:root{
    --black:#000000;
    --coal:#0A0A0A;
    --coal-2:#141414;
    --paper:#F8F9F9;
    --paper-2:#EEF0F2;
    --grey:#7C7C7C;
    --grey-dim:#565656;
    --on-dark-soft:#9A9A9A;
    --rule-dark:rgba(255,255,255,.16);
    --rule-light:rgba(0,0,0,.14);
    --accent:#B9A88D;
    --accent-deep:#7A6B57;
    --olive:#7D7266;
  }

  *{box-sizing:border-box}
  html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
  body{
    margin:0;
    background:var(--paper);
    color:#111;
    font-family:"Archivo","Helvetica Neue",Arial,sans-serif;
    font-size:17px;line-height:1.62;
  }
  @media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

  h1,h2,h3,.display{
    font-family:"Jost","Futura","Century Gothic",sans-serif;
    font-weight:300;margin:0;letter-spacing:.01em;
  }
  p{margin:0 0 1.1em}
  a{color:inherit}
  svg{display:block}

  .wrap{width:min(1180px,calc(100% - 3rem));margin-inline:auto}
  @media (max-width:640px){.wrap{width:calc(100% - 2.2rem)}}

  a:focus-visible,button:focus-visible{outline:2px solid #fff;outline-offset:3px}
  .paper a:focus-visible{outline-color:#000}

  .ico{width:1em;height:1em;flex:none;stroke:currentColor;fill:none;stroke-width:1.25;stroke-linecap:round;stroke-linejoin:round}

  /* ---------- wordmark ---------- */
  .wordmark{
    font-family:"Jost",sans-serif;font-weight:300;
    letter-spacing:.32em;text-decoration:none;line-height:1;
    font-size:1.75rem;white-space:nowrap;
  }
  .wordmark .a{color:var(--grey)}
  .wordmark .b{color:#fff}
  .wordmark .tag{
    display:block;font-family:"Jost",sans-serif;font-size:.64rem;
    letter-spacing:.44em;color:var(--grey-dim);margin-top:.6rem;font-weight:300;
  }
  .paper .wordmark .a{color:var(--grey)}
  .paper .wordmark .b{color:#fff;background:#1F2124;padding:.06em .3em .06em .34em;margin-left:-.06em}

  .topbar{position:absolute;top:0;left:0;right:0;z-index:6}
  .topbar .wordmark .a{color:rgba(255,255,255,.76)}
  .topbar .wordmark .tag{color:rgba(255,255,255,.64)}
  .topbar nav a{color:rgba(255,255,255,.88)}
  .topbar nav a:hover{color:#fff}

  /* ---------- header ---------- */
  header{background:transparent;color:#fff}
  .masthead{display:flex;align-items:center;justify-content:space-between;gap:2rem;padding:1.9rem 0 1.6rem}
  nav{display:flex;gap:2.2rem;font-size:1rem}
  nav a{color:var(--on-dark-soft);text-decoration:none;padding-bottom:3px;border-bottom:1px solid transparent}
  nav a:hover{color:#fff;border-bottom-color:#fff}
  @media (max-width:860px){nav{display:none}}

  /* ---------- hero ---------- */
  .hero{background:#1F2124;color:#fff;position:relative;overflow:hidden;padding:clamp(11rem,22vh,15rem) 0 5rem;isolation:isolate}
  .hero-bg{position:absolute;inset:0;z-index:0;overflow:hidden}
  .hero-bg img{
    width:100%;height:100%;object-fit:cover;object-position:50% 56%;
    opacity:1;
  }
  .hero-bg::after{
    content:"";position:absolute;inset:0;
    background:
      linear-gradient(90deg, rgba(0,0,0,.7) 0%, rgba(0,0,0,.55) 26%, rgba(0,0,0,.3) 50%, rgba(0,0,0,.22) 68%, rgba(0,0,0,.55) 100%),
      linear-gradient(180deg, rgba(0,0,0,.82) 0%, rgba(0,0,0,.5) 9%, rgba(0,0,0,.1) 22%, rgba(0,0,0,0) 40%, rgba(0,0,0,.6) 100%);
  }
  @media (max-width:900px){
    .hero-bg img{opacity:1;object-position:50% 58%}
    .hero-bg::after{background:linear-gradient(180deg, rgba(0,0,0,.6) 0%, rgba(0,0,0,.5) 40%, rgba(0,0,0,.88) 100%)}
  }
  .hero .wrap{position:relative;z-index:2}
  .hero-grid{
    display:flex;flex-direction:column;align-items:center;text-align:center;
    gap:0;min-height:min(78vh,700px);justify-content:flex-end;padding-bottom:1rem;
  }
  .hero-grid>div:first-child{padding-top:0;max-width:62rem}
  .hero-aside{display:flex;justify-content:center;width:100%}
  .hero h1{
    font-size:clamp(1.05rem,2.35vw,2.05rem);line-height:1.3;font-weight:200;white-space:nowrap;
    letter-spacing:.13em;text-shadow:0 2px 30px rgba(0,0,0,.8);
  }
  .hero h1 .inv{background:var(--paper);color:#000;padding:.02em .3em .02em 0;font-weight:300;box-decoration-break:clone;-webkit-box-decoration-break:clone}
  .hero-lede{
    color:rgba(255,255,255,.82);max-width:54ch;font-size:1.01rem;line-height:1.7;
    text-shadow:0 1px 16px rgba(0,0,0,.85);margin:1.5rem auto 0;
  }
  .hero-actions{display:flex;flex-wrap:wrap;justify-content:center;gap:.8rem;margin-top:2.2rem}
  @media (max-width:900px){
    .hero-grid{gap:2.2rem;min-height:0}
    }
  @media (max-width:640px){
    .hero{padding:10rem 0 3.4rem}
    }

  .btn{
    display:inline-flex;align-items:center;gap:.55rem;
    padding:1.05rem 2rem;min-width:190px;justify-content:center;font-size:.78rem;font-weight:500;letter-spacing:.14em;
    text-decoration:none;border:1px solid #fff;transition:background-color .18s ease,color .18s ease;
  }
  .btn-solid{background:#fff;color:#000}
  .btn-solid:hover{background:var(--paper-2)}
  .btn-whatsapp{background:var(--olive);border-color:var(--olive);color:#F8F9F9}
  .btn-whatsapp:hover{background:#6A6055;border-color:#6A6055}
  .btn-ghost{color:#fff;border-color:rgba(255,255,255,.45)}
  .btn-ghost:hover{background:rgba(255,255,255,.1);border-color:#fff}
  .paper .btn-solid,.paper-2 .btn-solid{background:#1F2124;color:#fff;border-color:#000}
  .paper .btn-solid:hover,.paper-2 .btn-solid:hover{background:#2A2C30}

  /* hero drawing animation (used by the land diagrams) */
  .survey-line{stroke:#fff;fill:none;stroke-dasharray:1600;stroke-dashoffset:1600;animation:draw 2.6s cubic-bezier(.62,.03,.2,1) .25s forwards}
  .survey-fill{fill:rgba(255,255,255,.06);opacity:0;animation:fadein 1.2s ease 2.1s forwards}
  .survey-tick{stroke:rgba(255,255,255,.4);opacity:0;animation:fadein .9s ease 1.9s forwards}
  .survey-node{fill:#fff;opacity:0;animation:fadein .9s ease 2.2s forwards}
  .survey-text{font-family:"Jost",sans-serif;font-size:11px;fill:rgba(255,255,255,.6);letter-spacing:.24em;opacity:0;animation:fadein 1s ease 2.4s forwards}
  @keyframes draw{to{stroke-dashoffset:0}}
  @keyframes fadein{to{opacity:1}}
  @media (prefers-reduced-motion:reduce){
    .survey-line,.survey-fill,.survey-tick,.survey-node,.survey-text{animation:none;stroke-dashoffset:0;opacity:1}
  }

  section{padding:3.8rem 0}
  .paper{background:var(--paper)}
  .paper-2{background:var(--paper-2)}
  .dark{background:#1F2124;color:#fff}

  /* section heads */
  .section-head{max-width:62ch;margin-bottom:2.1rem}
  .section-head h2{font-size:clamp(1.75rem,3vw,2.4rem);line-height:1.12;font-weight:200}
  .section-head p{margin-top:.9rem;color:var(--grey-dim);max-width:58ch}
  .dark .section-head p{color:var(--on-dark-soft)}

  /* what we handle — bordered cards with links */
  .capabilities{display:grid;grid-template-columns:repeat(3,1fr);gap:1.1rem}
  .cap{
    display:flex;flex-direction:column;
    border:1px solid rgba(0,0,0,.18);padding:1.5rem 1.5rem 1.3rem;
    background:rgba(255,255,255,.35);transition:border-color .18s ease,background-color .18s ease;
  }
  .cap:hover{border-color:rgba(0,0,0,.45);background:rgba(255,255,255,.7)}
  .cap .ico{width:26px;height:26px;stroke-width:1.1;margin-bottom:1rem;color:#000}
  .cap h3{font-size:1.28rem;margin-bottom:.55rem;font-weight:300;letter-spacing:.02em}
  .cap p{font-size:.92rem;color:var(--grey-dim);margin:0 0 1.3rem;max-width:34ch}
  .cap-link{
    margin-top:auto;display:inline-flex;align-items:center;gap:.45rem;
    font-size:.76rem;letter-spacing:.14em;text-decoration:none;color:#000;
    padding-top:1rem;border-top:1px solid rgba(0,0,0,.14);
  }
  .cap-link .ico{width:13px;height:13px;margin:0}
  .cap-link:hover{text-decoration:underline;text-underline-offset:4px}
  @media (max-width:860px){.capabilities{grid-template-columns:1fr 1fr}}
  @media (max-width:560px){.capabilities{grid-template-columns:1fr}}

  /* developer partners */
  #developers{
    position:relative;
    background:
      radial-gradient(120% 90% at 50% 0%, rgba(255,255,255,.07) 0%, rgba(255,255,255,0) 58%),
      linear-gradient(180deg, #000 0%, #0C0D0E 42%, #000 100%);
  }
  #developers::before,#developers::after{
    content:"";position:absolute;left:0;right:0;height:1px;
    background:linear-gradient(90deg,transparent,rgba(255,255,255,.22),transparent);
  }
  #developers::before{top:0}
  #developers::after{bottom:0}
  .dev-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:.9rem}
  .dev{
    min-height:104px;display:flex;align-items:center;justify-content:center;padding:1.1rem 1rem;
    border:1px solid rgba(255,255,255,.16);background:rgba(255,255,255,.035);
    transition:border-color .25s ease,background-color .25s ease,transform .25s ease;
  }
  .dev:hover{border-color:rgba(255,255,255,.5);background:rgba(255,255,255,.08);transform:translateY(-2px)}
  .dev img{
    max-width:74%;max-height:30px;width:auto;height:auto;object-fit:contain;display:block;
    filter:brightness(0) invert(1);opacity:.68;transition:opacity .25s ease;
  }
  .dev img.tall{max-height:46px}
  .dev:hover img{opacity:1}
  @media (max-width:900px){.dev-grid{grid-template-columns:repeat(3,1fr)}}
  @media (max-width:560px){.dev-grid{grid-template-columns:repeat(2,1fr);gap:.7rem}.dev{min-height:82px}}

  /* contact */
  .contact-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:3.5rem;align-items:start}
  .contact h2{font-size:clamp(2rem,4vw,2.9rem);line-height:1.08;font-weight:200}
  .contact .lede{color:var(--grey-dim);margin-top:1rem;max-width:42ch}
  .lines{border-top:1px solid var(--rule-light)}
  .line{display:flex;justify-content:space-between;align-items:center;gap:1.5rem;padding:1.05rem 0;border-bottom:1px solid var(--rule-light);text-decoration:none}
  .line .label{display:flex;align-items:center;gap:.6rem;font-size:.74rem;letter-spacing:.15em;color:var(--grey-dim)}
  .line .label .ico{width:15px;height:15px}
  .line .value{font-family:"Jost",sans-serif;font-weight:300;font-size:1.18rem;text-align:right;letter-spacing:.02em}
  a.line:hover .value{text-decoration:underline;text-underline-offset:4px}
  @media (max-width:540px){.line{flex-direction:column;align-items:flex-start;gap:.35rem}.line .value{text-align:left}}
  @media (max-width:800px){.contact-grid{grid-template-columns:1fr;gap:2.4rem}}

  /* inventory */
  .listings{display:grid;grid-template-columns:repeat(2,1fr);gap:1px}
  .listing{background:var(--paper-2);padding:0 1.6rem 1.6rem;box-shadow:0 0 0 1px var(--rule-light)}
  .listing-photo{margin:0 -1.6rem;aspect-ratio:2/1;overflow:hidden;background:#2A2C30}
  .listing-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 50%;display:block}
  .listing-photo--none{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:.7rem;background:#1F2124;color:rgba(255,255,255,.5)}
  .listing-photo--none .ico{width:30px;height:30px;color:rgba(255,255,255,.45)}
  .listing-photo--none span{font-size:.72rem;letter-spacing:.18em}
  .listing-top{display:flex;justify-content:space-between;align-items:center;gap:1rem;margin-bottom:.85rem;padding-top:1.6rem}
  .listing h3{font-size:1.45rem;line-height:1.18;margin-top:0;font-weight:300}
  .listing .kind{display:flex;align-items:center;gap:.45rem;font-size:.71rem;letter-spacing:.17em;color:var(--grey-dim)}
  .listing .excl{display:flex;align-items:center;gap:.35rem;font-size:.68rem;letter-spacing:.1em;background:#1F2124;color:#fff;padding:.26rem .55rem;white-space:nowrap}
  .listing .where{color:var(--grey-dim);font-size:.89rem;margin:.4rem 0 1.1rem}
  .listing .price{font-family:"Jost",sans-serif;font-weight:300;font-size:1.6rem;line-height:1;letter-spacing:.01em;margin:0}
  .listing .price small{font-family:"Archivo",sans-serif;font-size:.69rem;letter-spacing:.16em;color:var(--grey-dim);display:block;margin-bottom:.4rem}
  .listing .meta{font-size:.85rem;color:var(--grey-dim);margin:.8rem 0 0;padding-top:.75rem;border-top:1px solid var(--rule-light)}
  @media (max-width:780px){.listings{grid-template-columns:1fr}}

  /* Norah — photo banner across the top, two equal columns beneath */
  .notice-box.excl{padding:0;display:block;overflow:hidden}
  .excl-photo{margin:0;padding:0;overflow:hidden}
  .excl-photo img{width:100%;aspect-ratio:3/1;object-fit:cover;object-position:56% 40%;display:block}
  .excl-body{
    display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:2.2rem;
    padding:1.5rem 1.9rem 1.6rem;align-items:start;
  }
  .excl-left,.excl-right{display:flex;flex-direction:column}
  .excl-top{display:flex;align-items:center;gap:.8rem;margin:0 0 .5rem;flex-wrap:wrap}
  .excl-body h2{font-size:clamp(1.4rem,2.1vw,1.72rem);line-height:1.14;font-weight:200;margin:0}
  .excl-id{display:flex;align-items:center;gap:1.1rem;margin:.9rem 0 0;flex-wrap:wrap}
  .excl-id .project-logo{height:34px;opacity:1}
  .excl-meta{display:flex;flex-direction:column;gap:.3rem;padding-left:1.1rem;border-left:1px solid rgba(0,0,0,.2)}
  .excl-meta .project-by,.excl-meta .project-where{margin:0}
  .excl-price{margin:.95rem 0 0}
  .excl-price b{display:inline-block;margin-top:.25rem;font-family:"Jost",sans-serif;font-weight:500;font-size:1.2rem;color:#000}
  .excl-price em{font-style:normal;font-size:.78rem;color:var(--grey-dim);margin-left:.35rem}
  .excl-units{margin-top:.95rem}
  .excl-units .chips{justify-content:flex-start}
  .excl-units .plan-units-note{display:block;margin-top:.5rem}
  .excl-plan{margin:0 0 1rem}
  .excl-plan .plan-figs{margin:.3rem 0 .7rem;font-size:clamp(1rem,1.6vw,1.24rem)}

  .plan-bar,.plan-legend{display:flex;gap:3px}
  .plan-bar{height:38px;margin:.2rem 0 0}
  .seg{display:flex;align-items:center;min-width:0;padding:0}
  .seg i{font-style:normal;font-family:"Jost",sans-serif;font-weight:500;font-size:.9rem;line-height:1;margin-left:.55rem}
  .plan-bar .seg-zero{border:1px solid rgba(0,0,0,.25);color:#000}
  .plan-bar .seg-35{background:#555;color:#fff}
  .plan-bar .seg-65{background:#1F2124;color:#fff}
  .plan-bar .seg-zero,.plan-legend .seg-zero{flex:0 0 54px;box-sizing:border-box}
  .plan-bar .seg-35,.plan-legend .seg-35{flex:35 1 0}
  .plan-bar .seg-65,.plan-legend .seg-65{flex:65 1 0}
  .plan-legend{margin:.3rem 0 .8rem}
  .plan-legend span{font-size:.62rem;letter-spacing:.04em;color:var(--grey-dim);white-space:nowrap;min-width:0;overflow:hidden;text-overflow:ellipsis}

  .plan-facts{display:flex;flex-wrap:wrap;gap:.3rem 1.1rem;margin:0 0 .8rem;font-size:.78rem;color:var(--grey-dim)}
  .plan-facts b{color:#000;font-weight:600}
  .plan-table{margin:0 0 1rem;font-size:.79rem}
  .plan-table summary{cursor:pointer;display:inline-block;border-bottom:1px solid rgba(0,0,0,.35);padding-bottom:2px;color:#000;letter-spacing:.02em}
  .plan-table summary::-webkit-details-marker{display:none}
  .plan-table summary::after{content:" +";color:var(--grey-dim)}
  .plan-table[open] summary::after{content:" \2212"}
  .plan-table table{width:100%;border-collapse:collapse;margin-top:.7rem}
  .plan-table th,.plan-table td{padding:.32rem .2rem;border-bottom:1px solid rgba(0,0,0,.1);text-align:left}
  .plan-table th{font-size:.62rem;letter-spacing:.16em;color:var(--grey-dim);font-weight:500}
  .plan-table td:last-child,.plan-table th:last-child{text-align:right;font-variant-numeric:tabular-nums}
  .plan-table tr.zero td{color:var(--grey-dim)}
  .plan-table tfoot td{font-weight:600;border-bottom:0;padding-top:.5rem}
  .excl-right .btn{margin-top:auto;align-self:flex-start}

  @media (max-width:900px){
    .excl-photo img{aspect-ratio:16/9}
    .excl-body{grid-template-columns:1fr;gap:1.2rem;padding:1.2rem 1.3rem 1.4rem}
    .excl-meta{padding-left:0;border-left:0}
    .excl-id .project-logo{height:30px}
  }
  @media (max-width:560px){.plan-bar .seg-zero,.plan-legend .seg-zero{flex-basis:48px}.plan-legend span{font-size:.56rem}}

  .excl-layout{display:grid;grid-template-columns:minmax(0,1fr) 250px;gap:1.6rem;align-items:stretch}
  @media (max-width:900px){.excl-layout{grid-template-columns:1fr}}

  .project{display:grid;grid-template-columns:320px minmax(0,1fr);gap:2rem;align-items:center;margin:1.4rem 0 0}
  .project-shot{margin:0;overflow:hidden;background:#2A2C30}
  .project-shot img{width:100%;aspect-ratio:4/3;object-fit:cover;object-position:55% 35%;display:block}
  .project-logo{display:block;height:44px;width:auto;opacity:.92}
  .project-by{display:flex;align-items:center;gap:.6rem;margin-top:1rem;font-size:.62rem;letter-spacing:.2em;color:var(--grey-dim)}
  .project-dev{height:26px;width:auto;opacity:.85}
  .project-where{display:flex;align-items:center;gap:.4rem;margin-top:.9rem;font-size:.84rem;color:var(--grey-dim)}
  .project-where .ico{width:14px;height:14px;color:#000}
  @media (max-width:640px){.project{grid-template-columns:1fr;gap:1.1rem}.project-shot img{aspect-ratio:16/9}}

  .partner-shot{margin:0;overflow:hidden;background:#E4E7EA}
  .partner-shot img{width:100%;height:auto;display:block}
  .partner--feature{grid-column:1/-1;display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,1fr);gap:2.6rem;align-items:center}
  @media (max-width:780px){.partner--feature{grid-template-columns:1fr;gap:1.3rem}}
  .services-top{display:grid;grid-template-columns:minmax(0,1fr) 380px;gap:3rem;align-items:end;margin-bottom:2.1rem}
  .services-top .section-head{margin-bottom:0}
  .services-shot{margin:0;overflow:hidden;background:#E4E7EA}
  .services-shot img{width:100%;aspect-ratio:4/3;object-fit:cover;object-position:60% 40%;display:block}
  @media (max-width:860px){.services-top{grid-template-columns:1fr;gap:1.6rem}}
  .lk-logo{height:38px;width:auto;display:block;margin-bottom:-4px}

  .plan{
    display:grid;grid-template-columns:minmax(0,1fr) auto;gap:2rem;align-items:center;
    margin:1.5rem 0 1.7rem;padding:1.3rem 0;
    border-top:1px solid rgba(0,0,0,.2);border-bottom:1px solid rgba(0,0,0,.2);
  }
  .plan-label{display:block;font-size:.65rem;letter-spacing:.24em;color:var(--grey-dim)}
  .plan-figs{
    display:block;margin-top:.5rem;font-family:"Jost",sans-serif;font-weight:300;
    font-size:clamp(1.15rem,2.2vw,1.7rem);line-height:1.25;letter-spacing:.005em;color:#000;
  }
  .plan-figs b{font-weight:600}
  .plan-units{text-align:right}
  .plan-units-label{display:block;font-size:.62rem;letter-spacing:.22em;color:var(--grey-dim);margin-bottom:.55rem}
  .chips{display:flex;flex-wrap:wrap;gap:.4rem;justify-content:flex-end}
  .chip{
    border:1px solid rgba(0,0,0,.28);padding:.3rem .7rem;font-size:.76rem;
    letter-spacing:.04em;color:#000;white-space:nowrap;
  }
  .plan-units-note{display:block;margin-top:.6rem;font-size:.74rem;color:var(--grey-dim)}
  @media (max-width:760px){
    .plan{grid-template-columns:1fr;gap:1.2rem}
    .plan-units{text-align:left}.chips{justify-content:flex-start}
  }
  .deal-badge{
    border:1px solid rgba(0,0,0,.2);background:var(--paper);
    padding:1.5rem 1.4rem 1.6rem;width:100%;align-self:stretch;text-align:center;
    display:flex;flex-direction:column;justify-content:center;
  }
  .deal-badge .agent-photo{
    width:78px;height:78px;border-radius:50%;overflow:hidden;margin:0 auto 1rem;
    border:1px solid rgba(0,0,0,.14);background:#E1E4E7;
  }
  .deal-badge .agent-photo img{width:100%;height:100%;object-fit:cover;display:block}
  .deal-label{display:flex;align-items:center;justify-content:center;gap:.4rem;font-size:.65rem;letter-spacing:.2em;color:var(--grey-dim)}
  .deal-label .ico{width:12px;height:12px}
  .deal-fig{display:block;margin-top:.5rem;font-family:"Jost",sans-serif;font-weight:400;font-size:1.28rem;line-height:1.15;letter-spacing:.01em}
  .deal-note{display:block;margin-top:.6rem;padding-top:.6rem;border-top:1px solid rgba(0,0,0,.14);font-size:.74rem;line-height:1.5;color:var(--grey-dim)}
  @media (max-width:900px){
    .deal-badge{width:100%;max-width:none;text-align:left;display:grid;grid-template-columns:64px 1fr;column-gap:1rem;align-items:center;padding:1.1rem 1.2rem}
    .deal-badge .agent-photo{grid-row:1 / span 3;width:64px;height:64px;margin:0}
    .deal-label{justify-content:flex-start}
    .deal-fig{margin-top:.25rem}
    .deal-note{margin-top:.35rem;padding-top:.35rem}
  }

  /* breaking-news band */
  .newsband{background:#1F2124;color:#fff;padding:3.2rem 0 3rem;border-top:3px solid var(--accent)}
  .nb-tag{display:flex;align-items:center;gap:.8rem;flex-wrap:wrap;margin:0 0 1.3rem;font-size:.66rem;letter-spacing:.2em;color:var(--on-dark-soft)}
  .nb-live{background:var(--accent);color:#000;padding:.32rem .6rem;letter-spacing:.18em}
  .nb-top{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,1fr);gap:2.4rem;align-items:end;padding-bottom:1.7rem;border-bottom:1px solid rgba(255,255,255,.18)}
  .nb-head{font-family:"Jost",sans-serif;font-weight:200;font-size:clamp(2.1rem,5vw,3.5rem);line-height:1;letter-spacing:.01em;margin:0}
  .nb-lead{margin:.9rem 0 0;font-size:clamp(.92rem,1.5vw,1.05rem);line-height:1.6;color:#D6D6D6;max-width:34em}
  .nb-lead b{color:#fff;font-weight:600}
  .nb-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem}
  .nb-stats div{border-left:1px solid rgba(255,255,255,.22);padding-left:.9rem}
  .nb-fig{display:block;font-family:"Jost",sans-serif;font-weight:300;font-size:clamp(1.05rem,1.9vw,1.42rem);line-height:1.1;color:var(--accent)}
  .nb-cap{display:block;margin-top:.4rem;font-size:.66rem;letter-spacing:.1em;color:var(--on-dark-soft);line-height:1.4}

  .nb-compare{margin-top:1.7rem}
  .cmp-label{margin:0 0 1.1rem;font-size:.64rem;letter-spacing:.18em;color:var(--on-dark-soft);line-height:1.7}
  .cmp-row{display:grid;grid-template-columns:110px minmax(0,1fr) 84px;grid-template-areas:"city track val" "city sub sub";gap:.25rem .9rem;align-items:center;padding:.55rem 0;border-top:1px solid rgba(255,255,255,.1)}
  .cmp-city{grid-area:city;font-size:.9rem;letter-spacing:.02em}
  .cmp-track{grid-area:track;height:10px;background:rgba(255,255,255,.1);display:block}
  .cmp-bar{display:block;height:100%;background:#6E6E6E}
  .cmp-val{grid-area:val;text-align:right;font-family:"Jost",sans-serif;font-size:1rem;font-variant-numeric:tabular-nums}
  .cmp-sub{grid-area:sub;font-size:.62rem;letter-spacing:.08em;color:var(--on-dark-soft)}
  .cmp-row.is-dubai .cmp-bar{background:var(--accent)}
  .cmp-row.is-dubai .cmp-city,.cmp-row.is-dubai .cmp-val{color:var(--accent);font-weight:600}
  .cmp-note{margin:1.1rem 0 0;font-size:.64rem;line-height:1.7;color:#8A8A8A;max-width:60em}
  @media (max-width:860px){
    .nb-top{grid-template-columns:1fr;gap:1.5rem;align-items:start}
    .nb-stats{grid-template-columns:1fr;gap:.8rem}
    .cmp-row{grid-template-columns:92px minmax(0,1fr) 72px}
    .cmp-city{font-size:.8rem}
  }

  /* market headline + light-background bars */
  .nb-tag--light{color:var(--grey);}
  .mkt-head{margin:0 0 1.8rem;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:2.4rem;align-items:end}
  .mkt-head h2{font-family:"Jost",sans-serif;font-weight:200;font-size:clamp(1.7rem,3.4vw,2.6rem);line-height:1.1;margin:0}
  .mkt-big{color:var(--accent-deep);font-weight:400}
  .mkt-head p{margin:0;font-size:.95rem;line-height:1.7;color:var(--grey)}
  .mkt-head p b{color:#000;font-weight:600}
  .mkt-compare{margin:0 0 1.6rem;padding-bottom:1.4rem;border-bottom:1px solid var(--rule-light)}
  .cmp-label--light{color:var(--grey)}
  .cmp-row--light{border-top-color:var(--rule-light)}
  .cmp-row--light .cmp-track{background:rgba(0,0,0,.08)}
  .cmp-row--light .cmp-bar{background:#1F2124}
  .cmp-row--light.is-ours .cmp-bar{background:var(--accent-deep)}
  .cmp-row--light.is-ours .cmp-city{font-weight:600}
  .cmp-row--light .cmp-sub{color:var(--grey)}
  @media (max-width:860px){.mkt-head{grid-template-columns:1fr;gap:1rem}}

  /* market data */
  .market-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--rule-light);border:1px solid var(--rule-light)}
  .mkt{background:var(--paper-2);padding:1.3rem 1.3rem 1.1rem}
  .mkt h3{font-size:1.05rem;font-weight:400;letter-spacing:.02em;margin:0}
  .mkt-note{font-size:.7rem;letter-spacing:.12em;color:var(--grey-dim);margin:.3rem 0 .9rem}
  .mkt dl{margin:0}
  .mkt dl div{display:flex;justify-content:space-between;align-items:baseline;gap:.8rem;padding:.5rem 0;border-top:1px solid var(--rule-light)}
  .mkt dt{font-size:.74rem;color:var(--grey-dim)}
  .mkt dd{margin:0;font-family:"Jost",sans-serif;font-weight:400;font-size:.98rem;white-space:nowrap}
  .market-land{margin-top:1.1rem;border:1px solid var(--rule-light);padding:1rem 1.3rem;background:var(--paper-2)}
  .mkt-land-label{font-size:.66rem;letter-spacing:.2em;color:var(--grey-dim);margin:0 0 .5rem}
  .mkt-land-figs{display:flex;flex-wrap:wrap;gap:.4rem 2rem;margin:0;font-size:.92rem;color:var(--grey-dim)}
  .mkt-land-figs b{color:#000;font-family:"Jost",sans-serif;font-weight:500;font-size:1.15rem}
  .market-note{margin:1rem 0 0;font-size:.74rem;color:var(--grey)}
  .dld-facts{margin-top:.6rem !important;padding-top:.6rem;border-top:1px solid rgba(0,0,0,.12)}
  .dld-src{font-size:.64rem;letter-spacing:.14em;color:var(--grey)}
  @media (max-width:980px){.market-grid{grid-template-columns:1fr 1fr}}
  @media (max-width:560px){.market-grid{grid-template-columns:1fr}}

  /* team gallery */
  .gallery{
    display:flex;gap:1rem;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;
    scrollbar-width:none;-ms-overflow-style:none;padding-bottom:.4rem;
  }
  .gallery::-webkit-scrollbar{display:none}
  .g-item{flex:0 0 clamp(260px,36%,460px);margin:0;scroll-snap-align:start;overflow:hidden;background:#E4E7EA}
  .g-item img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block;transition:transform .6s ease}
  .g-item:hover img{transform:scale(1.035)}
  @media (max-width:900px){.g-item{flex:0 0 84%}}

  /* meet the team — swipeable rail */
  .agent-rail-wrap{position:relative}
  .agent-rail{
    display:flex;gap:1.1rem;overflow-x:auto;scroll-snap-type:x mandatory;
    scroll-behavior:smooth;padding-bottom:.5rem;
    scrollbar-width:none;-ms-overflow-style:none;
  }
  .agent-rail::-webkit-scrollbar{display:none}
  .agent{
    flex:0 0 clamp(230px,26%,290px);scroll-snap-align:start;
    border:1px solid rgba(0,0,0,.18);background:rgba(255,255,255,.45);
    padding:1.6rem 1.5rem 1.5rem;transition:border-color .2s ease,background-color .2s ease;
  }
  .agent:hover{border-color:rgba(0,0,0,.45);background:rgba(255,255,255,.8)}
  .agent-shot{width:96px;height:96px;border-radius:50%;overflow:hidden;background:#E1E4E7;margin-bottom:1.1rem;border:1px solid rgba(0,0,0,.14)}
  .agent-shot img{width:100%;height:100%;object-fit:cover;display:block}
  .agent-shot--none{display:flex;align-items:center;justify-content:center;color:rgba(0,0,0,.3)}
  .agent-shot--none svg{width:38px;height:38px}
  .agent h3{font-size:1.2rem;font-weight:300;letter-spacing:.02em;margin:0 0 .3rem}
  .agent-role{font-size:.76rem;letter-spacing:.14em;color:var(--grey-dim);margin:0 0 .9rem}
  .agent-areas{display:flex;align-items:flex-start;gap:.45rem;font-size:.87rem;color:var(--grey-dim);margin:0}
  .agent-areas .ico{width:14px;height:14px;flex:none;margin-top:.2rem;color:#000}
  .agent-note{font-size:.8rem;color:var(--grey-dim);margin:.9rem 0 0;padding-top:.8rem;border-top:1px solid rgba(0,0,0,.14)}
  .agent--pending h3,.agent--pending .agent-role,.agent--pending .agent-areas{color:var(--grey);font-style:italic}
  .rail-btn{
    position:absolute;top:50%;transform:translateY(-50%);z-index:3;
    width:40px;height:40px;border:1px solid rgba(0,0,0,.25);background:var(--paper);
    display:flex;align-items:center;justify-content:center;cursor:pointer;color:#000;
  }
  .rail-btn svg{width:18px;height:18px}
  .rail-btn:hover{background:#1F2124;color:#fff;border-color:#000}
  .rail-btn[disabled]{opacity:.25;pointer-events:none}
  .rail-prev{left:-20px}
  .rail-next{right:-20px}
  .rail-hint{font-size:.72rem;letter-spacing:.18em;color:var(--grey);margin:1rem 0 0}
  @media (max-width:900px){.rail-btn{display:none}.agent{flex:0 0 76%}}
  @media (min-width:901px){.rail-hint{display:none}}

  /* people */
  /* Photographs run black and white to hold the identity.
     Delete the filter line below if you want them in full colour. */
  .people-grid{display:grid;grid-template-columns:1.28fr 1fr;gap:3rem;align-items:start}
  .shot{margin:0}
  .shot img{width:100%;height:auto;display:block;filter:grayscale(1) contrast(1.04)}
  .band-shot{margin:0 0 2.2rem}
  .band-shot img{width:100%;aspect-ratio:24/7;object-fit:cover;display:block;background:rgba(128,128,128,.18)}
  .band-shot figcaption{display:flex;align-items:center;gap:.5rem;font-size:.74rem;letter-spacing:.12em;color:var(--grey-dim);margin-top:.8rem}
  .dark .band-shot figcaption{color:var(--on-dark-soft)}
  .band-shot figcaption .ico{width:13px;height:13px}
  @media (max-width:700px){.band-shot img{aspect-ratio:3/2}}
  .shot figcaption{font-size:.75rem;letter-spacing:.11em;color:var(--grey-dim);margin-top:.85rem}
  .people-copy p{color:var(--grey-dim)}
  .people-copy .shot{margin-top:2.2rem}
  .people-points{list-style:none;margin:1.6rem 0 0;padding:0;border-top:1px solid var(--rule-light)}
  .people-points li{display:flex;align-items:flex-start;gap:.7rem;padding:.85rem 0;border-bottom:1px solid var(--rule-light);font-size:.92rem;color:var(--grey-dim)}
  .people-points .ico{width:16px;height:16px;margin-top:.24rem;color:#000}
  @media (max-width:860px){.people-grid{grid-template-columns:1fr;gap:2.4rem}}

  /* eyebrows, stars, badges */
  .eyebrow{color:var(--accent);display:flex;align-items:center;gap:.55rem;font-size:.71rem;letter-spacing:.21em;color:var(--grey-dim);margin:0 0 1rem}
  .dark .eyebrow,.proof .eyebrow{color:var(--on-dark-soft)}
  .eyebrow .ico{width:14px;height:14px}
  .stars{display:inline-flex;gap:.25rem;align-items:center;line-height:0}
  .stars svg{width:14px;height:14px;fill:currentColor;stroke:none}
  .star-row{display:flex;align-items:center;gap:.7rem;flex-wrap:wrap;font-size:.76rem;letter-spacing:.13em;color:var(--grey-dim)}
  .dark .star-row{color:var(--on-dark-soft)}


  /* announcement */
  .notice-box{border:2px solid #000;background:var(--paper);padding:2.4rem 2.6rem}
  .notice-box>div{min-width:0}
  .notice-box h2{font-size:clamp(1.8rem,3.4vw,2.7rem);line-height:1.1;font-weight:200;margin:.7rem 0 0}
  .notice-box .body{color:var(--grey-dim);margin:1rem 0 0;max-width:56ch}
  @media (max-width:860px){.notice-box{grid-template-columns:1fr;padding:2rem 1.6rem;gap:1.8rem}}

  /* partners */
  .partner{background:transparent;padding:1.6rem 0 0;border-top:2px solid #000}
  .partner .tagline{display:flex;align-items:center;gap:.45rem;font-size:.65rem;letter-spacing:.22em;color:var(--grey-dim);margin:0 0 1.2rem}
  .partner .tagline .ico{width:12px;height:12px;fill:currentColor;stroke:none}
  .lockup{
    display:flex;align-items:baseline;gap:.75rem;flex-wrap:wrap;margin:0 0 .9rem;
    font-family:"Jost",sans-serif;line-height:1.3;
  }
  .lockup .lk-a{font-size:1.35rem;font-weight:300;letter-spacing:.14em;color:var(--grey-dim)}
  .lockup .lk-x{font-size:1rem;color:var(--grey);font-weight:300}
  .lockup .lk-b{font-size:1.35rem;font-weight:500;letter-spacing:.1em;color:#000}
  .partner .role{display:flex;align-items:center;gap:.5rem;font-size:.72rem;letter-spacing:.14em;color:var(--grey-dim);margin:0 0 1.1rem}
  .partner .role .ico{width:14px;height:14px;color:#000}
  .partner p{color:var(--grey-dim);font-size:.92rem;margin:0}
  .partner-link{
    display:inline-flex;align-items:center;gap:.4rem;margin-top:1.1rem;
    font-size:.82rem;letter-spacing:.03em;color:#000;text-decoration:none;
    border-bottom:1px solid rgba(0,0,0,.35);padding-bottom:2px;
  }
  .partner-link .ico{width:13px;height:13px}
  .partner-link:hover{border-bottom-color:#000}
  @media (max-width:560px){.lockup .lk-a,.lockup .lk-b{font-size:1.12rem}}
  .partners-grid{display:grid;grid-template-columns:1fr 1fr;gap:3rem}
  @media (max-width:780px){.partners-grid{grid-template-columns:1fr;gap:2.2rem}}

  .partner--wide{grid-column:1/-1}
  .partner--exclusive{border-top-color:var(--accent-deep)}
  .partner--exclusive .tagline{color:#000}
  .partner--exclusive .tagline .ico{color:var(--accent-deep)}
  .partner-body p a{color:#000;text-underline-offset:3px}
  .partner-list{list-style:none;margin:1.1rem 0 .4rem;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:.1rem 1.4rem;border-top:1px solid var(--rule-light)}
  .partner-list li{border-bottom:1px solid var(--rule-light)}
  .partner-list a{display:block;padding:.55rem 0;font-size:.85rem;color:#000;text-decoration:none}
  .partner-list a:hover{text-decoration:underline;text-underline-offset:3px}
  .partner--exclusive .partner-link{margin-right:1.4rem}
  @media (max-width:560px){.partner-list{grid-template-columns:1fr}}

  /* faq */
  .faq{border-top:1px solid var(--rule-light);max-width:860px}
  .faq-item{border-bottom:1px solid var(--rule-light)}
  .faq-item summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:1.5rem;padding:1.15rem 0}
  .faq-item summary::-webkit-details-marker{display:none}
  .faq-item summary::after{content:"+";font-family:"Jost",sans-serif;font-size:1.5rem;font-weight:200;line-height:1;color:var(--grey-dim)}
  .faq-item[open] summary::after{content:"\2212"}
  .faq-item h3{font-size:1.18rem;font-weight:300;letter-spacing:.01em}
  .faq-item p{color:var(--grey-dim);max-width:70ch;margin:0 0 1.3rem}
  .faq-item p a{color:#000;text-underline-offset:3px}
  footer a{color:var(--on-dark-soft)}
  footer a:hover{color:#fff}

  footer{background:#1F2124;color:var(--grey-dim);padding:2.6rem 0;font-size:.79rem}
  .footer-grid{display:flex;justify-content:space-between;gap:2rem;flex-wrap:wrap;align-items:center}

  /* area guides */
  .subhead{background:#1F2124;position:relative}
  .subhead .wordmark .a{color:rgba(255,255,255,.76)}
  .subhead .wordmark .tag{color:rgba(255,255,255,.64)}
  .area-hero{padding:3.5rem 0 3.8rem}
  .area-hero h1{font-size:clamp(2rem,4.4vw,3.2rem);font-weight:200;line-height:1.08;margin:.4rem 0 0}
  .area-hero .eyebrow a{color:inherit}
  .area-body{max-width:860px}
  .area-body h2{font-size:clamp(1.4rem,2.4vw,1.85rem);font-weight:200;margin:2.4rem 0 1rem}
  .area-body h2:first-child{margin-top:0}
  .area-body p{color:var(--grey-dim)}
  .area-body p a{color:#000;text-underline-offset:3px}
  .area-stats{display:grid;grid-template-columns:repeat(4,1fr);gap:1.2rem}
  .area-stats div{border-left:1px solid var(--rule-light);padding-left:.9rem}
  @media (max-width:700px){.area-stats{grid-template-columns:1fr 1fr}}
  .area-links{margin-top:2.4rem}

  .area-stats .nb-fig{color:var(--accent-deep)}
  .area-stats .nb-cap{color:var(--grey-dim)}

  .listing .cap-link{margin-top:1rem}
  .listing{display:flex;flex-direction:column}
  .live-listings{display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap;margin-top:2rem;padding:1.6rem 1.8rem;border:1px solid var(--rule-light);background:var(--paper)}
  .live-copy{margin:.5rem 0 0;color:var(--grey-dim);font-size:.95rem}
  .live-btns{display:flex;flex-wrap:wrap;gap:.7rem}
  @media (max-width:640px){.live-btns .btn{width:100%}}
  .listing-photo--none{background:#E1E4E7;color:#4A4F55}
  .listing-photo--none .ico{color:#4A4F55}
  .partner--exclusive .partner-body>p{max-width:72ch}
  .partner--exclusive .partner-list{grid-template-columns:repeat(3,1fr)}
  @media (max-width:860px){.partner--exclusive .partner-list{grid-template-columns:1fr 1fr}}
  @media (max-width:560px){.partner--exclusive .partner-list{grid-template-columns:1fr}}

  .nb-month{margin-top:2.2rem;padding-top:1.8rem;border-top:1px solid rgba(255,255,255,.18)}
  .nb-month-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1.2rem}
  .nb-month-grid div{border-left:1px solid rgba(255,255,255,.22);padding-left:.9rem}
  .nb-latest table{width:100%;border-collapse:collapse;font-size:.82rem}
  .nb-latest th{font-size:.6rem;letter-spacing:.16em;color:var(--on-dark-soft);font-weight:500;text-align:left;padding:.4rem .3rem}
  .nb-latest td{padding:.5rem .3rem;border-top:1px solid rgba(255,255,255,.1);color:#D6D6D6}
  .nb-latest td:last-child,.nb-latest th:last-child{text-align:right;font-variant-numeric:tabular-nums;color:#fff}
  @media (max-width:860px){.nb-month-grid{grid-template-columns:1fr 1fr}.nb-latest .hide-sm{display:none}}

  /* market strip, simplified */
  .newsband{padding:4rem 0 3.4rem}
  .mk-kicker{font-size:.78rem;letter-spacing:.16em;color:#BDBDBD;margin:0 0 .8rem}
  .mk-head{font-family:"Jost",sans-serif;font-weight:200;font-size:clamp(2.2rem,5vw,3.4rem);line-height:1.05;margin:0 0 2.2rem;color:#fff}
  .mk-figs{display:grid;grid-template-columns:repeat(4,1fr);gap:1.5rem;padding-bottom:2.2rem;border-bottom:1px solid rgba(255,255,255,.2)}
  .mk-num{display:block;font-family:"Jost",sans-serif;font-weight:300;font-size:clamp(1.9rem,3.4vw,2.7rem);line-height:1.05;color:#fff}
  .mk-lbl{display:block;margin-top:.5rem;font-size:1rem;line-height:1.4;color:#D0D0D0}
  .mk-cols{display:grid;grid-template-columns:1fr 1.2fr;gap:3rem;margin-top:2.2rem}
  .mk-sub{font-size:1.15rem;color:#fff;margin:0 0 .9rem}
  .mk-cities,.mk-latest{list-style:none;margin:0;padding:0}
  .mk-cities li,.mk-latest li{display:flex;justify-content:space-between;gap:1rem;padding:.75rem 0;border-top:1px solid rgba(255,255,255,.14);font-size:1.02rem;color:#E4E4E4}
  .mk-cities b,.mk-price{font-weight:500;color:#fff;white-space:nowrap;font-variant-numeric:tabular-nums}
  .mk-cities li.is-dubai span,.mk-cities li.is-dubai b{color:var(--accent);font-weight:600}
  .mk-note{margin:.8rem 0 0;font-size:.92rem;color:#BDBDBD}
  .mk-source{margin:2.2rem 0 0;font-size:.78rem;color:#9A9A9A}
  @media (max-width:900px){.mk-figs{grid-template-columns:1fr 1fr;gap:1.6rem 1.2rem}.mk-cols{grid-template-columns:1fr;gap:2.2rem}}

  /* market bulletin: newspaper style */
  .bulletin-wrap{background:var(--paper-2);padding:4rem 0}
  .bulletin{position:relative;background:#fff;color:#000;border:1px solid #000;box-shadow:8px 8px 0 #000;padding:1.6rem 2rem 1.4rem}
  .bl-mast{display:flex;justify-content:space-between;align-items:center;gap:1rem;border-top:4px solid #000;border-bottom:1px solid #000;padding:.7rem 0;margin-bottom:1.6rem;box-shadow:0 3px 0 #fff,0 4px 0 #000}
  .bl-title{font-family:"Playfair Display",Georgia,"Times New Roman",serif;font-weight:800;font-size:clamp(1.3rem,3vw,2.2rem);letter-spacing:.01em;text-align:center;line-height:1.1}
  .bl-edition{font-size:.7rem;letter-spacing:.18em;color:#333;white-space:nowrap}
  .bl-stamp{position:absolute;top:5.6rem;right:1.6rem;transform:rotate(-8deg);border:3px double var(--olive);color:var(--olive);padding:.35rem .8rem .3rem;text-align:center;line-height:1;background:rgba(255,255,255,.9)}
  .bl-stamp span{display:block;font-family:"Jost",sans-serif;font-weight:600;font-size:1.4rem;letter-spacing:.2em}
  .bl-stamp small{display:block;font-size:.55rem;letter-spacing:.2em;margin-top:.25rem}
  .bl-head{font-family:"Playfair Display",Georgia,serif;font-weight:700;font-size:clamp(1.7rem,3.6vw,2.8rem);line-height:1.12;max-width:20ch;margin:0 0 1.8rem;letter-spacing:0}
  .bl-figs{display:grid;grid-template-columns:repeat(4,1fr);border-top:2px solid #000;border-bottom:1px solid #000}
  .bl-figs>div{padding:1.1rem 1.1rem 1.2rem;border-left:1px solid #000}
  .bl-figs>div:first-child{border-left:0;padding-left:0}
  .bl-num{display:block;font-family:"Playfair Display",Georgia,serif;font-weight:700;font-size:clamp(1.6rem,2.8vw,2.3rem);line-height:1.05}
  .bl-lbl{display:block;margin-top:.45rem;font-size:.92rem;line-height:1.4;color:#333}
  .bl-top{margin:1.1rem 0;font-size:1.02rem}
  .bl-ticker{display:flex;align-items:stretch;background:#1F2124;color:#fff;overflow:hidden;margin:0 -2rem}
  .bl-ticker-tag{flex:none;display:flex;align-items:center;background:var(--accent);color:#000;font-size:.72rem;font-weight:600;letter-spacing:.18em;padding:.8rem 1rem}
  .bl-ticker-track{display:flex;overflow:hidden;white-space:nowrap}
  .bl-ticker-track ul{display:flex;flex:none;list-style:none;margin:0;padding:0;animation:bl-scroll 60s linear infinite}
  .bl-ticker-track li{padding:.8rem 1.6rem;font-size:.95rem;border-right:1px solid rgba(255,255,255,.25)}
  .bl-ticker-track li span{color:var(--accent);margin-left:.35rem}
  .bl-ticker:hover ul{animation-play-state:paused}
  @keyframes bl-scroll{to{transform:translateX(-100%)}}
  @media (prefers-reduced-motion:reduce){.bl-ticker-track ul{animation:none}.bl-ticker-track{overflow-x:auto}}
  .bl-source{margin:.9rem 0 0;font-size:.75rem;color:#555}
  @media (max-width:900px){
    .bulletin{padding:1.2rem 1.1rem 1.1rem;box-shadow:5px 5px 0 #000}
    .bl-mast{flex-direction:column;gap:.3rem}
    .bl-stamp{position:static;display:inline-block;margin:0 0 1rem}
    .bl-figs{grid-template-columns:1fr 1fr}
    .bl-figs>div{border-left:0;padding-left:0;border-top:1px solid #000}
    .bl-figs>div:nth-child(-n+2){border-top:0}
    .bl-figs>div:nth-child(even){border-left:1px solid #000;padding-left:1rem}
    .bl-ticker{margin:0 -1.1rem}
  }
  .bulletin .bl-mast{color:#000;background:#fff}
  .bl-head{max-width:24ch}
  .bl-stamp{top:7.4rem}

  .hx{position:relative;overflow:hidden;isolation:isolate}
  .hx-inner{position:relative;z-index:2}
  .hx-eyebrow{font-size:.72rem;letter-spacing:.32em;margin:0 0 1.4rem}
  .hx-h1{font-family:"Jost",sans-serif;font-weight:200;line-height:1.08;margin:0;letter-spacing:.01em}
  .hx-lede{max-width:52ch;font-size:1.02rem;line-height:1.7;margin:1.4rem 0 0}
  .hx .hero-actions{justify-content:flex-start}
  .hx-a{background:radial-gradient(120% 90% at 50% 10%,#1a1b1d 0%,#000 60%);color:#fff;min-height:100vh;display:flex;align-items:flex-end;padding:9rem 0 4.5rem}
  .hx-a .hx-mark{position:absolute;inset:0;display:flex;align-items:flex-start;padding-top:8.5rem;justify-content:center;z-index:1;font-family:"Jost",sans-serif;font-weight:200;font-size:12.5vw;letter-spacing:.02em;line-height:1;white-space:nowrap}
  .hx-a .m1{color:transparent;-webkit-text-stroke:1px rgba(255,255,255,.28)}
  .hx-a .m2{color:rgba(255,255,255,.1)}
  .hx-a .hx-eyebrow{color:var(--accent)}
  .hx-a .hx-h1{font-size:clamp(2.2rem,4.6vw,3.8rem);max-width:16ch}
  .hx-a .hx-lede{color:rgba(255,255,255,.75)}
  .hx-a .hx-inner{padding-top:0}
  @media (max-width:700px){.hx-a .hx-mark{font-size:21vw;flex-direction:column;align-items:center;justify-content:flex-start;padding-top:7.5rem;line-height:.9}.hx-a{padding:22rem 0 3rem}}
  .hx-a{align-items:center}
  .hx-a .hx-inner{text-align:center;display:flex;flex-direction:column;align-items:center}
  .hx-a .hx-h1{max-width:none}
  .hx-a .hx-lede{margin-left:auto;margin-right:auto}
  .hx-a .hero-actions{justify-content:center}
  @media (min-width:701px){.hx-a{padding-top:20rem}}
  @media (max-width:700px){.hx-a .hero-actions{align-items:center;width:100%}.hx-a .hero-actions .btn{width:100%;max-width:300px;justify-content:center}}
  /* Monolith: logo on black, copy on white */
  .hx-a{--split:25rem;background:linear-gradient(180deg,#1a1b1d 0%,#000 calc(var(--split) - 1px),#fff var(--split));color:#000;min-height:0;padding:calc(var(--split) + 4.5rem) 0 5rem}
  .hx-a .hx-mark{bottom:auto;height:var(--split);align-items:center;padding-top:5.5rem}
  .hx-a .hx-eyebrow{color:var(--accent-deep)}
  .hx-a .hx-lede{color:#3D4146}
  .hx-a .btn-ghost{color:#000;border-color:rgba(0,0,0,.5)}
  .hx-a .btn-ghost:hover{background:#1F2124;color:#fff}
  @media (min-width:701px){.hx-a{padding-top:calc(var(--split) + 4.5rem)}}
  @media (max-width:700px){.hx-a{--split:20rem;padding:calc(var(--split) + 3rem) 0 3.5rem}.hx-a .hx-mark{padding-top:6.5rem;justify-content:center}}
  /* Monarch Hill spelled out, whiter mark, soft fade into white */
  .hx-a{--split:27rem;background:linear-gradient(180deg,#1a1b1d 0%,#000 calc(var(--split) - 12rem),#6b6e72 calc(var(--split) - 5rem),#fff var(--split))}
  .hx-a .hx-mark{font-size:10.4vw;gap:.28em;padding-top:5rem;align-items:flex-start}
  .hx-a .m1{color:transparent;-webkit-text-stroke:1px rgba(255,255,255,.85)}
  .hx-a .m2{color:rgba(255,255,255,.88)}
  @media (max-width:700px){.hx-a{--split:22rem}.hx-a .hx-mark{font-size:19vw;gap:0;padding-top:6.5rem;align-items:center}}
  .hx-a{--split:31rem;background:linear-gradient(180deg,#1a1b1d 0%,#000 calc(var(--split) - 11rem),#5f6266 calc(var(--split) - 5rem),#fff var(--split))}
  .hx-a .hx-mark{padding-top:9rem}
  @media (max-width:700px){.hx-a{--split:29rem;background:linear-gradient(180deg,#1a1b1d 0%,#000 calc(var(--split) - 10rem),#5f6266 calc(var(--split) - 4.5rem),#fff var(--split))}.hx-a .hx-mark{padding-top:7rem}}
  @media (max-width:700px){.hx-a .hx-mark{padding-top:5rem}.hx-a{--split:26rem}}
  .hx-a .hx-h1{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(2.1rem,4.4vw,3.9rem);letter-spacing:-.005em;line-height:1.12;color:#0b0b0c}
  .hx-a .hero-actions{margin-top:2.6rem}
  /* Background film behind the Monarch Hill mark */
  .hx-a .hx-video{position:absolute;left:0;top:0;width:100%;height:var(--split);object-fit:cover;z-index:0;filter:brightness(.42) saturate(.85);-webkit-mask-image:linear-gradient(180deg,#000 0,#000 calc(100% - 11rem),transparent 100%);mask-image:linear-gradient(180deg,#000 0,#000 calc(100% - 11rem),transparent 100%)}
  @media (prefers-reduced-motion:reduce){.hx-a .hx-video{display:none}}
  /* Market: breaking-news strip, same language as the hero */
  .breaking{background:#fff;color:#000;padding:2.5rem 0 0;text-align:center}
  .bn-inner{display:flex;flex-direction:column;align-items:center}
  .bn-live{display:inline-flex;align-items:center;gap:.6rem;font-size:.72rem;letter-spacing:.32em;color:#3D4146;margin:0 0 1.6rem}
  .bn-dot{width:.55rem;height:.55rem;border-radius:50%;background:currentColor;flex:none;animation:bn-pulse 1.6s ease-in-out infinite}
  .bn-live .bn-dot{color:var(--olive)}
  @keyframes bn-pulse{0%,100%{opacity:1;transform:scale(1)}50%{opacity:.25;transform:scale(.7)}}
  .bn-head{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(1.9rem,3.6vw,3.1rem);line-height:1.15;margin:0;max-width:22ch;color:#0b0b0c;letter-spacing:-.005em}
  .bn-figs{display:flex;justify-content:center;flex-wrap:wrap;margin:2.4rem 0 0;border-top:1px solid #000;border-bottom:1px solid #000}
  .bn-figs>div{display:flex;flex-direction:column;align-items:center;padding:1.3rem 2.6rem;min-width:12rem}
  .bn-figs>div+div{border-left:1px solid rgba(0,0,0,.18)}
  .bn-num{font-family:"Playfair Display",Georgia,serif;font-weight:600;font-size:1.7rem;line-height:1.1}
  .bn-lbl{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:#5A5F65;margin-top:.45rem}
  .bn-top{margin:1.6rem 0 2.6rem;font-size:.98rem;color:#3D4146}
  .bn-top b{color:#000;font-weight:600}
  .bn-ticker{display:flex;align-items:stretch;background:#1F2124;color:#fff;overflow:hidden}
  .bn-tag{display:inline-flex;align-items:center;gap:.55rem;flex:none;background:#fff;color:#000;font-size:.72rem;font-weight:600;letter-spacing:.24em;padding:0 1.4rem;border:1px solid #000;position:relative;z-index:1}
  .bn-tag .bn-dot{color:#000}
  .bn-track{display:flex;overflow:hidden;white-space:nowrap;flex:1}
  .bn-track ul{display:flex;flex:none;list-style:none;margin:0;padding:0;animation:bl-scroll 55s linear infinite}
  .bn-track li{padding:1rem 1.8rem;font-size:.95rem;border-right:1px solid rgba(255,255,255,.22)}
  .bn-track li span{color:var(--accent);margin-left:.4rem}
  .bn-ticker:hover .bn-track ul{animation-play-state:paused}
  .bn-source{font-size:.72rem;color:#7A7F85;margin:0 auto;padding:.9rem 0 2.4rem;background:#fff}
  @media (prefers-reduced-motion:reduce){.bn-track ul{animation:none}.bn-track{overflow-x:auto}.bn-dot{animation:none}}
  @media (max-width:700px){.bn-figs{flex-direction:column;width:100%}.bn-figs>div{padding:1rem 0}.bn-figs>div+div{border-left:0;border-top:1px solid rgba(0,0,0,.14)}.bn-tag{padding:0 .9rem;letter-spacing:.16em}.bn-track li{padding:.9rem 1.2rem;font-size:.88rem}}
  .bn-live{display:block;line-height:1.9}
  .bn-live .bn-dot{display:inline-block;vertical-align:middle;margin:-.15rem .6rem 0 0}
  @media (max-width:700px){.bn-live{letter-spacing:.22em;font-size:.66rem}.bn-live .bn-src{display:none}}
  /* LIVE badge */
  .bn-inner{position:relative}
  .bn-badge{position:absolute;right:0;top:-.4rem;display:inline-flex;align-items:center;gap:.85rem;padding:.75rem 1.3rem .75rem 1.1rem;border:1.5px solid #2F7D4F;border-radius:999px;background:#F3F8F4;color:#1F5E39;transform:rotate(-3deg);box-shadow:0 6px 18px rgba(47,125,79,.15)}
  .bn-pulse{position:relative;width:.95rem;height:.95rem;border-radius:50%;background:#2F9E5B;flex:none}
  .bn-pulse::after{content:"";position:absolute;inset:0;border-radius:50%;background:#2F9E5B;animation:bn-ring 1.8s ease-out infinite}
  @keyframes bn-ring{0%{transform:scale(1);opacity:.6}100%{transform:scale(2.8);opacity:0}}
  .bn-badge-t{display:flex;flex-direction:column;align-items:flex-start;font-weight:700;font-size:1.25rem;letter-spacing:.24em;line-height:1}
  .bn-badge-t small{font-size:.58rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;margin-top:.35rem;color:#3E6B4F}
  .bn-live{letter-spacing:.28em}
  .bn-tag .bn-dot{color:#2F9E5B}
  @media (prefers-reduced-motion:reduce){.bn-pulse::after{animation:none}}
  @media (max-width:900px){.bn-badge{position:static;transform:none;margin:0 0 1.2rem}}
  @media (min-width:901px){.bn-badge{top:3.2rem;padding:1rem 1.8rem 1rem 1.4rem;gap:1.1rem;border-width:2px}.bn-badge-t{font-size:1.75rem}.bn-badge-t small{font-size:.66rem}.bn-pulse{width:1.25rem;height:1.25rem}}
  .bn-badge{transform:none}
  .bn-num{font-family:"Jost",sans-serif;font-weight:400;font-size:2rem;letter-spacing:.01em;font-variant-numeric:lining-nums tabular-nums}
  .bn-head,.hx-h1{font-variant-numeric:lining-nums;font-feature-settings:"lnum" 1}

  /* ===== Compact mobile: each section aims for about one phone screen ===== */
  @media (max-width:700px){
    section{padding:2.3rem 0}
    .section-head{margin-bottom:1.3rem}
    .section-head h2{font-size:1.65rem;margin-bottom:.5rem}
    .section-head p:not(.eyebrow){font-size:.92rem;line-height:1.55;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}
    .eyebrow{margin-bottom:.6rem}

    /* hero fits one screen */
    .hx-a{--split:19rem;padding:calc(var(--split) + 1.6rem) 0 2rem}
    .hx-a .hx-mark{padding-top:5.2rem;font-size:17vw}
    .hx-a .hero-actions{display:grid;grid-template-columns:1fr 1fr;gap:.6rem;margin-top:1.6rem;width:100%}
    .hx-a .hero-actions .btn{max-width:none;width:100%;padding:.85rem .4rem;font-size:.68rem;letter-spacing:.12em;min-height:0}

    /* market strip: figures side by side */
    .breaking{padding-top:1.8rem}
    .bn-badge{margin-bottom:.9rem;padding:.55rem 1rem .55rem .9rem}
    .bn-live{margin-bottom:.9rem}
    .bn-head{font-size:1.55rem}
    .bn-figs{flex-direction:row;flex-wrap:nowrap;margin-top:1.3rem}
    .bn-figs>div{flex:1;min-width:0;padding:.8rem .3rem}
    .bn-figs>div+div{border-top:0;border-left:1px solid rgba(0,0,0,.14)}
    .bn-num{font-size:1.12rem}
    .bn-lbl{font-size:.56rem;letter-spacing:.08em;line-height:1.35}
    .bn-top{margin:1rem 0 1.4rem;font-size:.88rem}
    .bn-source{padding-bottom:1.4rem}

    /* swipe rows instead of long stacks */
    .capabilities,.listings,.market-grid,.partners-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:.8rem;margin-right:-1.2rem;padding-right:1.2rem;scrollbar-width:none;background:none;border:0}
    .capabilities::-webkit-scrollbar,.listings::-webkit-scrollbar,.market-grid::-webkit-scrollbar,.partners-grid::-webkit-scrollbar{display:none}
    .capabilities>*,.listings>*,.market-grid>*,.partners-grid>*{flex:0 0 82%;scroll-snap-align:start}
    .listings>*{border:1px solid var(--rule-light)}
    .listing-photo img,.listing-photo{max-height:150px;object-fit:cover}
    .listing-photo--none{max-height:90px}
    .swipe-hint{display:block;font-size:.7rem;letter-spacing:.14em;color:#7A7F85;margin:.7rem 0 0}

    /* exclusive project: shorter photo */
    .excl-photo img{aspect-ratio:16/8}
    /* developers: 4 logos per row */
    .dev-grid{grid-template-columns:repeat(4,1fr);gap:.4rem}
    .dev{min-height:56px;padding:.4rem}
    .dev img{max-height:22px}
    /* team photos shorter */
    .g-item{flex:0 0 62%}
    .g-item img{aspect-ratio:3/4;max-height:300px}
    /* partners: no big photo, links as compact chips */
    .partner-shot{display:none}
    .partners-grid>*{flex-basis:88%}
    .partner-list,.partner--exclusive .partner-list{display:flex;flex-wrap:wrap;gap:.35rem;border:0;margin:.8rem 0 .3rem}
    .partner-list li{border:1px solid var(--rule-light)}
    .partner-list a{padding:.3rem .55rem;font-size:.72rem}
    /* faq tighter */
    #faq details summary{padding:.75rem 0}
    #faq details summary h3{font-size:.98rem}
    /* contact: two columns of lines */
    .contact .lines{display:grid;grid-template-columns:1fr 1fr;column-gap:1rem}
    .contact .line{padding:.7rem 0}
    .contact .value{font-size:.9rem;word-break:break-word}
    .contact-grid{gap:1.2rem}
  }
  @media (max-width:700px){
    .hx-a .hero-actions{width:auto;align-self:stretch;margin-left:0;margin-right:0}
    .excl-photo img{aspect-ratio:auto;height:210px}
    .partners-grid>*{align-self:flex-start}
    .partner--feature{display:block}
    .mkt-compare{display:none}
    .live-btns{display:grid;grid-template-columns:1fr 1fr;gap:.5rem}
    .live-btns .btn{padding:.8rem .4rem;font-size:.66rem;letter-spacing:.1em;min-width:0}
  }
  @media (max-width:700px){.hx-a .hero-actions{grid-template-columns:repeat(2,minmax(0,1fr));justify-content:stretch}.hx-a .hero-actions .btn{min-width:0;margin:0;box-sizing:border-box}}
  @media (max-width:700px){.capabilities,.listings,.market-grid,.partners-grid{margin-right:-1.1rem;padding-right:1.1rem}}
  /* v2 hero: full, clear video frame; short fade at the very bottom; sound toggle */
  .hx-a{--vtop:0px;--fade:72px;--split:calc(var(--vtop) + 100vw * 864 / 1920);background:linear-gradient(180deg,#000 0,#000 calc(var(--split) - var(--fade)),#fff var(--split));padding-top:calc(var(--split) + 4rem)}
  .hx-a .hx-video{top:var(--vtop);height:calc(var(--split) - var(--vtop));object-fit:cover;filter:none;-webkit-mask-image:linear-gradient(180deg,#000 0,#000 calc(100% - var(--fade)),transparent 100%);mask-image:linear-gradient(180deg,#000 0,#000 calc(100% - var(--fade)),transparent 100%)}
  .hx-a::before{content:"";position:absolute;left:0;right:0;top:var(--vtop);height:130px;z-index:1;background:linear-gradient(180deg,rgba(0,0,0,.45),rgba(0,0,0,0));pointer-events:none}
  .hx-a .hx-mark{top:var(--vtop);height:calc(var(--split) - var(--vtop));padding-top:0;align-items:center;text-shadow:0 2px 24px rgba(0,0,0,.35)}
  .hx-a .m1{-webkit-text-stroke:1.2px rgba(255,255,255,.95)}
  .hx-a .m2{color:#fff}
  .hx-sound{position:absolute;z-index:3;right:clamp(1rem,3vw,2.5rem);top:calc(var(--split) - var(--fade) - 3.4rem);display:inline-flex;align-items:center;gap:.5rem;padding:.55rem .95rem;background:rgba(0,0,0,.55);color:#fff;border:1px solid rgba(255,255,255,.6);font:500 .72rem/1 "Jost",sans-serif;letter-spacing:.18em;text-transform:uppercase;cursor:pointer;backdrop-filter:blur(4px)}
  .hx-sound:hover,.hx-sound:focus-visible{background:#1F2124;outline:none;border-color:#fff}
  .hx-sound .ico{width:18px;height:18px}
  .hx-sound .w-on{display:none} .hx-sound.is-on .w-on{display:inline} .hx-sound.is-on .w-off{display:none}
  @media (prefers-reduced-motion:reduce){.hx-sound{display:none}}
  @media (max-width:700px){
    .hx-a{--vtop:5.6rem;--fade:40px;padding-top:calc(var(--split) + 1.8rem)}
    .hx-a::before{display:none}
    .hx-a .hx-mark{flex-direction:row;gap:.25em;font-size:10.5vw;padding-top:0;align-items:center;justify-content:center}
    .hx-sound{top:calc(var(--split) - var(--fade) - 2.6rem);right:.8rem;padding:.4rem .7rem;font-size:.62rem}
  }
  .hx-a .m1{color:#fff;-webkit-text-stroke:0}
  .hx-a .hx-mark{text-shadow:0 2px 30px rgba(0,0,0,.45),0 0 2px rgba(0,0,0,.25)}
  @media (max-width:700px){.hx-sound{top:calc(var(--vtop) + .5rem);right:.5rem;padding:.4rem}.hx-sound span{display:none}}
  @media (max-width:700px){.hx-a .hx-mark{font-weight:300}}
  /* v3 hero: the film fills the whole screen; short fade into white at the very bottom */
  .hx-a{--vtop:0px;--fade:90px;--split:100svh;min-height:0;padding-top:calc(var(--split) + 3.5rem)}
  .hx-a .hx-video{top:0;height:var(--split);object-fit:cover;object-position:center}
  .hx-a .hx-mark{top:0;height:var(--split)}
  @media (max-width:700px){.hx-a{--vtop:0px;--fade:60px;--split:100svh;padding-top:calc(var(--split) + 2rem)}.hx-a::before{display:block}.hx-a .hx-mark{flex-direction:column;font-size:19vw;gap:0;line-height:.95}}
  /* v3 exclusive: one simple card, details on /norah-residence */
  .ex2{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);background:#fff;border:1px solid #000;max-width:1080px;margin:0 auto}
  .ex2-photo{margin:0;min-height:100%}
  .ex2-photo img{width:100%;height:100%;object-fit:cover;object-position:55% 45%;display:block;min-height:340px}
  .ex2-body{padding:2.4rem 2.4rem 2.2rem;display:flex;flex-direction:column;align-items:flex-start;justify-content:center}
  .ex2-eyebrow{font-size:.7rem;letter-spacing:.3em;color:var(--accent-deep);margin:0 0 1.1rem}
  .ex2-logo{height:46px;width:auto;margin:0 0 .5rem}
  .ex2-where{font-size:.9rem;color:#5A5F65;margin:0 0 1.4rem}
  .ex2-price{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(1.7rem,2.6vw,2.2rem);margin:0 0 1.2rem;font-variant-numeric:lining-nums}
  .ex2-price span{display:block;font-family:"Jost",sans-serif;font-size:.7rem;letter-spacing:.3em;text-transform:uppercase;color:#5A5F65;margin-bottom:.2rem}
  .ex2-points{list-style:none;padding:0;margin:0 0 1.8rem;display:flex;flex-wrap:wrap;gap:.5rem}
  .ex2-points li{border:1px solid rgba(0,0,0,.25);padding:.45rem .8rem;font-size:.85rem}
  .ex2-btn{min-width:0}
  .deal2{display:flex;align-items:center;gap:1rem;width:fit-content;max-width:100%;margin:1.4rem auto 0;padding:.8rem 1.4rem .8rem .8rem;background:#fff;border:1px solid var(--rule-light)}
  .deal2 img{width:56px;height:56px;border-radius:50%;object-fit:cover;flex:none}
  .deal2 p{margin:0;display:flex;flex-wrap:wrap;align-items:baseline;column-gap:.9rem;row-gap:.15rem}
  .deal2-label{font-size:.66rem;letter-spacing:.26em;color:var(--accent-deep)}
  .deal2 b{font-family:"Jost",sans-serif;font-weight:400;font-size:1.25rem;font-variant-numeric:lining-nums}
  .deal2-note{font-size:.82rem;color:#5A5F65}
  @media (max-width:800px){.ex2{grid-template-columns:1fr}.ex2-photo img{min-height:0;height:200px}.ex2-body{padding:1.4rem 1.2rem 1.5rem}.ex2-logo{height:36px}.ex2-points{margin-bottom:1.2rem}.ex2-btn{width:100%;justify-content:center}.deal2{width:100%;padding:.7rem}.deal2 p{flex-direction:column;align-items:flex-start}}
  /* Norah Residence page */
  .nr-page{padding-top:2.4rem}
  .nr-page .nr-h1{font-size:clamp(1.8rem,3.4vw,2.6rem);font-weight:200;line-height:1.1;margin:.3rem 0 1rem}
  /* v3 services: photo cards with an icon badge, alternating tones */
  #services{background:linear-gradient(180deg,#F8F9F9 0%,#EEF0F2 100%)}
  .cap--photo{padding:0;overflow:hidden;display:flex;flex-direction:column;background:#fff;border:1px solid var(--rule-light);transition:transform .35s ease,box-shadow .35s ease}
  .cap--photo:hover{transform:translateY(-4px);box-shadow:0 14px 30px rgba(15,20,25,.12);background:#fff}
  .cap-photo{margin:0;position:relative;aspect-ratio:16/10;overflow:hidden;background:#E4E7EA}
  .cap-photo img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s ease}
  .cap--photo:hover .cap-photo img{transform:scale(1.05)}
  .cap--photo>.ico{box-sizing:content-box;width:22px;height:22px;padding:13px;margin:-24px 0 .9rem 1.5rem;background:#1F2124;color:#fff;stroke:#fff;fill:none;stroke-width:1.3;border-radius:50%;position:relative;z-index:1;border:3px solid #fff}
  .cap--photo:nth-child(3n+2)>.ico{background:var(--olive)}
  .cap--photo:nth-child(3n+3)>.ico{background:var(--accent-deep)}
  .cap--photo h3,.cap--photo p,.cap--photo .cap-link{margin-left:1.5rem;margin-right:1.5rem}
  .cap--photo h3{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:1.35rem}
  .cap--photo .cap-link{margin-top:auto;margin-bottom:1.4rem}
  @media (max-width:700px){.cap--photo>.ico{margin-left:1.1rem;padding:10px;width:18px;height:18px;margin-top:-20px}.cap--photo h3,.cap--photo p,.cap--photo .cap-link{margin-left:1.1rem;margin-right:1.1rem}.cap--photo p{font-size:.86rem}.cap-photo{aspect-ratio:16/9}}
  /* v3 inventory: live Property Finder listings */
  .pf-wrap{margin:0 0 2.4rem}
  .pf-label{display:flex;align-items:center;gap:.55rem;font-size:.7rem;letter-spacing:.26em;color:#3D4146;margin:0 0 1rem}
  .pf-dot{width:.55rem;height:.55rem;border-radius:50%;background:#2F9E5B;animation:bn-pulse 1.6s ease-in-out infinite}
  .pf-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1rem}
  @media (max-width:1100px){.pf-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}
  @media (max-width:860px){.pf-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
  .pf-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--rule-light);color:#000;text-decoration:none;transition:transform .3s ease,box-shadow .3s ease}
  .pf-card:hover{transform:translateY(-3px);box-shadow:0 12px 26px rgba(15,20,25,.12)}
  .pf-photo{margin:0;position:relative;aspect-ratio:668/452;overflow:hidden;background:#E4E7EA}
  .pf-photo img{width:100%;height:100%;object-fit:cover;display:block}
  .pf-photo.is-missing{background:linear-gradient(135deg,#E9ECEF,#D9DDE1)}
  .pf-photo.is-missing::after{content:"Photo on Property Finder";position:absolute;inset:0;display:grid;place-items:center;font-size:.7rem;letter-spacing:.18em;text-transform:uppercase;color:#6E7378}
  .pf-tag{position:absolute;left:.7rem;top:.7rem;background:#1F2124;color:#fff;font-size:.62rem;letter-spacing:.2em;padding:.32rem .55rem}
  .pf-body{padding:1rem 1.1rem 1.2rem;display:flex;flex-direction:column;gap:.3rem}
  .pf-price{margin:0;font-family:"Jost",sans-serif;font-size:1.25rem;font-variant-numeric:lining-nums}
  .pf-price small{font-size:.75rem;color:#6E7378;margin-left:.15rem}
  .pf-card h3{margin:0;font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:1.05rem;line-height:1.25}
  .pf-title{margin:0;font-size:.8rem;color:#3D4146;line-height:1.4}
  .pf-facts{margin:.2rem 0 0;font-size:.78rem;color:#000}
  .pf-where{margin:0;font-size:.74rem;color:#6E7378}
  .pf-also{margin:0 0 .9rem}
  @media (max-width:700px){
    .pf-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:.8rem;margin-right:-1.1rem;padding-right:1.1rem;scrollbar-width:none}
    .pf-grid::-webkit-scrollbar{display:none}
    .pf-card{flex:0 0 78%;scroll-snap-align:start}
    .pf-wrap{margin-bottom:1.6rem}
  }
  @media (min-width:781px){#inventory .listings{grid-template-columns:repeat(3,1fr)}}

  /* v4: clear full-screen film, intro as its own section, top-sale badge, listings slider */
  .hx-a,.hx-a.hx{height:100svh;min-height:0;padding:0;display:block;background:#fff}
  .hx-a .hx-video,.hx-a .hx-mark{top:0;height:100%}
  .hx-a .hx-video{opacity:var(--vop,1);-webkit-mask-image:linear-gradient(0deg,transparent 0,#000 var(--fade,0%));mask-image:linear-gradient(0deg,transparent 0,#000 var(--fade,0%))}
  .hx-a .hx-mark{opacity:var(--vop,1)}
  @media (max-width:700px){.hx-a,.hx-a.hx{height:100svh;padding:0}}
  .hx-intro{background:#fff;color:#000;text-align:center;padding:6rem 0;border-bottom:1px solid var(--rule-light)}
  .hx-intro .hx-inner{display:flex;flex-direction:column;align-items:center}
  .hx-intro .hx-h1{margin:0;font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(2.1rem,4.4vw,3.9rem);letter-spacing:-.005em;line-height:1.12;color:#0b0b0c}
  .hx-intro .hero-actions{margin-top:2.6rem;justify-content:center}
  .hx-intro .btn-ghost{color:#000;border-color:rgba(0,0,0,.5)}
  .hx-intro .btn-ghost:hover{background:#1F2124;color:#fff}
  @media (min-width:701px){.hx-intro{min-height:46vh;display:flex;align-items:center}.hx-intro .hx-inner{width:100%}}
  @media (max-width:700px){
    .hx-intro{padding:2.6rem 0 2.8rem}
    .hx-intro .hero-actions{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.6rem;margin-top:1.6rem;width:100%}
    .hx-intro .hero-actions .btn{min-width:0;width:100%;justify-content:center;padding:.85rem .4rem;font-size:.68rem;letter-spacing:.12em;min-height:0}
  }
  .breaking{background:#F4F5F6}
  .bn-hot{display:inline-flex;flex-direction:column;align-items:flex-start;gap:.25rem;margin:0 0 1.2rem;padding:.6rem 1.1rem;border:1px solid #000;border-radius:12px;background:#fff;text-align:left}
  .bn-hot-l{font-size:.58rem;letter-spacing:.22em;color:#3D4146}
  .bn-hot b{font-family:"Jost",sans-serif;font-weight:500;font-size:.92rem;color:#000}
  @media (min-width:901px){.bn-hot{position:absolute;left:0;top:3.2rem;margin:0;max-width:15rem}}
  .pf-bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;margin:0 0 1rem}
  .pf-bar .pf-label{margin:0}
  .pf-nav{display:flex;gap:.5rem}
  .pf-arrow{width:2.6rem;height:2.6rem;border-radius:50%;border:1px solid #000;background:#fff;color:#000;font-size:1.05rem;cursor:pointer;transition:background .2s,color .2s}
  .pf-arrow:hover{background:#1F2124;color:#fff}
  .pf-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:1rem;scrollbar-width:none;padding-bottom:.4rem}
  .pf-grid::-webkit-scrollbar{display:none}
  .pf-grid>.pf-card{flex:0 0 calc((100% - 3rem) / 3.35);scroll-snap-align:start}
  .pf-more{justify-content:center;align-items:flex-start;gap:.6rem;padding:2rem 1.6rem;background:#1F2124;color:#fff;border-color:#000}
  .pf-more-n{font-family:"Playfair Display",Georgia,serif;font-size:3.4rem;line-height:1}
  .pf-more-t{font-size:.95rem;color:rgba(255,255,255,.8)}
  .pf-more-b{margin-top:.8rem;font-size:.72rem;letter-spacing:.24em;border-bottom:1px solid #fff;padding-bottom:.2rem}
  @media (max-width:860px){.pf-grid>.pf-card{flex-basis:calc((100% - 1rem) / 2.2)}}
  @media (max-width:700px){.pf-nav{display:none}.pf-grid>.pf-card{flex-basis:78%}}
  .bn-figs{margin-bottom:2.6rem}
  .breaking .bn-source,.breaking .wrap{background:transparent}
  @media (max-width:700px){.bn-figs{margin-bottom:1.6rem}}
  /* v5: sale slider + "why live here" area cards */
  .pf-wrap--sale{margin-top:.6rem}
  .ar-wrap{margin-top:3.2rem}
  .ar-intro{display:flex;flex-wrap:wrap;align-items:flex-end;justify-content:space-between;gap:.6rem 2rem;margin:0 0 1.4rem}
  .ar-intro .plan-label{width:100%;margin:0}
  .ar-title{margin:0;font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(1.5rem,2.6vw,2.2rem);line-height:1.2;max-width:24ch;color:#0b0b0c}
  .ar-all{display:inline-flex;align-items:center;gap:.5rem;font-size:.72rem;letter-spacing:.22em;color:#000;text-decoration:none;border-bottom:1px solid #000;padding-bottom:.2rem}
  .ar-grid{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:1rem}
  .ar{position:relative;overflow:hidden;display:flex;align-items:flex-end;min-height:23rem;grid-column:span 2;color:#fff;text-decoration:none;isolation:isolate}
  .ar--photo{grid-column:span 3;min-height:28rem}
  .ar img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform .8s ease}
  .ar--photo::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(0,0,0,.05) 25%,rgba(0,0,0,.82) 100%)}
  .ar--black{background:#1F2124}.ar--olive{background:var(--olive)}.ar--sand{background:var(--accent-deep)}
  .ar-no{position:absolute;right:1.2rem;top:.4rem;z-index:-1;font-family:"Playfair Display",Georgia,serif;font-size:8rem;line-height:1;color:rgba(255,255,255,.1)}
  .ar-body{display:flex;flex-direction:column;gap:.55rem;padding:1.7rem 1.6rem 1.6rem}
  .ar-kicker{font-size:.62rem;letter-spacing:.24em;color:rgba(255,255,255,.75)}
  .ar-head{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(1.5rem,2.3vw,2.1rem);line-height:1.12}
  .ar-tease{font-size:.9rem;line-height:1.5;color:rgba(255,255,255,.85);max-width:38ch}
  .ar-tags{display:flex;flex-wrap:wrap;gap:.4rem;margin-top:.2rem}
  .ar-tags span{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;border:1px solid rgba(255,255,255,.45);padding:.28rem .55rem;border-radius:999px}
  .ar-go{display:inline-flex;align-items:center;gap:.5rem;margin-top:.7rem;font-size:.7rem;letter-spacing:.22em}
  .ar-go .ico{width:1rem;height:1rem;transition:transform .3s ease}
  .ar:hover img{transform:scale(1.05)}
  .ar:hover .ar-go .ico{transform:translateX(4px)}
  @media (max-width:900px){.ar-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.ar,.ar--photo{grid-column:span 1;min-height:22rem}}
  @media (max-width:700px){
    .ar-wrap{margin-top:2.2rem}
    .ar-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:.8rem;margin-right:-1.1rem;padding-right:1.1rem;scrollbar-width:none}
    .ar-grid::-webkit-scrollbar{display:none}
    .ar,.ar--photo{flex:0 0 82%;min-height:24rem;scroll-snap-align:start}
    .ar-title{font-size:1.4rem}
  }
  .why-kicker{display:block;font-family:"Jost",sans-serif;font-size:.7rem;font-weight:400;letter-spacing:.26em;color:var(--accent-deep);margin-bottom:.8rem}
  /* v6: area-by-area cards, full team photos, partner cards */
  .ma-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1rem}
  .ma{display:flex;flex-direction:column;gap:.7rem;background:#fff;border:1px solid var(--rule-light);border-top:3px solid #000;padding:1.6rem 1.5rem 1.4rem;color:#000}
  .ma--dark{background:#1F2124;color:#fff;border-color:#0b0b0c}
  .ma-kicker{margin:0;font-size:.64rem;letter-spacing:.22em;text-transform:uppercase;color:#6E7378}
  .ma--dark .ma-kicker{color:rgba(255,255,255,.65)}
  .ma-name{margin:0;font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:1.5rem;line-height:1.15}
  .ma-big{margin:.4rem 0 0;font-family:"Jost",sans-serif;font-size:2rem;font-weight:400;line-height:1;display:flex;flex-direction:column;gap:.35rem}
  .ma-big small{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:#6E7378}
  .ma--dark .ma-big small{color:rgba(255,255,255,.65)}
  .ma-bar{display:block;height:6px;background:#E4E7EA}
  .ma--dark .ma-bar{background:rgba(255,255,255,.18)}
  .ma-bar i{display:block;height:100%;background:var(--olive)}
  .ma--dark .ma-bar i{background:#fff}
  .ma-stats{list-style:none;margin:.3rem 0 0;padding:0;display:grid;grid-template-columns:repeat(3,auto);gap:.6rem;border-top:1px solid var(--rule-light);padding-top:.9rem}
  .ma--dark .ma-stats{border-color:rgba(255,255,255,.2)}
  .ma-stats li{display:flex;flex-direction:column;gap:.2rem}
  .ma-stats b{font-family:"Jost",sans-serif;font-weight:500;font-size:.98rem}
  .ma-stats span{font-size:.66rem;letter-spacing:.06em;color:#6E7378}
  .ma--dark .ma-stats span{color:rgba(255,255,255,.65)}
  .ma-go{margin-top:auto;padding-top:.6rem;font-size:.7rem;letter-spacing:.22em;color:inherit;text-decoration:none}
  #market .market-land{margin-top:1rem;background:var(--olive);color:#fff;border:0;padding:1.4rem 1.6rem}
  #market .mkt-land-label{color:rgba(255,255,255,.75)}
  #market .mkt-land-figs{color:#fff}
  #market .mkt-land-figs b{color:#fff;font-size:1.3rem}
  @media (max-width:1000px){.ma-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
  @media (max-width:700px){
    .ma-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:.8rem;margin-right:-1.1rem;padding-right:1.1rem;scrollbar-width:none}
    .ma-grid::-webkit-scrollbar{display:none}
    .ma{flex:0 0 80%;scroll-snap-align:start}
    #market .mkt-land-figs{display:flex;flex-direction:column;gap:.4rem}
  }
  #team .g-item{flex:0 0 auto;height:clamp(230px,26vw,340px);background:transparent}
  #team .g-item img{height:100%;width:auto;max-height:none;aspect-ratio:4/3;object-fit:contain}
  .pt-grid{display:grid;grid-template-columns:1.25fr 1fr 1fr;gap:1rem;align-items:stretch}
  .pt{display:flex;flex-direction:column;background:#fff;border:1px solid var(--rule-light);color:#000}
  .pt--dark{background:#1F2124;color:#fff;border-color:#0b0b0c}
  .pt--olive{background:var(--olive);color:#fff;border-color:var(--olive)}
  .pt-photo{margin:0;aspect-ratio:16/10;overflow:hidden}
  .pt-photo img{width:100%;height:100%;object-fit:cover;display:block}
  .pt-body{display:flex;flex-direction:column;gap:.8rem;padding:1.6rem 1.6rem 1.7rem;flex:1}
  .pt-tag{margin:0;font-size:.64rem;letter-spacing:.22em;color:#6E7378}
  .pt--dark .pt-tag,.pt--olive .pt-tag{color:rgba(255,255,255,.7)}
  .pt-logo{margin:0;height:2.6rem;display:flex;align-items:center}
  .pt-logo img{height:100%;width:auto}
  .pt-logo--chip{background:#fff;align-self:flex-start;padding:.35rem .7rem;height:3rem}
  .pt-logo--word{font-family:"Jost",sans-serif;font-weight:600;letter-spacing:.14em;font-size:1.3rem}
  .pt-head{margin:0;font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:1.55rem;line-height:1.2}
  .pt-text{margin:0;font-size:.92rem;line-height:1.55;color:#3D4146}
  .pt--dark .pt-text,.pt--olive .pt-text{color:rgba(255,255,255,.85)}
  .pt-text a{color:inherit}
  .pt-points{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:.45rem}
  .pt-points li{display:flex;align-items:center;gap:.55rem;font-size:.9rem}
  .pt-points .ico{width:1rem;height:1rem;flex:none}
  .pt-btn{align-self:flex-start;margin-top:.4rem;background:#fff;color:#000;border:1px solid #fff}
  .pt-btn:hover{background:transparent;color:#fff}
  .pt-links{margin:.3rem 0 0;display:flex;flex-wrap:wrap;gap:.4rem}
  .pt-links a{font-size:.66rem;letter-spacing:.06em;color:rgba(255,255,255,.8);border:1px solid rgba(255,255,255,.3);padding:.3rem .6rem;border-radius:999px;text-decoration:none}
  .pt-links a:hover{border-color:#fff;color:#fff}
  .pt-go{margin-top:auto;display:inline-flex;align-items:center;gap:.5rem;font-size:.7rem;letter-spacing:.22em;color:#000;text-decoration:none}
  .pt-go .ico{width:1rem;height:1rem}
  @media (max-width:1000px){.pt-grid{grid-template-columns:1fr 1fr}.pt--dark{grid-column:1/-1}}
  @media (max-width:700px){
    .pt-grid{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:.8rem;margin-right:-1.1rem;padding-right:1.1rem;scrollbar-width:none}
    .pt-grid::-webkit-scrollbar{display:none}
    .pt{flex:0 0 86%;scroll-snap-align:start}
    .pt-head{font-size:1.3rem}
    .pt-body{padding:1.3rem 1.2rem 1.4rem;gap:.65rem}
  }
  @media (min-width:701px){
    .pt-grid{grid-template-columns:1fr}
    .pt--dark{grid-column:auto}
    .pt:has(.pt-photo){flex-direction:row;min-height:23rem}
    .pt .pt-photo{flex:0 0 44%;aspect-ratio:auto}
    .pt:nth-child(2){flex-direction:row-reverse}
    .pt-body{justify-content:center;padding:2.2rem 2.6rem}
    .pt-go{margin-top:.6rem}
    .pt--olive .pt-body{display:grid;grid-template-columns:1fr 1fr;column-gap:3rem;align-items:start}
    .pt--olive .pt-points{grid-column:2;grid-row:1 / span 4;align-self:center}
  }
  @media (min-width:701px){.pt .pt-photo{position:relative}.pt .pt-photo img{position:absolute;inset:0}.pt:nth-child(2) .pt-photo{flex-basis:38%}}
  @media (max-width:700px){.pf-bar .pf-label{display:block;line-height:1.7;letter-spacing:.18em}.pf-bar .pf-dot{display:inline-block;margin-right:.45rem;vertical-align:middle}}
  /* v7: full-frame film on phones, FAQ, contact and footer */
  @media (max-width:700px){
    .hx-a,.hx-a.hx{height:auto;padding:4.4rem 0 0;background:#1F2124}
    .hx-a .hx-video{position:relative;display:block;width:100%;height:auto;aspect-ratio:1920/864;object-fit:contain}
    .hx-a .hx-mark{top:4.4rem;bottom:0;height:auto;flex-direction:row;align-items:center;justify-content:center;gap:.28em;padding:0;font-size:9.6vw;line-height:1}
    .hx-a::before{height:90px}
  }
  .faq-layout{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.4fr);gap:3rem;align-items:start}
  .faq-layout .section-head{margin:0;position:sticky;top:2rem}
  .faq-layout .section-head h2{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(1.8rem,3.2vw,2.6rem);line-height:1.15;letter-spacing:-.005em}
  .faq{display:flex;flex-direction:column;gap:.6rem}
  .faq-item{background:#fff;border:1px solid var(--rule-light);border-left:3px solid transparent;transition:border-color .2s}
  .faq-item[open]{border-left-color:#000}
  .faq-item summary{list-style:none;display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:1.05rem 1.2rem;cursor:pointer}
  .faq-item summary::-webkit-details-marker{display:none}
  .faq-item summary::after{content:"+";flex:none;display:grid;place-items:center;width:1.9rem;height:1.9rem;border-radius:50%;background:#1F2124;color:#fff;font:400 1.1rem/1 "Jost",sans-serif;transition:transform .25s}
  .faq-item[open] summary::after{transform:rotate(45deg)}
  .faq-item summary h3{margin:0;font-family:"Jost",sans-serif;font-weight:500;font-size:1.02rem;line-height:1.35;letter-spacing:0;color:#0b0b0c}
  .faq-item>p,.faq-item>div{margin:0;padding:0 1.2rem 1.2rem;font-size:.94rem;line-height:1.6;color:#3D4146;max-width:62ch}
  @media (max-width:860px){.faq-layout{grid-template-columns:1fr;gap:1.4rem}.faq-layout .section-head{position:static}}
  @media (max-width:700px){.faq-item summary{padding:.9rem 1rem}.faq-item summary h3{font-size:.95rem}.faq-item>p,.faq-item>div{padding:0 1rem 1rem;font-size:.9rem}.faq{gap:.45rem}}
  .contact2{background:#1F2124;color:#fff;padding:5.5rem 0}
  .c2-grid{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:3.5rem;align-items:center}
  .c2-eyebrow{margin:0 0 1rem;font-size:.7rem;letter-spacing:.28em;color:var(--accent)}
  .c2-head{margin:0;font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:clamp(2.1rem,4.4vw,3.6rem);line-height:1.1;text-wrap:balance}
  .c2-lede{margin:1.2rem 0 0;font-size:1rem;line-height:1.6;color:rgba(255,255,255,.75);max-width:46ch}
  .c2-actions{display:flex;flex-wrap:wrap;gap:.7rem;margin-top:2rem}
  .c2-btn{display:inline-flex;align-items:center;justify-content:center;gap:.6rem;padding:1rem 1.6rem;border:1px solid rgba(255,255,255,.6);color:#fff;text-decoration:none;font-size:.78rem;letter-spacing:.2em;transition:background .2s,color .2s}
  .c2-btn .ico{width:1.1rem;height:1.1rem}
  .c2-btn:hover{background:#fff;color:#000}
  .c2-btn--wa{background:var(--olive);border-color:var(--olive)}
  .c2-details{margin:0;display:flex;flex-direction:column;border-top:1px solid rgba(255,255,255,.2)}
  .c2-details>div{padding:1.1rem 0;border-bottom:1px solid rgba(255,255,255,.2);display:flex;flex-direction:column;gap:.3rem}
  .c2-details dt{font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.55)}
  .c2-details dd{margin:0;font-family:"Jost",sans-serif;font-size:1.08rem;color:#fff;overflow-wrap:anywhere}
  .c2-details a{color:#fff;text-decoration:none}
  @media (max-width:860px){.c2-grid{grid-template-columns:1fr;gap:2.2rem}}
  @media (max-width:700px){.contact2{padding:3rem 0}.c2-actions{display:grid;grid-template-columns:1fr 1fr}.c2-btn{padding:.95rem .5rem;font-size:.7rem;letter-spacing:.14em}.c2-details>div{padding:.85rem 0}.c2-details dd{font-size:1rem}}
  .ft{background:#F4F5F6;color:#0b0b0c;padding:4rem 0 2rem;border-top:1px solid var(--rule-light)}
  .ft-top{display:grid;grid-template-columns:1.3fr repeat(3,1fr);gap:2.5rem}
  .ft-mark{font-size:1.15rem}
  .ft .wordmark .a{color:#6E7378}.ft .wordmark .b{color:#0b0b0c}
  .ft-brand p{margin:.8rem 0 0;font-family:"Playfair Display",Georgia,serif;font-size:1.15rem;line-height:1.3;max-width:16ch}
  .ft-col{display:flex;flex-direction:column;gap:.55rem;font-size:.9rem}
  .ft-h{margin:0 0 .3rem;font-size:.66rem;letter-spacing:.24em;color:#6E7378}
  .ft-col a,.ft-col span{color:#0b0b0c;text-decoration:none;overflow-wrap:anywhere}
  .ft-col a:hover{text-decoration:underline}
  .ft-bottom{margin-top:3rem;padding-top:1.3rem;border-top:1px solid var(--rule-light);display:flex;flex-wrap:wrap;justify-content:space-between;gap:.6rem 2rem;font-size:.75rem;color:#6E7378}
  @media (max-width:860px){.ft-top{grid-template-columns:1fr 1fr;gap:2rem 1.5rem}.ft-brand{grid-column:1/-1}}
  @media (max-width:700px){.ft{padding:2.6rem 0 1.6rem}.ft-col{font-size:.85rem}.ft-bottom{margin-top:2rem;flex-direction:column}}
  @media (max-width:700px){
    #faq details summary{padding:.9rem 1rem}
    #faq details summary h3{font-size:.95rem}
    .hx-a,.hx-a.hx{padding-top:5.4rem}
    .hx-a .hx-mark{top:5.4rem}
    .ft-top>.ft-col:last-child{grid-column:1/-1}
  }
  .ft .wordmark .b{background:none;-webkit-background-clip:border-box;background-clip:border-box;-webkit-text-fill-color:#0b0b0c;color:#0b0b0c}
  /* v8: phone hero = video at half screen with menu and wordmark on it; quieter intro */
  @media (max-width:700px){
    .hx-a,.hx-a.hx{height:55svh;min-height:320px;padding:0;background:#1F2124}
    .hx-a .hx-video{position:absolute;inset:0;width:100%;height:100%;aspect-ratio:auto;object-fit:cover;object-position:center}
    .hx-a .hx-mark{top:0;bottom:0;height:100%;padding-top:2.5rem;font-size:11vw;gap:.26em}
    .hx-a::before{display:block;height:120px;background:linear-gradient(180deg,rgba(0,0,0,.55),rgba(0,0,0,0))}
    .hx-intro{padding:2.6rem 0 2.8rem}
    .hx-intro .hx-h1{font-size:1.95rem;line-height:1.15}
    .hx-intro .hx-h1::after{content:"";display:block;width:2.4rem;height:1px;background:#1F2124;margin:1.3rem auto 0}
    .hx-intro .hero-actions{display:flex;flex-wrap:wrap;justify-content:center;gap:.9rem 1.4rem;margin-top:1.6rem;width:100%}
    .hx-intro .hero-actions .btn-whatsapp{order:-1;flex:0 0 100%;max-width:19rem;padding:1rem;font-size:.74rem;letter-spacing:.2em}
    .hx-intro .hero-actions .btn-ghost{flex:0 0 auto;width:auto;border:0;background:none;padding:.15rem 0;min-height:0;font-size:.64rem;letter-spacing:.2em;color:#3D4146;border-bottom:1px solid rgba(0,0,0,.3);border-radius:0}
    .hx-intro .hero-actions .btn-ghost .ico{display:none}
    .hx-intro .hero-actions .btn-ghost:hover{background:none;color:#000}
  }
  @media (max-width:700px){
    .topbar .masthead .wordmark{visibility:hidden}
    .hx-a .hx-mark{padding-top:0}
    .hx-a .hx-mark::after{content:"REAL ESTATE";position:absolute;left:0;right:0;top:calc(50% + 1.9rem);text-align:center;font-size:.62rem;font-weight:300;letter-spacing:.5em;color:rgba(255,255,255,.85)}
    .hx-intro .hero-actions{gap:.9rem 1.1rem}
    .hx-intro .hero-actions .btn-ghost{letter-spacing:.15em}
  }
  /* v9: phone polish - fade, menu on video, one button scale */
  .bn-chips{display:contents}
  @media (max-width:860px){
    .topbar nav{display:flex;gap:1.1rem;overflow-x:auto;scrollbar-width:none;white-space:nowrap}
    .topbar nav::-webkit-scrollbar{display:none}
    .topbar nav a{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:#fff;text-shadow:0 1px 6px rgba(0,0,0,.45)}
  }
  @media (max-width:700px){
    .topbar .masthead{padding:1rem 0 .6rem;gap:0}
    .topbar .masthead .wordmark{display:none}
    .topbar nav{width:100%;justify-content:flex-start;margin-right:-1.1rem;padding-right:1.1rem}
    .hx-a,.hx-a.hx{background:#fff}
    .hx-a::after{content:"";position:absolute;left:0;right:0;bottom:-1px;height:90px;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(255,255,255,0),#fff)}
    /* one button scale on phones */
    .btn{min-height:44px;padding:.8rem 1.3rem;font-size:.68rem;letter-spacing:.16em}
    .hx-intro .hero-actions .btn-whatsapp{flex:0 0 auto;width:auto;max-width:none;padding:.8rem 1.6rem;font-size:.68rem;letter-spacing:.16em}
    .hx-intro .hx-h1::after{margin-top:1.1rem}
    /* market strip: badges as one even row */
    .bn-chips{display:flex;justify-content:center;align-items:stretch;gap:.6rem;margin:0 0 1rem;width:100%}
    .bn-badge,.bn-hot{position:static;margin:0;flex:1 1 0;max-width:11rem;min-height:3.2rem;box-sizing:border-box;border-radius:10px;padding:.5rem .8rem;box-shadow:none;justify-content:center}
    .bn-badge{gap:.55rem;border-width:1.5px}
    .bn-badge-t{font-size:.95rem;letter-spacing:.2em}
    .bn-badge-t small{font-size:.5rem;margin-top:.25rem}
    .bn-pulse{width:.7rem;height:.7rem}
    .bn-hot{align-items:flex-start}
    .bn-hot-l{font-size:.5rem;letter-spacing:.16em}
    .bn-hot b{font-size:.8rem;line-height:1.25}
  }
  @media (max-width:700px){
    .hx-intro .hero-actions .btn-whatsapp{order:-2}
    .hx-intro .hero-actions::before{content:"";order:-1;flex:0 0 100%;height:0}
    .bn-chips{gap:.5rem}
    .bn-badge,.bn-hot{min-height:0;padding:.45rem .75rem;max-width:10.5rem}
    .bn-hot-l{letter-spacing:.1em}
    .bn-hot b{font-size:.76rem}
    .bn-badge-t{font-size:.85rem}
  }
  @media (max-width:700px){.c2-btn{min-height:44px;padding:.8rem .5rem;font-size:.68rem;letter-spacing:.16em}.ex2-btn{width:auto;align-self:flex-start;padding:.8rem 1.6rem}}
  /* v10: shorter, lighter fade at the very bottom of the phone video */
  @media (max-width:700px){.hx-a::after{height:44px;background:linear-gradient(180deg,rgba(255,255,255,0) 0%,rgba(255,255,255,.55) 60%,#fff 100%)}}

/* v11: Norah card in four levels. */
.ex2-eyebrow{margin-bottom:.9rem}
.ex2-logo{margin-bottom:1rem}
.ex2-price{display:flex;align-items:baseline;gap:.6rem;white-space:nowrap}
.ex2-price span{display:inline;margin:0}
.ex2-points{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:.5rem;width:100%}
.ex2-points li{display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;gap:.15rem;padding:.6rem .4rem;font-size:.72rem;letter-spacing:.04em;line-height:1.2}
.ex2-points li b{font-family:"Playfair Display",Georgia,serif;font-weight:500;font-size:1.25rem;letter-spacing:0}

/* v12: phone hero as v10, with no top shade and only a thin fade at the very bottom edge */
@media (max-width:700px){
  .hx-a::before{display:none}
  .hx-a::after{height:22px;background:linear-gradient(180deg,rgba(255,255,255,0) 0%,#fff 100%)}
}

/* v14: depth. Soft layered shadows, hairline frames, one radius, refined buttons, quiet section rhythm. */
:root{--r:12px;--r-sm:8px;--hair:rgba(17,17,17,.09);--tint:#F6F4F0;
  --sh-1:0 1px 2px rgba(17,17,17,.04),0 3px 10px rgba(17,17,17,.05);
  --sh-2:0 2px 4px rgba(17,17,17,.04),0 10px 28px rgba(17,17,17,.09),0 24px 48px -24px rgba(17,17,17,.12)}
/* cards */
.ex2,.deal2,.cap,.pf-card,.ma,.pt,.faq-item,.g-item,#market .market-land,.bn-figs{border-radius:var(--r);overflow:hidden}
.ex2,.deal2,.cap,.pf-card,.ma,.pt,.faq-item{border:1px solid var(--hair);box-shadow:var(--sh-1);transition:box-shadow .3s ease,transform .3s ease}
.ex2{box-shadow:var(--sh-2)}
.ma{border-top:1px solid var(--hair)}
.ma--dark{border-color:#000}
.pt--dark{border-color:#000}.pt--olive{border-color:var(--olive)}
.ar{border-radius:var(--r);box-shadow:var(--sh-2)}
#market .market-land{box-shadow:var(--sh-1)}
#team .g-item{border-radius:var(--r);box-shadow:var(--sh-1)}
#team .g-item img{border-radius:var(--r)}
@media (hover:hover){.cap:hover,.pf-card:hover,.ma:hover,.pt:hover{box-shadow:var(--sh-2);transform:translateY(-3px)}}
/* rails keep room for the shadows */
.pf-grid,.ma-grid,.pt-grid,.gallery,.capabilities,.ar-grid{padding-top:6px;padding-bottom:22px;margin-top:-6px}
/* market strip figures sit in a framed panel */
.bn-figs{background:#fff;border:1px solid var(--hair);box-shadow:var(--sh-1)}
.bn-badge,.bn-hot{box-shadow:var(--sh-1)}
/* Norah card details */
.ex2-points li{border-radius:var(--r-sm);border-color:var(--hair);background:var(--tint)}
.deal2 img{box-shadow:0 0 0 3px #fff,0 0 0 4px var(--hair)}
/* developer tiles */
.dev{border-radius:var(--r-sm)}
/* buttons: solid primary, outlined secondary, one radius, gentle lift */
.btn,.c2-btn,.ex2-btn{border-radius:var(--r-sm);transition:background-color .2s,border-color .2s,color .2s,box-shadow .2s,transform .15s}
.btn-solid,.btn-whatsapp,.c2-btn--wa{box-shadow:0 1px 2px rgba(0,0,0,.08),0 6px 16px -6px rgba(0,0,0,.28)}
@media (hover:hover){.btn:hover,.c2-btn:hover{transform:translateY(-1px)}}
.btn:active,.c2-btn:active{transform:translateY(1px);box-shadow:none}
.pt-links a,.ar-tags span{border-radius:999px}
/* FAQ */
.faq-item{margin-bottom:.6rem;border-left-width:1px}
.faq-item[open]{box-shadow:var(--sh-2);border-color:rgba(122,107,87,.45)}
/* section rhythm: a fine sand rule at the top of each light section, icon accents in a ring */
section.paper,section.paper-2{position:relative}
section.paper::before,section.paper-2::before{content:"";position:absolute;top:0;left:50%;transform:translateX(-50%);width:min(1180px,calc(100% - 2.2rem));height:1px;background:linear-gradient(90deg,transparent,rgba(122,107,87,.45),transparent)}
.eyebrow .ico{box-sizing:content-box;width:13px;height:13px;padding:5px;border:1px solid rgba(122,107,87,.45);border-radius:50%;color:var(--accent-deep);background:#fff}
.dark .eyebrow .ico,.contact2 .eyebrow .ico{background:transparent;color:var(--accent)}

/* v15: calmer market strip. One small live line, the headline, three plain figures, the ticker. */
#pulse .bn-meta{display:flex;align-items:center;justify-content:center;gap:.45rem;margin:0 0 1rem;font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:#5A5F65}
#pulse .bn-meta b{font-weight:600;color:#2F7D4F;letter-spacing:.2em}
#pulse .bn-meta-dot{width:.5rem;height:.5rem;border-radius:50%;background:#2F9E5B;box-shadow:0 0 0 3px rgba(47,158,91,.18);animation:bn-pulse 1.6s ease-in-out infinite}
@media (prefers-reduced-motion:reduce){#pulse .bn-meta-dot{animation:none}}
#pulse .bn-figs{background:none;border:0;border-radius:0;box-shadow:none;overflow:visible;margin-top:1.6rem}
#pulse .bn-figs>div{border:0;padding:.2rem 1.4rem}
#pulse .bn-figs>div+div{border-left:1px solid rgba(17,17,17,.14)}
@media (max-width:700px){
  #pulse .bn-figs{flex-direction:row;flex-wrap:nowrap;width:100%;margin:1.3rem 0 1.6rem}
  #pulse .bn-figs>div{flex:1 1 0;padding:.1rem .4rem;border-top:0}
  #pulse .bn-figs>div+div{border-left:1px solid rgba(17,17,17,.14);border-top:0}
}
#pulse .bn-head{text-wrap:balance}
#pulse{padding-bottom:0}

/* v16: minimal pass. Fewer words, centred symmetric heads, charcoal blocks framed in white, taupe accent. */
.section-head>p:not(.eyebrow),.cap p,.pf-title,.pf-where,.ar-tease,.ar-tags,.pt-text,.pt-points,.pt-links,.market-note,.c2-lede,.rail-hint,.ma-bar,.ma-stats,.deal2-note,.svc-head>p:not(.eyebrow){display:none!important}
.section-head{max-width:none;margin-inline:auto;text-align:center;margin-bottom:1.8rem}
.section-head .eyebrow{justify-content:center}
.section-head h2{margin-inline:auto}
/* charcoal blocks get a fine white inner frame */
section.dark,.contact2,.ma--dark,.pt--dark,.bn-ticker{outline:1px solid rgba(255,255,255,.42);outline-offset:-9px}
.ma--dark,.pt--dark{outline-offset:-7px}
.bn-ticker{outline-offset:-5px}
/* Norah: name, one price line, two equal buttons */
.ex2-body{align-items:center;text-align:center;gap:0}
.ex2-logo{margin:0 0 .9rem}
.ex2-price{justify-content:center;margin:0 0 1.4rem;font-size:clamp(1.5rem,2.4vw,2rem)}
.ex2-price span{font-size:.72rem;letter-spacing:.2em}
.ex2-actions{display:flex;gap:.6rem;width:100%;max-width:22rem}
.ex2-actions .ex2-btn{flex:1 1 0;width:auto;justify-content:center;align-self:auto;padding:.85rem .6rem}
.btn-line{background:transparent;color:#1F2124;border:1px solid #1F2124;box-shadow:none}
@media (hover:hover){.btn-line:hover{background:#1F2124;color:#fff}}
/* deal card: centred, just label and figure */
.deal2{margin-inline:auto}
/* services cards: photo, title, link, all centred */
.cap{text-align:center;align-items:center}
.cap h3{margin-bottom:1rem}
.cap .cap-link{justify-content:center}
.pt-tag,.ar-intro .plan-label{display:none!important}
.ar-intro{text-align:center;display:flex;flex-direction:column;align-items:center}
.pf-bar{justify-content:center;text-align:center}
.c2-main{text-align:center}.c2-actions{justify-content:center}
.section-head .eyebrow{width:100%;max-width:none;justify-content:center;grid-column:1/-1}

/* v19: social icon links (only shown once the links are added) */
.c2-social{display:flex;justify-content:center;gap:.7rem;margin-top:1rem}
.c2-social a,.ft-social a{display:inline-grid;place-items:center;width:44px;height:44px;border:1px solid rgba(255,255,255,.45);border-radius:50%;color:#fff;transition:background-color .2s,border-color .2s}
.c2-social a:hover{background:rgba(255,255,255,.1);border-color:#fff}
.c2-social .ico,.ft-social .ico{width:20px;height:20px}
.ft-social{display:flex;gap:.6rem;margin-top:.4rem}
.ft-social a{width:40px;height:40px;border-color:var(--hair,rgba(0,0,0,.14));color:#1F2124}
.ft-social a:hover{background:#1F2124;color:#fff}