@font-face{font-family:'DM Sans';font-style:normal;font-weight:400;font-display:swap;src:url(assets/fonts/dm-sans-400.ttf) format('truetype')}
@font-face{font-family:'DM Sans';font-style:normal;font-weight:500;font-display:swap;src:url(assets/fonts/dm-sans-500.ttf) format('truetype')}
@font-face{font-family:'DM Sans';font-style:normal;font-weight:600;font-display:swap;src:url(assets/fonts/dm-sans-600.ttf) format('truetype')}
@font-face{font-family:'DM Sans';font-style:normal;font-weight:700;font-display:swap;src:url(assets/fonts/dm-sans-700.ttf) format('truetype')}
@font-face{font-family:'GFS Didot';font-style:normal;font-weight:400;font-display:swap;src:url(assets/fonts/gfs-didot-400.ttf) format('truetype')}
:root{color-scheme:light;--navy:#161447;--ink:#252532;--muted:#62616e;--paper:#f5f4f0;--line:#dedde3;--serif:'GFS Didot',Georgia,serif;--sans:'DM Sans',Arial,sans-serif;--gutter:clamp(24px,5vw,80px);--section:clamp(72px,7.8vw,116px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:#fff;color:var(--ink);font:400 1rem/1.7 var(--sans);-webkit-font-smoothing:antialiased}body:has(dialog[open]){overflow:hidden}body:has(dialog[open]) .mobile-contact{visibility:hidden}button,input,select,textarea{font:inherit}button{cursor:pointer}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}figure,p,h1,h2,h3{margin:0}h1,h2,h3{font-weight:400}h1,h2,h3{color:var(--navy)}h1,h2{font-family:var(--serif)}h2{font-size:clamp(2.4rem,4.3vw,3.9rem);letter-spacing:-.045em;line-height:1.14}em{font-weight:400}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}:focus-visible{outline:3px solid #305fa3;outline-offset:5px}[hidden]{display:none!important}button{color:inherit}.shell{width:min(1280px,calc(100% - var(--gutter)*2));margin-inline:auto}.section{padding-block:var(--section)}.eyebrow{font-size:.75rem;line-height:1.6;font-weight:500;letter-spacing:.15em;color:var(--muted)}.eyebrow-rule{display:inline-block;width:30px;height:1px;background:currentColor;vertical-align:middle;margin-right:13px}.button{display:inline-flex;justify-content:center;align-items:center;min-height:52px;padding:14px 24px;border:1px solid transparent;line-height:1.35;font-size:.875rem;font-weight:500;text-align:center;transition:background .2s,border-color .2s,box-shadow .2s}.primary{background:var(--navy);color:#fff}.primary:hover{background:#302d65;box-shadow:0 4px 14px #16144712}.light{background:#fff;color:var(--navy)}.light:hover{background:#e8e7f2}.text-link{display:inline-block;font-size:.875rem;line-height:1.6;padding-block:10px 7px;border-bottom:1px solid currentColor;font-weight:500;transition:color .2s}.text-link:hover{color:#4d5688}.skip-link{position:fixed;top:-80px;left:20px;background:var(--navy);color:white;padding:12px 20px;z-index:100}.skip-link:focus{top:10px}
/* Compact masthead, original brand image */
.utility{background:var(--navy);color:#fff;font-size:.75rem}.utility .shell{display:flex;justify-content:space-between;align-items:center;min-height:34px;gap:16px}.utility a{font-variant-numeric:tabular-nums}.utility :focus-visible{outline-color:#c5d8ff}.header{position:relative;background:#fff;z-index:20}.header-inner{min-height:110px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:block;flex-shrink:0;width:110px}.brand img{width:110px;height:110px;object-fit:contain}.desktop-nav{display:flex;gap:clamp(18px,2.2vw,34px);align-items:center}.desktop-nav a{font-size:.875rem;min-height:48px;display:flex;align-items:center;border-bottom:1px solid transparent}.desktop-nav a:hover{border-color:var(--navy)}.header-contact{min-height:46px;padding:12px 20px}.menu-button{display:none}.mobile-menu{position:absolute;top:100%;left:0;right:0;background:white;padding:8px var(--gutter) 24px;border-block:1px solid var(--line);box-shadow:0 14px 20px #16144708}.mobile-menu a{display:block;padding:16px 0;border-bottom:1px solid var(--line);font-size:1rem}
/* The hero is a quiet editorial spread, never text over a darkened photo */
.hero{width:min(1440px,calc(100% - 48px));margin-inline:auto;display:grid;grid-template-columns:1fr 1fr;background:var(--paper)}.hero-copy{padding:clamp(38px,4.1vw,64px) clamp(28px,4.1vw,64px);display:flex;flex-direction:column;align-items:flex-start}.hero .eyebrow{font-size:.75rem;letter-spacing:.115em}.hero h1{font-size:clamp(3.6rem,6vw,5.6rem);line-height:1.025;letter-spacing:-.055em;margin:24px 0}.hero h1 em{color:#545974}.hero-description{font-size:1.0625rem;line-height:1.75;color:#565562;max-width:410px}.hero-actions{display:flex;align-items:center;gap:20px;flex-wrap:wrap;margin-top:26px}.hero-actions .text-link{font-size:.875rem}.hero .button{padding-inline:22px}.advisor-intro{display:flex;align-items:center;gap:14px;margin-top:30px;padding-top:24px;border-top:1px solid #d9d8dd;width:100%;max-width:410px}.advisor-intro>img{width:56px;height:56px;border-radius:50%;object-fit:cover;object-position:center 18%;flex-shrink:0;border:1px solid var(--line)}.advisor-intro>span{display:flex;flex-direction:column;gap:2px}.advisor-intro strong{font-size:1rem;font-weight:500;color:var(--navy)}.advisor-intro>span>span{font-size:.75rem;color:var(--muted)}.hero-visual{position:relative;min-height:650px;overflow:hidden;background:#91a8b6}.hero-landscape{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;object-position:58% center}.hero-visual:after{content:'';position:absolute;inset:65% 0 0;background:linear-gradient(transparent,#16202b80);pointer-events:none}.hero-visual figcaption{position:absolute;left:36px;bottom:33px;right:28px;z-index:1;color:#fff;display:flex;flex-direction:column;gap:5px}.hero-visual figcaption span{font-size:.75rem;letter-spacing:.17em}.hero-visual figcaption strong{font-size:1.5rem;font-family:var(--serif);font-weight:400}.trust-strip{display:grid;grid-template-columns:1fr 1.2fr auto;gap:32px;align-items:center;padding-block:28px;border-bottom:1px solid var(--line)}.trust-strip>p:first-child{font-size:1.125rem;color:var(--navy)}.trust-strip>p:first-child strong{font-weight:500}.trust-strip>p:nth-child(2){font-size:.875rem;line-height:1.6;color:var(--muted)}.remax-lockup{display:block;flex-shrink:0;width:188px}.remax-lockup img{width:100%;height:auto}.trust-strip .remax-lockup{padding:8px 0}
/* A small real portfolio, with information that can be compared */
.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:52px;margin-bottom:44px}.section-heading h2{margin-top:18px}.section-heading-aside{max-width:330px;flex:0 1 33%}.section-heading-aside>p{font-size:1rem;color:var(--muted);line-height:1.7}.section-heading-aside .text-link{margin-top:14px}.portfolio-toolbar{display:flex;justify-content:space-between;align-items:center;gap:20px;border-bottom:1px solid var(--line);margin-bottom:30px}.listing-filters{display:flex;gap:32px}.listing-filters button{border:0;border-bottom:2px solid transparent;background:none;padding:10px 0 15px;min-height:48px;font-size:.9375rem;color:var(--muted)}.listing-filters button[aria-pressed=true]{color:var(--navy);border-bottom-color:var(--navy);font-weight:500}.listing-filters button span{margin-left:5px;font-size:.75rem;opacity:.75}#filter-status{font-size:.75rem;color:var(--muted);text-align:right}.listing-grid{display:grid;grid-template-columns:1fr 1fr;gap:32px;align-items:start}.listing-card{min-width:0}.listing-photo{display:block;position:relative;border:0;background:var(--paper);width:100%;padding:0;overflow:hidden;text-align:left}.listing-photo img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;transition:transform .5s}.listing-photo:hover img{transform:scale(1.035)}.listing-photo:focus-visible{outline-offset:4px}.listing-badge{position:absolute;left:20px;top:20px;background:white;padding:7px 15px;font-size:.75rem;font-weight:500;color:var(--navy);line-height:1.5}.photo-action{position:absolute;right:18px;bottom:18px;background:#fff;padding:10px 16px;color:var(--navy);font-size:.8125rem;line-height:1.6}.listing-content{padding:26px 0 0}.listing-location{font-size:.75rem;font-weight:500;letter-spacing:.1em;color:var(--muted);margin-bottom:12px}.listing-content h3{font:400 clamp(1.7rem,2.4vw,2.2rem)/1.25 var(--serif);letter-spacing:-.03em}.listing-content h3 button{font:inherit;color:inherit;letter-spacing:inherit;border:0;background:none;text-align:left;padding:0}.listing-specs{display:flex;flex-wrap:wrap;gap:16px;margin:19px 0 24px;color:var(--muted);font-size:.875rem;line-height:1.6}.listing-specs span+span{border-left:1px solid var(--line);padding-left:16px}.listing-specs strong{font-weight:500;color:var(--ink)}.listing-bottom{display:flex;align-items:center;justify-content:space-between;gap:12px;border-block:1px solid var(--line);padding-block:20px}.listing-price{font-size:1.75rem;color:var(--navy);letter-spacing:-.04em;font-weight:500;line-height:1.35}.listing-price span{font-size:.875rem;letter-spacing:0;font-weight:400}.detail-link{background:none;border:0;border-bottom:1px solid var(--line);padding:10px 0;font-size:.875rem;line-height:1.5;color:var(--navy)}.detail-link:hover{border-bottom-color:var(--navy)}.portfolio-note{font-size:.75rem;color:var(--muted);line-height:1.8;margin-top:24px;max-width:850px}.search-prompt{background:var(--paper);padding:24px 30px;display:flex;justify-content:space-between;align-items:center;gap:24px;margin-top:28px}.search-prompt p{font:400 1.375rem/1.4 var(--serif);color:var(--navy)}.search-prompt .text-link{flex-shrink:0}
/* Personal authority without invented statistics */
.about{background:#fff;border-block:1px solid var(--line)}.about-inner{display:grid;grid-template-columns:.95fr 1.05fr;gap:clamp(44px,7vw,106px);align-items:start;padding-block:var(--section)}.about-portrait{width:100%;max-width:460px;margin-inline:auto}.about-portrait figure{background:#fff;border:1px solid var(--line);overflow:hidden}.about-portrait img{width:100%;height:auto;aspect-ratio:auto;object-fit:contain}.about-portrait figcaption{padding:20px 26px;display:flex;justify-content:space-between;align-items:center;gap:20px;border-top:1px solid var(--line);background:var(--paper)}.about-portrait figcaption strong{font-family:var(--serif);font-size:1.5rem;font-weight:400;color:var(--navy)}.about-portrait figcaption span{font-size:.75rem;color:var(--muted)}.about-copy h2{margin:20px 0 30px;font-size:clamp(2.4rem,3.9vw,3.5rem)}.about-copy>p:not(.eyebrow){font-size:1rem;color:var(--muted);margin-top:18px}.about-copy>.about-intro{font-size:1.25rem!important;color:var(--navy)!important;font-weight:500}.about-principles{display:grid;grid-template-columns:1fr 1fr;gap:25px;margin-top:28px;padding-top:25px;border-top:1px solid #d8d7dd}.about-principles span{display:block;font-size:.9375rem;font-weight:500;color:var(--navy);margin-bottom:8px}.about-principles p{font-size:.875rem;line-height:1.7;color:var(--muted)}.about-signoff{margin-top:30px;display:flex;flex-direction:column;align-items:flex-start;gap:24px}.about-signoff .remax-lockup{width:198px;padding:0}
/* Region expertise is specific and broad enough for partner work */
.regions{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(45px,8vw,125px)}.region-intro h2{margin:18px 0 25px}.region-intro>p:last-of-type{font-size:1rem;color:var(--muted);max-width:340px}.region-note{border-left:2px solid #c5c5d2;padding-left:23px;margin-top:37px;max-width:340px}.region-note>span{display:block;font-size:.75rem;color:var(--muted);margin-bottom:5px}.region-note strong{display:block;font-size:.9375rem;color:var(--navy);font-weight:500}.region-note p{font-size:.875rem;color:var(--muted);margin-top:12px;line-height:1.7}.region-list{padding-top:2px}.region-list details{border-top:1px solid var(--line)}.region-list details:last-child{border-bottom:1px solid var(--line)}.region-list summary{list-style:none;cursor:pointer;display:flex;gap:22px;align-items:center;padding:25px 0;color:var(--navy);font:400 clamp(1.75rem,2.8vw,2.5rem)/1.4 var(--serif);letter-spacing:-.035em}.region-list summary::-webkit-details-marker{display:none}.region-index{font:400 .75rem/1 var(--sans);color:var(--muted);letter-spacing:0}.region-toggle{width:32px;min-width:32px;height:32px;display:grid;place-items:center;margin-left:auto;font:400 1.5rem/1 var(--sans);border:1px solid var(--line);border-radius:50%}.region-toggle:before{content:'+'}.region-list details[open] .region-toggle{background:var(--navy);color:#fff;border-color:var(--navy)}.region-list details[open] .region-toggle:before{content:'−'}.region-body{padding:0 5px 30px 38px}.region-body p{font-size:1rem;line-height:1.75;color:var(--muted)}.region-body .region-lead{font:400 1.3rem/1.5 var(--serif);color:var(--navy);margin-bottom:12px}.region-tags{display:flex;flex-wrap:wrap;gap:8px;margin:22px 0 12px}.region-tags span{font-size:.75rem;border:1px solid var(--line);padding:5px 10px;line-height:1.6;color:var(--muted)}.region-body .text-link{font-size:.875rem}
/* A calm, credible seller journey */
.dark-section{background:var(--navy);color:#fff}.dark-section h2,.dark-section h3{color:#fff}.dark-section h2 em{color:#cbcada}.dark-section .eyebrow{color:#c6c5d9}.dark-section .section-heading-aside>p{color:#d0cede}.dark-section .text-link:hover{color:#c6d8ff}.dark-section :focus-visible{outline-color:#d7e3ff}.dark-section .section-heading{margin-bottom:52px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:38px}.service-grid article{border-top:1px solid #686582;padding-top:25px}.step-number{font:400 3.25rem/1 var(--serif);color:#bcbace;letter-spacing:-.04em;display:block;margin-bottom:27px}.step-label{font-size:.75rem!important;font-weight:500;letter-spacing:.095em;color:#c6c4d8!important;margin-bottom:14px}.service-grid h3{font:400 clamp(1.6rem,2.4vw,2.1rem)/1.3 var(--serif);letter-spacing:-.025em;margin-bottom:20px}.service-grid article>p:last-child{font-size:.9375rem;line-height:1.8;color:#d0cede;max-width:340px}.approach-footer{border-top:1px solid #686582;padding-top:30px;margin-top:42px;display:flex;justify-content:space-between;align-items:center;gap:30px}.approach-footer p{font:400 1.375rem/1.4 var(--serif);color:#fff}.approach-footer .button{flex-shrink:0}
/* Frequently asked questions */
.guide{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.guide h2{margin:19px 0 24px}.guide-intro>p:last-of-type{font-size:1rem;max-width:280px;color:var(--muted)}.guide-intro .text-link{margin-top:18px}.faq{padding-top:0}.faq details{border-bottom:1px solid var(--line)}.faq details:first-child{border-top:1px solid var(--line)}.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:26px;padding:25px 0;font-size:1rem;line-height:1.6;color:var(--navy)}.faq summary::-webkit-details-marker{display:none}.faq summary>span{font-size:1.375rem;flex:0 0 20px;line-height:1.2;font-weight:400;transition:transform .2s}.faq details[open] summary>span{transform:rotate(45deg)}.faq details p{font-size:.9375rem;color:var(--muted);padding:0 28px 25px 0;line-height:1.8}
/* Contact is a working form with transparent WhatsApp handoff */
.contact{background:var(--paper);border-block:1px solid #e9e7e5}.contact-inner{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(50px,8vw,120px)}.contact-copy h2{margin:20px 0 28px}.contact-copy>p:not(.eyebrow){max-width:355px;color:var(--muted);font-size:1rem}.contact-person{margin-top:40px;display:flex;flex-direction:column;gap:4px}.contact-person strong{font-size:1.125rem;color:var(--navy);font-weight:500}.contact-person span{color:var(--muted);font-size:.875rem}.phone{display:block;width:fit-content;font-size:clamp(1.7rem,2.6vw,2.3rem);color:var(--navy);letter-spacing:-.045em;line-height:1.4;margin-top:25px}.mail{display:block;width:fit-content;margin-top:6px;font-size:.9375rem;color:var(--muted);overflow-wrap:anywhere}.instagram{margin-top:24px}.contact-form{padding:36px;background:#fff;border:1px solid #e0dfe4;align-self:start}.contact-fields{border:0;padding:0;margin:0;min-width:0}.intent-field{border:0;padding:0;margin:0;min-width:0}.intent-field legend{font-size:1.0625rem;color:var(--navy);font-weight:500;margin-bottom:17px}.intent-options{display:grid;grid-template-columns:1fr 1fr;gap:8px}.intent-options label{position:relative;min-width:0}.intent-options input{position:absolute;opacity:0;width:1px;height:1px}.intent-options span{display:flex;justify-content:center;align-items:center;min-height:48px;padding:10px 12px;border:1px solid var(--line);color:var(--muted);cursor:pointer;font-size:.875rem}.intent-options input:checked+span{background:var(--navy);color:#fff;border-color:var(--navy)}.intent-options input:focus-visible+span{outline:3px solid #305fa3;outline-offset:3px}.intent-help{font-size:.8125rem;color:var(--muted);margin:13px 0 23px}.contact-form label{display:block;font-size:.875rem;font-weight:500;color:var(--ink)}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-bottom:22px}.form-row>label{min-width:0}.contact-form input:not([type=radio]),.contact-form select,.contact-form textarea{display:block;width:100%;min-height:48px;background:#fff;color:var(--ink);border:0;border-bottom:1px solid #bcbcc6;border-radius:0;padding:10px 0;font-size:1rem;font-weight:400;line-height:1.5}.contact-form input::placeholder,.contact-form textarea::placeholder{color:#72717d;opacity:1}.contact-form select{padding-right:18px}.contact-form textarea{resize:vertical;min-height:100px;max-height:350px}.optional{font-size:.75rem;color:var(--muted);font-weight:400}.contact-submit{width:100%;margin-top:24px}.form-note{font-size:.75rem;color:var(--muted);line-height:1.8;margin-top:14px}#form-status{margin-top:15px;font-size:.875rem;color:var(--navy)}#form-status a{text-decoration:underline}.property-context{display:flex;align-items:center;justify-content:space-between;gap:16px;background:var(--paper);border-left:2px solid var(--navy);padding:13px 14px;margin-bottom:22px}.property-context>span>span{display:block;font-size:.75rem;color:var(--muted)}.property-context strong{display:block;font-size:.875rem;line-height:1.5;color:var(--navy);font-weight:500}.property-context button{background:none;border:0;font-size:1.5rem;padding:4px;min-width:40px;min-height:40px;color:var(--navy)}
/* Footer and mobile contact */
.footer{padding-block:26px}.footer-main{display:grid;grid-template-columns:140px 1fr auto;gap:40px;align-items:center}.footer-logo{display:block;width:130px}.footer-logo img{width:130px;height:130px;object-fit:contain}.footer-main>p{font-size:.875rem;color:var(--muted)}.footer-links{display:grid;grid-template-columns:auto auto;column-gap:30px;row-gap:8px;font-size:.875rem}.footer-links a,.footer-links button{padding-block:7px;min-height:36px}.footer-links button{font:inherit;padding-inline:0;text-align:left;background:none;border:0}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid var(--line);padding-top:22px;margin-top:14px;color:var(--muted);font-size:.75rem}.photo-credit{font-size:.75rem}.mobile-contact{display:none}
/* Native accessible property and privacy dialogs */
dialog{border:0;color:var(--ink);background:#fff;width:calc(100% - 32px);max-width:600px;max-height:90dvh;padding:40px;overflow:auto;overscroll-behavior:contain}dialog::backdrop{background:#10102bc9;backdrop-filter:blur(3px)}dialog h2{font-size:2.25rem;line-height:1.2;margin:18px 0}dialog p{font-size:1rem;line-height:1.8;margin:18px 0}.dialog-close{display:grid;place-items:center;position:absolute;right:12px;top:12px;width:44px;height:44px;padding:0;border:1px solid var(--line);border-radius:50%;background:white;color:var(--navy);font-size:1.75rem;line-height:1;z-index:2}.property-dialog{max-width:850px;padding:0}.property-dialog>.dialog-close{position:sticky;float:right;top:16px;margin:16px 16px -60px 0}.property-dialog>img{width:100%;height:auto;aspect-ratio:2;object-fit:cover}.property-dialog-body{padding:30px 38px 36px}.property-dialog-body>.eyebrow{font-size:.75rem;margin:0}.property-dialog h2{font-size:2.5rem;letter-spacing:-.035em;line-height:1.2}.property-price{font-size:1.75rem!important;font-weight:500;letter-spacing:-.035em;color:var(--navy)}#property-facts{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin:22px 0;padding-block:22px;border-block:1px solid var(--line)}#property-facts div{display:flex;flex-direction:column;gap:4px}#property-facts dt{font-size:.8125rem;color:var(--muted)}#property-facts dd{font-size:1rem;color:var(--navy);margin:0}#property-description{font-size:.9375rem;color:var(--muted)}.property-dialog-actions{display:flex;align-items:center;flex-wrap:wrap;gap:22px;margin-top:24px}.source-note{font-size:.75rem!important;color:var(--muted);margin:22px 0 0!important}
@media(min-width:1400px){.hero{grid-template-columns:.95fr 1.05fr}.hero-copy{padding:60px 68px}.hero-visual{min-height:700px}.hero-actions{gap:24px}.hero-description{font-size:1.125rem}}
@media(max-width:1100px) and (min-width:901px){.hero-copy{padding:38px 34px}.hero h1{font-size:4.2rem}.hero-visual{min-height:625px}.hero-actions{gap:12px;align-items:flex-start;flex-direction:column}.about-inner{gap:45px}.trust-strip{gap:22px}.trust-strip>p:first-child{font-size:1rem}.trust-strip .remax-lockup{width:165px}.contact-form{padding:28px}.contact-inner{gap:45px}.header-inner{gap:18px}.desktop-nav{gap:18px}.desktop-nav a{font-size:.8125rem}.header-contact{padding-inline:16px}.hero .eyebrow{letter-spacing:.08em}}
@media(max-width:900px){.desktop-nav,.header-contact{display:none}.header-inner{min-height:96px}.brand,.brand img{width:96px;height:96px}.menu-button{display:flex;align-items:center;gap:14px;min-height:48px;border:0;background:none;color:var(--navy);padding:10px 0 10px 15px;font-size:.875rem}.menu-lines{width:23px;height:12px;border-block:1px solid currentColor;position:relative}.menu-lines:after{content:'';position:absolute;left:0;right:0;top:5px;border-top:1px solid currentColor}.hero{width:calc(100% - 32px);grid-template-columns:1fr 1fr}.hero-copy{padding:36px 25px}.hero h1{font-size:clamp(2.7rem,6.7vw,3.8rem)}.hero-description{font-size:1rem}.hero .eyebrow{font-size:.75rem;letter-spacing:.06em}.hero .eyebrow-rule{width:18px;margin-right:7px}.hero-visual{min-height:620px}.hero-actions{flex-direction:column;align-items:flex-start;gap:9px;margin-top:24px}.hero-actions .text-link{font-size:.8125rem}.advisor-intro{gap:11px;margin-top:22px;padding-top:20px}.advisor-intro>span>span{font-size:.75rem}.hero-visual figcaption{left:24px;bottom:28px}.hero-visual figcaption span{font-size:.75rem;letter-spacing:.1em}.trust-strip{grid-template-columns:1fr auto;gap:14px 24px;padding-block:25px}.trust-strip>p:first-child{font-size:1.0625rem}.trust-strip>p:nth-child(2){grid-column:1;font-size:.8125rem}.trust-strip .remax-lockup{grid-column:2;grid-row:1/3;width:160px}.section-heading{gap:32px}.section-heading-aside{flex-basis:38%}.section-heading-aside>p{font-size:.9375rem}.listing-grid{gap:25px}.listing-specs{gap:12px;font-size:.8125rem}.listing-specs span+span{padding-left:12px}.listing-price{font-size:1.55rem}.about-inner{gap:34px;grid-template-columns:.88fr 1.12fr}.about-copy h2{font-size:2.5rem}.about-principles{grid-template-columns:1fr;gap:18px}.about-portrait figcaption{align-items:flex-start;flex-direction:column;gap:3px;padding:16px 20px}.regions{gap:40px;grid-template-columns:.85fr 1.15fr}.region-list summary{gap:14px;font-size:1.8rem}.region-body{padding-left:27px}.service-grid{gap:25px}.service-grid h3{font-size:1.7rem}.service-grid article>p:last-child{font-size:.9375rem}.step-label{letter-spacing:.035em}.guide{gap:40px}.contact-inner{gap:40px;grid-template-columns:.8fr 1.2fr}.contact-copy h2{font-size:2.5rem}.contact-form{padding:26px}.contact-form .form-row{grid-template-columns:1fr;gap:20px}.contact-person{margin-top:30px}.footer-main{gap:25px;grid-template-columns:110px 1fr auto}.footer-logo,.footer-logo img{width:110px;height:110px}.footer-links{column-gap:18px}.mobile-contact{display:flex;align-items:stretch;position:fixed;bottom:0;left:0;right:0;z-index:30;background:#fff;border-top:1px solid var(--line);padding:10px 20px max(10px,env(safe-area-inset-bottom));gap:10px;transition:transform .2s,visibility .2s}.mobile-contact a{display:flex;align-items:center;justify-content:center;min-height:46px;padding:10px 18px;font-size:.875rem;border:1px solid var(--navy);line-height:1.4;color:var(--navy)}.mobile-contact a:last-child{flex:1;background:var(--navy);color:white}.mobile-contact.is-hidden{transform:translateY(110%);visibility:hidden}.footer{padding-bottom:100px}html{scroll-padding-bottom:100px}}
@media(max-width:700px){.hero{display:flex;flex-direction:column;width:100%;background:var(--paper)}.hero-copy{padding:34px var(--gutter) 32px}.hero .eyebrow{font-size:.75rem;letter-spacing:.08em}.hero h1{font-size:clamp(3.1rem,10.4vw,4.2rem);line-height:1.045;margin:22px 0;letter-spacing:-.055em}.hero-description{font-size:1rem;max-width:500px;line-height:1.75}.hero-actions{flex-direction:row;align-items:center;gap:10px 20px;margin-top:24px}.hero-actions .button{font-size:.875rem}.hero-actions .text-link{font-size:.875rem}.advisor-intro{padding-top:21px;margin-top:22px;max-width:none}.hero-visual{min-height:0;height:340px}.hero-landscape{object-position:center 53%}.hero-visual figcaption{left:var(--gutter);bottom:24px}.hero-visual figcaption strong{font-size:1.5rem}.trust-strip{grid-template-columns:1fr auto;gap:13px 20px;padding-block:24px}.trust-strip>p:first-child{font-size:1rem}.trust-strip>p:nth-child(2){grid-column:1/-1;grid-row:2;font-size:.875rem}.trust-strip>p:nth-child(2) br{display:none}.trust-strip .remax-lockup{grid-column:2;grid-row:1;width:148px}.section-heading{flex-direction:column;align-items:flex-start;gap:24px;margin-bottom:30px}.section-heading h2{font-size:clamp(2.4rem,7.2vw,3.2rem);margin-top:16px}.section-heading-aside{max-width:none}.section-heading-aside>p{font-size:1rem}.section-heading-aside>p br{display:none}.section-heading-aside .text-link{margin-top:8px}.portfolio-toolbar{align-items:center;margin-bottom:24px;gap:12px}.listing-filters{gap:25px}#filter-status{font-size:.75rem;max-width:95px;line-height:1.5}.listing-grid{grid-template-columns:1fr;gap:42px}.listing-content h3{font-size:1.875rem}.listing-photo img{aspect-ratio:4/3}.listing-content{padding-top:22px}.listing-specs{font-size:.875rem;gap:16px}.listing-specs span+span{padding-left:16px}.listing-price{font-size:1.75rem}.listing-bottom{padding-block:17px}.listing-badge{top:16px;left:16px}.photo-action{right:14px;bottom:14px;font-size:.8125rem;padding:9px 13px}.search-prompt{flex-direction:column;align-items:flex-start;gap:9px;padding:22px 24px}.search-prompt p{font-size:1.375rem}.portfolio-note{font-size:.75rem}.about-inner{grid-template-columns:1fr;gap:48px}.about-portrait{max-width:440px}.about-portrait figcaption{flex-direction:row;align-items:center;padding:20px}.about-copy h2{font-size:clamp(2.4rem,7.7vw,3.2rem);margin-bottom:26px}.about-principles{grid-template-columns:1fr 1fr;gap:22px}.about-signoff{margin-top:24px;gap:24px}.regions{grid-template-columns:1fr;gap:35px}.region-intro h2{font-size:2.7rem}.region-intro>p:last-of-type{max-width:430px}.region-note{margin-top:28px;max-width:430px;padding-left:18px}.region-list summary{font-size:2rem;padding-block:22px;gap:18px}.region-body{padding-left:32px;padding-right:0}.region-body .region-lead{font-size:1.375rem}.dark-section .section-heading{margin-bottom:37px}.service-grid{grid-template-columns:1fr;gap:30px}.service-grid article{display:grid;grid-template-columns:52px 1fr;column-gap:18px;padding-top:24px}.step-number{grid-column:1;grid-row:1/4;font-size:2.7rem;margin:0}.step-label{grid-column:2;margin-bottom:12px}.service-grid h3{grid-column:2;font-size:1.8rem;margin-bottom:14px}.service-grid h3 br{display:none}.service-grid article>p:last-child{grid-column:2;max-width:none;font-size:1rem}.approach-footer{align-items:flex-start;flex-direction:column;gap:20px;margin-top:34px}.approach-footer p{font-size:1.4rem;max-width:340px}.guide{grid-template-columns:1fr;gap:34px}.guide h2{font-size:2.7rem}.guide-intro>p:last-of-type{max-width:none}.faq summary{font-size:1rem;padding-block:23px;gap:20px}.contact-inner{grid-template-columns:1fr;gap:37px}.contact-copy h2{font-size:2.7rem}.contact-copy>p:not(.eyebrow){max-width:450px}.contact-person{margin-top:27px}.phone{font-size:2rem;margin-top:19px}.instagram{margin-top:16px}.contact-form{padding:28px 24px}.contact-form .form-row{grid-template-columns:1fr 1fr;gap:20px}.footer-main{grid-template-columns:110px 1fr;gap:20px}.footer-main>p{font-size:.8125rem}.footer-links{grid-column:1/-1;display:flex;justify-content:space-between;gap:15px;flex-wrap:wrap;font-size:.8125rem}.footer-bottom{flex-direction:column;gap:10px}.property-dialog>img{aspect-ratio:1.5}.property-dialog-body{padding:26px}.property-dialog h2{font-size:2rem}.property-dialog-actions{gap:18px}#property-facts{grid-template-columns:1fr 1fr}.source-note{font-size:.75rem!important}}
@media(max-width:440px){.utility .shell{font-size:.75rem;gap:12px}.utility .shell>span{max-width:170px;line-height:1.35;padding-block:6px}.utility a{white-space:nowrap}.header-inner{min-height:88px}.brand,.brand img{width:88px;height:88px}.hero-copy{padding-top:30px}.hero-actions{align-items:flex-start;flex-direction:column;gap:8px}.hero-visual{height:280px}.hero h1{font-size:3.4rem}.hero .eyebrow{letter-spacing:.055em;font-size:.75rem}.eyebrow-rule{display:none}.advisor-intro>span>span{font-size:.75rem}.trust-strip{gap:14px 10px}.trust-strip>p:first-child{max-width:120px;line-height:1.5;font-size:1rem}.trust-strip .remax-lockup{width:142px}.listing-filters{gap:20px}.listing-filters button{font-size:.875rem}.listing-filters button span{margin-left:3px}.listing-price{font-size:1.65rem}.listing-price span{font-size:.8125rem}.listing-specs{gap:12px}.listing-specs span+span{padding-left:12px}.about-principles{grid-template-columns:1fr;gap:20px}.contact-form{padding:25px 21px}.contact-form .form-row{grid-template-columns:1fr;gap:21px}.intent-options span{font-size:.875rem;padding-inline:8px}.contact-form .intent-field legend{font-size:1rem}.mobile-contact{padding-inline:16px}.mobile-contact a{font-size:.8125rem;padding-inline:13px}.footer-main{grid-template-columns:100px 1fr;gap:17px}.footer-logo,.footer-logo img{width:100px;height:100px}.property-dialog-body{padding:23px}.property-dialog-actions{align-items:flex-start;flex-direction:column}dialog{padding:34px 24px}.guide h2,.contact-copy h2,.region-intro h2{font-size:2.55rem}}
@media(max-width:350px){:root{--gutter:20px}.hero h1{font-size:3.05rem}.hero .eyebrow{letter-spacing:0}.trust-strip .remax-lockup{width:132px}.listing-filters{gap:15px}.listing-specs{font-size:.8125rem;gap:10px}.listing-specs span+span{padding-left:10px}.listing-price{font-size:1.5rem}.region-list summary{font-size:1.85rem}.contact-form{padding:22px 18px}.footer-main{grid-template-columns:90px 1fr}.footer-logo,.footer-logo img{width:90px;height:90px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}.listing-photo:hover img{transform:none}}
/* Content expansion: consistent personal typography and readable editorial pages. */
.about-portrait figcaption{flex-direction:column;align-items:flex-start;gap:4px;padding:22px 26px}.about-portrait figcaption strong{font-family:var(--sans);font-size:1.4rem;line-height:1.3;font-weight:600;letter-spacing:-.035em;word-spacing:normal}.about-portrait figcaption span{font-size:.8125rem;line-height:1.5}.advisor-intro strong,.contact-person strong{font-weight:600;letter-spacing:-.025em}h2{letter-spacing:-.035em}.whatsapp,.mobile-contact a.whatsapp{display:inline-flex;align-items:center;justify-content:center;gap:10px;background:#087f5b;color:#fff;border-color:#087f5b}.whatsapp:hover,.mobile-contact a.whatsapp:hover{background:#066649;border-color:#066649}.wa-icon{width:21px;height:21px;flex:none}.projects{background:var(--paper)}.project-feature{display:grid;grid-template-columns:1.2fr 1fr;background:#fff;align-items:center}.project-image{position:relative;display:block}.project-image img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover}.project-image>span{position:absolute;bottom:12px;left:12px;right:12px;width:fit-content;background:#fff;padding:5px 9px;font-size:.65rem;color:var(--muted)}.project-copy{padding:clamp(28px,4vw,60px)}.project-copy h3{font:400 clamp(2rem,3vw,3rem)/1.2 var(--serif);margin:20px 0}.project-copy>p:not(.eyebrow){color:var(--muted);font-size:1rem}.project-copy .text-link{margin-top:20px}.project-copy .source-caption{font-size:.75rem!important;margin-top:24px}.journal-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px}.journal-grid article{border-top:1px solid var(--line);padding-top:25px}.journal-grid h3{font:400 clamp(1.8rem,2.6vw,2.5rem)/1.25 var(--serif);margin:20px 0}.journal-grid h3 a:hover{text-decoration:underline;text-underline-offset:6px}.journal-grid article>p:not(.eyebrow){color:var(--muted);max-width:480px}.journal-grid .text-link{margin-top:20px}.cookie-notice{position:fixed;bottom:22px;left:22px;z-index:25;background:#fff;border:1px solid var(--line);box-shadow:0 8px 40px #16144718;padding:20px;max-width:425px;display:flex;gap:20px;font-size:.8125rem;line-height:1.6}.cookie-notice strong{color:var(--navy);font-weight:500}.cookie-notice p{margin-top:5px;color:var(--muted)}.cookie-notice a{text-decoration:underline;text-underline-offset:3px}.cookie-notice button{background:none;border:0;align-self:flex-start;font-size:1.5rem;min-width:32px;min-height:32px}.article-header{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line)}.article-header nav{display:flex;gap:26px;font-size:.875rem}.article-header nav a{padding-block:15px}.article-main{max-width:900px;padding-block:40px 80px}.breadcrumbs{font-size:.8125rem;color:var(--muted);margin-bottom:55px}.breadcrumbs a{text-decoration:underline;text-underline-offset:4px}.article-main h1{font:400 clamp(2.5rem,5vw,4.6rem)/1.12 var(--serif);letter-spacing:-.035em;margin:20px 0 25px}.article-deck{font-size:1.2rem;line-height:1.7;color:var(--muted);max-width:730px}.article-meta{font-size:.8125rem;color:var(--muted);border-bottom:1px solid var(--line);padding:24px 0;margin-bottom:36px}.article-body{max-width:760px}.article-body h2{font-family:var(--sans);font-size:1.4rem;font-weight:500;line-height:1.4;letter-spacing:-.025em;margin:38px 0 14px}.article-body p{margin:0 0 20px;line-height:1.85}.article-body a{text-decoration:underline;text-underline-offset:4px;overflow-wrap:anywhere}.article-visual img{width:100%;height:auto}.article-visual figcaption,.article-source{font-size:.8125rem;color:var(--muted);line-height:1.7;margin-top:12px}.article-cta{background:var(--paper);padding:36px;margin-top:60px}.article-cta h2{font-size:2rem;line-height:1.3}.article-cta p{margin:15px 0 22px}.article-footer{display:flex;gap:26px;flex-wrap:wrap;border-top:1px solid var(--line);padding-block:26px;font-size:.8125rem;color:var(--muted)}
@media(max-width:900px){.cookie-notice{bottom:85px;left:16px;right:16px;max-width:425px}.project-feature{grid-template-columns:1fr}.project-image img{aspect-ratio:16/10}.journal-grid{gap:32px}.article-header .brand,.article-header .brand img{width:90px;height:90px}}
@media(max-width:600px){.journal-grid{grid-template-columns:1fr;gap:38px}.project-copy{padding:28px}.article-header nav{gap:17px;font-size:.8125rem}.article-main{padding-top:25px}.breadcrumbs{margin-bottom:35px}.article-cta{padding:25px}.about-portrait figcaption{padding:20px;gap:4px}.cookie-notice{padding:15px;font-size:.75rem}.article-deck{font-size:1.05rem}}
.portfolio-all{margin-top:38px;text-align:center}.portfolio-page h1,.property-heading h1{font:400 clamp(2.4rem,4.6vw,4.5rem)/1.15 var(--serif);letter-spacing:-.02em;margin:20px 0}.portfolio-intro{color:var(--muted);max-width:650px;margin-bottom:35px}.portfolio-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:48px 30px}.portfolio-grid h3{font-size:1.75rem}.portfolio-grid .listing-price{font-size:1.35rem}.portfolio-grid .listing-specs{gap:10px;font-size:.75rem}.portfolio-grid .listing-specs span+span{padding-left:10px}.property-page{padding-block:35px 80px}.property-page .breadcrumbs{margin-bottom:35px}.property-heading{max-width:960px;margin-bottom:36px}.property-id{font-size:.8125rem;color:var(--muted)}.property-layout{display:grid;grid-template-columns:minmax(0,1fr) 330px;gap:48px;align-items:start}.property-gallery>img{width:100%;height:auto;aspect-ratio:4/3;object-fit:contain;background:var(--paper)}.gallery-thumbs{display:flex;overflow-x:auto;gap:10px;padding:14px 3px;scrollbar-width:thin}.gallery-thumb{padding:0;border:2px solid transparent;flex:0 0 88px;background:var(--paper)}.gallery-thumb[aria-pressed=true]{border-color:var(--navy)}.gallery-thumb img{width:88px;height:66px;object-fit:cover}.gallery-status{font-size:.75rem;color:var(--muted)}.property-enquiry{position:sticky;top:24px;background:var(--paper);padding:28px}.enquiry-price{font-size:2rem;letter-spacing:-.025em;color:var(--navy);margin:12px 0 28px}.enquiry-advisor{font-weight:600;font-size:1.15rem;color:var(--navy)}.property-enquiry>p:not(.enquiry-price):not(.enquiry-advisor){font-size:.8125rem;color:var(--muted)}.property-enquiry .button{width:100%;margin-top:22px}.property-enquiry .enquiry-call{margin-top:10px;border:1px solid var(--navy);letter-spacing:.02em}.property-enquiry .text-link{margin-top:20px}.enquiry-note{margin-top:22px}.property-description,.property-specifications{margin-top:45px}.property-description h2,.property-specifications h2{font-family:var(--sans);font-weight:500;letter-spacing:-.02em;font-size:1.6rem;margin-bottom:25px}.description-copy p{margin-bottom:13px;line-height:1.8;overflow-wrap:anywhere}.property-facts{display:grid;grid-template-columns:1fr 1fr;gap:0 28px;margin:0}.property-facts>div{display:flex;justify-content:space-between;gap:15px;padding:15px 0;border-bottom:1px solid var(--line);font-size:.875rem}.property-facts dt{color:var(--muted)}.property-facts dd{margin:0;text-align:right}.measurement-note{border-left:3px solid var(--navy);padding:15px 20px;background:var(--paper);font-size:.875rem;margin-bottom:25px}.property-page>.text-link{margin-top:35px}
/* Agreed typography correction: simpler contact heading and clearer number groups. */
.contact-copy h2{font-size:clamp(2.3rem,3.5vw,3.1rem);letter-spacing:-.015em;line-height:1.2}.contact-copy h2 em{font-style:normal}.contact-person{margin-top:28px}.phone{font-size:clamp(1.5rem,2.2vw,1.9rem);letter-spacing:0;word-spacing:.12em;font-variant-numeric:tabular-nums;margin-top:18px}.mail{margin-top:8px}.instagram{margin-top:20px}
@media(max-width:1050px){.portfolio-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.property-layout{grid-template-columns:minmax(0,1fr) 290px;gap:28px}.property-facts{grid-template-columns:1fr}}
@media(max-width:700px){.portfolio-grid{grid-template-columns:1fr}.portfolio-page .portfolio-toolbar{align-items:flex-start;flex-direction:column}.portfolio-page .listing-filters{gap:18px;flex-wrap:wrap}.property-layout{display:flex;flex-direction:column}.property-layout>div{width:100%;min-width:0}.property-enquiry{position:static;width:100%;order:-1;padding:24px}.property-enquiry .enquiry-note{margin-top:15px}.enquiry-price{margin-bottom:15px}.property-heading h1{font-size:2.5rem}.property-page .breadcrumbs{font-size:.75rem}.property-facts>div{font-size:.8125rem}.portfolio-page .listing-filters button{font-size:.8125rem}.gallery-thumb{flex-basis:72px}.gallery-thumb img{width:72px;height:54px}}

/* Supplied transparent portrait on a continuous warm background. */
.about-portrait figure{background:var(--paper);border:0}.about-portrait figcaption{border-top:0;background:transparent}.advisor-intro img{background:var(--paper)}

/* Source-linked customer experiences — verified 7 October 2026. */
.review-stars{color:#897544;letter-spacing:.16em;font-size:15px;line-height:1.4}
.review-summary{display:flex;flex-direction:column;gap:5px;padding:4px 0;line-height:1.5;color:var(--navy)}
.review-summary strong{font-size:16px;font-weight:600}.review-summary strong span{font-weight:400}.review-summary>span:last-child{font-size:12px;color:var(--muted)}
.review-summary:hover>span:last-child{text-decoration:underline}
.reviews{background:var(--paper)}.reviews-heading{display:flex;justify-content:space-between;align-items:center;gap:40px;margin-bottom:42px}
.reviews h2{font-size:clamp(34px,3.7vw,55px);line-height:1.18;letter-spacing:-.025em}.reviews h2 em{font-style:normal}
.reviews-score{display:flex;flex-direction:column;align-items:flex-start;gap:7px;border-left:1px solid #d8d4c9;padding:4px 0 4px 36px;min-width:250px;color:var(--navy);font-size:14px}
.score-number{font-size:52px;line-height:1.15;font-weight:500;letter-spacing:-.045em;font-variant-numeric:tabular-nums}.score-number small{font-size:20px;letter-spacing:0;color:var(--muted);font-weight:400}.score-source{font-size:12px;color:var(--muted)}.reviews-score:hover .score-source{text-decoration:underline}
.review-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.review-card{display:flex;flex-direction:column;background:#fff;padding:30px;min-width:0;border-top:2px solid #b5a681}.review-topic{font-size:10px;font-weight:600;letter-spacing:.12em;color:#74633c}.review-card blockquote{margin:24px 0 30px;font-size:17px;line-height:1.8;color:var(--navy)}.review-card figcaption{margin-top:auto;display:flex;flex-direction:column;gap:3px;font-size:12px;color:var(--muted)}.review-card figcaption strong{font-size:14px;font-weight:600;color:var(--navy)}.review-card figcaption span{font-size:11px;margin-top:7px}
.reviews-footer{display:flex;justify-content:space-between;align-items:center;gap:24px;margin-top:28px}.reviews-footer p{font-size:12px;line-height:1.65;color:var(--muted)}.reviews-footer .text-link{font-size:14px}.contact-reviews{display:table;margin-top:20px;font-size:14px}
@media(max-width:1100px){.review-card{padding:24px}.review-card blockquote{font-size:16px}.desktop-nav{gap:18px}}
@media(max-width:760px){.reviews-heading{flex-direction:column;align-items:flex-start;gap:28px;margin-bottom:28px}.reviews-score{border-left:0;border-top:1px solid #d8d4c9;padding:24px 0 0;width:100%;min-width:0}.score-number{font-size:42px}.review-grid{grid-template-columns:1fr;gap:16px}.review-card{padding:26px}.review-card blockquote{margin:20px 0 24px;font-size:17px}.reviews-footer{align-items:flex-start;flex-direction:column;gap:18px}.review-summary strong{font-size:15px}}

/* Editorial consistency pass — October 2026 */
.about-portrait figure{background:var(--paper)}
.about-portrait img{display:block;background:transparent}
.listing-photo{aspect-ratio:4/3}
.listing-photo::before{content:"";display:block;padding-top:75%}
.listing-photo img{position:absolute;inset:0;display:block;width:100%;height:100%;aspect-ratio:auto;object-fit:cover}
.gallery-thumb{aspect-ratio:4/3;overflow:hidden}
.gallery-thumb img{display:block;width:100%;height:100%;aspect-ratio:4/3;object-fit:cover}
.advisor-intro strong,.contact-person strong,.about-portrait figcaption strong{font-family:var(--sans);font-weight:600;letter-spacing:-.025em;word-spacing:normal}
.contact-copy h2{font-size:clamp(2.15rem,4.1vw,3.1rem);line-height:1.18;letter-spacing:-.02em;text-wrap:balance}
.contact-copy h2 em{font-style:normal}
@media(max-width:600px){.contact-copy h2{font-size:clamp(2rem,8.2vw,2.55rem);line-height:1.2;max-width:15ch}.about-portrait figcaption{align-items:flex-start}}

/* A quiet return-to-top control that stays clear of the mobile contact bar. */
html{scroll-behavior:smooth}
.back-to-top{position:fixed;z-index:30;right:max(20px,env(safe-area-inset-right));bottom:24px;width:52px;height:52px;display:grid;place-items:center;border:1px solid rgba(23,23,72,.12);border-radius:50%;background:var(--navy);color:#fff;box-shadow:0 8px 24px rgba(23,23,72,.18);opacity:0;visibility:hidden;transform:translateY(8px);transition:opacity .2s ease,transform .2s ease,visibility .2s ease}
.back-to-top.is-visible{opacity:1;visibility:visible;transform:translateY(0)}
.back-to-top svg{width:23px;height:23px;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.back-to-top:focus-visible{outline:3px solid #a79d7e;outline-offset:4px}
@media(max-width:700px){.back-to-top{right:max(16px,env(safe-area-inset-right));bottom:calc(96px + env(safe-area-inset-bottom));width:48px;height:48px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.back-to-top{transition:none}}

/* Responsive review: shorter home, consistent navigation, property-first detail. */
:root{--section:clamp(56px,5vw,76px)}
h2{font-size:clamp(2rem,3.3vw,3rem);line-height:1.18;letter-spacing:-.025em;text-wrap:balance}
.section-heading{margin-bottom:30px;gap:32px}
.hero h1{font-size:clamp(3.25rem,5.2vw,4.7rem)}
.hero-visual{min-height:560px}
.portfolio .listing-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}
.listing-content h3{font-size:clamp(1.4rem,2vw,1.85rem);line-height:1.3}
.listing-content{padding-top:18px}
.listing-bottom{padding-block:14px}
.listing-photo::before{display:none}
.listing-photo img{transform:scale(1.18)}
.listing-photo:hover img{transform:scale(1.21)}
.listing-price{font-size:1.5rem}
.portfolio-page{padding-top:40px}
.portfolio-page h1,.article-page h1{font-size:clamp(2.25rem,4vw,3.5rem);line-height:1.18}
.portfolio-page .portfolio-toolbar{margin-top:28px}
.about-copy h2{font-size:clamp(2rem,3vw,2.7rem)}
.about-portrait{max-width:350px}
.about-principles{margin-top:20px;padding-top:20px}
.reviews-heading{margin-bottom:24px}
.review-card{padding:24px}
.review-card blockquote{margin:16px 0 20px;font-size:1rem;line-height:1.65}
.property-layout{display:grid;grid-template-columns:minmax(0,1fr) 310px;grid-template-areas:"gallery enquiry" "content enquiry";gap:28px 36px;align-items:start}
.property-gallery{grid-area:gallery;min-width:0}
.property-body{grid-area:content;min-width:0}
.property-enquiry{grid-area:enquiry}
.property-quick-facts{display:flex;gap:12px 20px;flex-wrap:wrap;align-items:center;margin:18px 0;color:var(--navy)}
.property-quick-facts span:first-child{font-size:1.65rem;font-weight:600}
.property-heading h1{font-size:clamp(2rem,3.5vw,3.25rem);line-height:1.2}
.property-gallery #gallery-main{width:100%;height:auto;aspect-ratio:4/3;object-fit:contain;background:var(--paper)}
.property-description{margin-top:0}
.back-to-top{z-index:35}
@media(max-width:760px){
 :root{--section:48px}
 .hero-copy{padding:28px 24px}
 .hero h1{font-size:2.8rem;margin:18px 0;line-height:1.08}
 .hero-description{font-size:1rem;line-height:1.65}
 .hero-actions{margin-top:20px;gap:12px}
 .advisor-intro{margin-top:22px;padding-top:18px}
 .hero-visual{min-height:190px;height:190px}
 .hero-visual figcaption{left:24px;bottom:20px}
 .trust-strip{padding-block:20px;gap:18px}
 .reviews-heading{gap:18px}
 .reviews-score{padding-top:16px}
 .score-number{font-size:32px}
 .review-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:14px;padding-bottom:12px}
 .review-card{flex:0 0 90%;scroll-snap-align:start;padding:22px}
 .review-card blockquote{font-size:1rem;line-height:1.65}
 .reviews-footer{margin-top:16px;gap:10px}
 .portfolio .listing-grid{grid-template-columns:1fr;gap:30px}
 .section-heading{margin-bottom:24px;gap:18px}
 .section-heading h2{margin-top:12px}
 .listing-content h3{font-size:1.5rem}
 .listing-specs{margin:14px 0 18px;gap:12px}
 .listing-specs span+span{padding-left:12px}
 .about-inner{gap:28px}
 .about-portrait{max-width:280px}
 .about-copy h2{margin:12px 0 18px}
 .about-principles{gap:18px}
 .region-note{margin-top:22px}
 .service-grid{gap:26px}
 .step-number{font-size:2.2rem;margin-bottom:14px}
 .service-grid h3{margin-bottom:12px}
 .article-header{gap:12px}
 .article-header nav{gap:14px}
 .article-header nav a{min-height:44px;display:inline-flex;align-items:center}
 .portfolio-page{padding-top:28px}
 .portfolio-page h1{font-size:2.15rem}
 .property-page{padding-top:24px}
 .property-heading{margin-bottom:22px}
 .property-heading h1{font-size:2rem;margin:14px 0}
 .property-quick-facts{margin:12px 0;gap:8px 16px;font-size:.875rem}
 .property-quick-facts span:first-child{font-size:1.5rem}
 .property-layout{display:grid;grid-template-columns:minmax(0,1fr);grid-template-areas:"gallery" "enquiry" "content";gap:24px}
 .property-enquiry{order:initial;position:static;padding:22px}
 .property-enquiry .enquiry-price{display:none}
 .property-enquiry>.eyebrow{display:none}
 .property-enquiry .button{margin-top:14px}
 .property-enquiry .text-link{margin-top:12px}
 .article-footer{padding-bottom:100px}
 body{padding-bottom:78px}
 .back-to-top{bottom:calc(88px + env(safe-area-inset-bottom));width:44px;height:44px}
}
@media(prefers-reduced-motion:reduce){.listing-photo img,.listing-photo:hover img{transform:scale(1.18);transition:none}}

/* Per-cover framing: original gallery photos remain uncropped. */
.listing-photo img{transform:scale(var(--cover-scale,1))}.listing-photo:hover img{transform:scale(calc(var(--cover-scale,1) + .025))}
.listing-photo img[src="/assets/portfoy/1314349012/f5a7883a7cfcc90c.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1312333079/fcd44d7e130c3357.avif"]{--cover-scale:1.150}
.listing-photo img[src="/assets/portfoy/1341236333/3c80d66d926aa250.avif"]{--cover-scale:1.354}
.listing-photo img[src="/assets/portfoy/1324204673/a6eea537a5f91333.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1329606572/83eae4c343107d5f.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1319559134/4fb086d2e4fec5ea.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1340476066/5786e8fb8866ac77.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1337495258/00a1c2b87ff1501b.avif"]{--cover-scale:1.354}
.listing-photo img[src="/assets/portfoy/1325659982/b729408bb2e90695.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1334254280/556842de8dfc7185.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1328386813/bddc9e6d2f0c56fd.avif"]{--cover-scale:1.354}
.listing-photo img[src="/assets/portfoy/1280492016/9f8e985c2a9cc7ec.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1309962811/787d11e911cbc840.avif"]{--cover-scale:1.354}
.listing-photo img[src="/assets/portfoy/1324983899/d3281c7937563143.avif"]{--cover-scale:1.000}
.listing-photo img[src="/assets/portfoy/1326210742/dedd2543af64dac4.avif"]{--cover-scale:1.000}

.review-swipe-hint{display:none}@media(max-width:760px){.review-swipe-hint{display:block;font-size:.75rem;color:var(--muted);margin:0 0 12px}}

/* Approved clean cards: shared rows align location, title, facts and price. */
.listing-grid,.portfolio-grid{align-items:stretch}
.listing-card{display:flex;flex-direction:column;min-width:0;background:white}
.listing-photo{flex-shrink:0}
.listing-content{display:flex;flex:1;flex-direction:column;padding-top:22px}
.listing-location{font-size:.6875rem;letter-spacing:.075em;text-transform:uppercase;line-height:1.6;margin-bottom:12px}
.listing-status{color:var(--navy);font-weight:600}
.listing-separator{padding-inline:5px;color:#9996a0}
.listing-content h3{line-height:1.3}
.listing-specs{margin:18px 0 22px}
.listing-bottom{margin-top:auto;border-bottom:0;padding:18px 0 8px}
.detail-link{display:inline-flex;gap:12px;align-items:center;white-space:nowrap;border:0;min-height:44px;padding:8px 0}
.detail-link span{font-size:1.25rem}
@supports(grid-template-rows:subgrid){
 .listing-grid,.portfolio-grid{row-gap:0}
 .listing-card{display:grid;grid-template-rows:subgrid;grid-row:span 5;margin-bottom:40px}
 .listing-content{display:contents}
 .listing-location{margin-top:22px}
 .listing-content h3{align-self:start}
 .listing-specs{align-self:start}
 .listing-bottom{align-self:end;margin-top:0}
}
@media(max-width:760px){
 .listing-card{margin-bottom:28px}
 .listing-location{font-size:.6875rem;letter-spacing:.045em}
 .listing-bottom{padding-top:16px}
}

/* Compact shared rows: override the more-specific home grid gap. */
@supports(grid-template-rows:subgrid){
 .portfolio .listing-grid,.portfolio-grid{row-gap:0}
 .listing-card{row-gap:0}
 .listing-location{margin-top:16px;margin-bottom:8px}
 .listing-specs{margin-top:12px;margin-bottom:14px}
 .listing-bottom{padding-top:10px;padding-bottom:6px}
}

/* Project collection: equal cards on desktop, stacked on mobile. */
.project-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:36px;align-items:stretch}
.project-grid .project-feature{display:flex;flex-direction:column;gap:0;min-width:0}
.project-grid .project-image{width:100%;aspect-ratio:4/3;min-height:0;overflow:hidden}
.project-grid .project-image img{width:100%;height:100%;object-fit:cover}
.project-grid .project-copy{padding:26px 0 0;display:flex;flex-direction:column;align-items:flex-start;flex:1}
.project-grid .project-copy h3{font-size:clamp(1.7rem,2.5vw,2.25rem)}
.project-grid .project-copy>.text-link{margin-top:auto}
.project-grid .project-copy>p:not(.eyebrow):not(.source-caption){margin-bottom:20px}
@media(max-width:760px){.project-grid{grid-template-columns:1fr;gap:36px}.project-grid .project-copy{padding-top:20px}}

/* Project editorial: paired image and copy, no image overlays or boxed cards. */
.project-editorial{background:#f5f4f0}
.project-section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:38px}
.project-section-heading h2{margin-top:12px;font-size:clamp(2rem,3.4vw,3.2rem);font-style:normal;letter-spacing:-.03em}
.project-section-heading>p{max-width:380px;font-size:.9375rem;line-height:1.7;color:var(--muted)}
.project-stories{display:grid;gap:36px}
.project-story{display:grid;grid-template-columns:1.35fr 1fr;gap:clamp(30px,4.5vw,70px);align-items:center;border-top:1px solid #dcd9d0;padding-top:28px}
.project-story-visual{min-width:0;margin:0}
.project-story-visual>a{display:block;aspect-ratio:16/10;overflow:hidden;background:#e4e1d9}
.project-story-visual img{width:100%;height:100%;object-fit:cover;transition:transform .45s}
.project-story-visual>a:hover img{transform:scale(1.025)}
.project-story-visual figcaption{font-size:.6875rem;line-height:1.5;color:#777570;padding-top:9px}
.project-story-copy{padding:10px 24px 30px 0;min-width:0}
.project-place{display:flex;align-items:center;gap:18px;color:#9c947c;font-size:.75rem;font-weight:500;letter-spacing:.07em;margin:0 0 20px}
.project-place span{color:#62616e;font-size:.6875rem;letter-spacing:.13em;border-left:1px solid #c8c2b3;padding-left:18px}
.project-story-copy h3{font:400 clamp(2rem,3.4vw,3.1rem)/1.12 var(--serif);letter-spacing:-.025em;margin:0 0 20px;color:var(--navy)}
.project-story-lead{font-size:1.0625rem;line-height:1.6;color:var(--navy);max-width:370px;margin:0 0 12px}
.project-story-description{font-size:.875rem;line-height:1.75;color:var(--muted);max-width:365px}
.project-story-link{display:flex;align-items:center;justify-content:space-between;gap:24px;width:min(100%,365px);border-top:1px solid #d6d2c7;padding:16px 0 4px;margin-top:24px;font-size:.875rem;font-weight:500;color:var(--navy)}
.project-story-link span{font-size:1.5rem;font-weight:400}
.project-story-link:hover{color:#686148}
.project-story:nth-child(even){grid-template-columns:1fr 1.35fr}
.project-story:nth-child(even) .project-story-visual{grid-column:2;grid-row:1}
.project-story:nth-child(even) .project-story-copy{grid-column:1;grid-row:1;padding-left:20px;padding-right:0}
@media(max-width:760px){
 .project-section-heading{display:block;margin-bottom:24px}
 .project-section-heading>p{margin-top:16px;max-width:100%;font-size:.875rem}
 .project-section-heading>p br{display:none}
 .project-story,.project-story:nth-child(even){grid-template-columns:1fr;gap:20px;padding-top:22px}
 .project-story:nth-child(even) .project-story-visual,.project-story:nth-child(even) .project-story-copy{grid-column:auto;grid-row:auto}
 .project-story-copy,.project-story:nth-child(even) .project-story-copy{padding:0}
 .project-story-copy h3{font-size:2rem;margin-bottom:14px}
 .project-story-copy h3 br{display:none}
 .project-story-copy h3 br:after{content:' '}
 .project-place{margin-bottom:12px}
 .project-story-lead{font-size:1rem;max-width:100%}
 .project-story-description{max-width:100%}
 .project-story-link{width:100%;margin-top:18px}
 .project-stories{gap:32px}
}
@media(prefers-reduced-motion:reduce){.project-story-visual img{transition:none}.project-story-visual>a:hover img{transform:none}}

/* Project article images scale proportionally; mobile Loft Royal uses a landscape crop. */
.article-hero{margin:28px 0}
.article-hero img{display:block;width:100%;height:auto}
.article-hero figcaption{margin-top:9px;color:var(--muted);font-size:.75rem;line-height:1.5}
@media(max-width:760px){.loft-project-hero img{aspect-ratio:16/10;height:auto;object-fit:cover;object-position:50% 60%}}