/* ============================================
   RESET & BASE
   ============================================ */

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

:root {
  --black:      #0d0d0d;
  --white:      #ffffff;
  --off-white:  #f7f6f3;
  --stone:      #f0ede8;
  --mid:        #777777;
  --light:      #cccccc;
  --border:     #e2e2e0;

  --font-serif: 'Cormorant', Georgia, serif;
  --font-sans:  'DM Sans', system-ui, sans-serif;

  --nav-h:      88px;
  --ease:       cubic-bezier(0.16, 1, 0.3, 1);
  --ease-std:   cubic-bezier(0.45, 0, 0.55, 1);
}

html {
  font-size: 16px;
  scroll-behavior: smooth;
}

body {
  font-family: var(--font-sans);
  font-weight: 300;
  background: var(--white);
  color: var(--black);
  overflow-x: hidden;
  -webkit-font-smoothing: antialiased;
}

img { display: block; width: 100%; height: 100%; object-fit: cover; }
a { text-decoration: none; color: inherit; }
ul, ol { list-style: none; }
button { border: none; background: none; cursor: pointer; font-family: inherit; }
input, textarea, select {
  font-family: inherit;
  font-size: inherit;
  border: none;
  outline: none;
  background: none;
  width: 100%;
}

/* ============================================
   UTILITIES
   ============================================ */

.wrap {
  max-width: 1360px;
  margin: 0 auto;
  padding: 0 60px;
}

.label {
  display: block;
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 20px;
}

/* ============================================
   SCROLL REVEAL
   ============================================ */

.reveal {
  opacity: 0;
  transform: translateY(32px);
  transition: opacity 0.9s var(--ease), transform 0.9s var(--ease);
}

.reveal.in { opacity: 1; transform: translateY(0); }

.reveal-fade {
  opacity: 0;
  transition: opacity 0.9s var(--ease);
}

.reveal-fade.in { opacity: 1; }

/* Line-by-line text reveal */
.line-wrap {
  display: block;
  overflow: hidden;
}

.line-inner {
  display: block;
  transform: translateY(105%);
  transition: transform 1s var(--ease);
}

.line-inner.in { transform: translateY(0); }

/* ============================================
   NAVIGATION
   ============================================ */

.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  height: var(--nav-h);
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 0 60px;
  z-index: 900;
  transition: background 0.5s var(--ease), border-color 0.5s var(--ease);
  border-bottom: 1px solid transparent;
}

.nav.filled {
  background: rgba(255,255,255,0.97);
  backdrop-filter: blur(16px);
  border-bottom-color: var(--border);
}

.nav__logo {
  font-family: var(--font-serif);
  font-size: 22px;
  font-weight: 400;
  letter-spacing: 0.04em;
  color: var(--white);
  transition: color 0.4s;
}

.nav.filled .nav__logo { color: var(--black); }

.nav__center {
  display: flex;
  align-items: center;
  gap: 44px;
}

.nav__link {
  font-size: 12px;
  font-weight: 400;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.72);
  transition: color 0.25s;
  position: relative;
}

.nav__link::after {
  content: '';
  position: absolute;
  bottom: -3px;
  left: 0; right: 0;
  height: 1px;
  background: currentColor;
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 0.35s var(--ease);
}

.nav__link:hover { color: var(--white); }
.nav__link:hover::after { transform: scaleX(1); transform-origin: left; }

.nav.filled .nav__link { color: var(--mid); }
.nav.filled .nav__link:hover { color: var(--black); }

.nav__toggle {
  display: none;
  flex-direction: column;
  gap: 7px;
  z-index: 10;
}

.nav__toggle span {
  display: block;
  width: 26px;
  height: 1px;
  background: var(--white);
  transition: transform 0.3s, opacity 0.3s, background 0.4s;
}

.nav.filled .nav__toggle span { background: var(--black); }

.nav__toggle.open span:first-child { transform: translateY(8px) rotate(45deg); }
.nav__toggle.open span:last-child  { transform: translateY(-8px) rotate(-45deg); }

/* ============================================
   BUTTONS
   ============================================ */

.btn {
  display: inline-block;
  font-family: var(--font-sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 14px 36px;
  border: 1px solid transparent;
  border-radius: 1px;
  transition: background 0.25s, color 0.25s, border-color 0.25s;
  white-space: nowrap;
}

.btn--white {
  background: var(--white);
  color: var(--black);
  border-color: var(--white);
}
.btn--white:hover { background: transparent; color: var(--white); }

.btn--ghost {
  background: transparent;
  color: rgba(255,255,255,0.7);
  border-color: rgba(255,255,255,0.35);
}
.btn--ghost:hover { color: var(--white); border-color: var(--white); }

.btn--black {
  background: var(--black);
  color: var(--white);
  border-color: var(--black);
}
.btn--black:hover { background: transparent; color: var(--black); }

.btn--outline {
  background: transparent;
  color: var(--black);
  border-color: var(--black);
}
.btn--outline:hover { background: var(--black); color: var(--white); }

.btn--full { width: 100%; text-align: center; display: block; }

/* ============================================
   HERO
   ============================================ */

.hero {
  position: relative;
  height: 100vh;
  min-height: 700px;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
}

.hero__media {
  position: absolute;
  inset: 0;
}

.hero__img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.06);
  animation: heroScale 16s var(--ease) forwards;
}

@keyframes heroScale {
  to { transform: scale(1); }
}

.hero__overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(
    to top,
    rgba(13,13,13,0.75) 0%,
    rgba(13,13,13,0.35) 50%,
    rgba(13,13,13,0.1) 100%
  );
}

.hero__body {
  position: relative;
  z-index: 2;
  padding: 0 60px 80px;
  max-width: 1100px;
}

.hero__eyebrow {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.55);
  margin-bottom: 28px;
  opacity: 0;
  animation: fadeUp 0.8s 0.4s var(--ease) forwards;
}

.hero__title {
  font-family: var(--font-serif);
  font-size: clamp(4rem, 9vw, 10rem);
  font-weight: 300;
  line-height: 0.95;
  color: var(--white);
  margin-bottom: 36px;
  letter-spacing: -0.01em;
}

.hero__title em {
  font-style: italic;
  font-weight: 300;
}

.hero__sub {
  font-size: clamp(13px, 1.1vw, 16px);
  font-weight: 300;
  color: rgba(255,255,255,0.6);
  line-height: 1.7;
  margin-bottom: 44px;
  opacity: 0;
  animation: fadeUp 0.8s 1s var(--ease) forwards;
}

.hero__cta {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
  opacity: 0;
  animation: fadeUp 0.8s 1.2s var(--ease) forwards;
}

@keyframes fadeUp {
  from { opacity: 0; transform: translateY(20px); }
  to   { opacity: 1; transform: translateY(0); }
}

/* Line reveal delays */
.hero__title .line-wrap:nth-child(1) .line-inner { transition-delay: 0.6s; }
.hero__title .line-wrap:nth-child(2) .line-inner { transition-delay: 0.75s; }
.hero__title .line-wrap:nth-child(3) .line-inner { transition-delay: 0.9s; }

.hero__scroll-indicator {
  position: absolute;
  bottom: 44px;
  right: 60px;
  z-index: 2;
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 0;
}

.hero__scroll-line {
  width: 1px;
  height: 64px;
  background: linear-gradient(to bottom, rgba(255,255,255,0.5), transparent);
  animation: scrollPulse 2.2s ease-in-out infinite;
}

@keyframes scrollPulse {
  0%, 100% { transform: scaleY(1); opacity: 0.7; }
  50%       { transform: scaleY(0.5); opacity: 0.2; }
}

/* ============================================
   ABOUT
   ============================================ */

.about {
  padding: 140px 0;
  border-top: 1px solid var(--border);
}

.about__grid {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 100px;
  align-items: start;
}

.about__title {
  font-family: var(--font-serif);
  font-size: clamp(2.4rem, 4.5vw, 5rem);
  font-weight: 300;
  line-height: 1.1;
  letter-spacing: -0.01em;
}

.about__title em { font-style: italic; }

.about__body {
  font-size: 15px;
  font-weight: 300;
  line-height: 1.85;
  color: #555;
  margin-bottom: 28px;
}

.about__stats {
  display: flex;
  gap: 0;
  margin-top: 56px;
  padding-top: 44px;
  border-top: 1px solid var(--border);
}

.about__stat {
  flex: 1;
  padding-right: 32px;
}

.about__stat + .about__stat {
  padding-left: 32px;
  border-left: 1px solid var(--border);
}

.stat-n {
  display: block;
  font-family: var(--font-serif);
  font-size: clamp(2.2rem, 3.5vw, 3.5rem);
  font-weight: 300;
  line-height: 1;
  margin-bottom: 8px;
  letter-spacing: -0.02em;
}

.stat-l {
  font-size: 11px;
  font-weight: 400;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--mid);
}

/* ============================================
   QUOTE BAND
   ============================================ */

/* ============================================
   VALUES BAND
   ============================================ */

.values-band {
  padding: 100px 0 110px;
  background: var(--off-white);
  border-top: 1px solid var(--border);
  border-bottom: 1px solid var(--border);
}

.values-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border: 1px solid var(--border);
  background: var(--white);
}

.values-item {
  text-align: center;
  padding: 56px 36px 52px;
  border-right: 1px solid var(--border);
  position: relative;
}

.values-item:last-child { border-right: none; }

.values-num {
  display: block;
  font-family: var(--font-serif);
  font-size: 13px;
  font-weight: 400;
  color: var(--light);
  letter-spacing: 0.1em;
  margin-bottom: 28px;
}

.values-heading {
  font-family: var(--font-serif);
  font-size: clamp(2rem, 3.5vw, 3.2rem);
  font-weight: 300;
  font-style: italic;
  line-height: 1.1;
  letter-spacing: -0.01em;
  margin-bottom: 10px;
}

.values-sub {
  font-size: 13px;
  font-weight: 300;
  color: var(--mid);
  letter-spacing: 0.06em;
}

/* ============================================
   SECTION HEAD
   ============================================ */

.section-head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 40px;
  margin-bottom: 56px;
  padding-bottom: 40px;
  border-bottom: 1px solid var(--border);
}

.section-title {
  font-family: var(--font-serif);
  font-size: clamp(2.2rem, 4vw, 4.5rem);
  font-weight: 300;
  line-height: 1.05;
  letter-spacing: -0.01em;
}

.section-desc {
  font-size: 14px;
  font-weight: 300;
  color: var(--mid);
  line-height: 1.7;
  text-align: right;
  max-width: 480px;
}

/* ============================================
   FILTER BAR
   ============================================ */

.filter-bar {
  display: flex;
  gap: 0;
  margin-bottom: 48px;
  border-bottom: 1px solid var(--border);
}

.filter-btn {
  font-family: var(--font-sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--mid);
  padding: 14px 0;
  margin-right: 36px;
  background: none;
  border: none;
  border-bottom: 1.5px solid transparent;
  margin-bottom: -1px;
  transition: color 0.2s, border-color 0.2s;
}

.filter-btn:hover { color: var(--black); }
.filter-btn.active { color: var(--black); border-bottom-color: var(--black); }

/* ============================================
   PROPERTIES
   ============================================ */

.properties {
  padding: 120px 0;
  border-top: 1px solid var(--border);
}

.properties-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--border);
  border: 1px solid var(--border);
}

/* PROPERTY CARD */
.prop-card {
  display: block;
  background: var(--white);
  cursor: pointer;
  color: inherit;
  text-decoration: none;
  opacity: 0;
  transform: translateY(24px);
  transition: opacity 0.7s var(--ease), transform 0.7s var(--ease), background 0.2s;
}

.prop-card.in {
  opacity: 1;
  transform: translateY(0);
}

.prop-card:hover { background: var(--off-white); }

.prop-card__img {
  position: relative;
  aspect-ratio: 4 / 3;
  overflow: hidden;
}

.prop-card__img img {
  transition: transform 0.9s var(--ease);
}

.prop-card:hover .prop-card__img img {
  transform: scale(1.04);
}

.prop-card__badge {
  position: absolute;
  top: 16px;
  left: 16px;
  font-size: 9px;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  padding: 5px 11px;
  background: var(--white);
  color: var(--black);
}

.prop-card__badge--available { background: var(--black); color: var(--white); }
.prop-card__badge--soon      { background: var(--white); color: var(--black); border: 1px solid var(--black); }
.prop-card__badge--let       { background: #bbb; color: var(--white); }

.prop-card__body {
  padding: 28px 28px 32px;
  display: flex;
  flex-direction: column;
  gap: 0;
}

.prop-card__cat {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 10px;
}

.prop-card__title {
  font-family: var(--font-serif);
  font-size: 1.4rem;
  font-weight: 400;
  line-height: 1.2;
  margin-bottom: 4px;
}

.prop-card__loc {
  font-size: 13px;
  font-weight: 300;
  color: var(--mid);
  margin-bottom: 18px;
}

.prop-card__specs {
  display: flex;
  gap: 16px;
  margin-bottom: 20px;
}

.prop-spec {
  font-size: 12px;
  font-weight: 300;
  color: var(--mid);
  display: flex;
  align-items: center;
  gap: 5px;
}

.prop-card__rule {
  height: 1px;
  background: var(--border);
  margin-bottom: 20px;
}

.prop-card__footer {
  display: flex;
  justify-content: space-between;
  align-items: flex-end;
}

.prop-card__price-val {
  font-family: var(--font-serif);
  font-size: 1.6rem;
  font-weight: 400;
  line-height: 1;
  display: block;
}

.prop-card__price-label {
  font-size: 10px;
  font-weight: 300;
  color: var(--mid);
  letter-spacing: 0.05em;
  display: block;
  margin-top: 4px;
}

.prop-card__avail-label {
  font-size: 10px;
  font-weight: 400;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  color: var(--mid);
  display: block;
  text-align: right;
  margin-bottom: 4px;
}

.prop-card__avail-date {
  font-size: 13px;
  font-weight: 500;
  text-align: right;
  display: block;
}

/* ============================================
   PROJECTS
   ============================================ */

.projects {
  padding: 120px 0;
  background: var(--off-white);
  border-top: 1px solid var(--border);
}

.projects-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 60px 48px;
}

/* PROJECT CARD */
.proj-card {
  cursor: default;
  opacity: 0;
  transform: translateY(28px);
  transition: opacity 0.8s var(--ease), transform 0.8s var(--ease);
}

.proj-card.in { opacity: 1; transform: translateY(0); }

.proj-card__img {
  position: relative;
  aspect-ratio: 16 / 10;
  overflow: hidden;
  margin-bottom: 28px;
  background: var(--stone);
}

.proj-card__img img {
  transition: transform 0.9s var(--ease);
}

.proj-card:hover .proj-card__img img {
  transform: scale(1.04);
}

.proj-card__status {
  position: absolute;
  top: 20px;
  right: 20px;
  font-size: 9px;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  padding: 6px 13px;
  background: var(--white);
  color: var(--black);
}

.proj-card__status--ongoing   { background: var(--black); color: var(--white); }
.proj-card__status--completed { background: rgba(255,255,255,0.92); color: var(--black); }
.proj-card__status--planned   { background: rgba(255,255,255,0.92); color: var(--black); }

.proj-card__tag {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 10px;
}

.proj-card__title {
  font-family: var(--font-serif);
  font-size: clamp(1.4rem, 2.2vw, 2rem);
  font-weight: 400;
  line-height: 1.2;
  margin-bottom: 12px;
}

.proj-card__desc {
  font-size: 14px;
  font-weight: 300;
  color: #555;
  line-height: 1.75;
  margin-bottom: 20px;
}

.proj-card__meta {
  display: flex;
  gap: 24px;
  padding-top: 18px;
  border-top: 1px solid var(--border);
}

.proj-meta-item {
  font-size: 12px;
  font-weight: 300;
  color: var(--mid);
}

.proj-meta-item strong {
  display: block;
  font-weight: 500;
  color: var(--black);
  font-size: 13px;
  margin-bottom: 2px;
}

/* ============================================
   CONTACT
   ============================================ */

.contact {
  padding: 140px 0;
  border-top: 1px solid var(--border);
}

.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 120px;
  align-items: start;
}

.contact__title {
  font-family: var(--font-serif);
  font-size: clamp(2.4rem, 4vw, 4.8rem);
  font-weight: 300;
  line-height: 1.1;
  letter-spacing: -0.01em;
  margin-bottom: 52px;
}

.contact__title em { font-style: italic; }

.contact__details {
  display: flex;
  flex-direction: column;
  gap: 28px;
}

.contact__detail { display: flex; flex-direction: column; gap: 5px; }

.contact__detail-label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--mid);
}

.contact__detail-val {
  font-size: 15px;
  font-weight: 300;
  transition: color 0.2s;
}

.contact__detail-val:hover { color: var(--mid); }

/* FORM */
.contact-form {
  display: flex;
  flex-direction: column;
  gap: 28px;
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
}

.form-field {
  display: flex;
  flex-direction: column;
  gap: 10px;
}

.form-field label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--mid);
}

.form-field input,
.form-field select,
.form-field textarea {
  border-bottom: 1px solid var(--border);
  padding: 12px 0;
  font-size: 15px;
  font-weight: 300;
  color: var(--black);
  transition: border-color 0.25s;
}

.form-field input:focus,
.form-field select:focus,
.form-field textarea:focus { border-bottom-color: var(--black); }

.form-field input::placeholder,
.form-field textarea::placeholder { color: var(--light); }

.form-field select { cursor: pointer; }
.form-field select option { color: var(--black); background: var(--white); }
.form-field textarea { resize: vertical; min-height: 96px; }

.form-note {
  font-size: 12px;
  font-weight: 300;
  color: var(--mid);
  text-align: center;
  margin-top: -8px;
}

/* ============================================
   FOOTER
   ============================================ */

.footer {
  background: var(--black);
  padding: 88px 0 44px;
  color: rgba(255,255,255,0.45);
}

.footer-top {
  display: flex;
  justify-content: space-between;
  gap: 60px;
  padding-bottom: 64px;
  margin-bottom: 44px;
  border-bottom: 1px solid rgba(255,255,255,0.08);
}

.footer__logo {
  font-family: var(--font-serif);
  font-size: 26px;
  font-weight: 400;
  color: var(--white);
  display: block;
  margin-bottom: 10px;
  letter-spacing: 0.02em;
}

.footer__sub { font-size: 13px; font-weight: 300; margin-bottom: 16px; }

.footer__desc {
  font-size: 13px;
  font-weight: 300;
  line-height: 1.7;
  color: rgba(255,255,255,0.35);
  max-width: 300px;
}

.footer-nav {
  display: flex;
  gap: 72px;
}

.footer-nav__col {
  display: flex;
  flex-direction: column;
  gap: 14px;
}

.footer-nav__head {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(255,255,255,0.3);
  margin-bottom: 6px;
}

.footer-nav__col a {
  font-size: 14px;
  font-weight: 300;
  color: rgba(255,255,255,0.45);
  transition: color 0.2s;
}

.footer-nav__col a:hover { color: var(--white); }

.footer-bottom {
  display: flex;
  justify-content: space-between;
  font-size: 12px;
  font-weight: 300;
  color: rgba(255,255,255,0.2);
}

/* ============================================
   MODAL (SLIDE-IN DRAWER)
   ============================================ */

.modal {
  position: fixed;
  inset: 0;
  z-index: 1000;
  pointer-events: none;
}

.modal.open { pointer-events: all; }

.modal__scrim {
  position: absolute;
  inset: 0;
  background: rgba(13,13,13,0.6);
  opacity: 0;
  transition: opacity 0.4s var(--ease);
  backdrop-filter: blur(3px);
}

.modal.open .modal__scrim { opacity: 1; }

.modal__drawer {
  position: absolute;
  top: 0; right: 0; bottom: 0;
  width: min(560px, 95vw);
  background: var(--white);
  overflow-y: auto;
  transform: translateX(100%);
  transition: transform 0.55s var(--ease);
}

.modal.open .modal__drawer { transform: translateX(0); }

.modal__close {
  position: sticky;
  top: 0;
  float: right;
  width: 56px;
  height: 56px;
  display: flex;
  align-items: center;
  justify-content: center;
  background: var(--white);
  border-bottom: 1px solid var(--border);
  border-left: 1px solid var(--border);
  color: var(--black);
  z-index: 5;
  transition: background 0.2s;
}

.modal__close:hover { background: var(--off-white); }

.modal__body { padding: 0 44px 64px; }

.modal__gallery {
  margin: 0 -44px 40px;
}

.modal__hero-img {
  height: 300px;
  overflow: hidden;
  position: relative;
}

.modal__gallery-prev,
.modal__gallery-next {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  width: 40px;
  height: 40px;
  background: rgba(0,0,0,0.45);
  color: #fff;
  font-size: 24px;
  line-height: 40px;
  text-align: center;
  border: none;
  cursor: pointer;
  z-index: 2;
  transition: background 0.2s;
  border-radius: 0;
}
.modal__gallery-prev:hover,
.modal__gallery-next:hover { background: rgba(0,0,0,0.7); }
.modal__gallery-prev { left: 0; }
.modal__gallery-next { right: 0; }

.modal__gallery-counter {
  position: absolute;
  bottom: 12px;
  right: 14px;
  background: rgba(0,0,0,0.5);
  color: #fff;
  font-size: 11px;
  font-weight: 400;
  padding: 4px 10px;
  letter-spacing: 0.04em;
}

.modal__thumbs {
  display: flex;
  gap: 4px;
  overflow-x: auto;
  padding: 4px 44px;
  scrollbar-width: thin;
}
.modal__thumbs::-webkit-scrollbar { height: 4px; }
.modal__thumbs::-webkit-scrollbar-thumb { background: var(--light); }

.modal__thumb {
  width: 64px;
  height: 48px;
  flex-shrink: 0;
  object-fit: cover;
  cursor: pointer;
  opacity: 0.5;
  transition: opacity 0.2s;
}
.modal__thumb:hover { opacity: 0.8; }
.modal__thumb.active { opacity: 1; }

.modal__label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 12px;
}

.modal__title {
  font-family: var(--font-serif);
  font-size: 2.2rem;
  font-weight: 400;
  line-height: 1.15;
  margin-bottom: 8px;
}

.modal__loc {
  font-size: 14px;
  font-weight: 300;
  color: var(--mid);
  margin-bottom: 36px;
}

.modal__pricing {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(140px, 1fr));
  gap: 0;
  border: 1px solid var(--border);
  margin-bottom: 36px;
}

.modal__price-cell {
  padding: 20px 22px;
  border-right: 1px solid var(--border);
}

.modal__price-cell:last-child { border-right: none; }

.modal__price-val {
  font-family: var(--font-serif);
  font-size: 1.5rem;
  font-weight: 400;
  display: block;
  line-height: 1;
  margin-bottom: 6px;
}

.modal__price-key {
  font-size: 10px;
  font-weight: 400;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  color: var(--mid);
}

.modal__rule {
  height: 1px;
  background: var(--border);
  margin: 32px 0;
}

.modal__section-label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 14px;
}

.modal__desc {
  font-size: 15px;
  font-weight: 300;
  line-height: 1.85;
  color: #444;
  margin-bottom: 32px;
}

.modal__desc p { margin-bottom: 16px; }
.modal__desc p:last-child { margin-bottom: 0; }

.modal__features {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 10px 24px;
  margin-bottom: 36px;
}

.modal__feature {
  font-size: 13px;
  font-weight: 300;
  color: #444;
  display: flex;
  align-items: baseline;
  gap: 9px;
}

.modal__feature::before {
  content: '—';
  font-size: 10px;
  color: var(--mid);
  flex-shrink: 0;
}

.modal__actions {
  display: flex;
  gap: 12px;
}

/* ============================================
   PROPERTY PAGE
   ============================================ */

.page-property .nav { position: relative; z-index: 1000; }

.pp-back-bar {
  border-bottom: 1px solid var(--border);
}

.pp-back-link {
  display: inline-block;
  font-size: 12px;
  font-weight: 400;
  letter-spacing: 0.06em;
  color: var(--mid);
  padding: 16px 0;
  transition: color 0.2s;
}
.pp-back-link:hover { color: var(--black); }

/* Gallery — Mosaic Grid */
.pp-gallery {
  padding-top: 40px;
  padding-bottom: 0;
}

.pp-mosaic {
  display: grid;
  grid-template-columns: 1fr 1fr 1fr 1fr;
  grid-template-rows: 1fr 1fr;
  gap: 6px;
  height: 520px;
  position: relative;
}

.pp-mosaic__cell {
  overflow: hidden;
  cursor: pointer;
  position: relative;
}

.pp-mosaic__cell img {
  transition: transform 0.5s var(--ease);
}

.pp-mosaic__cell:hover img {
  transform: scale(1.04);
}

.pp-mosaic__cell--1 {
  grid-column: 1 / 3;
  grid-row: 1 / 3;
}

.pp-mosaic__cell--2 { grid-column: 3; grid-row: 1; }
.pp-mosaic__cell--3 { grid-column: 4; grid-row: 1; }
.pp-mosaic__cell--4 { grid-column: 3; grid-row: 2; }
.pp-mosaic__cell--5 { grid-column: 4; grid-row: 2; }

.pp-mosaic__more {
  position: absolute;
  inset: 0;
  background: rgba(13,13,13,0.45);
  display: flex;
  align-items: center;
  justify-content: center;
  color: #fff;
  font-size: 15px;
  font-weight: 400;
  letter-spacing: 0.04em;
  pointer-events: none;
}

.pp-mosaic__view-all {
  position: absolute;
  bottom: 16px;
  right: 16px;
  background: var(--white);
  color: var(--black);
  font-family: var(--font-sans);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.04em;
  padding: 10px 18px;
  display: flex;
  align-items: center;
  gap: 8px;
  border: 1px solid var(--border);
  cursor: pointer;
  transition: background 0.2s, border-color 0.2s;
  z-index: 2;
}
.pp-mosaic__view-all:hover {
  background: var(--off-white);
  border-color: var(--black);
}

/* Mosaic variants by image count */
.pp-mosaic--1 {
  grid-template-columns: 1fr;
  grid-template-rows: 1fr;
}
.pp-mosaic--1 .pp-mosaic__cell--1 { grid-column: 1; grid-row: 1; }

.pp-mosaic--2 {
  grid-template-columns: 1fr 1fr;
  grid-template-rows: 1fr;
}
.pp-mosaic--2 .pp-mosaic__cell--1 { grid-column: 1; grid-row: 1; }
.pp-mosaic--2 .pp-mosaic__cell--2 { grid-column: 2; grid-row: 1; }

.pp-mosaic--3 {
  grid-template-columns: 1fr 1fr;
  grid-template-rows: 1fr 1fr;
}
.pp-mosaic--3 .pp-mosaic__cell--1 { grid-column: 1; grid-row: 1 / 3; }
.pp-mosaic--3 .pp-mosaic__cell--2 { grid-column: 2; grid-row: 1; }
.pp-mosaic--3 .pp-mosaic__cell--3 { grid-column: 2; grid-row: 2; }

.pp-mosaic--4 {
  grid-template-columns: 1fr 1fr 1fr;
  grid-template-rows: 1fr 1fr;
}
.pp-mosaic--4 .pp-mosaic__cell--1 { grid-column: 1 / 3; grid-row: 1 / 3; }
.pp-mosaic--4 .pp-mosaic__cell--2 { grid-column: 3; grid-row: 1; }
.pp-mosaic--4 .pp-mosaic__cell--3 { grid-column: 3; grid-row: 2; }

/* Lightbox */
.lightbox {
  position: fixed;
  inset: 0;
  z-index: 2000;
  background: rgba(0,0,0,0.92);
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.3s var(--ease);
}
.lightbox.open {
  opacity: 1;
  pointer-events: all;
}

.lightbox__img-wrap {
  max-width: 85vw;
  max-height: 85vh;
  display: flex;
  align-items: center;
  justify-content: center;
}

.lightbox__img-wrap img {
  max-width: 85vw;
  max-height: 85vh;
  width: auto;
  height: auto;
  object-fit: contain;
}

.lightbox__close {
  position: absolute;
  top: 24px;
  right: 28px;
  color: #fff;
  font-size: 32px;
  line-height: 1;
  background: none;
  border: none;
  cursor: pointer;
  opacity: 0.7;
  transition: opacity 0.2s;
  z-index: 3;
}
.lightbox__close:hover { opacity: 1; }

.lightbox__prev,
.lightbox__next {
  position: absolute;
  top: 50%;
  transform: translateY(-50%);
  color: #fff;
  font-size: 44px;
  line-height: 1;
  background: none;
  border: none;
  cursor: pointer;
  opacity: 0.5;
  transition: opacity 0.2s;
  padding: 20px;
  z-index: 3;
}
.lightbox__prev:hover,
.lightbox__next:hover { opacity: 1; }
.lightbox__prev { left: 12px; }
.lightbox__next { right: 12px; }

.lightbox__counter {
  position: absolute;
  bottom: 28px;
  left: 50%;
  transform: translateX(-50%);
  color: rgba(255,255,255,0.6);
  font-size: 13px;
  font-weight: 400;
  letter-spacing: 0.1em;
}

/* Content */
.pp-content {
  padding: 80px 0 100px;
}

.pp-grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 80px 100px;
  align-items: start;
}

.pp-title {
  font-family: var(--font-serif);
  font-size: clamp(2.6rem, 5vw, 4.5rem);
  font-weight: 300;
  line-height: 1.08;
  letter-spacing: -0.01em;
  margin-bottom: 10px;
}

.pp-location {
  font-size: 15px;
  font-weight: 300;
  color: var(--mid);
  margin-bottom: 32px;
}

.pp-specs {
  display: flex;
  gap: 24px;
  margin-bottom: 36px;
  padding-bottom: 36px;
  border-bottom: 1px solid var(--border);
}

.pp-spec {
  font-size: 14px;
  font-weight: 400;
  color: var(--black);
  letter-spacing: 0.02em;
}

.pp-pricing {
  display: flex;
  flex-direction: column;
  gap: 0;
  border: 1px solid var(--border);
  margin-bottom: 48px;
}

.pp-price-cell {
  padding: 22px 28px;
  border-bottom: 1px solid var(--border);
}
.pp-price-cell:last-child { border-bottom: none; }

.pp-price-val {
  font-family: var(--font-serif);
  font-size: 1.6rem;
  font-weight: 400;
  display: block;
  line-height: 1;
  margin-bottom: 6px;
}

.pp-price-key {
  font-size: 10px;
  font-weight: 400;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  color: var(--mid);
}

.pp-section-label {
  font-size: 10px;
  font-weight: 500;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--mid);
  margin-bottom: 20px;
}

/* Features — inline in left column */
.pp-features {
  margin-top: 48px;
  padding-top: 48px;
  border-top: 1px solid var(--border);
}

.pp-features-section { display: none; }

.pp-features-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  border: 1px solid var(--border);
}

.pp-feature-item {
  display: flex;
  align-items: center;
  gap: 12px;
  padding: 16px 20px;
  font-size: 13px;
  font-weight: 300;
  color: #333;
  border-bottom: 1px solid var(--border);
  border-right: 1px solid var(--border);
}

.pp-feature-item:nth-child(2n) { border-right: none; }
.pp-feature-item:nth-last-child(-n+2) { border-bottom: none; }

.pp-feature-dot {
  width: 5px;
  height: 5px;
  background: var(--black);
  border-radius: 50%;
  flex-shrink: 0;
}

.pp-desc {
  font-size: 15px;
  font-weight: 300;
  line-height: 1.9;
  color: #444;
}
.pp-desc p { margin-bottom: 20px; }
.pp-desc p:last-child { margin-bottom: 0; }

/* Enquire band */
.pp-enquire-band {
  padding: 80px 0;
  background: var(--off-white);
  border-top: 1px solid var(--border);
}

.pp-enquire-inner {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 40px;
}

.pp-enquire-title {
  font-family: var(--font-serif);
  font-size: clamp(1.8rem, 3vw, 2.8rem);
  font-weight: 300;
  margin-bottom: 8px;
}

.pp-enquire-sub {
  font-size: 14px;
  font-weight: 300;
  color: var(--mid);
}

.pp-enquire-actions {
  display: flex;
  gap: 12px;
  flex-shrink: 0;
}

/* ============================================
   LEGAL PAGES
   ============================================ */

.legal-hero {
  padding: 100px 0 72px;
  border-bottom: 1px solid var(--border);
  text-align: center;
}

.legal-hero .label {
  margin-bottom: 24px;
}

.legal-hero h1 {
  font-family: var(--font-serif);
  font-size: clamp(2.6rem, 5vw, 4.2rem);
  font-weight: 300;
  line-height: 1.08;
  letter-spacing: -0.01em;
  margin-bottom: 16px;
}

.legal-hero p {
  font-size: 13px;
  font-weight: 300;
  color: var(--mid);
}

.legal-body {
  padding: 72px 0 120px;
}

.legal-body .legal-inner {
  max-width: 680px;
  margin: 0 auto;
}

.legal-body .legal-intro {
  font-size: 16px;
  font-weight: 300;
  line-height: 1.9;
  color: #444;
  margin-bottom: 48px;
  padding-bottom: 48px;
  border-bottom: 1px solid var(--border);
}

.legal-section {
  margin-bottom: 44px;
}

.legal-section h2 {
  font-family: var(--font-serif);
  font-size: 1.6rem;
  font-weight: 400;
  line-height: 1.2;
  margin-bottom: 18px;
  padding-bottom: 14px;
  border-bottom: 1px solid var(--border);
}

.legal-section p {
  font-size: 14.5px;
  font-weight: 300;
  line-height: 1.85;
  color: #555;
  margin-bottom: 14px;
}

.legal-section ul {
  margin-bottom: 14px;
  padding-left: 0;
}

.legal-section li {
  font-size: 14.5px;
  font-weight: 300;
  line-height: 1.85;
  color: #555;
  margin-bottom: 8px;
  list-style: none;
  padding-left: 20px;
  position: relative;
}

.legal-section li::before {
  content: '—';
  position: absolute;
  left: 0;
  color: var(--light);
  font-size: 12px;
}

.legal-section a {
  color: var(--black);
  text-decoration: underline;
  text-decoration-color: var(--light);
  text-underline-offset: 3px;
  transition: text-decoration-color 0.2s;
}

.legal-section a:hover {
  text-decoration-color: var(--black);
}

/* ============================================
   RESPONSIVE
   ============================================ */

/* ---------- Tablet ---------- */
@media (max-width: 1100px) {
  .wrap { padding: 0 40px; }
  .nav  { padding: 0 40px; }
  .hero { align-items: center; }
  .hero__body { padding: 0 40px; text-align: center; max-width: 100%; }
  .hero__eyebrow { text-align: center; }
  .hero__title { text-align: center; }
  .hero__sub { text-align: center; }
  .hero__cta { justify-content: center; }
  .hero__scroll-indicator { display: none; }
  .properties-grid { grid-template-columns: repeat(2, 1fr); }
  .contact-grid { gap: 72px; }
  .pp-grid { gap: 60px 72px; }
  .pp-mosaic { height: 420px; }
  .values-grid { grid-template-columns: repeat(3, 1fr); }
}

/* ---------- Small tablet / large phone ---------- */
@media (max-width: 860px) {
  .wrap { padding: 0 28px; }
  .nav  { padding: 0 28px; }
  .hero { min-height: 560px; align-items: center; }
  .hero__body { padding: 0 28px; text-align: center; max-width: 100%; }
  .hero__scroll-indicator { display: none; }
  .hero__eyebrow { text-align: center; }
  .hero__title { text-align: center; }
  .hero__sub { text-align: center; }
  .hero__cta { justify-content: center; }

  /* About */
  .about { padding: 80px 0; }
  .about__grid { grid-template-columns: 1fr; gap: 44px; }
  .about__stats { flex-wrap: wrap; gap: 0; }
  .about__stat { flex: none; width: 33.33%; padding: 0 16px 0 0; }
  .about__stat + .about__stat { border-left: 1px solid var(--border); padding-left: 16px; border-top: none; padding-top: 0; }

  /* Values */
  .values-band { padding: 72px 0 80px; }
  .values-grid { grid-template-columns: 1fr; }
  .values-item { border-right: none; border-bottom: 1px solid var(--border); padding: 36px 28px; }
  .values-item:last-child { border-bottom: none; }

  /* Section head */
  .section-head { flex-direction: column; align-items: flex-start; gap: 16px; }
  .section-desc { text-align: left; max-width: none; }

  /* Properties grid */
  .properties { padding: 80px 0; }
  .properties-grid { grid-template-columns: 1fr; }
  .projects-grid { grid-template-columns: 1fr; gap: 48px; }

  /* Contact */
  .contact { padding: 80px 0; }
  .contact-grid { grid-template-columns: 1fr; gap: 48px; }
  .contact__title { margin-bottom: 32px; }

  /* Footer */
  .footer-top { flex-direction: column; gap: 40px; }
  .footer-nav { flex-wrap: wrap; gap: 40px; }
  .footer-bottom { flex-direction: column; gap: 6px; }
  .footer__desc { max-width: none; }

  /* Form */
  .form-row { grid-template-columns: 1fr; }

  /* Hero CTA */
  .hero__cta { flex-direction: column; }
  .hero__cta .btn { text-align: center; }

  /* Property page */
  .pp-content { padding: 56px 0 72px; }
  .pp-grid { grid-template-columns: 1fr; gap: 48px; }
  .pp-mosaic {
    grid-template-columns: 1fr 1fr;
    grid-template-rows: auto auto;
    height: auto;
  }
  .pp-mosaic__cell--1 { grid-column: 1 / 3; grid-row: 1; aspect-ratio: 16 / 9; }
  .pp-mosaic__cell--2 { grid-column: 1; grid-row: 2; aspect-ratio: 4 / 3; }
  .pp-mosaic__cell--3 { grid-column: 2; grid-row: 2; aspect-ratio: 4 / 3; }
  .pp-mosaic__cell--4,
  .pp-mosaic__cell--5 { display: none; }
  .pp-enquire-band { padding: 56px 0; }
  .pp-enquire-inner { flex-direction: column; text-align: center; }
  .pp-enquire-actions { flex-direction: column; width: 100%; }
  .pp-enquire-actions .btn { text-align: center; }

  /* Lightbox */
  .lightbox__prev { left: 4px; padding: 12px; font-size: 36px; }
  .lightbox__next { right: 4px; padding: 12px; font-size: 36px; }
  .lightbox__close { top: 16px; right: 16px; font-size: 28px; }

  /* Legal pages */
  .legal-hero { padding: 72px 0 48px; }
  .legal-body { padding: 48px 0 80px; }
  .legal-body .legal-intro { margin-bottom: 36px; padding-bottom: 36px; }

  /* Mobile nav */
  .nav__center {
    position: fixed;
    inset: 0;
    background: var(--black);
    flex-direction: column;
    justify-content: center;
    gap: 36px;
    transform: translateX(100%);
    transition: transform 0.45s var(--ease);
    z-index: 999;
  }
  .nav__center.open { transform: translateX(0); }
  .nav__link { font-size: 18px; color: rgba(255,255,255,0.7); }
  .nav__link:hover { color: var(--white); }
  .nav__toggle { display: flex; z-index: 1000; }
}

/* ---------- Mobile ---------- */
@media (max-width: 540px) {
  .wrap { padding: 0 20px; }
  .nav  { padding: 0 20px; }
  .hero { min-height: 500px; }
  .hero__body { padding: 0 20px; }
  .hero__eyebrow { font-size: 9px; margin-bottom: 20px; }
  .hero__sub { margin-bottom: 32px; }

  /* About */
  .about { padding: 60px 0; }
  .about__stats { flex-direction: column; gap: 0; }
  .about__stat { width: 100%; padding: 20px 0; }
  .about__stat + .about__stat { border-left: none; padding-left: 0; border-top: 1px solid var(--border); }

  /* Values */
  .values-band { padding: 56px 0 60px; }
  .values-item { padding: 32px 20px; }
  .values-heading { font-size: 1.8rem; }

  /* Properties */
  .properties { padding: 60px 0; }
  .section-head { margin-bottom: 36px; padding-bottom: 28px; }
  .filter-bar { margin-bottom: 32px; overflow-x: auto; -webkit-overflow-scrolling: touch; }
  .filter-btn { flex-shrink: 0; }
  .prop-card__body { padding: 20px 20px 24px; }

  /* Contact */
  .contact { padding: 60px 0; }

  /* Footer */
  .footer { padding: 60px 0 36px; }

  /* Property page */
  .pp-gallery { padding-top: 24px; }
  .pp-content { padding: 40px 0 56px; }
  .pp-title { margin-bottom: 8px; }
  .pp-location { margin-bottom: 24px; }
  .pp-specs { gap: 16px; margin-bottom: 28px; padding-bottom: 28px; }
  .pp-spec { font-size: 13px; }
  .pp-pricing { margin-bottom: 36px; }
  .pp-price-cell { padding: 18px 20px; }
  .pp-features { margin-top: 36px; padding-top: 36px; }
  .pp-features-grid { grid-template-columns: 1fr; }
  .pp-feature-item { border-right: none !important; }
  .pp-feature-item:last-child { border-bottom: none; }
  .pp-mosaic__view-all { bottom: 10px; right: 10px; font-size: 11px; padding: 8px 14px; }
  .pp-back-link { font-size: 11px; }

  /* Legal pages */
  .legal-hero { padding: 56px 0 40px; }
  .legal-hero h1 { font-size: 2rem; }
  .legal-body { padding: 36px 0 60px; }
  .legal-body .legal-intro { font-size: 14.5px; margin-bottom: 28px; padding-bottom: 28px; }
  .legal-section { margin-bottom: 32px; }
  .legal-section h2 { font-size: 1.3rem; }
}