/* Royal Prince Real Estate — site stylesheet
   Layout: editorial dark-gold; wide wrap, generous vertical rhythm, market-led sections.
   Tokens follow the RPRE brand system (Cormorant Garamond display / Manrope body / gold on near-black). */
/* Fonts: Cormorant Garamond and Manrope (SIL Open Font License), served from this site in WOFF2 — latin and latin-ext subsets only. */
@font-face{font-family:'Cormorant Garamond';font-style:italic;font-weight:400;font-display:swap;src:url(../fonts/cormorant-italic-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Cormorant Garamond';font-style:italic;font-weight:400;font-display:swap;src:url(../fonts/cormorant-italic-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/cormorant-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/cormorant-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:500;font-display:swap;src:url(../fonts/cormorant-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Cormorant Garamond';font-style:normal;font-weight:500;font-display:swap;src:url(../fonts/cormorant-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Manrope';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/manrope-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Manrope';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/manrope-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Manrope';font-style:normal;font-weight:500;font-display:swap;src:url(../fonts/manrope-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Manrope';font-style:normal;font-weight:500;font-display:swap;src:url(../fonts/manrope-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Manrope';font-style:normal;font-weight:600;font-display:swap;src:url(../fonts/manrope-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Manrope';font-style:normal;font-weight:600;font-display:swap;src:url(../fonts/manrope-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Manrope';font-style:normal;font-weight:700;font-display:swap;src:url(../fonts/manrope-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Manrope';font-style:normal;font-weight:700;font-display:swap;src:url(../fonts/manrope-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}
@font-face{font-family:'Manrope';font-style:normal;font-weight:800;font-display:swap;src:url(../fonts/manrope-normal-latin-ext.woff2) format('woff2');unicode-range:U+0100-02BA, U+02BD-02C5, U+02C7-02CC, U+02CE-02D7, U+02DD-02FF, U+0304, U+0308, U+0329, U+1D00-1DBF, U+1E00-1E9F, U+1EF2-1EFF, U+2020, U+20A0-20AB, U+20AD-20C4, U+2113, U+2C60-2C7F, U+A720-A7FF}
@font-face{font-family:'Manrope';font-style:normal;font-weight:800;font-display:swap;src:url(../fonts/manrope-normal-latin.woff2) format('woff2');unicode-range:U+0000-00FF, U+0131, U+0152-0153, U+02BB-02BC, U+02C6, U+02DA, U+02DC, U+0304, U+0308, U+0329, U+2000-206F, U+20AC, U+2122, U+2191, U+2193, U+2212, U+2215, U+FEFF, U+FFFD}


:root {
  --base: #171812;
  --surface: #1d1e17;
  --surface-2: #28251b;
  --night: #11110e;
  --ink: #f2ecdf;
  --ink-soft: #bcb39f;
  --ink-mute: #8d8672;
  --gold: #caa552;
  --gold-pale: #dfc57f;
  --gold-ink: #caa552;
  --gold-wash: rgba(202, 165, 82, .10);
  --line: rgba(223, 197, 127, .18);
  --line-strong: rgba(223, 197, 127, .34);
  --paper: #f7f4ec;
  --on-gold: #171812;
  --wa: #1f9d58;
  --shadow: 0 24px 60px rgba(0, 0, 0, .45);
  --serif: "Cormorant Garamond", "Times New Roman", Georgia, serif;
  --sans: "Manrope", "Helvetica Neue", Arial, sans-serif;
  --maxw: 1320px;
  --gutter-l: max(20px, env(safe-area-inset-left, 0px));
  --gutter-r: max(20px, env(safe-area-inset-right, 0px));
  --radius: 2px;
  --ease: cubic-bezier(.2, .7, .2, 1);
  color-scheme: dark;
}
@media (prefers-color-scheme: light) {
  :root:not([data-theme="dark"]) {
    --base: #f8f5ee; --surface: #f2ede4; --surface-2: #e9e1d3; --night: #2c2c27;
    --ink: #302f2b; --ink-soft: #706d64; --ink-mute: #8a8578;
    --gold: #b68e38; --gold-pale: #d4b66b; --gold-ink: #8c6a27; --gold-wash: rgba(182, 142, 56, .11);
    --line: rgba(48, 47, 43, .16); --line-strong: rgba(48, 47, 43, .32); --paper: #fffdf8; --on-gold: #1a1812;
    --shadow: 0 24px 60px rgba(60, 50, 20, .14);
    color-scheme: light;
  }
}
:root[data-theme="light"] {
  --base: #f8f5ee; --surface: #f2ede4; --surface-2: #e9e1d3; --night: #2c2c27;
  --ink: #302f2b; --ink-soft: #706d64; --ink-mute: #8a8578;
  --gold: #b68e38; --gold-pale: #d4b66b; --gold-ink: #8c6a27; --gold-wash: rgba(182, 142, 56, .11);
  --line: rgba(48, 47, 43, .16); --line-strong: rgba(48, 47, 43, .32); --paper: #fffdf8; --on-gold: #1a1812;
  --shadow: 0 24px 60px rgba(60, 50, 20, .14);
  color-scheme: light;
}

/* ---------- base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; } }
body {
  margin: 0; background: var(--base); color: var(--ink);
  font-family: var(--sans); font-size: 16px; line-height: 1.65; font-weight: 400;
  -webkit-font-smoothing: antialiased; overflow-x: hidden;
}
body::before { content: ""; position: fixed; inset: 0 0 auto; height: env(safe-area-inset-top, 0px); z-index: 60; background: var(--night); }
img, svg, video { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
p { margin: 0 0 1em; }
ul, ol { margin: 0; padding: 0; list-style: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; padding: 0; }
:focus-visible { outline: 2px solid var(--gold-pale); outline-offset: 3px; }
.skip { position: absolute; left: -999px; top: 8px; z-index: 100; background: var(--gold); color: var(--on-gold); padding: 8px 14px; }
.skip:focus { left: 12px; }
[hidden] { display: none !important; }

h1, h2, h3, .display { font-family: var(--serif); font-weight: 400; line-height: 1.05; letter-spacing: -.005em; margin: 0; text-wrap: balance; }
h1 { font-size: clamp(2.6rem, 6.2vw, 5.2rem); }
h2 { font-size: clamp(2rem, 4.4vw, 3.6rem); }
h3 { font-size: clamp(1.45rem, 2.4vw, 2rem); }
h4 { font-family: var(--sans); font-weight: 600; font-size: 1.02rem; margin: 0; letter-spacing: .01em; }
em, .gold-em { color: var(--gold-ink); font-style: italic; }
.eyebrow { font-size: .72rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-ink); font-weight: 600; display: inline-flex; align-items: center; gap: 12px; margin: 0 0 18px; }
.eyebrow::before { content: ""; width: 8px; height: 8px; background: var(--gold); flex: none; }
.eyebrow.plain::before { display: none; }
.lead { font-size: clamp(1.08rem, 1.5vw, 1.28rem); color: var(--ink-soft); line-height: 1.6; max-width: 62ch; }
.muted { color: var(--ink-soft); }
.small { font-size: .88rem; }
.measure { max-width: 66ch; }
.tabular { font-variant-numeric: tabular-nums; }
.nowrap { white-space: nowrap; }

.wrap { width: 100%; max-width: var(--maxw); margin-inline: auto; padding-left: var(--gutter-l); padding-right: var(--gutter-r); }
.section { padding-block: clamp(64px, 9vw, 128px); position: relative; }
.section.tight { padding-block: clamp(40px, 6vw, 80px); }
.section.alt { background: var(--surface); }
.section.night { background: var(--night); }
.section + .section.flush { padding-top: 0; }
.section-head { display: grid; gap: 18px; margin-bottom: clamp(32px, 5vw, 64px); max-width: 60ch; }
.section-head.split { max-width: none; grid-template-columns: 1fr auto; align-items: end; }
@media (max-width: 760px) { .section-head.split { grid-template-columns: 1fr; } }
.rule { height: 1px; background: var(--line); border: 0; margin: 0; }

/* ---------- buttons ---------- */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 12px; padding: 16px 26px; border: 1px solid var(--gold); background: var(--gold); color: var(--on-gold); font-size: .76rem; letter-spacing: .18em; text-transform: uppercase; font-weight: 700; border-radius: var(--radius); transition: transform .25s var(--ease), background .25s, color .25s, border-color .25s; min-height: 52px; text-align: center; }
.btn:hover { transform: translateY(-2px); background: var(--gold-pale); border-color: var(--gold-pale); }
.btn svg { width: 16px; height: 16px; flex: none; }
.btn.ghost { background: transparent; color: var(--ink); border-color: var(--line-strong); }
.btn.ghost:hover { background: var(--gold-wash); border-color: var(--gold); color: var(--ink); }
.btn.wa { background: var(--wa); border-color: var(--wa); color: #fff; }
.btn.wa:hover { background: #25b865; border-color: #25b865; }
.btn.sm { padding: 11px 18px; min-height: 40px; font-size: .68rem; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; min-width: 0; }
.btn-row .btn { max-width: 100%; }
.link { display: inline-flex; align-items: center; gap: 10px; color: var(--gold-ink); font-size: .78rem; letter-spacing: .16em; text-transform: uppercase; font-weight: 700; border-bottom: 1px solid transparent; transition: border-color .2s, gap .2s; }
.link:hover { border-color: var(--gold-ink); gap: 14px; }
.link svg { width: 14px; height: 14px; }

/* ---------- header ---------- */
.site-header { position: sticky; top: env(safe-area-inset-top, 0px); z-index: 50; background: color-mix(in srgb, var(--night) 88%, transparent); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); border-bottom: 1px solid var(--line); }
.site-header .wrap { display: grid; grid-template-columns: 1fr auto 1fr; align-items: center; min-height: 84px; gap: 16px; }
.nav { display: flex; gap: 28px; }
.nav a { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; font-weight: 600; color: var(--ink-soft); padding: 6px 0; border-bottom: 1px solid transparent; transition: color .2s, border-color .2s; }
.nav a:hover, .nav a[aria-current="page"] { color: var(--ink); border-color: var(--gold); }
.site-header .actions { display: flex; justify-content: flex-end; align-items: center; gap: 14px; }

.brand { display: inline-grid; justify-items: center; text-align: center; color: var(--ink); line-height: 1; }
.brand img { height: 46px; width: auto; }
.brand .word { font-family: var(--sans); font-weight: 800; font-size: 1.28rem; letter-spacing: .06em; text-transform: uppercase; line-height: .98; }
.brand .word i { font-style: normal; color: var(--gold); }
.brand .sub { font-size: .5rem; letter-spacing: .5em; text-transform: uppercase; color: var(--ink-soft); margin-top: 7px; padding-left: .5em; }
.brand.lg img { height: 74px; }
.brand.lg .word { font-size: 2rem; }
.brand.lg .sub { font-size: .62rem; }

.theme-toggle { display: inline-grid; grid-template-columns: 1fr 1fr; width: 92px; height: 34px; padding: 3px; border: 1px solid var(--line-strong); background: var(--surface); }
.theme-toggle button { display: inline-flex; align-items: center; justify-content: center; color: var(--ink-soft); transition: background .2s, color .2s; }
.theme-toggle button svg { width: 13px; height: 13px; }
.theme-toggle button[aria-pressed="true"] { background: var(--gold); color: var(--on-gold); }

.burger { display: none; width: 44px; height: 44px; align-items: center; justify-content: center; }
.burger span { display: block; width: 22px; height: 1.5px; background: var(--ink); position: relative; }
.burger span::before, .burger span::after { content: ""; position: absolute; left: 0; width: 22px; height: 1.5px; background: var(--ink); transition: transform .25s; }
.burger span::before { top: -7px; } .burger span::after { top: 7px; }
.menu-open .burger span { background: transparent; }
.menu-open .burger span::before { transform: translateY(7px) rotate(45deg); }
.menu-open .burger span::after { transform: translateY(-7px) rotate(-45deg); }

.mobile-menu { position: fixed; inset: 0; z-index: 49; background: var(--night); display: none; padding: calc(100px + env(safe-area-inset-top, 0px)) var(--gutter-r) 40px var(--gutter-l); overflow: auto; }
.menu-open .mobile-menu { display: block; }
.mobile-menu nav { display: grid; gap: 4px; }
.mobile-menu nav a { font-family: var(--serif); font-size: 2.2rem; padding: 10px 0; border-bottom: 1px solid var(--line); color: var(--ink); }
.mobile-menu .sub-links { display: grid; grid-template-columns: 1fr 1fr; gap: 10px 20px; margin-top: 26px; }
.mobile-menu .sub-links a { font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-soft); }
.mobile-menu .btn-row { margin-top: 32px; }

@media (max-width: 980px) {
  .site-header .wrap { grid-template-columns: auto 1fr auto; min-height: 72px; }
  .site-header .nav, .site-header .cta-desktop { display: none; }
  .burger { display: inline-flex; }
  .brand img { height: 38px; }
  .brand .word { font-size: 1.1rem; }
}

/* ---------- hero ---------- */
.hero { position: relative; background: var(--night); color: #f2ecdf; overflow: hidden; isolation: isolate; }
.hero .bg { position: absolute; inset: 0; z-index: -2; }
.hero .bg img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity 1.1s var(--ease), transform 7s linear; transform: scale(1.04); }
.hero .bg img.is-active { opacity: 1; transform: scale(1); }
.hero .veil { position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(17,17,14,.92) 0%, rgba(17,17,14,.72) 45%, rgba(17,17,14,.35) 100%), linear-gradient(0deg, rgba(17,17,14,.95) 0%, rgba(17,17,14,.1) 45%); }
.hero .wrap { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: clamp(32px, 5vw, 80px); align-items: end; padding-block: clamp(72px, 11vw, 150px) clamp(40px, 6vw, 80px); min-height: min(86vh, 900px); }
.hero h1 { color: #f2ecdf; }
.hero h1 em { color: var(--gold-pale); }
.hero .lead { color: rgba(242,236,223,.82); margin: 24px 0 32px; }
.hero .eyebrow { color: var(--gold-pale); }
.hero .btn.ghost { color: #f2ecdf; border-color: rgba(242,236,223,.4); }
.hero .btn.ghost:hover { border-color: var(--gold-pale); background: rgba(202,165,82,.12); }
.trust { display: flex; flex-wrap: wrap; gap: 10px 28px; margin-top: 40px; font-size: .72rem; letter-spacing: .14em; text-transform: uppercase; color: rgba(242,236,223,.62); }
.trust b { color: var(--gold-pale); font-weight: 600; }

.market-switch { background: color-mix(in srgb, var(--night) 72%, transparent); border: 1px solid rgba(223,197,127,.26); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px); padding: 22px; display: grid; gap: 18px; }
.market-switch .tabs { display: flex; flex-wrap: wrap; gap: 6px; }
.market-switch .tabs button { padding: 9px 14px; font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; font-weight: 700; color: rgba(242,236,223,.7); border: 1px solid rgba(223,197,127,.22); transition: background .2s, color .2s, border-color .2s; }
.market-switch .tabs button[aria-selected="true"] { background: var(--gold); color: var(--on-gold); border-color: var(--gold); }
.market-switch .panel { display: grid; gap: 10px; min-height: 150px; }
.market-switch .panel .city { font-family: var(--serif); font-size: 2rem; line-height: 1; color: #f2ecdf; }
.market-switch .panel .city small { display: block; font-family: var(--sans); font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-pale); margin-bottom: 8px; }
.market-switch .panel p { color: rgba(242,236,223,.8); margin: 0; }
.market-switch .panel .for { font-size: .86rem; color: rgba(242,236,223,.62); }
.market-switch .panel .for b { color: #f2ecdf; font-weight: 600; }
.market-switch .panel .btn-row { margin-top: 6px; }
@media (max-width: 900px) { .hero .wrap { grid-template-columns: 1fr; min-height: 0; align-items: start; } .market-switch { padding: 18px; } }

/* ---------- tracks (start with your situation) ---------- */
.tracks { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.track { background: var(--base); padding: clamp(26px, 3vw, 40px); display: grid; gap: 16px; align-content: start; position: relative; transition: background .25s; min-width: 0; }
.track:hover { background: var(--surface); }
.track .num { font-family: var(--serif); font-size: 1.1rem; color: var(--gold-ink); letter-spacing: .1em; }
.track h3 { font-size: clamp(1.5rem, 2.2vw, 1.9rem); }
.track p { color: var(--ink-soft); margin: 0; }
.track ul { display: grid; gap: 8px; font-size: .92rem; color: var(--ink-soft); }
.track ul li { padding-left: 18px; position: relative; }
.track ul li::before { content: ""; position: absolute; left: 0; top: .65em; width: 8px; height: 1px; background: var(--gold); }
.track .btn-row { margin-top: 8px; }
@media (max-width: 900px) { .tracks { grid-template-columns: 1fr; } }

/* ---------- market cards ---------- */
.market-grid { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 18px; }
.market-card { position: relative; display: grid; align-content: end; min-height: 440px; padding: 24px; color: #f2ecdf; border: 1px solid var(--line); overflow: hidden; isolation: isolate; background: var(--night); }
.market-card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.2s var(--ease), filter .4s; filter: saturate(.85); }
.market-card::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(0deg, rgba(17,17,14,.95) 0%, rgba(17,17,14,.55) 45%, rgba(17,17,14,.15) 100%); }
.market-card:hover img { transform: scale(1.06); filter: saturate(1); }
.market-card .country { font-size: .66rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-pale); margin-bottom: 8px; }
.market-card h3 { font-size: 2rem; color: #f2ecdf; }
.market-card p { font-size: .9rem; color: rgba(242,236,223,.78); margin: 10px 0 14px; }
.market-card .link { color: var(--gold-pale); }
.market-card .idx { position: absolute; top: 20px; left: 24px; font-family: var(--serif); font-size: 1rem; color: var(--gold-pale); letter-spacing: .1em; }
.market-grid.secondary { grid-template-columns: 1fr; }
.market-grid.secondary .market-card { min-height: 220px; grid-template-columns: 1fr auto; align-items: end; }
@media (max-width: 1100px) { .market-grid { grid-template-columns: repeat(3, minmax(0, 1fr)); } }
@media (max-width: 720px) { .market-grid { grid-template-columns: 1fr 1fr; } .market-card { min-height: 340px; padding: 18px; } .market-card h3 { font-size: 1.6rem; } }
@media (max-width: 460px) { .market-grid { grid-template-columns: 1fr; } }

/* ---------- process ---------- */
.steps { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 32px; counter-reset: step; }
.step { padding-top: 22px; border-top: 1px solid var(--line-strong); display: grid; gap: 12px; align-content: start; }
.step .stage { font-size: .68rem; letter-spacing: .22em; text-transform: uppercase; color: var(--gold-ink); font-weight: 700; }
.step h3 { font-size: 1.8rem; }
.step p { color: var(--ink-soft); margin: 0; font-size: .95rem; }
.step .out { font-size: .84rem; color: var(--ink); border-left: 2px solid var(--gold); padding-left: 12px; }
@media (max-width: 900px) { .steps { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }

/* ---------- opportunity cards ---------- */
.opp-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 26px; }
.opp { display: grid; grid-template-rows: auto 1fr; border: 1px solid var(--line); background: var(--surface); transition: transform .35s var(--ease), border-color .3s; min-width: 0; }
.opp:hover { transform: translateY(-4px); border-color: var(--line-strong); }
.opp .media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--night); max-width: 100%; }
.opp .media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.opp:hover .media img { transform: scale(1.05); }
.opp .tag { position: absolute; top: 14px; left: 14px; font-size: .62rem; letter-spacing: .2em; text-transform: uppercase; background: rgba(17,17,14,.78); color: var(--gold-pale); padding: 7px 10px; backdrop-filter: blur(8px); }
.opp .body { padding: 22px; display: grid; gap: 10px; align-content: start; }
.opp .where { font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); }
.opp h3 { font-size: 1.7rem; }
.opp p { color: var(--ink-soft); margin: 0; font-size: .94rem; }
.opp .facts { display: grid; grid-template-columns: 1fr 1fr; gap: 8px 16px; font-size: .82rem; color: var(--ink-soft); padding-top: 12px; border-top: 1px solid var(--line); margin-top: 6px; }
.opp .facts b { display: block; font-size: .62rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-mute); font-weight: 600; margin-bottom: 2px; }
.opp .foot { display: flex; justify-content: space-between; align-items: center; gap: 12px; margin-top: 8px; }
.opp.private .media { display: grid; place-items: center; background: linear-gradient(135deg, var(--surface-2), var(--night)); }
.opp.private .media .mono { font-family: var(--serif); font-size: 3rem; color: var(--gold); letter-spacing: .06em; }
@media (max-width: 980px) { .opp-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 600px) { .opp-grid { grid-template-columns: 1fr; } }

.filters { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 36px; }
.filters button { padding: 10px 16px; border: 1px solid var(--line-strong); font-size: .7rem; letter-spacing: .18em; text-transform: uppercase; font-weight: 700; color: var(--ink-soft); transition: background .2s, color .2s; }
.filters button[aria-pressed="true"] { background: var(--gold); border-color: var(--gold); color: var(--on-gold); }
.count { font-size: .78rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-mute); margin-bottom: 20px; }

/* ---------- story / split ---------- */
.split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 96px); align-items: center; }
.split.wide-media { grid-template-columns: minmax(0, 1.15fr) minmax(0, .85fr); }
.split .media { position: relative; }
.split .media img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; max-width: 100%; }
.split .media.landscape img { aspect-ratio: 5 / 4; }
.split .media .cap { position: absolute; left: 0; bottom: 0; background: var(--night); color: #f2ecdf; padding: 14px 18px; font-size: .7rem; letter-spacing: .18em; text-transform: uppercase; }
.split .media .cap b { color: var(--gold-pale); font-weight: 600; }
.copy { display: grid; gap: 20px; }
.copy p { color: var(--ink-soft); margin: 0; }
.copy p.first { color: var(--ink); font-size: 1.12rem; }
.quote { font-family: var(--serif); font-size: clamp(1.5rem, 2.4vw, 2.2rem); line-height: 1.25; color: var(--ink); font-style: italic; border-left: 2px solid var(--gold); padding-left: 24px; margin: 0; }
.quote cite { display: block; font-family: var(--sans); font-style: normal; font-size: .72rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-ink); margin-top: 14px; }
@media (max-width: 860px) { .split, .split.wide-media { grid-template-columns: 1fr; } .split .media img { aspect-ratio: 16 / 10; } }

/* ---------- stats ---------- */
.stats { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1px; background: var(--line); border-block: 1px solid var(--line); }
.stat { background: var(--base); padding: 32px 24px; display: grid; gap: 6px; }
.stat .v { font-family: var(--serif); font-size: clamp(2.4rem, 4vw, 3.6rem); line-height: 1; color: var(--ink); font-variant-numeric: tabular-nums; }
.stat .v sup { font-size: .5em; color: var(--gold-ink); }
.stat .k { font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-soft); }
@media (max-width: 760px) { .stats { grid-template-columns: 1fr 1fr; } }

/* ---------- principles / value list ---------- */
.principles { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.principle { background: var(--base); padding: clamp(24px, 3vw, 36px); display: grid; grid-template-columns: auto 1fr; gap: 18px; align-items: start; }
.principle .n { font-family: var(--serif); font-size: 2rem; color: var(--gold-ink); line-height: 1; }
.principle h3 { font-size: 1.5rem; margin-bottom: 8px; }
.principle p { color: var(--ink-soft); margin: 0; font-size: .95rem; }
@media (max-width: 720px) { .principles { grid-template-columns: 1fr; } }

/* ---------- services ---------- */
.services { display: grid; gap: 1px; background: var(--line); border-block: 1px solid var(--line); }
.service { background: var(--base); display: grid; grid-template-columns: 90px minmax(0, 1fr) minmax(0, 1fr); gap: 28px; padding: clamp(28px, 4vw, 48px) 0; align-items: start; }
.service .n { font-family: var(--serif); font-size: 1.4rem; color: var(--gold-ink); letter-spacing: .08em; }
.service h3 { margin-bottom: 10px; }
.service p { color: var(--ink-soft); margin: 0; }
.service ul { display: grid; gap: 10px; font-size: .92rem; color: var(--ink-soft); }
.service ul li { padding-left: 18px; position: relative; }
.service ul li::before { content: ""; position: absolute; left: 0; top: .7em; width: 8px; height: 1px; background: var(--gold); }
.service .btn-row { margin-top: 16px; }
@media (max-width: 860px) { .service { grid-template-columns: 1fr; gap: 14px; } }

/* ---------- info boxes ---------- */
.notice { border: 1px solid var(--line-strong); background: var(--surface); padding: 26px 28px; display: grid; gap: 10px; }
.notice.gold { border-color: var(--gold); background: var(--gold-wash); }
.notice h4 { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); }
.notice p { margin: 0; color: var(--ink-soft); font-size: .95rem; }
.notice ul { display: grid; gap: 8px; font-size: .92rem; color: var(--ink-soft); }
.notice ul li { padding-left: 18px; position: relative; }
.notice ul li::before { content: ""; position: absolute; left: 0; top: .7em; width: 8px; height: 1px; background: var(--gold); }
.two-col { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: 28px; }
@media (min-width: 861px) { .two-col.wide-left { grid-template-columns: minmax(0, 1.3fr) minmax(0, .7fr); } }
@media (max-width: 860px) { .two-col { grid-template-columns: 1fr; } }
.kv { display: grid; grid-template-columns: max-content 1fr; gap: 12px 24px; font-size: .95rem; }
.kv dt { color: var(--ink-mute); font-size: .68rem; letter-spacing: .18em; text-transform: uppercase; padding-top: .3em; }
.kv dd { margin: 0; color: var(--ink); }

/* ---------- insights ---------- */
.journal-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 28px; }
.article-card { display: grid; gap: 14px; min-width: 0; }
.article-card .media { aspect-ratio: 16 / 10; overflow: hidden; background: var(--night); max-width: 100%; }
.article-card .media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.article-card:hover .media img { transform: scale(1.05); }
.article-card .meta { font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); }
.article-card h3 { font-size: 1.6rem; }
.article-card p { color: var(--ink-soft); margin: 0; font-size: .94rem; }
@media (max-width: 900px) { .journal-grid { grid-template-columns: 1fr; } }

.prose { max-width: 70ch; }
.prose h2 { font-size: clamp(1.7rem, 3vw, 2.4rem); margin: 2.2em 0 .6em; }
.prose h3 { font-size: 1.5rem; margin: 1.8em 0 .5em; }
.prose p, .prose li { color: var(--ink-soft); font-size: 1.05rem; line-height: 1.75; }
.prose ul, .prose ol { padding-left: 1.2em; display: grid; gap: .5em; margin: 0 0 1.4em; }
.prose ul { list-style: disc; } .prose ol { list-style: decimal; }
.prose strong { color: var(--ink); font-weight: 600; }
.prose .standfirst { font-size: 1.3rem; color: var(--ink); font-family: var(--serif); line-height: 1.4; margin-bottom: 1.6em; }
.article-hero { padding-block: clamp(48px, 8vw, 110px) clamp(28px, 4vw, 48px); }
.article-hero .meta { font-size: .7rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); margin-bottom: 18px; }
.article-figure { margin: 0 0 clamp(36px, 5vw, 64px); }
.article-figure img { width: 100%; aspect-ratio: 21 / 9; object-fit: cover; }
.article-figure figcaption { font-size: .78rem; color: var(--ink-mute); margin-top: 10px; }
.next-steps { border: 1px solid var(--gold); background: var(--gold-wash); padding: 28px; margin: 2.4em 0; display: grid; gap: 14px; }
.next-steps h3 { margin: 0; font-size: 1.5rem; }

/* ---------- FAQ ---------- */
.faq { display: grid; border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; display: grid; grid-template-columns: 56px 1fr 28px; align-items: start; gap: 16px; padding: 24px 0; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary .n { font-family: var(--serif); color: var(--gold-ink); font-size: 1.05rem; padding-top: .35em; }
.faq summary h3 { font-size: 1.45rem; }
.faq summary .plus { width: 28px; height: 28px; border: 1px solid var(--line-strong); display: grid; place-items: center; font-size: 1.1rem; color: var(--ink-soft); transition: transform .3s; }
.faq details[open] summary .plus { transform: rotate(45deg); }
.faq .a { padding: 0 44px 26px 72px; color: var(--ink-soft); max-width: 70ch; }
.faq .a p { margin: 0 0 .8em; }
@media (max-width: 600px) { .faq summary { grid-template-columns: 1fr 28px; } .faq summary .n { display: none; } .faq .a { padding-left: 0; } }

/* ---------- forms ---------- */
.lead-form { display: grid; gap: 18px; }
.lead-form .row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.field { display: grid; gap: 8px; min-width: 0; }
.field label { font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-soft); font-weight: 600; }
.field input, .field select, .field textarea { width: 100%; background: var(--surface); border: 1px solid var(--line-strong); color: var(--ink); padding: 14px 16px; border-radius: var(--radius); min-height: 50px; transition: border-color .2s; }
.field textarea { min-height: 120px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--gold); }
.field select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--gold-ink) 50%), linear-gradient(135deg, var(--gold-ink) 50%, transparent 50%); background-position: calc(100% - 20px) 50%, calc(100% - 14px) 50%; background-size: 6px 6px; background-repeat: no-repeat; padding-right: 40px; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chips label { display: inline-flex; align-items: center; gap: 8px; padding: 10px 14px; border: 1px solid var(--line-strong); font-size: .76rem; letter-spacing: .08em; text-transform: uppercase; cursor: pointer; transition: background .2s, border-color .2s, color .2s; }
.chips label:has(input:checked) { background: var(--gold); border-color: var(--gold); color: var(--on-gold); }
.chips input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.consent { font-size: .8rem; color: var(--ink-mute); }
.form-status { font-size: .95rem; padding: 16px 18px; border: 1px solid var(--gold); background: var(--gold-wash); color: var(--ink); }
.hp { position: absolute; left: -9999px; opacity: 0; height: 0; overflow: hidden; }
@media (max-width: 600px) { .lead-form .row { grid-template-columns: 1fr; } }

.contact-grid { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: clamp(32px, 6vw, 96px); align-items: start; }
.contact-list { display: grid; gap: 1px; background: var(--line); border-block: 1px solid var(--line); margin-top: 28px; }
.contact-list a, .contact-list div { background: var(--base); padding: 20px 0; display: grid; grid-template-columns: 110px 1fr; gap: 16px; align-items: baseline; }
.contact-list .k { font-size: .66rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-mute); }
.contact-list .v { font-family: var(--serif); font-size: 1.5rem; color: var(--ink); }
.contact-list a:hover .v { color: var(--gold-ink); }
@media (max-width: 860px) { .contact-grid { grid-template-columns: 1fr; } }

/* ---------- eligibility quick-check ---------- */
.quiz { border: 1px solid var(--line-strong); background: var(--surface); padding: clamp(24px, 3vw, 40px); display: grid; gap: 26px; }
.quiz .q { display: grid; gap: 12px; }
.quiz .q h3 { font-size: 1.45rem; }
.quiz .q .hint { font-size: .85rem; color: var(--ink-mute); margin: 0; }
.quiz .result { display: grid; gap: 14px; border-top: 1px solid var(--line); padding-top: 22px; }
.quiz .result h3 { font-size: 1.6rem; }
.quiz .result p { color: var(--ink-soft); margin: 0; }
.quiz .result .route { font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--gold-ink); font-weight: 700; }
.quiz .disclaimer { font-size: .78rem; color: var(--ink-mute); }

/* ---------- CTA band ---------- */
.cta-band { position: relative; overflow: hidden; isolation: isolate; background: var(--night); color: #f2ecdf; }
.cta-band img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; opacity: .55; }
.cta-band::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(17,17,14,.95), rgba(17,17,14,.6)); }
.cta-band .wrap { display: grid; grid-template-columns: minmax(0, 1fr) auto; gap: 32px; align-items: center; padding-block: clamp(56px, 8vw, 110px); }
.cta-band h2 { color: #f2ecdf; }
.cta-band h2 em { color: var(--gold-pale); }
.cta-band p { color: rgba(242,236,223,.78); margin: 14px 0 0; max-width: 56ch; }
.cta-band .btn.ghost { color: #f2ecdf; border-color: rgba(242,236,223,.4); }
@media (max-width: 860px) { .cta-band .wrap { grid-template-columns: 1fr; } }

/* ---------- page hero (inner pages) ---------- */
.page-hero { position: relative; background: var(--night); color: #f2ecdf; overflow: hidden; isolation: isolate; }
.page-hero img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.page-hero::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(17,17,14,.94) 0%, rgba(17,17,14,.7) 50%, rgba(17,17,14,.35) 100%), linear-gradient(0deg, rgba(17,17,14,.9) 0%, rgba(17,17,14,.1) 50%); }
.page-hero .wrap { padding-block: clamp(72px, 10vw, 140px) clamp(40px, 6vw, 80px); display: grid; gap: 20px; max-width: var(--maxw); }
.page-hero h1 { color: #f2ecdf; max-width: 16ch; }
.page-hero h1 em { color: var(--gold-pale); }
.page-hero .lead { color: rgba(242,236,223,.82); }
.page-hero .eyebrow { color: var(--gold-pale); }
.page-hero .btn.ghost { color: #f2ecdf; border-color: rgba(242,236,223,.4); }
.page-hero.typographic::after { background: radial-gradient(1200px 600px at 80% 20%, rgba(202,165,82,.14), transparent 60%); }
.page-hero.typographic { background: var(--night); }
.monogram { display: grid; place-items: center; width: 100%; aspect-ratio: 4 / 5; max-width: 100%; background: linear-gradient(160deg, var(--surface-2), var(--night)); border: 1px solid var(--line-strong); position: relative; overflow: hidden; }
.monogram span { font-family: var(--serif); font-size: clamp(5rem, 12vw, 9rem); color: var(--gold); letter-spacing: .04em; line-height: 1; }
.monogram small { position: absolute; bottom: 18px; left: 18px; right: 18px; font-size: .66rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-soft); }
.linework { position: absolute; inset: 0; z-index: -1; opacity: .35; pointer-events: none; }

/* ---------- footer ---------- */
.site-footer { background: var(--night); color: var(--ink-soft); border-top: 1px solid var(--line); }
.site-footer .top { display: grid; grid-template-columns: minmax(0, 1.4fr) repeat(3, minmax(0, 1fr)); gap: 40px; padding-block: clamp(48px, 7vw, 96px) 40px; }
.site-footer .brand { justify-items: start; text-align: left; }
.site-footer .tag { max-width: 36ch; margin: 18px 0 0; font-size: .95rem; }
.site-footer h4 { color: var(--gold-ink); font-size: .68rem; letter-spacing: .22em; text-transform: uppercase; margin-bottom: 16px; }
.site-footer ul { display: grid; gap: 10px; font-size: .92rem; }
.site-footer ul a:hover { color: var(--ink); }
.site-footer .bottom { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 12px 24px; padding-block: 22px; border-top: 1px solid var(--line); font-size: .72rem; letter-spacing: .12em; text-transform: uppercase; }
.site-footer .bottom a:hover { color: var(--ink); }
@media (max-width: 860px) { .site-footer .top { grid-template-columns: 1fr 1fr; } }
@media (max-width: 500px) { .site-footer .top { grid-template-columns: 1fr; } }

/* ---------- floating + sticky action bar ---------- */
.wa-float { position: fixed; right: calc(22px + env(safe-area-inset-right, 0px)); bottom: calc(22px + env(safe-area-inset-bottom, 0px)); z-index: 45; width: 58px; height: 58px; border-radius: 50%; background: var(--wa); color: #fff; display: grid; place-items: center; box-shadow: 0 16px 38px rgba(10,53,31,.35); transition: transform .22s; }
.wa-float:hover { transform: translateY(-4px); }
.wa-float svg { width: 27px; height: 27px; }
.action-bar { display: none; position: fixed; left: 0; right: 0; bottom: 0; z-index: 46; background: var(--night); border-top: 1px solid var(--line-strong); padding: 10px var(--gutter-r) calc(10px + env(safe-area-inset-bottom, 0px)) var(--gutter-l); grid-template-columns: 1fr 1fr 1.4fr; gap: 8px; }
.action-bar a { display: inline-flex; align-items: center; justify-content: center; gap: 8px; min-height: 44px; font-size: .66rem; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; border: 1px solid var(--line-strong); color: #f2ecdf; }
.action-bar a.primary { background: var(--gold); color: var(--on-gold); border-color: var(--gold); }
.action-bar a svg { width: 14px; height: 14px; }
@media (max-width: 760px) { .action-bar { display: grid; } .wa-float { display: none; } body { padding-bottom: 72px; } }

/* ---------- reveal ---------- */
.reveal { opacity: 1; transform: none; }
.js .reveal { opacity: 1; transform: translateY(14px); transition: transform .9s var(--ease); }
.js .reveal.in { transform: none; }
@media (prefers-reduced-motion: reduce) { .js .reveal { opacity: 1; transform: none; } }

/* ---------- misc ---------- */
.ticker { overflow: hidden; border-block: 1px solid var(--line); padding-block: 14px; background: var(--base); }
.ticker .track { display: flex; gap: 48px; width: max-content; animation: ticker 40s linear infinite; font-size: .72rem; letter-spacing: .24em; text-transform: uppercase; color: var(--ink-soft); white-space: nowrap; }
.ticker .track span b { color: var(--gold-ink); font-weight: 600; margin-right: 48px; }
@keyframes ticker { to { transform: translateX(-50%); } }
.breadcrumb { font-size: .7rem; letter-spacing: .18em; text-transform: uppercase; color: rgba(242,236,223,.6); display: flex; gap: 12px; flex-wrap: wrap; }
.breadcrumb a:hover { color: #f2ecdf; }
.cols-2 { columns: 2; column-gap: 40px; }
@media (max-width: 760px) { .cols-2 { columns: 1; } }
.amenities { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 12px 24px; font-size: .95rem; color: var(--ink-soft); }
.amenities li { padding: 12px 0; border-bottom: 1px solid var(--line); }
@media (max-width: 700px) { .amenities { grid-template-columns: 1fr 1fr; } }
.table { width: 100%; border-collapse: collapse; font-size: .95rem; }
.table th, .table td { text-align: left; padding: 14px 0; border-bottom: 1px solid var(--line); vertical-align: top; }
.table th { font-size: .66rem; letter-spacing: .2em; text-transform: uppercase; color: var(--ink-mute); font-weight: 600; }
.table td.v { color: var(--ink); font-family: var(--serif); font-size: 1.15rem; }
.scroll-x { overflow-x: auto; }
.center { text-align: center; }
.center .section-head { margin-inline: auto; justify-items: center; }
.center .eyebrow { justify-content: center; }
.gap { height: clamp(28px, 4vw, 48px); }
.credits { font-size: .78rem; color: var(--ink-mute); }

/* ---------- freehold briefs ---------- */
.ev { display: inline-block; width: 10px; height: 10px; border-radius: 50%; border: 1.5px solid var(--gold-ink); vertical-align: middle; margin-left: 4px; flex: none; }
.ev.v { background: var(--gold-ink); }
.ev.r { background: linear-gradient(90deg, var(--gold-ink) 50%, transparent 50%); }
.ev.u { background: transparent; }
.ev-key { display: grid; gap: 8px; font-size: .9rem; color: var(--ink-soft); }
.ev-key .ev { margin: 0 6px 0 0; }
.bottom-line { display: grid; gap: 18px; counter-reset: bl; margin: 0; padding: 0; }
.bottom-line li { position: relative; padding-left: 48px; color: var(--ink-soft); font-size: 1.05rem; line-height: 1.6; counter-increment: bl; }
.bottom-line li::before { content: counter(bl, decimal-leading-zero); position: absolute; left: 0; top: .15em; font-family: var(--serif); color: var(--gold-ink); font-size: 1.1rem; letter-spacing: .08em; }
.bottom-line li strong { color: var(--ink); font-weight: 600; }
.chips-row { display: flex; flex-wrap: wrap; gap: 8px; }
.chip { display: inline-flex; align-items: center; padding: 6px 10px; border: 1px solid var(--line-strong); font-size: .66rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-soft); background: var(--chip-bg, var(--base)); }
.chip.elig.foreign { background: var(--gold); border-color: var(--gold); color: var(--on-gold); font-weight: 700; }
.chip.elig.tbc { border-color: var(--gold); color: var(--gold-ink); font-weight: 700; }
.chip.elig.hotel { border-color: var(--ink-soft); color: var(--ink); }
.chip.elig.saudi { background: var(--surface-2); border-color: transparent; }
.chip.elig.none { background: transparent; border-style: dashed; }
.spec-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 20px; }
.spec { border: 1px solid var(--line); background: var(--surface); padding: clamp(20px, 2.5vw, 28px); display: grid; gap: 16px; align-content: start; min-width: 0; scroll-margin-top: 110px; }
.spec header { display: grid; gap: 10px; }
.spec h3 { font-size: 1.55rem; display: flex; align-items: center; gap: 8px; flex-wrap: wrap; }
.spec dl { display: grid; grid-template-columns: 120px 1fr; gap: 10px 16px; margin: 0; font-size: .92rem; border-top: 1px solid var(--line); padding-top: 14px; }
.spec dt { font-size: .62rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-mute); padding-top: .25em; }
.spec dd { margin: 0; color: var(--ink-soft); }
.spec dd:first-of-type, .spec dd:nth-of-type(5) { color: var(--ink); }
@media (max-width: 860px) { .spec-grid { grid-template-columns: 1fr; } .spec dl { grid-template-columns: 100px 1fr; } }
.section.alt { --chip-bg: var(--surface); }
.section.alt .spec { background: var(--base); }

/* ---------- generated project pages ---------- */
.gallery { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 14px; }
.gallery .gal { display: block; aspect-ratio: 4 / 3; overflow: hidden; border: 1px solid var(--line); background: var(--surface); }
.gallery .gal img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
.gallery .gal:hover img { transform: scale(1.04); }
.gallery .gal:first-child { grid-column: span 2; grid-row: span 2; aspect-ratio: auto; }
@media (max-width: 700px) { .gallery { grid-template-columns: 1fr 1fr; } .gallery .gal:first-child { grid-column: 1 / -1; grid-row: auto; aspect-ratio: 16 / 10; } }
.video { position: relative; aspect-ratio: 16 / 9; border: 1px solid var(--line); background: #000; }
.video iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }
.opp.is-new .tag { background: var(--gold); color: #17150c; }

/* ---------- phone field with country code ---------- */
.phone { display: grid; grid-template-columns: minmax(96px, 34%) 1fr; gap: 8px; }
.phone select { padding-left: 12px; padding-right: 30px; font-size: .9rem; min-width: 0; }
.phone input { min-width: 0; }
.wa-check { display: inline-flex; align-items: center; gap: 8px; margin-top: 8px; font-size: .8rem; color: var(--ink-soft); cursor: pointer; }
.wa-check input { accent-color: var(--gold); width: 16px; height: 16px; }

/* ---------- floating stack: call-back pill + WhatsApp ---------- */
.float-stack { position: fixed; right: calc(22px + env(safe-area-inset-right, 0px)); bottom: calc(22px + env(safe-area-inset-bottom, 0px)); z-index: 45; display: flex; flex-direction: column; align-items: flex-end; gap: 12px; }
.float-stack .wa-float { position: static; }
.cb-pill { display: inline-flex; align-items: center; gap: 10px; padding: 0 18px 0 14px; height: 46px; border-radius: 999px; background: var(--night); color: #f2ecdf; border: 1px solid var(--gold); font-size: .68rem; letter-spacing: .16em; text-transform: uppercase; font-weight: 700; cursor: pointer; box-shadow: 0 16px 38px rgba(0,0,0,.35); transition: transform .22s, background .2s; }
.cb-pill:hover { transform: translateY(-3px); background: var(--gold); color: var(--on-gold); }
.cb-pill svg { width: 16px; height: 16px; }
@media (max-width: 760px) { .float-stack { display: none; } .action-bar { grid-template-columns: 1fr 1fr 1fr 1.25fr; gap: 6px; padding-left: 10px; padding-right: 10px; } .action-bar a { font-size: .58rem; letter-spacing: .08em; gap: 5px; } }

/* ---------- call-back modal ---------- */
.modal { position: fixed; inset: 0; z-index: 80; background: rgba(8,8,6,.72); backdrop-filter: blur(6px); display: grid; place-items: center; padding: 16px; overflow-y: auto; }
.modal[hidden] { display: none; }
.modal-card { position: relative; width: min(640px, 100%); background: var(--surface); border: 1px solid var(--line-strong); padding: clamp(22px, 4vw, 40px); box-shadow: 0 40px 100px rgba(0,0,0,.5); animation: rise .35s ease both; }
@keyframes rise { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: none; } }
.modal-card h3 { font-family: var(--serif); font-weight: 500; font-size: clamp(1.6rem, 3vw, 2.1rem); line-height: 1.1; margin: 4px 0 8px; }
.modal-card h3 em, .capture h4 em { color: var(--gold-ink); font-style: italic; }
.modal-card form { display: grid; gap: 14px; }
.modal-card .row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.modal-card .chips label { font-size: .7rem; padding: 9px 12px; }
.modal-x { position: absolute; top: 10px; right: 10px; width: 38px; height: 38px; border: 1px solid var(--line-strong); background: transparent; color: var(--ink); font-size: 1.3rem; line-height: 1; cursor: pointer; border-radius: 50%; z-index: 2; }
.modal-x:hover { border-color: var(--gold); color: var(--gold-ink); }
button.link { background: none; border: 0; cursor: pointer; font: inherit; }
body.modal-open { overflow: hidden; }
.cb-ok { padding: 10px 0; }
@media (max-width: 600px) { .modal-card .row { grid-template-columns: 1fr; } .modal { place-items: end center; padding: 0; } .modal-card { border-left: 0; border-right: 0; border-bottom: 0; max-height: 92vh; overflow-y: auto; padding-bottom: calc(24px + env(safe-area-inset-bottom, 0px)); } }

/* ---------- shortlist capture slide-in ---------- */
.capture { position: fixed; left: calc(22px + env(safe-area-inset-left, 0px)); bottom: calc(22px + env(safe-area-inset-bottom, 0px)); z-index: 60; width: min(360px, calc(100vw - 44px)); background: var(--night); color: #f2ecdf; border: 1px solid var(--gold); padding: 24px 22px 18px; box-shadow: 0 30px 80px rgba(0,0,0,.5); transform: translateY(24px); opacity: 0; transition: transform .35s ease, opacity .35s ease; }
.capture.in { transform: none; opacity: 1; }
.capture[hidden] { display: none; }
.capture h4 { font-family: var(--serif); font-weight: 500; font-size: 1.35rem; line-height: 1.15; margin: 4px 0 14px; }
.capture form { display: grid; gap: 10px; }
.capture .field label { color: #cfc7b4; }
.capture .field input, .capture .field select { background: #1b1a15; border-color: #3a382d; color: #f2ecdf; min-height: 44px; padding: 10px 12px; }
.capture .wa-check { color: #cfc7b4; }
.capture .consent { font-size: .7rem; color: #9d9683; margin: 4px 0 0; }
.capture .modal-x { top: 8px; right: 8px; width: 32px; height: 32px; font-size: 1.1rem; border-color: #3a382d; color: #f2ecdf; }
@media (max-width: 760px) { .capture { left: 12px; right: 12px; width: auto; bottom: calc(84px + env(safe-area-inset-bottom, 0px)); } }
.lead-form .row, .modal-card .row { align-items: start; }
.phone { grid-template-columns: minmax(118px, 36%) 1fr; }

/* ---------- project landing pages: video hero, partner strip, film, lightbox ---------- */
.project-hero.has-video .hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; opacity: 0; transition: opacity 1.2s ease; }
.project-hero.has-video .hero-video.is-ready { opacity: 1; }
.project-hero .wrap { position: relative; z-index: 2; }
@media (prefers-reduced-motion: reduce) { .project-hero .hero-video { display: none; } }
.partner-strip { display: flex; flex-wrap: wrap; gap: 10px 36px; align-items: center; padding: 18px 0; border-bottom: 1px solid var(--line); font-size: .9rem; color: var(--ink-soft); }
.partner-strip b { display: block; font-size: .62rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-mute); font-weight: 600; margin-bottom: 2px; }
.partner-strip a { color: var(--ink); }
.partner-strip .note { margin-left: auto; font-size: .78rem; color: var(--ink-mute); max-width: 420px; }
@media (max-width: 700px) { .partner-strip .note { margin-left: 0; } }
.film { position: relative; aspect-ratio: 16 / 9; background: #000; border: 1px solid var(--line); overflow: hidden; }
.film video { width: 100%; height: 100%; object-fit: cover; display: block; }
.film-play { position: absolute; inset: 0; margin: auto; width: 88px; height: 88px; border-radius: 50%; border: 1px solid rgba(255,255,255,.6); background: rgba(17,17,14,.55); color: #fff; display: grid; place-items: center; cursor: pointer; backdrop-filter: blur(6px); transition: transform .25s, background .25s; }
.film-play:hover { transform: scale(1.06); background: var(--gold); color: var(--on-gold); }
.film-play svg { width: 34px; height: 34px; margin-left: 4px; }
.film.is-playing .film-play { display: none; }
.film .film-poster { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 1; pointer-events: none; transition: opacity .3s; }
.film .film-play { z-index: 2; }
.film.started .film-poster { opacity: 0; visibility: hidden; }
.lightbox { position: fixed; inset: 0; z-index: 90; background: rgba(8,8,6,.94); display: grid; place-items: center; padding: 16px; }
.lightbox[hidden] { display: none; }
.lightbox img { max-width: 96vw; max-height: 86vh; object-fit: contain; box-shadow: 0 30px 80px rgba(0,0,0,.6); }
.lightbox .lb-x, .lightbox .lb-prev, .lightbox .lb-next { position: absolute; width: 48px; height: 48px; border-radius: 50%; border: 1px solid rgba(255,255,255,.35); background: rgba(0,0,0,.4); color: #fff; font-size: 1.4rem; cursor: pointer; display: grid; place-items: center; }
.lightbox .lb-x { top: 16px; right: 16px; } .lightbox .lb-prev { left: 12px; top: 50%; transform: translateY(-50%); } .lightbox .lb-next { right: 12px; top: 50%; transform: translateY(-50%); }
.lightbox .lb-count { position: absolute; bottom: 18px; left: 0; right: 0; text-align: center; color: #cfc7b4; font-size: .78rem; letter-spacing: .16em; text-transform: uppercase; }
.projects-strip { display: grid; grid-template-columns: repeat(auto-fill, minmax(260px, 1fr)); gap: 18px; }

/* ---------- buyer answers ---------- */
.short-answer { border: 1px solid var(--gold); padding: 22px 24px; max-width: 72ch; background: var(--surface); }
.short-answer .lead { margin: 6px 0 0; font-size: 1.1rem; }
.answer-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px; }
@media (max-width: 760px) { .answer-grid { grid-template-columns: 1fr; } }
.answer-card { display: block; border: 1px solid var(--line); padding: 24px; background: var(--surface); transition: border-color .2s, transform .2s; }
.answer-card:hover { border-color: var(--gold); transform: translateY(-2px); }
.answer-card h3 { font-family: var(--serif); font-weight: 500; font-size: 1.45rem; line-height: 1.15; margin: 0 0 10px; }
.answer-card p { color: var(--ink-soft); font-size: .95rem; margin: 0 0 14px; }
.answer-list { list-style: none; padding: 0; margin: 0; columns: 2; column-gap: 40px; }
.answer-list li { break-inside: avoid; padding: 10px 0; border-bottom: 1px solid var(--line); }
@media (max-width: 700px) { .answer-list { columns: 1; } }

/* ---------- Dubai property prices (DLD open data) ---------- */
:root { --dm-off: #b18c3c; --dm-ready: #3987e5; --dm-grid: #2d2c24; --dm-axis: #46433a; --dm-band: rgba(177, 140, 60, .16); --dm-up: #3fc23f; --dm-down: #ec835a; }
@media (prefers-color-scheme: light) { :root:not([data-theme="dark"]) { --dm-off: #9a7629; --dm-ready: #2a78d6; --dm-grid: #e1dbcd; --dm-axis: #c4bca9; --dm-band: rgba(154, 118, 41, .16); --dm-up: #006300; --dm-down: #b4471f; } }
:root[data-theme="light"] { --dm-off: #9a7629; --dm-ready: #2a78d6; --dm-grid: #e1dbcd; --dm-axis: #c4bca9; --dm-band: rgba(154, 118, 41, .16); --dm-up: #006300; --dm-down: #b4471f; }
.dm-hero { padding-block: clamp(40px, 6vw, 76px) clamp(28px, 4vw, 44px); border-bottom: 1px solid var(--line); }
.dm-hero .wrap { display: grid; gap: 18px; }
.dm-hero .breadcrumb { color: var(--ink-mute); }
.dm-hero .breadcrumb a:hover { color: var(--ink); }
.dm-hero h1 { font-size: clamp(2.4rem, 6vw, 4.4rem); max-width: 18ch; }
.dm-hero .lead { max-width: 62ch; }
.dm-src { display: flex; flex-wrap: wrap; gap: 8px 22px; font-size: .86rem; color: var(--ink-mute); margin: 0; }
.dm-src b { color: var(--ink-soft); font-weight: 600; margin-right: 6px; }
.section.dm { padding-block: clamp(44px, 6vw, 84px); }
.dm .section-head { margin-bottom: clamp(20px, 3vw, 32px); }
.dm-filters { display: flex; flex-wrap: wrap; gap: 12px 18px; margin: 0 0 20px; }
.dm-seg { display: inline-flex; flex-wrap: wrap; gap: 2px; border: 1px solid var(--line-strong); border-radius: 999px; padding: 3px; margin: 0; min-width: 0; position: relative; }
.dm-seg legend { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); }
.dm-seg input { position: absolute; opacity: 0; pointer-events: none; }
.dm-seg label { font-size: .8rem; font-weight: 600; padding: 7px 14px; border-radius: 999px; cursor: pointer; color: var(--ink-soft); white-space: nowrap; }
.dm-seg input:checked + label { background: var(--gold); color: var(--on-gold); }
.dm-seg input:focus-visible + label { outline: 2px solid var(--gold); outline-offset: 2px; }
.dm-kpis { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); margin: 0 0 18px; }
.dm-kpi { background: var(--surface); padding: 18px 20px; display: grid; gap: 6px; align-content: start; min-width: 0; }
.dm-lab { font-size: .82rem; color: var(--ink-soft); }
.dm-val { font-family: var(--sans); font-size: clamp(1.6rem, 3vw, 2.15rem); font-weight: 600; line-height: 1.1; letter-spacing: -.01em; }
.dm-delta { font-size: .8rem; color: var(--ink-mute); }
.dm-delta b { font-weight: 700; color: var(--ink-soft); }
.dm-delta b.up, .dm-pos { color: var(--dm-up); }
.dm-delta b.down, .dm-neg { color: var(--dm-down); }
.dm-card { background: var(--surface); border: 1px solid var(--line); padding: clamp(16px, 2.4vw, 24px); min-width: 0; margin-bottom: 18px; }
.section.alt .dm-card { background: var(--base); }
.dm-card-head { display: flex; flex-wrap: wrap; gap: 8px 16px; align-items: baseline; justify-content: space-between; margin-bottom: 12px; }
.dm-card-head h3 { font-family: var(--sans); font-size: 1rem; font-weight: 700; }
.dm-legend { display: flex; flex-wrap: wrap; gap: 14px; font-size: .82rem; color: var(--ink-soft); }
.dm-legend span { display: inline-flex; align-items: center; gap: 6px; }
.dm-legend i { width: 12px; height: 12px; border-radius: 2px; display: inline-block; }
.dm-chart { width: 100%; position: relative; min-height: 40px; }
.dm-chart svg { display: block; width: 100%; height: auto; overflow: visible; }
.dm-chart text { font-family: var(--sans); font-size: 11px; fill: var(--ink-mute); }
.dm-cap { font-size: .8rem; color: var(--ink-mute); margin: 8px 0 0; }
.dm-tbl { margin-top: 10px; font-size: .88rem; }
.dm-tbl summary { cursor: pointer; color: var(--ink-soft); font-weight: 600; }
table.dm-list { width: 100%; border-collapse: collapse; font-size: .92rem; min-width: 720px; }
table.dm-list th { text-align: left; font-size: .68rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-mute); font-weight: 700; padding: 10px 12px; border-bottom: 1px solid var(--line-strong); white-space: nowrap; }
table.dm-list th button { all: unset; cursor: pointer; }
table.dm-list th button:focus-visible { outline: 2px solid var(--gold); outline-offset: 2px; }
table.dm-list .r { text-align: right; }
table.dm-list td { padding: 11px 12px; border-bottom: 1px solid var(--line); vertical-align: top; }
table.dm-list tbody tr { cursor: pointer; }
table.dm-list tbody tr:hover td, table.dm-list tbody tr.sel td { background: var(--gold-wash); }
table.dm-list tbody tr.sel td:first-child { box-shadow: inset 2px 0 0 var(--gold); }
table.dm-list tbody tr:focus-visible { outline: 2px solid var(--gold); outline-offset: -2px; }
.dm-aname { font-weight: 600; display: block; }
.dm-dld { display: block; font-size: .76rem; color: var(--ink-mute); }
.dm-more { margin-top: 14px; }
.dm-bar { display: inline-block; height: 6px; border-radius: 3px; background: var(--dm-off); vertical-align: middle; margin-right: 8px; }
.dm-detail { display: grid; grid-template-columns: minmax(0, 1.5fr) minmax(0, 1fr); gap: 18px; }
.dm-detail .dm-card { margin-bottom: 0; }
table.dm-mini { width: 100%; border-collapse: collapse; font-size: .86rem; }
table.dm-mini th { text-align: left; font-size: .64rem; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-mute); padding: 6px 8px; border-bottom: 1px solid var(--line-strong); font-weight: 700; white-space: nowrap; }
table.dm-mini td { padding: 8px; border-bottom: 1px solid var(--line); white-space: nowrap; }
table.dm-mini .r { text-align: right; font-variant-numeric: tabular-nums; }
.dm-checker { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.2fr); gap: 18px; align-items: start; }
.dm-form, .dm-cta { display: grid; gap: 16px; }
.dm .row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.dm-result { display: grid; gap: 12px; }
.dm-big { font-size: clamp(1.25rem, 2.4vw, 1.6rem); font-weight: 600; line-height: 1.3; margin: 0; }
.dm-verdict { display: inline-flex; align-items: center; gap: 8px; padding: 6px 14px 6px 10px; border-radius: 999px; border: 1px solid var(--line-strong); font-weight: 700; font-size: .9rem; }
.dm-verdict svg { width: 16px; height: 16px; flex: none; }
.dm-cta { border-top: 1px solid var(--line); padding-top: 16px; }
.dm-cta h3 { font-family: var(--sans); font-size: 1.02rem; font-weight: 700; }
.dm-alert { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(24px, 5vw, 64px); align-items: start; }
.dm-alert form { display: grid; gap: 16px; margin: 0; }
.dm-alert select[multiple] { min-height: 150px; background-image: none; padding: 8px; }
.dm-projects { display: grid; grid-template-columns: repeat(auto-fit, minmax(240px, 1fr)); gap: 16px; }
.dm-proj { background: var(--surface); border: 1px solid var(--line); padding: 20px; display: grid; gap: 10px; align-content: start; }
.dm-proj h3 { font-size: 1.5rem; }
.dm-proj dl { margin: 0; display: grid; grid-template-columns: auto 1fr; gap: 6px 12px; font-size: .86rem; }
.dm-proj dt { color: var(--ink-mute); }
.dm-proj dd { margin: 0; text-align: right; font-weight: 600; font-variant-numeric: tabular-nums; }
.dm-steps { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 20px; }
.dm-steps > div { border-top: 2px solid var(--gold); padding-top: 14px; display: grid; gap: 8px; align-content: start; }
.dm-steps .n { font-size: .7rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-ink); font-weight: 700; }
.dm-steps h3 { font-family: var(--sans); font-size: 1rem; font-weight: 700; }
.dm-steps p { color: var(--ink-soft); font-size: .92rem; margin: 0; }
.dm-note { margin-top: 28px; padding-top: 18px; border-top: 1px solid var(--line); display: grid; gap: 8px; font-size: .84rem; color: var(--ink-mute); max-width: 90ch; }
.dm-note p { margin: 0; }
#dm-tip { position: fixed; z-index: 80; pointer-events: none; background: #11110e; color: #f2ecdf; border: 1px solid rgba(223, 197, 127, .3); padding: 8px 10px; font-size: .8rem; line-height: 1.45; min-width: 150px; box-shadow: 0 10px 30px rgba(0, 0, 0, .35); }
#dm-tip .t { color: #bcb39f; font-size: .74rem; margin-bottom: 3px; }
#dm-tip .r { display: flex; align-items: center; gap: 10px; justify-content: space-between; }
#dm-tip .r span { display: inline-flex; align-items: center; gap: 6px; color: #bcb39f; }
#dm-tip .r i { width: 10px; height: 2px; display: inline-block; }
#dm-tip .r b { font-weight: 700; font-variant-numeric: tabular-nums; }
@media (max-width: 900px) { .dm-kpis { grid-template-columns: repeat(2, minmax(0, 1fr)); } .dm-detail, .dm-checker, .dm-alert { grid-template-columns: minmax(0, 1fr); } .dm-steps { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 560px) { .dm .row, .dm-steps { grid-template-columns: minmax(0, 1fr); } .dm-seg label { padding: 7px 11px; } }

/* ---------- project pages: key facts, documents, "What you pay, and when" ---------- */
.vh { position: absolute !important; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; margin: 0; }
.stats.facts { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.stats.facts .stat { padding: 24px 22px; align-content: start; }
.stats.facts .v { font-size: 1.35rem; line-height: 1.2; overflow-wrap: anywhere; }
.stats.facts .v small { display: block; font-family: var(--sans); font-size: .74rem; color: var(--ink-mute); margin-top: 6px; line-height: 1.4; letter-spacing: .01em; }
@media (max-width: 760px) { .stats.facts { grid-template-columns: 1fr 1fr; } .stats.facts .stat { padding: 18px 14px; } .stats.facts .v { font-size: 1.15rem; } }
.pp-docs { margin-top: 0; }
.pp-docs a:first-child { border-top: 0; }
.pp-docs a { grid-template-columns: 140px 1fr; }
.pp-docs .v { font-size: 1.3rem; }
@media (max-width: 560px) { .pp-docs a { grid-template-columns: 1fr; gap: 4px; padding: 16px 0; } }
.pp { display: grid; gap: 18px; min-width: 0; }
.pp-controls { display: flex; flex-wrap: wrap; gap: 14px 24px; align-items: end; }
.pp-price { width: min(300px, 100%); }
.pp-cur { align-self: end; }
.pp-chips { display: grid; grid-template-columns: repeat(auto-fit, minmax(150px, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.pp-chip { background: var(--surface); padding: 16px 18px; display: grid; gap: 4px; align-content: start; min-width: 0; }
.section.alt .pp-chip { background: var(--base); }
.pp-chip .k { font-size: .64rem; letter-spacing: .18em; text-transform: uppercase; color: var(--ink-mute); font-weight: 700; }
.pp-chip b { font-size: clamp(1.1rem, 2vw, 1.4rem); font-weight: 600; line-height: 1.2; overflow-wrap: anywhere; }
.pp-pc { font-size: .78rem; color: var(--ink-soft); line-height: 1.4; }
.pp-table { width: 100%; border-collapse: collapse; font-size: .92rem; min-width: 600px; }
.pp-table th { text-align: left; font-size: .64rem; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-mute); font-weight: 700; padding: 10px 12px; border-bottom: 1px solid var(--line-strong); white-space: nowrap; }
.pp-table td { padding: 12px; border-bottom: 1px solid var(--line); vertical-align: top; }
.pp-table .r { text-align: right; }
.pp-table td small { display: block; font-size: .78rem; color: var(--ink-mute); margin-top: 4px; line-height: 1.45; max-width: 62ch; font-weight: 400; }
.pp-when { color: var(--ink-soft); width: 24%; min-width: 150px; }
.pp-a, .pp-b { display: block; white-space: nowrap; }
.pp-b { font-size: .82rem; color: var(--gold-ink); margin-top: 2px; }
.pp-sub td { font-size: .64rem; letter-spacing: .18em; text-transform: uppercase; color: var(--gold-ink); font-weight: 700; padding-top: 24px; }
.pp-fee.is-inc td { color: var(--ink-soft); }
.pp-total td { font-weight: 700; border-top: 1px solid var(--line-strong); border-bottom: 0; padding-top: 16px; font-size: 1rem; }
.pp-src { color: var(--gold-ink); text-decoration: underline; text-underline-offset: 2px; white-space: nowrap; }
.pp-warn { border: 1px solid var(--dm-down); background: var(--gold-wash); padding: 12px 14px; font-size: .9rem; margin: 0; }
.pp-fx, .pp-note { font-size: .8rem; color: var(--ink-mute); margin: 0; max-width: 92ch; }
.pp-fx a { text-decoration: underline; text-underline-offset: 2px; }
@media (max-width: 640px) {
  .pp-table { min-width: 0; }
  .pp-table thead { display: none; }
  .pp-table tr { display: grid; grid-template-columns: minmax(0, 1fr) auto; grid-template-areas: "when when" "label amt" "share amt"; gap: 2px 14px; padding: 12px 0; border-bottom: 1px solid var(--line); }
  .pp-table td { display: block; padding: 0; border: 0; width: auto; min-width: 0; }
  .pp-table td.pp-when { grid-area: when; font-size: .7rem; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-mute); }
  .pp-table td.pp-when small { text-transform: none; letter-spacing: 0; }
  .pp-table td:nth-child(2) { grid-area: label; }
  .pp-table td:nth-child(3) { grid-area: share; text-align: left; font-size: .8rem; color: var(--ink-soft); }
  .pp-table td:nth-child(4) { grid-area: amt; }
  .pp-table .pp-sub { display: block; border-bottom: 0; padding-bottom: 0; }
  .pp-table .pp-sub td { padding-top: 14px; }
  .pp-table .pp-total { border-bottom: 0; border-top: 1px solid var(--line-strong); }
  .pp-table .pp-total td { border-top: 0; padding-top: 0; }
  .pp-table .pp-total td:first-child { display: none; }
  .pp-table td:nth-child(4) small { max-width: 16ch; margin-left: auto; }
}
.modal-card textarea { min-height: 72px; }
.modal-card { max-height: calc(100vh - 32px); max-height: calc(100dvh - 32px); overflow-y: auto; overscroll-behavior: contain; }

/* responsive photos: <picture> adds no box of its own, so existing img rules keep working */
picture { display: contents; }