/* ═══════════════════════════════════════════════════════════════
   Aii Property · International Edition (v2)
   Loads after tokens.css. Photo-led investor layout.
   ═══════════════════════════════════════════════════════════════ */

:root{
  --dark-rgb: 16, 30, 48;
  --site-max: 1240px;
  --gutter-h: 40px;
  --sec-v: 86px;
  --shadow-sm: 0 1px 3px rgba(var(--dark-rgb),.06), 0 8px 24px rgba(var(--dark-rgb),.05);
  --shadow-md: 0 2px 6px rgba(var(--dark-rgb),.08), 0 18px 44px rgba(var(--dark-rgb),.10);
  --shadow-lg: 0 4px 10px rgba(var(--dark-rgb),.10), 0 30px 70px rgba(var(--dark-rgb),.16);
}

*{ box-sizing:border-box; }
html{ scroll-behavior:smooth; }
body{
  margin:0;
  background:var(--white);
  color:var(--charcoal);
  font-family:var(--font-body);
  font-size:16px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img{ max-width:100%; display:block; }
a{ color:inherit; text-decoration:none; }
button{ font-family:inherit; }

.wrap{ max-width:var(--site-max); margin:0 auto; padding:0 var(--gutter-h); }
section{ padding:var(--sec-v) 0; position:relative; }
.sec-cream{ background:var(--off-white); }
.sec-warm{ background:var(--warm-light); }
.sec-navy{ background:var(--sire-navy-dd); color:var(--white); }
.sec-navy p{ color:rgba(250,250,249,.76); }
.sec-tight{ padding:56px 0; }

/* ─── Typography helpers ─────────────────────────────── */
h1,h2,h3,h4{ font-family:var(--font-display); font-weight:400; color:var(--ink); margin:0; line-height:1.1; letter-spacing:-.01em; }
.sec-navy h1,.sec-navy h2,.sec-navy h3,.sec-navy h4{ color:var(--white); }
em{ font-style:italic; color:var(--sire-pink); }
.sec-navy em{ color:var(--sire-pink-l); }

.eyebrow{
  font-family:var(--font-mono);
  font-size:11px; letter-spacing:.18em; text-transform:uppercase;
  color:var(--sire-pink); margin-bottom:14px;
}
.sec-navy .eyebrow{ color:var(--sire-pink-l); }

.h1{ font-size:clamp(38px,5.2vw,64px); }
.h2{ font-size:clamp(30px,3.6vw,46px); }
.h3{ font-size:clamp(21px,2vw,26px); }
.lead{ font-size:18px; line-height:1.7; color:var(--grey-mid); max-width:64ch; }
.sec-navy .lead{ color:rgba(250,250,249,.72); }
.rule{ width:52px; height:2px; background:var(--sire-pink); margin:20px 0 0; }
.rule.c{ margin-left:auto; margin-right:auto; }

.sec-head{ max-width:760px; margin-bottom:52px; }
.sec-head.c{ margin-left:auto; margin-right:auto; text-align:center; }
.sec-head.c .rule{ margin-left:auto; margin-right:auto; }
.sec-head p{ margin:18px 0 0; }

.footnote{ font-size:12.5px; line-height:1.65; color:var(--grey-mid); }

/* ─── Buttons ────────────────────────────────────────── */
.btn{
  display:inline-flex; align-items:center; gap:10px;
  padding:15px 30px; border:none; cursor:pointer;
  background:var(--sire-pink); color:var(--white);
  font-size:13px; font-weight:500; letter-spacing:.09em; text-transform:uppercase;
  transition:background .22s ease, transform .22s ease;
}
.btn:hover{ background:var(--sire-pink-d); transform:translateY(-1px); }
.btn .arrow{ transition:transform .22s ease; }
.btn:hover .arrow{ transform:translateX(4px); }
.btn.ghost{ background:transparent; color:var(--ink); border:1px solid var(--border-mid); }
.btn.ghost:hover{ background:var(--ink); color:var(--white); border-color:var(--ink); }
.sec-navy .btn.ghost, .hero .btn.ghost, .phero .btn.ghost{ color:var(--white); border-color:rgba(255,255,255,.32); }
.sec-navy .btn.ghost:hover, .hero .btn.ghost:hover, .phero .btn.ghost:hover{ background:var(--white); color:var(--ink); border-color:var(--white); }
.btn.gold{ background:var(--gold); }
.btn.gold:hover{ background:#96712F; }
.btn-row{ display:flex; flex-wrap:wrap; gap:14px; margin-top:30px; }
.btn-row.c{ justify-content:center; }

/* ─── Header ─────────────────────────────────────────── */
.hdr{
  position:sticky; top:0; z-index:80;
  background:rgba(var(--dark-rgb),.97);
  backdrop-filter:blur(10px);
  border-bottom:1px solid rgba(255,255,255,.08);
}
.hdr-top{
  background:var(--ink); color:rgba(250,250,249,.62);
  font-size:11.5px; letter-spacing:.06em;
}
.hdr-top .wrap{ display:flex; justify-content:space-between; align-items:center; gap:20px; padding-top:8px; padding-bottom:8px; }
.hdr-top a:hover{ color:var(--sire-pink-l); }
.hdr-top .tz{ font-family:var(--font-mono); }
.hdr-in{ display:flex; align-items:center; justify-content:space-between; gap:24px; padding-top:16px; padding-bottom:16px; }
.brand{ display:flex; align-items:center; gap:12px; }
.brand img{ height:38px; width:auto; }
.brand-txt{ line-height:1.15; }
.brand-name{ font-family:var(--font-display); font-size:22px; color:var(--white); letter-spacing:.03em; text-transform:uppercase; }
.brand-dot{ color:var(--sire-pink); }
.brand-sub{ font-family:var(--font-mono); font-size:9.5px; letter-spacing:.16em; text-transform:uppercase; color:rgba(250,250,249,.5); }
.nav{ display:flex; align-items:center; gap:30px; }
.nav a{
  color:rgba(250,250,249,.82); font-size:13px; letter-spacing:.06em;
  text-transform:uppercase; padding:6px 0; border-bottom:1px solid transparent;
  transition:color .18s, border-color .18s;
}
.nav a:hover, .nav a.on{ color:var(--white); border-bottom-color:var(--sire-pink); }
.hdr .btn{ padding:12px 22px; font-size:11.5px; }
.burger{ display:none; background:none; border:none; color:var(--white); cursor:pointer; padding:6px; }
.burger svg{ width:26px; height:26px; }

@media(max-width:1040px){
  .nav{
    display:none; position:absolute; top:100%; left:0; right:0;
    flex-direction:column; align-items:stretch; gap:0;
    background:var(--sire-navy-dd); border-bottom:1px solid rgba(255,255,255,.1);
    padding:8px 0 20px;
  }
  .nav.open{ display:flex; }
  .nav a{ padding:14px var(--gutter-h); border-bottom:1px solid rgba(255,255,255,.06); }
  .burger{ display:block; }
  .hdr-in .btn{ display:none; }
}

/* ─── Hero ───────────────────────────────────────────── */
.hero{ position:relative; background:var(--sire-navy-dd); color:var(--white); overflow:hidden; padding:0; }
.hero-bg{ position:absolute; inset:0; }
.hero-bg img{ width:100%; height:100%; object-fit:cover; opacity:.34; }
.hero-bg::after{
  content:''; position:absolute; inset:0;
  background:linear-gradient(100deg, rgba(var(--dark-rgb),.97) 0%, rgba(var(--dark-rgb),.88) 42%, rgba(var(--dark-rgb),.55) 100%);
}
.hero-in{ position:relative; display:grid; grid-template-columns:1.15fr .85fr; gap:64px; align-items:center; padding-top:96px; padding-bottom:88px; }
.hero-pill{
  display:inline-flex; align-items:center; gap:9px;
  border:1px solid rgba(232,96,122,.4); background:rgba(232,96,122,.1);
  padding:7px 16px; font-family:var(--font-mono); font-size:10.5px;
  letter-spacing:.14em; text-transform:uppercase; color:var(--sire-pink-l); margin-bottom:26px;
}
.dot{ width:6px; height:6px; border-radius:50%; background:var(--sire-pink); animation:pulse 2.4s infinite; }
@keyframes pulse{ 0%,100%{opacity:1} 50%{opacity:.25} }
.hero h1{ font-size:clamp(38px,4.9vw,62px); color:var(--white); }
.hero .hero-sub{ font-size:18.5px; line-height:1.7; color:rgba(250,250,249,.78); max-width:52ch; margin:24px 0 0; }

/* hero form card */
.form-card{ background:var(--white); color:var(--charcoal); padding:34px 32px 30px; box-shadow:var(--shadow-lg); }
.form-card h3{ font-size:25px; }
.form-card .fc-sub{ font-size:13.5px; color:var(--grey-mid); margin:8px 0 22px; line-height:1.6; }
.field{ margin-bottom:14px; }
.field label{ display:block; font-family:var(--font-mono); font-size:10px; letter-spacing:.13em; text-transform:uppercase; color:var(--grey-mid); margin-bottom:6px; }
.field input, .field select, .field textarea{
  width:100%; padding:12px 14px; border:1px solid var(--border-mid); background:var(--white);
  font-family:var(--font-body); font-size:14.5px; color:var(--ink); border-radius:0;
}
.field input:focus, .field select:focus, .field textarea:focus{ outline:none; border-color:var(--sire-pink); }
.field-2{ display:grid; grid-template-columns:1fr 1fr; gap:14px; }
.form-card .btn{ width:100%; justify-content:center; margin-top:8px; }
.form-note{ font-size:11px; color:var(--grey-mid); margin:14px 0 0; line-height:1.6; }
.form-ok{ display:none; background:var(--positive-pale); border-left:3px solid var(--positive); padding:16px 18px; font-size:14px; color:var(--positive); margin-top:16px; }
.form-ok.show{ display:block; }

/* hero stat band */
.statband{ position:relative; border-top:1px solid rgba(255,255,255,.12); background:rgba(0,0,0,.22); }
.statband-in{ display:grid; grid-template-columns:repeat(4,1fr); }
.sb{ padding:30px 26px; border-right:1px solid rgba(255,255,255,.1); }
.sb:last-child{ border-right:none; }
.sb-val{ font-family:var(--font-display); font-size:clamp(30px,3.2vw,42px); color:var(--white); line-height:1; }
.sb-val sup{ font-size:.44em; color:var(--sire-pink-l); top:-.7em; }
.sb-lbl{ font-family:var(--font-mono); font-size:10.5px; letter-spacing:.13em; text-transform:uppercase; color:rgba(250,250,249,.58); margin-top:10px; }

@media(max-width:980px){
  .hero-in{ grid-template-columns:1fr; gap:44px; padding-top:64px; padding-bottom:56px; }
  .statband-in{ grid-template-columns:1fr 1fr; }
  .sb{ border-bottom:1px solid rgba(255,255,255,.1); }
}
@media(max-width:520px){ .statband-in{ grid-template-columns:1fr; } .field-2{ grid-template-columns:1fr; } }

/* ─── Page hero (interior pages) ─────────────────────── */
.phero{ background:var(--sire-navy-dd); color:var(--white); padding:0; position:relative; overflow:hidden; }
.phero-bg{ position:absolute; inset:0; }
.phero-bg img{ width:100%; height:100%; object-fit:cover; opacity:.4; }
.phero-bg::after{ content:''; position:absolute; inset:0; background:linear-gradient(180deg,rgba(var(--dark-rgb),.78),rgba(var(--dark-rgb),.94)); }
.phero-in{ position:relative; padding-top:76px; padding-bottom:66px; max-width:800px; }
.phero h1{ color:var(--white); font-size:clamp(34px,4.2vw,54px); }
.phero p{ color:rgba(250,250,249,.74); font-size:17.5px; margin:20px 0 0; max-width:62ch; }
.crumb{ font-family:var(--font-mono); font-size:11px; letter-spacing:.13em; text-transform:uppercase; color:rgba(250,250,249,.5); margin-bottom:16px; }
.crumb a:hover{ color:var(--sire-pink-l); }

/* ─── Goal / icon grid ───────────────────────────────── */
.goals{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--border-mid); border:1px solid var(--border-mid); }
.goal{ background:var(--white); padding:34px 30px; transition:background .2s; }
.goal:hover{ background:var(--off-white); }
.goal-ic{ width:38px; height:38px; color:var(--sire-pink); margin-bottom:18px; }
.goal-ic svg{ width:100%; height:100%; stroke:currentColor; fill:none; stroke-width:1.2; }
.goal h3{ font-size:20px; margin-bottom:10px; }
.goal p{ font-size:14.5px; line-height:1.7; color:var(--grey-mid); margin:0; }
@media(max-width:900px){ .goals{ grid-template-columns:1fr 1fr; } }
@media(max-width:600px){ .goals{ grid-template-columns:1fr; } }

/* ─── Property of the month ──────────────────────────── */
.potm{ display:grid; grid-template-columns:1.05fr .95fr; gap:0; box-shadow:var(--shadow-md); background:var(--white); }
.potm-media{ position:relative; min-height:460px; }
.potm-media img{ width:100%; height:100%; object-fit:cover; position:absolute; inset:0; }
.potm-ribbon{
  position:absolute; top:22px; left:22px; z-index:2;
  background:var(--gold); color:var(--white);
  font-family:var(--font-mono); font-size:10.5px; letter-spacing:.16em; text-transform:uppercase;
  padding:9px 16px;
}
.potm-body{ padding:46px 44px; display:flex; flex-direction:column; justify-content:center; }
.potm-body h3{ font-size:34px; margin-bottom:6px; }
.potm-loc{ font-family:var(--font-mono); font-size:11.5px; letter-spacing:.12em; text-transform:uppercase; color:var(--grey-mid); }
.potm-body > p{ font-size:15.5px; line-height:1.75; color:var(--grey-mid); margin:20px 0 0; }
.potm-nums{ display:grid; grid-template-columns:repeat(auto-fit,minmax(96px,1fr)); gap:1px; background:var(--border-mid); border:1px solid var(--border-mid); margin:28px 0 4px; }
.pn{ background:var(--off-white); padding:18px 16px; }
.pn-v{ font-family:var(--font-display); font-size:clamp(20px,2.2vw,27px); color:var(--ink); line-height:1; }
.pn-l{ font-family:var(--font-mono); font-size:9.5px; letter-spacing:.12em; text-transform:uppercase; color:var(--grey-mid); margin-top:8px; }
@media(max-width:940px){ .potm{ grid-template-columns:1fr; } .potm-media{ min-height:300px; } .potm-body{ padding:34px 28px; } }
@media(max-width:520px){ .potm-body{ padding:26px 20px; } .potm-body h3{ font-size:28px; } .pn{ padding:14px 12px; } }

/* ─── Property cards ─────────────────────────────────── */
.pgrid{ display:grid; grid-template-columns:repeat(3,1fr); gap:26px; }
@media(max-width:980px){ .pgrid{ grid-template-columns:1fr 1fr; } }
@media(max-width:620px){ .pgrid{ grid-template-columns:1fr; } }

.pcard{ background:var(--white); box-shadow:var(--shadow-sm); display:flex; flex-direction:column; transition:transform .24s ease, box-shadow .24s ease; }
.pcard:hover{ transform:translateY(-4px); box-shadow:var(--shadow-md); }
.pcard-media{ position:relative; aspect-ratio:4/3; overflow:hidden; background:var(--warm-light); }
.pcard-media img{ width:100%; height:100%; object-fit:cover; transition:transform .5s ease; }
.pcard:hover .pcard-media img{ transform:scale(1.05); }
.status{
  position:absolute; top:14px; right:14px;
  font-family:var(--font-mono); font-size:9.5px; letter-spacing:.13em; text-transform:uppercase;
  padding:6px 12px; color:var(--white); background:var(--positive);
}
.status.under-offer{ background:var(--gold); }
.status.reserved{ background:var(--grey-mid); }
.pcard-body{ padding:22px 22px 24px; flex:1; display:flex; flex-direction:column; }
.pcard-body h3{ font-size:23px; }
.pcard-loc{ font-family:var(--font-mono); font-size:10.5px; letter-spacing:.11em; text-transform:uppercase; color:var(--grey-mid); margin-top:6px; }
.pcard-specs{ display:flex; gap:16px; flex-wrap:wrap; font-size:13px; color:var(--grey-mid); margin:14px 0 16px; padding-bottom:16px; border-bottom:1px solid var(--border-light); }
.pcard-figs{ display:flex; justify-content:space-between; gap:14px; margin-top:auto; }
.fig-v{ font-family:var(--font-display); font-size:23px; color:var(--ink); line-height:1.1; }
.fig-v.pink{ color:var(--sire-pink); }
.fig-l{ font-family:var(--font-mono); font-size:9px; letter-spacing:.11em; text-transform:uppercase; color:var(--grey-mid); margin-top:5px; }
.pcard-cta{ margin-top:18px; font-family:var(--font-mono); font-size:11px; letter-spacing:.13em; text-transform:uppercase; color:var(--sire-pink); }

/* ─── Filter bar ─────────────────────────────────────── */
.filters{ display:flex; flex-wrap:wrap; gap:10px; align-items:center; margin-bottom:34px; padding-bottom:26px; border-bottom:1px solid var(--border-light); }
.filters .f-lbl{ font-family:var(--font-mono); font-size:10.5px; letter-spacing:.13em; text-transform:uppercase; color:var(--grey-mid); margin-right:6px; }
.chip{
  border:1px solid var(--border-mid); background:var(--white); cursor:pointer;
  padding:9px 18px; font-size:12.5px; letter-spacing:.05em; color:var(--charcoal);
  transition:all .18s;
}
.chip:hover{ border-color:var(--ink); }
.chip.on{ background:var(--sire-navy-dd); color:var(--white); border-color:var(--sire-navy-dd); }
.count{ margin-left:auto; font-family:var(--font-mono); font-size:11.5px; color:var(--grey-mid); }

/* ─── Education / guide cards ────────────────────────── */
.gcards{ display:grid; grid-template-columns:repeat(3,1fr); gap:26px; }
@media(max-width:980px){ .gcards{ grid-template-columns:1fr 1fr; } }
@media(max-width:620px){ .gcards{ grid-template-columns:1fr; } }
.gcard{ background:var(--white); border:1px solid var(--border-light); padding:32px 28px; display:flex; flex-direction:column; transition:border-color .2s, transform .2s; }
.gcard:hover{ border-color:var(--sire-pink); transform:translateY(-3px); }
.gcard-num{ font-family:var(--font-mono); font-size:11px; letter-spacing:.15em; color:var(--sire-pink); margin-bottom:14px; }
.gcard h3{ font-size:21px; line-height:1.25; }
.gcard p{ font-size:14.5px; line-height:1.7; color:var(--grey-mid); margin:12px 0 0; }
.gcard-link{ margin-top:20px; font-family:var(--font-mono); font-size:10.5px; letter-spacing:.13em; text-transform:uppercase; color:var(--sire-pink); }

/* accordion article */
.acc{ border-top:1px solid var(--border-mid); }
.acc-item{ border-bottom:1px solid var(--border-mid); }
.acc-head{
  width:100%; background:none; border:none; cursor:pointer; text-align:left;
  display:flex; align-items:flex-start; gap:22px; padding:26px 0;
}
.acc-n{ font-family:var(--font-mono); font-size:12px; color:var(--sire-pink); padding-top:6px; min-width:34px; }
.acc-t{ font-family:var(--font-display); font-size:clamp(20px,2.1vw,26px); color:var(--ink); flex:1; line-height:1.25; }
.acc-plus{ font-family:var(--font-display); font-size:26px; color:var(--grey-mid); transition:transform .25s; line-height:1; }
.acc-item.open .acc-plus{ transform:rotate(45deg); color:var(--sire-pink); }
.acc-body{ display:none; padding:0 0 34px 56px; max-width:78ch; }
.acc-item.open .acc-body{ display:block; }
.acc-body p{ font-size:15.5px; line-height:1.78; margin:0 0 16px; }
.acc-body h4{ font-family:var(--font-body); font-weight:500; font-size:14px; letter-spacing:.05em; text-transform:uppercase; color:var(--ink); margin:26px 0 10px; }
.acc-body ul{ margin:0 0 16px; padding-left:20px; }
.acc-body li{ font-size:15px; line-height:1.75; margin-bottom:9px; }
.acc-body strong{ color:var(--ink); font-weight:500; }
@media(max-width:620px){ .acc-body{ padding-left:0; } }

/* data table */
.tscroll{ overflow-x:auto; max-width:100%; margin:8px 0 18px; }
.tscroll .dtable{ min-width:520px; margin:0; }
.dtable{ width:100%; border-collapse:collapse; font-size:14.5px; margin:8px 0 18px; }
.dtable th{
  text-align:left; font-family:var(--font-mono); font-size:10px; letter-spacing:.12em; text-transform:uppercase;
  color:var(--white); background:var(--sire-navy); padding:12px 14px; font-weight:400;
}
.dtable td{ padding:12px 14px; border-bottom:1px solid var(--border-light); }
.dtable tr:nth-child(even) td{ background:var(--off-white); }
.dtable td.num{ font-family:var(--font-mono); text-align:right; }

/* ─── Ledger rows ────────────────────────────────────── */
.ledger{ border-top:1px solid var(--border-mid); }
.lrow{ display:grid; grid-template-columns:230px 1fr 260px; gap:24px; padding:20px 0; border-bottom:1px solid var(--border-light); align-items:baseline; }
.lkey{ font-family:var(--font-mono); font-size:11px; letter-spacing:.12em; text-transform:uppercase; color:var(--grey-mid); }
.lval{ font-family:var(--font-display); font-size:23px; color:var(--ink); }
.lnote{ font-size:13px; color:var(--grey-mid); }
@media(max-width:820px){ .lrow{ grid-template-columns:1fr; gap:6px; } }

/* ─── Stats strip ────────────────────────────────────── */
.strip{ display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--border-mid); border:1px solid var(--border-mid); }
.strip .s{ background:var(--white); padding:34px 26px; text-align:center; }
.sec-cream .strip .s{ background:var(--off-white); }
.strip .s-v{ font-family:var(--font-display); font-size:clamp(32px,3.4vw,44px); color:var(--ink); line-height:1; }
.strip .s-v sup{ font-size:.45em; color:var(--sire-pink); top:-.7em; }
.strip .s-l{ font-family:var(--font-mono); font-size:10px; letter-spacing:.13em; text-transform:uppercase; color:var(--grey-mid); margin-top:12px; }
@media(max-width:820px){ .strip{ grid-template-columns:1fr 1fr; } }

/* ─── Marquee ────────────────────────────────────────── */
.marq{ background:var(--ink); color:var(--white); overflow:hidden; padding:16px 0; }
.marq-track{ display:flex; gap:52px; white-space:nowrap; animation:scroll 42s linear infinite; }
.marq-item{ font-size:13px; letter-spacing:.05em; color:rgba(250,250,249,.62); }
.marq-item strong{ color:var(--sire-pink-l); font-weight:500; }
@keyframes scroll{ from{transform:translateX(0)} to{transform:translateX(-50%)} }

/* ─── Services ───────────────────────────────────────── */
.svcs{ display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:rgba(255,255,255,.1); border:1px solid rgba(255,255,255,.1); }
.svc{ background:var(--sire-navy-dd); padding:30px 26px; }
.svc-ic{ width:32px; height:32px; color:var(--sire-pink-l); margin-bottom:16px; }
.svc-ic svg{ width:100%; height:100%; stroke:currentColor; fill:none; stroke-width:1.2; }
.svc h3{ font-size:18px; color:var(--white); }
.svc p{ font-size:13.5px; line-height:1.65; color:rgba(250,250,249,.66); margin:9px 0 0; }
@media(max-width:980px){ .svcs{ grid-template-columns:1fr 1fr; } }
@media(max-width:560px){ .svcs{ grid-template-columns:1fr; } }

/* ─── Two column ─────────────────────────────────────── */
.duo{ display:grid; grid-template-columns:1fr 1fr; gap:56px; align-items:start; }
.duo p{ font-size:16px; line-height:1.78; margin:0 0 18px; }
.duo-media img{ width:100%; box-shadow:var(--shadow-md); }
@media(max-width:900px){ .duo{ grid-template-columns:1fr; gap:36px; } }

.checks{ list-style:none; margin:0; padding:0; }
.checks li{ position:relative; padding-left:30px; margin-bottom:14px; font-size:15.5px; line-height:1.65; }
.checks li::before{
  content:''; position:absolute; left:0; top:9px; width:9px; height:9px;
  border-left:1.5px solid var(--sire-pink); border-bottom:1.5px solid var(--sire-pink);
  transform:rotate(-45deg);
}

/* ─── People ─────────────────────────────────────────── */
.people{ display:grid; grid-template-columns:repeat(3,1fr); gap:26px; }
.person{ background:var(--white); border:1px solid var(--border-light); padding:30px 28px; }
.avatar{
  width:60px; height:60px; background:var(--sire-navy); color:var(--white);
  display:flex; align-items:center; justify-content:center;
  font-family:var(--font-display); font-size:23px; margin-bottom:20px;
}
.person-name{ font-family:var(--font-display); font-size:22px; color:var(--ink); }
.person-role{ font-family:var(--font-mono); font-size:10.5px; letter-spacing:.12em; text-transform:uppercase; color:var(--sire-pink); margin:6px 0 14px; }
.person p{ font-size:14.5px; line-height:1.7; color:var(--grey-mid); margin:0; }
@media(max-width:900px){ .people{ grid-template-columns:1fr; } }

/* ─── Steps ──────────────────────────────────────────── */
.steps{ display:grid; grid-template-columns:repeat(5,1fr); gap:1px; background:var(--border-mid); border:1px solid var(--border-mid); }
.steps.three{ grid-template-columns:repeat(3,1fr); }
.step{ background:var(--white); padding:30px 22px; }
.sec-cream .step{ background:var(--off-white); }
.step-n{ font-family:var(--font-display); font-size:38px; color:var(--sire-pink); line-height:1; opacity:.5; }
.step h3{ font-size:17px; margin:14px 0 8px; }
.step p{ font-size:13.5px; line-height:1.65; color:var(--grey-mid); margin:0; }
@media(max-width:1000px){ .steps{ grid-template-columns:1fr 1fr; } }
@media(max-width:560px){ .steps{ grid-template-columns:1fr; } }

/* ─── Gallery ────────────────────────────────────────── */
.gal{ display:grid; grid-template-columns:repeat(4,1fr); gap:2px; }
.gal a, .gal div{ position:relative; aspect-ratio:1; overflow:hidden; }
.gal img{ width:100%; height:100%; object-fit:cover; transition:transform .5s; }
.gal img:hover{ transform:scale(1.06); }
@media(max-width:700px){ .gal{ grid-template-columns:1fr 1fr; } }

/* ─── Disclaimer band ────────────────────────────────── */
.disclaim{ background:var(--ink); color:rgba(250,250,249,.5); padding:34px 0; font-size:12px; line-height:1.75; }
.disclaim strong{ color:rgba(250,250,249,.8); font-weight:500; }
.disclaim .wrap{ max-width:1000px; }

/* ─── Footer ─────────────────────────────────────────── */
.ftr{ background:var(--sire-navy-dd); color:rgba(250,250,249,.62); padding:64px 0 0; }
.ftr-grid{ display:grid; grid-template-columns:1.5fr 1fr 1fr 1fr; gap:44px; padding-bottom:48px; }
.ftr h4{ font-family:var(--font-mono); font-size:10.5px; letter-spacing:.15em; text-transform:uppercase; color:var(--sire-pink-l); margin-bottom:18px; font-weight:400; }
.ftr ul{ list-style:none; margin:0; padding:0; }
.ftr li{ margin-bottom:10px; font-size:13.5px; }
.ftr a:hover{ color:var(--white); }
.ftr-brand p{ font-size:13.5px; line-height:1.75; margin:16px 0 0; max-width:34ch; }
.ftr-bot{ border-top:1px solid rgba(255,255,255,.08); padding:22px 0; display:flex; justify-content:space-between; flex-wrap:wrap; gap:16px; font-size:12px; }
@media(max-width:900px){ .ftr-grid{ grid-template-columns:1fr 1fr; gap:32px; } }
@media(max-width:520px){ .ftr-grid{ grid-template-columns:1fr; } }

/* ─── Modal ──────────────────────────────────────────── */
.modal{ position:fixed; inset:0; z-index:200; display:none; align-items:center; justify-content:center; padding:24px; }
.modal.open{ display:flex; }
.modal-bg{ position:absolute; inset:0; background:rgba(var(--dark-rgb),.75); backdrop-filter:blur(4px); }
.modal-box{ position:relative; background:var(--white); max-width:520px; width:100%; max-height:90vh; overflow-y:auto; padding:40px 38px 34px; box-shadow:var(--shadow-lg); }
.modal-x{ position:absolute; top:14px; right:16px; background:none; border:none; font-size:26px; line-height:1; color:var(--grey-mid); cursor:pointer; }
.modal-x:hover{ color:var(--ink); }

/* ─── Property detail ────────────────────────────────── */
.pd-hero{ display:grid; grid-template-columns:1.4fr 1fr; gap:2px; background:var(--warm-light); }
.pd-hero > *{ min-width:0; overflow:hidden; }
.pd-hero{ height:clamp(360px,52vw,560px); }
.pd-hero .main{ height:100%; }
.pd-hero .side{ display:grid; grid-template-rows:1fr 1fr; gap:2px; }
.pd-hero .side > *{ min-height:0; overflow:hidden; }
.pd-hero img{ width:100%; height:100%; object-fit:cover; }
@media(max-width:820px){ .pd-hero{ grid-template-columns:1fr; height:auto; } .pd-hero .main{ aspect-ratio:4/3; } .pd-hero .side{ grid-template-rows:none; grid-template-columns:1fr 1fr; aspect-ratio:8/3; } }

.pd-grid{ display:grid; grid-template-columns:1fr 380px; gap:56px; align-items:start; }
.pd-grid > *{ min-width:0; }
@media(max-width:960px){ .pd-grid{ grid-template-columns:1fr; } }
.pd-panel{ background:var(--off-white); padding:32px 30px; position:sticky; top:120px; }
.pd-panel .pn-v{ font-size:30px; }
.spec{ display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--border-mid); border:1px solid var(--border-mid); margin-top:26px; }
.spec div{ background:var(--white); padding:16px 18px; }
.spec .k{ font-family:var(--font-mono); font-size:9.5px; letter-spacing:.12em; text-transform:uppercase; color:var(--grey-mid); }
.spec .v{ font-size:15px; color:var(--ink); margin-top:5px; }

.reveal{ opacity:0; transform:translateY(18px); transition:opacity .7s ease, transform .7s ease; }
.reveal.in{ opacity:1; transform:none; }
@media(prefers-reduced-motion:reduce){ .reveal{ opacity:1; transform:none; } .marq-track{ animation:none; } }

@media(max-width:560px){ :root{ --gutter-h:22px; --sec-v:56px; } .spec{ grid-template-columns:1fr; } .gal{ grid-template-columns:1fr 1fr; } }

@media(max-width:700px){ .hdr-top .tagline{ display:none; } .hdr-top .wrap{ justify-content:center; } }