:root {
  --bg: #f4f1ea;
  --bg-alt: #ebe6db;
  --paper: #ffffff;
  --ink: #0e0e0e;
  --ink-soft: #2a2a2a;
  --muted: #6b6860;
  --line: #d6d0c2;
  --accent: #1f3a2c;        /* deep forest green */
  --accent-deep: #142519;
  --gold: #a8895e;
  --serif: 'Fraunces', 'Times New Roman', serif;
  --sans: 'DM Sans', system-ui, sans-serif;
  --mono: 'JetBrains Mono', monospace;
}

* { margin: 0; padding: 0; box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-weight: 400;
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}

img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; cursor: pointer; border: none; background: none; color: inherit; }

/* ===== Utility ===== */
.container { max-width: 1320px; margin: 0 auto; padding: 0 32px; }
.serif { font-family: var(--serif); font-weight: 400; letter-spacing: -0.01em; }
.eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  font-weight: 400;
}
.divider-line {
  display: inline-block;
  width: 32px;
  height: 1px;
  background: var(--accent);
  margin: 0 12px 4px;
  vertical-align: middle;
}

/* ===== Top utility bar ===== */
.utility-bar {
  background: var(--accent-deep);
  color: #d8d3c4;
  font-size: 12.5px;
  padding: 9px 0;
  letter-spacing: 0.02em;
}
.utility-bar .container { display: flex; justify-content: space-between; align-items: center; gap: 20px; }
.utility-left { display: flex; gap: 24px; align-items: center; }
.utility-left span { display: flex; align-items: center; gap: 8px; }
.utility-left svg { width: 12px; height: 12px; opacity: 0.7; }
.utility-right { display: flex; gap: 22px; align-items: center; }
.utility-right a { transition: color 0.2s; }
.utility-right a:hover { color: #fff; }
.lang-flag { display: inline-flex; align-items: center; gap: 6px; }
.lang-flag::before { content: ''; width: 14px; height: 10px; background: linear-gradient(to bottom, #012169 33%, #fff 33%, #fff 66%, #C8102E 66%); display: inline-block; }

/* ===== Header ===== */
.site-header {
  background: var(--bg);
  border-bottom: 1px solid var(--line);
  position: sticky;
  top: 0;
  z-index: 100;
  backdrop-filter: blur(12px);
  background: rgba(244, 241, 234, 0.92);
}
.site-header .container {
  display: flex;
  justify-content: space-between;
  align-items: center;
  padding-top: 22px;
  padding-bottom: 22px;
  gap: 32px;
}
.logo {
  display: flex;
  align-items: center;
  gap: 2px;
  font-family: var(--serif);
  font-weight: 500;
  font-size: 30px;
  letter-spacing: 0.04em;
  color: var(--ink);
}
.logo-sphere {
  display: inline-block;
  width: 28px;
  height: 28px;
  border-radius: 50%;
  margin: 0 1px;
  background:
    radial-gradient(circle at 32% 32%, #ffffff 0%, #cfcabc 18%, #6b6760 55%, #1d1c1a 100%);
  position: relative;
  vertical-align: -3px;
  box-shadow: inset -2px -3px 6px rgba(0,0,0,0.4);
}
.logo-sphere::after {
  content: '';
  position: absolute; inset: 0;
  border-radius: 50%;
  background-image:
    radial-gradient(circle at 30% 30%, transparent 22%, rgba(0,0,0,0.18) 22.5%, transparent 23%),
    repeating-radial-gradient(circle at 50% 50%, transparent 0 2px, rgba(0,0,0,0.12) 2px 2.5px);
  mix-blend-mode: multiply;
}

nav.primary { display: flex; gap: 30px; }
nav.primary a {
  font-size: 14.5px;
  font-weight: 400;
  letter-spacing: 0.02em;
  position: relative;
  padding: 6px 0;
  transition: color 0.2s;
}
nav.primary a::after {
  content: '';
  position: absolute;
  bottom: -2px; left: 0;
  width: 0; height: 1px;
  background: var(--accent);
  transition: width 0.3s ease;
}
nav.primary a:hover { color: var(--accent); }
nav.primary a:hover::after { width: 100%; }

.header-cta {
  display: flex;
  align-items: center;
  gap: 14px;
}
.btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 12px 22px;
  font-size: 13.5px;
  letter-spacing: 0.04em;
  font-weight: 500;
  transition: all 0.25s ease;
  border: 1px solid transparent;
}
.btn-primary {
  background: var(--accent);
  color: #f4f1ea;
}
.btn-primary:hover { background: var(--accent-deep); transform: translateY(-1px); }
.btn-ghost {
  background: transparent;
  border-color: var(--ink);
  color: var(--ink);
}
.btn-ghost:hover { background: var(--ink); color: var(--bg); }
.btn-light {
  background: var(--bg);
  color: var(--ink);
}
.btn-light:hover { background: #fff; }
.btn svg { width: 14px; height: 14px; }

/* ===== Hero ===== */
.hero {
  position: relative;
  padding: 80px 0 100px;
  overflow: hidden;
}
.hero-grid {
  display: grid;
  grid-template-columns: 1.05fr 0.95fr;
  gap: 70px;
  align-items: end;
}
.hero-text .eyebrow { margin-bottom: 28px; display: block; }
.hero h1 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(48px, 6.5vw, 96px);
  line-height: 0.98;
  letter-spacing: -0.025em;
  color: var(--ink);
  margin-bottom: 36px;
}
.hero h1 em {
  font-style: italic;
  font-weight: 400;
  color: var(--accent);
}
.hero h1 .amp {
  font-family: var(--serif);
  font-style: italic;
  color: var(--gold);
}
.hero-text p.lede {
  font-size: 18px;
  line-height: 1.6;
  color: var(--ink-soft);
  max-width: 480px;
  margin-bottom: 44px;
  font-weight: 300;
}

/* Search Bar */
.search-card {
  background: var(--paper);
  border: 1px solid var(--line);
  padding: 8px;
  display: flex;
  align-items: stretch;
  gap: 0;
  box-shadow: 0 30px 60px -30px rgba(20, 37, 25, 0.18);
  max-width: 580px;
}
.search-tabs {
  display: flex;
  gap: 4px;
  margin-bottom: 0;
  position: absolute;
  transform: translateY(-100%);
  top: -1px;
  left: 0;
}
.search-wrapper { position: relative; }
.tab {
  padding: 10px 22px;
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  background: var(--paper);
  border: 1px solid var(--line);
  border-bottom: none;
  cursor: pointer;
  transition: all 0.2s;
  font-weight: 500;
}
.tab.active { background: var(--paper); color: var(--accent); }
.tab:not(.active) { background: var(--bg-alt); color: var(--muted); }
.search-card input,
.search-card select {
  flex: 1;
  padding: 16px 18px;
  border: none;
  background: transparent;
  font-family: var(--sans);
  font-size: 15px;
  outline: none;
  color: var(--ink);
}
.search-card input::placeholder { color: var(--muted); }
.search-card .divider {
  width: 1px;
  background: var(--line);
  margin: 12px 0;
}
.search-card button {
  background: var(--accent);
  color: var(--bg);
  padding: 0 26px;
  font-size: 13px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  font-weight: 500;
  display: flex;
  align-items: center;
  gap: 8px;
  transition: background 0.2s;
}
.search-card button:hover { background: var(--accent-deep); }

.popular-areas {
  margin-top: 22px;
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  align-items: center;
  font-size: 13px;
  color: var(--muted);
}
.popular-areas span:first-child { margin-right: 4px; }
.popular-areas a {
  padding: 4px 12px;
  border: 1px solid var(--line);
  border-radius: 100px;
  background: var(--paper);
  font-size: 12.5px;
  transition: all 0.2s;
}
.popular-areas a:hover { border-color: var(--accent); color: var(--accent); }

/* Hero image */
.hero-image {
  position: relative;
  height: 620px;
}
.hero-image .img-main {
  position: absolute;
  inset: 0;
  background-image: url('https://images.unsplash.com/photo-1502672260266-1c1ef2d93688?w=1200&q=80');
  background-size: cover;
  background-position: center;
  filter: saturate(0.85) contrast(1.02);
}
.hero-image .img-overlay {
  position: absolute;
  bottom: -40px;
  left: -60px;
  width: 280px;
  height: 340px;
  background-image: url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?w=600&q=80');
  background-size: cover;
  background-position: center;
  border: 8px solid var(--bg);
  z-index: 2;
}
.hero-image .img-tag {
  position: absolute;
  top: 30px;
  right: 30px;
  background: var(--paper);
  padding: 18px 22px;
  font-size: 13px;
  z-index: 3;
  border-left: 2px solid var(--accent);
}
.hero-image .img-tag strong {
  display: block;
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 500;
  color: var(--ink);
  margin-bottom: 2px;
}
.hero-image .img-tag span { color: var(--muted); font-size: 12px; letter-spacing: 0.06em; text-transform: uppercase; }

/* ===== Stats Strip ===== */
.stats-strip {
  background: var(--accent);
  color: #f4f1ea;
  padding: 48px 0;
}
.stats-strip .container {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 40px;
}
.stat .num {
  font-family: var(--serif);
  font-size: 60px;
  font-weight: 300;
  line-height: 1;
  letter-spacing: -0.02em;
  color: #f4f1ea;
}
.stat .num small { font-size: 28px; vertical-align: top; color: var(--gold); margin-left: 2px; }
.stat .label {
  font-size: 13px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  margin-top: 10px;
  color: rgba(244, 241, 234, 0.7);
  font-weight: 400;
}

/* ===== Section base ===== */
section { padding: 110px 0; }
.section-head {
  display: flex;
  justify-content: space-between;
  align-items: end;
  margin-bottom: 60px;
  gap: 40px;
}
.section-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(36px, 4.5vw, 64px);
  line-height: 1.05;
  letter-spacing: -0.02em;
  max-width: 720px;
}
.section-head h2 em { font-style: italic; color: var(--accent); }
.section-head p {
  max-width: 360px;
  color: var(--muted);
  font-size: 15px;
  line-height: 1.65;
}
.section-head .right-link {
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--accent);
  border-bottom: 1px solid var(--accent);
  padding-bottom: 4px;
  white-space: nowrap;
}

/* ===== Featured Properties ===== */
.properties-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 36px;
}
.property-card {
  background: var(--paper);
  overflow: hidden;
  position: relative;
  transition: transform 0.4s ease;
}
.property-card:hover { transform: translateY(-6px); }
.property-card:hover .property-img img { transform: scale(1.04); }
.property-img {
  position: relative;
  height: 320px;
  overflow: hidden;
}
.property-img img {
  width: 100%; height: 100%;
  object-fit: cover;
  transition: transform 0.7s ease;
}
.property-tag {
  position: absolute;
  top: 18px; left: 18px;
  background: var(--accent);
  color: var(--bg);
  font-family: var(--mono);
  font-size: 10.5px;
  letter-spacing: 0.16em;
  padding: 6px 12px;
  text-transform: uppercase;
}
.property-tag.sale { background: var(--ink); }
.property-tag.let { background: var(--gold); }

.property-body {
  padding: 26px 28px 30px;
  border: 1px solid var(--line);
  border-top: none;
}
.property-loc {
  font-size: 12px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 8px;
}
.property-name {
  font-family: var(--serif);
  font-size: 24px;
  font-weight: 400;
  line-height: 1.2;
  color: var(--ink);
  margin-bottom: 16px;
}
.property-meta {
  display: flex;
  gap: 22px;
  font-size: 13px;
  color: var(--ink-soft);
  padding-top: 16px;
  border-top: 1px solid var(--line);
  margin-top: 4px;
}
.property-meta span { display: flex; align-items: center; gap: 6px; }
.property-meta svg { width: 14px; height: 14px; stroke: var(--muted); }
.property-price {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 500;
  color: var(--accent);
  margin-top: 18px;
  display: flex;
  justify-content: space-between;
  align-items: baseline;
}
.property-price small {
  font-family: var(--sans);
  font-size: 12px;
  color: var(--muted);
  font-weight: 400;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

/* ===== Services ===== */
.services {
  background: var(--bg-alt);
}
.services-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.service {
  background: var(--bg-alt);
  padding: 50px 40px;
  transition: background 0.3s;
  cursor: pointer;
  position: relative;
}
.service:hover { background: var(--paper); }
.service:hover .service-arrow { transform: translateX(6px); color: var(--accent); }
.service-num {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  color: var(--muted);
  margin-bottom: 32px;
}
.service-icon {
  width: 44px; height: 44px;
  margin-bottom: 28px;
  stroke: var(--accent);
  stroke-width: 1;
  fill: none;
}
.service h3 {
  font-family: var(--serif);
  font-size: 28px;
  font-weight: 400;
  margin-bottom: 14px;
  letter-spacing: -0.01em;
}
.service p {
  color: var(--muted);
  font-size: 14.5px;
  line-height: 1.6;
  margin-bottom: 24px;
  min-height: 70px;
}
.service-arrow {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ink);
  transition: all 0.3s;
}
.service-arrow svg { width: 16px; height: 12px; }

/* ===== About / Heritage ===== */
.about-split {
  display: grid;
  grid-template-columns: 0.85fr 1.1fr;
  gap: 80px;
  align-items: center;
}
.about-img {
  position: relative;
  height: 580px;
  background-image: url('https://images.unsplash.com/photo-1486325212027-8081e485255e?w=900&q=80');
  background-size: cover;
  background-position: center;
}
.about-img::before {
  content: '';
  position: absolute;
  inset: 24px;
  border: 1px solid rgba(244, 241, 234, 0.5);
  pointer-events: none;
}
.about-img-tag {
  position: absolute;
  bottom: -1px; right: -1px;
  background: var(--bg);
  padding: 24px 28px 20px 32px;
  font-family: var(--serif);
  display: flex;
  flex-direction: column;
  gap: 4px;
}
.about-img-tag .year {
  font-size: 56px;
  font-weight: 300;
  line-height: 1;
  letter-spacing: -0.02em;
  color: var(--accent);
}
.about-img-tag .since {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 400;
}
.about-content .eyebrow { display: block; margin-bottom: 24px; }
.about-content h2 {
  font-family: var(--serif);
  font-size: clamp(38px, 4.5vw, 60px);
  font-weight: 300;
  line-height: 1.05;
  letter-spacing: -0.02em;
  margin-bottom: 32px;
}
.about-content h2 em { font-style: italic; color: var(--accent); }
.about-content p {
  color: var(--ink-soft);
  font-size: 16px;
  line-height: 1.7;
  margin-bottom: 20px;
  max-width: 560px;
}
.about-features {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
  margin: 40px 0 36px;
  padding: 32px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.about-features div h4 {
  font-family: var(--serif);
  font-size: 18px;
  font-weight: 500;
  margin-bottom: 6px;
  color: var(--accent);
}
.about-features div p {
  font-size: 13.5px;
  color: var(--muted);
  margin: 0;
  line-height: 1.55;
}

/* ===== International ===== */
.intl {
  background:
    linear-gradient(rgba(20, 37, 25, 0.88), rgba(20, 37, 25, 0.92)),
    url('https://images.unsplash.com/photo-1486325212027-8081e485255e?w=1600&q=80');
  background-size: cover;
  background-position: center;
  background-attachment: fixed;
  color: #f4f1ea;
  padding: 130px 0;
}
.intl .eyebrow { color: var(--gold); }
.intl-grid {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 80px;
  align-items: start;
}
.intl h2 {
  font-family: var(--serif);
  font-size: clamp(40px, 5vw, 68px);
  font-weight: 300;
  line-height: 1.04;
  letter-spacing: -0.02em;
  margin: 24px 0 28px;
}
.intl h2 em { font-style: italic; color: var(--gold); }
.intl-text p {
  color: rgba(244, 241, 234, 0.78);
  line-height: 1.7;
  font-size: 15.5px;
  margin-bottom: 24px;
  max-width: 460px;
}

.markets-list {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: rgba(244, 241, 234, 0.18);
  border: 1px solid rgba(244, 241, 234, 0.18);
}
.market {
  background: rgba(20, 37, 25, 0.6);
  padding: 28px 30px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  transition: background 0.3s;
}
.market:hover { background: rgba(168, 137, 94, 0.15); }
.market-flag {
  font-size: 28px;
  margin-right: 16px;
  filter: saturate(0.9);
}
.market-info { flex: 1; }
.market h4 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 19px;
  letter-spacing: 0.01em;
}
.market span {
  font-family: var(--mono);
  font-size: 11px;
  color: var(--gold);
  letter-spacing: 0.12em;
  text-transform: uppercase;
}
.market svg {
  width: 16px; height: 12px;
  stroke: rgba(244, 241, 234, 0.4);
  transition: stroke 0.3s, transform 0.3s;
}
.market:hover svg { stroke: var(--gold); transform: translateX(4px); }

/* ===== Testimonials ===== */
.testimonials {
  padding: 120px 0;
}
.testi-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 40px;
}
.testi-card {
  background: var(--paper);
  padding: 44px 36px;
  border: 1px solid var(--line);
  position: relative;
  display: flex;
  flex-direction: column;
}
.testi-card .quote-mark {
  font-family: var(--serif);
  font-size: 90px;
  font-style: italic;
  line-height: 0.5;
  color: var(--accent);
  opacity: 0.18;
  margin-bottom: 20px;
}
.testi-stars {
  color: var(--gold);
  margin-bottom: 18px;
  letter-spacing: 2px;
  font-size: 14px;
}
.testi-card blockquote {
  font-family: var(--serif);
  font-size: 18px;
  line-height: 1.55;
  font-weight: 400;
  color: var(--ink);
  margin-bottom: 30px;
  flex: 1;
  font-style: italic;
}
.testi-author {
  display: flex;
  justify-content: space-between;
  align-items: end;
  border-top: 1px solid var(--line);
  padding-top: 18px;
}
.testi-author strong {
  font-family: var(--sans);
  font-weight: 500;
  font-size: 14px;
  letter-spacing: 0.02em;
  display: block;
  margin-bottom: 2px;
}
.testi-author span {
  font-size: 12px;
  color: var(--muted);
  letter-spacing: 0.05em;
}
.testi-author .area {
  font-family: var(--mono);
  font-size: 11px;
  color: var(--accent);
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

/* ===== Insights / Journal ===== */
.journal {
  background: var(--bg-alt);
}
.journal-grid {
  display: grid;
  grid-template-columns: 1.2fr 1fr 1fr;
  gap: 40px;
}
.journal-card {
  background: var(--paper);
  display: flex;
  flex-direction: column;
  transition: transform 0.4s;
  cursor: pointer;
}
.journal-card:hover { transform: translateY(-4px); }
.journal-img {
  height: 280px;
  background-size: cover;
  background-position: center;
  position: relative;
}
.journal-card.feature .journal-img { height: 380px; }
.journal-img::after {
  content: ''; position: absolute; inset: 0;
  background: linear-gradient(transparent 60%, rgba(0,0,0,0.2));
}
.journal-body { padding: 28px 30px 36px; }
.journal-meta {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 12px;
  display: flex;
  gap: 12px;
}
.journal-meta .dot { color: var(--line); }
.journal-card h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  line-height: 1.25;
  margin-bottom: 12px;
  letter-spacing: -0.01em;
}
.journal-card.feature h3 { font-size: 30px; }
.journal-card p {
  color: var(--muted);
  font-size: 14px;
  line-height: 1.6;
}

/* ===== Valuation CTA ===== */
.valuation {
  background: var(--ink);
  color: var(--bg);
  padding: 110px 0;
  position: relative;
  overflow: hidden;
}
.valuation::before {
  content: '';
  position: absolute;
  top: -200px; right: -100px;
  width: 600px; height: 600px;
  background: radial-gradient(circle, rgba(168, 137, 94, 0.18), transparent 60%);
  pointer-events: none;
}
.valuation .container {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 80px;
  align-items: center;
  position: relative;
  z-index: 2;
}
.valuation .eyebrow { color: var(--gold); display: block; margin-bottom: 24px; }
.valuation h2 {
  font-family: var(--serif);
  font-size: clamp(40px, 5vw, 70px);
  font-weight: 300;
  line-height: 1.02;
  letter-spacing: -0.025em;
  margin-bottom: 28px;
}
.valuation h2 em { font-style: italic; color: var(--gold); }
.valuation p {
  color: rgba(244, 241, 234, 0.7);
  font-size: 16px;
  line-height: 1.65;
  max-width: 480px;
  margin-bottom: 36px;
}
.val-form {
  background: rgba(244, 241, 234, 0.04);
  border: 1px solid rgba(244, 241, 234, 0.15);
  padding: 36px;
  backdrop-filter: blur(8px);
}
.val-form h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 24px;
  margin-bottom: 26px;
  color: var(--gold);
}
.val-form .form-row {
  display: flex;
  gap: 0;
  margin-bottom: 14px;
  border-bottom: 1px solid rgba(244, 241, 234, 0.2);
}
.val-form input,
.val-form select {
  flex: 1;
  background: transparent;
  border: none;
  padding: 14px 0;
  font-family: var(--sans);
  font-size: 14.5px;
  color: var(--bg);
  outline: none;
}
.val-form input::placeholder { color: rgba(244, 241, 234, 0.45); }
.val-form select { color: rgba(244, 241, 234, 0.6); }
.val-form .form-row.split { gap: 24px; }
.val-form .form-row.split > * { border: none; }
.val-form-toggle {
  display: flex;
  gap: 8px;
  margin-bottom: 22px;
}
.val-form-toggle button {
  flex: 1;
  padding: 12px;
  border: 1px solid rgba(244, 241, 234, 0.2);
  font-size: 12px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: rgba(244, 241, 234, 0.7);
  font-weight: 500;
  transition: all 0.2s;
}
.val-form-toggle button.active {
  background: var(--gold);
  color: var(--ink);
  border-color: var(--gold);
}
.val-form button[type='submit'] {
  width: 100%;
  margin-top: 24px;
  padding: 16px;
  background: var(--gold);
  color: var(--ink);
  font-weight: 600;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  font-size: 12px;
  transition: background 0.2s;
}
.val-form button[type='submit']:hover { background: #c4a373; }

/* ===== Footer ===== */
footer {
  background: var(--accent-deep);
  color: rgba(244, 241, 234, 0.7);
  padding: 90px 0 0;
  font-size: 14px;
}
footer .container {}
.foot-top {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr 1.2fr;
  gap: 50px;
  padding-bottom: 60px;
  border-bottom: 1px solid rgba(244, 241, 234, 0.12);
}
.foot-brand .logo { color: var(--bg); margin-bottom: 24px; font-size: 32px; }
.foot-brand p {
  font-size: 14px;
  line-height: 1.7;
  margin-bottom: 28px;
  max-width: 320px;
}
.foot-brand .socials {
  display: flex;
  gap: 12px;
}
.foot-brand .socials a {
  width: 38px; height: 38px;
  border: 1px solid rgba(244, 241, 234, 0.2);
  display: flex;
  align-items: center;
  justify-content: center;
  transition: all 0.25s;
  border-radius: 50%;
}
.foot-brand .socials a:hover { background: var(--gold); border-color: var(--gold); color: var(--ink); }
.foot-brand .socials svg { width: 14px; height: 14px; }

.foot-col h5 {
  font-family: var(--mono);
  font-weight: 400;
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 22px;
}
.foot-col ul { list-style: none; }
.foot-col li { margin-bottom: 12px; }
.foot-col a { transition: color 0.2s; font-size: 14px; }
.foot-col a:hover { color: var(--bg); }

.foot-contact div { margin-bottom: 18px; line-height: 1.55; }
.foot-contact strong {
  display: block;
  color: var(--bg);
  font-weight: 500;
  font-size: 14px;
  margin-bottom: 4px;
}
.foot-contact a { display: block; }

.foot-bottom {
  padding: 26px 0 30px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 12.5px;
  color: rgba(244, 241, 234, 0.5);
}
.foot-bottom .legal { display: flex; gap: 26px; }

/* ===== Animations ===== */
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(20px); }
  to { opacity: 1; transform: translateY(0); }
}
.reveal {
  animation: fadeUp 0.9s cubic-bezier(0.2, 0.7, 0.2, 1) backwards;
}
.hero h1 { animation: fadeUp 1s 0.1s cubic-bezier(0.2, 0.7, 0.2, 1) backwards; }
.hero-text .eyebrow { animation: fadeUp 0.8s cubic-bezier(0.2, 0.7, 0.2, 1) backwards; }
.hero-text .lede { animation: fadeUp 1s 0.3s cubic-bezier(0.2, 0.7, 0.2, 1) backwards; }
.hero-text .search-wrapper { animation: fadeUp 1s 0.5s cubic-bezier(0.2, 0.7, 0.2, 1) backwards; }
.hero-text .popular-areas { animation: fadeUp 1s 0.7s cubic-bezier(0.2, 0.7, 0.2, 1) backwards; }
.hero-image { animation: fadeUp 1.1s 0.4s cubic-bezier(0.2, 0.7, 0.2, 1) backwards; }

/* ===== Responsive ===== */
@media (max-width: 1100px) {
  .hero-grid, .about-split, .intl-grid, .valuation .container { grid-template-columns: 1fr; gap: 50px; }
  .properties-grid, .services-grid, .testi-grid { grid-template-columns: 1fr 1fr; }
  .journal-grid { grid-template-columns: 1fr 1fr; }
  .stats-strip .container { grid-template-columns: 1fr 1fr; gap: 30px; }
  .hero-image { height: 460px; }
  nav.primary { display: none; }
  .foot-top { grid-template-columns: 1fr 1fr; gap: 40px; }
}
@media (max-width: 700px) {
  .container { padding: 0 22px; }
  section { padding: 70px 0; }
  .hero { padding: 50px 0 70px; }
  .properties-grid, .services-grid, .testi-grid, .journal-grid, .markets-list, .stats-strip .container, .foot-top, .about-features { grid-template-columns: 1fr; }
  .section-head { flex-direction: column; align-items: start; }
  .utility-bar .container { flex-direction: column; gap: 6px; padding: 4px 22px; }
  .utility-left { flex-wrap: wrap; gap: 14px; }
  .header-cta .btn-ghost { display: none; }
  .search-card { flex-wrap: wrap; }
  .search-card .divider { display: none; }
  .search-card button { width: 100%; padding: 16px; justify-content: center; }
  .hero-image .img-overlay { width: 200px; height: 240px; left: -20px; bottom: -20px; }
  .foot-bottom { flex-direction: column; gap: 14px; }
}
/* =====================================================
   ABOUT PAGE — extra styles
   ===================================================== */
.page-hero {
  padding: 90px 0 70px;
  border-bottom: 1px solid var(--line);
}
.page-hero .crumb {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 30px;
}
.page-hero h1 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(48px, 6.2vw, 96px);
  line-height: 1;
  letter-spacing: -0.025em;
  margin-bottom: 28px;
  max-width: 1100px;
}
.page-hero h1 em { font-style: italic; color: var(--accent); }
.page-hero p.lede {
  font-size: 19px;
  line-height: 1.6;
  color: var(--ink-soft);
  max-width: 720px;
  font-weight: 300;
}

/* Story / mission */
.story-grid {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: 90px;
  padding: 110px 0;
  align-items: start;
  border-bottom: 1px solid var(--line);
}
.story-grid h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(36px, 4vw, 56px);
  line-height: 1.04;
  letter-spacing: -0.02em;
  position: sticky;
  top: 120px;
}
.story-grid h2 em { font-style: italic; color: var(--accent); }
.story-grid .body p {
  font-size: 17px;
  line-height: 1.75;
  color: var(--ink-soft);
  margin-bottom: 24px;
}
.story-grid .body p:first-child::first-letter {
  font-family: var(--serif);
  float: left;
  font-size: 76px;
  line-height: 0.9;
  font-weight: 400;
  color: var(--accent);
  padding: 4px 12px 0 0;
}
.pull-quote {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 300;
  font-size: 28px;
  line-height: 1.4;
  color: var(--accent);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 32px 0;
  margin: 36px 0;
}

/* Team grid */
.team-section { padding: 110px 0; background: var(--bg-alt); }
.team-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 32px;
  margin-top: 60px;
}
.team-card {
  background: var(--paper);
  overflow: hidden;
  position: relative;
  cursor: pointer;
  transition: transform 0.4s;
}
.team-card:hover { transform: translateY(-4px); }
.team-img {
  height: 380px;
  background-size: cover;
  background-position: center top;
  filter: grayscale(0.2) contrast(1.05);
  transition: filter 0.4s;
}
.team-card:hover .team-img { filter: grayscale(0); }
.team-body { padding: 24px 26px 28px; }
.team-name {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 500;
  margin-bottom: 4px;
  letter-spacing: -0.005em;
}
.team-role {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--accent);
  margin-bottom: 14px;
}
.team-bio {
  font-size: 14px;
  line-height: 1.55;
  color: var(--muted);
  margin-bottom: 16px;
}
.team-langs {
  font-size: 12px;
  color: var(--ink);
  border-top: 1px solid var(--line);
  padding-top: 12px;
  letter-spacing: 0.04em;
}

/* Values */
.values-section { padding: 110px 0; }
.values-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 60px;
  margin-top: 70px;
}
.value-card .num {
  font-family: var(--serif);
  font-weight: 300;
  font-size: 90px;
  line-height: 0.9;
  letter-spacing: -0.04em;
  color: var(--accent);
  opacity: 0.18;
  margin-bottom: 12px;
}
.value-card h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 26px;
  line-height: 1.15;
  margin-bottom: 16px;
  letter-spacing: -0.005em;
}
.value-card p {
  color: var(--muted);
  line-height: 1.65;
  font-size: 15px;
}

/* Timeline */
.timeline-section {
  background: var(--accent-deep);
  color: rgba(244,241,234,0.85);
  padding: 110px 0;
  position: relative;
  overflow: hidden;
}
.timeline-section::before {
  content: '';
  position: absolute;
  top: -100px; left: -100px;
  width: 400px; height: 400px;
  background: radial-gradient(circle, rgba(168,137,94,0.12), transparent 60%);
  pointer-events: none;
}
.timeline-section h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(36px, 4vw, 56px);
  margin-bottom: 70px;
  color: #f4f1ea;
  letter-spacing: -0.02em;
  max-width: 700px;
}
.timeline-section h2 em { font-style: italic; color: var(--gold); }
.timeline {
  position: relative;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 50px;
}
.timeline::before {
  content: '';
  position: absolute;
  top: 30px; left: 0; right: 0;
  height: 1px;
  background: rgba(244,241,234,0.18);
}
.tl-item {
  position: relative;
  padding-top: 60px;
}
.tl-item::before {
  content: '';
  position: absolute;
  top: 24px; left: 0;
  width: 14px; height: 14px;
  background: var(--gold);
  border-radius: 50%;
  border: 3px solid var(--accent-deep);
  box-shadow: 0 0 0 1px var(--gold);
}
.tl-year {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 32px;
  color: var(--gold);
  margin-bottom: 12px;
  letter-spacing: -0.01em;
}
.tl-item h4 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 19px;
  color: #f4f1ea;
  margin-bottom: 10px;
}
.tl-item p {
  font-size: 14px;
  line-height: 1.6;
  color: rgba(244,241,234,0.62);
}

/* =====================================================
   PROPERTIES PAGE — extra styles
   ===================================================== */
.search-toolbar {
  background: var(--paper);
  border-bottom: 1px solid var(--line);
  padding: 24px 0;
  position: sticky;
  top: 76px;
  z-index: 50;
  backdrop-filter: blur(10px);
  background: rgba(255,255,255,0.94);
}
.search-toolbar .container {
  display: flex;
  gap: 12px;
  align-items: center;
  flex-wrap: wrap;
}
.search-toolbar input,
.search-toolbar select {
  padding: 11px 16px;
  border: 1px solid var(--line);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 13.5px;
  color: var(--ink);
  outline: none;
  border-radius: 0;
  appearance: none;
  -webkit-appearance: none;
  cursor: pointer;
  transition: border-color 0.2s;
}
.search-toolbar input:focus,
.search-toolbar select:focus { border-color: var(--accent); }
.search-toolbar input { min-width: 240px; flex: 1; }
.search-toolbar select { padding-right: 32px; background-image: url('data:image/svg+xml;utf8,<svg xmlns="http://www.w3.org/2000/svg" width="10" height="6" viewBox="0 0 10 6"><path d="M1 1l4 4 4-4" stroke="%231f3a2c" stroke-width="1.4" fill="none" stroke-linecap="round"/></svg>'); background-repeat: no-repeat; background-position: right 14px center; }
.toolbar-toggle {
  display: flex;
  border: 1px solid var(--line);
  margin-left: auto;
}
.toolbar-toggle button {
  padding: 11px 18px;
  font-size: 12px;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--muted);
  font-weight: 500;
}
.toolbar-toggle button.active { background: var(--accent); color: var(--bg); }
.toolbar-toggle button + button { border-left: 1px solid var(--line); }

.results-summary {
  padding: 30px 0 18px;
  display: flex;
  justify-content: space-between;
  align-items: end;
  flex-wrap: wrap;
  gap: 20px;
}
.results-summary h1 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: 38px;
  letter-spacing: -0.015em;
}
.results-summary h1 em { font-style: italic; color: var(--accent); }
.results-summary .meta {
  font-size: 14px;
  color: var(--muted);
}
.results-summary select {
  padding: 9px 30px 9px 14px;
  border: 1px solid var(--line);
  font-size: 13px;
  background: var(--paper);
  font-family: var(--sans);
  appearance: none;
  -webkit-appearance: none;
  background-image: url('data:image/svg+xml;utf8,<svg xmlns="http://www.w3.org/2000/svg" width="10" height="6" viewBox="0 0 10 6"><path d="M1 1l4 4 4-4" stroke="%231f3a2c" stroke-width="1.4" fill="none" stroke-linecap="round"/></svg>'); background-repeat: no-repeat; background-position: right 12px center;
}

/* Split layout: list + map */
.results-split {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 40px;
  padding-bottom: 90px;
  align-items: start;
}
.results-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 28px;
}
.results-list .property-card { background: var(--paper); }
.results-list .property-img { height: 240px; }
.results-list .property-body { padding: 20px 22px 24px; }
.results-list .property-name { font-size: 19px; margin-bottom: 12px; }
.results-list .property-price { font-size: 18px; margin-top: 14px; }
.results-list .property-meta { font-size: 12px; gap: 14px; padding-top: 12px; }

/* Map column */
.map-column {
  position: sticky;
  top: 160px;
  height: calc(100vh - 200px);
  min-height: 540px;
  border: 1px solid var(--line);
  background: var(--bg-alt);
  overflow: hidden;
}
.map-svg { width: 100%; height: 100%; display: block; }
.map-pin {
  cursor: pointer;
  transition: transform 0.2s;
}
.map-pin:hover { transform: scale(1.15); }
.map-legend {
  position: absolute;
  top: 18px; left: 18px;
  background: var(--paper);
  padding: 14px 18px;
  border-left: 2px solid var(--accent);
  font-size: 12px;
  letter-spacing: 0.04em;
  color: var(--ink-soft);
}
.map-legend strong {
  display: block;
  font-family: var(--serif);
  font-size: 16px;
  color: var(--ink);
  font-weight: 500;
  margin-bottom: 4px;
}
.map-cities {
  position: absolute;
  bottom: 18px; right: 18px;
  background: rgba(255,255,255,0.95);
  padding: 14px 18px;
  display: flex;
  gap: 16px;
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--muted);
}
.map-cities .dot {
  display: inline-block;
  width: 6px; height: 6px;
  background: var(--accent);
  border-radius: 50%;
  margin-right: 5px;
  vertical-align: middle;
}

/* Filter chips */
.filter-chips {
  display: flex;
  gap: 8px;
  flex-wrap: wrap;
  padding: 8px 0 22px;
  border-bottom: 1px solid var(--line);
}
.chip {
  padding: 7px 14px;
  border: 1px solid var(--line);
  background: var(--paper);
  font-size: 12.5px;
  cursor: pointer;
  transition: all 0.2s;
  letter-spacing: 0.02em;
}
.chip.active { background: var(--accent); color: var(--bg); border-color: var(--accent); }
.chip:not(.active):hover { border-color: var(--accent); color: var(--accent); }

/* Responsive overrides */
@media (max-width: 1100px) {
  .story-grid { grid-template-columns: 1fr; gap: 40px; padding: 70px 0; }
  .story-grid h2 { position: static; }
  .team-grid { grid-template-columns: 1fr 1fr; }
  .values-grid { grid-template-columns: 1fr; gap: 40px; }
  .timeline { grid-template-columns: 1fr 1fr; gap: 40px; }
  .timeline::before { display: none; }
  .results-split { grid-template-columns: 1fr; }
  .map-column { position: static; height: 400px; min-height: auto; }
}
@media (max-width: 700px) {
  .team-grid, .results-list { grid-template-columns: 1fr; }
  .timeline { grid-template-columns: 1fr; }
  .search-toolbar .container { flex-direction: column; align-items: stretch; }
  .search-toolbar input, .search-toolbar select { width: 100%; }
  .toolbar-toggle { margin-left: 0; }
}

/* =====================================================
   ACCREDITATIONS & AWARDS SECTION (about.html)
   ===================================================== */
.credentials {
  background: var(--bg-alt);
  padding: 110px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.credentials .section-head { margin-bottom: 70px; }
.credentials .section-head h2 em { font-style: italic; color: var(--accent); }

.regulators {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}
.regulator {
  background: var(--paper);
  padding: 38px 24px;
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
  transition: background 0.3s;
  position: relative;
}
.regulator:hover { background: var(--bg); }
.regulator-logo {
  width: 56px; height: 56px;
  margin-bottom: 22px;
  position: relative;
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--accent-deep);
  color: var(--gold);
  border-radius: 50%;
}
.regulator-logo svg { width: 28px; height: 28px; }
.regulator h4 {
  font-family: var(--serif);
  font-weight: 500;
  font-size: 16px;
  letter-spacing: -0.01em;
  margin-bottom: 6px;
  color: var(--ink);
}
.regulator .scheme {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 10px;
}
.regulator p {
  font-size: 12.5px;
  line-height: 1.5;
  color: var(--muted);
}

.awards-row {
  margin-top: 80px;
  padding-top: 70px;
  border-top: 1px solid var(--line);
}
.awards-row > .section-eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--accent);
  text-align: center;
  display: block;
  margin-bottom: 18px;
}
.awards-row > h3 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(28px, 3vw, 40px);
  line-height: 1.15;
  letter-spacing: -0.015em;
  text-align: center;
  margin-bottom: 60px;
  max-width: 720px;
  margin-left: auto;
  margin-right: auto;
}
.awards-row > h3 em { font-style: italic; color: var(--accent); }

.awards-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
}
.award-card {
  background: var(--paper);
  border: 1px solid var(--line);
  padding: 44px 36px 40px;
  position: relative;
  transition: transform 0.4s;
  display: flex;
  flex-direction: column;
}
.award-card:hover { transform: translateY(-4px); border-color: var(--accent); }
.award-medal {
  width: 60px; height: 60px;
  margin-bottom: 28px;
  position: relative;
}
.award-medal svg {
  width: 100%; height: 100%;
  fill: none;
  stroke: var(--gold);
  stroke-width: 1.2;
}
.award-card .year {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.16em;
  color: var(--muted);
  margin-bottom: 12px;
}
.award-card h4 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 24px;
  line-height: 1.2;
  letter-spacing: -0.01em;
  margin-bottom: 16px;
  color: var(--ink);
}
.award-card h4 strong {
  font-weight: 500;
  color: var(--accent);
}
.award-card p {
  color: var(--muted);
  font-size: 14px;
  line-height: 1.6;
  flex: 1;
}
.award-card .by {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--accent);
  border-top: 1px solid var(--line);
  padding-top: 18px;
  margin-top: 22px;
}

@media (max-width: 1100px) {
  .regulators { grid-template-columns: repeat(2, 1fr); }
  .awards-grid { grid-template-columns: 1fr; }
}
@media (max-width: 600px) {
  .regulators { grid-template-columns: 1fr; }
}