/* ============================================================
   BRIGHTIME UK — Design System v1.0
   Premium Real Estate × Architectural Editorial × Refined Glass
   Brand anchor: Brightime Red (#E3242B family) + charcoal + warm neutrals
   ============================================================ */

/* ---------- Tokens: LIGHT (default) ---------- */
:root {
  color-scheme: light dark;

  --bg:            #F6F3EE;   /* warm off-white */
  --bg-raised:     #FFFFFF;
  --bg-sunken:     #EDE9E2;
  --ink:           #1A1B1D;   /* charcoal type */
  --ink-2:         #52565B;
  --ink-3:         #83888E;
  --line:          rgba(26,27,29,.12);
  --line-strong:   rgba(26,27,29,.22);

  --accent:        #C81E27;   /* Brightime red — AA on light for buttons w/ white */
  --btn-red:       #C81E27;   /* solid button surface — white label ≥ 4.5:1 */
  --accent-ink:    #A31620;   /* red as text on light */
  --accent-soft:   rgba(200,30,39,.08);
  --gold:          #8A6D2B;   /* muted metallic, small caps / numbers */

  --glass-bg:      rgba(255,255,255,.62);
  --glass-bg-2:    rgba(255,255,255,.78);
  --glass-line:    rgba(26,27,29,.10);
  --glass-shadow:  0 18px 50px -22px rgba(26,27,29,.28), 0 2px 8px rgba(26,27,29,.06);
  --glass-blur:    16px;

  --hero-scrim-1:  rgba(20,18,16,.62);
  --hero-scrim-2:  rgba(20,18,16,.18);

  --ok:            #1E7F4F;

  /* type */
  --f-display: "Fraunces", Georgia, serif;
  --f-ui: "Manrope", -apple-system, "Segoe UI", Arial, sans-serif;

  /* radius / space / motion */
  --r-sm: 6px; --r-md: 12px; --r-lg: 18px; --r-pill: 999px;
  --ease:  cubic-bezier(.22,1,.36,1);
  --dur:   .55s;

  --wrap: 1240px;
  --wrap-wide: 1440px;
  --nav-h: 76px;
}

/* ---------- Tokens: DARK ---------- */
[data-theme="dark"] {
  --bg:            #0C0E10;   /* deep charcoal */
  --bg-raised:     #14171A;
  --bg-sunken:     #101215;
  --ink:           #F1EEE7;   /* warm white */
  --ink-2:         #ADB2B8;
  --ink-3:         #7A8087;
  --line:          rgba(241,238,231,.11);
  --line-strong:   rgba(241,238,231,.20);

  --accent:        #E8404B;   /* brighter red that survives dark surfaces */
  --btn-red:       #D42733;   /* button surface: white label ≥4.5:1 on dark */
  --accent-ink:    #F26B74;   /* red as text on dark — AA */
  --accent-soft:   rgba(232,64,75,.10);
  --gold:          #C9AC74;   /* muted brass */

  --glass-bg:      rgba(20,23,26,.58);
  --glass-bg-2:    rgba(20,23,26,.78);
  --glass-line:    rgba(241,238,231,.12);
  --glass-shadow:  0 24px 60px -28px rgba(0,0,0,.7), 0 2px 10px rgba(0,0,0,.35);

  --hero-scrim-1:  rgba(5,6,7,.72);
  --hero-scrim-2:  rgba(5,6,7,.25);
}

/* ---------- Base ---------- */
*,*::before,*::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *,*::before,*::after { animation-duration:.01ms !important; animation-iteration-count:1 !important; transition-duration:.01ms !important; }
}
body {
  margin: 0;
  font-family: var(--f-ui);
  font-size: 16px; line-height: 1.65;
  color: var(--ink);
  background: var(--bg);
  font-variant-ligatures: common-ligatures;
  -webkit-font-smoothing: antialiased;
  transition: background-color .4s var(--ease), color .4s var(--ease);
}
img { max-width: 100%; display: block; }
a { color: inherit; }
button { font: inherit; cursor: pointer; }
::selection { background: var(--accent); color: #fff; }

:focus-visible {
  outline: 2px solid var(--accent);
  outline-offset: 3px;
  border-radius: 2px;
}

.skip-link {
  position: fixed; left: 1rem; top: -4rem; z-index: 200;
  background: var(--ink); color: var(--bg);
  padding: .7rem 1.1rem; border-radius: var(--r-sm);
  transition: top .2s;
}
.skip-link:focus { top: 1rem; }

/* ---------- Layout ---------- */
.wrap { width: min(var(--wrap), 100% - 2.5rem); margin-inline: auto; }
.wrap-wide { width: min(var(--wrap-wide), 100% - 2rem); margin-inline: auto; }
section { position: relative; }
.section { padding: clamp(4rem, 9vw, 7.5rem) 0; }
.section--tight { padding: clamp(2.5rem, 5vw, 4rem) 0; }

/* ---------- Typography ---------- */
.display, h1.h-display {
  font-family: var(--f-display);
  font-weight: 450; letter-spacing: -.022em; line-height: 1.02;
  font-size: clamp(2.6rem, 6.8vw, 5.4rem);
  margin: 0;
  font-variation-settings: "opsz" 100;
}
h2, .h2 {
  font-family: var(--f-display);
  font-weight: 480; letter-spacing: -.018em; line-height: 1.08;
  font-size: clamp(1.9rem, 3.6vw, 3rem);
  margin: 0;
}
h3, .h3 { font-family: var(--f-display); font-weight: 520; font-size: clamp(1.25rem, 1.9vw, 1.6rem); line-height: 1.2; margin: 0; }
h4 { font-family: var(--f-ui); font-weight: 700; font-size: 1.02rem; letter-spacing: -.01em; margin: 0; }
.lead { font-size: clamp(1.02rem, 1.35vw, 1.18rem); color: var(--ink-2); max-width: 58ch; }
.small { font-size: .875rem; }
.muted { color: var(--ink-2); }
.faint { color: var(--ink-3); }

.eyebrow {
  display: inline-flex; align-items: center; gap: .6rem;
  font-size: .72rem; font-weight: 700;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--gold);
}
.eyebrow::before { content: ""; width: 26px; height: 1px; background: currentColor; }

.num-label { font-family: var(--f-display); color: var(--gold); font-size: .95rem; letter-spacing: .05em; }

/* hairline rule */
.rule { border: 0; border-top: 1px solid var(--line); margin: 0; }

/* ---------- Buttons ---------- */
.btn {
  --btn-py: .85rem;
  display: inline-flex; align-items: center; justify-content: center; gap: .55em;
  padding: var(--btn-py) 1.55rem;
  border-radius: var(--r-pill);
  border: 1px solid transparent;
  font-weight: 700; font-size: .9rem; letter-spacing: .02em;
  text-decoration: none; line-height: 1;
  transition: transform .35s var(--ease), box-shadow .35s var(--ease), background-color .35s, color .35s, border-color .35s;
  will-change: transform;
}
.btn:hover { transform: translateY(-2px); }
.btn:active { transform: translateY(0); }
.btn .arr { transition: transform .35s var(--ease); }
.btn:hover .arr { transform: translateX(4px); }

.btn--solid { background: var(--btn-red); color: #fff; box-shadow: 0 10px 30px -12px color-mix(in srgb, var(--accent) 70%, transparent); }
.btn--solid:hover { background: color-mix(in srgb, var(--btn-red) 85%, #000); }
.btn--ghost { border-color: var(--line-strong); color: var(--ink); }
.btn--ghost:hover { border-color: var(--ink); }
.btn--glass { background: var(--glass-bg); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); border-color: var(--glass-line); color: var(--ink); }
.btn--light { background: #fff; color: #17181a; }
.btn--light:hover { background: #f0ede6; }
.btn--sm { --btn-py: .6rem; font-size: .8rem; padding-inline: 1.1rem; }

/* text link with animated underline/arrow */
.tlink {
  display: inline-flex; align-items: center; gap: .45em; vertical-align: middle;
  font-weight: 700; font-size: .88rem; letter-spacing: .02em; line-height: 1.1;
  color: var(--accent-ink); text-decoration: none;
}
.tlink .arr { transition: transform .3s var(--ease); }
.tlink:hover .arr { transform: translateX(5px); }

/* ---------- Glass ---------- */
.glass {
  background: var(--glass-bg);
  -webkit-backdrop-filter: blur(var(--glass-blur)) saturate(1.3);
  backdrop-filter: blur(var(--glass-blur)) saturate(1.3);
  border: 1px solid var(--glass-line);
  box-shadow: var(--glass-shadow);
  border-radius: var(--r-lg);
}
.glass--flat { box-shadow: none; }
@supports not ((backdrop-filter: blur(2px)) or (-webkit-backdrop-filter: blur(2px))) {
  .glass, .nav-glass, .search-panel { background: var(--glass-bg-2); }
}

/* surface card (non-glass, architectural) */
.surface {
  background: var(--bg-raised);
  border: 1px solid var(--line);
  border-radius: var(--r-lg);
}

/* ---------- Section headers ---------- */
.sec-head { display: grid; gap: 1rem; margin-bottom: clamp(2.2rem, 5vw, 3.6rem); }
.sec-head--row { grid-template-columns: 1fr auto; align-items: end; }
@media (max-width: 780px) { .sec-head--row { grid-template-columns: 1fr; } }
.sec-head p.lead { margin: 0; }

/* ---------- Scroll progress ---------- */
.progress { position: fixed; inset: 0 auto auto 0; height: 2px; width: 0; background: var(--accent); z-index: 60; }

/* ============================================================
   NAVIGATION — floating glass bar
   ============================================================ */
.site-header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 90;
  padding: max(.75rem, env(safe-area-inset-top)) 0 0;
  transition: padding .4s var(--ease);
}
body.scrolled .site-header { padding-top: .45rem; }
.nav-glass {
  width: min(var(--wrap-wide), 100% - 1.25rem);
  margin-inline: auto;
  display: flex; align-items: center; gap: .5rem;
  padding: .55rem .65rem .55rem .9rem;
  border-radius: var(--r-pill);
  background: var(--glass-bg);
  -webkit-backdrop-filter: blur(var(--glass-blur)) saturate(1.4);
  backdrop-filter: blur(var(--glass-blur)) saturate(1.4);
  border: 1px solid var(--glass-line);
  box-shadow: 0 12px 40px -18px rgba(0,0,0,.35);
  transition: padding .35s var(--ease), box-shadow .35s var(--ease), background .35s;
}
body.scrolled .nav-glass { padding-block: .32rem; box-shadow: 0 14px 44px -16px rgba(0,0,0,.45); }

.brand { display: flex; align-items: center; gap: .6rem; text-decoration: none; margin-right: auto; }
.brand img.logo-lockup { height: 34px; width: auto; transition: filter .35s; }
[data-theme="dark"] .brand img.logo-lockup { filter: invert(1) hue-rotate(180deg); }
.brand img.logo-mark { height: 34px; width: 34px; border-radius: var(--r-sm); }

.nav-links { display: flex; align-items: center; gap: .15rem; list-style: none; margin: 0; padding: 0; }
.nav-links a {
  display: block; padding: .55rem .95rem; border-radius: var(--r-pill);
  font-size: .86rem; font-weight: 600; letter-spacing: .02em; text-decoration: none;
  color: var(--ink); position: relative;
  transition: background .25s, color .25s;
}
.nav-links a:hover { background: var(--accent-soft); color: var(--accent-ink); }
.nav-links a[aria-current="page"] { color: var(--accent-ink); }
.nav-links a[aria-current="page"]::after {
  content: ""; position: absolute; left: 50%; bottom: .28rem; transform: translateX(-50%);
  width: 4px; height: 4px; border-radius: 50%; background: currentColor;
}
.nav-cta { display: flex; align-items: center; gap: .4rem; }

/* theme toggle */
.theme-toggle {
  position: relative; width: 62px; height: 32px; border-radius: var(--r-pill);
  border: 1px solid var(--line); background: var(--bg-sunken);
  display: inline-flex; align-items: center; padding: 3px;
  transition: background .3s;
}
.theme-toggle .knob {
  width: 24px; height: 24px; border-radius: 50%;
  background: var(--ink); color: var(--bg);
  display: grid; place-items: center;
  transition: transform .45s var(--ease), background .3s;
}
.theme-toggle .knob svg { width: 13px; height: 13px; }
[data-theme="dark"] .theme-toggle .knob { transform: translateX(30px); background: var(--accent); color: #fff; }
.theme-toggle .t-sun, .theme-toggle .t-moon { position: absolute; top: 50%; transform: translateY(-50%); color: var(--ink-3); }
.theme-toggle .t-sun { right: 9px; } .theme-toggle .t-moon { left: 9px; }
[data-theme="dark"] .theme-toggle .t-sun { color: transparent; }
[data-theme="light"] .theme-toggle .t-moon, :root:not([data-theme]) .theme-toggle .t-moon { display: none; }
[data-theme="dark"] .theme-toggle .t-moon { display: block; color: var(--ink-3); }
.theme-toggle .t-moon { display: none; }
.theme-toggle .t-sun svg { width: 15px; height: 15px; display: block; }
[data-theme="dark"] .theme-toggle .t-moon svg { width: 13px; height: 13px; display: block; }

/* mobile menu button */
.menu-btn {
  display: none; width: 42px; height: 42px; border-radius: var(--r-pill);
  border: 1px solid var(--line); background: transparent; color: var(--ink);
  place-items: center;
}
.menu-btn span, .menu-btn span::before, .menu-btn span::after {
  content: ""; display: block; width: 16px; height: 1.6px; background: currentColor;
  border-radius: 2px; transition: transform .35s var(--ease), opacity .2s;
  position: relative;
}
.menu-btn span::before { position: absolute; top: -5.5px; }
.menu-btn span::after { position: absolute; top: 5.5px; }
body.menu-open .menu-btn span { background: transparent; }
body.menu-open .menu-btn span::before { transform: translateY(5.5px) rotate(45deg); }
body.menu-open .menu-btn span::after { transform: translateY(-5.5px) rotate(-45deg); }

/* fullscreen editorial mobile menu */
.mobile-menu {
  position: fixed; inset: 0; z-index: 85;
  background: var(--bg);
  display: grid; grid-template-rows: auto 1fr auto;
  padding: calc(var(--nav-h) + 2.2rem) 1.6rem 2rem;
  clip-path: inset(0 0 100% 0);
  transition: clip-path .55s var(--ease);
  visibility: hidden;
}
body.menu-open .mobile-menu { clip-path: inset(0 0 0 0); visibility: visible; }
.mobile-menu ol { list-style: none; counter-reset: mm; margin: 0; padding: 0; display: grid; align-content: start; gap: .2rem; }
.mobile-menu a {
  display: grid; grid-template-columns: auto 1fr auto; align-items: baseline; gap: .9rem;
  font-family: var(--f-display); font-size: clamp(2rem, 9vw, 2.8rem); font-weight: 470;
  text-decoration: none; padding: .5rem 0; border-bottom: 1px solid var(--line);
  opacity: 0; transform: translateY(14px);
  transition: opacity .4s var(--ease), transform .4s var(--ease), color .25s;
}
body.menu-open .mobile-menu a { opacity: 1; transform: none; transition-delay: calc(var(--i, 0) * 55ms + 120ms); }
.mobile-menu li { counter-increment: mm; }
.mobile-menu a::before { content: "0" counter(mm); font-family: var(--f-ui); font-size: .68rem; color: var(--gold); letter-spacing: .12em; }
.mobile-menu a .arr { align-self: center; color: var(--ink-3); font-size: 1rem; }
.mobile-menu a:hover { color: var(--accent-ink); }
.mobile-menu .mm-foot { display: flex; flex-wrap: wrap; gap: .6rem 1.2rem; align-items: center; color: var(--ink-2); font-size: .85rem; }

@media (max-width: 1020px) {
  .nav-links, .nav-cta .btn { display: none; }
  .menu-btn { display: grid; }
}

/* ============================================================
   HERO
   ============================================================ */
.hero {
  position: relative; min-height: 92svh;
  display: flex; align-items: flex-end;
  color: #fff; overflow: clip;
  isolation: isolate;
}
.hero-media, .hero-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.hero::after {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(to top, var(--hero-scrim-1) 0%, var(--hero-scrim-2) 60%, rgba(20,18,16,.28) 100%);
}
.hero-inner { width: min(var(--wrap), 100% - 2.5rem); margin-inline: auto; padding: 8.5rem 0 clamp(2.5rem, 6vh, 4.5rem); display: grid; gap: 1.6rem; }
.hero-eyebrow { color: #E7BE86; }
.hero h1 { text-wrap: balance; }
.hero h1 em { font-style: italic; font-weight: 380; color: #f3d9b8; }
.hero-sub { max-width: 46ch; color: rgba(255,255,255,.82); font-size: clamp(1rem, 1.3vw, 1.12rem); }
.hero-actions { display: flex; flex-wrap: wrap; gap: .7rem; }
.hero-side {
  position: absolute; right: 1.6rem; bottom: 3rem; display: grid; gap: .9rem; justify-items: center;
  color: rgba(255,255,255,.7); font-size: .68rem; letter-spacing: .25em; text-transform: uppercase;
}
.hero-side .line { width: 1px; height: 64px; background: linear-gradient(rgba(255,255,255,.7), transparent); position: relative; overflow: hidden; }
.hero-side .line::after { content: ""; position: absolute; inset: 0; background: #fff; animation: drip 2.4s var(--ease) infinite; }
@keyframes drip { 0% { transform: translateY(-100%);} 55%,100% { transform: translateY(100%);} }
@media (max-width: 780px) { .hero-side { display: none; } .hero { min-height: 100svh; } }

.scroll-cue { position: absolute; left: 50%; bottom: 1.2rem; transform: translateX(-50%); display: grid; justify-items: center; gap: .4rem; color: rgba(255,255,255,.65); font-size: .62rem; letter-spacing: .3em; text-transform: uppercase; }
.scroll-cue .mouse { width: 20px; height: 32px; border: 1.5px solid currentColor; border-radius: var(--r-pill); position: relative; }
.scroll-cue .mouse::after { content: ""; position: absolute; left: 50%; top: 6px; width: 2.5px; height: 6px; margin-left: -1.25px; border-radius: 2px; background: currentColor; animation: cue 1.8s var(--ease) infinite; }
@keyframes cue { 0% { transform: translateY(0); opacity: 1;} 70% { transform: translateY(9px); opacity: 0;} 100% { opacity: 0;} }
@media (max-width: 780px) { .scroll-cue { display: none; } }

/* ---------- Search panel ---------- */
.search-panel { margin-top: .4rem; padding: .8rem; border-radius: var(--r-lg); }
.search-form { display: grid; grid-template-columns: auto 1.4fr 1.2fr .8fr .9fr auto; gap: .45rem; align-items: stretch; }
.search-field { display: grid; gap: .1rem; padding: .5rem .85rem; border-radius: var(--r-md); background: rgba(6,8,9,.62); border: 1px solid rgba(255,255,255,.24); }
.hero .search-field { background: rgba(6,8,9,.62); border-color: rgba(255,255,255,.24); }
.search-field label { font-size: .62rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; color: rgba(255,255,255,.85); }
.search-field select {
  appearance: none; border: 0; background: transparent; padding: 0; margin: 0;
  font: inherit; font-size: .9rem; font-weight: 700; color: #fff; outline-offset: 2px; text-shadow: 0 1px 6px rgba(0,0,0,.4);
  background-image: url("data:image/svg+xml,%3Csvg width='8' height='5' viewBox='0 0 8 5' fill='none' xmlns='http://www.w3.org/2000/svg'%3E%3Cpath d='M1 1l3 3 3-3' stroke='%23ffffff' stroke-opacity='.65' stroke-width='1.4'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right center; padding-right: 14px;
  cursor: pointer;
}
.search-field select option { color: #17181a; }
.seg {
  display: flex; align-self: stretch; padding: .35rem; gap: .2rem; border-radius: var(--r-md);
  background: rgba(6,8,9,.62); border: 1px solid rgba(255,255,255,.24);
}
.seg button {
  flex: 1; border: 0; border-radius: 8px; padding: .45rem .9rem;
  background: transparent; color: rgba(255,255,255,.72); font-weight: 700; font-size: .8rem;
  transition: background .25s, color .25s;
}
.seg button[aria-pressed="true"] { background: #fff; color: #17181a; }
.search-submit { border: 0; border-radius: var(--r-md); background: var(--btn-red); color: #fff; font-weight: 800; font-size: .86rem; letter-spacing: .04em; padding: 0 1.5rem; display: inline-flex; align-items: center; gap: .5rem; transition: background .25s, transform .25s var(--ease); }
.search-submit:hover { background: color-mix(in srgb, var(--accent) 85%, #000); transform: translateY(-1px); }
.search-note { grid-column: 1 / -1; font-size: .74rem; color: rgba(255,255,255,.82); padding: .15rem .6rem 0; }
.search-note a { color: #fff; text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 1020px) { .search-form { grid-template-columns: 1fr 1fr; } .search-submit { grid-column: 1 / -1; padding-block: .85rem; } }
@media (max-width: 560px) { .search-form { grid-template-columns: 1fr; } }

/* ---------- Ticker strip ---------- */
.ticker { border-block: 1px solid var(--line); background: var(--bg-raised); overflow: hidden; }
.ticker-track { display: flex; gap: 0; width: max-content; animation: ticker 38s linear infinite; }
@media (prefers-reduced-motion: reduce) { .ticker-track { animation: none; } }
@keyframes ticker { to { transform: translateX(-50%); } }
.ticker-item { display: inline-flex; align-items: center; gap: .9rem; padding: .85rem 1.9rem; font-size: .78rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-2); white-space: nowrap; }
.ticker-item .dot { width: 5px; height: 5px; background: var(--accent); border-radius: 50%; }

/* ============================================================
   PROPERTY CARDS — editorial catalogue
   ============================================================ */
.prop-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.4rem; }
@media (max-width: 1020px) { .prop-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .prop-grid { grid-template-columns: 1fr; } }

.prop-card {
  position: relative; display: flex; flex-direction: column;
  border-radius: var(--r-lg); overflow: hidden;
  background: var(--bg-raised); border: 1px solid var(--line);
  transition: transform .5s var(--ease), box-shadow .5s var(--ease), border-color .3s;
}
.prop-card:hover { transform: translateY(-6px); box-shadow: 0 30px 60px -30px rgba(0,0,0,.4); border-color: var(--line-strong); }
.prop-media { position: relative; aspect-ratio: 4/3.1; overflow: hidden; }
.prop-media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.prop-card:hover .prop-media img { transform: scale(1.055); }
.prop-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(8,9,10,.55), transparent 45%); }
.badge {
  position: absolute; z-index: 2; top: .9rem; left: .9rem;
  padding: .32rem .8rem; border-radius: var(--r-pill);
  font-size: .64rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase;
  background: rgba(8,9,10,.55); color: #fff; border: 1px solid rgba(255,255,255,.25);
  -webkit-backdrop-filter: blur(8px); backdrop-filter: blur(8px);
}
.badge--sale { background: var(--btn-red); border-color: transparent; }
.badge--let { background: #0F62FEaa; }
.prop-pricechip {
  position: absolute; z-index: 2; right: .9rem; bottom: .9rem;
  padding: .45rem .95rem; border-radius: var(--r-md);
  background: var(--glass-bg-2);
  -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px);
  border: 1px solid var(--glass-line);
  color: var(--ink); font-weight: 800; font-size: 1.02rem; letter-spacing: -.01em;
}
.prop-body { display: grid; gap: .35rem; padding: 1.15rem 1.25rem 1.3rem; flex: 1; }
.prop-loc { font-size: .72rem; font-weight: 700; letter-spacing: .16em; text-transform: uppercase; color: var(--gold); }
.prop-title { font-family: var(--f-display); font-size: 1.28rem; font-weight: 500; line-height: 1.15; }
.prop-specs { display: flex; flex-wrap: wrap; gap: .45rem 1.1rem; color: var(--ink-2); font-size: .8rem; font-weight: 600; margin-top: .15rem; }
.prop-specs span { display: inline-flex; align-items: center; gap: .4em; }
.prop-specs svg { width: 15px; height: 15px; color: var(--ink-2); }
.prop-actions { display: flex; gap: .55rem; margin-top: .95rem; flex-wrap: wrap; }
.prop-actions .btn { --btn-py: .62rem; font-size: .78rem; }

/* wide editorial card (rent band / single-feature) */
.prop-feature { display: grid; grid-template-columns: 1.15fr .85fr; min-height: 420px; border-radius: var(--r-lg); overflow: hidden; position: relative; }
.prop-feature .pf-media { position: relative; }
.prop-feature .pf-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.prop-feature .pf-panel { position: relative; display: grid; align-content: center; gap: .8rem; padding: clamp(1.6rem, 4vw, 3.2rem); background: var(--bg-raised); border: 1px solid var(--line); border-left: 0; }
@media (max-width: 880px) { .prop-feature { grid-template-columns: 1fr; } .prop-feature .pf-media { min-height: 260px; } .prop-feature .pf-panel { border-left: 1px solid var(--line); border-top: 0; } }

/* ============================================================
   SERVICES pathways
   ============================================================ */
.svc-list { display: grid; gap: 0; border-top: 1px solid var(--line); }
.svc-row {
  position: relative; display: grid; grid-template-columns: 7.5rem minmax(0,7fr) minmax(0,5fr) auto;
  gap: 1.5rem; align-items: center;
  padding: clamp(1.6rem, 3.4vw, 2.6rem) .6rem;
  border-bottom: 1px solid var(--line);
  text-decoration: none; color: var(--ink);
  transition: background .35s var(--ease);
}
.svc-row:hover { background: var(--bg-raised); }
.svc-row .svc-num { font-family: var(--f-display); font-size: clamp(1.5rem, 2.6vw, 2.1rem); color: var(--gold); align-self: start; margin-top: .55rem; }
.svc-row .svc-name { font-family: var(--f-display); font-size: clamp(2rem, 4.6vw, 3.4rem); font-weight: 480; line-height: 1; letter-spacing: -.02em; transition: transform .45s var(--ease); }
.svc-row:hover .svc-name { transform: translateX(12px); }
.svc-row .svc-name small { display: block; font-family: var(--f-ui); font-size: .8rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-2); margin-top: .55rem; }
.svc-row .svc-desc { color: var(--ink-2); font-size: .92rem; max-width: 34ch; }
.svc-row .svc-thumb { width: clamp(100px, 12vw, 150px); aspect-ratio: 1/1.05; border-radius: var(--r-md); overflow: hidden; position: relative; }
.svc-row .svc-thumb img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.svc-row:hover .svc-thumb img { transform: scale(1.07); }
.svc-row .svc-arrow { font-size: 1.5rem; color: var(--ink-3); transition: transform .4s var(--ease), color .3s; }
.svc-row:hover .svc-arrow { transform: translateX(6px) rotate(-45deg); color: var(--accent-ink); }
@media (max-width: 880px) {
  .svc-row { grid-template-columns: 3.4rem 1fr auto; gap: .9rem; }
  .svc-row .svc-desc { display: none; }
}

/* ============================================================
   LANDLORD PACKAGES
   ============================================================ */
.pkg-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.2rem; align-items: stretch; }
@media (max-width: 980px) { .pkg-grid { grid-template-columns: 1fr; max-width: 560px; margin-inline: auto; } }
.pkg { display: grid; grid-auto-rows: min-content; align-content: start; gap: 1.1rem; padding: clamp(1.5rem, 2.4vw, 2.1rem); border-radius: var(--r-lg); position: relative; }
.pkg h3 { font-size: 1.42rem; }
.pkg .pkg-price { font-family: var(--f-display); font-size: clamp(1.9rem, 3vw, 2.5rem); line-height: 1; }
.pkg .pkg-price .from { display: block; font-family: var(--f-ui); font-size: .7rem; font-weight: 800; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); margin-bottom: .35rem; }
.pkg .pkg-price .unit { font-family: var(--f-ui); font-size: .8rem; font-weight: 600; color: var(--ink-2); }
.pkg ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .5rem; font-size: .88rem; color: var(--ink-2); }
.pkg ul { align-self: start; }
.pkg ul li { display: grid; grid-template-columns: auto 1fr; gap: .55rem; }
.pkg .btn { margin-top: auto; }
.pkg ul li::before { content: ""; width: 5px; height: 5px; border-radius: 50%; background: var(--accent); margin-top: .55rem; }
.pkg--feature { border-color: color-mix(in srgb, var(--accent) 45%, var(--glass-line)); box-shadow: 0 30px 70px -35px color-mix(in srgb, var(--accent) 55%, transparent), var(--glass-shadow); }
.pkg--feature .pkg-tag { top: 1.15rem; right: 1.15rem; position: absolute; white-space: nowrap; background: var(--btn-red); color: #fff; font-size: .62rem; font-weight: 800; letter-spacing: .18em; text-transform: uppercase; padding: .3rem .9rem; border-radius: var(--r-pill); margin: 0; }

/* ============================================================
   PRESS / EDITORIAL
   ============================================================ */
.press-card { display: grid; grid-template-columns: .9fr 1.1fr; border-radius: var(--r-lg); overflow: hidden; }
.press-card .pr-media img { width: 100%; height: 100%; object-fit: cover; }
.press-card .pr-body { display: grid; align-content: center; gap: .9rem; padding: clamp(1.6rem, 3.4vw, 3rem); }
.press-pub { display: inline-flex; align-items: center; gap: .6rem; font-size: .7rem; font-weight: 800; letter-spacing: .2em; text-transform: uppercase; color: var(--gold); }
.press-quote { font-family: var(--f-display); font-style: italic; font-weight: 380; font-size: clamp(1.3rem, 2.4vw, 1.9rem); line-height: 1.25; }
@media (max-width: 880px) { .press-card { grid-template-columns: 1fr; } .press-card .pr-media { max-height: 320px; } }

/* ============================================================
   LOGO STRIPS / TRUST / DEVELOPERS
   ============================================================ */
.logo-strip { display: flex; flex-wrap: wrap; gap: 1rem; }
.chip-logo {
  display: inline-flex; align-items: center; gap: .6rem;
  padding: .7rem 1.25rem; border-radius: var(--r-pill);
  border: 1px solid var(--line); background: var(--bg-raised);
  font-size: .8rem; font-weight: 700; letter-spacing: .06em; color: var(--ink-2);
  transition: border-color .3s, color .3s, transform .3s var(--ease);
}
.chip-logo:hover { border-color: var(--line-strong); color: var(--ink); transform: translateY(-2px); }
.chip-logo img { height: 26px; width: auto; }
[data-theme="dark"] .chip-logo img { filter: invert(1) hue-rotate(180deg); opacity: .9; }
.dev-marquee { overflow: hidden; position: relative; -webkit-mask-image: linear-gradient(90deg, transparent, #000 8%, #000 92%, transparent); mask-image: linear-gradient(90deg, transparent, #000 8%, #000 92%, transparent); }
.dev-marquee .row { display: flex; gap: .8rem; width: max-content; }
.dev-marquee .row.r1 { animation: ticker 46s linear infinite; }
.dev-marquee .row.r2 { animation: ticker 52s linear infinite reverse; margin-top: .8rem; }
.dev-marquee:hover .row { animation-play-state: paused; }
@media (prefers-reduced-motion: reduce) { .dev-marquee .row { animation: none; } }

/* ============================================================
   SPLIT / ABOUT / MEDIA SECTIONS
   ============================================================ */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
@media (max-width: 880px) { .split { grid-template-columns: 1fr; } }
.figure-frame { border-radius: var(--r-lg); overflow: hidden; position: relative; }
.figure-frame img { width: 100%; height: 100%; object-fit: cover; }
.figure-frame figcaption {
  position: absolute; left: 1rem; bottom: 1rem; z-index: 2;
  padding: .5rem .9rem; border-radius: var(--r-md);
  background: var(--glass-bg-2); -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px);
  border: 1px solid var(--glass-line); font-size: .72rem; font-weight: 700; letter-spacing: .1em; text-transform: uppercase;
}
.quote-cn { font-family: var(--f-display); font-size: clamp(1.5rem, 3vw, 2.2rem); font-weight: 400; line-height: 1.5; letter-spacing: .01em; }
.quote-cn .qmark { color: var(--accent); }

/* video/content cards */
.vid-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1.2rem; }
@media (max-width: 980px) { .vid-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .vid-grid { grid-template-columns: 1fr; } }
.vid-card { position: relative; border-radius: var(--r-md); overflow: hidden; border: 1px solid var(--line); display: block; text-decoration: none; }
.vid-card img { aspect-ratio: 16/9; width: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.vid-card:hover img { transform: scale(1.05); }
.vid-card .play {
  position: absolute; inset: 0; display: grid; place-items: center; pointer-events: none;
}
.vid-card .play i { width: 54px; height: 54px; border-radius: 50%; background: rgba(10,10,12,.55); border: 1px solid rgba(255,255,255,.4); -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px); display: grid; place-items: center; transition: transform .35s var(--ease), background .3s; }
.vid-card:hover .play i { transform: scale(1.12); background: var(--accent); }
.vid-card .play svg { width: 18px; height: 18px; fill: #fff; margin-left: 3px; }
.vid-card .vlabel { position: absolute; left: .8rem; right: .8rem; bottom: .7rem; color: #fff; font-size: .78rem; font-weight: 700; text-shadow: 0 1px 8px rgba(0,0,0,.6); }

/* ============================================================
   FINAL CTA + FOOTER
   ============================================================ */
.cta-band { padding: clamp(3.5rem, 8vw, 6.5rem) 0; display: grid; justify-items: center; text-align: center; gap: 1.4rem; position: relative; overflow: clip; }
.cta-band::before { content: ""; position: absolute; inset: 0; z-index: -1; background: radial-gradient(60% 90% at 50% 0%, var(--accent-soft), transparent 70%); }
.cta-actions { display: flex; flex-wrap: wrap; gap: .8rem; justify-content: center; }
.contact-chips { display: flex; flex-wrap: wrap; gap: .7rem 1.4rem; justify-content: center; font-size: .9rem; color: var(--ink-2); }
.contact-chips a { text-decoration: none; font-weight: 700; color: var(--ink); display: inline-flex; gap: .5em; align-items: center; }
.contact-chips a:hover { color: var(--accent-ink); }

.site-footer { background: var(--bg-sunken); border-top: 1px solid var(--line); padding: clamp(3rem, 6vw, 5rem) 0 2rem; font-size: .88rem; }
.foot-grid { display: grid; grid-template-columns: 1.5fr repeat(3, 1fr) 1.2fr; gap: 2.5rem 2rem; }
@media (max-width: 980px) { .foot-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .foot-grid { grid-template-columns: 1fr; } }
.foot-col h4 { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-3); margin-bottom: 1rem; }
.foot-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .5rem; }
.foot-col a { color: var(--ink-2); text-decoration: none; transition: color .25s; }
.foot-col a:hover { color: var(--accent-ink); }
.foot-brand img { height: 38px; }
[data-theme="dark"] .foot-brand img { filter: invert(1) hue-rotate(180deg); }
.foot-legal { margin-top: clamp(2.5rem, 5vw, 4rem); padding-top: 1.6rem; border-top: 1px solid var(--line); display: flex; flex-wrap: wrap; gap: .6rem 1.8rem; align-items: center; color: var(--ink-3); font-size: .76rem; }
.foot-legal .socials { margin-left: auto; display: flex; gap: .5rem; }
.foot-legal .socials a { width: 36px; height: 36px; border-radius: 50%; border: 1px solid var(--line); display: grid; place-items: center; color: var(--ink-2); transition: border-color .25s, color .25s, transform .25s var(--ease); }
.foot-legal .socials a:hover { color: var(--accent-ink); border-color: var(--accent); transform: translateY(-2px); }
.foot-legal svg { width: 15px; height: 15px; fill: currentColor; }

/* ============================================================
   PAGE HERO (inner pages)
   ============================================================ */
.page-hero { padding: calc(var(--nav-h) + 3.6rem) 0 clamp(2.2rem, 5vw, 3.8rem); border-bottom: 1px solid var(--line); background: var(--bg-raised); }
.page-hero .crumbs { font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-3); margin-bottom: 1rem; }
.page-hero .crumbs a { color: var(--ink-2); text-decoration: none; }
.page-hero h1 { font-family: var(--f-display); font-size: clamp(2.2rem, 5vw, 3.8rem); font-weight: 460; letter-spacing: -.02em; line-height: 1.04; margin: 0 0 .8rem; }
.page-hero .lead { margin: 0; }

/* prose */
.prose { max-width: 72ch; }
.prose h2 { margin: 2.2em 0 .6em; font-size: clamp(1.5rem,2.6vw,2.1rem); }
.prose h3 { margin: 1.8em 0 .5em; }
.prose p { margin: 0 0 1.15em; color: var(--ink-2); }
.prose ul { margin: 0 0 1.2em; padding-left: 1.2rem; color: var(--ink-2); }
.prose li { margin-bottom: .45em; }
.prose strong { color: var(--ink); }

/* forms */
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: .9rem; }
.form-grid .full { grid-column: 1 / -1; }
@media (max-width: 640px) { .form-grid { grid-template-columns: 1fr; } }
.field { display: grid; gap: .35rem; }
.field label { font-size: .72rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-2); }
.field input, .field textarea, .field select {
  font: inherit; color: var(--ink);
  background: var(--bg-raised); border: 1px solid var(--line);
  border-radius: var(--r-md); padding: .8rem .95rem; width: 100%;
  transition: border-color .25s, box-shadow .25s;
}
.field input:focus, .field textarea:focus { border-color: var(--accent); box-shadow: 0 0 0 3px var(--accent-soft); outline: none; }

/* area chips */
.area-cloud { display: flex; flex-wrap: wrap; gap: .6rem; }
.area-cloud a { padding: .55rem 1.1rem; border: 1px solid var(--line); border-radius: var(--r-pill); text-decoration: none; font-size: .84rem; font-weight: 600; color: var(--ink-2); background: var(--bg-raised); transition: all .25s; }
.area-cloud a:hover { border-color: var(--accent); color: var(--accent-ink); transform: translateY(-1px); }

/* reveal animation */
.reveal { opacity: 0; transform: translateY(26px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.reveal[data-delay="1"] { transition-delay: .1s; } .reveal[data-delay="2"] { transition-delay: .2s; } .reveal[data-delay="3"] { transition-delay: .3s; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } }

/* utility */
.visually-hidden { position: absolute !important; width: 1px; height: 1px; margin: -1px; padding: 0; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 1.4rem; }
@media (max-width: 880px) { .grid-2 { grid-template-columns: 1fr; } }
.center { text-align: center; }
.mt-l { margin-top: clamp(2rem, 4vw, 3.2rem); }
.no-js .reveal { opacity: 1; transform: none; }

/* mobile tap ergonomics */
@media (max-width: 640px) {
  .prop-actions { gap: .8rem; }
  .btn--sm { --btn-py: .72rem; font-size: .82rem; }
  .nav-glass { padding-right: .45rem; }
}