border:0;color:#fff;cursor:pointer;padding:8px}
.hdr.solid .burger,body:not(.is-home) .burger{color:var(--ink)}
.burger .ic{width:28px;height:28px}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;color:#fff;overflow:hidden;padding:120px 0 90px}
.hero-bg{position:absolute;inset:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;animation:kb 26s ease-in-out infinite alternate}
@keyframes kb{from{transform:scale(1)}to{transform:scale(1.12) translate(-1.5%,-1%)}}
.hero-shade{position:absolute;inset:0;background:linear-gradient(100deg,rgba(14,10,10,.88) 0%,rgba(14,10,10,.55) 55%,rgba(14,10,10,.25) 100%),linear-gradient(0deg,rgba(14,10,10,.7),transparent 45%)}
.hero-in{position:relative}
.eyebrow{display:inline-flex;align-items:center;gap:12px;font:600 12.5px 'Plus Jakarta Sans';letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:20px}
.eyebrow:before{content:"";width:34px;height:1.5px;background:currentColor}
.eyebrow.dark{color:var(--maroon)}
.hero h1{font-size:clamp(46px,7.6vw,98px);max-width:900px;margin-bottom:24px}
.hero h1 em{font-style:italic;color:var(--gold)}
.lead{font-size:clamp(16px,1.5vw,19px);max-width:620px;color:rgba(255,255,255,.82);margin-bottom:34px}
.rise{opacity:0;transform:translateY(30px);animation:rise .9s var(--ease) forwards;animation-delay:var(--d,0ms)}
@keyframes rise{to{opacity:1;transform:none}}
.search{max-width:860px;background:rgba(255,255,255,.97);color:var(--ink);border-radius:26px;padding:12px;box-shadow:0 30px 70px -20px rgba(0,0,0,.6)}
.seg{display:flex;gap:4px;padding:4px 4px 12px}
.seg label{cursor:pointer}.seg input{position:absolute;opacity:0}
.seg span{display:block;padding:8px 20px;border-radius:999px;font-weight:600;font-size:14px;color:var(--muted);transition:.25s}
.seg input:checked+span{background:var(--ink);color:#fff}
.search-row{display:grid;grid-template-columns:1.2fr 1fr .8fr auto;gap:10px;align-items:end}
.fld{display:flex;flex-direction:column;gap:4px;font-size:12px;font-weight:600;color:var(--muted);text-transform:uppercase;letter-spacing:.06em}
.fld select,.fld input{font:500 15px 'Plus Jakarta Sans';color:var(--ink);text-transform:none;letter-spacing:0;padding:13px 14px;border:1.5px solid var(--line);border-radius:14px;background:#fff;width:100%;outline:0;transition:border .2s}
.fld select:focus,.fld input:focus{border-color:var(--gold)}
.scroll-cue{position:absolute;bottom:26px;left:50%;width:26px;height:42px;border:2px solid rgba(255,255,255,.6);border-radius:20px;transform:translateX(-50%)}
.scroll-cue span{position:absolute;left:50%;top:8px;width:4px;height:8px;margin-left:-2px;background:#fff;border-radius:4px;animation:cue 1.8s infinite}
@keyframes cue{0%{opacity:0;transform:translateY(0)}30%{opacity:1}100%{opacity:0;transform:translateY(14px)}}

/* stats */
.stats{background:var(--ink);color:#fff;position:relative;z-index:2}
.stats-in{display:grid;grid-template-columns:repeat(4,1fr);padding:34px 0}
.stat{text-align:center;padding:6px 10px;border-right:1px solid rgba(255,255,255,.1)}.stat:last-child{border:0}
.stat b{display:block;font:600 clamp(34px,4.4vw,52px)/1 'Plus Jakarta Sans',sans-serif;color:var(--gold)}
.stat span{font-size:13px;color:rgba(255,255,255,.65);letter-spacing:.08em;text-transform:uppercase}

/* sections */
.sec{padding:clamp(64px,9vw,120px) 0}.sec-tight{padding:40px 0 90px}
.sec-dark{background:var(--ink2);color:#fff}.sec-cream{background:var(--cream)}
.sec-head{max-width:680px;margin-bottom:46px}
.sec-head h2,.why-txt h2,.two h2{font-size:clamp(34px,4.6vw,56px)}
.sub{color:var(--muted);margin-top:14px;font-size:17px}.sec-dark .sub{color:rgba(255,255,255,.7)}
.center{text-align:center;margin-top:46px}
.page-hero{background:var(--ink) radial-gradient(900px 300px at 80% 0,rgba(233,179,25,.18),transparent 70%);color:#fff;padding:150px 0 64px}
.page-hero h1{font-size:clamp(40px,6vw,72px)}.page-hero .lead{margin:14px 0 0;color:rgba(255,255,255,.7)}.page-hero .btn{margin-top:22px}

/* cards */
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.grid-4{grid-template-columns:repeat(4,1fr)}
.card{display:block;background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);transition:transform .45s var(--ease),box-shadow .45s}
.card:hover{transform:translateY(-8px);box-shadow:var(--sh)}
.card-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--sand)}
.card-img img{width:100%;height:100%;object-fit:cover;transition:transform .9s var(--ease)}
.card:hover .card-img img{transform:scale(1.08)}
.tag{position:absolute;top:14px;left:14px;padding:5px 13px;border-radius:999px;font:600 11.5px 'Plus Jakarta Sans';letter-spacing:.06em;text-transform:uppercase;color:#fff;background:var(--ink)}
.tag-sale{background:var(--maroon)}.tag-rent{background:#0e6b50}.tag-new{background:#1e3a8a}
.tag-feat{left:auto;right:14px;background:var(--gold);color:var(--ink)}
.tag-off{position:static;background:#555}
.card-body{padding:20px 22px 22px}
.card-price{font:600 28px 'Plus Jakarta Sans',sans-serif;color:var(--maroon)}.card-price small{font:500 13px 'Plus Jakarta Sans';color:var(--muted)}
.card h3{font:600 20px/1.3 'Plus Jakarta Sans';letter-spacing:0;margin:4px 0 8px;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
.loc{display:flex;align-items:center;gap:6px;color:var(--muted);font-size:14px}.loc .ic{width:16px;height:16px}
.specs{display:flex;flex-wrap:wrap;gap:8px 16px;list-style:none;margin-top:14px;padding-top:14px;border-top:1px solid var(--line);font-size:13.5px;color:#3b342f}
.specs li{display:flex;align-items:center;gap:6px}.specs .ic{width:16px;height:16px;color:var(--gold)}

/* services */
.svc{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.svc-card{padding:38px 32px;border:1px solid rgba(255,255,255,.12);border-radius:var(--r);transition:.45s var(--ease);background:rgba(255,255,255,.03);display:flex;flex-direction:column;gap:12px}
.svc-card:hover{background:rgba(233,179,25,.08);border-color:var(--gold);transform:translateY(-6px)}
.svc-card .ic{width:38px;height:38px;color:var(--gold)}.svc-card h3{font-size:32px}
.svc-card p{color:rgba(255,255,255,.7);flex:1}.svc-card span{display:inline-flex;gap:8px;align-items:center;color:var(--gold);font-weight:600;font-size:14px}
.svc-card:hover span .ic{transform:translateX(5px)}.svc-card span .ic{width:18px;height:18px;transition:.3s}

/* areas */
.areas{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.area{position:relative;display:flex;flex-direction:column;padding:26px 24px;background:#fff;border:1px solid var(--line);border-radius:var(--r);transition:.4s var(--ease);overflow:hidden}
.area b{font:600 26px 'Plus Jakarta Sans',sans-serif}.area span{font-size:13.5px;color:var(--muted)}
.area .ic{position:absolute;right:20px;bottom:22px;color:var(--gold);transition:.35s}
.area:hover{background:var(--ink);color:#fff;transform:translateY(-4px)}.area:hover span{color:rgba(255,255,255,.65)}.area:hover .ic{transform:translateX(5px)}

/* why */
.why{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
.why-txt p{color:var(--muted);margin:18px 0 26px;font-size:17px}
.why-list{display:grid;gap:18px}
.why-i{display:flex;gap:20px;padding:26px;border:1px solid var(--line);border-radius:var(--r);background:#fff;transition:.4s var(--ease)}
.why-i:hover{border-color:var(--gold);box-shadow:var(--sh);transform:translateX(6px)}
.why-i .ic{width:34px;height:34px;color:var(--maroon)}.why-i h4{font:600 20px 'Plus Jakarta Sans';margin-bottom:4px}.why-i p{color:var(--muted);font-size:15px}
.two{display:grid;grid-template-columns:1fr 1fr;gap:70px}.two .eyebrow{display:inline-flex}

/* cta */
.cta{background:linear-gradient(120deg,var(--maroon),#4d070b);color:#fff;padding:70px 0}
.cta-in{display:flex;justify-content:space-between;align-items:center;gap:30px;flex-wrap:wrap}
.cta h2{font-size:clamp(30px,4vw,48px)}.cta p{color:rgba(255,255,255,.75);margin-top:8px}.cta-b{display:flex;gap:12px;flex-wrap:wrap}

/* listings */
.filters{display:grid;grid-template-columns:1.4fr repeat(5,1fr) auto;gap:12px;align-items:end;padding:18px;background:var(--cream);border:1px solid var(--line);border-radius:22px;margin-bottom:36px}
.pager{display:flex;gap:8px;justify-content:center;margin-top:46px;flex-wrap:wrap}
.pager a{min-width:44px;height:44px;display:grid;place-items:center;border-radius:50%;border:1px solid var(--line);font-weight:600;transition:.25s}
.pager a:hover,.pager a.on{background:var(--ink);color:#fff;border-color:var(--ink)}
.empty{text-align:center;padding:70px 20px;border:1.5px dashed var(--line);border-radius:var(--r)}.empty h3{font-size:32px;margin-bottom:8px}.empty p{color:var(--muted);margin-bottom:22px}

/* detail */
.detail-top{padding:120px 0 10px}
.crumb{font-size:13.5px;color:var(--muted);margin-bottom:18px}.crumb a:hover{color:var(--maroon)}
.detail-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;margin-bottom:26px}
.tags{display:flex;gap:8px;margin-bottom:12px}.tags .tag{position:static}
.detail-head h1{font-size:clamp(32px,4.4vw,54px);margin-bottom:8px}
.detail-price{font:600 clamp(34px,4vw,48px) 'Plus Jakarta Sans',sans-serif;color:var(--maroon);text-align:right}.detail-price small{font:500 15px 'Plus Jakarta Sans';color:var(--muted)}.detail-price span{display:block;font:500 14px 'Plus Jakarta Sans';color:var(--muted)}
.gallery{display:grid;gap:10px;grid-template-columns:2fr 1fr 1fr;grid-template-rows:230px 230px;border-radius:22px;overflow:hidden}
.g-i{position:relative;border:0;padding:0;background:var(--sand);cursor:zoom-in;overflow:hidden}
.g-i img,.g-main img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}.g-i:hover img{transform:scale(1.06)}
.g-main{grid-row:span 2}
.g1{grid-template-columns:1fr}.g1 .g-main{grid-row:auto;height:min(520px,60vw)}
.g2{grid-template-columns:2fr 1fr;grid-template-rows:460px}.g2 .g-main{grid-row:auto}
.g3{grid-template-columns:2fr 1fr;grid-template-rows:230px 230px}
.g4{grid-template-columns:2fr 1fr 1fr}
.more{position:absolute;inset:0;background:rgba(14,10,10,.6);color:#fff;display:grid;place-items:center;font:600 18px 'Plus Jakarta Sans'}
.detail-grid{display:grid;grid-template-columns:1fr 380px;gap:50px;align-items:start}
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:14px;margin-bottom:38px}
.facts div{padding:18px;border:1px solid var(--line);border-radius:16px;background:var(--cream);display:flex;flex-direction:column;gap:2px}
.facts .ic{color:var(--gold);margin-bottom:6px}.facts span{font-size:12px;color:var(--muted);text-transform:uppercase;letter-spacing:.07em}.facts b{font-weight:600}
.detail-main h2{font-size:36px;margin-bottom:14px}
.prose{color:#3b342f;font-size:16.5px}.prose p{margin-bottom:1em}
.terms li{margin:0 0 18px 20px}
.detail-side{position:sticky;top:96px}
.enq{padding:28px;border:1px solid var(--line);border-radius:22px;box-shadow:var(--sh);background:#fff;display:flex;flex-direction:column;gap:12px}
.enq h3{font-size:30px}.enq p{color:var(--muted);font-size:14.5px;margin-top:-6px}
.enq form,.cform{display:flex;flex-direction:column;gap:12px}
input,textarea,select{font:inherit}
.enq input,.enq textarea,.cform input,.cform textarea{padding:14px 16px;border:1.5px solid var(--line);border-radius:14px;outline:0;width:100%;resize:vertical;transition:border .2s;background:#fff}
.enq input:focus,.enq textarea:focus,.cform input:focus,.cform textarea:focus{border-color:var(--gold)}
.enq-or{display:flex;align-items:center;gap:12px;color:var(--muted);font-size:13px}.enq-or:before,.enq-or:after{content:"";flex:1;height:1px;background:var(--line)}
.mbar{display:none}

/* lightbox */
.lb{position:fixed;inset:0;z-index:100;background:rgba(10,8,8,.94);display:grid;place-items:center}
.lb[hidden]{display:none}
.lb img{max-width:92vw;max-height:86vh;border-radius:10px;animation:fadein .35s}
@keyframes fadein{from{opacity:0;transform:scale(.97)}}
.lb button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;width:52px;height:52px;border-radius:50%;font-size:30px;cursor:pointer;display:grid;place-items:center;transition:.25s}.lb button:hover{background:var(--gold);color:var(--ink)}
.lb-x{top:20px;right:20px}.lb-p{left:20px}.lb-n{right:20px}#lb-c{position:absolute;bottom:20px;color:#fff;font-size:14px}

/* contact */
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:56px;align-items:start}
.cinfo{display:grid;gap:18px}
.ci{display:flex;gap:18px;padding:24px;border:1px solid var(--line);border-radius:var(--r);background:var(--cream)}
.ci .ic{width:30px;height:30px;color:var(--maroon)}.ci h4{font:600 19px 'Plus Jakarta Sans';margin-bottom:4px}.ci a,.ci p{display:block;color:#3b342f}.ci a:hover{color:var(--maroon)}
.cform{padding:34px;border:1px solid var(--line);border-radius:24px;box-shadow:var(--sh)}.cform h3{font-size:34px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.mapwrap iframe{width:100%;height:420px;border:0;display:block;filter:grayscale(.3)}

/* footer */
.ftr{background:var(--ink);color:rgba(255,255,255,.72);padding-top:70px}
.ftr-grid{display:grid;grid-template-columns:1.3fr 1fr 1.2fr 1.3fr;gap:40px;padding-bottom:50px}
.ftr h4{font:600 13px 'Plus Jakarta Sans';letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:16px}
.ftr a,.ftr p{display:block;margin-bottom:9px;font-size:15px}.ftr a:hover{color:var(--gold)}
.ftr-about{margin-top:18px!important;max-width:320px}
.ftr-bot{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;padding:22px 0;border-top:1px solid rgba(255,255,255,.1);font-size:13.5px}
.wa-float{position:fixed;right:22px;bottom:22px;z-index:60;width:58px;height:58px;border-radius:50%;background:#25d366;color:#fff;display:grid;place-items:center;box-shadow:0 12px 30px -6px rgba(37,211,102,.7);transition:.3s}
.wa-float:hover{transform:scale(1.1)}.wa-float .ic{width:30px;height:30px}
.wa-float:before{content:"";position:absolute;inset:0;border-radius:50%;background:#25d366;z-index:-1;animation:pulse 2.4s infinite}
@keyframes pulse{0%{transform:scale(1);opacity:.6}100%{transform:scale(1.7);opacity:0}}
.toast{position:fixed;top:92px;left:50%;transform:translateX(-50%);z-index:90;padding:14px 26px;border-radius:14px;background:#0e6b50;color:#fff;font-weight:500;box-shadow:var(--sh);animation:rise .5s var(--ease)}
.toast-err{background:#b3261e}

/* reveal */
.reveal{opacity:0;transform:translateY(34px);transition:opacity .8s var(--ease),transform .8s var(--ease);transition-delay:var(--d,0ms)}
.reveal.in{opacity:1;transform:none}
.card.reveal.in{transition:opacity .8s var(--ease) var(--d,0ms),transform .45s var(--ease),box-shadow .45s}

@media(max-width:1020px){
 .grid,.grid-4{grid-template-columns:repeat(2,1fr)}.svc{grid-template-columns:1fr}.areas{grid-template-columns:repeat(2,1fr)}
 .why,.two,.contact-grid{grid-template-columns:1fr;gap:36px}.detail-grid{grid-template-columns:1fr}.detail-side{position:static}
 .filters{grid-template-columns:1fr 1fr 1fr}.filters .btn{grid-column:1/-1}.ftr-grid{grid-template-columns:1fr 1fr}
 .search-row{grid-template-columns:1fr 1fr}.search-row .btn{grid-column:1/-1}
}
@media(max-width:860px){
 .burger{display:block}
 .nav{position:fixed;inset:0 0 auto;top:0;flex-direction:column;align-items:stretch;gap:2px;padding:84px 20px 24px;background:var(--ink);transform:translateY(-105%);transition:transform .45s var(--ease);z-index:-1;box-shadow:0 30px 60px rgba(0,0,0,.4)}
 .nav.open{transform:none}
 .nav a:not(.btn){color:#fff!important;font-size:18px;padding:13px 16px}.nav a.on{background:rgba(255,255,255,.1)!important}
 .nav-cta{margin:12px 0 0;padding:15px}
 .hdr.open{background:var(--ink)!important}.hdr.open .logo-d{display:block!important}.hdr.open .logo-l{display:none!important}.hdr.open .burger{color:#fff!important}
 .stats-in{grid-template-columns:repeat(2,1fr);row-gap:18px}.stat:nth-child(2){border:0}
}
@media(max-width:640px){
 .grid,.grid-4{grid-template-columns:1fr}.areas{grid-template-columns:1fr 1fr}.filters{grid-template-columns:1fr 1fr}.filters .fld:first-child{grid-column:1/-1}
 .hero{padding-top:110px}.search{border-radius:22px}.seg span{padding:8px 14px}.search-row{grid-template-columns:1fr 1fr}
 .row2{grid-template-columns:1fr}.ftr-grid{grid-template-columns:1fr}.logo img{height:44px}
 .gallery,.g2,.g3,.g4,.g5{grid-template-columns:1fr 1fr;grid-template-rows:260px 130px 130px}.g-main{grid-column:1/-1;grid-row:auto}
 .g1{grid-template-columns:1fr;grid-template-rows:none}.g2{grid-template-rows:260px 130px}.g3,.g4,.g5{grid-template-rows:260px 130px;grid-auto-rows:130px}
 .detail-price{text-align:left}.mbar{display:flex;gap:10px;position:fixed;inset:auto 0 0;z-index:55;padding:10px 14px;background:#fff;border-top:1px solid var(--line)}.mbar .btn{flex:1;padding:13px}
 .wa-float{bottom:84px;right:16px;width:52px;height:52px}body{padding-bottom:0}
 .cform{padding:24px}.ci{padding:18px}
}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.reveal,.rise{opacity:1;transform:none}}