:root{
  --ink:#0c0b0a;--ink-soft:#161412;--cream:#f7f3ec;--cream-2:#ebe5da;
  --gold:#c4a574;--gold-h:#e0cba0;--gold-dim:rgba(196,165,116,.35);
  --muted:rgba(247,243,236,.62);--muted-d:rgba(12,11,10,.55);
  --line:rgba(247,243,236,.12);--line-d:rgba(12,11,10,.1);
  --serif:"Cormorant Garamond",Georgia,serif;--sans:"Outfit",system-ui,sans-serif;
  --max:1180px;--nav-h:72px;--radius:4px;
  --focus:0 0 0 3px rgba(196,165,116,.45);
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);background:var(--ink);color:var(--cream);line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font-family:inherit;font-size:inherit}
:focus-visible{outline:none;box-shadow:var(--focus)}
.wrap{width:min(100% - 40px,var(--max));margin-inline:auto}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);border:0}

/* Nav */
.nav{position:fixed;inset:0 0 auto;z-index:100;height:var(--nav-h);display:flex;align-items:center;transition:background .3s,border-color .3s;border-bottom:1px solid transparent}
.nav.on{background:rgba(12,11,10,.9);backdrop-filter:blur(16px);border-bottom-color:var(--line)}
.nav-inner{display:flex;align-items:center;justify-content:space-between;width:min(100% - 40px,var(--max));margin:0 auto;gap:16px}
.logo{font-family:var(--serif);font-size:1.45rem;font-weight:600;letter-spacing:.06em;display:flex;align-items:center;gap:10px}
.logo em{font-style:normal;color:var(--gold)}
.logo i{display:block;width:28px;height:1px;background:var(--gold)}
.nav-links{display:flex;gap:28px;list-style:none;align-items:center}
.nav-links a{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);transition:color .2s}
.nav-links a:hover,.nav-links a[aria-current="page"]{color:var(--cream)}
.nav-links a.cta{padding:10px 18px;border:1px solid var(--gold);color:var(--gold)}
.nav-links a.cta:hover{background:var(--gold);color:var(--ink)}
.nav-toggle{display:none;flex-direction:column;gap:5px;width:44px;height:44px;justify-content:center;align-items:center;background:transparent;border:1px solid var(--line);cursor:pointer}
.nav-toggle span{display:block;width:18px;height:1.5px;background:var(--cream)}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:13px 24px;font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;font-weight:500;border:none;cursor:pointer;transition:background .2s,color .2s,transform .2s;border-radius:var(--radius)}
.btn:active{transform:translateY(1px)}
.btn-gold{background:var(--gold);color:var(--ink)}.btn-gold:hover{background:var(--gold-h)}
.btn-outline{background:transparent;border:1px solid var(--gold);color:var(--gold)}.btn-outline:hover{background:var(--gold);color:var(--ink)}
.btn-ghost{background:rgba(255,255,255,.06);border:1px solid var(--line);color:var(--cream)}.btn-ghost:hover{border-color:rgba(255,255,255,.25)}
.btn-block{width:100%}
.btn:disabled{opacity:.55;cursor:not-allowed}

/* Hero */
.hero{min-height:100vh;min-height:100dvh;position:relative;display:flex;align-items:flex-end;padding:0 0 88px}
.hero-bg{position:absolute;inset:0;z-index:0;overflow:hidden;background:var(--ink-soft)}
.hero-bg img{width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .6s,transform 12s ease}
.hero-bg img.loaded{opacity:1;transform:scale(1.06)}
.hero-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,11,10,.4),rgba(12,11,10,.55) 45%,rgba(12,11,10,.94))}
.hero-content{position:relative;z-index:1;width:min(100% - 40px,var(--max));margin:0 auto}
.kicker{font-size:.72rem;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.hero h1{font-family:var(--serif);font-size:clamp(2.5rem,5.5vw,4.4rem);font-weight:500;line-height:1.08;max-width:14ch;margin-bottom:16px}
.hero-lead{color:var(--muted);max-width:34em;margin-bottom:28px}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-bottom:28px}

/* Search bar on hero */
.search-bar{display:grid;grid-template-columns:1.2fr 1fr 1fr auto;gap:8px;padding:12px;background:rgba(22,20,18,.92);border:1px solid var(--line);backdrop-filter:blur(12px);max-width:820px}
.search-bar input,.search-bar select{background:var(--ink);border:1px solid var(--line);color:var(--cream);padding:12px 14px;min-width:0}
.search-bar input::placeholder{color:var(--muted)}

/* Sections */
section{padding:88px 0}
.section-label{font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:10px}
.section-title{font-family:var(--serif);font-size:clamp(1.85rem,3.2vw,2.75rem);font-weight:500;line-height:1.15;margin-bottom:12px}
.section-sub{color:var(--muted);max-width:36em;margin-bottom:36px}
.reveal{opacity:0;transform:translateY(24px);transition:opacity .65s ease,transform .65s ease}
.reveal.on{opacity:1;transform:none}

/* Stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.stat{background:var(--ink);padding:32px 20px;text-align:center}
.stat strong{display:block;font-family:var(--serif);font-size:2rem;color:var(--gold);font-weight:500}
.stat span{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}

/* Cards */
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.prop-card{background:var(--ink-soft);border:1px solid var(--line);overflow:hidden;transition:transform .25s,border-color .25s;display:flex;flex-direction:column}
.prop-card:hover{transform:translateY(-4px);border-color:var(--gold-dim)}
.prop-img{position:relative;aspect-ratio:4/3;overflow:hidden;background:#1c1916}
.prop-img img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.prop-card:hover .prop-img img{transform:scale(1.04)}
.badge{position:absolute;top:12px;left:12px;padding:5px 10px;background:var(--gold);color:var(--ink);font-size:.65rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600}
.badge.sold{background:#6b7280;color:#fff}
.badge.soon{background:#1e3a5f;color:#fff}
.prop-body{padding:18px 18px 20px;flex:1;display:flex;flex-direction:column}
.prop-loc{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--gold);margin-bottom:6px}
.prop-body h3{font-family:var(--serif);font-size:1.35rem;font-weight:500;margin-bottom:8px;line-height:1.25}
.prop-meta{display:flex;flex-wrap:wrap;gap:12px;font-size:.8rem;color:var(--muted);margin-bottom:12px}
.prop-price{font-family:var(--serif);font-size:1.25rem;margin-top:auto}

/* Filters */
.filter-panel{display:grid;grid-template-columns:repeat(6,1fr);gap:10px;margin-bottom:16px}
.filter-panel select,.filter-panel input,.sort-row select{width:100%;padding:11px 12px;background:var(--ink-soft);border:1px solid var(--line);color:var(--cream)}
.filter-actions{display:flex;flex-wrap:wrap;gap:10px;align-items:center;justify-content:space-between;margin-bottom:28px}
.chip-row{display:flex;flex-wrap:wrap;gap:8px}
.chip{padding:8px 14px;border:1px solid var(--line);background:transparent;color:var(--muted);font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;cursor:pointer}
.chip.on,.chip:hover{border-color:var(--gold);color:var(--gold)}
.results-meta{font-size:.85rem;color:var(--muted)}
.empty-state{text-align:center;padding:64px 20px;border:1px dashed var(--line);color:var(--muted)}
.empty-state h3{font-family:var(--serif);font-size:1.5rem;color:var(--cream);margin-bottom:8px}

/* Services / agents / quotes */
.svc-grid,.agent-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.svc-card,.agent-card,.quote{padding:28px;border:1px solid var(--line);background:linear-gradient(180deg,rgba(255,255,255,.03),transparent)}
.svc-num{font-family:var(--serif);font-size:1.75rem;color:var(--gold);opacity:.7;margin-bottom:12px}
.svc-card h3,.agent-card h3{font-family:var(--serif);font-size:1.3rem;font-weight:500;margin-bottom:8px}
.svc-card p,.agent-card p{color:var(--muted);font-size:.92rem}
.agent-card img{width:72px;height:72px;border-radius:50%;object-fit:cover;margin-bottom:14px;border:1px solid var(--line)}
.agent-card .role{font-size:.75rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold);margin-bottom:8px}
.quote-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:18px}
.quote p{font-family:var(--serif);font-size:1.2rem;font-style:italic;line-height:1.45;margin-bottom:14px}
.quote cite{font-style:normal;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold)}

/* Split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.split-img{aspect-ratio:4/5;background:var(--ink-soft);overflow:hidden;position:relative}
.split-img img{width:100%;height:100%;object-fit:cover}
.split-img::after{content:"";position:absolute;inset:14px;border:1px solid var(--gold-dim);pointer-events:none}

/* Detail */
.page-hero{padding:120px 0 48px;border-bottom:1px solid var(--line)}
.page-hero h1{font-family:var(--serif);font-size:clamp(2rem,3.5vw,3.1rem);font-weight:500}
.detail{display:grid;grid-template-columns:1.4fr .6fr;gap:36px;align-items:start}
.gallery-main{aspect-ratio:16/10;background:var(--ink-soft);overflow:hidden;cursor:zoom-in}
.gallery-main img{width:100%;height:100%;object-fit:cover}
.gallery-thumbs{display:grid;grid-template-columns:repeat(5,1fr);gap:8px;margin-top:10px}
.gallery-thumbs button{aspect-ratio:1;border:1px solid transparent;padding:0;background:var(--ink-soft);cursor:pointer;overflow:hidden}
.gallery-thumbs button[aria-current="true"],.gallery-thumbs button:hover{border-color:var(--gold)}
.gallery-thumbs img{width:100%;height:100%;object-fit:cover}
.side-card{position:sticky;top:90px;padding:24px;border:1px solid var(--line);background:var(--ink-soft)}
.side-card .price{font-family:var(--serif);font-size:1.9rem;color:var(--gold);margin:6px 0 16px}
.spec-list{list-style:none;margin:0 0 18px}
.spec-list li{display:flex;justify-content:space-between;padding:9px 0;border-bottom:1px solid var(--line);font-size:.9rem;color:var(--muted)}
.spec-list strong{color:var(--cream);font-weight:500}
.amenity-grid{display:flex;flex-wrap:wrap;gap:8px;margin:12px 0 20px}
.amenity-grid span{padding:6px 12px;border:1px solid var(--line);font-size:.8rem;color:var(--muted)}

/* Forms */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.form-grid .full{grid-column:1/-1}
.field label{display:block;font-size:.7rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;padding:12px 14px;background:var(--ink-soft);border:1px solid var(--line);color:var(--cream)}
.field textarea{min-height:120px;resize:vertical}
.form-msg{margin-top:12px;font-size:.88rem;color:var(--muted)}
.form-msg.ok{color:#86efac}.form-msg.err{color:#fca5a5}

/* Lightbox */
.lightbox{position:fixed;inset:0;z-index:200;background:rgba(0,0,0,.92);display:none;align-items:center;justify-content:center;padding:20px}
.lightbox.open{display:flex}
.lightbox img{max-width:min(100%,1100px);max-height:90vh;object-fit:contain}
.lightbox button{position:absolute;top:16px;right:16px;width:44px;height:44px;border:1px solid var(--line);background:transparent;color:var(--cream);cursor:pointer;font-size:1.2rem}

/* Floating WA */
.wa-float{position:fixed;bottom:22px;right:22px;z-index:90;width:54px;height:54px;border-radius:50%;background:#25D366;display:grid;place-items:center;box-shadow:0 8px 24px rgba(37,211,102,.35);transition:transform .2s}
.wa-float:hover{transform:scale(1.06)}
.wa-float svg{width:26px;height:26px;fill:#fff}

/* Footer */
footer{padding:56px 0 28px;border-top:1px solid var(--line);margin-top:20px}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:28px;margin-bottom:32px}
.foot-brand{font-family:var(--serif);font-size:1.3rem;letter-spacing:.06em;margin-bottom:10px}
.foot-brand em{font-style:normal;color:var(--gold)}
.foot-desc{color:var(--muted);font-size:.88rem;max-width:26em}
.foot-col h4{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:12px}
.foot-col a{display:block;color:var(--muted);font-size:.88rem;padding:3px 0}
.foot-col a:hover{color:var(--cream)}
.foot-bottom{display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;padding-top:20px;border-top:1px solid var(--line);font-size:.75rem;color:var(--muted)}

/* Light band */
.band-light{background:var(--cream);color:var(--ink)}
.band-light .section-label{color:#8a7350}
.band-light .section-sub,.band-light .svc-card p{color:var(--muted-d)}
.band-light .svc-card{background:#fff;border-color:var(--line-d)}
.band-light .svc-card h3{color:var(--ink)}

/* CTA */
.cta-box{text-align:center;padding:64px 28px;border:1px solid var(--line);position:relative;overflow:hidden}
.cta-box::before{content:"";position:absolute;width:280px;height:280px;border-radius:50%;background:radial-gradient(circle,var(--gold-dim),transparent 70%);top:50%;left:50%;transform:translate(-50%,-50%);pointer-events:none}
.cta-box h2{font-family:var(--serif);font-size:clamp(1.7rem,2.8vw,2.5rem);font-weight:500;margin-bottom:10px;position:relative}
.cta-box p{color:var(--muted);max-width:30em;margin:0 auto 22px;position:relative}
.cta-actions{display:flex;flex-wrap:wrap;gap:10px;justify-content:center;position:relative}

/* Skeleton */
.skeleton{background:linear-gradient(90deg,rgba(255,255,255,.04),rgba(255,255,255,.08),rgba(255,255,255,.04));background-size:200% 100%;animation:shimmer 1.2s infinite;border-radius:2px}
@keyframes shimmer{0%{background-position:200% 0}100%{background-position:-200% 0}}

/* EMI */
.calc{padding:24px;border:1px solid var(--line);background:var(--ink-soft);margin-top:28px}
.calc label{display:flex;justify-content:space-between;font-size:.8rem;color:var(--muted);margin-bottom:6px}
.calc input[type=range]{width:100%;accent-color:var(--gold);margin-bottom:14px}
.calc-out{margin-top:12px;padding-top:14px;border-top:1px solid var(--line)}
.calc-out strong{font-family:var(--serif);font-size:1.75rem;color:var(--gold);display:block}

/* 404 */
.err-page{min-height:70vh;display:grid;place-items:center;text-align:center;padding:40px 20px}
.err-page h1{font-family:var(--serif);font-size:3rem;margin-bottom:12px}

@media(max-width:960px){
  .prop-grid,.svc-grid,.agent-grid{grid-template-columns:1fr 1fr}
  .quote-grid,.stats,.filter-panel{grid-template-columns:1fr 1fr}
  .search-bar{grid-template-columns:1fr 1fr}
  .split,.detail,.form-grid,.foot-grid{grid-template-columns:1fr}
  .side-card{position:static}
  .nav-links{display:none;position:absolute;top:var(--nav-h);left:0;right:0;background:rgba(12,11,10,.97);flex-direction:column;padding:20px;gap:14px;border-bottom:1px solid var(--line)}
  .nav-links.open{display:flex}
  .nav-toggle{display:flex}
}
@media(max-width:600px){
  .prop-grid,.svc-grid,.agent-grid,.stats,.quote-grid,.filter-panel,.search-bar{grid-template-columns:1fr}
  .hero{padding-bottom:56px}
  .gallery-thumbs{grid-template-columns:repeat(4,1fr)}
}

/* Gallery nav + lightbox arrows */
.gallery-nav{display:flex;align-items:center;justify-content:center;gap:16px;margin-top:12px;color:var(--muted);font-size:.85rem}
.gallery-nav .btn{padding:8px 14px;min-width:44px}
.lb-nav{position:absolute;top:50%;transform:translateY(-50%);width:48px;height:48px;border:1px solid var(--line);background:rgba(0,0,0,.5);color:var(--cream);font-size:1.5rem;cursor:pointer}
.lb-prev{left:16px}.lb-next{right:16px}

/* Cookie */
.cookie-bar{position:fixed;bottom:0;left:0;right:0;z-index:150;display:flex;flex-wrap:wrap;gap:12px;align-items:center;justify-content:space-between;padding:14px 20px;background:rgba(12,11,10,.96);border-top:1px solid var(--line);backdrop-filter:blur(12px)}
.cookie-bar p{font-size:.85rem;color:var(--muted);max-width:48em}
.cookie-bar a{color:var(--gold)}

/* Category link cards */
a.svc-card{color:inherit;display:block}
a.svc-card:hover{border-color:var(--gold-dim)}

/* Load more */
.load-more-wrap{text-align:center;margin-top:32px}