/* IAN Capital — shared components, then responsive rules. */
@font-face{font-family:'Manrope';font-style:normal;font-weight:200 800;font-display:swap;src:url('manrope-latin.woff2') format('woff2')}
@font-face{font-family:'DM Sans';font-style:normal;font-weight:100 1000;font-display:swap;src:url('dm-sans-latin.woff2') format('woff2')}
:root{--black:#0b0b0b;--panel:#151515;--muted:#8d8d8d;--line:#292929;--white:#f8f8f6;--font:'Manrope','Arial',sans-serif;--body:'DM Sans','Arial',sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:30px}
body{margin:0;background:var(--black);color:#fff;font-family:var(--body);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}
body.menu-open{overflow:hidden}
a{color:inherit;text-decoration:none}
button,input,textarea,select{font:inherit}
button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}
button{cursor:pointer}
img{display:block;max-width:100%}
button:focus-visible,a:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:2px solid #a3d8d4;outline-offset:5px}
h1,h2,h3,p{margin:0}
h1,h2,h3{font-family:var(--font);letter-spacing:-.045em;line-height:1.15}
h1{font-weight:800}
h2{font-size:clamp(32px,3.75vw,54px);font-weight:800}
h3{font-size:23px;font-weight:800}
p+p{margin-top:17px}
.container{width:min(1240px,86.2%);margin-inline:auto}
.dark{background:var(--black);color:#fff}
.light{background:#f5f5f3;color:#101010}
.light p{color:#888}
.eyebrow{display:flex;align-items:center;gap:15px;font-size:10px;letter-spacing:.3em;text-transform:uppercase;font-weight:600;color:#8d8d8d;line-height:1.5;margin-bottom:23px}
.eyebrow:before{content:'';width:36px;height:1px;background:currentColor;opacity:.65;flex-shrink:0}
.eyebrow.centered{justify-content:center}
.eyebrow.centered:after{content:'';width:36px;height:1px;background:currentColor;opacity:.65}
em{font-family:Georgia,serif;font-weight:400;letter-spacing:-.035em;color:#929292}
.button{display:inline-flex;justify-content:center;align-items:center;min-height:48px;padding:13px 29px;border:1px solid #fff;border-radius:40px;color:#111;background:#fff;font-size:13px;line-height:1.4;font-weight:600;transition:background .2s,color .2s,transform .2s;white-space:normal;text-align:center}
.button:hover{background:#d4d4d4;border-color:#d4d4d4;transform:translateY(-2px)}
.button.outline{color:#fff;background:transparent;border-color:#777}
.button.outline:hover{color:#111;background:#fff;border-color:#fff}
.button.inverse{color:#fff;background:#0b0b0b;border-color:#0b0b0b}
.button.inverse:hover{background:#383838}
.button-group{display:flex;gap:16px;justify-content:center}
.center-action{text-align:center;margin-top:54px}
.section-heading{display:flex;justify-content:space-between;gap:40px;align-items:end;margin-bottom:45px}
.section-heading>p{max-width:420px;font-size:15px;color:#858585;line-height:1.7}
.section-heading .eyebrow{margin-bottom:17px}
.sr-only,.skip-link{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip-link:focus{position:fixed;inset:15px auto auto 15px;width:auto;height:auto;padding:15px;background:#fff;color:#000;clip:auto;z-index:500}
.site-header{position:absolute;top:0;left:0;width:100%;z-index:20;padding:30px 0}
.admin-bar .site-header{top:32px}
.nav-wrap{display:flex;align-items:center;justify-content:space-between;gap:36px}
.brand{display:inline-flex;align-items:center;gap:15px;flex-shrink:0;color:#fff}
.brand>img:not(.uploaded-logo){width:26px;height:43px;object-fit:contain}
.brand>span{font-family:Georgia,serif;font-size:18px;line-height:1.1;letter-spacing:.22em}
.brand small{display:block;font-size:8px;letter-spacing:.44em;text-align:center;margin-top:7px}
.brand .uploaded-logo{max-width:215px;max-height:70px;width:auto;height:auto}
#primary-nav{display:flex;gap:33px;align-items:center}
#primary-nav ul{display:flex;gap:33px;list-style:none;padding:0;margin:0}
#primary-nav a{position:relative;font-size:14px;color:#eee;white-space:nowrap;padding-bottom:8px}
#primary-nav a:after{content:'';position:absolute;height:1px;bottom:0;left:0;right:0;background:#aaa;transform:scaleX(0);transition:transform .2s}
#primary-nav a:hover:after,#primary-nav a[aria-current]:after,#primary-nav .current-menu-item>a:after{transform:scaleX(1)}
.socials{display:flex;gap:9px}
.socials a{width:32px;height:32px;border:1px solid #252525;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;background:#050505;color:#fff;font-size:14px}
.socials:empty{display:none}
.menu-toggle{display:none;border:0;background:none;color:#fff;width:42px;height:42px;padding:8px}
.menu-toggle span{display:block;height:1px;background:#fff;margin:7px 0}
.home-hero{height:auto;min-height:100vh;min-height:100svh;position:relative;isolation:isolate;overflow:hidden;background:#0b0b0b var(--hero-poster) center top/cover no-repeat}
.home-hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center top;opacity:0;pointer-events:none}
.home-hero-video.is-playing{opacity:1}
.home-hero::before{content:"";position:absolute;inset:0;z-index:1;pointer-events:none;background:linear-gradient(180deg,rgba(0,0,0,.32),rgba(0,0,0,.44) 55%,rgba(0,0,0,.72))}
.home-hero>.container{position:relative;z-index:2;height:auto;min-height:100vh;min-height:100svh;display:flex;flex-direction:column;justify-content:center;padding-top:120px;padding-bottom:70px}
.hero-center{margin:auto 0 75px;text-align:center;padding-top:180px}
.hero-center .eyebrow{font-size:10px;letter-spacing:.4em;color:#bbb}
.hero-center h1{font-size:clamp(60px,6.45vw,93px);max-width:1030px;margin:auto;line-height:1.05;text-wrap:balance}
.hero-subtitle{font-family:Georgia,serif;font-size:clamp(19px,2vw,28px);color:#ccc;margin-top:26px;margin-bottom:39px}
.hero-principles{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;padding:40px 0 45px;border-top:1px solid #ffffff20}
.hero-principles h2{font-size:17px;letter-spacing:.25em;text-transform:uppercase;margin-bottom:10px}
.hero-principles p{color:#aaa;font-size:13px;line-height:1.7;max-width:330px}
.intro,.about-intro{padding:140px 0}
.intro{background:white}
.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}
.intro-image{position:relative;min-width:0}
.intro-image>img{width:100%;height:620px;object-fit:cover;filter:none;border-radius:3px}
.image-caption{position:absolute;left:-40px;bottom:50px;background:#080808;color:white;padding:25px 35px;min-width:230px;border-radius:3px}
.image-caption strong{display:block;font-family:var(--font);font-size:50px;font-weight:800;line-height:1.1}
.image-caption span{display:block;font-size:9px;text-transform:uppercase;letter-spacing:.25em;margin-top:13px;color:#aaa}
.intro-copy h2{margin-bottom:27px}
.intro-copy p{font-size:16px;line-height:1.8}
.intro-copy .eyebrow{font-size:10px}
.intro-copy .manifesto{font-family:Georgia,serif;color:#444;border-top:1px solid #ddd;padding-top:25px;margin-top:30px;font-size:19px;line-height:1.55}
.intro-copy .button{margin-top:30px}
.intro-copy .lead{font-size:18px;color:#777}
.about-intro .intro-grid{gap:90px}
.founder{background:#0b0b0b}
.founder-grid{display:grid;grid-template-columns:1fr 1fr;gap:35px;align-items:center}
.founder-copy{padding:110px 0;position:relative;z-index:1}
.founder-copy h2{margin-bottom:12px}
.role{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:#8d8d8d;margin-bottom:26px}
.founder-copy blockquote{font-family:Georgia,serif;font-style:italic;font-size:24px;color:#ccc;line-height:1.45;border-left:1px solid #888;margin:0 0 25px;padding-left:24px;max-width:500px}
.founder-copy>p:not(.eyebrow):not(.role){font-size:14px;color:#818181;max-width:560px}
.founder-portrait{width:100%;height:auto;aspect-ratio:1145/1374;align-self:center;position:relative;display:flex;align-items:center;justify-content:center;padding-inline:clamp(12px,2vw,20px)}
.founder-portrait picture{display:block;width:100%;min-width:0}
.founder-portrait img{width:100%;height:auto;aspect-ratio:1122/1402;object-fit:contain;--portrait-edge-mask:linear-gradient(to bottom,transparent 0%,rgba(0,0,0,.35) 1.5%,#000 4%,#000 76%,rgba(0,0,0,.8) 86%,rgba(0,0,0,.3) 95%,transparent 100%),
    linear-gradient(to right,transparent 0%,rgba(0,0,0,.6) 3%,#000 10%,#000 86%,rgba(0,0,0,.65) 92%,rgba(0,0,0,.2) 97%,transparent 100%),
    radial-gradient(ellipse 30% 32% at 100% 0%,transparent 0%,rgba(0,0,0,.08) 40%,rgba(0,0,0,.55) 70%,#000 100%);-webkit-mask-image:var(--portrait-edge-mask);mask-image:var(--portrait-edge-mask);-webkit-mask-repeat:no-repeat;mask-repeat:no-repeat;-webkit-mask-size:100% 100%;mask-size:100% 100%;-webkit-mask-composite:source-in;mask-composite:intersect}
.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin:28px 0 40px}
.stats strong{display:block;font-family:var(--font);font-weight:800;font-size:28px;letter-spacing:-.045em;line-height:1.25}
.stats span{display:block;font-size:8px;letter-spacing:.17em;color:#888;text-transform:uppercase;margin-top:8px}
.mission-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;padding-bottom:120px}
.mission-grid article{background:#141414;border:1px solid #242424;border-radius:4px;padding:50px}
.mission-grid .eyebrow{margin-bottom:25px}
.mission-grid .eyebrow:before{display:none}
.serif{font-family:Georgia,serif;font-size:26px;color:#d5d5d5;line-height:1.4}
.services,.approach,.philosophy{padding:120px 0}
.services-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));grid-auto-rows:1fr;gap:22px}
.service-card{min-height:340px;position:relative;background:#0b0b0b;color:white;border-radius:4px;overflow:hidden;display:flex;align-items:end;padding:30px}
.service-card:before,.philosophy-grid article:before{content:'';position:absolute;inset:0;background-image:linear-gradient(180deg,#0003,#000e),var(--service-image);background-size:cover;background-position:center;transition:transform .4s}
.service-card:hover:before{transform:scale(1.04)}
.service-card>div{position:relative}
.service-card h3{font-size:24px;margin-bottom:14px}
.service-card p{color:#bbb;font-size:13px;line-height:1.65}
.featured{padding:120px 0}
.filter-tabs{display:flex;gap:9px;flex-wrap:wrap}
.filter-tabs button,.interest-options span{background:transparent;color:#a5a5a5;border:1px solid #252525;display:inline-block;padding:11px 22px;border-radius:30px;font-size:12px;line-height:1.5;transition:background .2s,color .2s}
.filter-tabs button.active,.filter-tabs button:hover,.interest-options input:checked+span{background:#fff;color:#0b0b0b;border-color:#fff}
.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}
.property-card{position:relative;background:var(--panel);border:1px solid #292929;border-radius:5px;overflow:hidden}
.property-photo{display:block;height:300px;position:relative;overflow:hidden}
.property-photo img{height:100%;width:100%;object-fit:cover;transition:transform .5s;filter:none;transform:scale(var(--photo-scale,1))}
.property-photo:hover img{transform:scale(calc(var(--photo-scale,1) + .05))}
.property-badge{position:absolute;top:18px;left:18px;background:#111c;color:#fff;font-size:11px;padding:6px 15px;border-radius:30px;line-height:1.5}
.save-property{position:absolute;right:18px;top:18px;width:37px;height:37px;display:grid;place-items:center;border:0;border-radius:50%;background:#f5f5f5;color:#555}
.save-property svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:1.3}
.save-property[aria-pressed=true] svg{fill:#222;stroke:#222}
.property-info{padding:26px}
.property-area{font-size:10px;letter-spacing:.17em;text-transform:uppercase;color:#737373;margin-bottom:12px}
.property-info h3{font-size:22px;letter-spacing:-.025em;margin-bottom:20px}
.property-specs{display:flex;gap:15px;flex-wrap:wrap;color:#8b8b8b;font-size:12px;line-height:1.5}
.property-price{display:flex;justify-content:space-between;align-items:end;gap:12px;border-top:1px solid #242424;padding-top:24px;margin-top:25px}
.property-price small{display:block;color:#777;font-size:11px;margin-bottom:8px}
.property-price strong{font-family:var(--font);font-size:18px;font-weight:800;white-space:nowrap;letter-spacing:-.025em}
.property-price>a{font-size:11px;text-decoration:underline;text-underline-offset:4px;white-space:nowrap;padding-bottom:3px}
.image-banner{background-image:linear-gradient(#111c,#111c),var(--banner-image);background-position:center 35%;background-size:cover;min-height:510px;display:flex;align-items:center;text-align:center;padding:100px 0}
.image-banner h2{font-size:clamp(34px,4.5vw,64px);letter-spacing:-.045em}
.image-banner h2 span{color:#999}
.image-banner p:not(.eyebrow){font-size:15px;color:#a2a2a2;max-width:650px;margin:30px auto 0}
.image-banner .button{margin-top:35px}
.contact-section{padding:130px 0}
.contact-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:85px;align-items:start}
.contact-copy h2{font-size:clamp(34px,3.6vw,52px);line-height:1.17;margin-bottom:24px}
.contact-copy h2 em{font-size:1.04em;line-height:1.3}
.contact-copy>p:not(.eyebrow){color:#858585;max-width:460px;line-height:1.8}
.contact-copy dl{margin-top:60px}
.contact-copy dl>div{border-bottom:1px solid #2b2b2b;padding:24px 0}
.contact-copy dt{font-size:10px;letter-spacing:.28em;text-transform:uppercase;color:#777;margin-bottom:10px}
.contact-copy dd{margin:0;font-size:20px;overflow-wrap:anywhere}
.contact-copy dd.office-address{white-space:pre-line}
.contact-form{background:#151515;border:1px solid #282828;border-radius:6px;padding:48px}
.contact-form>label,.form-row>label{display:block;font-size:12px;letter-spacing:.025em;color:#a4a4a4;margin-bottom:23px;min-width:0}
.contact-form input:not([type=radio]):not([type=hidden]),.contact-form textarea{display:block;width:100%;background:transparent;border:1px solid #303030;color:#fff;border-radius:4px;padding:14px 16px;font-size:13px;margin-top:9px;min-height:47px;resize:vertical}
.contact-form input::placeholder,.contact-form textarea::placeholder{color:#666}
.contact-form fieldset{border:0;padding:0;margin:0 0 30px;min-width:0}
.contact-form legend{font-size:12px;letter-spacing:.04em;color:#a5a5a5;margin-bottom:12px}
.interest-options{display:flex;gap:7px;flex-wrap:wrap}
.interest-options label{cursor:pointer;position:relative}
.interest-options span{padding:9px 15px;font-size:11px}
.interest-options input{position:absolute;opacity:0;width:1px;height:1px}
.interest-options input:focus-visible+span{outline:2px solid #a3d8d4;outline-offset:3px}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.contact-form .button{margin-top:2px}
.form-notice{border-left:2px solid #bbb;padding:15px;background:#222;margin-bottom:30px!important;color:#ddd;font-size:14px}
.honeypot{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.page-hero{height:560px;display:flex;align-items:center;text-align:center;background-image:linear-gradient(180deg,#0004,#0007 50%,#0b0b0b),var(--hero-image);background-size:cover;background-position:center 40%;padding-top:75px}
.page-hero h1{font-size:clamp(48px,6vw,84px);margin-bottom:24px}
.page-hero p{font-size:11px;letter-spacing:.25em;color:#a9a9a9;text-transform:uppercase}
.about-intro{background:#fff}
.approach-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}
.approach-grid article{border-top:1px solid #333;padding-top:21px}
.step-number{font-family:var(--font);font-size:42px;font-weight:800;color:#cececa;line-height:1}
.approach-grid h3{font-size:21px;margin:20px 0 15px}
.approach-grid p{font-size:13px}
.philosophy-grid{display:grid;grid-template-columns:repeat(3,1fr)}
.philosophy-grid article{min-height:420px;display:flex;justify-content:end;flex-direction:column;position:relative;overflow:hidden;padding:40px}
.philosophy-grid article>*{position:relative}
.philosophy-grid h3{letter-spacing:.19em;font-size:27px;text-transform:uppercase;margin-bottom:20px}
.philosophy-grid p{font-size:13px;color:#bbb}
.projects{padding:50px 0 115px}
.project-toolbar{display:flex;justify-content:space-between;gap:30px;margin-bottom:60px;align-items:start}
.dropdown-filters{display:flex;gap:12px;flex-wrap:wrap;min-width:0}
.dropdown-filters select{color:#aaa;border:1px solid #292929;background:#0b0b0b;padding:12px 25px 12px 15px;font-size:12px;max-width:190px;min-height:43px}
.project-group+.project-group{margin-top:95px}
.project-group .section-heading{margin-bottom:38px}
.project-group .section-heading h2{font-size:36px}
.empty-state{text-align:center;color:#aaa;padding:70px 0}
.empty-state p{margin:20px 0}
.contact-methods{padding:90px 0}
.method-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:25px}
.method-grid>a{border:1px solid #dededb;border-radius:5px;padding:40px;background:white}
.method-grid .eyebrow{margin-bottom:23px}
.method-grid h2{font-size:26px;letter-spacing:-.035em;margin-bottom:20px;overflow-wrap:anywhere}
.method-grid p:not(.eyebrow){font-size:15px}
.method-grid .visit-card{background:#0b0b0b;color:#fff;border-color:#0b0b0b}
.site-footer{padding:90px 0 30px;background:#000}
.footer-grid{display:grid;grid-template-columns:1.3fr .8fr 1fr 1.15fr;gap:50px;margin-bottom:80px}
.footer-grid>div>h2{font-size:10px;letter-spacing:.18em;text-transform:uppercase;margin-bottom:25px;font-weight:700}
.footer-grid>div>a:not(.brand){display:block;font-size:13px;color:#888;line-height:1.75;margin-bottom:10px;overflow-wrap:anywhere}
.footer-grid>div>p:not(.footer-motto){color:#888;font-size:13px;margin-bottom:10px}
.footer-motto{font-family:Georgia,serif;font-style:italic;font-size:20px;color:#bbb;line-height:1.45;margin-top:25px;margin-bottom:25px}
.footer-grid a:hover{color:white}
.footer-bottom{padding-top:26px;border-top:1px solid #242424;display:flex;justify-content:space-between;gap:20px;font-size:11px;color:#666}
.whatsapp-float{position:fixed;bottom:26px;right:26px;z-index:25;width:49px;height:49px;border-radius:50%;background:#fff;color:#161616;display:grid;place-items:center;box-shadow:0 4px 18px #0005}
.whatsapp-float svg{height:27px;width:27px;fill:none;stroke:currentColor;stroke-width:1.4}
.property-detail{padding:80px 0 120px}
.detail-grid{display:grid;grid-template-columns:1.6fr 1fr;gap:60px}
.property-intro{--property-qr-size:120px;display:grid;grid-template-columns:minmax(0,1fr) auto;column-gap:20px;align-items:center}
.property-intro-copy{min-width:0;overflow-wrap:anywhere}
.property-qr{width:calc(var(--property-qr-size) + 28px);max-width:100%;padding:5px;justify-self:end;border:1px solid #333;border-radius:6px;background:#111}
.property-qr img{display:block;width:100%;height:auto;box-sizing:border-box;border:8px solid #fff}
.back-link{display:inline-block;color:#aaa;font-size:14px;margin-bottom:35px;text-decoration:underline;text-underline-offset:5px}
.detail-area{color:#999;margin:20px 0 30px}
.detail-photo{width:100%;max-height:600px;object-fit:cover;border-radius:5px}
.detail-grid aside{background:#151515;padding:35px;border:1px solid #292929;border-radius:5px;align-self:start;position:sticky;top:35px;max-height:calc(100vh - 60px);overflow-y:auto}
.detail-grid aside h2{font-size:32px}
.detail-grid dl{margin:30px 0}
.detail-grid dl>div{display:flex;justify-content:space-between;gap:20px;border-bottom:1px solid #292929;padding:17px 0;font-size:14px}
.detail-grid dt{color:#999}
.detail-grid dd{margin:0;text-align:right}
.detail-grid aside .button{width:100%;margin-top:15px}
.detail-grid aside .back-link{margin-top:25px;margin-bottom:0}
.editor-content{font-size:17px;overflow-wrap:anywhere}
.editor-content:not(:empty){padding-top:50px;padding-bottom:50px}
.editor-content h2,.editor-content h3{margin:25px 0}
.editor-content p{margin-bottom:20px}
.editor-content a{text-decoration:underline}
.editor-content ul{padding-left:25px}
.editor-content img{height:auto}
.page-content{padding:90px 0;min-height:300px}
[hidden]{display:none!important}
@media(min-width:1100px){
  .nav-wrap{position:relative}
  #primary-nav{position:absolute;left:50%;transform:translateX(-50%)}
  .header-socials{margin-left:auto}
}
@media(max-width:1100px){
  .container{width:88%}
  .site-header{padding-top:25px}
  #primary-nav,#primary-nav ul{gap:23px}
  .header-socials{display:none}
  .intro-grid{gap:55px}
  .intro-image>img{height:520px}
  .image-caption{left:-20px;min-width:190px;padding:23px}
  .contact-grid{gap:45px}
  .contact-form{padding:30px}
  .property-info{padding:21px}
  .property-specs{gap:10px}
  .property-price strong{font-size:16px}
  .property-photo{height:260px}
  .project-toolbar{flex-direction:column}
  .footer-grid{gap:30px}
  .method-grid>a{padding:28px}
  .method-grid h2{font-size:22px}
  .philosophy-grid article{padding:28px}
  .philosophy-grid h3{font-size:22px}
  .founder-copy{padding:80px 0}
  .founder-copy blockquote{font-size:22px}
  .mission-grid article{padding:35px}
  .serif{font-size:23px}
}
.page-hero,.image-banner,.service-card:before,.philosophy-grid article:before{background-color:#343434;background-blend-mode:normal,normal}
.property-card[data-image="burj.jpg"]{--photo-scale:1.18}
.property-card[data-image="burj.jpg"] .property-photo img{object-position:center 20%}
.property-card[data-image="downtown.jpg"]{--photo-scale:1.28}
.property-card[data-image="downtown.jpg"] .property-photo img{transform-origin:20% 85%}
.property-card[data-image="roads.jpg"]{--photo-scale:1.3}
.property-card[data-image="roads.jpg"] .property-photo img{transform-origin:85% 90%}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*:before,*:after{transition:none!important;animation:none!important}
}
.company-expertise{padding:110px 0}
.expertise-list{display:grid;grid-template-columns:1fr 1fr;gap:45px 55px}
.expertise-list article{display:flex;gap:25px;border-top:1px solid #d5d5d0;padding-top:30px}
.expertise-list h3{font-size:25px;margin-bottom:20px}
.expertise-list p{font-size:15px;line-height:1.85;color:#747474}
.expertise-list a{display:inline-block;margin-top:20px;font-size:13px;text-decoration:underline;text-underline-offset:5px}
.project-developer{color:#aaa;font-size:13px;margin:15px 0 25px}
.project-gallery{margin-top:50px}
.project-gallery h3{margin-bottom:25px}
.gallery-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.gallery-grid figure{margin:0}
.gallery-grid img{width:100%;height:auto;object-fit:contain;border-radius:4px;aspect-ratio:16/9;background:#111}
.gallery-grid figcaption{font-size:12px;color:#999;margin-top:10px}
.project-disclaimer{font-size:13px;color:#999;line-height:1.7}
.profile-note{color:#888;font-size:14px}
.property-specs:empty{display:none}
.detail-grid>div{min-width:0}
.brochure-section{margin:0 0 44px;scroll-margin-top:30px}
.brochure-section h2{font-size:clamp(27px,3vw,38px)}
.project-nav{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}
.project-nav a{border:1px solid #555;border-radius:24px;padding:8px 16px;font-size:13px}
.connections{margin:22px 0}
.connections>div{display:flex;justify-content:space-between;gap:18px;border-bottom:1px solid #333;padding:12px 0}
.connections dt{font-size:15px}
.connections dd{white-space:nowrap;margin:0;font-weight:600}
.project-map{margin:24px 0}
.project-map img{width:100%;height:auto;object-fit:contain;background:#eee}
.project-map figcaption{font-size:12px;color:#aaa;margin-top:10px}
.editor-content ul.amenity-list{display:grid;grid-template-columns:1fr 1fr;gap:12px 28px;list-style:none;padding:0}
.amenity-list li{border-bottom:1px solid #333;padding-bottom:10px;font-size:15px}
.philosophy-note{max-width:790px;margin-top:35px;color:#bbb}
.editor-content .project-disclaimer{font-size:13px}
.about-page .page-hero,.contact-page .page-hero,.projects-page .page-hero{height:auto;min-height:max(560px,100vh);min-height:max(560px,100svh);padding:130px 0 80px;background-position:center center}
.home-hero .hero-center{margin:0;padding:0;text-align:center;width:100%}
.home-hero .hero-center .eyebrow{margin-bottom:22px}
.home-hero .hero-center h1{font-size:clamp(48px,min(6.2vw,10.5svh),88px);max-width:1020px;line-height:1.06}
.home-hero .hero-subtitle{font-size:clamp(18px,min(2vw,3.5svh),28px);margin-top:22px;margin-bottom:30px}
.home-hero .button-group{flex-wrap:wrap}
.home-principles .hero-principles{padding-top:30px;padding-bottom:30px}
@media(max-width:760px){
  .property-intro{--property-qr-size:clamp(96px,26.7vw,108px);column-gap:clamp(10px,3vw,16px)}
  body{font-size:15px}
  .container{width:86%}
  .site-header{padding:22px 0}
  .admin-bar .site-header{top:46px}
  .brand>span{font-size:15px}
  .brand small{font-size:7px}
  .brand>img:not(.uploaded-logo){width:22px;height:36px}
  .menu-toggle{display:block;margin-left:auto}
  #primary-nav{display:none;position:absolute;top:86px;left:0;right:0;transform:none;padding:35px 7%;background:#0b0b0b;border-bottom:1px solid #333;flex-direction:column;align-items:start;gap:25px}
  #primary-nav.is-open{display:flex}
  #primary-nav ul{flex-direction:column;gap:25px}
  #primary-nav a{font-size:19px}
  .menu-toggle[aria-expanded=true] span:first-child{transform:translateY(4px) rotate(45deg)}
  .menu-toggle[aria-expanded=true] span:last-child{transform:translateY(-4px) rotate(-45deg)}
  .hero-center{padding-top:200px;margin-bottom:80px}
  .hero-center h1{font-size:clamp(47px,10vw,72px)}
  .hero-center .eyebrow{font-size:8px;letter-spacing:.23em}
  .hero-subtitle{font-size:20px;line-height:1.5;margin-top:25px}
  .button-group{gap:10px}
  .button{padding:13px 23px;font-size:12px}
  .hero-principles{gap:20px;grid-template-columns:1fr;padding:30px 0 45px}
  .hero-principles>div{display:grid;grid-template-columns:115px 1fr;gap:10px}
  .hero-principles h2{font-size:11px;margin-top:3px;letter-spacing:.15em}
  .hero-principles p{font-size:11px;line-height:1.6;max-width:none}
  .intro,.about-intro{padding:80px 0}
  .intro-grid,.about-intro .intro-grid{grid-template-columns:1fr;gap:60px}
  .intro-image>img{height:420px}
  .image-caption{left:-15px;bottom:30px;padding:20px 25px}
  .image-caption strong{font-size:38px}
  .image-caption span{font-size:8px}
  .intro-copy h2{font-size:36px}
  .intro-copy p{font-size:15px}
  .intro-copy .manifesto{font-size:18px}
  .eyebrow{font-size:9px;margin-bottom:20px}
  .founder-grid{grid-template-columns:1fr;gap:0}
  .founder-copy{padding:70px 0 35px}
  .founder-copy h2{font-size:40px}
  .founder-copy blockquote{font-size:22px}
  .founder-portrait{width:min(110%,408.333px);margin-inline:0;justify-self:center}
  .stats strong{font-size:25px}
  .stats span{font-size:7px}
  .stats{gap:15px}
  .mission-grid{grid-template-columns:1fr;gap:20px;padding-top:30px;padding-bottom:70px}
  .mission-grid article{padding:30px}
  .serif{font-size:23px}
  .services,.approach,.philosophy,.featured{padding:75px 0}
  .section-heading{flex-direction:column;gap:25px;align-items:start;margin-bottom:30px}
  .section-heading h2{font-size:34px}
  .section-heading>p{font-size:14px}
  .services-grid{grid-template-columns:1fr 1fr;gap:14px}
  .service-card{min-height:260px;padding:22px}
  .service-card h3{font-size:20px}
  .service-card p{font-size:12px}
  .property-grid{grid-template-columns:1fr;gap:25px}
  .property-photo{height:300px}
  .property-info{padding:25px}
  .property-info h3{font-size:24px}
  .property-specs{font-size:12px;gap:18px}
  .property-price strong{font-size:21px}
  .property-price>a{font-size:12px}
  .property-price{padding-top:23px}
  .image-banner{min-height:370px;padding:75px 0}
  .image-banner h2{font-size:36px;line-height:1.15}
  .image-banner p:not(.eyebrow){font-size:14px}
  .contact-section{padding:75px 0}
  .contact-grid{grid-template-columns:1fr;gap:45px}
  .contact-copy h2{font-size:36px}
  .contact-copy dd{font-size:17px}
  .contact-copy dl{margin-top:30px}
  .contact-copy dl>div{padding:22px 0}
  .contact-form{padding:27px 23px}
  .form-row{gap:15px}
  .contact-form>label,.form-row>label{font-size:11px}
  .contact-form input:not([type=radio]):not([type=hidden]),.contact-form textarea{font-size:12px;padding:12px}
  .interest-options span{padding:9px 13px}
  .page-hero{height:390px;padding-top:80px}
  .page-hero h1{font-size:48px}
  .page-hero p{font-size:9px}
  .approach-grid{grid-template-columns:1fr 1fr;gap:35px 22px}
  .step-number{font-size:36px}
  .approach-grid h3{font-size:20px;margin-top:15px}
  .philosophy-grid{grid-template-columns:1fr}
  .philosophy-grid article{min-height:300px;padding:35px}
  .philosophy-grid h3{font-size:26px}
  .project-toolbar{margin-bottom:45px;gap:25px;width:100%}
  .dropdown-filters{display:grid;grid-template-columns:1fr 1fr;gap:10px;width:100%}
  .dropdown-filters select{max-width:none;width:100%;font-size:11px;padding:12px}
  .filter-tabs button{padding:10px 18px;font-size:11px}
  .projects{padding-top:25px;padding-bottom:75px}
  .project-group+.project-group{margin-top:60px}
  .project-group .section-heading{gap:15px}
  .project-group .section-heading h2{font-size:31px}
  .project-group .section-heading>p{font-size:13px}
  .contact-methods{padding:60px 0}
  .method-grid{grid-template-columns:1fr;gap:18px}
  .method-grid>a{padding:30px}
  .method-grid h2{font-size:25px}
  .method-grid p:not(.eyebrow){font-size:14px}
  .site-footer{padding:65px 0 30px}
  .footer-grid{grid-template-columns:1fr 1fr;gap:45px 22px;margin-bottom:50px}
  .footer-grid>div:first-child{grid-column:1/-1}
  .footer-grid>div:last-child{grid-column:1/-1}
  .footer-grid>div>a:not(.brand){font-size:12px}
  .footer-grid>div>h2{font-size:9px;margin-bottom:20px}
  .footer-motto{font-size:20px;max-width:300px}
  .footer-bottom{flex-direction:column;gap:12px;font-size:10px;padding-right:35px}
  .whatsapp-float{width:44px;height:44px;right:17px;bottom:17px}
  .detail-grid{grid-template-columns:1fr;gap:35px}
  .detail-grid aside{padding:25px;position:static;max-height:none;overflow:visible}
  .detail-grid aside h2{font-size:30px}
  .property-detail{padding:50px 0 75px}
  .company-expertise{padding:75px 0}
  .expertise-list{grid-template-columns:1fr;gap:30px}
  .expertise-list article{gap:18px}
  .expertise-list h3{font-size:23px}
  .gallery-grid{grid-template-columns:1fr}
  .editor-content ul.amenity-list{grid-template-columns:1fr}
  .project-nav{gap:8px}
  .project-nav a{font-size:12px;padding:8px 12px}
  .connections dt{font-size:13px}
  .connections dd{font-size:13px}
  .about-page .page-hero,.contact-page .page-hero,.projects-page .page-hero{min-height:max(480px,100vh);min-height:max(480px,100svh);padding:110px 0 70px;background-position:53% center}
  .home-hero>.container{padding-top:110px;padding-bottom:50px}
  .home-hero .hero-center h1{font-size:clamp(40px,10.4vw,58px)}
  .home-hero .hero-center .eyebrow{margin-bottom:18px;font-size:8px}
  .home-hero .hero-subtitle{font-size:18px;line-height:1.5;margin-top:20px;margin-bottom:26px}
  .home-hero .button-group{gap:10px}
  .home-hero .button{padding:13px 20px}
}
@media(max-height:600px) and (min-width:761px){
  .home-hero>.container{padding-top:95px;padding-bottom:25px}
  .home-hero .hero-center .eyebrow{margin-bottom:14px}
  .home-hero .hero-subtitle{margin-top:16px;margin-bottom:20px}
}
@media(min-width:761px){
  .founder-portrait::before{content:'';position:absolute;left:0;top:-24px;bottom:-24px;width:1px;background:linear-gradient(to bottom,transparent,rgba(150,150,150,.35) 12%,#969696 32%,#b8b8b8 50%,#969696 68%,rgba(150,150,150,.35) 88%,transparent);pointer-events:none}
}
@media(prefers-reduced-motion:reduce),(prefers-reduced-data:reduce){
  .home-hero-video{display:none}
}