@font-face {
  font-family: 'DM Serif Display';
  font-style: italic;
  font-weight: 400;
  font-display: swap;
  src: url(fonts/b867c8dc8805.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: 'DM Serif Display';
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url(fonts/3f5fbefcaebc.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: 400;
  font-display: swap;
  src: url(fonts/4872f2a6dc9a.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: 500;
  font-display: swap;
  src: url(fonts/4872f2a6dc9a.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: 600;
  font-display: swap;
  src: url(fonts/4872f2a6dc9a.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: 700;
  font-display: swap;
  src: url(fonts/4872f2a6dc9a.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;
}

:root{--ink:#071823;--navy:#0b2433;--ivory:#f3efe7;--paper:#f7f3eb;--stone:#d9d2c7;--champagne:#b89a60;--text:#171b1d;--graphite:#202529;--concrete:#c8c3ba;--brass:#b38449;--line:rgba(23,27,29,.18);--serif:"DM Serif Display",Georgia,serif;--sans:"Manrope",Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--text);font-family:var(--sans);font-size:16px;line-height:1.65;overflow-x:hidden}
body:has(.mobile-menu.open){overflow:hidden}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
button{color:inherit}
img{display:block;width:100%;height:100%;object-fit:cover}
h1,h2,h3,p{margin-top:0}
.property-theme h1,.property-theme h2,.group-page h1,.group-page h2{font-family:var(--serif);font-weight:400;line-height:.97;letter-spacing:-.025em}
.construction-theme h1,.construction-theme h2,.construction-theme h3{font-family:var(--sans);font-weight:500;line-height:1.02;letter-spacing:-.045em}
.section{padding:clamp(80px,10vw,150px) clamp(24px,6vw,96px)}
.eyebrow{display:flex;align-items:center;gap:12px;margin:0 0 22px;font-size:11px;font-weight:700;letter-spacing:.18em;line-height:1.3;text-transform:uppercase}
.eyebrow>span{display:block;width:34px;height:1px;background:currentColor;opacity:.55}
.button-row{display:flex;align-items:center;gap:12px;flex-wrap:wrap}
.button{display:inline-flex;min-height:50px;align-items:center;justify-content:center;gap:28px;padding:0 25px;border:1px solid transparent;border-radius:3px;font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;transition:.25s ease;cursor:pointer}
.button:hover{transform:translateY(-2px)}
.button.solid{background:var(--ink);color:white}.button.solid:hover{background:var(--champagne)}
.button.light{background:var(--ivory);color:var(--ink)}.button.light:hover{background:white}
.button.outline-light{border-color:rgba(255,255,255,.6);color:white}.button.outline-light:hover{background:white;color:var(--ink)}
.button.brass{background:var(--brass);color:white}.button.brass:hover{background:#c19661}
.button.dark{background:var(--graphite);color:white}
.button.line{border-color:var(--ink);color:var(--ink)}
.text-link{display:inline-flex;align-items:center;gap:24px;padding-bottom:5px;border-bottom:1px solid currentColor;font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.image-wrap{position:relative;display:block;overflow:hidden;background:#d7d2c9}
.image-wrap img{transition:transform .65s cubic-bezier(.2,.7,.3,1)}
.image-wrap:hover img{transform:scale(1.025)}

/* Header */
.site-header{position:relative;z-index:50;height:76px;padding:0 clamp(22px,4vw,64px);display:grid;grid-template-columns:1fr auto 1fr;align-items:center;background:var(--ink);color:white;border-bottom:1px solid rgba(255,255,255,.14)}
.site-header.construction{background:#071a26}.site-header.property{background:#10212a}
.brand{justify-self:start;display:inline-flex;align-items:center;gap:13px;font-size:11px;font-weight:700;letter-spacing:.14em}
.brand-mark{display:grid;place-items:center;width:32px;height:32px;border:1px solid currentColor;font-family:var(--serif);font-size:18px;font-weight:400}
.header-note{justify-self:end;font-size:10px;letter-spacing:.14em;opacity:.75}
.desktop-nav{display:flex;gap:clamp(18px,2vw,34px)}
.desktop-nav a{font-size:10px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;opacity:.78;transition:.2s}.desktop-nav a:hover{opacity:1}
.header-actions{justify-self:end;display:flex;align-items:center;gap:20px}
.division-switch,.mini-cta{font-size:10px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.division-switch{opacity:.8}.mini-cta{padding:11px 15px;border:1px solid var(--brass);color:#ecd0a6}
.menu-button{display:none;background:none;border:0;padding:10px}.menu-button i{display:block;width:24px;height:1px;background:white;margin:6px 0}
.mobile-menu{display:none;position:fixed;inset:0;z-index:100;padding:28px 24px 34px;flex-direction:column;color:var(--ink);background:var(--ivory);visibility:hidden;opacity:0;transition:.25s}.mobile-menu.construction{background:#071a26;color:white}.mobile-menu.open{visibility:visible;opacity:1}
.menu-close{position:absolute;right:22px;top:18px;border:0;background:none;font-size:38px;font-weight:300}.mobile-menu-brand{font-size:11px;letter-spacing:.13em;font-weight:700;padding:8px 0 30px}
.mobile-menu nav{display:flex;flex-direction:column;border-top:1px solid currentColor}.mobile-menu nav a{display:flex;align-items:center;gap:20px;padding:19px 0;border-bottom:1px solid color-mix(in srgb,currentColor 22%,transparent);font-family:var(--serif);font-size:clamp(25px,7vw,36px);line-height:1}.mobile-menu.construction nav a{font-family:var(--sans);font-weight:500}.mobile-menu nav span{font-family:var(--sans);font-size:9px;letter-spacing:.12em;opacity:.6}.mobile-switch{margin-top:auto;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.08em}

/* Group */
.group-page{background:var(--ivory)}
.division-gateway{height:calc(100svh - 76px);min-height:640px;display:flex;background:var(--ink)}
.division-panel{position:relative;flex:1;min-width:0;overflow:hidden;color:white;transition:flex .7s cubic-bezier(.2,.75,.25,1)}
.division-gateway:has(.property-panel:hover) .property-panel{flex:1.32}.division-gateway:has(.property-panel:hover) .construction-panel{flex:.98}.division-gateway:has(.construction-panel:hover) .construction-panel{flex:1.32}.division-gateway:has(.construction-panel:hover) .property-panel{flex:.98}
.division-panel>img{position:absolute;inset:0;transition:transform .8s}.division-panel:hover>img{transform:scale(1.025)}
.panel-shade,.hero-overlay{position:absolute;inset:0;background:linear-gradient(180deg,rgba(3,11,16,.15),rgba(3,11,16,.82))}.construction-panel .panel-shade{background:linear-gradient(180deg,rgba(3,11,16,.3),rgba(3,11,16,.9))}
.panel-content{position:absolute;z-index:2;left:clamp(24px,5vw,80px);right:24px;bottom:clamp(46px,9vh,100px)}
.panel-content h1{font-size:clamp(54px,6.4vw,94px);margin:0 0 14px;text-transform:uppercase}.construction-panel .panel-content h1{font-family:var(--sans);font-size:clamp(46px,5vw,78px);font-weight:500;letter-spacing:-.05em}
.panel-content p{margin-bottom:32px;font-size:14px;letter-spacing:.08em}.panel-content>a{display:inline-flex;gap:45px;padding:0 0 8px;border-bottom:1px solid white;font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase}
.group-statement{display:grid;grid-template-columns:1fr 1.1fr;gap:8vw;padding:clamp(85px,12vw,170px) clamp(24px,7vw,110px)}
.group-statement h2{margin:0;font-size:clamp(50px,6vw,84px)}.group-statement>div:last-child{align-self:end}.group-statement>div:last-child>p{max-width:640px;margin:0 0 55px;font-size:clamp(18px,1.6vw,24px);line-height:1.6}
.capability-line{display:flex;flex-wrap:wrap;border-top:1px solid var(--line)}.capability-line span{padding:16px 24px 16px 0;margin-right:24px;font-size:10px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}

/* Heroes & intros */
.property-hero,.construction-hero{position:relative;height:calc(100svh - 76px);min-height:660px;color:white;overflow:hidden}.property-hero>img,.construction-hero>img{position:absolute;inset:0}.property-hero .hero-overlay{background:linear-gradient(90deg,rgba(3,13,18,.78) 0%,rgba(3,13,18,.36) 48%,rgba(3,13,18,.08) 100%)}
.hero-content{position:absolute;z-index:2;left:clamp(24px,7vw,110px);bottom:clamp(55px,8vh,96px);max-width:750px}
.hero-content h1{margin:0 0 25px;font-size:clamp(58px,7.6vw,108px)}.property-hero .hero-content p{max-width:550px;font-size:18px}.hero-content .button-row{margin-top:30px}
.scroll-cue{position:absolute;z-index:2;right:4vw;bottom:42px;font-size:10px;letter-spacing:.12em;text-transform:uppercase}
.construction-hero .hero-overlay{background:linear-gradient(90deg,rgba(3,13,18,.93),rgba(3,13,18,.34) 65%,rgba(3,13,18,.16))}.construction-hero .hero-content h1{font-size:clamp(56px,7vw,102px);text-transform:uppercase}.construction-hero .hero-content p{max-width:610px;font-size:17px;color:rgba(255,255,255,.82)}
.hero-scope{position:absolute;z-index:2;right:3vw;bottom:0;display:flex;background:#071a26}.hero-scope span{padding:20px 24px;border-left:1px solid rgba(255,255,255,.15);font-size:9px;letter-spacing:.1em;text-transform:uppercase}
.page-intro{display:grid;grid-template-columns:1.25fr .75fr;gap:8vw;padding:clamp(95px,10vw,150px) clamp(24px,7vw,110px);background:var(--paper);border-bottom:1px solid var(--line)}
.page-intro h1{font-size:clamp(54px,6.2vw,90px);margin:0}.page-intro .intro-copy{align-self:end}.page-intro .intro-copy>p{max-width:520px;margin-bottom:30px;font-size:18px;line-height:1.7}.page-intro.construction{background:#0b202c;color:white}.page-intro.construction .intro-copy>p{color:rgba(255,255,255,.7)}.page-intro.group{background:var(--ivory)}

/* Property editorial */
.section-heading{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:55px}.section-heading h2{margin:0;font-size:clamp(48px,5.4vw,76px)}
.property-showcase{background:var(--paper)}.property-mosaic{display:grid;grid-template-columns:1.35fr .65fr;gap:24px}.secondary-properties{display:grid;gap:36px}.property-card .image-wrap{height:clamp(280px,30vw,470px)}.property-card.featured .image-wrap{height:clamp(560px,66vw,900px)}.secondary-properties .property-card .image-wrap{height:clamp(230px,25vw,380px)}
.property-card-head,.property-facts,.project-meta{display:flex;gap:18px;margin-top:14px;font-size:9px;letter-spacing:.1em;text-transform:uppercase}.property-card-head span+span,.property-facts span+span,.project-meta span+span{padding-left:18px;border-left:1px solid var(--line)}
.property-title{display:flex;align-items:center;justify-content:space-between;gap:20px}.property-title h3{margin:10px 0 7px;font-family:var(--serif);font-size:clamp(26px,2.4vw,40px);font-weight:400}.property-title>span{font-size:20px}.property-card strong{display:block;margin-top:12px;font-size:15px;font-weight:600}
.editorial-split{display:grid;grid-template-columns:1.13fr .87fr;min-height:760px}.editorial-split.reverse{grid-template-columns:.87fr 1.13fr}.editorial-split.reverse .split-image{order:2}.editorial-split.reverse .split-copy{order:1;background:#ded6ca}
.split-image{min-height:600px}.split-copy{display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding:clamp(55px,7vw,110px);background:#e7e0d5}.split-copy h2{font-size:clamp(50px,5.2vw,75px);margin-bottom:28px}.split-copy>p{max-width:530px;font-size:18px}.split-copy ul{width:100%;list-style:none;padding:15px 0 25px;margin:0}.split-copy li{padding:12px 0;border-bottom:1px solid var(--line);font-size:11px;font-weight:700;letter-spacing:.09em;text-transform:uppercase}.split-copy .button-row{margin-top:24px}
.principles{background:#10212a;color:white}.principles-grid{display:grid;grid-template-columns:1fr .75fr;gap:8vw}.principles-grid h2{font-size:clamp(52px,6vw,85px)}.principles-grid p{display:grid;grid-template-columns:44px 1fr;padding:22px 0;margin:0;border-bottom:1px solid rgba(255,255,255,.18);font-size:13px;letter-spacing:.08em;text-transform:uppercase}.principles-grid p span{font-size:9px;opacity:.55}
.locations{display:grid;grid-template-columns:.75fr 1.25fr;gap:7vw;background:var(--paper)}.locations-list button{display:grid;grid-template-columns:50px 1fr;width:100%;padding:18px 0;border:0;border-bottom:1px solid var(--line);background:none;text-align:left;font-family:var(--serif);font-size:clamp(38px,4.5vw,66px);opacity:.35;cursor:pointer;transition:.25s}.locations-list button span{padding-top:12px;font-family:var(--sans);font-size:9px}.locations-list button.active,.locations-list button:hover{opacity:1;padding-left:12px}.location-visual{height:650px;position:relative}.location-visual p{position:absolute;right:0;bottom:0;width:min(390px,90%);margin:0;padding:24px;background:var(--paper);font-size:14px}
.final-cta{padding:clamp(85px,11vw,160px) clamp(24px,7vw,110px);background:#0c1f29;color:white}.final-cta h2{font-size:clamp(58px,7vw,100px);margin-bottom:38px}.final-cta.construction{background:#071a26}.final-cta.construction h2{text-transform:uppercase}

/* Listings & details */
.filters{display:grid;grid-template-columns:repeat(5,1fr);gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.filters label{padding:16px 18px;border-right:1px solid var(--line);font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.filters select{display:block;width:100%;margin-top:7px;border:0;background:transparent;color:var(--text);font-size:14px;text-transform:none;outline:0}.results-line{display:flex;justify-content:space-between;margin:26px 0 40px;font-size:10px;letter-spacing:.1em;text-transform:uppercase}.listing-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:60px 24px}.listing-grid .property-card .image-wrap{height:360px}.listing-grid.compact .property-card .image-wrap{height:310px}.mobile-filter-button{display:none}.filter-sheet{display:none}.empty-result{grid-column:1/-1;padding:70px;border:1px solid var(--line);text-align:center}.empty-result button{border:0;border-bottom:1px solid;background:none}
.detail-gallery{position:relative;display:grid;grid-template-columns:2fr 1fr;height:72vh;min-height:620px;gap:5px;background:var(--paper)}.detail-gallery>div:last-of-type{display:grid;grid-template-rows:1fr 1fr;gap:5px}.detail-gallery button{position:absolute;right:30px;bottom:25px;padding:12px 18px;border:0;border-radius:3px;background:var(--paper);font-size:10px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}
.property-detail-head{display:flex;align-items:end;justify-content:space-between;gap:40px;padding-top:70px;padding-bottom:70px}.detail-meta{display:flex;gap:22px;font-size:10px;letter-spacing:.1em;text-transform:uppercase}.property-detail-head h1{font-size:clamp(54px,7vw,94px);margin:15px 0}.detail-price{font-size:24px}.detail-actions{display:flex;gap:10px}
.fact-band{display:grid;grid-template-columns:repeat(4,1fr);padding:0 clamp(24px,7vw,110px);background:#e7e0d5}.fact-band span{display:flex;flex-direction:column;padding:30px;border-right:1px solid var(--line);font-size:10px;letter-spacing:.09em;text-transform:uppercase}.fact-band b{margin-bottom:5px;font-family:var(--serif);font-size:25px;font-weight:400;text-transform:none;letter-spacing:0}
.detail-body{display:grid;grid-template-columns:1.35fr .65fr;gap:9vw}.detail-body article h2{font-size:clamp(46px,5vw,72px)}.detail-body article>p{max-width:700px;font-size:18px}.detail-body article h3{margin-top:48px;font-family:var(--serif);font-size:29px;font-weight:400}.detail-body article li{margin-bottom:10px}.detail-body aside{align-self:start;padding:30px;background:#e7e0d5}.detail-body aside h3{font-family:var(--serif);font-size:28px;font-weight:400}.detail-body aside p{display:flex;justify-content:space-between;padding:13px 0;margin:0;border-bottom:1px solid var(--line);font-size:12px}.detail-body aside b{font-weight:600}
.floorplan{display:grid;grid-template-columns:.7fr 1.3fr;gap:8vw;background:#ded6ca}.floorplan h2{font-size:clamp(45px,5vw,70px)}.plan-placeholder{display:grid;place-items:center;min-height:420px;border:1px solid rgba(23,27,29,.35);background:repeating-linear-gradient(90deg,transparent 0 59px,rgba(23,27,29,.06) 60px),repeating-linear-gradient(0deg,transparent 0 59px,rgba(23,27,29,.06) 60px);text-align:center;text-transform:uppercase;font-size:11px;letter-spacing:.12em}
.visit-section,.form-section{display:grid;grid-template-columns:.7fr 1.3fr;gap:8vw;padding:clamp(80px,10vw,140px) clamp(24px,7vw,110px);background:#10212a;color:white}.visit-section h2,.form-section h2{font-family:var(--serif);font-size:clamp(48px,5vw,74px);font-weight:400;line-height:1}.visit-section>div>p,.form-section>div>p{max-width:450px;color:rgba(255,255,255,.7)}
.demo-form{display:grid;grid-template-columns:1fr 1fr;gap:24px 18px}.demo-form label{display:block}.demo-form label.wide,.demo-form .button,.form-success{grid-column:1/-1}.demo-form label>span{display:block;margin-bottom:7px;font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.demo-form input,.demo-form select,.demo-form textarea,.standalone-input,.contact-fields input,.contact-fields textarea{width:100%;border:0;border-bottom:1px solid rgba(255,255,255,.38);border-radius:0;padding:12px 2px;background:transparent;color:inherit;outline:0}.demo-form select option{color:#111}.demo-form input[type=file]{font-size:12px}.demo-form .button{justify-self:start}.form-success{padding:16px;border-left:2px solid var(--champagne);background:rgba(255,255,255,.07);font-size:13px}.process{display:grid;grid-template-columns:.8fr 1.2fr;gap:8vw}.process h2{font-size:clamp(48px,5vw,75px)}.process ol{list-style:none;padding:0;margin:0}.process li{display:grid;grid-template-columns:60px 1fr;padding:20px 0;border-bottom:1px solid var(--line);font-size:20px;text-transform:uppercase;letter-spacing:.06em}.process li span{font-size:9px;color:#777}.buyer{background:#e7e0d5;color:var(--text)}.buyer>div>p{color:#555}.buyer .demo-form input,.buyer .demo-form select,.buyer .demo-form textarea{border-color:rgba(23,27,29,.3)}
.mobile-sticky{display:none}

/* Construction */
.construction-theme{background:#f3f1ec}.selected-work{background:#f3f1ec}.project-mosaic{display:grid;grid-template-columns:1.25fr .75fr;gap:26px}.project-mosaic>div{display:grid;gap:50px}.project-card .image-wrap{height:360px}.project-card.large .image-wrap{height:760px}.project-meta{justify-content:space-between}.project-card h3{margin:12px 0 3px;font-size:clamp(26px,2.7vw,42px)}.project-card p{font-size:12px;color:#636363}.project-card .text-link{margin-top:6px}
.services-section{background:#0b202c;color:white}.service-list article{display:grid;grid-template-columns:70px 1fr 40px;align-items:center;gap:20px;padding:27px 0;border-bottom:1px solid rgba(255,255,255,.18)}.service-list article>span{font-size:10px;color:#b38449}.service-list h3{margin:0 0 6px;font-size:clamp(27px,3vw,44px);text-transform:uppercase}.service-list p{max-width:600px;margin:0;color:rgba(255,255,255,.65);font-size:14px}.service-list article>a{font-size:24px}
.work-sequence{display:grid;grid-template-columns:.8fr 1.2fr;gap:8vw}.work-sequence h2{font-size:clamp(48px,5vw,72px);text-transform:uppercase}.work-sequence ol{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(5,1fr)}.work-sequence li{min-height:145px;padding:18px 10px;border-left:1px solid var(--line);font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.08em}.work-sequence li span{display:block;margin-bottom:60px;color:#8a6e49}
.execution-section{display:grid;grid-template-columns:1.2fr .8fr;min-height:720px;background:#071a26;color:white}.execution-section>div{padding:clamp(55px,7vw,110px);display:flex;flex-direction:column;justify-content:center}.execution-section h2{font-size:clamp(46px,5vw,72px);text-transform:uppercase}.execution-section p{display:grid;grid-template-columns:48px 1fr;padding:14px 0;margin:0;border-bottom:1px solid rgba(255,255,255,.15);font-size:12px;text-transform:uppercase;letter-spacing:.08em}.execution-section p span{font-size:9px;color:#caa374}
.materials-teaser{display:grid;grid-template-columns:1fr 1fr;gap:8vw;background:#d1cbc1}.materials-teaser h2{font-size:clamp(50px,5.3vw,77px);text-transform:uppercase}.materials-teaser>div:first-child>p{max-width:580px;margin-bottom:30px}.material-list{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}.material-list span{padding:24px 10px;border-bottom:1px solid var(--line);font-size:16px;text-transform:uppercase}.material-list b{display:block;margin-bottom:30px;font-size:9px;font-weight:500;color:#806342}
.service-detail article{display:grid;grid-template-columns:1fr 80px 1fr;gap:5vw;align-items:center;padding:60px 0;border-bottom:1px solid var(--line)}.service-detail article:nth-child(even) .service-image{order:3}.service-image{height:420px}.service-detail article>span{font-size:11px;color:#8a6e49}.service-detail h2{font-size:clamp(40px,4.8vw,68px);text-transform:uppercase}.service-detail p{max-width:550px}
.project-filters{display:flex;flex-wrap:wrap;gap:0;border-bottom:1px solid var(--line);margin-bottom:55px}.project-filters button{padding:14px 20px;border:0;background:transparent;font-size:10px;text-transform:uppercase;letter-spacing:.08em;cursor:pointer}.project-filters button.active{background:#071a26;color:white}.projects-grid{display:grid;grid-template-columns:1fr 1fr;gap:75px 26px}.projects-grid .project-card.large{grid-column:span 2}.projects-grid .project-card.large .image-wrap{height:650px}
.project-hero{position:relative;height:76vh;min-height:630px;color:white}.project-hero>img,.project-hero>.hero-overlay{position:absolute;inset:0}.project-hero>.hero-overlay{background:linear-gradient(0deg,rgba(3,13,18,.78),transparent)}.project-hero>div:last-child{position:absolute;z-index:2;left:7vw;bottom:70px}.project-hero h1{font-size:clamp(58px,7vw,100px);text-transform:uppercase;margin-bottom:15px}.project-facts{display:grid;grid-template-columns:repeat(4,1fr);background:#b38449;color:white;padding:0 6vw}.project-facts span{padding:25px;border-right:1px solid rgba(255,255,255,.25);font-size:13px}.project-facts b{display:block;margin-bottom:8px;font-size:9px;text-transform:uppercase;letter-spacing:.1em}
.case-copy,.challenge{display:grid;grid-template-columns:1fr .8fr;gap:8vw;align-items:end}.case-copy h2,.challenge h2{font-size:clamp(45px,5vw,70px);text-transform:uppercase}.case-copy>p{max-width:610px;font-size:18px}.story-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:70px 25px;padding-top:0}.story-grid article:first-child,.story-grid article:last-child{grid-column:span 2}.story-grid img{height:430px;margin-bottom:16px}.story-grid article:first-child img,.story-grid article:last-child img{height:650px}.story-grid span{font-size:9px;color:#8a6e49}.story-grid h3{margin:6px 0;font-size:30px;text-transform:uppercase}.story-grid p{font-size:13px;color:#666}.challenge{background:#d1cbc1}.challenge p{padding:20px 0;margin:0;border-bottom:1px solid var(--line)}.challenge b{display:block;font-size:10px;text-transform:uppercase;letter-spacing:.1em}
.material-catalog>div{display:grid;grid-template-columns:repeat(3,1fr);margin-top:40px;border-top:1px solid var(--line)}.material-catalog button{min-height:220px;display:flex;flex-direction:column;align-items:flex-start;justify-content:space-between;padding:22px;border:0;border-right:1px solid var(--line);border-bottom:1px solid var(--line);background:transparent;text-align:left;cursor:pointer}.material-catalog button.selected{background:#071a26;color:white}.material-catalog button span{font-size:9px}.material-catalog button b{font-size:27px;text-transform:uppercase}.material-catalog button i{font-style:normal;font-size:10px;text-transform:uppercase;letter-spacing:.09em}.dark-form{background:#071a26}.dark-form h2{font-family:var(--sans);font-weight:500;text-transform:uppercase}

/* Quote & contact */
.quote-page{background:#071a26;color:white}.quote-shell{min-height:calc(100vh - 76px);padding:clamp(45px,7vw,90px) clamp(24px,12vw,190px)}.quote-progress{display:grid;grid-template-columns:1fr auto;gap:18px;font-size:10px;text-transform:uppercase;letter-spacing:.1em}.quote-progress i{grid-column:1/-1;height:2px;background:rgba(255,255,255,.18)}.quote-progress em{display:block;height:100%;background:var(--brass);transition:.3s}.quote-step{position:relative;max-width:950px;margin:8vh auto 0}.step-number{color:#b38449;font-size:11px}.quote-step h1,.quote-success h1{font-size:clamp(46px,6vw,82px);text-transform:uppercase;margin:18px 0 35px}.quote-options{display:grid;grid-template-columns:1fr 1fr}.quote-options button{display:flex;justify-content:space-between;padding:20px;border:1px solid rgba(255,255,255,.18);background:transparent;text-align:left;cursor:pointer}.quote-options button.selected{background:var(--brass);border-color:var(--brass)}.standalone-input{margin-top:25px}.quote-nav{display:flex;justify-content:space-between;align-items:center;margin-top:38px}.quote-nav>button:first-child{border:0;background:none}.quote-nav .button:disabled{opacity:.35;cursor:not-allowed}.contact-fields{display:grid;grid-template-columns:1fr 1fr;gap:20px}.contact-fields textarea{grid-column:1/-1}.quote-success{max-width:700px;margin:11vh auto}.quote-success p{max-width:600px;margin-bottom:35px;color:rgba(255,255,255,.7)}
.contact-choices{display:grid;grid-template-columns:repeat(3,1fr);padding:0 clamp(24px,7vw,110px) clamp(80px,10vw,140px);background:var(--ivory)}.contact-choices>a{position:relative;min-height:330px;padding:30px;border:1px solid var(--line);margin-right:-1px}.contact-choices>a>span{font-size:9px;text-transform:uppercase;letter-spacing:.1em}.contact-choices h2{font-size:clamp(32px,3.4vw,48px);margin-top:60px}.contact-choices>a>span:last-child{position:absolute;right:25px;bottom:20px;font-size:24px}.contact-form{background:#10212a}

/* Footer */
.footer{display:grid;grid-template-columns:1.2fr .5fr .8fr;gap:50px;padding:60px clamp(24px,6vw,96px);background:#071823;color:white}.footer-brand{margin-bottom:20px}.footer p{max-width:420px;color:rgba(255,255,255,.55);font-size:12px}.footer-links{display:flex;flex-direction:column;gap:8px;font-size:12px}.footer-meta{display:flex;flex-direction:column;align-items:flex-end;gap:8px;font-size:10px;text-align:right;letter-spacing:.07em;text-transform:uppercase;color:rgba(255,255,255,.55)}

@media(max-width:1050px){
  .desktop-nav{display:none}.menu-button{display:block;justify-self:end}.header-actions{display:none}.site-header{grid-template-columns:1fr auto}.mobile-menu{display:flex}
  .property-mosaic{grid-template-columns:1fr}.secondary-properties{grid-template-columns:1fr 1fr}.property-card.featured .image-wrap{height:650px}
  .listing-grid{grid-template-columns:1fr 1fr}.filters{grid-template-columns:repeat(3,1fr)}
  .project-mosaic{grid-template-columns:1fr}.project-mosaic>div{grid-template-columns:1fr 1fr}.project-card.large .image-wrap{height:650px}
  .work-sequence{grid-template-columns:1fr}.execution-section{grid-template-columns:1fr 1fr}
}

@media(max-width:760px){
  .section{padding:72px 20px}.site-header{height:68px;padding:0 20px}.brand{font-size:9px}.header-note{font-size:8px}
  .division-gateway{height:auto;min-height:0;display:block}.division-panel{height:68svh;min-height:500px}.division-panel+.division-panel{border-top:1px solid rgba(255,255,255,.4)}.panel-content{left:22px;bottom:38px}.panel-content h1,.construction-panel .panel-content h1{font-size:clamp(45px,12vw,60px)}
  .group-statement,.page-intro,.principles-grid,.locations,.detail-body,.floorplan,.visit-section,.form-section,.process,.work-sequence,.materials-teaser,.case-copy,.challenge{grid-template-columns:1fr}.group-statement{padding:75px 20px;gap:45px}.group-statement h2{font-size:52px}.capability-line span{width:50%;margin:0}
  .property-hero,.construction-hero{height:calc(100svh - 68px);min-height:620px}.hero-content{left:20px;right:20px;bottom:44px}.hero-content h1,.construction-hero .hero-content h1{font-size:clamp(48px,14vw,66px)}.hero-content p,.property-hero .hero-content p{font-size:16px}.scroll-cue,.hero-scope{display:none}
  .page-intro{padding:74px 20px;gap:40px}.page-intro h1{font-size:clamp(46px,13vw,60px)}.page-intro .intro-copy>p{font-size:16px}
  .section-heading{align-items:flex-start;flex-direction:column;margin-bottom:35px}.section-heading h2{font-size:48px}
  .property-mosaic,.secondary-properties{display:block}.property-card{margin-bottom:42px}.property-card.featured .image-wrap,.secondary-properties .property-card .image-wrap,.property-card .image-wrap{height:72vw;min-height:280px}.property-title h3{font-size:31px}
  .editorial-split,.editorial-split.reverse{grid-template-columns:1fr;min-height:0}.editorial-split.reverse .split-image{order:1}.editorial-split.reverse .split-copy{order:2}.split-image{min-height:420px}.split-copy{padding:66px 20px}.split-copy h2{font-size:50px}
  .principles-grid{gap:35px}.principles-grid h2{font-size:50px}.location-visual{height:440px;margin-top:20px}.locations-list button{font-size:43px}.final-cta{padding:76px 20px}.final-cta h2{font-size:52px}
  .desktop-filters{display:none}.mobile-filter-button{display:block;width:100%;padding:15px;border:1px solid var(--line);background:transparent;text-align:left;font-size:11px;text-transform:uppercase;letter-spacing:.08em}.results-line{margin:22px 0}.listing-grid,.listing-grid.compact{grid-template-columns:1fr}.listing-grid .property-card .image-wrap,.listing-grid.compact .property-card .image-wrap{height:72vw}.filter-sheet{display:block;position:fixed;inset:0;z-index:120;padding:24px;background:var(--ivory);overflow:auto}.filter-sheet>button:first-child{float:right;border:0;background:none}.filter-sheet h2{font-size:44px;margin:55px 0 25px}.filter-sheet .filters{display:block;border:0}.filter-sheet .filters label{display:block;border:0;border-bottom:1px solid var(--line);padding:15px 0}.filter-sheet>.button{width:100%;margin-top:25px}
  .detail-gallery{height:72svh;min-height:550px;grid-template-columns:1fr}.detail-gallery>div:last-of-type{display:none}.property-detail-head{align-items:flex-start;flex-direction:column;padding-top:55px;padding-bottom:55px}.property-detail-head h1{font-size:55px}.detail-actions{width:100%}.detail-actions .button{flex:1}.detail-meta{flex-wrap:wrap}.fact-band{grid-template-columns:1fr 1fr;padding:0}.fact-band span{padding:20px}.detail-body{gap:45px}.detail-body article h2{font-size:48px}.detail-body article>p{font-size:16px}.floorplan{gap:30px}.plan-placeholder{min-height:330px}.visit-section,.form-section{padding:70px 20px;gap:40px}.demo-form{grid-template-columns:1fr}.demo-form label.wide,.demo-form .button,.form-success{grid-column:auto}.process{gap:35px}.process li{grid-template-columns:45px 1fr}.mobile-sticky{position:fixed;z-index:40;left:0;right:0;bottom:0;display:grid;grid-template-columns:repeat(3,1fr);background:#10212a;color:white}.mobile-sticky a{padding:14px 6px;border-right:1px solid rgba(255,255,255,.2);text-align:center;font-size:10px;font-weight:700;text-transform:uppercase}.detail-page .footer{padding-bottom:95px}
  .construction-hero .hero-content{bottom:45px}.construction-hero .hero-content h1{font-size:46px}.project-mosaic,.project-mosaic>div{display:block}.project-card,.project-card.large{margin-bottom:50px}.project-card .image-wrap,.project-card.large .image-wrap{height:72vw}.service-list article{grid-template-columns:42px 1fr 24px}.service-list h3{font-size:25px}.work-sequence ol{grid-template-columns:1fr 1fr}.work-sequence li{min-height:100px}.work-sequence li span{margin-bottom:30px}.execution-section{grid-template-columns:1fr;min-height:0}.execution-section>img{height:450px}.execution-section>div{padding:65px 20px}.materials-teaser{gap:50px}.material-list span{padding:20px 5px}.service-detail article{grid-template-columns:1fr;gap:20px;padding:45px 0}.service-detail article:nth-child(even) .service-image{order:0}.service-image{height:72vw}.projects-grid{grid-template-columns:1fr;gap:50px}.projects-grid .project-card.large{grid-column:auto}.projects-grid .project-card .image-wrap,.projects-grid .project-card.large .image-wrap{height:72vw}.project-filters{overflow-x:auto;flex-wrap:nowrap}.project-filters button{white-space:nowrap}.project-hero{height:70svh;min-height:560px}.project-hero>div:last-child{left:20px;bottom:45px}.project-hero h1{font-size:50px}.project-facts{grid-template-columns:1fr 1fr;padding:0}.story-grid{grid-template-columns:1fr;gap:45px}.story-grid article:first-child,.story-grid article:last-child{grid-column:auto}.story-grid img,.story-grid article:first-child img,.story-grid article:last-child img{height:72vw}.material-catalog>div{grid-template-columns:1fr 1fr}.material-catalog button{min-height:170px}.material-catalog button b{font-size:20px}
  .quote-shell{padding:35px 20px;min-height:calc(100svh - 68px)}.quote-step{margin-top:7vh}.quote-step h1{font-size:44px}.quote-options{grid-template-columns:1fr}.quote-options button{padding:15px}.contact-fields{grid-template-columns:1fr}.contact-fields textarea{grid-column:auto}.contact-choices{grid-template-columns:1fr;padding:0 20px 70px}.contact-choices>a{min-height:230px}.contact-choices h2{margin-top:40px}
  .footer{grid-template-columns:1fr;padding:55px 20px}.footer-meta{align-items:flex-start;text-align:left}
}

@media(max-width:390px){.button{width:100%;padding:0 16px}.button-row{align-items:stretch}.panel-content h1,.construction-panel .panel-content h1{font-size:43px}.hero-content h1{font-size:48px}.page-intro h1{font-size:43px}.material-catalog button{padding:16px}.material-catalog button b{font-size:17px}.quote-step h1{font-size:39px}}

@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}

/* Client-ready refinement */
:root{--ink:#061923;--navy:#0a2633;--ivory:#f1ece2;--paper:#f8f5ef;--stone:#d7cfc2;--champagne:#b89a61;--text:#151b1e;--graphite:#1d2529;--concrete:#c7c0b5;--brass:#a8793e;--line:rgba(20,27,31,.16)}
body{font-size:15px;text-rendering:optimizeLegibility}.menu-open{overflow:hidden}.section{padding:clamp(72px,8vw,122px) clamp(22px,6vw,92px)}
.site-header{position:sticky;top:0;height:72px;background:rgba(6,25,35,.98);backdrop-filter:saturate(120%) blur(8px)}
.brand{letter-spacing:.18em}.brand-mark{width:34px;height:34px;border-color:rgba(255,255,255,.72)}
.desktop-nav a,.division-switch,.mini-cta{letter-spacing:.12em}.desktop-nav a{position:relative}.desktop-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:-8px;height:1px;background:var(--champagne);transition:right .25s ease}.desktop-nav a:hover:after{right:0}
.mini-cta{padding:12px 17px;background:var(--brass);border-color:var(--brass);color:white}.mini-cta:hover{background:#bd8d4e}
.mobile-menu{pointer-events:none}.mobile-menu.open{pointer-events:auto}.mobile-menu nav{margin-top:10px}.mobile-menu nav a{min-height:62px}.menu-close{min-width:48px;min-height:48px}.mobile-switch{min-height:52px;display:flex;align-items:center;justify-content:space-between}
.mobile-menu-cta{display:flex;min-height:52px;align-items:center;justify-content:space-between;margin-top:22px;padding:0 16px;background:var(--brass);color:white;font-size:10px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.mobile-menu.construction .mobile-switch{margin-top:18px}
.division-gateway{height:calc(100svh - 72px);min-height:620px}.property-panel>img{object-position:52% center}.construction-panel>img{object-position:58% center}.panel-shade{background:linear-gradient(180deg,rgba(1,10,15,.08),rgba(1,10,15,.84))}.construction-panel .panel-shade{background:linear-gradient(180deg,rgba(1,10,15,.22),rgba(1,10,15,.91))}.panel-content{bottom:clamp(40px,7vh,78px)}.panel-content h1{line-height:.9}.panel-content>a{min-height:44px;align-items:center;transition:gap .25s ease}.panel-content>a:hover{gap:58px}.group-statement{padding:clamp(78px,9vw,130px) clamp(22px,7vw,106px)}
.property-hero,.construction-hero{height:min(850px,calc(100svh - 72px));min-height:610px}.property-hero>img{object-position:center 54%}.construction-hero>img{object-position:center 46%}.property-hero .hero-overlay{background:linear-gradient(90deg,rgba(2,15,21,.88) 0%,rgba(2,15,21,.42) 49%,rgba(2,15,21,.08) 100%)}.construction-hero .hero-overlay{background:linear-gradient(90deg,rgba(2,15,21,.93),rgba(2,15,21,.42) 64%,rgba(2,15,21,.18))}
.hero-content{bottom:clamp(48px,7vh,76px);max-width:780px}.hero-content h1{letter-spacing:-.035em}.property-hero .hero-content h1{max-width:690px}.hero-content p{line-height:1.7}.hero-scope span{padding:18px 22px}.scroll-cue{bottom:35px}
.button{min-height:52px;border-radius:1px;transition:background .25s,color .25s,transform .25s}.button.solid{background:#10232c}.button.solid:hover{background:#9f7d4e}.button.brass{background:#a8793e}.button.line{background:transparent}.text-link{min-height:42px;align-items:center}.page-intro{padding:clamp(84px,9vw,126px) clamp(22px,7vw,106px)}
.image-index,.project-status{position:absolute;left:16px;top:16px;padding:7px 10px;background:rgba(6,25,35,.9);color:white;font-size:9px;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.project-status{left:auto;right:16px;background:var(--brass)}
.property-mosaic{grid-template-columns:1.38fr .62fr;gap:30px}.secondary-properties{gap:48px}.property-card .image-wrap{height:clamp(300px,31vw,480px)}.property-card.featured .image-wrap{height:clamp(620px,65vw,870px)}.secondary-properties .property-card .image-wrap{height:clamp(250px,25vw,375px)}
.property-card-head{margin-top:17px;color:#5c6467}.property-title{padding-bottom:12px;border-bottom:1px solid var(--line)}.property-title h3{margin:9px 0 3px}.view-label{display:flex;align-items:center;gap:10px;font-family:var(--sans);font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.property-card-footer{display:flex;align-items:flex-end;justify-content:space-between;gap:20px}.property-facts{margin-top:11px}.property-card strong{margin-top:10px;white-space:nowrap;font-size:16px}.property-card:hover .property-title{color:#775d38}
.editorial-split{min-height:660px}.split-image img{object-position:center}.split-copy{padding:clamp(52px,6vw,90px)}.split-copy li{display:grid;grid-template-columns:28px 1fr}.split-copy li:before{content:"—";color:var(--champagne)}
.principles-grid>div p{grid-template-columns:48px minmax(180px,.8fr) 1fr;align-items:center}.principles-grid p:nth-child(1):after{content:"Grounded in the neighbourhoods and property contexts we serve."}.principles-grid p:nth-child(2):after{content:"Relevant facts presented without portal-style noise."}.principles-grid p:nth-child(3):after{content:"Fewer, more purposeful buyer conversations."}.principles-grid p:nth-child(4):after{content:"Support through viewings, terms and the next step."}.principles-grid p:after{font-size:12px;line-height:1.55;text-transform:none;letter-spacing:0;color:rgba(255,255,255,.58)}
.locations{grid-template-columns:.72fr 1.28fr;align-items:start}.location-visual{height:min(650px,62vw);max-height:650px}.location-visual img{transition:opacity .2s ease}.location-visual p{display:grid;gap:7px}.location-visual p strong{font-family:var(--serif);font-size:26px;font-weight:400}.location-mobile-grid{display:none}
.filters{background:#eee8df}.filters label{padding:15px 16px}.results-line{align-items:center}.results-line label{display:flex;align-items:center;gap:12px}.results-line select{border:0;border-bottom:1px solid var(--line);padding:5px 24px 5px 5px;background:transparent;font-size:11px}.empty-result h3{font-family:var(--serif);font-size:34px;font-weight:400}.empty-result p{color:#666}
.detail-gallery{height:min(760px,72vh);min-height:560px}.detail-gallery>div{overflow:hidden}.detail-gallery img{transition:transform .6s ease}.detail-gallery:hover img{transform:scale(1.012)}.property-detail-head{padding-top:58px;padding-bottom:58px}.detail-price{font-family:var(--serif);font-size:31px}.fact-band{background:#e4ddd2}.detail-extras{display:grid;grid-template-columns:1fr 1fr;gap:1px;padding-top:0;padding-bottom:0;background:var(--line)}.detail-extras article{padding:clamp(58px,7vw,94px);background:var(--paper)}.detail-extras h2{font-size:clamp(40px,4vw,60px)}.detail-extras p{max-width:520px}.mobile-sticky a{min-height:52px;display:flex;align-items:center;justify-content:center}
.demo-form input,.demo-form select,.demo-form textarea,.standalone-input,.contact-fields input,.contact-fields textarea{min-height:48px;transition:border-color .2s,box-shadow .2s}.demo-form textarea,.contact-fields textarea{min-height:105px}.demo-form input:focus,.demo-form select:focus,.demo-form textarea:focus,.standalone-input:focus,.contact-fields input:focus,.contact-fields textarea:focus{border-color:var(--champagne);box-shadow:0 2px 0 var(--champagne)}.form-success{border-left-color:#d0ad6e}.standalone-label,.contact-fields label{display:block;font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.standalone-input{display:block;margin-top:8px}.contact-fields label.wide{grid-column:1/-1}.direct-contact{display:flex;gap:18px;margin-top:30px}.direct-contact a{border-bottom:1px solid var(--champagne);padding-bottom:5px;font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}
.project-mosaic{grid-template-columns:1.3fr .7fr;gap:30px}.project-mosaic>div{gap:52px}.project-card{position:relative}.project-card .image-wrap{height:370px}.project-card.large .image-wrap{height:790px}.project-meta{color:#60666a}.project-card h3{margin:12px 0 12px}.project-card .text-link{margin-top:0}.projects-grid{gap:65px 30px}
.services-section{background:#071d29}.services-section .section-heading .text-link{color:white}.service-list{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:rgba(255,255,255,.14)}.service-list article{position:relative;isolation:isolate;min-height:330px;display:grid;grid-template-columns:50px 1fr 32px;align-content:end;overflow:hidden;padding:30px;background:#0b2632;border:0}.service-list article>img{position:absolute;inset:0;z-index:-2;opacity:.28;filter:saturate(.55);transition:transform .6s,opacity .3s}.service-list article:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(4,17,24,.2),rgba(4,17,24,.96))}.service-list article:hover>img{transform:scale(1.03);opacity:.4}.service-list article>span{align-self:start}.service-list h3{font-size:clamp(28px,3vw,44px)}
.work-sequence ol{position:relative;border-top:1px solid var(--line)}.work-sequence ol:before{content:"";position:absolute;left:0;right:0;top:-1px;height:2px;background:linear-gradient(90deg,var(--brass) 0 52%,transparent 52%)}.execution-section{min-height:660px}.execution-section>img{object-position:center 36%}.execution-section p{grid-template-columns:42px minmax(150px,.75fr) 1fr;align-items:start}.execution-section p b{font-weight:600}.execution-section p small{font-size:12px;line-height:1.6;text-transform:none;letter-spacing:0;color:rgba(255,255,255,.58)}
.scope-band{display:grid;grid-template-columns:1.2fr repeat(4,1fr);background:#a8793e;color:white}.scope-band>*{padding:24px;border-right:1px solid rgba(255,255,255,.24);font-size:10px;letter-spacing:.1em;text-transform:uppercase}.scope-band b{font-weight:600}.timeline-strip{display:grid;grid-template-columns:.7fr 1.3fr;gap:8vw;background:#091f2b;color:white}.timeline-strip h2{font-size:clamp(42px,5vw,68px);text-transform:uppercase}.timeline-strip ol{display:grid;grid-template-columns:repeat(5,1fr);list-style:none;padding:0;margin:0;border-top:1px solid rgba(255,255,255,.2)}.timeline-strip li{min-height:150px;padding:20px 12px;border-left:1px solid rgba(255,255,255,.2);font-size:11px;text-transform:uppercase}.timeline-strip li span{display:block;margin-bottom:62px;color:#d1a76f}.related-projects .project-card.large{grid-column:auto}
.about-proof{display:grid;grid-template-columns:1fr .8fr;gap:8vw;background:#e6ded2}.about-proof h2{font-size:clamp(46px,5vw,72px)}.about-proof>div:last-child p{display:grid;grid-template-columns:50px 1fr;padding:21px 0;margin:0;border-bottom:1px solid var(--line);font-size:13px;font-weight:700;letter-spacing:.06em;text-transform:uppercase}.about-proof p span{font-size:9px;color:#866945}.about-proof.construction{background:#d1cbc1}.about-proof.construction h2{font-family:var(--sans);text-transform:uppercase}
.footer-meta{max-width:360px;justify-self:end}.footer-meta a{width:max-content;border-bottom:1px solid currentColor}.footer-meta span:last-child{font-size:8px;line-height:1.5;opacity:.75}

@media(max-width:1050px){
  .site-header{height:68px}.property-mosaic,.project-mosaic{grid-template-columns:1fr}.property-card.featured .image-wrap,.project-card.large .image-wrap{height:min(680px,70vw)}.service-list{grid-template-columns:1fr 1fr}.execution-section p{grid-template-columns:36px 1fr}.execution-section p small{grid-column:2}.detail-extras{grid-template-columns:1fr}.scope-band{grid-template-columns:1fr 1fr 1fr}.scope-band span{grid-column:1/-1}
}

@media(max-width:760px){
  .section{padding:66px 20px}.site-header{position:sticky;height:64px;padding:0 18px}.site-header .brand-mark{width:31px;height:31px}.division-gateway{height:auto;display:block}.division-panel{height:54svh;min-height:430px}.panel-content{bottom:30px}.panel-content h1,.construction-panel .panel-content h1{font-size:clamp(40px,11vw,54px)}.panel-content p{margin-bottom:18px}.group-statement{padding:68px 20px;gap:32px}.group-statement h2{font-size:48px}.group-statement>div:last-child>p{font-size:17px;margin-bottom:35px}
  .property-hero,.construction-hero{height:calc(100svh - 64px);min-height:590px}.property-hero>img{object-position:62% center}.construction-hero>img{object-position:58% center}.hero-content{bottom:34px}.hero-content h1,.construction-hero .hero-content h1{font-size:clamp(45px,13vw,60px);line-height:.96}.hero-content .eyebrow{max-width:300px}.hero-content p,.property-hero .hero-content p{font-size:14px;line-height:1.65}.hero-content .button-row{margin-top:22px}.hero-content .button{width:auto;min-height:48px;padding:0 17px}.page-intro{padding:68px 20px;gap:30px}.page-intro h1{font-size:clamp(43px,12vw,56px)}
  .property-card.featured .image-wrap,.secondary-properties .property-card .image-wrap,.property-card .image-wrap{height:72vw;min-height:276px}.property-card-footer{align-items:flex-start;flex-direction:column;gap:2px}.property-card strong{font-size:17px}.editorial-split{min-height:0}.split-image{min-height:360px}.split-copy{padding:58px 20px}.split-copy h2{font-size:47px}.principles-grid p{grid-template-columns:38px 1fr}.principles-grid p:after{grid-column:2;margin-top:7px}.locations{display:block}.locations-list,.location-visual{display:none}.location-mobile-grid{display:grid;gap:24px}.location-mobile-grid article{position:relative;min-height:390px;overflow:hidden;background:#10212a;color:white}.location-mobile-grid img{position:absolute;inset:0}.location-mobile-grid article:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 30%,rgba(5,18,25,.88))}.location-mobile-grid article>div{position:absolute;z-index:2;left:20px;right:20px;bottom:18px}.location-mobile-grid h3{margin:5px 0;font-size:45px}.location-mobile-grid p{margin:0;font-size:13px;color:rgba(255,255,255,.78)}.location-mobile-grid span{font-size:9px;letter-spacing:.12em}.final-cta{padding:70px 20px}.final-cta h2{font-size:49px}
  .detail-gallery{height:68svh;min-height:500px}.property-detail-head{padding-top:50px;padding-bottom:50px}.detail-actions .button{min-height:50px}.fact-band span{min-height:94px}.detail-extras article{padding:58px 20px}.detail-extras h2{font-size:43px}.floorplan{gap:28px}.visit-section,.form-section{padding:66px 20px}.demo-form{gap:19px}.mobile-sticky{padding-bottom:env(safe-area-inset-bottom);background:#0a202b}.mobile-sticky a{min-height:54px}.detail-page .footer{padding-bottom:105px}
  .project-mosaic,.project-mosaic>div{display:block}.project-card,.project-card.large{margin-bottom:46px}.project-card .image-wrap,.project-card.large .image-wrap{height:72vw;min-height:280px}.service-list{grid-template-columns:1fr}.service-list article{min-height:290px}.work-sequence ol{grid-template-columns:1fr 1fr}.execution-section>img{height:380px}.execution-section>div{padding:58px 20px}.execution-section p{grid-template-columns:34px 1fr}.materials-teaser{gap:40px}.scope-band{grid-template-columns:1fr 1fr}.scope-band span{grid-column:1/-1}.timeline-strip{grid-template-columns:1fr;gap:35px}.timeline-strip ol{grid-template-columns:1fr 1fr}.timeline-strip li{min-height:105px}.timeline-strip li span{margin-bottom:34px}.about-proof{grid-template-columns:1fr;gap:32px}.project-hero{height:66svh;min-height:520px}.project-facts span{min-height:90px}
  .contact-fields{gap:18px}.contact-fields label.wide{grid-column:auto}.footer{gap:32px}.footer-meta{justify-self:start;max-width:320px}
}

@media(max-width:390px){
  .button{width:100%}.hero-content .button{width:auto}.hero-content .button-row{gap:8px}.panel-content h1,.construction-panel .panel-content h1{font-size:40px}.property-hero .hero-content h1{font-size:46px}.construction-hero .hero-content h1{font-size:42px}.page-intro h1{font-size:41px}.property-title h3{font-size:29px}.detail-actions{flex-direction:column}.detail-actions .button{width:100%}.material-catalog button{min-height:155px}.quote-step h1{font-size:37px}.location-mobile-grid article{min-height:350px}
}

/* Final polish: detail journeys, responsive navigation and conversion flow */
.mobile-menu{overflow-y:auto;overscroll-behavior:contain;padding-bottom:max(34px,env(safe-area-inset-bottom))}.mobile-menu a:focus-visible,.mobile-menu button:focus-visible,.quote-step button:focus-visible,.lightbox button:focus-visible{outline:2px solid var(--champagne);outline-offset:3px}.menu-open .mobile-sticky,.lightbox-open .mobile-sticky{display:none!important}.lightbox-open{overflow:hidden}
.detail-gallery button{display:flex;align-items:center;gap:14px;min-height:44px;cursor:pointer;box-shadow:0 8px 30px rgba(6,25,35,.16)}.detail-gallery button span{padding-left:12px;border-left:1px solid var(--line);color:#766143}.highlight-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 30px;padding:0;list-style:none;counter-reset:highlights}.highlight-grid li{position:relative;min-height:68px;padding:16px 0 16px 35px;border-top:1px solid var(--line);counter-increment:highlights}.highlight-grid li:before{content:"0" counter(highlights);position:absolute;left:0;top:18px;color:#987448;font-size:9px;font-weight:700;letter-spacing:.08em}
.map-visual{position:relative;isolation:isolate;min-height:270px;margin:38px 0 25px;overflow:hidden;border:1px solid var(--line);background:repeating-linear-gradient(35deg,transparent 0 62px,rgba(14,43,55,.07) 63px,rgba(14,43,55,.07) 64px),repeating-linear-gradient(120deg,transparent 0 88px,rgba(14,43,55,.06) 89px,rgba(14,43,55,.06) 90px),#e6e1d8}.map-visual:before,.map-visual:after{content:"";position:absolute;z-index:-1;border:1px solid rgba(10,38,51,.18);border-radius:50%}.map-visual:before{width:280px;height:280px;left:-80px;top:-140px}.map-visual:after{width:190px;height:190px;right:-55px;bottom:-100px}.map-river{position:absolute;left:45%;top:-30px;width:44px;height:350px;border-left:13px solid rgba(37,109,132,.34);border-right:3px solid rgba(37,109,132,.12);transform:rotate(14deg)}.map-pin{position:absolute;left:58%;top:43%;width:18px;height:18px;border:5px solid var(--brass);border-radius:50%;background:var(--paper);box-shadow:0 0 0 7px rgba(168,121,62,.15)}.map-visual b{position:absolute;left:calc(58% + 32px);top:41%;font-family:var(--serif);font-size:23px;font-weight:400}.map-visual small{position:absolute;left:18px;bottom:16px;max-width:220px;font-size:9px;line-height:1.5;letter-spacing:.08em;text-transform:uppercase;color:#60676a}.documentation-note{display:flex;flex-direction:column}.documentation-note dl{margin:auto 0 0;padding-top:35px}.documentation-note dl div{display:flex;justify-content:space-between;padding:15px 0;border-bottom:1px solid var(--line)}.documentation-note dt{font-size:10px;text-transform:uppercase;letter-spacing:.1em}.documentation-note dd{margin:0;color:#88683f;font-size:10px;font-weight:700;text-transform:uppercase;letter-spacing:.1em}
.plan-placeholder{position:relative;isolation:isolate;overflow:hidden}.plan-placeholder>span{position:relative;z-index:2;padding:16px;background:#ded6ca}.plan-placeholder>small{position:absolute;right:18px;bottom:14px;font-size:8px;letter-spacing:.1em;text-transform:uppercase}.plan-frame{position:absolute;inset:38px;border:2px solid rgba(23,27,29,.24)}.plan-frame i{position:absolute;border:1px solid rgba(23,27,29,.22)}.plan-frame i:nth-child(1){left:32%;top:0;bottom:42%}.plan-frame i:nth-child(2){left:32%;right:0;bottom:42%}.plan-frame i:nth-child(3){left:62%;top:58%;bottom:0}.plan-frame i:nth-child(4){left:0;right:38%;top:31%}
.lightbox{position:fixed;inset:0;z-index:180;display:grid;grid-template-columns:90px minmax(0,1fr) 90px;place-items:center;padding:38px 5vw 28px;background:rgba(3,14,20,.97);color:white}.lightbox-stage{width:100%;max-width:1220px}.lightbox-stage img{display:block;width:100%;height:min(72vh,760px);object-fit:contain}.lightbox-stage p{display:flex;justify-content:space-between;margin:12px 0 0;color:rgba(255,255,255,.7);font-size:10px;letter-spacing:.08em;text-transform:uppercase}.lightbox-stage p span{color:#d2ab74}.lightbox-close,.lightbox-prev,.lightbox-next{border:0;background:transparent;color:white;cursor:pointer}.lightbox-close{position:absolute;right:28px;top:20px;width:50px;height:50px;font-size:34px}.lightbox-prev,.lightbox-next{width:52px;height:52px;border:1px solid rgba(255,255,255,.28);font-size:20px}.lightbox-thumbs{position:absolute;bottom:22px;left:50%;display:flex;gap:7px;transform:translateX(-50%)}.lightbox-thumbs button{width:54px;height:38px;padding:2px;border:1px solid transparent;background:transparent;opacity:.48}.lightbox-thumbs button.active{border-color:var(--brass);opacity:1}.lightbox-thumbs img{width:100%;height:100%;object-fit:cover}
.process-lead{display:grid;gap:32px}.process-lead img{height:clamp(290px,32vw,470px);object-fit:cover}.buyer-brief{display:grid;grid-template-columns:repeat(4,1fr);background:#10212a;color:white}.buyer-brief span{padding:22px clamp(18px,3vw,44px);border-right:1px solid rgba(255,255,255,.16);font-size:10px;letter-spacing:.1em;text-transform:uppercase}.buyer-brief span::first-letter{color:#c09a62}
/* Equal service cells; content tracks keep headings, copy and actions aligned. */
.construction-theme .service-list{grid-template-columns:repeat(2,minmax(0,1fr));grid-auto-rows:1fr;gap:1px}
.construction-theme .service-list .service-tile{grid-column:auto;min-width:0;min-height:390px;padding:32px;grid-template-columns:minmax(0,1fr) 44px;grid-template-rows:20px 1fr 44px;gap:18px 16px;align-items:stretch;align-content:stretch}
.construction-theme .service-tile>span{grid-column:1/-1;align-self:start;font-size:14px}
.construction-theme .service-tile>div{grid-column:1/-1;display:grid;grid-template-rows:2.2em auto;align-content:end;gap:18px;font-size:clamp(25px,2.45vw,36px)}
.construction-theme .service-list h3{font-size:inherit;line-height:1.1;margin:0;max-width:100%;font-weight:600}
.construction-theme .service-list p{font-size:16px;line-height:1.6;max-width:38ch;min-height:4.8em;color:rgba(255,255,255,.88);margin:0}
.construction-theme .service-tile>a{grid-column:2;grid-row:3;align-self:end;display:grid;place-items:center;width:44px;height:44px;border:1px solid rgba(255,255,255,.45)}
.construction-theme .service-list article>img{width:100%;height:100%;object-fit:cover;object-position:center;opacity:.75;filter:saturate(.65)}
.construction-theme .service-list article:after{background:linear-gradient(180deg,rgba(4,17,28,.35),rgba(4,17,28,.75) 45%,rgba(4,17,28,.94))}
.construction-theme .service-list article:hover>img{opacity:.85}
.construction-theme .execution-section{grid-template-columns:minmax(0,54fr) minmax(0,46fr)}
.construction-theme .execution-section>div{padding:clamp(32px,4vw,64px)}
.construction-theme .execution-section>img{min-height:100%;object-fit:cover;object-position:center}
.construction-theme .execution-section h2{font-size:clamp(38px,3.65vw,54px);line-height:1.05;margin-bottom:28px}
.construction-theme .execution-section p{grid-template-columns:28px minmax(0,1fr);gap:6px 12px;padding:16px 0;font-size:14px;line-height:1.5}
.construction-theme .execution-section p span{font-size:12px}
.construction-theme .execution-section p small{grid-column:2;font-size:16px;line-height:1.6;color:rgba(255,255,255,.78)}
.construction-theme .materials-teaser .material-list{grid-template-columns:repeat(2,minmax(0,1fr));grid-auto-rows:1fr}
.construction-theme .materials-teaser .material-list span{padding:24px 20px;font-size:16px}
.construction-theme .materials-teaser .material-list b{font-size:12px}
@media(max-width:760px){.construction-theme .service-list{grid-template-columns:minmax(0,1fr)}.construction-theme .service-list .service-tile{min-height:370px;padding:24px;gap:16px}.construction-theme .service-tile>div{font-size:27px}.construction-theme .execution-section{grid-template-columns:minmax(0,1fr)}.construction-theme .execution-section>img{height:390px;min-height:0}.construction-theme .execution-section>div{padding:48px 24px}}

.story-grid{grid-template-columns:repeat(12,1fr);align-items:start}.story-grid .story-stage{grid-column:span 6}.story-grid .story-stage-1{grid-column:span 8}.story-grid .story-stage-2{grid-column:span 4;margin-top:110px}.story-grid .story-stage-3{grid-column:3/span 5}.story-grid .story-stage-4{grid-column:8/span 5;margin-top:80px}.story-grid .story-stage-5{grid-column:2/span 10}.story-grid .story-stage-1 img,.story-grid .story-stage-5 img{height:620px}.story-grid .story-stage-2 img{height:470px}.story-grid .story-stage-3 img,.story-grid .story-stage-4 img{height:410px}
.quote-detail-fields{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:30px}.quote-detail-fields .standalone-input{margin-top:8px}.standalone-label small{float:right;color:rgba(255,255,255,.55);font-size:8px}.optional-note{margin:16px 0 0;color:rgba(255,255,255,.58);font-size:11px}.quote-upload{display:grid;gap:7px;margin-top:26px;padding:22px;border:1px dashed rgba(255,255,255,.35);cursor:pointer}.quote-upload span{font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:#c59b61}.quote-upload b{font-size:13px;font-weight:400}.quote-upload input{margin-top:8px;font-size:11px}.quote-error{margin:22px 0 0;padding:14px 16px;border-left:2px solid #d2a161;background:rgba(210,161,97,.1);font-size:12px}.quote-final-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:55px}.quote-review{padding:25px;background:rgba(255,255,255,.055)}.quote-review h2{margin:0 0 17px;font-size:25px;text-transform:uppercase}.quote-review dl{margin:0}.quote-review dl div{display:grid;grid-template-columns:120px 1fr;gap:16px;padding:10px 0;border-bottom:1px solid rgba(255,255,255,.13)}.quote-review dt{font-size:8px;letter-spacing:.09em;text-transform:uppercase;color:rgba(255,255,255,.52)}.quote-review dd{margin:0;font-size:11px}.quote-page .contact-fields label{color:rgba(255,255,255,.72)}.success-reference{display:grid;grid-template-columns:110px 1fr;gap:8px 20px;margin:0 0 32px;padding:20px;border-left:1px solid var(--brass);background:rgba(255,255,255,.05)}.success-reference span{font-size:8px;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.55)}.success-reference b{font-size:11px;font-weight:500}

@media(max-width:1050px){.story-grid .story-stage-1{grid-column:span 7}.story-grid .story-stage-2{grid-column:span 5}.story-grid .story-stage-3{grid-column:span 6}.story-grid .story-stage-4{grid-column:span 6}.story-grid .story-stage-5{grid-column:span 12}.quote-final-grid{grid-template-columns:1fr;gap:34px}.quote-step{margin-top:5vh}}
@media(max-width:760px){.mobile-menu{display:flex}.highlight-grid{grid-template-columns:1fr}.detail-gallery button{right:18px;bottom:18px}.map-visual{min-height:240px;margin-top:28px}.map-visual b{font-size:20px}.plan-frame{inset:26px}.lightbox{grid-template-columns:46px minmax(0,1fr) 46px;padding:28px 8px 70px}.lightbox-stage img{height:68vh}.lightbox-prev,.lightbox-next{width:42px;height:48px}.lightbox-close{right:10px;top:8px}.lightbox-thumbs{bottom:17px}.process-lead{gap:24px}.process-lead img{height:78vw;max-height:430px}.buyer-brief{grid-template-columns:1fr 1fr}.buyer-brief span{padding:18px 20px;border-bottom:1px solid rgba(255,255,255,.16)}.service-list{grid-template-columns:1fr}.service-list .service-tile-1,.service-list .service-tile-2,.service-list .service-tile-3,.service-list .service-tile-4{grid-column:auto;min-height:285px}.story-grid{grid-template-columns:1fr}.story-grid .story-stage-1,.story-grid .story-stage-2,.story-grid .story-stage-3,.story-grid .story-stage-4,.story-grid .story-stage-5{grid-column:auto;margin-top:0}.story-grid .story-stage-1 img,.story-grid .story-stage-2 img,.story-grid .story-stage-3 img,.story-grid .story-stage-4 img,.story-grid .story-stage-5 img{height:72vw;min-height:270px}.quote-detail-fields{grid-template-columns:1fr}.quote-final-grid{gap:25px}.quote-review{padding:20px}.quote-review dl div{grid-template-columns:100px 1fr}.quote-nav{gap:16px;align-items:stretch}.quote-nav .button{width:auto;flex:1;padding:0 12px}.quote-nav>button:first-child{min-width:70px}.quote-upload{padding:18px}.success-reference{grid-template-columns:90px 1fr}}
@media(max-width:390px){.lightbox{grid-template-columns:38px minmax(0,1fr) 38px}.lightbox-prev,.lightbox-next{width:36px}.map-pin{left:54%}.map-visual b{left:calc(54% + 29px)}.quote-review dl div{grid-template-columns:88px 1fr}.quote-nav .button{font-size:9px}.buyer-brief span{padding:16px}}
/* Final brand architecture and accessible division gateway */
.brand-name{white-space:nowrap}.brand-name-long{max-width:230px;line-height:1.25}.site-header.construction .brand{max-width:280px}.site-header.construction .brand-mark{flex:0 0 auto}
.division-panel{display:block;cursor:pointer}.division-panel:focus-visible{z-index:4;outline:3px solid var(--champagne);outline-offset:-5px}.division-panel .panel-shade{transition:background .35s ease}.division-panel:hover .panel-shade,.division-panel:focus-visible .panel-shade{background:linear-gradient(180deg,rgba(1,10,15,.04),rgba(1,10,15,.72))}.construction-panel:hover .panel-shade,.construction-panel:focus-visible .panel-shade{background:linear-gradient(180deg,rgba(1,10,15,.12),rgba(1,10,15,.76))}.panel-content h1 small{display:block;margin-top:10px;font-family:var(--sans);font-size:.28em;font-weight:700;line-height:1.1;letter-spacing:.18em;text-transform:uppercase}.panel-cta{display:inline-flex;min-height:44px;align-items:center;gap:45px;padding:0 0 8px;border-bottom:1px solid white;font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;transition:gap .25s ease}.division-panel:hover .panel-cta,.division-panel:focus-visible .panel-cta{gap:60px}
.group-statement strong{font-weight:700}.mobile-menu-brand.long{max-width:245px;line-height:1.5}.mobile-switch span{line-height:1.45}.mobile-switch b{font-size:11px;letter-spacing:.08em}.footer-links a:first-child,.footer-links a:nth-child(2){display:flex;align-items:center;justify-content:space-between;gap:16px;padding-bottom:8px;margin-bottom:5px;border-bottom:1px solid rgba(255,255,255,.16);font-weight:600}.footer-brand{max-width:320px;line-height:1.45}
.legal-copy{max-width:920px;margin:0 auto}.legal-copy h2{margin:48px 0 14px;font-size:clamp(34px,4vw,52px)}.legal-copy h2:first-child{margin-top:0}.legal-copy p{max-width:780px;font-size:17px;line-height:1.8;color:#465055}

@media(max-width:1260px) and (min-width:1051px){.site-header{padding-inline:28px}.desktop-nav{gap:17px}.header-actions{gap:12px}.site-header.construction .brand-name-long{max-width:150px;white-space:normal}.site-header.construction .brand{gap:10px}.division-switch,.mini-cta,.desktop-nav a{font-size:9px}}
@media(max-width:760px){.brand-name-long{max-width:210px;white-space:normal}.division-panel{min-height:430px}.panel-content h1{max-width:92%}.construction-panel .panel-content h1{font-size:clamp(38px,10.5vw,54px)}.panel-content h1 small{font-size:.3em}.panel-cta{min-height:48px}.footer-brand{max-width:285px}.footer-links{gap:12px}.legal-copy p{font-size:16px}.mobile-menu{background:#f1ece2}.mobile-menu.construction{background:#071a26}}
@media(max-width:390px){.site-header .brand{gap:9px}.site-header .brand-mark{width:29px;height:29px}.brand-name-long{max-width:190px}.construction-panel .panel-content h1{font-size:37px}.panel-cta{gap:28px}.division-panel:hover .panel-cta,.division-panel:focus-visible .panel-cta{gap:36px}}

/* Premium visual-source refinement */
.property-card{display:flex;min-width:0;flex-direction:column}.property-card .image-wrap{aspect-ratio:1.18/1;height:auto}.property-card.featured .image-wrap{aspect-ratio:.92/1;height:auto}.secondary-properties .property-card .image-wrap{aspect-ratio:1.45/1;height:auto}.listing-grid .property-card .image-wrap,.listing-grid.compact .property-card .image-wrap{aspect-ratio:1.24/1;height:auto}.property-card-head{order:2}.property-title{order:3;align-items:flex-start;min-height:74px}.property-title h3{max-width:90%;text-wrap:balance}.property-price{order:4;margin:13px 0 17px!important;font-family:var(--serif);font-size:clamp(26px,2vw,34px)!important;line-height:1;color:#10232c}.property-card-footer{order:5;padding-top:15px;border-top:1px solid var(--line);align-items:flex-end}.property-facts{flex-wrap:wrap;max-width:78%;row-gap:7px;margin:0}.property-facts span{white-space:nowrap}.property-card-footer .view-label{flex:0 0 auto;display:inline-flex;align-items:center;gap:10px;padding-bottom:5px;border-bottom:1px solid currentColor;color:#775d38;font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.property-card:hover .image-wrap img{transform:scale(1.035)}
.seller-steps{width:100%;padding:10px 0 28px;margin:0;list-style:none;counter-reset:none}.seller-steps li{display:grid;grid-template-columns:34px minmax(150px,.72fr) 1fr;gap:12px;padding:15px 0;border-bottom:1px solid var(--line);align-items:start}.seller-steps li:before{display:none}.seller-steps span{font-size:9px;color:#8f6b3f}.seller-steps b{font-size:11px;letter-spacing:.08em;text-transform:uppercase}.seller-steps small{font-size:12px;line-height:1.55;color:#5e6263}.buyer-pill-grid{display:grid;grid-template-columns:1fr 1fr;width:100%;margin:12px 0 30px;border-top:1px solid var(--line)}.buyer-pill-grid span{padding:17px 10px 17px 0;border-bottom:1px solid var(--line);font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.buyer-pill-grid b{display:block;margin-bottom:12px;color:#9a7548;font-size:9px}.final-cta{position:relative;isolation:isolate;min-height:620px;display:flex;align-items:flex-end;overflow:hidden;padding-top:100px}.final-cta>img,.final-cta-shade{position:absolute;inset:0;z-index:-2}.final-cta>img{object-position:center 48%;transition:transform 1s cubic-bezier(.2,.7,.2,1)}.final-cta:hover>img{transform:scale(1.018)}.final-cta-shade{z-index:-1;background:linear-gradient(90deg,rgba(4,20,28,.94) 0%,rgba(4,20,28,.75) 47%,rgba(4,20,28,.24) 100%)}.final-cta-content{width:100%}.final-cta-content h2{max-width:880px;text-shadow:0 2px 28px rgba(0,0,0,.22)}
.conversion-rail{position:fixed;z-index:46;right:20px;bottom:20px;display:flex;flex-direction:column;align-items:flex-end;gap:10px;pointer-events:none}.conversion-rail>*{pointer-events:auto}.scroll-top,.floating-whatsapp{border:1px solid rgba(255,255,255,.24);box-shadow:0 8px 30px rgba(2,14,20,.18);background:rgba(7,30,41,.96);color:white;backdrop-filter:blur(8px)}.scroll-top{display:grid;width:43px;height:43px;place-items:center;padding:0;border-radius:2px;opacity:0;visibility:hidden;transform:translateY(8px);transition:opacity .25s,visibility .25s,transform .25s;cursor:pointer}.show-top .scroll-top{opacity:1;visibility:visible;transform:none}.floating-whatsapp{display:flex;min-height:43px;align-items:center;gap:9px;padding:0 13px;border-radius:2px;font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.scroll-top:focus-visible,.floating-whatsapp:focus-visible{outline:2px solid var(--brass);outline-offset:3px}.detail-page .floating-whatsapp{display:none}.detail-page .conversion-rail{bottom:20px}
.work-sequence{position:relative;grid-template-columns:.72fr 1.28fr;padding-top:clamp(90px,10vw,150px);padding-bottom:clamp(90px,10vw,150px);overflow:hidden;background:linear-gradient(135deg,#ebe6dc 0%,#f5f2ec 65%)}.work-sequence:after{content:"";position:absolute;right:-11vw;top:-22vw;width:48vw;height:48vw;border:1px solid rgba(11,32,44,.08);transform:rotate(45deg);pointer-events:none}.work-sequence-lead{position:relative;z-index:1}.work-sequence-lead>p{max-width:470px;margin-top:24px;color:#565f63}.work-sequence ol{z-index:1;grid-template-columns:1fr;border-top:2px solid #102b38}.work-sequence ol:before{display:none}.work-sequence li{display:grid;grid-template-columns:46px minmax(110px,.55fr) 1fr;gap:14px;align-items:center;min-height:92px;padding:18px 0;border-left:0;border-bottom:1px solid var(--line)}.work-sequence li span{margin:0;color:#9a7243}.work-sequence li b{font-size:17px;font-weight:600;letter-spacing:.04em}.work-sequence li small{font-size:12px;line-height:1.5;color:#62686b;text-transform:none;letter-spacing:0}
.materials-teaser{position:relative;isolation:isolate;overflow:hidden;background:#071a26;color:white}.materials-teaser-bg,.materials-teaser-shade{position:absolute;inset:0;z-index:-2}.materials-teaser-bg{opacity:.82;filter:saturate(.6);object-position:center}.materials-teaser-shade{z-index:-1;background:linear-gradient(90deg,rgba(4,18,26,.97) 0%,rgba(4,18,26,.9) 48%,rgba(4,18,26,.52) 100%)}.materials-teaser-copy>p{color:rgba(255,255,255,.72)}.materials-teaser .material-list{border-color:rgba(255,255,255,.24);background:rgba(5,22,30,.62);backdrop-filter:blur(8px)}.materials-teaser .material-list span{border-color:rgba(255,255,255,.2)}.materials-teaser .material-list b{color:#d1a76f}
.service-detail{padding-top:30px}.service-detail article{min-height:560px;grid-template-columns:minmax(0,1.08fr) 62px minmax(0,.92fr);gap:clamp(28px,5vw,78px);padding:74px 0}.service-detail article:nth-child(even){grid-template-columns:minmax(0,.92fr) 62px minmax(0,1.08fr)}.service-detail article:nth-child(even) .service-image{order:3}.service-detail article:nth-child(even)>span{order:2}.service-detail article:nth-child(even) .service-detail-copy{order:1}.service-image{height:520px;overflow:hidden}.service-image img{transition:transform .7s cubic-bezier(.2,.7,.2,1)}.service-detail article:hover .service-image img{transform:scale(1.025)}.service-detail article>span{align-self:start;padding-top:8px;color:#996d36}.service-detail-copy small{display:block;margin-bottom:20px;color:#83663f;font-size:9px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.service-detail-copy p{font-size:16px;line-height:1.75;color:#535b5f}.service-detail-copy .text-link{margin-top:14px}
.story-image{position:relative;overflow:hidden;margin-bottom:18px}.story-image:after{content:"";position:absolute;inset:0;border:1px solid rgba(255,255,255,.18);pointer-events:none}.story-grid .story-stage img{margin:0}.story-stage-1 .story-image{height:620px}.story-stage-2 .story-image{height:470px}.story-stage-3 .story-image,.story-stage-4 .story-image{height:410px}.story-stage-5 .story-image{height:620px}.story-stage h3{font-weight:600}.story-stage p{max-width:560px;font-size:14px;line-height:1.7}
.material-catalog{background:#d4cec4}.material-catalog-heading{display:grid;grid-template-columns:1fr .7fr;gap:8vw;align-items:end;margin-bottom:50px}.material-catalog-heading h2{margin:0;font-size:clamp(46px,5vw,72px);text-transform:uppercase}.material-catalog-heading>p{max-width:460px;margin:0;color:#52595c}.material-card-grid{display:grid!important;grid-template-columns:repeat(3,1fr)!important;gap:2px;margin-top:0!important;border:0!important;background:#c4bbae}.material-card-grid button{position:relative;isolation:isolate;display:block!important;min-height:420px!important;overflow:hidden;padding:0!important;border:0!important;background:#071a26!important;color:white;text-align:left}.material-card-grid button>img,.material-card-shade{position:absolute;inset:0;z-index:-2;transition:transform .65s cubic-bezier(.2,.7,.2,1),filter .3s}.material-card-shade{z-index:-1;background:linear-gradient(180deg,rgba(4,16,23,.12),rgba(4,16,23,.93))}.material-card-grid button:hover>img,.material-card-grid button.selected>img{transform:scale(1.035);filter:saturate(.72)}.material-card-grid button.selected .material-card-shade{background:linear-gradient(180deg,rgba(124,84,38,.2),rgba(4,16,23,.96))}.material-index{position:absolute;left:20px;top:19px;color:white!important;font-size:9px!important;letter-spacing:.12em}.material-card-copy{position:absolute;left:22px;right:22px;bottom:20px;display:flex;flex-direction:column;align-items:flex-start}.material-card-copy b{font-size:clamp(25px,2.5vw,36px)!important;line-height:1;text-transform:uppercase}.material-card-copy small{margin-top:9px;color:rgba(255,255,255,.74);font-size:12px}.material-card-copy i{margin-top:21px;padding-top:10px;border-top:1px solid rgba(255,255,255,.5);font-size:9px!important;letter-spacing:.1em;text-transform:uppercase}.materials-page .dark-form{border-top:1px solid rgba(255,255,255,.15)}

@media(max-width:1050px){.property-card.featured .image-wrap{aspect-ratio:1.35/1}.material-card-grid{grid-template-columns:1fr 1fr!important}.service-detail article,.service-detail article:nth-child(even){min-height:0;grid-template-columns:minmax(0,1fr) 48px minmax(0,1fr);gap:28px}.service-image{height:430px}.work-sequence{grid-template-columns:1fr;gap:48px}.work-sequence ol{max-width:none}.material-catalog>.material-catalog-heading{grid-template-columns:minmax(0,1fr);gap:24px}}
@media(max-width:760px){.property-card .image-wrap,.property-card.featured .image-wrap,.secondary-properties .property-card .image-wrap,.listing-grid .property-card .image-wrap,.listing-grid.compact .property-card .image-wrap{height:auto;min-height:0;aspect-ratio:1.12/1}.listing-grid{row-gap:64px}.listing-grid .property-card{margin-bottom:0}.property-title{min-height:0}.property-price{font-size:29px!important}.property-card-footer{align-items:flex-start;gap:18px}.property-facts{max-width:100%}.property-card-footer .view-label{align-self:flex-start}.seller-steps li{grid-template-columns:30px 1fr}.seller-steps small{grid-column:2}.buyer-pill-grid{grid-template-columns:1fr 1fr}.final-cta{min-height:560px;padding:72px 20px}.final-cta>img{object-position:66% center}.final-cta-shade{background:linear-gradient(90deg,rgba(4,20,28,.96),rgba(4,20,28,.56))}.conversion-rail{right:12px;bottom:12px;gap:8px}.scroll-top{width:41px;height:41px}.floating-whatsapp{width:43px;min-height:43px;justify-content:center;padding:0}.floating-whatsapp span{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}.detail-page .conversion-rail{bottom:66px}.work-sequence{gap:34px}.work-sequence li{grid-template-columns:35px 1fr;padding:17px 0}.work-sequence li small{grid-column:2}.materials-teaser{display:block}.materials-teaser-copy{margin-bottom:42px}.materials-teaser-shade{background:linear-gradient(180deg,rgba(4,18,26,.96),rgba(4,18,26,.7))}.service-detail{padding-top:10px}.service-detail article,.service-detail article:nth-child(even){display:grid;grid-template-columns:34px 1fr;gap:18px;min-height:0;padding:48px 0}.service-detail article .service-image,.service-detail article:nth-child(even) .service-image{order:0;grid-column:1/-1;height:auto;aspect-ratio:1.18/1}.service-detail article>span,.service-detail article:nth-child(even)>span{order:1;padding-top:4px}.service-detail article .service-detail-copy,.service-detail article:nth-child(even) .service-detail-copy{order:2}.service-detail-copy h2{font-size:39px}.story-stage-1 .story-image,.story-stage-2 .story-image,.story-stage-3 .story-image,.story-stage-4 .story-image,.story-stage-5 .story-image{height:auto;min-height:0;aspect-ratio:1.12/1}.material-catalog-heading{margin-bottom:34px}.material-catalog-heading h2{font-size:41px}.material-card-grid{grid-template-columns:1fr!important;gap:2px}.material-card-grid button{min-height:380px!important}.material-card-copy b{font-size:31px!important}}
@media(max-width:390px){.property-facts{column-gap:10px}.property-facts span+span{padding-left:10px}.material-card-grid button{min-height:330px!important}.final-cta h2{font-size:45px}.buyer-pill-grid span{font-size:10px}}

@media(max-width:820px){.division-gateway{display:block;height:auto;min-height:0}.division-panel{height:54svh;min-height:480px}.division-panel+.division-panel{border-top:1px solid rgba(255,255,255,.4)}.panel-content{left:22px;right:22px;bottom:36px;max-width:none}.panel-content h1,.construction-panel .panel-content h1{font-size:clamp(43px,9vw,60px)}}

/* Final data and route consistency pass */
.featured-extension{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,4vw,58px);margin-top:clamp(58px,7vw,92px)}
.process li{grid-template-columns:48px minmax(120px,.45fr) 1fr;gap:14px;align-items:start}.process li b{font-size:16px;font-weight:600}.process li small{font-size:12px;line-height:1.55;letter-spacing:0;text-transform:none;color:#5d6365}.seller-contact{grid-column:2;margin-top:8px}.buyer-support{min-height:560px}.project-enquiry{display:flex;align-items:center;justify-content:space-between;gap:40px;background:#0b202b;color:white}.project-enquiry h2{margin:12px 0;font-size:clamp(42px,5vw,68px)}.project-enquiry p{color:rgba(255,255,255,.7)}.construction-about-story{background:#0b202b;color:white}.construction-about-story .split-copy{background:#0b202b}.construction-about-story .split-copy>p{color:rgba(255,255,255,.72)}.construction-about-story .capability-line{border-color:rgba(255,255,255,.2)}
@media(max-width:760px){.featured-extension{grid-template-columns:1fr;gap:64px}.process li{grid-template-columns:34px 1fr}.process li small{grid-column:2}.seller-contact{grid-column:auto}.buyer-support{min-height:0}.project-enquiry{align-items:flex-start;flex-direction:column}.project-enquiry .button{width:100%}}
/* Construction reference imagery and consistent stage crops. */
.construction-theme .project-image-note{position:absolute;left:16px;bottom:16px;z-index:1;padding:7px 10px;background:rgba(4,17,28,.8);color:white;font:12px/1.4 var(--sans);letter-spacing:.04em;text-transform:uppercase}
.construction-theme .story-grid .story-image>img{width:100%;height:100%;min-height:0;object-fit:cover}
.construction-theme .final-cta.construction>img{object-position:center 55%}
/* Preserve the intended stage composition over legacy first/last-child rules. */
.construction-theme .story-grid .story-stage-1{grid-column:span 8}
.construction-theme .story-grid .story-stage-5{grid-column:2/span 10}
@media(max-width:1050px){.construction-theme .story-grid .story-stage-1{grid-column:span 7}.construction-theme .story-grid .story-stage-5{grid-column:span 12}}
@media(max-width:760px){.construction-theme .story-grid .story-stage-1,.construction-theme .story-grid .story-stage-5{grid-column:auto}}
/* Keep construction quick actions in a narrow, clear edge lane. */
.construction-theme .conversion-rail{right:max(12px,env(safe-area-inset-right));bottom:calc(12px + env(safe-area-inset-bottom));gap:10px}
.construction-theme .floating-whatsapp{width:44px;height:44px;min-height:44px;padding:0;justify-content:center}
.construction-theme .floating-whatsapp span{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0)}
.construction-theme .scroll-top{width:44px;height:44px}
.construction-theme .service-list .service-tile-4>img{object-position:center 70%}
@media(max-width:760px){
 .construction-theme .service-list p{min-height:6.4em}
 .construction-theme .service-tile>a{transform:translateX(-36px)}
 .construction-theme .final-cta .button-row{padding-right:56px}
 .construction-theme .project-enquiry .button{width:calc(100% - 56px)}
 .construction-theme .footer{padding-right:80px;padding-bottom:calc(36px + env(safe-area-inset-bottom))}
 .construction-theme .service-detail .text-link{max-width:calc(100% - 40px)}
}
/* Client inventory controls: clear unavailable state and compact budget units. */
.sg-site .property-card.is-sold .image-wrap{position:relative;display:block;cursor:default}
.sg-site .sg-sold-overlay{position:absolute;inset:0;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:12px;background:rgba(3,14,19,.68);color:#fff;text-align:center;padding:20px}
.sg-site .sg-sold-overlay strong{font-size:clamp(24px,3vw,40px);letter-spacing:.16em;text-transform:uppercase;border-block:1px solid #ffffff80;padding:16px 8px}
.sg-site .sg-sold-overlay small{font-size:13px;line-height:1.5}
.sg-site .property-card.is-sold:hover img{transform:none}
.sg-site .property-card.is-sold .view-label{color:#61686b;border:0;cursor:default}
.sg-site .sg-budget{border:0;margin:0;padding:0;min-width:0}
.sg-site .sg-budget legend{font-size:12px;font-weight:600;text-transform:uppercase;letter-spacing:.07em;margin-bottom:12px}
.sg-site .sg-budget>div{display:grid;grid-template-columns:minmax(0,1fr) 90px;gap:12px}
.sg-site .sg-budget input,.sg-site .sg-budget select{width:100%;min-width:0}
.sg-site .sg-budget small{font-size:12px;display:block;margin-top:8px}
.sg-site .documentation-note dl>div{gap:20px;align-items:start}
.sg-site .documentation-note dd{flex-shrink:0;text-align:right}
.sg-site .sg-sold-detail{min-height:55vh}