/* Fonts are served from this website (no request to Google). Cormorant Garamond and Manrope, SIL Open Font License. */
@font-face { font-family: "Cormorant Garamond"; font-style: normal; font-weight: 300 500; font-display: swap; src: url("../fonts/cormorant-latin-ext.woff2") format("woff2"); unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF; }
@font-face { font-family: "Cormorant Garamond"; font-style: normal; font-weight: 300 500; font-display: swap; src: url("../fonts/cormorant-latin.woff2") format("woff2"); unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD; }
@font-face { font-family: "Cormorant Garamond"; font-style: italic; font-weight: 300 400; font-display: swap; src: url("../fonts/cormorant-italic-latin-ext.woff2") format("woff2"); unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF; }
@font-face { font-family: "Cormorant Garamond"; font-style: italic; font-weight: 300 400; font-display: swap; src: url("../fonts/cormorant-italic-latin.woff2") format("woff2"); unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD; }
@font-face { font-family: "Manrope"; font-style: normal; font-weight: 300 600; font-display: swap; src: url("../fonts/manrope-latin-ext.woff2") format("woff2"); unicode-range: U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C0, U+2113, U+2C60-2C7F, U+A720-A7FF; }
@font-face { font-family: "Manrope"; font-style: normal; font-weight: 300 600; font-display: swap; src: url("../fonts/manrope-latin.woff2") format("woff2"); unicode-range: U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD; }

/* ==========================================================================
   PEAK ESTATE — design system
   Dark, editorial, restrained. Luxury from typography, space and motion.
   ========================================================================== */

:root {
  --bg: #0a0a0b;
  --bg-2: #0f1011;
  --bg-3: #151618;
  --bg-4: #1c1d20;
  --line: rgba(236, 230, 218, 0.09);
  --line-strong: rgba(236, 230, 218, 0.18);
  --text: #ece6da;
  --muted: rgba(236, 230, 218, 0.8);
  --dim: rgba(236, 230, 218, 0.58);
  --sand: #c8bca3;
  --sand-dim: rgba(200, 188, 163, 0.35);
  --sea: #0e1c25;
  --glass: rgba(20, 21, 24, 0.55);
  --glass-border: rgba(236, 230, 218, 0.12);
  --shadow: 0 30px 80px rgba(0, 0, 0, 0.55);
  --serif: "Cormorant Garamond", "Times New Roman", serif;
  --sans: "Manrope", "Helvetica Neue", Arial, sans-serif;
  --ease: cubic-bezier(0.2, 0.7, 0.2, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --gutter: clamp(16px, 5vw, 72px);
  --container: 1440px;
  --nav-h: 76px;
  --radius: 4px;
  color-scheme: dark;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
body {
  margin: 0;
  background: var(--bg);
  color: var(--text);
  font-family: var(--sans);
  font-weight: 400;
  font-size: 1.0625rem;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: clip;
  min-height: 100vh;
}
img, video, svg { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
h1, h2, h3, h4, p, ul, ol, figure { margin: 0; }
ul, ol { padding: 0; list-style: none; }
::selection { background: var(--sand); color: #0a0a0b; }
:focus-visible { outline: 1px solid var(--sand); outline-offset: 4px; }
.skip { position: absolute; left: -999px; top: 8px; background: var(--text); color: var(--bg); padding: 8px 14px; z-index: 1000; }
.skip:focus { left: 8px; }

/* Grain ------------------------------------------------------------------ */
.grain {
  pointer-events: none; position: fixed; inset: -50%; width: 200%; height: 200%; z-index: 90; opacity: 0.035;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='260' height='260'><filter id='n'><feTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='2' stitchTiles='stitch'/></filter><rect width='100%' height='100%' filter='url(%23n)'/></svg>");
  animation: grain 8s steps(10) infinite;
}
@keyframes grain {
  0%, 100% { transform: translate(0, 0); } 10% { transform: translate(-5%, -10%); } 20% { transform: translate(-15%, 5%); }
  30% { transform: translate(7%, -25%); } 40% { transform: translate(-5%, 25%); } 50% { transform: translate(-15%, 10%); }
  60% { transform: translate(15%, 0); } 70% { transform: translate(0, 15%); } 80% { transform: translate(3%, 35%); } 90% { transform: translate(-10%, 10%); }
}

/* Cursor ----------------------------------------------------------------- */
.cursor { display: none; }
@media (hover: hover) and (pointer: fine) {
  .cursor { display: block; position: fixed; left: 0; top: 0; z-index: 999; pointer-events: none; mix-blend-mode: difference; }
  .cursor span {
    display: block; width: 10px; height: 10px; border-radius: 50%; background: #fff;
    transform: translate(-50%, -50%) scale(1); transition: transform 0.35s var(--ease), opacity 0.3s;
  }
  .cursor.is-link span { transform: translate(-50%, -50%) scale(4); opacity: 0.9; }
  .cursor.is-media span { transform: translate(-50%, -50%) scale(7); opacity: 0.6; }
  .cursor.is-hidden span { opacity: 0; }
}

/* Typography ------------------------------------------------------------- */
.eyebrow {
  font-family: var(--sans); font-weight: 600; font-size: 0.74rem; letter-spacing: 0.22em; text-transform: uppercase;
  color: var(--sand); display: inline-flex; align-items: center; gap: 14px; margin-bottom: clamp(18px, 2.5vw, 28px);
}
.eyebrow::before { content: ""; width: 28px; height: 1px; background: var(--sand-dim); }
.eyebrow.no-line::before { display: none; }
.display, .h1, .h2, .h3 { font-family: var(--serif); font-weight: 300; line-height: 1.02; letter-spacing: -0.01em; text-wrap: balance; }
.display { font-size: clamp(2.9rem, 8.4vw, 7.4rem); }
.h1 { font-size: clamp(2.6rem, 6.4vw, 5.6rem); }
.h2 { font-size: clamp(2.2rem, 4.8vw, 4.2rem); }
.h3 { font-size: clamp(1.6rem, 2.6vw, 2.3rem); line-height: 1.12; }
.h4 { font-family: var(--serif); font-weight: 400; font-size: 1.5rem; line-height: 1.2; }
em, .it { font-style: italic; font-weight: 300; }
.display em, .h1 em, .h2 em { color: var(--sand); }
.lede { font-size: clamp(1.15rem, 1.5vw, 1.4rem); line-height: 1.55; color: var(--text); max-width: 42ch; text-wrap: pretty; }
.lede.wide { max-width: 58ch; }
.small { font-size: 0.95rem; color: var(--muted); }
.mono { font-family: var(--sans); font-size: 0.75rem; letter-spacing: 0.14em; text-transform: uppercase; color: var(--dim); }
.measure { max-width: 62ch; }
.muted { color: var(--muted); }
.upper { text-transform: uppercase; letter-spacing: 0.12em; }
.stack > * + * { margin-top: 1.2em; }
.stack-lg > * + * { margin-top: clamp(2rem, 4vw, 3.5rem); }
.center { text-align: center; }
.center .eyebrow { justify-content: center; }
.center .lede { margin-inline: auto; }

/* Layout ----------------------------------------------------------------- */
.container { width: min(100% - 2 * var(--gutter), var(--container)); margin-inline: auto; }
.section { padding-block: clamp(5.5rem, 12vw, 11rem); position: relative; }
.section.tight { padding-block: clamp(3.5rem, 7vw, 6rem); }
.section.flush-top { padding-top: 0; }
.bg-2 { background: var(--bg-2); }
.bg-3 { background: var(--bg-3); }
.hairline { border-top: 1px solid var(--line); }
.grid { display: grid; gap: clamp(24px, 4vw, 64px); }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
.grid-5-7 { grid-template-columns: 5fr 7fr; }
.grid-7-5 { grid-template-columns: 7fr 5fr; }
.grid-4-8 { grid-template-columns: 4fr 8fr; }
@media (max-width: 960px) { .grid-2, .grid-3, .grid-4, .grid-5-7, .grid-7-5, .grid-4-8 { grid-template-columns: 1fr; } .grid-3.keep-2, .grid-4.keep-2 { grid-template-columns: 1fr 1fr; } }
.sticky { position: sticky; top: calc(var(--nav-h) + 32px); }
.gap-xl { gap: clamp(40px, 8vw, 120px); }
.span-2 { grid-column: span 2; }
.row { display: flex; flex-wrap: wrap; gap: 16px; align-items: center; }
.between { justify-content: space-between; }
.mt-1 { margin-top: 1rem; } .mt-2 { margin-top: 2rem; } .mt-3 { margin-top: 3rem; } .mt-4 { margin-top: clamp(3rem, 6vw, 5rem); }
.mb-2 { margin-bottom: 2rem; } .mb-3 { margin-bottom: 3rem; } .mb-4 { margin-bottom: clamp(3rem, 6vw, 5rem); }

/* Buttons ---------------------------------------------------------------- */
.btn {
  --pad: 18px 30px;
  position: relative; display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  padding: var(--pad); border-radius: 999px; font-family: var(--sans); font-weight: 500; font-size: 0.8125rem;
  letter-spacing: 0.12em; text-transform: uppercase; line-height: 1; white-space: nowrap;
  transition: transform 0.6s var(--ease-out), background 0.4s, color 0.4s, border-color 0.4s; will-change: transform;
  isolation: isolate; overflow: hidden;
}
.btn-primary { background: var(--text); color: var(--bg); }
.btn-primary::after { content: ""; position: absolute; inset: 0; background: var(--sand); z-index: -1; transform: translateY(102%); transition: transform 0.55s var(--ease-out); border-radius: inherit; }
.btn-primary:hover::after { transform: translateY(0); }
.btn-ghost { border: 1px solid var(--line-strong); color: var(--text); backdrop-filter: blur(8px); }
.btn-ghost:hover { border-color: var(--text); background: rgba(236, 230, 218, 0.06); }
.btn-glass { background: rgba(236, 230, 218, 0.08); border: 1px solid var(--glass-border); backdrop-filter: blur(14px); color: var(--text); }
.btn-glass:hover { background: rgba(236, 230, 218, 0.14); }
.btn-sm { --pad: 13px 22px; font-size: 0.75rem; }
.btn .arrow { width: 14px; height: 14px; transition: transform 0.5s var(--ease-out); }
.btn:hover .arrow { transform: translateX(4px); }
.btn-block { width: 100%; }
.link {
  display: inline-flex; align-items: center; gap: 10px; font-family: var(--sans); font-weight: 500; font-size: 0.8125rem;
  letter-spacing: 0.12em; text-transform: uppercase; color: var(--text); padding-bottom: 6px; position: relative;
}
.link::after { content: ""; position: absolute; left: 0; bottom: 0; height: 1px; width: 100%; background: var(--line-strong); transition: background 0.4s; }
.link::before { content: ""; position: absolute; left: 0; bottom: 0; height: 1px; width: 0; background: var(--sand); transition: width 0.6s var(--ease-out); z-index: 1; }
.link:hover::before { width: 100%; }
.link .arrow { width: 14px; height: 14px; transition: transform 0.5s var(--ease-out); }
.link:hover .arrow { transform: translateX(4px); }
.link.serif { font-family: var(--serif); text-transform: none; letter-spacing: 0; font-size: 1.4rem; font-weight: 300; font-style: italic; }

/* Nav -------------------------------------------------------------------- */
.nav {
  position: fixed; inset: 0 0 auto 0; z-index: 100; height: var(--nav-h);
  display: flex; align-items: center; transition: background 0.5s, border-color 0.5s, backdrop-filter 0.5s, transform 0.5s var(--ease);
  border-bottom: 1px solid transparent;
}
.nav.is-scrolled { background: rgba(10, 10, 11, 0.55); backdrop-filter: blur(18px) saturate(140%); -webkit-backdrop-filter: blur(18px) saturate(140%); border-color: var(--line); }
.nav.is-hidden { transform: translateY(-100%); }
.nav .container { display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.brand { display: inline-flex; align-items: center; gap: 12px; }
.brand img { height: 40px; width: auto; }
.brand-word { font-family: var(--serif); font-size: 1.35rem; letter-spacing: 0.16em; text-transform: uppercase; font-weight: 400; }
.nav-links { display: flex; gap: clamp(18px, 2.4vw, 34px); align-items: center; }
.nav-links a { font-size: 0.8rem; letter-spacing: 0.06em; color: var(--muted); transition: color 0.3s; position: relative; padding: 6px 0; }
.nav-links a::after { content: ""; position: absolute; left: 0; bottom: 0; height: 1px; width: 0; background: var(--sand); transition: width 0.5s var(--ease-out); }
.nav-links a:hover, .nav-links a[aria-current="page"] { color: var(--text); }
.nav-links a:hover::after, .nav-links a[aria-current="page"]::after { width: 100%; }
.nav-cta { display: flex; align-items: center; gap: 14px; }
.burger { display: none; width: 44px; height: 44px; align-items: center; justify-content: center; position: relative; z-index: 3; }
.burger i { display: block; width: 22px; height: 1px; background: var(--text); position: absolute; transition: transform 0.5s var(--ease), opacity 0.3s; }
.burger i:first-child { transform: translateY(-4px); }
.burger i:last-child { transform: translateY(4px); }
.burger[aria-expanded="true"] i:first-child { transform: rotate(45deg); }
.burger[aria-expanded="true"] i:last-child { transform: rotate(-45deg); }
.menu {
  position: fixed; inset: 0; z-index: 99; background: rgba(10, 10, 11, 0.92); backdrop-filter: blur(24px); -webkit-backdrop-filter: blur(24px);
  display: flex; flex-direction: column; justify-content: flex-end; padding: calc(var(--nav-h) + 24px) var(--gutter) max(32px, env(safe-area-inset-bottom));
  opacity: 0; visibility: hidden; transition: opacity 0.5s var(--ease), visibility 0.5s;
}
.menu.is-open { opacity: 1; visibility: visible; }
.menu-links a { display: block; font-family: var(--serif); font-size: clamp(2.2rem, 9vw, 3.4rem); line-height: 1.15; font-weight: 300; padding: 6px 0; border-bottom: 1px solid var(--line); transform: translateY(20px); opacity: 0; transition: transform 0.7s var(--ease-out), opacity 0.7s; }
.menu.is-open .menu-links a { transform: none; opacity: 1; }
.menu-links a:nth-child(1) { transition-delay: 0.05s; } .menu-links a:nth-child(2) { transition-delay: 0.1s; } .menu-links a:nth-child(3) { transition-delay: 0.15s; } .menu-links a:nth-child(4) { transition-delay: 0.2s; } .menu-links a:nth-child(5) { transition-delay: 0.25s; } .menu-links a:nth-child(6) { transition-delay: 0.3s; }
.menu-foot { margin-top: 28px; display: grid; gap: 14px; }
.menu-foot .small { display: flex; gap: 18px; flex-wrap: wrap; }
@media (max-width: 1080px) {
  .nav-links, .nav-cta .btn { display: none; }
  .burger { display: inline-flex; }
  :root { --nav-h: 66px; }
  .brand img { height: 32px; }
}

/* Hero ------------------------------------------------------------------- */
.hero { position: relative; min-height: 100svh; display: grid; align-items: start; overflow: clip; isolation: isolate; padding-bottom: clamp(48px, 8vh, 96px); }
.hero-media { position: absolute; inset: 0; z-index: -2; }
.hero-media video, .hero-media img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); animation: heroZoom 14s var(--ease) forwards; }
@keyframes heroZoom { to { transform: scale(1); } }
.hero-media.dim img, .media.dim img { filter: brightness(0.5) saturate(0.8); }
.hero-shade { position: absolute; inset: 0; z-index: -1; background:
  linear-gradient(180deg, rgba(10,10,11,0.55) 0%, rgba(10,10,11,0.15) 35%, rgba(10,10,11,0.35) 65%, rgba(10,10,11,0.96) 100%),
  linear-gradient(90deg, rgba(10,10,11,0.5) 0%, rgba(10,10,11,0) 60%); }
.hero-inner { position: relative; padding-top: calc(var(--nav-h) + 7vh); }
.hero .display { max-width: 12ch; }
.hero-row { display: grid; grid-template-columns: 1fr auto; align-items: end; gap: 40px; margin-top: clamp(28px, 4vw, 48px); }
.hero-actions { display: flex; gap: 14px; flex-wrap: wrap; }
.hero-meta { display: flex; gap: 26px; align-items: center; color: var(--dim); font-size: 0.72rem; letter-spacing: 0.2em; text-transform: uppercase; }
.hero-meta i { width: 40px; height: 1px; background: var(--line-strong); }
@media (max-width: 720px) {
  .hero { min-height: 100svh; padding-bottom: 96px; }
  .hero-row { grid-template-columns: 1fr; gap: 28px; }
  .hero-actions .btn { width: 100%; }
}

/* Page hero (inner pages) */
.page-hero { position: relative; min-height: 78svh; display: grid; align-items: end; overflow: clip; isolation: isolate; padding-bottom: clamp(40px, 6vw, 80px); }
.page-hero.short { min-height: 56svh; }
.page-hero .hero-inner { padding-top: calc(var(--nav-h) + 48px); }
.page-hero .h1 { max-width: 14ch; }
.page-hero.corporate .hero-shade { background: linear-gradient(180deg, rgba(8,12,16,0.7), rgba(8,12,16,0.3) 40%, rgba(10,10,11,0.98)); }

/* Trust strip / marquee ---------------------------------------------------- */
.strip { border-block: 1px solid var(--line); padding: 26px 0; overflow: hidden; }
.marquee { display: flex; gap: 0; width: max-content; animation: marquee 48s linear infinite; }
.marquee:hover { animation-play-state: paused; }
.marquee span { padding: 0 34px; font-size: 0.72rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--dim); white-space: nowrap; display: inline-flex; align-items: center; gap: 34px; }
.marquee span::after { content: "·"; color: var(--sand); }
@keyframes marquee { to { transform: translateX(-50%); } }
.trust { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 32px; }
.trust .kw { display: inline-flex; align-items: center; gap: 14px; color: var(--dim); font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; justify-self: end; }
.trust .kw img { height: 22px; width: auto; opacity: 0.55; filter: grayscale(1); }
@media (max-width: 960px) { .trust { grid-template-columns: 1fr; text-align: center; } .trust .kw { justify-self: center; } }

/* Glass ------------------------------------------------------------------ */
.glass { background: var(--glass); border: 1px solid var(--glass-border); backdrop-filter: blur(18px) saturate(130%); -webkit-backdrop-filter: blur(18px) saturate(130%); border-radius: var(--radius); box-shadow: var(--shadow); }
.panel { padding: clamp(28px, 4vw, 56px); }

/* Editorial blocks --------------------------------------------------------- */
.pillars { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.pillars li { padding: 32px 28px 40px 0; border-bottom: 1px solid var(--line); }
.pillars li + li { border-left: 1px solid var(--line); padding-left: 28px; }
.pillars .num { display: block; font-family: var(--serif); font-size: 1.1rem; color: var(--sand); margin-bottom: 22px; }
.pillars h3 { font-family: var(--serif); font-weight: 400; font-size: 1.45rem; margin-bottom: 12px; }
.pillars p { color: var(--muted); font-size: 1rem; }
@media (max-width: 960px) { .pillars { grid-template-columns: 1fr 1fr; } .pillars li:nth-child(odd) { border-left: 0; padding-left: 0; } .pillars li:nth-child(even) { padding-left: 24px; } }
@media (max-width: 560px) { .pillars { grid-template-columns: 1fr; } .pillars li { border-left: 0 !important; padding-left: 0 !important; } }

.list-lines li { padding: 18px 0; border-bottom: 1px solid var(--line); display: grid; grid-template-columns: 56px 1fr; gap: 16px; align-items: baseline; }
.list-lines li:first-child { border-top: 1px solid var(--line); }
.list-lines .num { font-family: var(--serif); color: var(--sand); font-size: 1.1rem; }
.list-lines strong { font-weight: 500; }
.tags { display: flex; flex-wrap: wrap; gap: 10px; }
.tags li { font-size: 0.72rem; letter-spacing: 0.14em; text-transform: uppercase; padding: 10px 16px; border: 1px solid var(--line); border-radius: 999px; color: var(--muted); transition: border-color 0.4s, color 0.4s; }
.tags li:hover { border-color: var(--sand-dim); color: var(--text); }

/* Media frames ------------------------------------------------------------- */
.frame { position: relative; overflow: hidden; border-radius: var(--radius); background: var(--bg-3); }
.frame img, .frame video { width: 100%; height: 100%; object-fit: cover; transition: transform 1.6s var(--ease-out); }
.frame.zoom:hover img { transform: scale(1.04); }
.frame.r-4-5 { aspect-ratio: 4 / 5; } .frame.r-3-4 { aspect-ratio: 3 / 4; } .frame.r-16-9 { aspect-ratio: 16 / 9; } .frame.r-1-1 { aspect-ratio: 1; } .frame.r-3-2 { aspect-ratio: 3 / 2; } .frame.r-21-9 { aspect-ratio: 21 / 9; }
.frame .cap { position: absolute; left: 20px; bottom: 18px; font-size: 0.68rem; letter-spacing: 0.2em; text-transform: uppercase; color: rgba(236,230,218,0.75); }
.frame.shade::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 50%, rgba(10,10,11,0.7)); pointer-events: none; }
.parallax-wrap { overflow: hidden; }
[data-parallax] { will-change: transform; }
.parallax-wrap [data-parallax] { height: 120%; margin-top: -10%; }

/* Full-bleed cinematic band -------------------------------------------------- */
.band { position: relative; min-height: 88svh; display: grid; align-items: center; overflow: clip; isolation: isolate; }
.band .media { position: absolute; inset: 0; z-index: -2; }
.band .media img { width: 100%; height: 100%; object-fit: cover; }
.band .shade { position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(10,10,11,0.95), rgba(10,10,11,0.45) 30%, rgba(10,10,11,0.45) 70%, rgba(10,10,11,0.98)); }
.band .shade.side { background: linear-gradient(90deg, rgba(10,10,11,0.92) 0%, rgba(10,10,11,0.6) 45%, rgba(10,10,11,0.15) 100%), linear-gradient(180deg, rgba(10,10,11,0.8), transparent 30%, transparent 70%, rgba(10,10,11,0.95)); }
.band .content { padding-block: clamp(5rem, 12vw, 10rem); }

/* Process (horizontal scroll) -------------------------------------------- */
.hscroll { position: relative; }
.hscroll-sticky { position: sticky; top: 0; height: 100svh; overflow: hidden; display: flex; align-items: center; }
.hscroll-track { display: flex; gap: clamp(16px, 2vw, 32px); padding-inline: var(--gutter); will-change: transform; }
.step { flex: 0 0 min(78vw, 520px); min-height: min(62svh, 560px); display: flex; flex-direction: column; justify-content: space-between; padding: clamp(24px, 3vw, 40px); border: 1px solid var(--line); border-radius: var(--radius); background: linear-gradient(160deg, rgba(236,230,218,0.04), rgba(236,230,218,0.01)); }
.step .num { font-family: var(--serif); font-size: clamp(3rem, 6vw, 5rem); line-height: 1; color: var(--sand); font-weight: 300; }
.step h3 { font-family: var(--serif); font-weight: 400; font-size: clamp(1.6rem, 2.4vw, 2.1rem); margin: 22px 0 12px; }
.step p { color: var(--muted); font-size: 1.05rem; }
.step.intro { border: 0; background: none; padding-left: 0; flex-basis: min(80vw, 560px); justify-content: center; }
@media (max-width: 900px) {
  .hscroll-sticky { position: static; height: auto; overflow: visible; }
  .hscroll-track { flex-direction: column; transform: none !important; padding: 0; }
  .step { flex-basis: auto; min-height: 0; }
  .step.intro { padding: 0 0 12px; }
}

/* Property cards -------------------------------------------------------------- */
.props { display: grid; grid-template-columns: repeat(2, 1fr); gap: clamp(20px, 3vw, 40px); }
.props .card-property:nth-child(3n+1):not(:first-child) { grid-column: span 2; }
.card-property { position: relative; display: block; overflow: hidden; border-radius: var(--radius); background: var(--bg-3); aspect-ratio: 4 / 3; isolation: isolate; }
.props .card-property:first-child { aspect-ratio: 3 / 2; grid-column: span 2; }
@media (min-width: 961px) { .props .card-property:first-child, .props .card-property:nth-child(3n+1):not(:first-child) { aspect-ratio: 21 / 9; } }
.card-property img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.8s var(--ease-out), filter 1s; z-index: -1; }
.card-property:hover img { transform: scale(1.05); }
.card-property::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,10,11,0.1) 30%, rgba(10,10,11,0.85)); z-index: 0; transition: opacity 0.6s; }
.card-property .top { position: absolute; top: 20px; left: 22px; right: 22px; display: flex; justify-content: space-between; align-items: center; z-index: 1; }
.badge { font-size: 0.62rem; letter-spacing: 0.2em; text-transform: uppercase; padding: 8px 12px; border-radius: 999px; background: rgba(10,10,11,0.45); border: 1px solid var(--glass-border); backdrop-filter: blur(10px); color: rgba(236,230,218,0.85); }
.badge.sand { color: var(--sand); border-color: var(--sand-dim); }
.card-property .body { position: absolute; left: 22px; right: 22px; bottom: 22px; z-index: 1; display: grid; grid-template-columns: 1fr auto; gap: 16px; align-items: end; }
.card-property h3 { font-family: var(--serif); font-weight: 400; font-size: clamp(1.5rem, 2.2vw, 2.1rem); line-height: 1.1; margin-bottom: 10px; }
.card-property .meta { display: flex; flex-wrap: wrap; gap: 6px 18px; font-size: 0.8rem; letter-spacing: 0.14em; text-transform: uppercase; color: rgba(236,230,218,0.7); }
.card-property .price { font-family: var(--serif); font-size: 1.5rem; font-weight: 400; white-space: nowrap; }
.card-property .view { display: inline-flex; align-items: center; gap: 10px; font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; margin-top: 8px; opacity: 0; transform: translateY(8px); transition: opacity 0.5s, transform 0.6s var(--ease-out); }
.card-property:hover .view { opacity: 1; transform: none; }
.card-offmarket { display: flex; flex-direction: column; justify-content: space-between; padding: clamp(24px, 3vw, 40px); border: 1px dashed var(--line-strong); border-radius: var(--radius); background: linear-gradient(160deg, rgba(236,230,218,0.03), transparent); aspect-ratio: 4 / 3; }
.card-offmarket h3 { font-family: var(--serif); font-weight: 400; font-size: clamp(1.5rem, 2.2vw, 2rem); line-height: 1.12; }
@media (max-width: 720px) {
  .props { grid-template-columns: 1fr; }
  .props .card-property, .props .card-property:first-child, .props .card-property:nth-child(3n+1) { grid-column: auto; aspect-ratio: 4 / 5; }
  .card-property .view { opacity: 1; transform: none; }
  .card-offmarket { aspect-ratio: auto; min-height: 320px; }
}

/* Founders --------------------------------------------------------------- */
.founders { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(20px, 3vw, 40px); }
.founder { display: grid; gap: 18px; }
.founder .frame { aspect-ratio: 4 / 5; filter: grayscale(0.3) brightness(0.93) contrast(1.03); }
.founder .frame.placeholder { display: grid; place-items: center; background: linear-gradient(160deg, var(--bg-4), var(--bg-2)); color: var(--dim); font-family: var(--serif); font-size: 1.4rem; font-style: italic; }
.founder h3 { font-family: var(--serif); font-weight: 400; font-size: 1.7rem; }
.founder .role { color: var(--muted); font-size: 0.85rem; letter-spacing: 0.08em; text-transform: uppercase; }
.xrow { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; gap: 24px; padding: 22px 0; border-bottom: 1px solid var(--line); font-family: var(--serif); font-size: clamp(1.4rem, 2.4vw, 2.2rem); font-weight: 300; }
.xrow:first-child { border-top: 1px solid var(--line); }
.xrow span:last-child { text-align: right; }
.xrow .x { color: var(--sand); font-size: 1rem; font-family: var(--sans); letter-spacing: 0.2em; }
@media (max-width: 700px) { .founders { grid-template-columns: 1fr; } }

/* Locations -------------------------------------------------------------- */
.locs { display: grid; grid-template-columns: repeat(2, 1fr); border-top: 1px solid var(--line); }
.locs a { display: grid; grid-template-columns: 1fr auto; gap: 20px; align-items: baseline; padding: 24px 12px; border-bottom: 1px solid var(--line); transition: background 0.4s; }
.locs a:nth-child(odd) { border-right: 1px solid var(--line); }
.locs a:hover { background: rgba(236,230,218,0.03); }
.locs h3 { font-family: var(--serif); font-weight: 400; font-size: 1.7rem; }
.locs p { color: var(--muted); font-size: 1rem; margin-top: 6px; }
.locs .arrow { width: 16px; height: 16px; color: var(--dim); transition: transform 0.5s var(--ease-out), color 0.4s; }
.locs a:hover .arrow { transform: translate(4px, -4px); color: var(--sand); }
@media (max-width: 700px) { .locs { grid-template-columns: 1fr; } .locs a:nth-child(odd) { border-right: 0; } }

/* Forms ------------------------------------------------------------------ */
.form { display: grid; gap: 26px; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 26px; }
.form fieldset { border: 0; padding: 0; margin: 0; min-width: 0; display: grid; gap: 26px; }
.form legend { font-family: var(--serif); font-size: 1.5rem; font-weight: 400; margin-bottom: 8px; padding: 0; }
.field { display: grid; gap: 10px; }
.field label { font-size: 0.74rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--dim); }
.field input, .field select, .field textarea {
  width: 100%; background: transparent; border: 0; border-bottom: 1px solid var(--line-strong); color: var(--text);
  font: inherit; font-weight: 300; padding: 12px 0; border-radius: 0; transition: border-color 0.4s; -webkit-appearance: none; appearance: none;
}
.field select { background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'><path d='M1 1l5 5 5-5' fill='none' stroke='%23c8bca3' stroke-width='1.2'/></svg>"); background-repeat: no-repeat; background-position: right 4px center; padding-right: 28px; }
.field select option { background: var(--bg-3); color: var(--text); }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--sand); }
.field textarea { min-height: 110px; resize: vertical; }
.field input::placeholder, .field textarea::placeholder { color: var(--dim); }
.field.full { grid-column: 1 / -1; }
.choices { display: flex; flex-wrap: wrap; gap: 10px; }
.choices label { position: relative; }
.choices input { position: absolute; opacity: 0; inset: 0; }
.choices span { display: inline-block; padding: 12px 18px; border: 1px solid var(--line-strong); border-radius: 999px; font-size: 0.85rem; letter-spacing: 0.06em; color: var(--text); transition: all 0.35s; cursor: pointer; }
.choices input:checked + span { background: var(--text); color: var(--bg); border-color: var(--text); }
.choices input:focus-visible + span { outline: 1px solid var(--sand); outline-offset: 3px; }
.form-foot { display: grid; gap: 18px; }
.form .consent { font-size: 0.8rem; color: var(--dim); display: flex; gap: 12px; align-items: flex-start; }
.form .consent input { margin-top: 5px; accent-color: var(--sand); }
.form-status { display: none; padding: 20px 24px; border: 1px solid var(--sand-dim); border-radius: var(--radius); font-family: var(--serif); font-size: 1.3rem; }
.form.is-done .form-status { display: block; }
.form.is-done .form-body { display: none; }
.form-steps { display: flex; gap: 8px; margin-bottom: 8px; }
.form-steps i { flex: 1; height: 1px; background: var(--line-strong); }
.form-steps i.on { background: var(--sand); }
.hp { position: absolute; left: -9999px; }
@media (max-width: 680px) { .form-grid { grid-template-columns: 1fr; } }

/* Sticky CTA (mobile) ------------------------------------------------------ */
.sticky-cta { position: fixed; left: 16px; right: 16px; bottom: max(16px, env(safe-area-inset-bottom)); z-index: 95; display: none; gap: 10px; transform: translateY(140%); transition: transform 0.6s var(--ease-out); }
.sticky-cta.is-on { transform: none; }
.sticky-cta .btn { flex: 1; --pad: 16px 14px; }
.sticky-cta .btn-glass { flex: 0 0 auto; width: 52px; padding: 0; }
@media (max-width: 1080px) { .sticky-cta { display: flex; } body { padding-bottom: 0; } }
.float-cta { position: fixed; right: 28px; bottom: 28px; z-index: 95; display: none; transform: translateY(160%); transition: transform 0.6s var(--ease-out); }
.float-cta.is-on { transform: none; }
@media (min-width: 1081px) { .float-cta { display: block; } }

/* Modal ------------------------------------------------------------------ */
.modal { position: fixed; inset: 0; z-index: 200; display: grid; place-items: center; padding: 16px; opacity: 0; visibility: hidden; transition: opacity 0.45s, visibility 0.45s; }
.modal.is-open { opacity: 1; visibility: visible; }
.modal-bg { position: absolute; inset: 0; background: rgba(6, 6, 7, 0.7); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); }
.modal-card { position: relative; width: min(100%, 720px); max-height: calc(100svh - 32px); overflow: auto; padding: clamp(28px, 4vw, 52px); transform: translateY(24px); transition: transform 0.6s var(--ease-out); }
.modal.is-open .modal-card { transform: none; }
.modal-close { position: absolute; top: 14px; right: 14px; width: 44px; height: 44px; display: grid; place-items: center; color: var(--muted); }
.modal-close:hover { color: var(--text); }

/* Footer ----------------------------------------------------------------- */
.footer { border-top: 1px solid var(--line); padding: clamp(56px, 8vw, 96px) 0 calc(32px + env(safe-area-inset-bottom)); background: var(--bg-2); }
.footer-grid { display: grid; grid-template-columns: 1.6fr 1fr 1fr 1fr; gap: 40px; }
.footer h4 { font-size: 0.68rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--dim); margin-bottom: 20px; font-family: var(--sans); font-weight: 500; }
.footer li { margin-bottom: 12px; }
.footer a { color: var(--muted); transition: color 0.3s; font-size: 1rem; }
.footer a:hover { color: var(--text); }
.footer .brand img { height: 56px; }
.footer .tag { color: var(--muted); margin-top: 18px; max-width: 34ch; font-size: 0.95rem; }
.footer-bottom { margin-top: clamp(40px, 6vw, 72px); padding-top: 24px; border-top: 1px solid var(--line); display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px; font-size: 0.75rem; color: var(--dim); }
.footer-bottom .kw { display: inline-flex; align-items: center; gap: 10px; }
.footer-bottom .kw img { height: 18px; opacity: 0.5; filter: grayscale(1); }
@media (max-width: 960px) { .footer-grid { grid-template-columns: 1fr 1fr; } .footer-grid > :first-child { grid-column: 1 / -1; } }
@media (max-width: 1080px) { .footer { padding-bottom: 110px; } }

/* Breadcrumbs, prose, FAQ ----------------------------------------------- */
.crumbs { display: flex; flex-wrap: wrap; gap: 10px; font-size: 0.7rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--dim); }
.crumbs a:hover { color: var(--text); }
.crumbs li + li::before { content: "/"; margin-right: 10px; color: var(--line-strong); }
.prose { max-width: 68ch; }
.prose > * + * { margin-top: 1.4em; }
.prose h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(1.8rem, 3vw, 2.5rem); line-height: 1.15; margin-top: 2.2em; }
.prose h3 { font-family: var(--serif); font-weight: 400; font-size: 1.5rem; margin-top: 1.8em; }
.prose p { color: var(--text); opacity: 0.88; font-size: 1.1rem; }
.prose p.lead { color: var(--text); font-size: 1.2rem; }
.prose ul { padding-left: 0; }
.prose ul li { position: relative; padding-left: 26px; color: var(--text); opacity: 0.88; margin-top: 0.6em; }
.prose ul li::before { content: ""; position: absolute; left: 0; top: 0.8em; width: 12px; height: 1px; background: var(--sand); }
.prose ol { counter-reset: n; }
.prose ol li { position: relative; padding-left: 40px; color: var(--text); opacity: 0.88; margin-top: 0.8em; counter-increment: n; }
.prose ol li::before { content: counter(n, decimal-leading-zero); position: absolute; left: 0; top: 0.05em; font-family: var(--serif); color: var(--sand); font-size: 1.1rem; }
.prose blockquote { border-left: 1px solid var(--sand); padding-left: 24px; font-family: var(--serif); font-size: 1.6rem; font-style: italic; line-height: 1.3; color: var(--text); }
.prose strong { font-weight: 500; color: var(--text); }
.prose table { width: 100%; border-collapse: collapse; font-size: 0.95rem; }
.prose th, .prose td { text-align: left; padding: 12px 8px; border-bottom: 1px solid var(--line); }
.prose th { font-weight: 500; font-size: 0.7rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--dim); }
.prose a { color: var(--text); border-bottom: 1px solid var(--sand-dim); transition: border-color 0.3s; }
.prose a:hover { border-color: var(--sand); }
.faq details { border-top: 1px solid var(--line); }
.faq details:last-child { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; display: grid; grid-template-columns: 1fr 24px; gap: 20px; align-items: center; padding: 26px 0; font-family: var(--serif); font-size: clamp(1.25rem, 2vw, 1.6rem); font-weight: 400; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary i { position: relative; width: 16px; height: 16px; justify-self: end; }
.faq summary i::before, .faq summary i::after { content: ""; position: absolute; background: var(--sand); left: 0; top: 50%; width: 100%; height: 1px; transition: transform 0.4s var(--ease); }
.faq summary i::after { transform: rotate(90deg); }
.faq details[open] summary i::after { transform: rotate(0); }
.faq details p { color: var(--text); opacity: 0.88; padding: 0 0 28px; max-width: 70ch; }

/* Stats / counters ------------------------------------------------------- */
.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.stat { padding: 28px 0; border-top: 1px solid var(--line); }
.stat b { display: block; font-family: var(--serif); font-weight: 300; font-size: clamp(2.6rem, 5vw, 4.4rem); line-height: 1; } .stat b span { display: inline; }
.stat > span { display: block; margin-top: 10px; font-size: 0.72rem; letter-spacing: 0.18em; text-transform: uppercase; color: var(--dim); }
@media (max-width: 700px) { .stats { grid-template-columns: 1fr; } }

/* Property detail --------------------------------------------------------- */
.facts { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.facts li { padding: 22px 16px 22px 0; border-bottom: 1px solid var(--line); }
.facts li span { display: block; font-size: 0.66rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--dim); margin-bottom: 8px; }
.facts li b { font-family: var(--serif); font-weight: 400; font-size: 1.35rem; }
@media (max-width: 800px) { .facts { grid-template-columns: 1fr 1fr; } }
.gallery { display: grid; grid-template-columns: repeat(6, 1fr); gap: 14px; }
.gallery .frame:nth-child(1) { grid-column: span 4; aspect-ratio: 16 / 10; }
.gallery .frame:nth-child(2) { grid-column: span 2; aspect-ratio: auto; }
.gallery .frame:nth-child(3) { grid-column: span 2; aspect-ratio: 4 / 5; }
.gallery .frame:nth-child(4) { grid-column: span 2; aspect-ratio: 4 / 5; }
.gallery .frame:nth-child(5) { grid-column: span 2; aspect-ratio: 4 / 5; }
.gallery .frame:nth-child(6) { grid-column: span 6; aspect-ratio: 21 / 9; }
@media (max-width: 800px) { .gallery { grid-template-columns: 1fr 1fr; } .gallery .frame { grid-column: span 2 !important; aspect-ratio: 4 / 3 !important; } .gallery .frame:nth-child(n+3):not(:last-child) { grid-column: span 1 !important; aspect-ratio: 1 !important; } }
.why-list li { padding: 26px 0; border-top: 1px solid var(--line); display: grid; grid-template-columns: 1fr 2fr; gap: 24px; }
.why-list li:last-child { border-bottom: 1px solid var(--line); }
.why-list h3 { font-family: var(--serif); font-weight: 400; font-size: 1.5rem; }
.why-list p { color: var(--text); opacity: 0.88; }
@media (max-width: 700px) { .why-list li { grid-template-columns: 1fr; gap: 8px; } }
.map { position: relative; aspect-ratio: 16 / 9; background: var(--bg-3); border-radius: var(--radius); overflow: hidden; display: grid; place-items: center; }
.map iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; filter: grayscale(1) invert(0.92) contrast(0.9) brightness(0.9); }
.map-load { text-align: center; display: grid; gap: 16px; justify-items: center; padding: 24px; }
.price-block { display: flex; flex-wrap: wrap; gap: 16px 40px; align-items: baseline; }
.price-block .p { font-family: var(--serif); font-size: clamp(2rem, 3.5vw, 3rem); font-weight: 300; }
.confidential { padding: clamp(24px, 4vw, 48px); text-align: center; }

/* Insights cards ------------------------------------------------------------- */
.posts { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(20px, 3vw, 40px); }
.post { display: grid; gap: 16px; }
.post .frame { aspect-ratio: 4 / 3; }
.post h3 { font-family: var(--serif); font-weight: 400; font-size: 1.55rem; line-height: 1.15; }
.post p { color: var(--muted); font-size: 0.95rem; }
.post:hover .frame img { transform: scale(1.04); }
@media (max-width: 900px) { .posts { grid-template-columns: 1fr; } }
.article-hero { padding-top: calc(var(--nav-h) + clamp(48px, 8vw, 96px)); }
.article-hero .h1 { max-width: 20ch; }

/* Corporate variant -------------------------------------------------------- */
.corporate-theme { --bg: #07090b; --bg-2: #0b0e11; --bg-3: #10141a; --sand: #a9b4bd; --sand-dim: rgba(169,180,189,0.35); }
.corp-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.corp-grid li { background: var(--bg); padding: 28px 24px 34px; transition: background 0.4s; }
.corp-grid li:hover { background: var(--bg-3); }
.corp-grid h3 { font-family: var(--serif); font-weight: 400; font-size: 1.35rem; margin-bottom: 8px; }
.corp-grid p { color: var(--muted); font-size: 0.9rem; }
@media (max-width: 900px) { .corp-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .corp-grid { grid-template-columns: 1fr; } }

/* Reveal / motion ---------------------------------------------------------- */
[data-reveal] { opacity: 0; transform: translateY(28px); transition: opacity 1s var(--ease), transform 1.1s var(--ease-out); transition-delay: var(--d, 0s); will-change: opacity, transform; }
[data-reveal="fade"] { transform: none; }
[data-reveal="scale"] { transform: scale(0.96); }
[data-reveal="clip"] { transform: none; clip-path: inset(0 0 100% 0); transition: clip-path 1.4s var(--ease-out), opacity 0.6s; }
[data-reveal].in { opacity: 1; transform: none; clip-path: inset(0 0 0 0); }
.split .line { display: block; overflow: hidden; }
.split .line > span { display: block; transform: translateY(112%); transition: transform 1.2s var(--ease-out); transition-delay: calc(var(--i, 0) * 0.09s + var(--d, 0s)); }
.split.in .line > span { transform: none; }
.split .line { padding-bottom: 0.14em; margin-bottom: -0.14em; padding-right: 0.1em; }
.grad-move { background: linear-gradient(120deg, var(--bg-2), var(--sea), var(--bg-2)); background-size: 200% 200%; animation: gradMove 18s ease-in-out infinite; }
@keyframes gradMove { 0%, 100% { background-position: 0% 50%; } 50% { background-position: 100% 50%; } }
.lines-bg { position: absolute; inset: 0; pointer-events: none; z-index: 0; opacity: 0.35;
  background-image: linear-gradient(var(--line) 1px, transparent 1px); background-size: 100% 25%; mask-image: linear-gradient(transparent, black 30%, black 70%, transparent); }
.divider { width: 1px; height: clamp(60px, 10vw, 120px); background: linear-gradient(transparent, var(--sand), transparent); margin: 0 auto; }

@media (prefers-reduced-motion: reduce) {
  [data-reveal], .split .line > span { opacity: 1 !important; transform: none !important; clip-path: none !important; transition: none !important; }
  .hero-media video, .hero-media img { animation: none; transform: none; }
  .marquee { animation: none; flex-wrap: wrap; width: auto; }
  .grain { animation: none; }
  .grad-move { animation: none; }
  .btn, .link, .frame img, .card-property img { transition: none !important; }
}

/* View transitions ---------------------------------------------------------- */
@view-transition { navigation: auto; }
::view-transition-old(root) { animation: vtOut 0.45s var(--ease) both; }
::view-transition-new(root) { animation: vtIn 0.65s var(--ease) both; }
@keyframes vtOut { to { opacity: 0; transform: translateY(-8px); } }
@keyframes vtIn { from { opacity: 0; transform: translateY(12px); } }
@media (prefers-reduced-motion: reduce) { ::view-transition-old(root), ::view-transition-new(root) { animation: none; } }
.page-fade { position: fixed; inset: 0; background: var(--bg); z-index: 500; pointer-events: none; opacity: 0; transition: opacity 0.4s var(--ease); }
.page-fade.on { opacity: 1; pointer-events: auto; }

/* Print --------------------------------------------------------------------- */
@media print { .nav, .footer, .sticky-cta, .float-cta, .grain, .cursor, .modal { display: none !important; } body { background: #fff; color: #000; } }

/* Revisions ----------------------------------------------------------------- */
@media (max-width: 720px) {
  .hero { align-items: start; }
  .hero .hero-inner { padding-top: calc(var(--nav-h) + 6vh); }
}
@media (max-width: 900px) { .hscroll-track { padding: 0 var(--gutter); } .step.intro { padding-left: 0; } }
.band.dark .shade { background: linear-gradient(180deg, rgba(10,10,11,0.94), rgba(10,10,11,0.72) 35%, rgba(10,10,11,0.72) 65%, rgba(10,10,11,0.98)); }
.trust-block { text-align: center; display: grid; justify-items: center; gap: 22px; }
.trust-block .kw-mark { height: 46px; width: auto; }
@media (min-width: 1081px) { .trust-block .kw-mark { height: 60px; } }
.footer-logos { display: flex; justify-content: center; align-items: center; gap: clamp(20px, 4vw, 44px); margin-bottom: 20px; }
.footer-logos img { height: 44px; width: auto; }
.footer-logos-sep { width: 1px; height: 44px; background: var(--line-strong); }
@media (min-width: 1081px) { .footer-logos img { height: 78px; } .footer-logos-sep { height: 78px; } }
.footer-tag { text-align: center; color: var(--muted); font-size: 0.8rem; letter-spacing: 0.2em; text-transform: uppercase; margin-bottom: clamp(40px, 6vw, 72px); }
.footer-grid { grid-template-columns: 1fr 1fr 1fr 1fr; text-align: center; }
@media (max-width: 960px) { .footer-grid { grid-template-columns: 1fr; } .footer-grid > :first-child { grid-column: auto; } }

/* Mobile horizontal property rail ------------------------------------------- */
.only-mobile { display: none; }
@media (max-width: 720px) {
  .only-desktop { display: none !important; }
  .only-mobile { display: flex; margin-top: 24px; }
  .mhs { position: relative; }
  .mhs-sticky { position: sticky; top: 0; height: 100svh; display: flex; align-items: center; overflow: hidden; }
  .mhs-track.props { display: flex; flex-wrap: nowrap; gap: 14px; width: max-content; margin: 0; padding-inline: var(--gutter); will-change: transform; }
  .mhs-track.props .card-property, .mhs-track.props .card-property:first-child, .mhs-track.props .card-property:nth-child(3n+1) { flex: 0 0 78vw; max-width: 420px; aspect-ratio: 4 / 5; grid-column: auto; }
  .mhs-track.props .card-property:last-of-type { margin-right: var(--gutter); }
}
@media (max-width: 960px) and (prefers-reduced-motion: reduce) {
  .mhs-sticky { position: static; height: auto; overflow-x: auto; scroll-snap-type: x mandatory; -webkit-overflow-scrolling: touch; }
  .mhs-track.props .card-property { scroll-snap-align: start; }
}

/* Mobile spacing + compact footer ------------------------------------------- */
@media (max-width: 720px) {
  .section { padding-block: clamp(2.75rem, 9vw, 3.5rem); }
  .section.tight { padding-block: 2rem; }
  .band .content { padding-block: 3rem; }
  .band { min-height: 0; }
  .page-hero { min-height: 70svh; padding-bottom: 32px; }
  .page-hero.short { min-height: 52svh; }
  .mt-4 { margin-top: 2rem; } .mb-4 { margin-bottom: 1.75rem; }
  .gap-xl { gap: 2rem; }
  .stack-lg > * + * { margin-top: 1.5rem; }
  .eyebrow { margin-bottom: 14px; }
  .only-mobile { margin-top: 16px; }
  .strip { padding: 16px 0; }
  .trust-block { gap: 14px; }
  .hero { padding-bottom: 40px; }
}
@media (max-width: 720px) {
  .footer { padding: 40px 0 calc(24px + env(safe-area-inset-bottom)); }
  .footer-logos img { height: 34px; } .footer-logos-sep { height: 34px; }
  .footer-tag { margin-bottom: 28px; font-size: 0.7rem; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 22px 16px; text-align: left; }
  .footer h4 { font-size: 0.62rem; margin-bottom: 10px; }
  .footer li { margin-bottom: 6px; }
  .footer a { font-size: 0.86rem; }
  .footer-bottom { margin-top: 28px; padding-top: 16px; font-size: 0.68rem; }
}
@media (max-width: 1080px) { .footer { padding-bottom: 100px; } }

/* Soft band edges: image fades into the page background, no visible edge ------- */
.band .shade { background: linear-gradient(180deg, #0a0a0b 0%, rgba(10,10,11,0.55) 22%, rgba(10,10,11,0.45) 50%, rgba(10,10,11,0.6) 78%, #0a0a0b 100%); }
.band .shade.side { background:
  linear-gradient(180deg, #0a0a0b 0%, rgba(10,10,11,0) 26%, rgba(10,10,11,0) 74%, #0a0a0b 100%),
  linear-gradient(90deg, rgba(10,10,11,0.92) 0%, rgba(10,10,11,0.6) 45%, rgba(10,10,11,0.15) 100%); }
.band.dark .shade { background: linear-gradient(180deg, #0a0a0b 0%, rgba(10,10,11,0.72) 25%, rgba(10,10,11,0.72) 75%, #0a0a0b 100%); }

/* Property rail: pin height follows the cards, not the viewport ----------------- */
@media (max-width: 720px) {
  .mhs-sticky { top: calc(var(--nav-h) + 12px); height: auto; padding: 4px 0; }
  #properties.section, .props-page-section { padding-block: 2.25rem; }
  #properties .mb-4 { margin-bottom: 1.25rem; }
  #properties .mt-4 { margin-top: 1.25rem; }
  .only-mobile { margin-top: 14px; }
}

/* Founder mini profiles ------------------------------------------------------- */
.founders-row { display: flex; flex-wrap: wrap; gap: clamp(24px, 4vw, 48px); }
.founder-mini { display: grid; gap: 10px; justify-items: start; max-width: 260px; }
.founder-mini .avatar { width: 116px; height: 116px; border-radius: 50%; object-fit: cover; object-position: center 15%; border: 1px solid var(--line-strong); filter: grayscale(0.25); }
.founder-mini .avatar.placeholder { display: grid; place-items: center; background: linear-gradient(160deg, var(--bg-4), var(--bg-2)); color: var(--dim); font-family: var(--serif); font-size: 1.6rem; }
.founder-mini h3 { font-family: var(--serif); font-weight: 400; font-size: 1.45rem; margin-top: 6px; }
.founder-mini .role { color: var(--muted); font-size: 0.82rem; letter-spacing: 0.04em; line-height: 1.45; }

/* Mobile refinements: two-line hero title, calmer menu, narrower rail cards ----- */
@media (max-width: 720px) {
  .display { font-size: clamp(2rem, 10vw, 2.85rem); }
  .hero .display { max-width: none; }
  .menu { justify-content: flex-start; padding-top: calc(var(--nav-h) + 16px); }
  .menu-links a { font-size: clamp(1.5rem, 6.4vw, 1.9rem); padding: 12px 0; }
  .menu-foot { margin-top: 22px; }
}
@media (max-width: 720px) {
  .mhs-track.props .card-property, .mhs-track.props .card-property:first-child, .mhs-track.props .card-property:nth-child(3n+1) { flex: 0 0 66vw; max-width: 360px; }
}
@media (max-width: 720px) {
  .mhs-sticky { position: sticky; top: 30vh; height: auto; }
}

/* Homepage mobile cards: badges + price only ----------------------------------- */
@media (max-width: 720px) {
  .home .mhs-track .card-property h3, .home .mhs-track .card-property .meta, .home .mhs-track .card-property .view { display: none; }
  .home .mhs-track .card-property .body { grid-template-columns: 1fr; }
  .home .mhs-track .card-property .price { font-size: 1.35rem; }
  .card-property .top { gap: 8px; flex-wrap: wrap; justify-content: flex-start; }
}

/* Inner page heroes: headline sits directly under the navigation ------------- */
.page-hero { align-items: start; }
.page-hero .hero-inner { padding-top: calc(var(--nav-h) + 7vh); }
@media (max-width: 720px) { .page-hero .hero-inner { padding-top: calc(var(--nav-h) + 5vh); } .page-hero, .page-hero.short { min-height: 0; padding-bottom: 40px; } }
.about-founders { gap: clamp(32px, 6vw, 80px); }
.about-founders .founder-mini { max-width: 320px; }
.about-founders .avatar { width: 150px; height: 150px; }
.about-founders .muted { font-size: 0.95rem; }
@media (max-width: 720px) {
  .xrow { grid-template-columns: minmax(0, 1fr) auto minmax(0, 1fr); gap: 12px; font-size: clamp(1.1rem, 5vw, 1.5rem); padding: 16px 0; }
  .xrow span { min-width: 0; overflow-wrap: anywhere; }
}

/* Grid items must not exceed their track (prevents horizontal overflow on phones) */
.grid > * { min-width: 0; }

.pillars.three { grid-template-columns: repeat(3, 1fr); }
@media (max-width: 960px) { .pillars.three { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .pillars.three { grid-template-columns: 1fr; } }
.hero-media, .band .media { overflow: hidden; }

/* Clean property cards everywhere: type + location badges and price only ------ */
.card-property h3, .card-property .meta, .card-property .view { display: none; }
.card-property .body { grid-template-columns: 1fr; justify-items: end; }
.card-property .price { font-size: clamp(1.3rem, 1.8vw, 1.7rem); }
/* No eyebrow line on page heroes */
.page-hero .eyebrow, .article-hero .eyebrow { display: none; }
/* Founders centred on phones */
@media (max-width: 720px) {
  .founders-row { justify-content: center; text-align: center; }
  .founder-mini { justify-items: center; }
}
/* Corporate services: 8 fields, 4 per row */
.corp-grid { grid-template-columns: repeat(4, 1fr); }
@media (max-width: 900px) { .corp-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .corp-grid { grid-template-columns: 1fr 1fr; } .corp-grid li { padding: 20px 16px 24px; } .corp-grid h3 { font-size: 1.15rem; } .corp-grid p { font-size: 0.85rem; } }
/* Founder blocks: name and role belong together */
.founder-mini { gap: 0; }
.founder-mini .avatar { margin-bottom: 14px; }
.founder-mini h3 { margin: 0 0 2px; line-height: 1.1; }
.founder-mini .role { margin: 0; }
.founder-mini .muted { margin-top: 10px; }
.founder-mini .link { margin-top: 12px; }

/* Mobile menu: centred */
@media (max-width: 1080px) {
  .menu { text-align: center; }
  .menu-links a { text-align: center; }
  .menu-foot { justify-items: center; }
  .menu-foot .small { justify-content: center; }
}

/* Founders: centred side by side on every screen size */
.founders-row { justify-content: center; text-align: center; }
.founder-mini { justify-items: center; }
.about-founders { justify-content: center; }

/* Mobile alignment: centred headlines, statements and CTAs; left-aligned long text --- */
@media (max-width: 720px) {
  h1 br, h2 br, h3 br { display: none; }
  .display br { display: inline; }
  .eyebrow, .h1, .h2, .h3, .display, .lede, .h4 { text-align: center; margin-inline: auto; }
  .eyebrow { display: flex; justify-content: center; }
  .hero-inner, .page-hero .hero-inner, .article-hero .container { text-align: center; }
  .hero-actions, .row.between, .stats, .price-block { justify-content: center; text-align: center; }
  .hero-actions { flex-direction: column; align-items: stretch; }
  .stat { text-align: center; }
  .stack-lg > p, .center, .trust-block, .band .content, .founders-row, .card-offmarket { text-align: center; }
  .stack-lg > div[data-reveal] { text-align: center; }
  .card-offmarket { align-items: center; }
  .card-offmarket .link { margin-inline: auto; }
  .crumbs { justify-content: center; }
  /* long-form content stays left-aligned */
  .prose, .prose *, .faq, .faq *, .pillars, .pillars *, .corp-grid, .corp-grid *, .why-list, .why-list *, .list-lines, .list-lines *,
  .step, .step *, .facts, .facts *, .form, .form *, .post, .post *, .locs, .locs *, .footer-bottom, .why-list h3, .stack p:not(.lede) { text-align: left; }
  .prose .eyebrow, .form .eyebrow { justify-content: flex-start; }
  .stack-lg > .stack p { text-align: left; }
  .footer-tag, .footer-bottom { text-align: center; }
  .modal-card .eyebrow { justify-content: flex-start; }
  .modal-card .h3 { text-align: left; }
}

/* No rule lines next to eyebrow titles on phones */
@media (max-width: 720px) { .eyebrow::before { display: none; } .eyebrow { gap: 0; } }

/* Phones: headlines use the full width and a slightly smaller size, fewer wraps */
@media (max-width: 720px) {
  .h1, .h2, .h3, .lede, .lede.wide, .page-hero .h1, .hero .display, .inst-h1 { max-width: none; }
  .h1 { font-size: clamp(2rem, 8.6vw, 2.6rem); letter-spacing: -0.02em; }
  .h2 { font-size: clamp(1.8rem, 7.8vw, 2.3rem); letter-spacing: -0.02em; }
  .h3 { font-size: clamp(1.45rem, 5.8vw, 1.8rem); }
  .lede { font-size: 1.08rem; }
  .step.intro, .step.intro .mono, .step.intro .h3 { text-align: center; }
  .step.intro { align-items: center; }
}

@media (max-width: 900px) { .step.intro { padding: 0 0 4px; min-height: 0; } .hscroll.mt-4 { margin-top: 1.25rem; } .hscroll-track { gap: 14px; } }

/* Article hero aligned with page heroes; darker hero variant; mobile centring helper */
.article-hero { padding-top: calc(var(--nav-h) + 7vh) !important; }
.page-hero.dark .hero-media img { filter: brightness(0.42) saturate(0.7); }
.page-hero.dark .hero-shade { background: linear-gradient(180deg, rgba(10,10,11,0.75) 0%, rgba(10,10,11,0.45) 40%, rgba(10,10,11,0.6) 70%, rgba(10,10,11,0.98) 100%); }
@media (max-width: 720px) {
  .article-hero { padding-top: calc(var(--nav-h) + 5vh) !important; }
  .center-mobile, .center-mobile p, .stack.center-mobile p:not(.lede) { text-align: center !important; }
}

/* CTA band: smaller title, stacked actions with text link */
.cta-band .cta-title { font-size: clamp(1.9rem, 3.4vw, 3rem); max-width: none; margin-inline: auto; white-space: nowrap; text-wrap: nowrap; }
@media (max-width: 720px) { .cta-band .cta-title { font-size: clamp(1.4rem, 6.6vw, 1.9rem) !important; } }
.cta-band .lede { max-width: 40ch; }
.cta-actions { display: flex; flex-direction: column; align-items: center; gap: 18px; }
.cta-actions .link-arrow { display: inline-flex; align-items: center; gap: 8px; font-size: 0.8rem; letter-spacing: 0.16em; text-transform: uppercase; color: var(--dim); text-decoration: none; transition: color .3s, gap .3s; }
.cta-actions .link-arrow:hover { color: var(--text); gap: 12px; }

/* Stats: lining numerals, even columns, room between numbers and labels */
.stats { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px 40px; align-items: start; }
.stat { padding: 24px 0 0; }
.stat b { font-size: clamp(2.2rem, 3.6vw, 3.4rem); font-variant-numeric: lining-nums tabular-nums; letter-spacing: -0.02em; white-space: nowrap; }
.stat > span { margin-top: 14px; line-height: 1.6; }
@media (max-width: 700px) { .stats { gap: 8px; } .stat { padding-top: 20px; } }

/* Mobile rail: full-width cards */
@media (max-width: 720px) {
  .mhs-track.props { gap: 12px; }
  .mhs-track.props .card-property, .mhs-track.props .card-property:first-child, .mhs-track.props .card-property:nth-child(3n+1) { flex: 0 0 calc(100vw - 2 * var(--gutter)); max-width: none; aspect-ratio: 4 / 5; }
}

/* Footer: larger logos, no tagline, two plain columns (menu pages + contact) */
.footer-logos { margin-bottom: 36px; }
.footer-logos img { height: 57px; } .footer-logos-sep { height: 57px; }
@media (min-width: 1081px) { .footer-logos img { height: 101px; } .footer-logos-sep { height: 101px; } }
.footer-grid-2 { display: grid; grid-template-columns: repeat(2, minmax(0, max-content)); justify-content: center; gap: 24px clamp(48px, 10vw, 140px); text-align: center; margin-bottom: 40px; }
.footer-grid-2 ul { list-style: none; margin: 0; padding: 0; }
@media (max-width: 720px) {
  .footer-logos { margin-bottom: 24px; }
  .footer-logos img { height: 44px; } .footer-logos-sep { height: 44px; }
  .footer-grid-2 { grid-template-columns: 1fr 1fr; gap: 16px; text-align: center; margin-bottom: 24px; }
}

/* Footer: pages flush left, contact flush right, logos underneath */
.footer-grid-2 { grid-template-columns: max-content max-content; justify-content: space-between; margin-bottom: 0; }
.footer-grid-2 .footer-nav { text-align: left; }
.footer-grid-2 .footer-contact { text-align: right; }
.footer-logos { margin: clamp(40px, 6vw, 72px) 0 40px; }
@media (max-width: 720px) {
  .footer-grid-2 { grid-template-columns: 1fr 1fr; gap: 16px; }
  .footer-logos { margin: 32px 0 24px; }
}

/* Footer: HGK (Croatian Chamber of Economy) mark — between the columns on desktop, above the logos on mobile */
.footer-grid-2 { grid-template-columns: max-content 1fr max-content; align-items: center; }
.footer-hgk { display: flex; justify-content: center; align-items: center; }
.footer-hgk img { width: auto; height: clamp(36px, 4vw, 56px); filter: invert(1) brightness(1.15); opacity: 0.85; transition: opacity .3s; }
.footer-hgk:hover img { opacity: 1; }
@media (max-width: 720px) {
  .footer-grid-2 { grid-template-columns: 1fr 1fr; }
  .footer-hgk { grid-column: 1 / -1; order: 3; margin-top: 28px; }
  .footer-hgk img { height: 48px; }
  .footer-logos { margin-top: 20px; }
}

/* Footer: HGK mark exactly centred on the page and larger */
.footer-grid-2 { grid-template-columns: 1fr auto 1fr; }
.footer-grid-2 .footer-nav { justify-self: start; }
.footer-grid-2 .footer-contact { justify-self: end; }
.footer-hgk img { height: clamp(52px, 6vw, 88px); }
@media (max-width: 720px) {
  .footer-grid-2 { grid-template-columns: 1fr 1fr; }
  .footer-hgk img { height: 64px; max-width: 100%; }
}

/* Footer: Explore | Contact columns with headings, smaller logos, HGK mark underneath */
.footer-grid-2 { grid-template-columns: 1fr 1fr; gap: 24px; }
.footer-grid-2 .footer-nav { text-align: left; }
.footer-grid-2 .footer-contact { text-align: right; }
.footer-grid-2 ul { list-style: none; margin: 0; padding: 0; }
.footer-logos { margin: clamp(36px, 5vw, 56px) 0 22px; }
.footer-logos img { height: 44px; } .footer-logos-sep { height: 44px; }
@media (min-width: 1081px) { .footer-logos img { height: 64px; } .footer-logos-sep { height: 64px; } }
.footer-hgk { display: flex; justify-content: center; margin: 0 auto 44px; }
.footer-hgk img { height: clamp(40px, 4.4vw, 56px); }
@media (max-width: 720px) {
  .footer-grid-2 { grid-template-columns: 1fr 1fr; gap: 16px; }
  .footer h4 { font-size: 0.62rem; margin-bottom: 10px; }
  .footer-logos { margin: 28px 0 18px; }
  .footer-logos img { height: 34px; } .footer-logos-sep { height: 34px; }
  .footer-hgk { grid-column: auto; order: 0; margin: 0 auto 28px; }
  .footer-hgk img { height: 44px; }
}

/* Footer: two columns centred as a group with even spacing, PEAK/KW logos removed, HGK larger */
@media (min-width: 721px) {
  .footer-grid-2 { grid-template-columns: max-content max-content; justify-content: center; column-gap: clamp(96px, 14vw, 220px); }
  .footer-grid-2 .footer-nav, .footer-grid-2 .footer-contact { text-align: left; }
}
.footer-hgk { margin: clamp(40px, 6vw, 64px) auto 48px; }
.footer-hgk img { height: clamp(56px, 6.5vw, 84px); }
@media (max-width: 720px) {
  .footer-hgk { margin: 32px auto 28px; }
  .footer-hgk img { height: 60px; }
}

/* HGK mark: the emblem sits 2.1% left of the image centre, nudge right so the emblem is optically centred */
.footer-hgk img { transform: translateX(2.14%); }

/* Footer desktop: Explore + Contact flush left with even spacing, HGK mark on the right */
@media (min-width: 721px) {
  .footer-top { display: flex; justify-content: space-between; align-items: center; gap: 48px; margin-bottom: 48px; }
  .footer-grid-2 { justify-content: start; column-gap: clamp(80px, 9vw, 140px); }
  .footer-hgk { margin: 0; flex: 0 0 auto; }
  .footer-hgk img { transform: none; }
}

/* Footer desktop: wider gap between the two columns, HGK mark twice as large */
@media (min-width: 721px) {
  .footer-grid-2 { column-gap: clamp(140px, 16vw, 260px); }
  .footer-hgk img { height: clamp(112px, 13vw, 168px); }
}
@media (min-width: 721px) and (max-width: 1080px) {
  .footer-hgk img { height: clamp(96px, 12vw, 130px); }
}

/* Footer desktop: HGK mark 25% smaller */
@media (min-width: 721px) { .footer-hgk img { height: clamp(84px, 9.75vw, 126px); } }
@media (min-width: 721px) and (max-width: 1080px) { .footer-hgk img { height: clamp(72px, 9vw, 98px); } }

/* Cookie consent banner */
.consent-banner { position: fixed; left: 0; right: 0; bottom: 0; z-index: 90; padding: 0 var(--gutter) calc(16px + env(safe-area-inset-bottom)); pointer-events: none; }
.consent-card { pointer-events: auto; max-width: 560px; margin: 0 auto; padding: 18px 22px; display: flex; align-items: center; gap: 20px; opacity: 0; transform: translateY(16px); transition: opacity .4s ease, transform .4s ease; }
.consent-banner.is-visible .consent-card { opacity: 1; transform: none; }
.consent-text { margin: 0; font-size: 0.86rem; line-height: 1.5; color: var(--muted); }
.consent-text a { color: var(--text); text-decoration: underline; text-underline-offset: 3px; }
.consent-actions { display: flex; gap: 10px; flex: 0 0 auto; }
@media (max-width: 1080px) { .consent-banner { padding-bottom: calc(96px + env(safe-area-inset-bottom)); } }
@media (max-width: 720px) {
  .consent-card { flex-direction: column; align-items: stretch; gap: 14px; padding: 16px 18px; text-align: center; }
  .consent-actions { justify-content: center; }
  .consent-actions .btn { flex: 1 1 0; }
}

/* Mobile: CTAs go straight to WhatsApp, so the separate floating WhatsApp button is redundant */
@media (max-width: 960px) { .sticky-cta .btn-glass { display: none; } }

/* Insights: guides in two columns, markets left and questions right */
.guides-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 8px 56px; }
.locs.one { grid-template-columns: 1fr; }
.locs.one a:nth-child(odd) { border-right: 0; }
@media (max-width: 720px) { .guides-grid { grid-template-columns: 1fr; gap: 28px; } }

/* Insight card that shows a partner logo instead of a photo */
.frame.logo-card { display: grid; place-items: center; background: var(--bg-3); }
.frame.logo-card img { width: 69%; height: auto; object-fit: contain; }
.frame.logo-card:hover img { transform: none; }

/* Parallax headroom: a percentage margin-top resolves against WIDTH, which left a gap under wide (21:9) frames.
   Use a relative offset instead, which resolves against the container's height. */
.parallax-wrap [data-parallax] { margin-top: 0 !important; position: relative; top: -10%; height: 120% !important; }

/* Corporate hero: darkened aerial */
.page-hero.corporate .hero-media img { filter: brightness(0.45) saturate(0.75); }
.page-hero.corporate .hero-shade { background: linear-gradient(180deg, rgba(10,10,11,0.7) 0%, rgba(10,10,11,0.4) 40%, rgba(10,10,11,0.55) 70%, rgba(10,10,11,0.98) 100%); }

/* Page heroes: fade the last stretch into the page background so the edge is invisible */
.page-hero::after { content: ""; position: absolute; left: 0; right: 0; bottom: -1px; height: 34%; z-index: -1; pointer-events: none;
  background: linear-gradient(180deg, rgba(10,10,11,0) 0%, var(--bg) 100%); }

/* Homepage hero: darker media (poster and video alike) so the headline stays readable when the video cannot play */
.hero .hero-media video, .hero .hero-media img { filter: brightness(0.62) saturate(0.85); }
.hero .hero-shade { background:
  linear-gradient(180deg, rgba(10,10,11,0.7) 0%, rgba(10,10,11,0.35) 35%, rgba(10,10,11,0.5) 65%, rgba(10,10,11,0.98) 100%),
  linear-gradient(90deg, rgba(10,10,11,0.55) 0%, rgba(10,10,11,0) 60%); }

/* Homepage hero: still image on mobile, video (fading in over the image) on desktop */
.hero .hero-media { position: absolute; inset: 0; }
.hero .hero-media .hero-poster { position: absolute; inset: 0; }
.hero .hero-media .hero-video { position: absolute; inset: 0; opacity: 0; transition: opacity 1.2s ease; }
.hero .hero-media .hero-video.is-playing { opacity: 1; }
@media (max-width: 960px) { .hero .hero-media .hero-video { display: none; } }

/* Static trust strip (replaces the marquee) */
.strip-static { margin: 0; padding: 0 var(--gutter); text-align: center; font-size: 0.72rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--dim); }

/* Desktop: no floating conversation button (the header carries the CTA) */
.float-cta { display: none !important; }

/* Advisory "Who we work with": fully centred on mobile (headings, text and link) */
@media (max-width: 720px) {
  .who-grid, .who-grid * { text-align: center !important; }
  .who-grid .link { display: inline-flex; justify-content: center; }
}

/* Contact page on mobile: intro, then the form, then contact details centred underneath */
@media (max-width: 720px) {
  .contact-grid > div:first-child, .contact-grid .sticky { display: contents; }
  .contact-grid .contact-intro { order: 0; }
  .contact-grid .glass { order: 1; }
  .contact-grid .contact-details { order: 2; text-align: center; }
  .contact-details, .contact-details * { text-align: center !important; }
  .contact-details .row { justify-content: center; }
  .contact-details .link { display: inline-flex; }
}

/* Property hero, soft variant: gentle darkening so the headline reads without losing the image */
.page-hero.soft .hero-media img { filter: brightness(0.72) saturate(0.9); }
.page-hero.soft .hero-shade { background: linear-gradient(180deg, rgba(10,10,11,0.6) 0%, rgba(10,10,11,0.25) 40%, rgba(10,10,11,0.45) 70%, rgba(10,10,11,0.98) 100%); }

.nowrap { white-space: nowrap; }

/* Story rows on mobile: smaller type so each pairing stays on one line */
@media (max-width: 720px) {
  .xrow { font-size: clamp(0.95rem, 4.1vw, 1.15rem); gap: 10px; }
  .xrow > span:not(.x) { white-space: nowrap; }
}


@media (max-width: 720px) { .only-desktop-text { display: none; } }

.footer-bottom .oib, .footer-bottom a[href^="tel:"] { font: inherit; color: inherit; text-decoration: none; }

/* PEAK Corporate in the navigation: last item, in the corporate page's light blue */
.nav-links a.nav-corporate, .menu-links a.nav-corporate { color: #a9b4bd; }
.nav-links a.nav-corporate:hover, .menu-links a.nav-corporate:hover { color: #c9d2d9; }

/* Private | Corporate switcher */
.mode-switch { display: inline-flex; align-items: center; padding: 3px; border: 1px solid var(--line-strong); border-radius: 999px; background: rgba(255,255,255,0.03); }
.mode-switch a { font-size: 0.66rem; letter-spacing: 0.16em; text-transform: uppercase; padding: 7px 12px; border-radius: 999px; color: var(--dim); transition: color .3s, background .3s; }
.mode-switch a:hover { color: var(--text); }
.mode-switch a[aria-current="true"] { background: rgba(236,230,218,0.12); color: var(--text); }
.mode-switch a.is-corp { color: #a9b4bd; }
.mode-switch a.is-corp[aria-current="true"] { background: rgba(169,180,189,0.18); color: #dfe6eb; }
/* Corporate header: logo lockup and blue accents */
.brand { display: inline-flex; align-items: center; gap: 10px; }
.brand-sub { font-size: 0.62rem; letter-spacing: 0.3em; text-transform: uppercase; color: #a9b4bd; padding-left: 10px; border-left: 1px solid rgba(169,180,189,0.4); line-height: 1.2; }
.nav--corporate .nav-links a::after { background: #a9b4bd; }
.menu-note { margin-top: 18px; text-align: center; font-size: 0.72rem; letter-spacing: 0.12em; text-transform: uppercase; }
.menu-note a { color: var(--dim); }
@media (max-width: 1080px) {
  .nav-cta { gap: 10px; }
  .mode-switch a { padding: 6px 9px; font-size: 0.6rem; letter-spacing: 0.12em; }
}
@media (max-width: 380px) {
  .brand-sub { display: none; }
}

/* Logos never stretch: fixed height, proportional width, no flex squeezing */
.brand img, .footer-logos img, .footer-hgk img, .trust-block img, .logo-card img { width: auto; max-width: none; object-fit: contain; flex-shrink: 0; }
.brand { flex-shrink: 0; }
/* PEAK ESTATE Corporate & Institutional lockup in the corporate header */
.brand img.brand-corporate { height: 30px; width: auto; }
@media (max-width: 1080px) { .brand img.brand-corporate { height: 24px; } }
@media (max-width: 420px) { .brand img.brand-corporate { height: 18px; } }

/* Corporate header logo: mountain + wordmark sit exactly where the private logo sits (no jump when switching);
   the "Corporate" line hangs below inside the same 40px header slot */
.brand img.brand-corporate, .nav--corporate .brand img.brand-corporate { width: 106px; height: auto; margin: 4.5px 0 -3.3px 5.4px; }
@media (max-width: 1080px) { .brand img.brand-corporate { width: 106px; height: auto; } }
@media (max-width: 420px) { .brand img.brand-corporate { width: 106px; height: auto; } }

/* Switching Private <-> Corporate must not move the switcher:
   same-width header button on desktop, and an invisible burger-sized spacer in corporate mode on mobile */
.nav-cta .btn { min-width: 196px; justify-content: center; text-align: center; }
.burger-spacer { visibility: hidden; pointer-events: none; }
/* Fixed logo slot in both modes so nothing after it can shift; header fits exactly on small phones */
.nav .brand { width: 118px; flex: 0 0 118px; }
@media (max-width: 420px) { .nav .container { gap: 12px; } }

/* Seamless page switches: the old page stays opaque and the new one fades in over it (no dark dip);
   the header is held in place and only cross-fades its content */
::view-transition-old(root) { animation: none; }
::view-transition-new(root) { animation: vtFade 0.35s ease both; }
@keyframes vtFade { from { opacity: 0; } }
.nav { view-transition-name: site-nav; }
::view-transition-group(site-nav) { animation-duration: 0.35s; }
/* After a Private/Corporate switch the page appears finished, without replaying entrance animations */
.no-intro [data-reveal], .no-intro [data-stagger] > *, .no-intro .split .line > span,
.no-intro .hero-media img, .no-intro .hero-media video { opacity: 1 !important; transform: none !important; clip-path: none !important; transition: none !important; animation: none !important; }

/* Corporate hero: a little brighter */
.page-hero.corporate .hero-media img { filter: brightness(0.6) saturate(0.8); }
.page-hero.corporate .hero-shade { background: linear-gradient(180deg, rgba(10,10,11,0.6) 0%, rgba(10,10,11,0.28) 40%, rgba(10,10,11,0.45) 70%, rgba(10,10,11,0.98) 100%); }

/* Homepage hero: a little brighter (video and still image alike) */
.hero .hero-media video, .hero .hero-media img { filter: brightness(0.75) saturate(0.9); }
.hero .hero-shade { background:
  linear-gradient(180deg, rgba(10,10,11,0.6) 0%, rgba(10,10,11,0.25) 35%, rgba(10,10,11,0.42) 65%, rgba(10,10,11,0.98) 100%),
  linear-gradient(90deg, rgba(10,10,11,0.5) 0%, rgba(10,10,11,0) 60%); }

/* Property maps: static, dark-toned OpenStreetMap view of the wider area */
.map--static iframe { pointer-events: none; filter: grayscale(1) invert(0.9) contrast(0.85) brightness(0.85); }
.map-credit { margin-top: 8px; font-size: 0.68rem; color: var(--dim); letter-spacing: 0.04em; }
.map-credit a { color: var(--dim); text-decoration: underline; text-underline-offset: 2px; }
/* hide the embed's zoom buttons and credit bar (credit is shown below the map instead) */
.map--static iframe { inset: -48px -56px -48px -56px; width: calc(100% + 112px); height: calc(100% + 96px); }

/* Static property maps assembled from locally stored OpenStreetMap tiles */
.map--tiles { display: block; }
.map--tiles .map-tiles { position: absolute; left: 50%; top: 50%; width: 1280px; display: grid; grid-template-columns: repeat(5, 256px); filter: grayscale(1) invert(0.9) contrast(0.85) brightness(0.85); }
.map--tiles .map-tiles img { display: block; width: 256px; height: 256px; max-width: none; }

/* Google road map on property pages (after consent): clean, native colours, not draggable */
.map.is-google { display: block; }
.map.is-google iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; filter: saturate(0.6) contrast(0.95); pointer-events: none; }

/* Google road map on property pages (after consent): clean, native colours, not draggable */
.map.is-google { display: block; }
.map.is-google iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; filter: saturate(0.6) contrast(0.95); pointer-events: none; }

/* Map screenshots supplied by the client (Google road map), shown without consent */
.map--image { display: block; }
.map--image img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: 50% 40%; filter: saturate(0.6) contrast(0.95); }

/* Large headlines: max. two lines */
@media (min-width: 721px) {
  .page-hero .h1 { max-width: 24ch; }
  .page-hero .h1.corp-h1 { max-width: none; font-size: clamp(2.9rem, 8.4vw, 7.4rem); }
  .article-hero .h1 { max-width: none; }
  .hero .display { max-width: none; }
  .grid-5-7 .h2 { font-size: clamp(1.75rem, 2.9vw, 2.7rem); }
  .contact-grid .h1 { font-size: clamp(2.4rem, 4.2vw, 3.8rem); }
}
@media (max-width: 720px) {
  .h1.corp-h1 { font-size: clamp(2rem, 10vw, 2.85rem); letter-spacing: -0.01em; }
}

/* Desktop: subpage headlines start at the same height as the homepage headline */
@media (min-width: 721px) {
  .page-hero .hero-inner:not(:has(.crumbs)) { padding-top: calc(var(--nav-h) + 7vh + 58px); }
  .article-hero:not(:has(.crumbs)) { padding-top: calc(var(--nav-h) + 7vh + 58px) !important; }
}

/* Insights article: KW logo instead of a photo */
.frame.logo-card--wide img { width: min(64%, 840px); height: auto; }
@media (max-width: 720px) { .frame.logo-card--wide img { width: 80%; } }
.frame.logo-card { background: #fff; }

/* Property gallery on phones: with an even number of photos the second one joins the pairs, so no cell stays empty */
@media (max-width: 800px) {
  .gallery .frame:nth-child(2):nth-last-child(odd):not(:last-child) { grid-column: span 1 !important; aspect-ratio: 1 !important; }
}

/* Cookie banner: choice by purpose */
.consent-main { min-width: 0; }
.consent-link { background: none; border: 0; padding: 0; font: inherit; color: var(--text); text-decoration: underline; text-underline-offset: 3px; cursor: pointer; }
.consent-card.is-settings { flex-direction: column; align-items: stretch; gap: 16px; }
.consent-options { display: grid; gap: 10px; margin-top: 14px; padding-top: 14px; border-top: 1px solid var(--line); text-align: left; }
.consent-options[hidden] { display: none; }
.consent-option { display: flex; gap: 12px; align-items: flex-start; font-size: 0.86rem; line-height: 1.45; color: var(--muted); cursor: pointer; }
.consent-option input { margin-top: 3px; width: 16px; height: 16px; flex: 0 0 auto; accent-color: var(--sand); }
.consent-option strong { display: block; color: var(--text); font-weight: 500; }
.consent-note { margin: 4px 0 0; font-size: 0.78rem; color: var(--dim); }
.consent-card.is-settings .consent-actions { justify-content: flex-end; flex-wrap: wrap; }
.consent-actions [hidden] { display: none; }
@media (max-width: 640px) { .consent-card.is-settings .consent-actions .btn { flex: 1 1 30%; } }

/* anchors clear the fixed header */
.prose [id] { scroll-margin-top: 110px; }

/* footer bottom: legal links centred on their own line above the company line, same text size */
.footer-bottom { flex-direction: column; align-items: center; gap: 12px; }
.footer-bottom .row { order: -1; flex-wrap: wrap; gap: 8px 28px !important; }
.footer-bottom .row a { color: inherit; letter-spacing: 0.04em; }
@media (min-width: 961px) { .footer-bottom .row a { font-size: inherit; } }
.footer-bottom .row a:hover { color: var(--text); }

/* phone: the four legal links fit on one line */
@media (max-width: 960px) {
  .footer-bottom .row { gap: 6px 12px !important; }
  .footer-bottom .row a { font-size: 0.72rem; letter-spacing: 0; white-space: nowrap; }
}
/* phone, cookie settings: "Save selection" gets its own full-width row so the label is never cut off */
@media (max-width: 640px) {
  .consent-card.is-settings .consent-actions { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
  .consent-card.is-settings .consent-actions .btn { flex: none; width: 100%; padding-left: 12px; padding-right: 12px; }
  .consent-card.is-settings .consent-actions [data-consent="save"] { grid-column: 1 / -1; order: -1; }
}