/* =========================================================
   RB EMPIRE — white, minimal, editorial
   type: Manrope throughout — light for display, regular for text
   ========================================================= */
:root {
  --bg: #ffffff;
  --bg-2: #f6f5f2;
  --bg-3: #ecebe6;
  --ink: #111111;
  --ink-2: #3b3a37;
  --muted: #8a877f;
  --line: #e7e5df;
  --accent: #9a7b4f;
  --ease: cubic-bezier(0.76, 0, 0.24, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
  --sans: "Manrope", system-ui, sans-serif;
  --serif: "Manrope", system-ui, sans-serif; /* display role */
  --pad: clamp(20px, 4.5vw, 72px);
  --gap: clamp(20px, 3vw, 40px);
  --r: 4px;
}

*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility; }
html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
body { background: var(--bg); color: var(--ink); font-family: var(--sans); font-size: 15.5px; font-weight: 400; letter-spacing: -0.005em; line-height: 1.7; overflow-x: hidden; }
body.is-loading { overflow: hidden; height: 100vh; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
::selection { background: var(--ink); color: #fff; }

/* ---------- type ---------- */
h1, h2, h3, h4, .serif { font-family: var(--serif); font-weight: 300; letter-spacing: -0.04em; line-height: 0.98; }
/* accent words: same face, softer tone — no italics */
em { font-family: inherit; font-style: normal; font-weight: inherit; color: var(--muted); }
.cta em, .curtain em { color: rgba(255, 255, 255, 0.5); }
.panel__body em { color: rgba(255, 255, 255, 0.6); }
.display { font-size: clamp(56px, 9.4vw, 168px); line-height: 0.92; letter-spacing: -0.055em; font-weight: 300; }
.h2 { font-size: clamp(40px, 5.6vw, 96px); line-height: 0.98; letter-spacing: -0.05em; font-weight: 300; }
.h3 { font-size: clamp(26px, 2.4vw, 38px); line-height: 1.12; letter-spacing: -0.03em; }
.h4 { font-size: 24px; line-height: 1.15; }
.eyebrow { display: inline-flex; align-items: center; gap: 12px; font-size: 11px; font-weight: 400; letter-spacing: 0.26em; text-transform: uppercase; color: var(--muted); }
.eyebrow b { font-weight: 500; color: var(--ink); }
.eyebrow i { font-style: normal; opacity: 0.5; }
.lead { font-size: clamp(17px, 1.3vw, 20px); color: var(--ink-2); max-width: 46ch; line-height: 1.6; }
.body { color: var(--ink-2); max-width: 58ch; }
.muted { color: var(--muted); }
.small { font-size: 13px; }
.num { font-variant-numeric: tabular-nums; }

.split-line { display: block; overflow: hidden; padding-bottom: 0.1em; margin-bottom: -0.1em; }
.split-line > span { display: inline-block; transform: translateY(105%) rotate(2deg); transform-origin: left bottom; }
.split-word { display: inline-block; overflow: hidden; vertical-align: top; padding-bottom: 0.1em; margin-bottom: -0.1em; }
.split-word > span { display: inline-block; transform: translateY(105%); }

/* ---------- layout ---------- */
.container { width: 100%; max-width: 1600px; margin-inline: auto; padding-inline: var(--pad); }
section { position: relative; }
.section { padding-block: clamp(100px, 13vw, 200px); }
.section--alt { background: var(--bg-2); }
.grid-2 { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(36px, 6vw, 120px); align-items: center; }
.head { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: end; margin-bottom: clamp(48px, 6vw, 90px); }
.head__title { grid-column: 1 / span 7; }
.head__side { grid-column: 9 / -1; display: grid; gap: 22px; justify-items: start; }
.head .eyebrow { margin-bottom: 26px; }
.rule { height: 1px; background: var(--line); transform-origin: left; }
@media (max-width: 900px) {
  .grid-2 { grid-template-columns: 1fr; }
  .head { grid-template-columns: 1fr; row-gap: 26px; }
  .head__title, .head__side { grid-column: 1 / -1; }
}

/* ---------- preloader: "the portal" ---------- */
.preloader { position: fixed; inset: 0; z-index: 10000; background: var(--bg); color: var(--ink); overflow: hidden; }
.pl__corner { position: absolute; font-size: 11px; letter-spacing: 0.24em; text-transform: uppercase; color: var(--muted); overflow: hidden; line-height: 1.4; }
.pl__corner > span { display: block; }
.pl__corner--tl { top: clamp(22px, 4vw, 40px); left: var(--pad); }
.pl__corner--tr { top: clamp(22px, 4vw, 40px); right: var(--pad); text-align: right; }
.pl__corner--bl { bottom: clamp(22px, 4vw, 40px); left: var(--pad); height: 1.4em; }
.pl__corner--br { bottom: clamp(22px, 4vw, 40px); right: var(--pad); color: var(--ink); font-variant-numeric: tabular-nums; }
.pl__cities { display: block; }
.pl__cities span { display: block; height: 1.4em; }
.pl__line { position: absolute; left: var(--pad); right: var(--pad); bottom: calc(clamp(22px, 4vw, 40px) + 28px); height: 1px; background: var(--line); }
.pl__line span { position: absolute; inset: 0; background: var(--ink); transform: scaleX(0); transform-origin: left; }
.pl__stage { position: absolute; left: 50%; top: 46%; transform: translate(-50%, -50%); display: grid; justify-items: center; gap: 34px; }
.pl__portal { position: relative; width: clamp(120px, 12vw, 160px); aspect-ratio: 3 / 4; }
.pl__outline { position: absolute; inset: -14px -14px 0; border: 1px solid var(--ink); border-bottom: 0; border-radius: 999px 999px 0 0; }
.pl__portal::after { content: ""; position: absolute; left: -34px; right: -34px; bottom: 0; height: 1px; background: var(--ink); }
.pl__key { position: absolute; left: 50%; top: -24px; width: 9px; height: 9px; margin-left: -4.5px; background: var(--accent); transform: rotate(45deg); }
.pl__word { display: flex; gap: 0.32em; font-size: 13px; letter-spacing: 0.42em; margin-right: -0.42em; overflow: hidden; }
.pl__word span { display: inline-block; transform: translateY(110%); }
.pl__word .b { font-weight: 700; }
/* the arch that grows into the hero — positioned in the viewport so it can expand to fill it */
.pl__arch { position: fixed; left: 50%; top: 46%; transform: translate(-50%, -50%); overflow: hidden; background: var(--bg-3); clip-path: inset(100% 0 0 0); }
.pl__arch img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.4); }

/* page transition: an arch rises from the bottom, fills the screen, then lifts away */
.curtain { position: fixed; inset: 0; z-index: 9995; pointer-events: none; background: var(--ink); color: #fff; clip-path: inset(100% 30% 0% 30% round 40vw 40vw 0vw 0vw); display: grid; place-items: center; }
.curtain__stack { display: grid; justify-items: center; gap: 22px; }
.curtain__mark { width: 34px; height: 39px; overflow: visible; }
.curtain__mark path { fill: none; stroke: rgba(255, 255, 255, 0.85); stroke-width: 1.4; }
.curtain__mark .k { fill: var(--accent); stroke: none; }
.curtain__label { font-size: clamp(44px, 7vw, 108px); font-weight: 200; letter-spacing: -0.055em; overflow: hidden; line-height: 1.05; padding-bottom: 0.06em; }
.curtain__label span { display: inline-block; transform: translateY(105%); }
.curtain__meta { position: absolute; left: var(--pad); right: var(--pad); bottom: 32px; display: flex; justify-content: space-between; font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: rgba(255, 255, 255, 0.45); }
.curtain__bar { position: absolute; left: var(--pad); right: var(--pad); bottom: 60px; height: 1px; background: rgba(255, 255, 255, 0.12); }
.curtain__bar span { position: absolute; inset: 0; background: rgba(255, 255, 255, 0.7); transform: scaleX(0); transform-origin: left; }

/* ---------- cursor ---------- */
.cursor { position: fixed; top: 0; left: 0; pointer-events: none; z-index: 9999; width: 10px; height: 10px; margin: -5px 0 0 -5px; border-radius: 50%; background: var(--ink); display: grid; place-items: center; font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: transparent; transition: width 0.5s var(--ease-out), height 0.5s var(--ease-out), margin 0.5s var(--ease-out), background 0.3s, color 0.3s; }
.cursor.is-hover { width: 44px; height: 44px; margin: -22px 0 0 -22px; background: rgba(17, 17, 17, 0.08); }
.cursor.is-view, .cursor.is-drag { width: 92px; height: 92px; margin: -46px 0 0 -46px; background: var(--ink); color: #fff; }
.cursor.is-drag { background: var(--accent); }
@media (hover: none) { .cursor { display: none; } }

.progress { position: fixed; top: 0; left: 0; right: 0; height: 1px; z-index: 600; background: var(--ink); transform: scaleX(0); transform-origin: left; }

/* ---------- nav: floating pill ---------- */
.nav { position: fixed; top: 18px; left: 50%; z-index: 500; transform: translateX(-50%); display: flex; align-items: center; padding: 6px 6px 6px 20px; width: max-content; max-width: calc(100% - 32px); border-radius: 99px; background: rgba(255, 255, 255, 0.72); backdrop-filter: blur(22px) saturate(1.6); -webkit-backdrop-filter: blur(22px) saturate(1.6); border: 1px solid rgba(17, 17, 17, 0.07); box-shadow: 0 12px 40px -24px rgba(0, 0, 0, 0.25); transition: transform 0.9s var(--ease), box-shadow 0.6s, background 0.6s; }
.nav.is-scrolled { background: rgba(255, 255, 255, 0.88); box-shadow: 0 18px 50px -26px rgba(0, 0, 0, 0.35); }
.nav.is-hidden { transform: translate(-50%, -160%); }
.logo { display: inline-flex; align-items: center; gap: 10px; line-height: 1; }
.logo svg { width: 22px; height: 25px; flex: none; }
.logo svg .s { stroke: currentColor; stroke-width: 1.5; fill: none; }
.logo svg .k { fill: var(--accent); }
.logo__word { display: flex; align-items: baseline; gap: 6px; font-size: 12.5px; letter-spacing: 0.26em; }
.logo__rb { font-weight: 700; }
.logo__em { font-weight: 400; margin-right: -0.26em; }
.nav .logo { margin-right: 26px; }
.nav__links { position: relative; display: flex; list-style: none; }
.nav__links a { position: relative; z-index: 1; display: block; padding: 10px 16px; font-size: 13px; color: var(--muted); transition: color 0.4s; }
.nav__links a:hover, .nav__links a.is-active { color: var(--ink); }
.nav__pill { position: absolute; top: 0; bottom: 0; z-index: 0; border-radius: 99px; background: rgba(17, 17, 17, 0.06); transition: left 0.6s var(--ease), width 0.6s var(--ease), opacity 0.4s; pointer-events: none; }
.nav__cta { display: flex; align-items: center; gap: 6px; margin-left: 14px; }
.nav__cta .btn { height: 40px; padding: 0 18px; font-size: 13px; gap: 10px; }
.burger { display: none; width: 40px; height: 40px; border-radius: 50%; position: relative; background: var(--ink); }
.burger span { position: absolute; left: 13px; right: 13px; height: 1px; background: #fff; transition: transform 0.5s var(--ease), top 0.5s var(--ease); }
.burger span:first-child { top: 16px; } .burger span:last-child { top: 23px; }
.menu-open .burger span:first-child { top: 19.5px; transform: rotate(45deg); }
.menu-open .burger span:last-child { top: 19.5px; transform: rotate(-45deg); }
@media (max-width: 960px) {
  .nav { left: 16px; right: 16px; width: auto; max-width: none; transform: none; justify-content: space-between; }
  .nav.is-hidden { transform: translateY(-160%); }
  .nav__links, .nav__cta .btn { display: none; } .burger { display: block; }
}
.menu { position: fixed; inset: 0; z-index: 450; background: #fff; clip-path: inset(0 0 100% 0); transition: clip-path 1s var(--ease); display: flex; flex-direction: column; justify-content: flex-end; padding: 120px var(--pad) 48px; }
.menu-open .menu { clip-path: inset(0 0 0 0); }
.menu a { font-family: var(--serif); font-size: clamp(52px, 13vw, 104px); line-height: 1.02; display: flex; justify-content: space-between; align-items: baseline; overflow: hidden; border-bottom: 1px solid var(--line); }
.menu a small { font-family: var(--sans); font-size: 12px; color: var(--muted); }
.menu a span { display: inline-block; transform: translateY(100%); transition: transform 0.9s var(--ease); }
.menu-open .menu a span { transform: none; }
.menu a:nth-child(2) span { transition-delay: 0.05s; } .menu a:nth-child(3) span { transition-delay: 0.1s; }
.menu a:nth-child(4) span { transition-delay: 0.15s; } .menu a:nth-child(5) span { transition-delay: 0.2s; }

/* ---------- buttons ---------- */
.btn { position: relative; display: inline-flex; align-items: center; gap: 14px; height: 52px; padding: 0 26px; border-radius: 99px; font-size: 14px; font-weight: 500; overflow: hidden; isolation: isolate; background: var(--ink); color: #fff; border: 1px solid var(--ink); white-space: nowrap; transition: color 0.6s var(--ease), border-color 0.6s; }
.btn::before { content: ""; position: absolute; left: -10%; right: -10%; top: 0; height: 100%; z-index: -1; background: var(--accent); border-radius: 50% 50% 0 0 / 30% 30% 0 0; transform: translateY(102%); transition: transform 0.7s var(--ease), border-radius 0.7s var(--ease); }
.btn:hover::before { transform: translateY(0); border-radius: 0; }
.btn__t { position: relative; display: block; overflow: hidden; line-height: 1.3; }
.btn__t span { display: block; transition: transform 0.6s var(--ease); }
.btn__t span + span { position: absolute; left: 0; top: 100%; }
.btn:hover .btn__t span { transform: translateY(-100%); }
.btn svg { width: 14px; height: 14px; transition: transform 0.6s var(--ease); flex: none; }
.btn:hover svg { transform: translateX(3px) rotate(-45deg); }
.btn--ghost { background: transparent; color: var(--ink); border-color: rgba(17, 17, 17, 0.25); }
.btn--ghost::before { background: var(--ink); }
.btn--ghost:hover { color: #fff; border-color: var(--ink); }
.btn--light { background: #fff; color: var(--ink); border-color: #fff; }
.btn--light:hover { color: #fff; border-color: var(--accent); }
.link { position: relative; display: inline-flex; gap: 10px; align-items: center; font-size: 14px; font-weight: 500; padding-bottom: 6px; }
.link::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform-origin: right; transition: transform 0.7s var(--ease); }
.link::before { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform 0.7s var(--ease) 0.25s; }
.link:hover::after { transform: scaleX(0); }
.link:hover::before { transform: scaleX(1); }
.link svg { width: 13px; height: 13px; }
.magnetic { will-change: transform; }
.circle-btn { width: 132px; height: 132px; border-radius: 50%; display: grid; place-items: center; text-align: center; position: relative; flex: none; font-size: 13px; line-height: 1.35; background: var(--bg-2); transition: background 0.6s var(--ease), color 0.6s; }
.circle-btn:hover { background: var(--ink); color: #fff; }
.circle-btn svg.rot { position: absolute; inset: -22px; width: calc(100% + 44px); height: calc(100% + 44px); animation: spin 18s linear infinite; }
.circle-btn svg.rot text { fill: var(--muted); font-size: 9.5px; letter-spacing: 0.32em; text-transform: uppercase; font-family: var(--sans); }
@keyframes spin { to { transform: rotate(360deg); } }

/* ---------- HOME STORY (3D + scroll) ---------- */
.story { height: 700vh; }
.story__sticky { position: sticky; top: 0; height: 100vh; height: 100svh; overflow: hidden; background: radial-gradient(120% 90% at 65% 70%, #ffffff 0%, #f4f3ef 60%, #ebe9e3 100%); }
.story__sticky::before { content: ""; position: absolute; inset: 0; background: radial-gradient(120% 90% at 60% 70%, #d9d2c6 0%, #b9b0a1 100%); opacity: var(--dusk, 0); }
.story__canvas { position: absolute; inset: 0; }
.story__canvas canvas { display: block; width: 100% !important; height: 100% !important; }
.story__canvas .viewer__label { z-index: 2; }
.story__intro { position: absolute; inset: 0; padding: 0 var(--pad) clamp(40px, 7vh, 72px); display: flex; flex-direction: column; justify-content: flex-end; pointer-events: none; }
.story__intro h1 { font-size: clamp(56px, 9vw, 160px); max-width: 9ch; font-weight: 300; letter-spacing: -0.055em; }
.story__intro .eyebrow { margin-bottom: 28px; }
.story__intro .row { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: end; margin-top: clamp(28px, 4vh, 44px); padding-top: 24px; border-top: 1px solid rgba(17, 17, 17, 0.1); }
.story__intro .row .lead { grid-column: 1 / span 5; font-size: 16px; max-width: 42ch; }
.story__intro .row .actions { grid-column: 6 / span 5; display: flex; gap: 10px; pointer-events: auto; }
.story__intro .row .scroll-hint { grid-column: 11 / -1; justify-self: end; }
.story__panel { position: absolute; left: var(--pad); bottom: clamp(48px, 9vh, 88px); width: min(420px, calc(100% - 2 * var(--pad))); padding: 32px 32px 28px; background: rgba(255, 255, 255, 0.78); backdrop-filter: blur(20px) saturate(1.3); -webkit-backdrop-filter: blur(20px) saturate(1.3); border: 1px solid rgba(255, 255, 255, 0.9); border-radius: var(--r); box-shadow: 0 40px 80px -48px rgba(0, 0, 0, 0.35); visibility: hidden; pointer-events: none; }
.story__panel.is-on { pointer-events: auto; }
.story__panel .idx { display: flex; justify-content: space-between; font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); margin-bottom: 24px; }
.story__panel h2 { font-size: clamp(40px, 4.2vw, 64px); margin-bottom: 16px; }
.story__panel p { color: var(--ink-2); font-size: 15px; }
.story__specs { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; margin-top: 24px; padding-top: 20px; border-top: 1px solid var(--line); font-size: 12px; color: var(--muted); }
.story__specs b { display: block; font-family: var(--serif); font-size: 30px; font-weight: 400; line-height: 1; color: var(--ink); margin-bottom: 4px; }
.story__hud { position: absolute; right: var(--pad); top: 50%; transform: translateY(-50%); display: grid; gap: 16px; opacity: 0; }
.story__hud span { display: flex; align-items: center; justify-content: flex-end; gap: 12px; font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); transition: color 0.6s; }
.story__hud span::after { content: ""; width: 16px; height: 1px; background: currentColor; transition: width 0.8s var(--ease); }
.story__hud span.is-on { color: var(--ink); }
.story__hud span.is-on::after { width: 48px; }
.story__bar { position: absolute; left: var(--pad); right: var(--pad); bottom: 24px; height: 1px; background: rgba(17, 17, 17, 0.08); }
.story__bar span { position: absolute; inset: 0; background: var(--ink); transform: scaleX(0); transform-origin: left; }
.story__count { position: absolute; right: var(--pad); bottom: clamp(48px, 9vh, 88px); font-family: var(--serif); font-size: clamp(56px, 6vw, 96px); line-height: 0.8; opacity: 0; display: flex; align-items: flex-end; }
.story__count .cur { display: inline-block; overflow: hidden; height: 0.8em; }
.story__count .cur span { display: block; }
.story__count small { font-family: var(--sans); font-size: 12px; color: var(--muted); margin-left: 8px; }
.scroll-hint { white-space: nowrap; display: flex; align-items: center; gap: 14px; font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.scroll-hint .ln { width: 1px; height: 44px; background: rgba(17, 17, 17, 0.12); position: relative; overflow: hidden; }
.scroll-hint .ln::after { content: ""; position: absolute; left: 0; top: -50%; width: 1px; height: 50%; background: var(--ink); animation: drip 2s var(--ease) infinite; }
@keyframes drip { to { top: 100%; } }
@media (max-width: 900px) {
  .story__intro .row { grid-template-columns: 1fr; row-gap: 20px; }
  .story__intro .row > * { grid-column: 1 / -1 !important; justify-self: start !important; }
  .story__intro .row .scroll-hint { display: none; }
  .story__hud, .story__count { display: none; }
}

/* ---------- page hero (inner) ---------- */
.page-hero { padding: clamp(150px, 22vh, 230px) 0 clamp(56px, 7vw, 100px); }
.page-hero__top { display: flex; justify-content: space-between; align-items: center; gap: 20px; margin-bottom: clamp(30px, 4vw, 56px); }
.crumbs { display: flex; gap: 10px; font-size: 12px; color: var(--muted); }
.crumbs a:hover { color: var(--ink); }
.page-hero__row { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: start; margin-top: clamp(36px, 5vw, 64px); padding-top: 26px; border-top: 1px solid var(--line); }
.page-hero__row > :first-child { grid-column: 1 / span 4; }
.page-hero__row > :last-child { grid-column: 7 / -1; }
@media (max-width: 900px) { .page-hero__row { grid-template-columns: 1fr; row-gap: 18px; } .page-hero__row > * { grid-column: 1 / -1 !important; } }
.hero-img { height: clamp(340px, 78vh, 820px); }

/* ---------- media ---------- */
.media { position: relative; overflow: hidden; border-radius: var(--r); background: var(--bg-3); }
.media img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.12); will-change: transform; }
.media__tag { position: absolute; z-index: 3; top: 14px; left: 14px; padding: 6px 12px; border-radius: 99px; font-size: 11px; letter-spacing: 0.06em; background: rgba(255, 255, 255, 0.92); backdrop-filter: blur(6px); }
.caption { display: flex; justify-content: space-between; margin-top: 14px; font-size: 12px; color: var(--muted); }

/* ---------- marquee ---------- */
.marquee { overflow: hidden; padding-block: clamp(36px, 5vw, 64px); border-block: 1px solid var(--line); }
.marquee__track { display: flex; width: max-content; animation: marquee 50s linear infinite; }
.marquee--rev .marquee__track { animation-direction: reverse; }
.marquee__item { display: flex; align-items: center; gap: 56px; padding-right: 56px; font-family: var(--serif); font-size: clamp(56px, 8vw, 132px); white-space: nowrap; line-height: 1; letter-spacing: -0.02em; }
.marquee__item .o { font-style: italic; color: var(--muted); }
.marquee__item svg { width: 0.22em; height: 0.22em; flex: none; }
.marquee__item svg path { fill: var(--accent); }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ---------- stats ---------- */
.stats { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.stat { padding: 32px 24px 0 0; position: relative; }
.stat__line { position: absolute; left: 0; right: 0; top: -1px; height: 1px; background: var(--ink); transform: scaleX(0); transform-origin: left; }
.stat + .stat { padding-left: 24px; border-left: 1px solid var(--line); }
.stat__num { font-family: var(--serif); font-weight: 200; font-size: clamp(52px, 5.8vw, 96px); line-height: 1; letter-spacing: -0.05em; margin-bottom: 14px; }
.stat__num sup { font-family: var(--sans); font-size: 0.2em; vertical-align: top; color: var(--accent); margin-left: 6px; letter-spacing: 0; }
.stat p { font-size: 14px; color: var(--muted); max-width: 22ch; }
@media (max-width: 800px) { .stats { grid-template-columns: 1fr 1fr; row-gap: 30px; } .stat:nth-child(3) { border-left: 0; padding-left: 0; } }

/* ---------- property cards ---------- */
.props-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(44px, 5vw, 72px) var(--gap); }
@media (max-width: 1100px) { .props-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 640px) { .props-grid { grid-template-columns: 1fr; } }
.prop { display: block; position: relative; }
.prop__media { aspect-ratio: 4 / 5; }
.prop__media img { transform: scale(1.04); transition: transform 1.6s var(--ease-out); }
.prop:hover .prop__media img { transform: scale(1.1); }
.prop__media::after { content: "Explore in 3D"; position: absolute; left: 14px; bottom: 14px; padding: 8px 14px; border-radius: 99px; background: #fff; font-size: 12px; opacity: 0; transform: translateY(12px); transition: opacity 0.6s var(--ease-out), transform 0.6s var(--ease-out); }
.prop:hover .prop__media::after { opacity: 1; transform: none; }
.prop__fav { position: absolute; z-index: 3; top: 12px; right: 12px; width: 38px; height: 38px; border-radius: 50%; display: grid; place-items: center; background: rgba(255, 255, 255, 0.92); transition: transform 0.4s var(--ease-out); }
.prop__fav:hover { transform: scale(1.1); }
.prop__fav svg { width: 16px; height: 16px; stroke: var(--ink); fill: none; stroke-width: 1.5; transition: fill 0.3s; }
.prop__fav.is-on svg { fill: var(--ink); }
.prop__body { padding-top: 20px; }
.prop__kicker { display: flex; justify-content: space-between; font-size: 11px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); margin-bottom: 10px; }
.prop__title { font-family: var(--serif); font-size: clamp(26px, 2.2vw, 32px); line-height: 1.05; }
.prop__row { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; margin-top: 14px; padding-top: 14px; border-top: 1px solid var(--line); }
.prop__meta { display: flex; gap: 14px; font-size: 13px; color: var(--ink-2); }
.prop__price { font-size: 15px; font-weight: 500; white-space: nowrap; }
.prop.is-hidden { display: none; }
.props-grid.is-list { grid-template-columns: 1fr; gap: 0; }
.props-grid.is-list .prop { display: grid; grid-template-columns: minmax(220px, 360px) 1fr; gap: var(--gap); align-items: center; padding: 28px 0; border-bottom: 1px solid var(--line); }
.props-grid.is-list .prop__media { aspect-ratio: 4 / 3; }
.props-grid.is-list .prop__body { padding-top: 0; }
@media (max-width: 760px) { .props-grid.is-list .prop { grid-template-columns: 1fr; } }

/* ---------- horizontal scroll ---------- */
.hscroll { overflow: hidden; }
.hscroll__track { display: flex; gap: var(--gap); padding-inline: var(--pad); width: max-content; align-items: flex-start; }
.hcard { width: min(440px, 76vw); flex: none; }
.hcard:nth-child(even) { margin-top: 70px; }
.hcard .media { aspect-ratio: 4 / 5; }
.hcard h3 { font-size: 28px; margin-top: 18px; }

/* ---------- services list ---------- */
.svc-list { border-top: 1px solid var(--line); }
.svc { position: relative; display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: center; padding: 30px 0; border-bottom: 1px solid var(--line); }
.svc::before { content: ""; position: absolute; left: 0; right: 0; bottom: -1px; height: 1px; background: var(--ink); transform: scaleX(0); transform-origin: right; transition: transform 0.9s var(--ease); }
.svc:hover::before { transform: scaleX(1); transform-origin: left; }
.svc__n { grid-column: 1; font-size: 12px; color: var(--muted); }
.svc__t { grid-column: 2 / span 5; font-family: var(--serif); font-size: clamp(34px, 3.8vw, 60px); line-height: 1; transition: transform 0.8s var(--ease); }
.svc:hover .svc__t { transform: translateX(16px); }
.svc__d { grid-column: 8 / span 4; color: var(--muted); font-size: 15px; }
.svc__arrow { grid-column: 12; justify-self: end; width: 46px; height: 46px; border-radius: 50%; border: 1px solid var(--line); display: grid; place-items: center; transition: background 0.5s, border-color 0.5s, transform 0.8s var(--ease); }
.svc:hover .svc__arrow { background: var(--ink); border-color: var(--ink); transform: rotate(-45deg); }
.svc__arrow svg { width: 16px; height: 16px; stroke: var(--ink); fill: none; stroke-width: 1.4; transition: stroke 0.3s; }
.svc:hover .svc__arrow svg { stroke: #fff; }
.svc__img { position: fixed; top: 0; left: 0; width: 280px; height: 360px; border-radius: var(--r); overflow: hidden; pointer-events: none; z-index: 60; opacity: 0; transform: scale(0.7); }
.svc__img img { width: 100%; height: 100%; object-fit: cover; }
@media (max-width: 800px) { .svc { grid-template-columns: 40px 1fr 46px; } .svc__t { grid-column: 2; } .svc__d { display: none; } .svc__arrow { grid-column: 3; } }

/* service detail blocks */
.svc-block { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: start; padding-block: clamp(70px, 9vw, 140px); border-top: 1px solid var(--line); }
.svc-block__media { grid-column: 1 / span 6; aspect-ratio: 4 / 5; position: sticky; top: 140px; }
.svc-block__body { grid-column: 8 / -1; padding-top: 10px; }
.svc-block:nth-child(even) .svc-block__media { grid-column: 7 / -1; grid-row: 1; }
.svc-block:nth-child(even) .svc-block__body { grid-column: 1 / span 5; grid-row: 1; }
.svc-block__n { display: flex; justify-content: space-between; font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); padding-bottom: 18px; margin-bottom: 36px; border-bottom: 1px solid var(--line); }
.svc-block ul { list-style: none; margin-top: 36px; border-top: 1px solid var(--line); }
.svc-block li { display: flex; justify-content: space-between; gap: 20px; padding: 16px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.svc-block li span:last-child { color: var(--muted); text-align: right; }
@media (max-width: 900px) { .svc-block { grid-template-columns: 1fr; row-gap: 36px; } .svc-block > * { grid-column: 1 / -1 !important; grid-row: auto !important; } .svc-block__media { position: relative; top: 0; aspect-ratio: 4 / 3; } }
.svc-nav { position: sticky; top: 73px; z-index: 50; background: rgba(255, 255, 255, 0.9); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); border-block: 1px solid var(--line); }
.svc-nav .container { display: flex; gap: 4px; overflow-x: auto; padding-block: 10px; scrollbar-width: none; }
.svc-nav a { padding: 8px 16px; border-radius: 99px; font-size: 13px; white-space: nowrap; color: var(--ink-2); transition: background 0.4s, color 0.4s; }
.svc-nav a.is-on { background: var(--ink); color: #fff; }
.svc-nav a:not(.is-on):hover { background: var(--bg-2); }

/* feature cards */
.feature-cards { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.fcard { padding: clamp(30px, 3vw, 48px) clamp(20px, 2.4vw, 40px) clamp(30px, 3vw, 48px) 0; position: relative; }
.fcard + .fcard { padding-left: clamp(20px, 2.4vw, 40px); border-left: 1px solid var(--line); }
.fcard__n { font-size: 11px; letter-spacing: 0.2em; color: var(--muted); margin-bottom: 70px; display: block; }
.fcard h3 { font-size: 34px; margin-bottom: 14px; }
.fcard p { color: var(--ink-2); font-size: 15px; max-width: 34ch; }
@media (max-width: 1000px) { .feature-cards { grid-template-columns: 1fr; } .fcard + .fcard { padding-left: 0; border-left: 0; border-top: 1px solid var(--line); } .fcard__n { margin-bottom: 30px; } }

.draw path, .draw line, .draw rect, .draw polyline, .draw circle { fill: none; stroke: var(--ink); stroke-width: 1.1; stroke-linecap: round; stroke-linejoin: round; }

/* timeline */
.timeline { position: relative; display: grid; gap: 56px; padding-left: 56px; }
.timeline__line { position: absolute; left: 16px; top: 8px; bottom: 0; width: 1px; background: var(--line); }
.timeline__line span { position: absolute; inset: 0; background: var(--ink); transform: scaleY(0); transform-origin: top; }
.tl-item { position: relative; }
.tl-item::before { content: ""; position: absolute; left: -44px; top: 6px; width: 9px; height: 9px; border-radius: 50%; background: #fff; border: 1px solid var(--ink); }
.tl-item .eyebrow { margin-bottom: 10px; }
.tl-item h3 { font-size: clamp(30px, 2.8vw, 42px); margin-bottom: 10px; }
.tl-item p { color: var(--ink-2); max-width: 48ch; }

/* testimonials */
.quotes { position: relative; min-height: 340px; }
.quote { position: absolute; inset: 0; visibility: hidden; }
.quote.is-active { visibility: visible; }
.quote p { font-family: var(--serif); font-size: clamp(32px, 3.6vw, 58px); line-height: 1.08; letter-spacing: -0.015em; }
.quote__by { display: flex; align-items: center; gap: 14px; margin-top: 36px; font-size: 14px; }
.quote__by strong { font-weight: 500; }
.avatar { width: 48px; height: 48px; border-radius: 50%; overflow: hidden; background: var(--bg-3); flex: none; }
.avatar img { width: 100%; height: 100%; object-fit: cover; }
.q-nav { display: flex; align-items: center; gap: 18px; margin-top: 48px; }
.q-dots { display: flex; gap: 8px; }
.q-dots button { width: 56px; height: 17px; position: relative; }
.q-dots button::before { content: ""; position: absolute; left: 0; right: 0; top: 8px; height: 1px; background: var(--line); }
.q-dots button span { position: absolute; left: 0; right: 0; top: 8px; height: 1px; background: var(--ink); transform: scaleX(0); transform-origin: left; }

/* team */
.team { display: grid; grid-template-columns: repeat(4, 1fr); gap: var(--gap); }
@media (max-width: 1000px) { .team { grid-template-columns: 1fr 1fr; } }
.member .media { aspect-ratio: 3 / 4; }
.member .media img { transform: scale(1.04); filter: grayscale(1) contrast(1.05); transition: filter 0.9s var(--ease-out), transform 1.4s var(--ease-out); }
.member:hover .media img { filter: none; transform: scale(1.09); }
.member h4 { font-size: 28px; margin-top: 18px; }
.member p { font-size: 13px; color: var(--muted); margin-top: 4px; }

/* ---------- listing filters ---------- */
.filters { display: flex; flex-wrap: wrap; gap: 14px; align-items: center; justify-content: space-between; padding-bottom: 22px; border-bottom: 1px solid var(--line); margin-bottom: 20px; }
.chips { display: flex; flex-wrap: wrap; gap: 4px; position: relative; }
.chip { padding: 9px 18px; border-radius: 99px; font-size: 13px; position: relative; z-index: 1; transition: color 0.5s; color: var(--ink-2); }
.chip.is-active { color: #fff; }
.chip-pill { position: absolute; z-index: 0; border-radius: 99px; background: var(--ink); transition: all 0.7s var(--ease); }
.search { display: flex; align-items: center; gap: 10px; padding: 4px 4px 4px 18px; border-radius: 99px; border: 1px solid var(--line); min-width: min(300px, 100%); transition: border-color 0.4s; }
.search:focus-within { border-color: var(--ink); }
.search input { flex: 1; background: none; border: 0; font: inherit; font-size: 14px; outline: none; min-width: 0; }
.search button { width: 36px; height: 36px; border-radius: 50%; background: var(--ink); display: grid; place-items: center; }
.search button svg { width: 15px; height: 15px; stroke: #fff; fill: none; stroke-width: 1.8; }
.view-toggle { display: flex; gap: 4px; }
.view-toggle button { width: 42px; height: 42px; border-radius: 50%; border: 1px solid var(--line); display: grid; place-items: center; transition: background 0.4s; }
.view-toggle button.is-active { background: var(--ink); border-color: var(--ink); }
.view-toggle button.is-active svg { stroke: #fff; }
.view-toggle svg { width: 15px; height: 15px; stroke: var(--ink); fill: none; stroke-width: 1.4; }
.result-count { font-size: 13px; color: var(--muted); margin-bottom: 40px; }

.search-bar { display: grid; grid-template-columns: repeat(4, 1fr) auto; align-items: center; border: 1px solid var(--line); border-radius: 99px; background: #fff; padding: 6px; box-shadow: 0 30px 60px -40px rgba(0, 0, 0, 0.25); }
.search-bar > div { padding: 6px 24px; border-right: 1px solid var(--line); }
.search-bar > div:nth-child(4) { border-right: 0; }
.search-bar label { display: block; font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--muted); margin-bottom: 2px; }
.search-bar select { width: 100%; background: none; border: 0; font: inherit; font-size: 15px; outline: none; appearance: none; cursor: pointer; color: var(--ink); }
@media (max-width: 900px) { .search-bar { grid-template-columns: 1fr 1fr; border-radius: 20px; } .search-bar > div { border-right: 0; border-bottom: 1px solid var(--line); padding: 12px 16px; } .search-bar .btn { grid-column: 1 / -1; justify-content: center; margin-top: 6px; } }

/* ---------- map ---------- */
.map { position: relative; border-radius: var(--r); overflow: hidden; background: var(--bg-2); aspect-ratio: 16 / 8; }
.map svg { width: 100%; height: 100%; }
.map .block { fill: #fff; stroke: var(--line); }
.map .road--main { stroke: var(--ink); stroke-width: 1.5; stroke-dasharray: 6 8; fill: none; animation: dash 30s linear infinite; }
@keyframes dash { to { stroke-dashoffset: -400; } }
.pin { position: absolute; transform: translate(-50%, -100%); }
.pin__dot { width: 14px; height: 14px; border-radius: 50%; background: var(--ink); border: 3px solid #fff; box-shadow: 0 0 0 1px var(--ink); position: relative; }
.pin__dot::after { content: ""; position: absolute; inset: -12px; border-radius: 50%; border: 1px solid var(--ink); animation: ping 2.4s var(--ease-out) infinite; }
@keyframes ping { from { transform: scale(0.3); opacity: 1; } to { transform: scale(1.6); opacity: 0; } }
.pin__label { position: absolute; bottom: 26px; left: 50%; transform: translateX(-50%); white-space: nowrap; padding: 7px 13px; border-radius: 99px; background: #fff; font-size: 12px; box-shadow: 0 10px 30px -14px rgba(0, 0, 0, 0.35); transition: transform 0.5s var(--ease-out); }
.pin:hover .pin__label { transform: translateX(-50%) translateY(-4px); }

/* ---------- forms ---------- */
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 34px 28px; }
.form .full { grid-column: 1 / -1; }
.field { position: relative; }
.field input, .field textarea, .field select { width: 100%; padding: 24px 0 12px; background: none; border: 0; border-bottom: 1px solid var(--line); font: inherit; font-size: 17px; outline: none; resize: none; color: var(--ink); border-radius: 0; }
.field label { position: absolute; left: 0; top: 24px; color: var(--muted); pointer-events: none; transition: all 0.5s var(--ease-out); }
.field input:focus + label, .field input:not(:placeholder-shown) + label, .field textarea:focus + label, .field textarea:not(:placeholder-shown) + label { top: 0; font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink); }
.field .bar { position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--ink); transform: scaleX(0); transform-origin: left; transition: transform 0.8s var(--ease); }
.field input:focus ~ .bar, .field textarea:focus ~ .bar { transform: scaleX(1); }
.radio-chips { display: flex; flex-wrap: wrap; gap: 8px; }
.radio-chips input { display: none; }
.radio-chips label { padding: 10px 20px; border-radius: 99px; border: 1px solid var(--line); cursor: pointer; font-size: 14px; transition: background 0.4s, color 0.4s, border-color 0.4s; }
.radio-chips input:checked + label { background: var(--ink); color: #fff; border-color: var(--ink); }
.form__note { font-size: 13px; color: var(--muted); }
@media (max-width: 700px) { .form { grid-template-columns: 1fr; } }
.form-success { display: none; padding: 40px; border-radius: var(--r); background: var(--bg-2); }
.form-success.is-on { display: block; }

.contact-list { border-top: 1px solid var(--line); }
.contact-row { display: grid; grid-template-columns: 110px 1fr auto; gap: 20px; align-items: baseline; padding: 24px 0; border-bottom: 1px solid var(--line); transition: padding 0.7s var(--ease); }
a.contact-row:hover { padding-left: 12px; }
.contact-row > span:first-child { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--muted); }
.contact-row strong { font-family: var(--serif); font-size: clamp(24px, 2.2vw, 32px); font-weight: 400; line-height: 1.15; }
.contact-row svg { width: 16px; height: 16px; stroke: var(--ink); fill: none; stroke-width: 1.4; align-self: center; }
.offices { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.office { padding: 30px 24px 0 0; }
.office + .office { padding-left: 24px; border-left: 1px solid var(--line); }
.office h4 { font-size: 34px; margin-bottom: 14px; }
.office p { font-size: 14px; color: var(--ink-2); }
@media (max-width: 800px) { .offices { grid-template-columns: 1fr; } .office + .office { padding-left: 0; border-left: 0; border-top: 1px solid var(--line); margin-top: 24px; } }

.acc { border-top: 1px solid var(--line); }
.acc__item { border-bottom: 1px solid var(--line); }
.acc__q { width: 100%; display: flex; justify-content: space-between; align-items: center; gap: 24px; padding: 28px 0; text-align: left; font-family: var(--serif); font-size: clamp(24px, 2vw, 30px); line-height: 1.15; }
.acc__q i { width: 36px; height: 36px; border-radius: 50%; border: 1px solid var(--line); position: relative; flex: none; transition: transform 0.7s var(--ease), background 0.5s, border-color 0.5s; }
.acc__q i::before, .acc__q i::after { content: ""; position: absolute; left: 50%; top: 50%; width: 12px; height: 1px; margin: -0.5px 0 0 -6px; background: var(--ink); transition: transform 0.7s var(--ease), background 0.3s; }
.acc__q i::after { transform: rotate(90deg); }
.acc__item.is-open .acc__q i { background: var(--ink); border-color: var(--ink); transform: rotate(180deg); }
.acc__item.is-open .acc__q i::before, .acc__item.is-open .acc__q i::after { background: #fff; }
.acc__item.is-open .acc__q i::after { transform: rotate(0); }
.acc__a { height: 0; overflow: hidden; transition: height 0.8s var(--ease); }
.acc__a p { padding-bottom: 28px; color: var(--ink-2); max-width: 60ch; }

/* ---------- CTA ---------- */
.cta { position: relative; overflow: hidden; background: var(--ink); color: #fff; border-radius: var(--r); margin-inline: var(--pad); display: grid; grid-template-columns: repeat(12, 1fr); min-height: clamp(460px, 70vh, 720px); }
.cta__body { grid-column: 1 / span 7; padding: clamp(40px, 6vw, 100px); display: flex; flex-direction: column; justify-content: space-between; gap: 50px; }
.cta__body .eyebrow { color: rgba(255, 255, 255, 0.55); }
.cta__body .lead { color: rgba(255, 255, 255, 0.7); margin-top: 24px; }
.cta__img { grid-column: 8 / -1; border-radius: 0; height: 100%; }
@media (max-width: 900px) { .cta { grid-template-columns: 1fr; } .cta__body, .cta__img { grid-column: 1 / -1; } .cta__img { height: 300px; } }

/* ---------- property detail ---------- */
.pd-head { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: end; }
.pd-head__title { grid-column: 1 / span 8; }
.pd-head__title .eyebrow { margin-bottom: 24px; }
.pd-price { grid-column: 9 / -1; justify-self: end; text-align: right; }
.pd-price span { font-size: 11px; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
.pd-price b { display: block; font-family: var(--serif); font-size: clamp(40px, 4.4vw, 72px); font-weight: 400; line-height: 1; margin-top: 8px; }
@media (max-width: 760px) { .pd-head { grid-template-columns: 1fr; row-gap: 20px; } .pd-head > * { grid-column: 1 / -1 !important; justify-self: start !important; text-align: left !important; } }
.viewer { position: relative; height: clamp(460px, 84vh, 880px); border-radius: var(--r); overflow: hidden; background: radial-gradient(ellipse at 50% 35%, #ffffff 0%, #f1f0ec 70%, #e8e6e0 100%); margin-top: clamp(36px, 4vw, 56px); cursor: grab; }
.viewer:active { cursor: grabbing; }
.viewer::before { content: ""; position: absolute; inset: 0; background: radial-gradient(ellipse at 50% 30%, #4a4640 0%, #1c1c1f 80%); opacity: 0; transition: opacity 1.4s var(--ease); }
.viewer.is-evening::before { opacity: 1; }
.viewer.is-evening .viewer__tag, .viewer.is-evening .viewer__hint { color: rgba(255, 255, 255, 0.7); }
.viewer canvas { display: block; width: 100% !important; height: 100% !important; position: relative; z-index: 1; }
.viewer__ui, .viewer__tag, .viewer__hint, .viewer__label { z-index: 2; }
.viewer__ui { position: absolute; left: 50%; bottom: 20px; transform: translateX(-50%); display: flex; gap: 2px; padding: 5px; border-radius: 99px; background: rgba(255, 255, 255, 0.9); backdrop-filter: blur(14px); box-shadow: 0 20px 50px -24px rgba(0, 0, 0, 0.35); max-width: calc(100% - 32px); overflow-x: auto; scrollbar-width: none; }
.viewer__ui button { padding: 9px 16px; border-radius: 99px; font-size: 13px; white-space: nowrap; transition: background 0.4s, color 0.4s; }
.viewer__ui button.is-on { background: var(--ink); color: #fff; }
.viewer__ui button:not(.is-on):hover { background: var(--bg-2); }
.viewer__ui .sep { width: 1px; margin: 8px 4px; background: var(--line); flex: none; }
.viewer__tag { position: absolute; top: 22px; left: 22px; display: flex; gap: 10px; align-items: center; font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--muted); }
.viewer__tag i { width: 7px; height: 7px; border-radius: 50%; background: #3bb273; box-shadow: 0 0 0 4px rgba(59, 178, 115, 0.15); }
.viewer__hint { position: absolute; top: 22px; right: 22px; font-size: 12px; color: var(--muted); display: flex; align-items: center; gap: 8px; }
.viewer__hint svg { width: 18px; height: 18px; stroke: currentColor; fill: none; stroke-width: 1.4; animation: sway 2.6s ease-in-out infinite; }
@keyframes sway { 50% { transform: translateX(6px); } }
.viewer__label { position: absolute; top: 0; left: 0; padding: 6px 11px; border-radius: 99px; background: #fff; font-size: 11px; white-space: nowrap; box-shadow: 0 8px 24px -10px rgba(0, 0, 0, 0.35); pointer-events: none; transition: opacity 0.5s; will-change: transform; }
.viewer__label::before { content: ""; display: inline-block; width: 6px; height: 6px; border-radius: 50%; background: var(--accent); margin-right: 7px; vertical-align: 1px; }

.specs { display: grid; grid-template-columns: repeat(5, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.specs > div { padding: 28px 20px 28px 0; }
.specs > div + div { padding-left: 20px; border-left: 1px solid var(--line); }
.specs b { display: block; font-family: var(--serif); font-size: clamp(36px, 3.4vw, 54px); font-weight: 400; line-height: 1; margin-bottom: 8px; }
.specs span { font-size: 12px; color: var(--muted); }
@media (max-width: 800px) { .specs { grid-template-columns: 1fr 1fr; } .specs > div:nth-child(odd) { border-left: 0; padding-left: 0; } }
.gallery { display: grid; grid-template-columns: 2fr 1fr 1fr; grid-template-rows: 300px 300px; gap: 12px; }
.gallery .media:first-child { grid-row: span 2; }
.gallery .media:nth-child(4) { grid-column: span 2; }
@media (max-width: 800px) { .gallery { grid-template-columns: 1fr 1fr; grid-template-rows: auto; } .gallery .media { aspect-ratio: 1; } .gallery .media:first-child { grid-column: span 2; grid-row: auto; } }
.amen { display: grid; grid-template-columns: 1fr 1fr; column-gap: var(--gap); border-top: 1px solid var(--line); }
.amen div { display: flex; align-items: center; gap: 14px; padding: 18px 0; border-bottom: 1px solid var(--line); font-size: 15px; }
.amen svg { width: 18px; height: 18px; stroke: var(--ink); fill: none; stroke-width: 1.4; flex: none; }
.agent { position: sticky; top: 110px; padding: 32px; border: 1px solid var(--line); border-radius: var(--r); background: #fff; }
.agent__top { display: flex; gap: 14px; align-items: center; padding-bottom: 22px; border-bottom: 1px solid var(--line); margin-bottom: 8px; }
.agent .avatar { width: 56px; height: 56px; }
.agent__top strong { font-family: var(--serif); font-size: 24px; font-weight: 400; display: block; line-height: 1.1; }
.pd-body { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: start; }
.pd-body__main { grid-column: 1 / span 7; }
.pd-body__side { grid-column: 9 / -1; }
.pd-sub { font-size: clamp(36px, 3.4vw, 54px); margin: 90px 0 30px; }
@media (max-width: 960px) { .pd-body { grid-template-columns: 1fr; } .pd-body > * { grid-column: 1 / -1 !important; } .agent { position: static; margin-top: 60px; } }
.plan { background: var(--bg-2); border-radius: var(--r); padding: clamp(20px, 3vw, 40px); }
.plan svg { width: 100%; height: auto; }
.plan .wall { fill: none; stroke: var(--ink); stroke-width: 4; stroke-linecap: square; }
.plan .thin { fill: none; stroke: var(--ink); stroke-width: 1; }
.plan text { font-family: var(--sans); font-size: 12px; fill: var(--muted); letter-spacing: 0.04em; }
.plan .room { fill: #fff; }

/* ---------- footer ---------- */
.footer { background: var(--bg-2); margin-top: clamp(100px, 13vw, 200px); padding-top: clamp(80px, 10vw, 140px); overflow: hidden; }
.footer__grid { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); row-gap: 48px; }
.footer__intro { grid-column: 1 / span 5; }
.footer__intro h3 { font-size: clamp(36px, 3.4vw, 54px); margin-bottom: 30px; max-width: 12ch; }
.footer__col { grid-column: span 2; }
.footer__col--first { grid-column: 7 / span 2; }
.footer h5 { font-size: 11px; font-weight: 500; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); margin-bottom: 20px; }
.footer ul { list-style: none; display: grid; gap: 10px; font-size: 15px; }
.footer ul a { background: linear-gradient(currentColor, currentColor) 0 100% / 0 1px no-repeat; transition: background-size 0.7s var(--ease); }
.footer ul a:hover { background-size: 100% 1px; }
.footer__big { font-family: var(--serif); font-weight: 200; font-size: 19vw; line-height: 0.8; letter-spacing: -0.07em; margin-top: 90px; white-space: nowrap; overflow: hidden; padding-bottom: 0.04em; }
.footer__big em { color: var(--accent); }
.footer__bottom { display: flex; justify-content: space-between; gap: 20px; flex-wrap: wrap; padding: 24px 0; border-top: 1px solid var(--line); font-size: 12px; color: var(--muted); }
.newsletter { display: flex; align-items: center; border-bottom: 1px solid var(--ink); padding-bottom: 10px; max-width: 380px; }
.newsletter input { flex: 1; background: none; border: 0; font: inherit; outline: none; min-width: 0; }
.newsletter svg { width: 16px; height: 16px; }
@media (max-width: 900px) { .footer__intro { grid-column: 1 / -1; } .footer__col, .footer__col--first { grid-column: span 6; } }

[data-reveal] { opacity: 0; transform: translateY(40px); }
[data-reveal="scale"] { transform: scale(0.96); }
.no-js [data-reveal] { opacity: 1; transform: none; }
.no-js .split-line > span, .no-js .split-word > span { transform: none; }

@media (prefers-reduced-motion: reduce) { *, *::before, *::after { animation-duration: 0.01ms !important; transition-duration: 0.01ms !important; } }

/* ---------- odometer numbers ---------- */
.odo { display: inline-block; height: 1.2em; overflow: hidden; vertical-align: top; line-height: 1.2em; }
.odo__s { display: block; will-change: transform; }
.odo__s span { display: block; height: 1.2em; line-height: 1.2em; }
[data-count] { display: inline-flex; line-height: 1.2em; margin-block: -0.1em; font-variant-numeric: lining-nums tabular-nums; }
.stat__num, .specs b, .clock__time, .testi__count, .story__count { font-variant-numeric: lining-nums; }

/* ---------- home: expanding service panels ---------- */
.panels { display: flex; gap: 10px; height: clamp(520px, 78vh, 760px); }
.panel { position: relative; flex: 1; min-width: 0; overflow: hidden; border-radius: var(--r); color: #fff; cursor: pointer; transition: flex 1.1s var(--ease); background: var(--ink); }
.panel.is-active { flex: 4.2; cursor: default; }
.panel__img { position: absolute; inset: 0; }
.panel__img img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.15); transition: transform 1.6s var(--ease-out), filter 1.1s var(--ease); filter: grayscale(0.6) brightness(0.62); }
.panel.is-active .panel__img img { transform: scale(1.02); filter: grayscale(0) brightness(0.78); }
.panel::after { content: ""; position: absolute; inset: 0; background: linear-gradient(to top, rgba(0, 0, 0, 0.62), transparent 55%); pointer-events: none; }
.panel__n { position: absolute; z-index: 2; top: 24px; left: 24px; font-size: 11px; letter-spacing: 0.26em; }
.panel__v { position: absolute; z-index: 2; left: 50%; bottom: 28px; transform: translateX(-50%); writing-mode: vertical-rl; rotate: 180deg; font-family: var(--serif); font-size: clamp(28px, 2.4vw, 40px); font-weight: 300; white-space: nowrap; transition: opacity 0.5s, transform 0.8s var(--ease); }
.panel.is-active .panel__v { opacity: 0; transform: translateX(-50%) translateY(40px); }
.panel__body { position: absolute; z-index: 2; left: clamp(24px, 3vw, 44px); right: clamp(24px, 3vw, 44px); bottom: clamp(24px, 3vw, 44px); display: grid; grid-template-columns: 1fr auto; align-items: end; gap: 24px; opacity: 0; pointer-events: none; }
.panel.is-active .panel__body { pointer-events: auto; }
.panel__body h3 { font-size: clamp(44px, 5vw, 84px); font-weight: 300; line-height: 0.9; }
.panel__body p { max-width: 40ch; margin-top: 16px; font-size: 15px; color: rgba(255, 255, 255, 0.78); }
.panel__facts { display: flex; gap: 28px; margin-top: 22px; padding-top: 18px; border-top: 1px solid rgba(255, 255, 255, 0.25); font-size: 12px; color: rgba(255, 255, 255, 0.65); }
.panel__facts b { display: block; font-family: var(--serif); font-weight: 400; font-size: 28px; color: #fff; line-height: 1.1; }
.panel__go { width: 64px; height: 64px; border-radius: 50%; border: 1px solid rgba(255, 255, 255, 0.5); display: grid; place-items: center; transition: background 0.5s, transform 0.8s var(--ease); }
.panel__go:hover { background: #fff; transform: rotate(-45deg); }
.panel__go svg { width: 18px; height: 18px; stroke: #fff; fill: none; stroke-width: 1.3; transition: stroke 0.4s; }
.panel__go:hover svg { stroke: var(--ink); }
@media (max-width: 900px) {
  .panels { flex-direction: column; height: auto; }
  .panel { flex: none; height: 84px; transition: height 1s var(--ease); }
  .panel.is-active { flex: none; height: 460px; }
  .panel__v { writing-mode: horizontal-tb; rotate: 0deg; left: 70px; bottom: auto; top: 26px; transform: none; }
  .panel__body { grid-template-columns: 1fr; }
}

/* ---------- testimonials (editorial) ---------- */
.testi { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: stretch; }
.testi__media { grid-column: 1 / span 5; position: relative; aspect-ratio: 4 / 5; overflow: hidden; border-radius: var(--r); background: var(--bg-3); }
.testi__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; clip-path: inset(100% 0 0 0); }
.testi__media img.is-on { clip-path: inset(0 0 0 0); }
.testi__tag { position: absolute; z-index: 2; left: 16px; bottom: 16px; right: 16px; display: flex; justify-content: space-between; padding: 12px 16px; border-radius: 99px; background: rgba(255, 255, 255, 0.92); backdrop-filter: blur(8px); font-size: 12px; }
.testi__body { grid-column: 7 / -1; display: flex; flex-direction: column; justify-content: space-between; padding-block: 8px; }
.testi__mark { font-family: var(--serif); font-size: clamp(110px, 12vw, 190px); line-height: 0.8; height: 0.42em; color: var(--accent); font-weight: 200; }
.testi__quotes { position: relative; min-height: clamp(220px, 24vw, 320px); margin-top: 20px; }
.testi__q { position: absolute; inset: 0; visibility: hidden; }
.testi__q.is-on { visibility: visible; }
.testi__q p { font-family: var(--serif); font-size: clamp(28px, 2.9vw, 46px); line-height: 1.15; font-weight: 300; letter-spacing: -0.035em; }
.testi__by { margin-top: 30px; display: flex; align-items: baseline; gap: 14px; font-size: 14px; }
.testi__by strong { font-weight: 500; }
.testi__nav { display: grid; grid-template-columns: auto 1fr auto; align-items: center; gap: 24px; padding-top: 26px; border-top: 1px solid var(--line); }
.testi__count { font-family: var(--serif); font-size: 26px; display: flex; align-items: baseline; gap: 6px; }
.testi__count .cur { display: inline-block; overflow: hidden; height: 1.05em; line-height: 1.05; }
.testi__count .cur span { display: block; }
.testi__count small { font-family: var(--sans); font-size: 12px; color: var(--muted); }
.testi__bar { height: 1px; background: var(--line); position: relative; overflow: hidden; }
.testi__bar span { position: absolute; inset: 0; background: var(--ink); transform: scaleX(0); transform-origin: left; }
.testi__btns { display: flex; gap: 8px; }
.round { width: 52px; height: 52px; border-radius: 50%; border: 1px solid var(--line); display: grid; place-items: center; transition: background 0.5s, border-color 0.5s; }
.round:hover { background: var(--ink); border-color: var(--ink); }
.round svg { width: 16px; height: 16px; stroke: var(--ink); fill: none; stroke-width: 1.3; transition: stroke 0.4s; }
.round:hover svg { stroke: #fff; }
@media (max-width: 900px) { .testi { grid-template-columns: 1fr; row-gap: 40px; } .testi__media, .testi__body { grid-column: 1 / -1; } .testi__media { aspect-ratio: 4 / 3; } }

/* ---------- partners (about) ---------- */
.partners { display: grid; grid-template-columns: repeat(12, 1fr); column-gap: var(--gap); align-items: start; }
.partners__list { grid-column: 1 / span 7; border-top: 1px solid var(--line); }
.partner { display: grid; grid-template-columns: 50px 1fr auto; align-items: baseline; gap: 20px; width: 100%; padding: 26px 0; border-bottom: 1px solid var(--line); text-align: left; position: relative; }
.partner::before { content: ""; position: absolute; left: 0; right: 0; bottom: -1px; height: 1px; background: var(--ink); transform: scaleX(0); transform-origin: left; transition: transform 1s var(--ease); }
.partner.is-on::before { transform: scaleX(1); }
.partner__n { font-size: 11px; letter-spacing: 0.2em; color: var(--muted); }
.partner__name { font-family: var(--serif); letter-spacing: -0.045em; font-size: clamp(34px, 3.8vw, 62px); font-weight: 300; line-height: 1; color: var(--muted); transition: color 0.6s, transform 0.9s var(--ease); }
.partner.is-on .partner__name { color: var(--ink); transform: translateX(14px); }
.partner__name em { font-weight: 300; }
.partner__role { font-size: 12px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); text-align: right; }
.partner__bio { grid-column: 2 / -1; height: 0; overflow: hidden; color: var(--ink-2); font-size: 15px; max-width: 52ch; }
.partners__stage { grid-column: 9 / -1; position: sticky; top: 120px; }
.partners__frame { position: relative; aspect-ratio: 3 / 4; overflow: hidden; border-radius: var(--r); background: var(--bg-3); }
.partners__frame img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; clip-path: inset(0 0 100% 0); filter: grayscale(1) contrast(1.05); }
.partners__frame img.is-on { clip-path: inset(0 0 0 0); }
.partners__cap { display: flex; justify-content: space-between; margin-top: 14px; font-size: 12px; color: var(--muted); }
@media (max-width: 900px) { .partners { grid-template-columns: 1fr; row-gap: 30px; } .partners__list, .partners__stage { grid-column: 1 / -1; } .partners__stage { position: relative; top: 0; order: -1; max-width: 360px; } .partner { grid-template-columns: 34px 1fr; } .partner__role { grid-column: 2; text-align: left; } }

/* ---------- contact: sentence form + live offices ---------- */
.letter { font-family: var(--serif); font-weight: 300; font-size: clamp(26px, 2.9vw, 46px); line-height: 1.55; letter-spacing: -0.035em; }
.letter .fill { display: inline-block; position: relative; vertical-align: baseline; }
.letter input, .letter select { font: inherit; font-style: normal; color: var(--accent); background: none; border: 0; border-bottom: 1px solid var(--line); outline: none; padding: 0 4px; border-radius: 0; appearance: none; -webkit-appearance: none; cursor: pointer; transition: border-color 0.5s; }
.letter input { cursor: text; }
.letter input::placeholder { color: #c9c5bb; }
.letter input:focus, .letter select:focus { border-color: var(--ink); }
.letter select { padding-right: 0.9em; background: linear-gradient(45deg, transparent 50%, var(--accent) 50%) right 0.25em center / 0.28em 0.28em no-repeat, linear-gradient(-45deg, transparent 50%, var(--accent) 50%) right 0.06em center / 0.28em 0.28em no-repeat; }
.letter select option { font-family: var(--sans); font-style: normal; font-size: 16px; color: var(--ink); }
.letter__foot { display: flex; justify-content: space-between; align-items: center; gap: 20px; flex-wrap: wrap; margin-top: 56px; padding-top: 26px; border-top: 1px solid var(--line); }
.clocks { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
.clock { padding: 34px 26px 34px 0; position: relative; }
.clock + .clock { padding-left: 26px; border-left: 1px solid var(--line); }
.clock__top { display: flex; justify-content: space-between; align-items: center; font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); }
.clock__status { display: flex; align-items: center; gap: 8px; }
.clock__status i { width: 7px; height: 7px; border-radius: 50%; background: #c9c5bb; }
.clock__status em { font-family: var(--sans); font-style: normal; font-weight: 400; }
.clock__status.is-open i { background: #3bb273; box-shadow: 0 0 0 4px rgba(59, 178, 115, 0.15); }
.clock h4 { font-size: clamp(40px, 3.8vw, 60px); font-weight: 300; margin: 26px 0 6px; }
.clock__time { font-family: var(--serif); font-size: clamp(28px, 2.4vw, 38px); font-weight: 300; font-variant-numeric: tabular-nums; }
.clock__time small { font-family: var(--sans); font-size: 12px; color: var(--muted); margin-left: 6px; letter-spacing: 0.1em; }
.clock__dial { position: absolute; right: 26px; top: 76px; width: 64px; height: 64px; border-radius: 50%; border: 1px solid var(--line); }
.clock__dial i { position: absolute; left: 50%; bottom: 50%; width: 1px; background: var(--ink); transform-origin: bottom center; }
.clock__dial .h { height: 17px; } .clock__dial .m { height: 25px; background: var(--muted); }
.clock__dial::after { content: ""; position: absolute; left: 50%; top: 50%; width: 5px; height: 5px; margin: -2.5px; border-radius: 50%; background: var(--accent); }
.clock p { font-size: 14px; color: var(--ink-2); margin-top: 20px; }
.clock a { display: inline-block; margin-top: 10px; font-size: 14px; }
@media (max-width: 900px) { .clocks { grid-template-columns: 1fr; } .clock + .clock { padding-left: 0; border-left: 0; border-top: 1px solid var(--line); } }

/* ---------- home hero on phones ---------- */
@media (max-width: 760px) {
  .story { height: 560vh; }
  .story__intro { padding: 0 20px 28px; }
  .story__intro .eyebrow { margin-bottom: 18px; font-size: 10px; letter-spacing: 0.2em; }
  .story__intro h1 { font-size: clamp(46px, 13.5vw, 64px); line-height: 0.95; }
  .story__intro .row { margin-top: 20px; padding-top: 18px; row-gap: 18px; }
  .story__intro .row .lead { font-size: 14.5px; line-height: 1.6; }
  .story__intro .row .actions { display: grid; grid-template-columns: 1fr 1fr; gap: 8px; width: 100%; }
  .story__intro .row .actions .btn { height: 48px; padding: 0 16px; justify-content: center; font-size: 13px; }
  .story__intro .row .actions .btn svg { display: none; }
  .story__panel { left: 12px; right: 12px; width: auto; bottom: 20px; padding: 20px 20px 18px; }
  .story__panel .idx { margin-bottom: 14px; font-size: 10px; }
  .story__panel h2 { font-size: 34px; margin-bottom: 10px; }
  .story__panel p { font-size: 14px; line-height: 1.55; }
  .story__specs { margin-top: 16px; padding-top: 14px; gap: 12px; }
  .story__specs b { font-size: 22px; }
  .story__bar { left: 12px; right: 12px; bottom: 8px; }
  .story__canvas .viewer__label { font-size: 10px; padding: 5px 9px; }
}
@media (max-width: 600px) { .pl__corner--tr { display: none; } }