/* Royal Prince Real Estate — site stylesheet
   Layout: editorial dark-gold; wide wrap, generous vertical rhythm, market-led sections.
   Tokens follow the RPRE brand system (Cormorant Garamond display / Manrope body / gold on near-black). */

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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