:root { --ink:#282321; --cream:#fffaf4; --sand:#f5eadb; --gold:#b98427; --pink:#c66b72; --ocean:#285e62; --line:rgba(40,35,33,.2); }
* { box-sizing:border-box; }
html { scroll-behavior:smooth; }
body { margin:0; background:var(--cream); color:var(--ink); font-family:Arial, Helvetica, sans-serif; }
a { color:inherit; text-decoration:none; }
img { max-width:100%; display:block; }
.page-width { width:min(1180px, calc(100% - 48px)); margin:0 auto; }

.site-header { height:92px; padding:8px max(24px, calc((100vw - 1180px)/2)); display:flex; align-items:center; justify-content:space-between; background:#fffdf9; position:sticky; top:0; z-index:30; border-bottom:1px solid rgba(40,35,33,.08); }
.brand img { display:block; height:72px; width:auto; }
nav { display:flex; align-items:center; gap:28px; font-size:13px; font-weight:bold; letter-spacing:.06em; text-transform:uppercase; }
nav a { transition:color .2s ease; }
nav a:hover { color:var(--pink); }
.nav-cta { padding:13px 18px; border:1px solid var(--pink); color:var(--pink); }
.header-right { display:flex; align-items:center; gap:14px; }

.mobile-menu { display:none; position:relative; }
.mobile-menu summary { list-style:none; width:44px; height:44px; border:1px solid var(--line); display:flex; flex-direction:column; align-items:center; justify-content:center; gap:4px; cursor:pointer; background:#fff; }
.mobile-menu summary::-webkit-details-marker { display:none; }
.mobile-menu summary span { width:18px; height:2px; background:var(--ink); }
.mobile-menu-panel { display:none; }
.mobile-menu[open] .mobile-menu-panel { display:grid; position:absolute; top:calc(100% + 8px); right:0; width:210px; background:#fff; border:1px solid var(--line); padding:6px; box-shadow:0 18px 40px rgba(40,35,33,.16); }
.mobile-menu-panel a { padding:14px; font-weight:bold; font-size:13px; text-transform:uppercase; letter-spacing:.06em; }
.mobile-menu-panel a:hover { background:var(--sand); }

.hero { height:min(770px, calc(100vh - 92px)); min-height:600px; position:relative; color:white; overflow:hidden; }
.hero-image,.hero-shade { position:absolute; inset:0; width:100%; height:100%; }
.hero-image { object-fit:cover; object-position:center; }
.hero-shade { background:linear-gradient(90deg,rgba(28,24,18,.64),rgba(28,24,18,.13) 70%),linear-gradient(0deg,rgba(27,22,18,.45),transparent 45%); }
.hero-content { position:relative; z-index:1; padding-top:clamp(110px,18vh,180px); }
.eyebrow { margin:0 0 18px; color:var(--gold); text-transform:uppercase; font-size:12px; letter-spacing:.18em; font-weight:800; }
.eyebrow.light { color:#ffe6ba; }
h1,h2,h3,p { margin-top:0; }
h1,h2,h3 { letter-spacing:-.055em; font-weight:800; line-height:.94; }
h1 { font-size:clamp(48px,7.2vw,100px); max-width:800px; }
h2 { font-size:clamp(38px,5.2vw,72px); }
h3 { font-size:26px; line-height:1; }
em { font-family:Georgia,serif; font-weight:400; letter-spacing:-.08em; }
.hero-copy { max-width:490px; line-height:1.55; font-size:19px; margin:29px 0; }
.button-row { display:flex; align-items:center; gap:25px; flex-wrap:wrap; }
.button { display:inline-flex; gap:22px; align-items:center; justify-content:space-between; padding:16px 21px; text-transform:uppercase; font-size:12px; font-weight:800; letter-spacing:.11em; border:0; cursor:pointer; transition:transform .2s ease; }
.button:hover { transform:translateY(-2px); }
.button span,.text-link span { font-size:20px; line-height:0; }
.button-pink { background:var(--pink); color:white; }
.button-gold { background:var(--gold); color:white; }
.text-link { display:inline-flex; gap:12px; align-items:center; text-transform:uppercase; letter-spacing:.12em; font-size:12px; font-weight:bold; border-bottom:1px solid currentColor; padding-bottom:4px; }
.text-link.light{ color:#fff; }
.hero-locations { position:absolute; z-index:2; bottom:28px; right:max(24px, calc((100vw - 1180px)/2)); display:flex; align-items:center; gap:11px; font-weight:bold; letter-spacing:.13em; font-size:10px; }
.hero-locations i { width:4px; height:4px; background:#ffbd9e; border-radius:50%; display:block; }

.intro { display:grid; grid-template-columns:1fr 1fr; gap:90px; padding:130px 0; }
.intro-copy { max-width:500px; padding-top:34px; }
.intro-copy p,.experience-copy>p { line-height:1.65; font-size:18px; color:#504a46; }
.intro-copy .text-link { margin-top:14px; }

.services-section { background:#2a2624; color:#fff8f0; padding:120px 0; }
.section-heading { display:flex; justify-content:space-between; align-items:end; gap:40px; }
.section-heading p { max-width:350px; line-height:1.55; color:#d9cbc2; font-size:17px; }
.service-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:1px; border:1px solid rgba(255,250,244,.2); margin-top:55px; }
.service-card { min-height:360px; padding:34px; position:relative; background:#2a2624; }
.service-card span,.reason-grid span { color:var(--pink); letter-spacing:.12em; font-weight:bold; font-size:12px; }
.service-card h3 { margin:68px 0 22px; }
.service-card p { color:#d9cbc2; font-size:16px; line-height:1.55; }
.service-line { position:absolute; bottom:34px; left:34px; right:34px; height:1px; background:var(--gold); }

.experience { display:grid; grid-template-columns:1.05fr .95fr; align-items:stretch; padding:130px 0; }
.experience-image { min-height:590px; overflow:hidden; }
.experience-image img { height:100%; width:100%; object-fit:cover; object-position:center; }
.experience-copy { background:var(--sand); padding:80px clamp(32px,6vw,88px); }
.experience-copy h2 { margin-bottom:31px; }
.stat-row { margin-top:55px; display:flex; gap:18px; align-items:center; }
.stat-row strong { color:var(--pink); font-size:72px; line-height:.8; }
.stat-row span { text-transform:uppercase; font-size:11px; font-weight:bold; line-height:1.45; letter-spacing:.09em; }

.page-hero { background:#2a2624; color:#fff8f0; padding:clamp(70px,12vw,140px) 0 80px; position:relative; overflow:hidden; }
.page-hero .eyebrow.light { color:#ffe6ba; }
.page-hero h1 { color:#fff8f0; font-size:clamp(44px,7vw,84px); max-width:760px; }
.page-hero p.lead { max-width:560px; font-size:18px; line-height:1.6; color:#d9cbc2; margin-top:24px; }

.search-bar { background:#fffdf9; border:1px solid var(--line); padding:22px; display:grid; grid-template-columns:1fr 1fr 1fr auto; gap:16px; align-items:end; margin-top:-56px; position:relative; z-index:2; box-shadow:0 30px 60px rgba(20,17,14,.14); }
.search-field { display:flex; flex-direction:column; gap:8px; }
.search-field label { font-size:11px; font-weight:bold; letter-spacing:.1em; text-transform:uppercase; color:#6b625b; }
.search-field select,.search-field input { border:1px solid var(--line); background:#fff; padding:12px 12px; font:inherit; font-size:14px; color:var(--ink); }
.search-bar .button { padding:14px 20px; white-space:nowrap; }

.properties-section { padding:100px 0 130px; }
.properties-count { font-size:14px; color:#6b625b; margin-bottom:34px; }
.property-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:24px; }
.property-card { border:1px solid var(--line); background:#fffdf9; overflow:hidden; }
.property-media { height:230px; overflow:hidden; }
.property-media img { width:100%; height:100%; object-fit:cover; transition:transform .5s ease; }
.property-card:hover .property-media img { transform:scale(1.05); }
.property-body { padding:26px; }
.property-location { color:var(--pink); font-size:11px; font-weight:bold; letter-spacing:.12em; text-transform:uppercase; margin-bottom:10px; }
.property-body h3 { font-size:22px; margin-bottom:10px; }
.property-meta { display:flex; gap:14px; font-size:13px; color:#6b625b; margin-bottom:14px; }
.property-price { font-weight:bold; color:var(--ink); font-size:16px; }
.property-price span { font-weight:normal; font-size:12px; color:#6b625b; }

.empty-state { border:1px dashed var(--line); background:#fffdf9; padding:clamp(50px,8vw,90px) clamp(24px,5vw,60px); text-align:center; }
.empty-state h2 { font-size:clamp(28px,3.4vw,40px); margin-bottom:18px; }
.empty-state p { max-width:520px; margin:0 auto 30px; color:#5b5551; font-size:17px; line-height:1.6; }

@media(max-width:900px){
  .search-bar{grid-template-columns:1fr 1fr; margin-top:-30px}
  .search-bar .button{grid-column:1/-1; justify-content:center}
  .property-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:800px){
  .search-bar{grid-template-columns:1fr}
  .property-grid{grid-template-columns:1fr}
}

.gallery-strip { background:#f4eee4; padding:120px 0; }
.gallery-strip .section-heading-plain { max-width:640px; margin-bottom:55px; }
.gallery-strip .section-heading-plain h2 { color:var(--ink); }
.gallery-strip .section-heading-plain p { margin-top:20px; font-size:18px; line-height:1.6; color:#5b5551; max-width:520px; }
.gallery-grid { display:grid; grid-template-columns:repeat(3,1fr); gap:18px; }
.gallery-card { position:relative; overflow:hidden; height:420px; }
.gallery-card img { width:100%; height:100%; object-fit:cover; transition:transform .5s ease; }
.gallery-card:hover img { transform:scale(1.05); }
.gallery-card-shade { position:absolute; inset:0; background:linear-gradient(0deg,rgba(20,17,14,.78),transparent 55%); }
.gallery-card-text { position:absolute; left:24px; right:24px; bottom:22px; color:#fff; }
.gallery-card-text span { display:block; color:var(--gold); font-size:11px; font-weight:bold; letter-spacing:.12em; text-transform:uppercase; margin-bottom:8px; }
.gallery-card-text p { font-size:17px; font-weight:800; letter-spacing:-.03em; line-height:1.15; }

.process { background:#f4eee4; padding:120px 0 0; }
.process h2 { margin-bottom:65px; }
.process-grid { display:grid; grid-template-columns:repeat(2,1fr); border-top:1px solid var(--line); }
.process-grid article { padding:52px 52px 65px; border-bottom:1px solid var(--line); }
.process-grid article:nth-child(odd) { border-right:1px solid var(--line); }
.process-grid b { color:var(--gold); font-size:52px; line-height:1; }
.process-grid h3 { margin:44px 0 20px; }
.process-grid p { max-width:420px; font-size:17px; line-height:1.55; color:#5b5551; }

.reasons { padding:130px 0; }
.reasons h2 { margin-bottom:60px; }
.reason-grid { display:grid; grid-template-columns:repeat(4,1fr); gap:18px; }
.reason-grid article { min-height:295px; border:1px solid var(--line); padding:30px; background:#fffdf9; }
.reason-grid h3 { margin:65px 0 18px; font-size:25px; }
.reason-grid p { color:#5b5551; line-height:1.5; }

.contact { background:linear-gradient(115deg,#2d2a29,#224f51); color:#fff9f2; padding:116px 0; }
.contact-grid { display:grid; grid-template-columns:.9fr 1.1fr; gap:100px; }
.contact-intro h2 { margin-bottom:28px; }
.contact-intro>p:not(.eyebrow) { color:#ddd2c9; line-height:1.6; font-size:18px; max-width:430px; }
.contact-email { display:block; font-size:19px; font-weight:bold; margin-top:43px; text-decoration:underline; text-decoration-color:var(--pink); text-underline-offset:8px; }
.contact-phone { display:block; margin-top:22px; color:#ffdaa7; font-weight:bold; }
.enquiry-form { background:#fffaf4; color:var(--ink); padding:42px; }
.form-title { text-transform:uppercase; letter-spacing:.12em; font-size:12px; font-weight:bold; margin-bottom:26px; }
.enquiry-form label { display:block; font-size:13px; font-weight:bold; margin:17px 0; }
.enquiry-form input,.enquiry-form textarea { display:block; width:100%; margin-top:8px; background:transparent; border:0; border-bottom:1px solid #b5aaa1; padding:11px 0; font:inherit; color:var(--ink); outline:none; }
.enquiry-form input:focus,.enquiry-form textarea:focus { border-color:var(--pink); }
.enquiry-form .button { margin-top:13px; }
.form-status { margin-top:16px; font-size:13px; font-weight:bold; display:none; }

footer { background:#1f1c1b; color:#f8eee6; padding:50px 0; }
.footer-grid { display:grid; grid-template-columns:180px 1fr auto; gap:36px; align-items:center; }
.footer-grid p { color:#d3c5ba; margin:0; line-height:1.5; max-width:420px; }
.footer-grid div { display:flex; gap:20px; font-size:11px; letter-spacing:.1em; text-transform:uppercase; font-weight:bold; }
.footer-grid .small { grid-column:2 / -1; font-size:11px; letter-spacing:.1em; text-transform:uppercase; }
.footer-brand { display:block; color:#f3d08d; line-height:.95; text-transform:uppercase; }
.footer-brand strong { display:block; font-family:Georgia,serif; font-weight:400; font-size:27px; letter-spacing:.04em; }
.footer-brand span { display:block; margin-top:8px; color:#df7f82; font-size:10px; font-weight:bold; letter-spacing:.35em; }

@media(max-width:900px) {
  .gallery-grid { grid-template-columns:1fr 1fr; }
  .gallery-card:nth-child(3) { grid-column:1/-1; }
}
@media(max-width:800px) {
  .page-width{width:min(100% - 34px,600px)}
  .site-header{height:78px;padding:4px 17px}
  .brand img{height:56px}
  nav a:not(.nav-cta){display:none}
  nav{gap:0}
  .nav-cta{padding:11px 13px;font-size:10px}
  .mobile-menu{display:block}
  .hero{height:710px;min-height:0}
  .hero-image{object-position:63% center}
  .hero-content{padding-top:130px}
  h1{font-size:52px}
  .hero-copy{font-size:17px;margin:24px 0}
  .hero-locations{left:17px;right:17px;bottom:22px;font-size:8px;gap:7px;white-space:nowrap}
  .intro,.experience,.contact-grid{grid-template-columns:1fr;gap:34px}
  .intro{padding:75px 0}
  .intro-copy{padding:0}
  .intro-copy p,.experience-copy>p{font-size:16px}
  .services-section{padding:78px 0}
  .section-heading{display:block}
  .section-heading p{margin-top:25px}
  .service-grid,.reason-grid{grid-template-columns:1fr}
  .service-grid{margin-top:34px}
  .service-card{min-height:285px;padding:28px}
  .service-card h3{margin-top:48px}
  .service-line{left:28px;right:28px;bottom:28px}
  .experience{padding:75px 0}
  .experience-image{min-height:355px}
  .experience-copy{padding:50px 27px}
  .gallery-strip{padding:75px 0}
  .gallery-grid{grid-template-columns:1fr}
  .gallery-card:nth-child(3){grid-column:auto}
  .gallery-card{height:320px}
  .process{padding:75px 0 0}
  .process h2{margin-bottom:42px}
  .process-grid{grid-template-columns:1fr}
  .process-grid article,.process-grid article:nth-child(odd){border-right:0;padding:38px 12px 44px}
  .process-grid h3{margin:34px 0 14px}
  .reasons{padding:75px 0}
  .reasons h2{margin-bottom:38px}
  .reason-grid{gap:10px}
  .reason-grid article{min-height:auto;padding:27px}
  .reason-grid h3{margin:40px 0 14px}
  .contact{padding:74px 0}
  .enquiry-form{padding:28px 22px}
  .footer-grid{grid-template-columns:1fr;gap:22px}
  .footer-grid div{flex-wrap:wrap}
  .footer-grid .small{grid-column:auto}
}