@font-face{ font-family:'Fraunces'; src:url('../fonts/fraunces-400.woff2') format('woff2'); font-weight:400; font-style:normal; font-display:swap; }
  @font-face{ font-family:'Fraunces'; src:url('../fonts/fraunces-500.woff2') format('woff2'); font-weight:500; font-style:normal; font-display:swap; }
  @font-face{ font-family:'Fraunces'; src:url('../fonts/fraunces-600.woff2') format('woff2'); font-weight:600; font-style:normal; font-display:swap; }
  @font-face{ font-family:'Work Sans'; src:url('../fonts/work-sans-400.woff2') format('woff2'); font-weight:400; font-style:normal; font-display:swap; }
  @font-face{ font-family:'Work Sans'; src:url('../fonts/work-sans-500.woff2') format('woff2'); font-weight:500; font-style:normal; font-display:swap; }
  @font-face{ font-family:'Work Sans'; src:url('../fonts/work-sans-600.woff2') format('woff2'); font-weight:600; font-style:normal; font-display:swap; }
  /* ---- spacing scale: strict multiples of 4/8, nothing else used below ---- */
  :root{
    --s1:4px; --s2:8px; --s3:12px; --s4:16px; --s5:20px; --s6:24px; --s7:32px;
    --s8:40px; --s9:48px; --s10:64px; --s11:80px; --s12:96px;
    /* white theme — no dark sections anywhere on the page */
    --stone:#FFFFFF; --panel:#FAFAF8; --line:#E5E2DB;
    --ink:#1C1A17; --ink-soft:#5F5A52;
    --green:#2F4A3A; --green-dark:#24392C; --brass:#A87F44;
    --radius:12px;
  }
  *{box-sizing:border-box;}
  html,body{margin:0;padding:0;overflow-x:hidden;max-width:100vw;}
  body{ background:var(--stone); color:var(--ink); font-family:'Work Sans',sans-serif; font-size:16px; -webkit-font-smoothing:antialiased; }
  img,video{max-width:100%; display:block;}
  section{ padding:var(--s12) var(--s6); }
  .inner{ max-width:1120px; margin:0 auto; }
  .eyebrow{ font-size:13px; color:var(--brass); letter-spacing:.3px; margin-bottom:var(--s3); font-weight:600; }
  h2{ font-family:'Fraunces',serif; font-weight:500; font-size:clamp(28px,3.4vw,40px); line-height:1.18; margin:0 0 var(--s4); color:var(--ink); }
  p{ line-height:1.6; color:var(--ink-soft); margin:0; font-size:16px; }
  @media (max-width:700px){ section{ padding:var(--s10) var(--s5); } }
  #about, #gallery, #contact, #top, #journey, #types, #location, #faq{ scroll-margin-top:84px; }

  /* header */
  header{ position:fixed; top:0; left:0; right:0; z-index:60; display:flex; align-items:center; justify-content:space-between; padding:var(--s5) var(--s6); background:transparent; border-bottom:1px solid transparent; transition:background .35s ease, border-color .35s ease; }
  header.solid{ background:rgba(255,255,255,.94); backdrop-filter:blur(8px); border-color:var(--line); }
  .brand{ font-family:'Fraunces',serif; font-weight:500; font-size:19px; color:#fff; transition:color .35s ease; }
  header.solid .brand{ color:var(--ink); }
  .menu-btn{ display:flex; align-items:center; gap:var(--s3); background:none; border:1px solid rgba(255,255,255,.5); border-radius:24px; padding:var(--s2) var(--s5) var(--s2) var(--s5); cursor:pointer; color:#fff; font-family:'Work Sans',sans-serif; font-size:14px; font-weight:600; transition:border-color .35s ease, color .35s ease, transform .2s ease; }
  .menu-btn:hover{ transform:translateY(-1px); }
  header.solid .menu-btn{ border-color:var(--line); color:var(--ink); }
  .menu-btn .bars{ display:flex; flex-direction:column; gap:4px; }
  .menu-btn .bars span{ width:16px; height:1.5px; background:currentColor; display:block; }

  .menu-overlay{ position:fixed; inset:0; z-index:90; background:var(--stone); display:flex; flex-direction:column; overflow-y:auto; opacity:0; visibility:hidden; transform:translateY(-12px); transition:opacity .4s ease, transform .4s ease, visibility 0s linear .4s; }
  .menu-overlay.open{ opacity:1; visibility:visible; transform:translateY(0); transition:opacity .4s ease, transform .4s ease; }
  .menu-top{ display:flex; align-items:center; justify-content:space-between; padding:var(--s5) var(--s6); }
  .menu-close{ width:40px; height:40px; border-radius:50%; border:1px solid var(--line); background:none; color:var(--ink); cursor:pointer; display:flex; align-items:center; justify-content:center; transition:transform .2s ease, border-color .2s ease; }
  .menu-close:hover{ border-color:var(--green); color:var(--green); transform:rotate(90deg); }
  .menu-links{ flex:1; display:flex; flex-direction:column; justify-content:flex-start; padding:var(--s3) var(--s6) var(--s10); max-width:1120px; margin:0 auto; width:100%; }
  .menu-links a{ font-family:'Fraunces',serif; font-size:clamp(30px,6vw,54px); color:var(--ink); text-decoration:none; padding:var(--s3) 0; border-bottom:1px solid var(--line); display:flex; align-items:baseline; justify-content:space-between; opacity:0; transform:translateY(14px); transition:opacity .4s ease, transform .4s ease, color .2s ease, padding-left .2s ease; }
  .menu-overlay.open .menu-links a{ opacity:1; transform:translateY(0); }
  .menu-links a span.n{ font-family:'Work Sans',sans-serif; font-size:14px; color:var(--brass); }
  .menu-links a:hover{ color:var(--green); padding-left:var(--s2); }
  .menu-foot{ padding:0 var(--s6) var(--s7); display:flex; gap:var(--s3); max-width:1120px; margin:0 auto; width:100%; }

  /* hero */
  .hero{ position:relative; height:100vh; height:100svh; min-height:640px; display:flex; align-items:flex-end; overflow:hidden; }
  .hero video{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; opacity:0; transition:opacity .45s ease; }
  .hero video.ready{ opacity:1; }
  .hero{ background:#1C1A17 url(../hero-poster.webp) center/cover no-repeat; }
  .hero::after{ content:''; position:absolute; inset:0; background:linear-gradient(180deg, rgba(20,17,12,.15) 0%, rgba(20,17,12,.4) 55%, rgba(20,17,12,.8) 100%); }
  .hero-content{ position:relative; z-index:1; padding:0 var(--s6) var(--s11); width:100%; }
  .hero-content .inner{ max-width:1120px; }
  .hero h1{ font-family:'Fraunces',serif; font-weight:500; font-size:clamp(38px,6.2vw,68px); line-height:1.06; margin:0 0 var(--s4); color:#FFFFFF; }
  .hero .tagline{ font-size:17px; color:#F2EFEA; max-width:46ch; margin:0 0 var(--s7); }
  .hero-actions{ display:flex; gap:var(--s3); flex-wrap:wrap; }
  .hero-actions .btn{ padding:var(--s4) var(--s6); font-size:15px; }
  .scroll-cue{ position:absolute; left:50%; bottom:var(--s7); transform:translateX(-50%); z-index:1; display:flex; flex-direction:column; align-items:center; gap:var(--s2); color:#F2EFEA; font-size:12px; letter-spacing:.4px; }
  .scroll-cue .line{ width:1px; height:32px; background:rgba(255,255,255,.5); overflow:hidden; position:relative; }
  .scroll-cue .line::after{ content:''; position:absolute; top:-100%; left:0; width:100%; height:100%; background:#fff; animation:scrollDrop 1.8s ease-in-out infinite; }
  @keyframes scrollDrop{ 0%{ top:-100%; } 60%{ top:100%; } 100%{ top:100%; } }

  .float-card{ position:absolute; top:100px; right:var(--s6); z-index:2; max-width:300px; background:rgba(255,255,255,.97); border-radius:var(--radius); padding:var(--s4) var(--s5); box-shadow:0 12px 30px rgba(0,0,0,.18); opacity:0; transform:translateY(-10px); transition:opacity .6s ease, transform .6s ease; }
  .float-card.show{ opacity:1; transform:translateY(0); }
  .float-card .fc-title{ font-family:'Fraunces',serif; font-size:15px; color:var(--ink); margin-bottom:var(--s1); }
  .float-card p{ font-size:14px; margin:0; }
  .float-card .fc-close{ position:absolute; top:var(--s2); right:var(--s3); border:none; background:none; color:var(--ink-soft); cursor:pointer; font-size:16px; line-height:1; }
  @media (max-width:760px){ .float-card{ display:none; } }

  .btn{ display:inline-flex; align-items:center; gap:var(--s2); padding:var(--s3) var(--s5); border-radius:8px; font-size:14px; font-weight:600; text-decoration:none; border:1px solid var(--line); color:var(--ink); transition:border-color .15s ease, background .15s ease, color .15s ease, transform .15s ease, box-shadow .15s ease; white-space:nowrap; }
  .btn svg{ width:15px; height:15px; }
  .btn.solid{ background:var(--green); color:#fff; border-color:var(--green); }
  .btn.solid:hover{ background:var(--green-dark); border-color:var(--green-dark); transform:translateY(-2px); box-shadow:0 8px 18px rgba(36,49,40,.28); }
  .btn.ghost{ border-color:rgba(255,255,255,.5); color:#fff; }
  header.solid .btn.ghost, .btn.ghost.dark{ border-color:var(--line); color:var(--ink); }
  .btn.ghost:hover{ border-color:#fff; transform:translateY(-2px); }
  header.solid .btn.ghost:hover, .btn.ghost.dark:hover{ border-color:var(--green); color:var(--green); }

  .reveal-on-scroll{ opacity:0; transform:translateY(24px); transition:opacity .8s ease, transform .8s ease; }
  .reveal-on-scroll.in-view{ opacity:1; transform:translateY(0); }

  /* stats */
  .stats{ background:var(--stone); border-bottom:1px solid var(--line); }
  .stats .inner{ display:grid; grid-template-columns:repeat(3,1fr); gap:var(--s7); text-align:center; }
  .stat .num{ font-family:'Fraunces',serif; font-size:clamp(34px,4.5vw,52px); color:var(--green); line-height:1; }
  .stat .label{ font-size:14px; color:var(--ink-soft); margin-top:var(--s2); }
  /* mobile keeps the same three-across row as desktop — stacking them read as a
     plain list, not a stat bar. The numbers are locked to one line each and the
     type scales with the viewport so "Same day" still fits at 320px. */
  @media (max-width:700px){
    .stats .inner{ grid-template-columns:repeat(3,1fr); gap:var(--s3); align-items:start; }
    .stat .num{ font-size:clamp(16px,5vw,30px); white-space:nowrap; }
    .stat .label{ font-size:11.5px; line-height:1.35; margin-top:var(--s1); }
  }

  /* statement — one of the few deliberate reveal moments */
  .statement{ text-align:center; }
  .statement .inner{ max-width:820px; }
  .statement h2{ font-size:clamp(24px,3.4vw,34px); font-weight:400; line-height:1.4; }
  .statement h2 em{ font-style:normal; color:var(--green); }

  /* about */
  .about{ background:var(--panel); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  .about .inner{ display:grid; grid-template-columns:1fr 1fr; gap:var(--s10); align-items:center; }
  .about .about-copy{ max-width:46ch; }
  .about .about-image{ border-radius:var(--radius); overflow:hidden; aspect-ratio:4/5; }
  .about .about-image img{ width:100%; height:100%; object-fit:cover; }
  .about p{ font-size:16px; }
  .about p + p{ margin-top:var(--s3); }
  @media (max-width:860px){ .about .inner{ grid-template-columns:1fr; gap:var(--s6); } .about .about-image{ order:-1; aspect-ratio:16/10; } }

  /* journey pin — the one kept scroll-jack section */
  .journey-pin{ background:var(--stone); display:flex; align-items:center; padding:var(--s12) var(--s6); }
  @media (min-width:861px){ .journey-pin{ min-height:100vh; min-height:100svh; } }
  .journey-pin .inner{ display:flex; gap:var(--s10); align-items:flex-start; width:100%; }
  .j-list-wrap{ position:relative; flex:0 0 auto; padding-left:var(--s5); }
  .j-track{ position:absolute; top:4px; left:0; width:2px; height:calc(100% - 8px); background:var(--line); }
  .j-fill{ position:absolute; top:4px; left:0; width:2px; height:calc(100% - 8px); background:var(--brass); transform:scaleY(0); transform-origin:top; transition:transform .35s ease; }
  .j-list{ list-style:none; margin:0; padding:0; }
  .j-list li{ font-family:'Fraunces',serif; font-size:clamp(20px,2.4vw,28px); padding:var(--s4) 0 var(--s4) var(--s7); color:var(--ink-soft); transition:color .25s ease; cursor:pointer; }
  .j-list li.active{ color:var(--green); }
  .j-list li .jn{ font-family:'Work Sans',sans-serif; font-size:12px; color:var(--brass); display:block; margin-bottom:var(--s1); }
  .j-right{ flex:1; position:relative; min-height:380px; border-radius:var(--radius); overflow:hidden; background:var(--panel); }
  .j-slide{ position:absolute; inset:0; opacity:0; transition:opacity .4s ease; pointer-events:none; }
  .j-slide.active{ opacity:1; }
  .j-slide img{ width:100%; height:100%; object-fit:cover; }
  .j-slide .j-cap{ position:absolute; bottom:0; left:0; right:0; padding:var(--s5); background:linear-gradient(0deg, rgba(20,17,12,.65), transparent); color:#fff; font-size:15px; }

  /* mobile "How it works" — each step is one self-contained card: number, title
     and its own image travel together (never a text block separated from a media
     block). Cards reveal one at a time on normal scroll — no pin, no scroll-jack,
     so the phone's native momentum scrolling is never fought. Replaces the desktop
     side-by-side list+crossfade below 861px. */
  .jm-wrap{ display:none; }
  @media (max-width:860px){
    .journey-pin{ padding:var(--s10) var(--s5); }
    .journey-pin .inner{ display:none; }
    .jm-wrap{ display:flex; flex-direction:column; gap:var(--s11); }
    .jm-step{ display:flex; flex-direction:column; }
    .jm-eyebrow{ font-family:'Work Sans',sans-serif; font-size:12px; font-weight:700; letter-spacing:.14em; text-transform:uppercase; color:var(--brass); margin-bottom:var(--s6); }
    .jm-head{ display:flex; align-items:baseline; gap:var(--s4); margin-bottom:var(--s5); }
    .jm-num{ font-family:'Fraunces',serif; font-weight:500; font-size:40px; line-height:1; color:var(--line); flex:none; }
    .jm-title{ font-family:'Fraunces',serif; font-weight:500; font-size:25px; color:var(--ink); }
    .jm-media{ position:relative; border-radius:var(--radius); overflow:hidden; aspect-ratio:4/3; box-shadow:0 16px 36px rgba(28,26,23,.14); background:var(--panel); }
    .jm-media img{ width:100%; height:100%; object-fit:cover; display:block; }
    .jm-cap{ position:absolute; bottom:0; left:0; right:0; padding:var(--s5); background:linear-gradient(0deg, rgba(20,17,12,.72), transparent); color:#fff; font-size:14px; }
  }

  /* cinematic break */
  .break{ position:relative; height:60vh; min-height:420px; overflow:hidden; }
  .break video{ position:absolute; inset:0; width:100%; height:100%; object-fit:cover; }
  .break::after{ content:''; position:absolute; inset:0; background:rgba(20,17,12,.32); }
  .break-content{ position:relative; z-index:1; height:100%; display:flex; align-items:center; justify-content:center; text-align:center; padding:0 var(--s6); }
  .break-content p{ font-family:'Fraunces',serif; font-weight:400; font-style:italic; font-size:clamp(20px,3vw,30px); color:#FFFFFF; max-width:26ch; line-height:1.4; }

  /* property types — pinned horizontal-scroll gallery, scroll-driven on every screen size */
  .types-section{ background:var(--stone); }
  .hpin-stage{ width:100%; height:100vh; height:100svh; position:relative; display:flex; flex-direction:column; justify-content:center; overflow:hidden; padding:var(--s6) 0; }
  .hpin-topbar{ max-width:1120px; width:100%; margin:0 auto; padding:0 var(--s6) var(--s5); display:flex; align-items:center; justify-content:space-between; }
  .hpin-hint{ display:flex; align-items:center; gap:var(--s2); font-size:12px; letter-spacing:.15em; text-transform:uppercase; color:var(--ink-soft); font-weight:600; }
  .hpin-hint svg{ width:14px; height:14px; color:var(--brass); }
  .hpin-hint .hint-mobile{ display:none; }
  .hpin-counter{ font-family:'Work Sans',sans-serif; font-size:13px; font-weight:600; letter-spacing:.1em; color:var(--ink); }
  .hpin-track-wrap{ flex:1; display:flex; align-items:center; overflow:hidden; }
  .hpin-track{ display:flex; gap:var(--s6); padding:0 var(--s6); will-change:transform; }
  .hpin-card{ flex:0 0 auto; width:min(78vw,460px); border-radius:16px; background:#fff; border:1px solid var(--line); box-shadow:0 14px 34px rgba(28,26,23,.07); overflow:hidden; }
  .hpin-card .hc-img{ aspect-ratio:4/3; overflow:hidden; }
  .hpin-card .hc-img img{ width:100%; height:100%; object-fit:cover; }
  .hpin-card .hc-body{ padding:var(--s6); }
  .hpin-card .hc-tag{ font-size:11px; letter-spacing:.15em; text-transform:uppercase; color:var(--brass); font-weight:700; }
  .hpin-card h3{ font-family:'Fraunces',serif; font-size:20px; font-weight:500; margin:var(--s2) 0 var(--s2); color:var(--ink); }
  .hpin-card p{ font-size:14px; }
  .hpin-progress-wrap{ max-width:1120px; width:100%; margin:0 auto; padding:var(--s5) var(--s6) 0; }
  .hpin-progress{ height:2px; background:var(--line); border-radius:2px; overflow:hidden; }
  .hpin-progress-fill{ height:100%; width:0%; background:linear-gradient(90deg, var(--brass), var(--green)); }
  @media (max-width:760px){
    .hpin-card{ width:82vw; }
  }
  @keyframes swipeNudge{ 0%,100%{ transform:translateX(0); } 50%{ transform:translateX(4px); } }

  /* feature video showcase — click to play, not autoplay */
  .feature-video{ background:var(--panel); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  .feature-video .inner{ display:grid; grid-template-columns:1fr 1fr; gap:var(--s10); align-items:center; }
  .feature-video .fv-media{ border-radius:var(--radius); overflow:hidden; aspect-ratio:4/5; background:var(--panel); }
  .feature-video .fv-media video{ width:100%; height:100%; object-fit:cover; }
  .feature-video .fv-copy{ max-width:46ch; }
  @media (max-width:860px){ .feature-video .inner{ grid-template-columns:1fr; gap:var(--s6); } .feature-video .fv-media{ order:-1; aspect-ratio:16/10; } }

  /* feature icon grid */
  .features{ background:var(--stone); }
  .feature-grid{ display:grid; grid-template-columns:repeat(4,1fr); gap:var(--s7); text-align:center; }
  .feature-grid .item{ transition:transform .2s ease; }
  .feature-grid .item:hover{ transform:translateY(-3px); }
  .feature-grid .item svg{ width:28px; height:28px; color:var(--green); margin-bottom:var(--s3); }
  .feature-grid .item h4{ font-size:14px; margin:0 0 var(--s1); color:var(--ink); font-weight:600; }
  .feature-grid .item p{ font-size:14px; }
  @media (max-width:760px){ .feature-grid{ grid-template-columns:1fr 1fr; gap:var(--s6); } }

  /* direct contact card */
  .direct-contact{ background:var(--panel); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  .contact-card{ max-width:640px; margin:0 auto; background:#fff; border:1px solid var(--line); border-radius:var(--radius); padding:var(--s7); display:flex; align-items:center; gap:var(--s5); flex-wrap:wrap; transition:box-shadow .25s ease; }
  .contact-card:hover{ box-shadow:0 16px 32px rgba(30,26,20,.08); }
  .contact-card .avatar{ width:56px; height:56px; border-radius:50%; background:var(--green); color:#fff; display:flex; align-items:center; justify-content:center; font-family:'Fraunces',serif; font-size:22px; flex-shrink:0; }
  .contact-card .who{ flex:1; min-width:180px; }
  .contact-card .who .name{ font-family:'Fraunces',serif; font-size:18px; color:var(--ink); }
  .contact-card .who .role{ font-size:14px; color:var(--ink-soft); }
  .contact-card .actions{ display:flex; gap:var(--s3); }

  /* gallery — pinned horizontal strip, scroll-driven on every screen size */
  .gallery{ background:var(--stone); }
  .gallery-head{ text-align:center; padding-bottom:var(--s6); }
  .gallery-hint{ display:none; align-items:center; justify-content:center; gap:var(--s2); margin-top:var(--s3); font-size:12px; letter-spacing:.15em; text-transform:uppercase; color:var(--ink-soft); font-weight:600; }
  .gallery-hint svg{ width:14px; height:14px; color:var(--brass); animation:swipeNudge 1.6s ease-in-out infinite; }
  .gallery-stage{ height:100vh; height:100svh; min-height:520px; position:relative; overflow:hidden; display:flex; align-items:center; }
  .gallery-strip{ display:flex; flex-wrap:nowrap; will-change:transform; }
  .gallery-project{ width:33vw; flex:0 0 33vw; padding:2rem; box-sizing:border-box; }
  .gallery-project a{ display:block; border-radius:12px; overflow:hidden; }
  .gallery-project img{ width:100%; aspect-ratio:1/1; object-fit:cover; display:block; transition:transform .5s ease; }
  .gallery-project a:hover img{ transform:scale(1.05); }
  @media (max-width:760px){ .gallery-project{ width:78vw; flex:0 0 78vw; padding:0 0.6rem; } }

  /* philosophy — deliberate reveal moment #2 */
  .philosophy{ text-align:center; background:var(--panel); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  /* Side-effect of moving Gallery up: direct-contact and philosophy are now
     neighbours, and both are panel-coloured with their own hairline, so the seam
     between them rendered as a 2px line. This collapses it back to 1px. */
  .direct-contact + .philosophy{ border-top:none; }
  .philosophy .inner{ max-width:760px; }
  .philosophy h2{ font-size:clamp(26px,4vw,42px); }

  /* neighbourhood marquee */
  .location{ background:var(--stone); }
  .location .inner > p{ max-width:60ch; margin-top:calc(-1 * var(--s1)); font-size:16px; }
  .marquee-wrap{ margin-top:var(--s7); display:flex; flex-direction:column; gap:var(--s3); }
  .marquee-row{ overflow:hidden; }
  .marquee-track{ display:flex; gap:var(--s3); width:max-content; will-change:transform; }
  .marquee-track img{ width:280px; height:190px; object-fit:cover; border-radius:10px; flex-shrink:0; }
  .marquee-track.left{ animation:marquee-left 38s linear infinite; }
  .marquee-track.right{ animation:marquee-right 38s linear infinite; }
  .marquee-row:hover .marquee-track{ animation-play-state:paused; }
  @keyframes marquee-left{ from{ transform:translateX(0); } to{ transform:translateX(-50%); } }
  @keyframes marquee-right{ from{ transform:translateX(-50%); } to{ transform:translateX(0); } }
  @media (max-width:700px){ .marquee-track img{ width:200px; height:140px; } }

  /* faq — deliberate reveal moment #3 (wraps the whole list) */
  .faq{ background:var(--panel); border-top:1px solid var(--line); }
  .faq .inner{ max-width:760px; }
  .faq-item{ border-bottom:1px solid var(--line); }
  .faq-q{ width:100%; text-align:left; background:none; border:none; padding:var(--s5) 0; display:flex; justify-content:space-between; align-items:center; cursor:pointer; font-family:'Fraunces',serif; font-size:17px; color:var(--ink); }
  .faq-q svg{ width:16px; height:16px; color:var(--brass); flex-shrink:0; transition:transform .25s ease; margin-left:var(--s4); }
  .faq-item.open .faq-q svg{ transform:rotate(45deg); }
  .faq-a{ max-height:0; overflow:hidden; transition:max-height .3s ease; }
  .faq-a p{ padding:0 0 var(--s5); font-size:16px; max-width:60ch; }

  /* google reviews */
  .reviews{ background:var(--panel); border-top:1px solid var(--line); border-bottom:1px solid var(--line); }
  .reviews-head{ display:flex; align-items:flex-end; justify-content:space-between; flex-wrap:wrap; gap:var(--s5); margin-bottom:var(--s8); }
  .reviews-score{ display:flex; align-items:center; gap:var(--s4); }
  .reviews-score .g-icon{ width:30px; height:30px; flex-shrink:0; }
  .reviews-score .score-num{ font-family:'Fraunces',serif; font-size:26px; color:var(--ink); }
  .reviews-stars{ color:#F4B400; display:inline-flex; gap:1px; vertical-align:middle; }
  .reviews-stars svg{ width:14px; height:14px; }
  .reviews-score-sub{ font-size:13px; color:var(--ink-soft); margin-top:2px; }
  .reviews-link{ font-size:13.5px; font-weight:600; color:var(--green); text-decoration:none; border-bottom:1px solid var(--line); padding-bottom:2px; transition:border-color .15s ease; }
  .reviews-link:hover{ border-color:var(--green); }
  .reviews-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:var(--s5); }
  .review-card{ background:#fff; border:1px solid var(--line); border-radius:var(--radius); padding:var(--s5); display:flex; flex-direction:column; gap:var(--s3); transition:box-shadow .25s ease, transform .2s ease; }
  .review-card:hover{ box-shadow:0 14px 30px rgba(28,26,23,.08); transform:translateY(-2px); }
  .review-top{ display:flex; align-items:center; gap:var(--s3); }
  .review-avatar{ width:40px; height:40px; border-radius:50%; flex-shrink:0; display:flex; align-items:center; justify-content:center; color:#fff; font-family:'Work Sans',sans-serif; font-weight:600; font-size:16px; }
  .review-who{ min-width:0; }
  .review-name{ font-size:14px; font-weight:600; color:var(--ink); white-space:nowrap; overflow:hidden; text-overflow:ellipsis; }
  .review-meta{ font-size:12px; color:var(--ink-soft); }
  .review-stars-row{ display:flex; align-items:center; justify-content:space-between; }
  .review-stars{ color:#F4B400; display:inline-flex; gap:1px; }
  .review-stars svg{ width:14px; height:14px; }
  .review-time{ font-size:12px; color:var(--ink-soft); }
  .review-text{ font-size:14px; color:var(--ink-soft); line-height:1.55; }
  .review-google-mark{ margin-top:auto; display:flex; align-items:center; gap:6px; font-size:11.5px; color:var(--ink-soft); }
  .review-google-mark svg{ width:13px; height:13px; }
  @media (max-width:860px){ .reviews-grid{ grid-template-columns:1fr 1fr; } }
  @media (max-width:600px){ .reviews-grid{ grid-template-columns:1fr; } .reviews-head{ align-items:flex-start; } }

  /* contact */
  .contact{ background:var(--stone); text-align:center; border-top:1px solid var(--line); }
  .contact .eyebrow{ color:var(--brass); }
  .contact h2{ color:var(--ink); }
  .contact p{ color:var(--ink-soft); }
  .contact .inner{ max-width:560px; }
  .contact-actions{ display:flex; gap:var(--s3); justify-content:center; margin-top:var(--s6); flex-wrap:wrap; }
  .contact-actions .btn{ padding:var(--s4) var(--s6); font-size:15px; }
  .contact-actions .btn.ghost{ border-color:var(--line); color:var(--ink); }
  .contact-actions .btn.ghost:hover{ border-color:var(--green); color:var(--green); }
  .contact-actions .btn.solid{ background:var(--green); color:#fff; border-color:var(--green); }
  .contact-actions .btn.solid:hover{ background:var(--green-dark); border-color:var(--green-dark); }

  /* enquiry form */
  .contact-form{ background:var(--panel); border-top:1px solid var(--line); }
  .contact-form .inner{ max-width:640px; }
  .contact-form p{ margin-bottom:var(--s6); }
  .enquiry-form{ display:flex; flex-direction:column; gap:var(--s5); text-align:left; }
  .ef-row{ display:grid; grid-template-columns:1fr 1fr; gap:var(--s5); }
  @media (max-width:600px){ .ef-row{ grid-template-columns:1fr; } }
  .enquiry-form label{ display:flex; flex-direction:column; gap:var(--s2); font-size:13px; font-weight:600; color:var(--ink-soft); }
  .enquiry-form input, .enquiry-form textarea{ font-family:'Work Sans',sans-serif; font-size:16px; color:var(--ink); background:#fff; border:1px solid var(--line); border-radius:8px; padding:var(--s4); width:100%; transition:border-color .15s ease, box-shadow .15s ease; }
  .enquiry-form input:focus, .enquiry-form textarea:focus{ outline:none; border-color:var(--green); box-shadow:0 0 0 3px rgba(47,74,58,.12); }
  .enquiry-form textarea{ resize:vertical; min-height:110px; font-family:inherit; line-height:1.5; }
  .enquiry-form button{ align-self:flex-start; cursor:pointer; }
  @media (max-width:600px){ .enquiry-form button{ align-self:stretch; justify-content:center; padding:var(--s4) var(--s5); font-size:15px; } }
  .ef-note{ font-size:12.5px; color:var(--ink-soft); margin-top:calc(-1 * var(--s2)); }

  /* map */
  .map-section{ background:var(--stone); border-top:1px solid var(--line); }
  .map-section .inner{ max-width:1120px; }
  .map-frame{ position:relative; width:100%; aspect-ratio:16/10; border-radius:var(--radius); overflow:hidden; border:1px solid var(--line); box-shadow:0 16px 32px rgba(30,26,20,.08); margin-top:var(--s6); }
  @media (max-width:600px){ .map-frame{ aspect-ratio:4/5; } }
  .map-frame iframe{ position:absolute; inset:0; width:100%; height:100%; border:0; }

  footer{ background:var(--stone); border-top:1px solid var(--line); padding:var(--s9) var(--s6) var(--s6); }
  .footer-grid{ display:flex; justify-content:space-between; gap:var(--s7); flex-wrap:wrap; margin-bottom:var(--s7); }
  .footer-col h5{ font-size:12.5px; color:var(--brass); letter-spacing:.3px; margin:0 0 var(--s3); }
  .footer-col a{ display:block; color:var(--ink-soft); text-decoration:none; font-size:14px; margin-bottom:var(--s2); transition:color .15s ease; }
  .footer-col a:hover{ color:var(--ink); }
  .footer-bottom{ border-top:1px solid var(--line); padding-top:var(--s5); font-size:13px; color:var(--ink-soft); text-align:center; }
  .footer-bottom a{ color:var(--ink-soft); }

  .float-actions{ position:fixed; bottom:var(--s5); z-index:55; display:flex; flex-direction:column; align-items:center; gap:var(--s3); }
  .float-actions--left{ left:var(--s5); }
  .float-actions--right{ right:var(--s5); }
  .fab{ width:52px; height:52px; border-radius:50%; display:flex; align-items:center; justify-content:center; box-shadow:0 8px 22px rgba(20,17,12,.22); text-decoration:none; transition:transform .2s ease, box-shadow .2s ease; }
  .fab:hover{ transform:translateY(-3px) scale(1.05); box-shadow:0 14px 28px rgba(20,17,12,.3); }
  .fab svg{ width:23px; height:23px; }
  .fab.call{ width:44px; height:44px; background:#fff; color:var(--ink); border:1px solid var(--line); }
  .fab.call svg{ width:19px; height:19px; }
  .fab.wa{ background:var(--green); color:#fff; position:relative; }
  .fab.wa::before{ content:''; position:absolute; inset:0; border-radius:50%; border:2px solid var(--green); opacity:.5; animation:fabPulse 2.4s ease-out infinite; }
  @keyframes fabPulse{ 0%{ transform:scale(1); opacity:.5; } 100%{ transform:scale(1.5); opacity:0; } }

  @media (prefers-reduced-motion: reduce){ *{ animation-duration:.001ms !important; transition-duration:.001ms !important; } html{ scroll-behavior:auto; } }
  a:focus-visible, button:focus-visible{ outline:1.5px solid var(--green); outline-offset:2px; }
body.inner-page header{background:transparent}
.hero--page{height:56vh;min-height:380px;height:56svh}.hero--page h1{font-size:clamp(34px,5vw,56px)}
.menu-links a[aria-current]{color:var(--green)}.brand{text-decoration:none}
.people{display:grid;grid-template-columns:repeat(4,1fr);gap:var(--s5)}
.person{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;transition:box-shadow .25s ease}.person:hover{box-shadow:0 16px 32px rgba(28,26,23,.1)}
.person-img{aspect-ratio:4/5;overflow:hidden;background:var(--panel)}.person-img img{width:100%;height:100%;object-fit:cover;object-position:top}
.person-body{padding:var(--s5)}.person h3{font-family:'Fraunces',serif;font-weight:500;font-size:20px;margin:0}.person .role{font-size:14px;color:var(--brass);font-weight:600;margin:2px 0 var(--s2)}.person .num{font-size:14px;color:var(--ink-soft);margin-bottom:var(--s4)}.person .actions{display:flex;gap:var(--s2);flex-wrap:wrap}.person .btn{padding:var(--s2) var(--s4)}
@media(max-width:980px){.people{grid-template-columns:1fr 1fr}}@media(max-width:560px){.people{grid-template-columns:1fr}}
.team-teaser{background:var(--stone)}
.steps{list-style:none;margin:var(--s7) 0 0;padding:0;max-width:720px;border-left:2px solid var(--line)}
.step{padding:var(--s5) 0 var(--s5) var(--s7);font-size:18px;line-height:1.5;color:var(--ink-soft);position:relative;transition:color .3s,opacity .3s;opacity:.55}
.step::before{content:'';position:absolute;left:-7px;top:30px;width:12px;height:12px;border-radius:50%;background:var(--line);transition:background .3s}
.step.on{opacity:1;color:var(--ink)}.step.on::before{background:var(--brass)}.step b{font-family:'Fraunces',serif;font-weight:500;color:var(--green);font-size:22px;display:block}
.journey-pin{min-height:0!important;display:block}.journey-pin .inner{display:block}
.office-pics{display:grid;grid-template-columns:2fr 1fr;gap:var(--s4);margin-top:var(--s7)}.office-pics img{width:100%;height:100%;object-fit:cover;border-radius:var(--radius)}
@media(max-width:700px){.office-pics{grid-template-columns:1fr}}
.enquiry-form select{font-family:inherit;font-size:16px;padding:var(--s4);border:1px solid var(--line);border-radius:8px;background:#fff;color:var(--ink)}
.review-stars svg{fill:currentColor}.reviews-stars svg{fill:currentColor}
.menu-links a{opacity:1;transform:none}
.brand{display:flex;align-items:center;gap:10px}.brand-mark{height:34px;width:auto;filter:brightness(0) invert(1);transition:filter .35s}header.solid .brand-mark,.menu-brand .brand-mark{filter:none}
.hero::after{background:linear-gradient(180deg,rgba(12,22,40,.45) 0%,rgba(12,22,40,.6) 45%,rgba(12,22,40,.9) 100%)}
.hero h1,.hero .tagline{text-shadow:0 2px 18px rgba(0,0,0,.35)}
.rera{display:inline-block;margin:0 0 var(--s5);padding:var(--s2) var(--s4);border:1px solid rgba(255,255,255,.55);border-radius:20px;color:#fff;font-size:14px;font-weight:600;text-decoration:none;background:rgba(12,22,40,.5)}.rera:hover{border-color:#fff}
.hero--page .rera{margin:var(--s4) 0 0}
:root{--green:#1F3354;--green-dark:#15243E}
.hpin-card .hc-body{padding:var(--s9) var(--s7)}.hpin-card h3{font-size:28px;margin:var(--s3) 0}.hpin-card p{font-size:16px}
.hpin-card{min-height:300px}
.sv-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:var(--s5);margin-top:var(--s7)}.sv-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:var(--s7)}.sv-card h3{font-family:'Fraunces',serif;font-weight:500;font-size:24px;margin:var(--s2) 0}
@media(max-width:700px){.sv-grid{grid-template-columns:1fr}}
.float-actions--right{bottom:88px}
.person-img img{object-position:center top}
.rv-marquee{overflow:hidden;margin-top:var(--s7);-webkit-mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent);mask-image:linear-gradient(90deg,transparent,#000 6%,#000 94%,transparent)}
.rv-track{display:flex;gap:var(--s4);width:max-content;padding:var(--s2) 0;animation:marquee-left 80s linear infinite}
.rv-marquee:hover .rv-track{animation-play-state:paused}
.rv-track .review-card{width:320px;flex:none}
.review-card .gmark{width:22px;height:22px;margin-left:auto;flex:none}
.review-google-mark svg{width:14px;height:14px}
.reviews-score .score-num{display:flex;align-items:center;gap:var(--s3)}.reviews-score .reviews-stars svg{width:18px;height:18px}
@media(prefers-reduced-motion:reduce){.rv-marquee{overflow-x:auto}.rv-track{animation:none!important}}
.contact-list{display:flex;flex-direction:column;border-top:1px solid var(--line);max-width:760px}
.crow{display:flex;align-items:center;justify-content:space-between;gap:var(--s4);flex-wrap:wrap;padding:var(--s5) 0;border-bottom:1px solid var(--line)}
.cname{font-family:'Fraunces',serif;font-size:20px;color:var(--ink)}.crole{font-size:14px;color:var(--ink-soft)}.crow .actions{display:flex;gap:var(--s2)}
.rv-track{align-items:flex-start}.rv-track .review-card{min-height:200px}
@view-transition{navigation:auto}
.ja .hero-content .inner>*{opacity:0}
.hero h1 .w{display:inline-block;overflow:hidden;vertical-align:top;padding-bottom:.1em;margin-bottom:-.1em}.hero h1 .wi{display:inline-block}
.brand{color:#fff;transition:color .35s}header.solid .brand,.menu-brand{color:var(--ink)}
.brand-mark{filter:none!important;height:34px;width:auto;color:inherit}
.hero-mark{position:absolute;right:8%;bottom:14%;height:56%;width:auto;color:#fff;opacity:.32;z-index:1}
@media(max-width:860px){.hero-mark{display:none}}
.contact{position:relative;overflow:hidden;padding-bottom:208px}.contact .inner{position:relative;z-index:1}
.skyline{position:absolute;left:0;right:0;bottom:0;width:100%;height:170px;color:var(--green);opacity:.3;pointer-events:none}
.skyline rect{transform-box:fill-box;transform-origin:50% 100%}
#siteHeader{will-change:transform}
@media(max-width:860px){.about .about-image{order:3;aspect-ratio:16/10}}
@media(max-width:560px){.people{grid-template-columns:1fr 1fr;gap:12px}.person-body{padding:12px}.person h3{font-size:17px}.person .role{font-size:12.5px}.person .num{font-size:12px;margin-bottom:var(--s3)}.person .actions{flex-direction:column}.person .btn{justify-content:center;font-size:13px}}
/* ---- Home hero frame sequence (home only) ---- */
body.home .hero{height:240vh;min-height:0;display:block;overflow:visible;background:none}
body.home .hero::after{display:none}
body.home .hero-stage{position:sticky;top:0;height:100vh;height:100svh;overflow:hidden;display:flex;align-items:flex-end;background:var(--stone) url(../hero-seq/poster.webp) center/cover no-repeat}
body.home .hero-seq.is-ready .hero-stage{background-image:none}
body.home #heroCanvas{position:absolute;inset:0;width:100%;height:100%;opacity:0}
body.home #heroCanvas.ready{opacity:1}
body.home .hero-scrim{position:absolute;inset:0;pointer-events:none;background:linear-gradient(180deg,rgba(20,14,8,.4) 0,rgba(20,14,8,0) 20%),linear-gradient(0deg,rgba(20,14,8,.5) 0,rgba(20,14,8,0) 42%)}
body.home .hero-content{position:relative;z-index:2;width:100%}
body.home .beat{position:absolute;z-index:2;left:0;right:0;opacity:0;pointer-events:none;color:#fff;padding:0 var(--s7);will-change:transform,opacity}
body.home .beat-mid{bottom:24%}body.home .beat-mid p{max-width:16ch;font-family:'Fraunces',serif;font-size:clamp(32px,5vw,64px);line-height:1.08;text-shadow:0 2px 20px rgba(0,0,0,.35)}
body.home .beat-end{bottom:16%}body.home .beat-end h2{max-width:14ch;margin:0 0 var(--s5);color:#fff;font-size:clamp(32px,5vw,60px);line-height:1.08}
body.home .scroll-cue{z-index:3}
body.home .hero-static{height:100vh;height:100svh}
body.home .hero-static .hero-stage{position:relative}
body.home .hero-last{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.6s ease}
body.home .hero-last.on{opacity:1}
@media(max-width:768px),(orientation:portrait){body.home .hero{height:220vh}body.home .hero-stage{background-image:url(../hero-seq/poster-m.webp)}body.home .beat{padding:0 var(--s5)}}
/* ---- Inner pages: static image hero, no video ---- */
.hero--page{height:36vh;height:36svh;min-height:260px}.hero--page .hero-content{padding-bottom:var(--s8)}
body.inner-page .hero{width:100%;clip-path:none!important}
body{overflow:visible}
body.home .beat p,body.home .beat h2{color:#fff;text-shadow:0 2px 24px rgba(0,0,0,.55)}
body.home .hero-scrim{background:linear-gradient(180deg,rgba(20,14,8,.55) 0,rgba(20,14,8,0) 24%),linear-gradient(0deg,rgba(20,14,8,.8) 0,rgba(20,14,8,.35) 45%,rgba(20,14,8,0) 70%),rgba(168,127,68,.06)}

/* ---- Presentation pass: credential badge, testimonial, day/night, motion hooks ---- */
.cred{display:inline-flex;align-items:center;gap:var(--s2);margin:0 0 var(--s5);padding:var(--s2) var(--s4) var(--s2) var(--s3);border:1px solid var(--brass);border-radius:20px;background:#fff;line-height:1.2;font-size:13px}
.cred-check{width:18px;height:18px;flex:none;fill:none;stroke:var(--brass);stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
.cred-label{color:var(--ink-soft);font-weight:500}
.cred-num{color:var(--green);font-weight:600;letter-spacing:.04em}
.testimonial-section{background:var(--panel);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.testimonial-section .inner{max-width:820px}
.testimonial{margin:0}
.testimonial::before{content:'';display:block;width:48px;height:2px;background:var(--brass);margin-bottom:var(--s5)}
.testimonial blockquote{margin:0;padding:0}
.testimonial blockquote p,.testimonial p{font-family:'Fraunces',serif;font-weight:400;font-size:clamp(28px,3.4vw,40px);line-height:1.25;color:var(--ink)}
.testimonial figcaption{margin-top:var(--s4);font-size:14px;color:var(--ink-soft)}
.about .about-image{position:relative;touch-action:pan-y}
.about .about-image picture{display:block;width:100%;height:100%}
.about .about-image .night{position:absolute;inset:0;opacity:0;pointer-events:none}
.daynight{position:absolute;left:var(--s3);top:var(--s3);z-index:2;display:inline-flex;border:1px solid rgba(255,255,255,.7);border-radius:20px;background:rgba(12,22,40,.55);color:#fff;font:600 12px/1 'Work Sans',sans-serif;padding:3px;cursor:pointer}
.daynight span{padding:7px 12px;border-radius:16px;opacity:.7}
.daynight[aria-pressed="false"] [data-d],.daynight[aria-pressed="true"] [data-n]{background:#fff;color:var(--ink);opacity:1}
.about .cred{font-size:13px}
.hero--page{background:var(--green)}.footer-bottom a{text-decoration:underline;text-underline-offset:2px}.footer-bottom a:hover{color:var(--ink)}

body.home #heroCanvas{will-change:opacity;transform:translateZ(0)}body.home .hero h1,body.home .hero .tagline{text-shadow:0 2px 18px rgba(0,0,0,.35)}

/* ---- Buildings section: native swipe row by default, pinned horizontal track when motion is on ---- */
.projects{background:var(--panel);border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:0}
.pj-stage{width:100%;display:flex;flex-direction:column;justify-content:center;padding:var(--s10) 0 var(--s8)}
.pj-top{max-width:1120px;width:100%;margin:0 auto var(--s6);padding:0 var(--s6);display:flex;align-items:flex-end;justify-content:space-between;gap:var(--s5)}
.pj-top h2{margin:0}.pj-top .eyebrow{margin-bottom:var(--s2)}
.pj-meta{text-align:right;flex:none}
.pj-hint{font-size:12px;letter-spacing:.15em;text-transform:uppercase;color:var(--ink-soft);font-weight:600}
.pj-hint-p,.pj-counter,.pj-progress-wrap{display:none}
.pj-counter{font-size:13px;font-weight:600;letter-spacing:.1em;color:var(--ink);margin-top:var(--s1)}
.pj-wrap{overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;scrollbar-width:none}
.pj-wrap::-webkit-scrollbar{display:none}
.pj-track{list-style:none;margin:0;padding:0 var(--s6);display:flex;gap:var(--s6);width:max-content;will-change:transform}
.pj-card{--cw:min(82vw,440px,max(240px,calc((100svh - 350px) / 1.25)));flex:0 0 auto;width:var(--cw);scroll-snap-align:center;display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:16px;box-shadow:0 14px 34px rgba(28,26,23,.07);overflow:hidden}
.pj-media{position:relative;aspect-ratio:4/5;overflow:hidden;background:var(--line);touch-action:pan-y}
.pj-slide{position:absolute;inset:0;display:block;opacity:0;transition:opacity .4s cubic-bezier(.45,0,.55,1)}
.pj-slide.is-on{opacity:1}
.pj-slide img{width:100%;height:100%;object-fit:cover;display:block}
.pj-body{padding:var(--s5);display:flex;flex-direction:column;gap:var(--s2)}
.pj-loc{font-size:11px;letter-spacing:.15em;text-transform:uppercase;color:var(--brass);font-weight:700}
.pj-body h3{font-family:'Fraunces',serif;font-weight:500;font-size:clamp(20px,2.2vw,26px);line-height:1.15;margin:0;color:var(--ink)}
.pj-body .btn{align-self:flex-start;margin-top:var(--s2);padding:var(--s3) var(--s4)}
.pj-progress-wrap{max-width:1120px;width:100%;margin:0 auto;padding:var(--s5) var(--s6) 0}
.pj-progress{height:2px;background:var(--line);border-radius:2px;overflow:hidden}
.pj-progress i{display:block;height:100%;background:linear-gradient(90deg,var(--brass),var(--green));transform-origin:left center;transform:scaleX(0)}
.projects.pj-on .pj-stage{height:100vh;height:100svh;overflow:hidden;padding:var(--s7) 0 var(--s5)}
.projects.pj-on .pj-wrap{overflow:hidden;scroll-snap-type:none}
.projects.pj-on .pj-card{scroll-snap-align:none}
.projects.pj-on .pj-hint-s{display:none}.projects.pj-on .pj-hint-p,.projects.pj-on .pj-counter,.projects.pj-on .pj-progress-wrap{display:block}
@media(max-width:560px){.pj-top{padding:0 var(--s5)}.pj-track{padding:0 var(--s5);gap:var(--s4)}.pj-progress-wrap{padding:var(--s4) var(--s5) 0}.pj-hint{font-size:11px}}
@media(max-width:560px){.pj-hint{display:none}}

.pj-defer{display:none}
.pj-slide{background-position:center;background-size:cover}
.pj-thumbs{position:absolute;left:0;right:0;bottom:10px;z-index:2;display:flex;justify-content:center;gap:6px}
.pj-thumb{width:44px;height:44px;padding:0;border:2px solid rgba(255,255,255,.55);border-radius:10px;overflow:hidden;background:#fff center/cover no-repeat;cursor:pointer;opacity:.85;box-shadow:0 2px 8px rgba(0,0,0,.25);transition:opacity .2s ease,border-color .2s ease,transform .2s ease}
.pj-thumb[aria-current="true"]{opacity:1;border-color:#fff;transform:translateY(-2px)}
@media(hover:hover){.pj-thumb:hover{opacity:1}}

/* ---- Buildings: desktop = one full-width row of 4 (no swipe, no empty space). Mobile/tablet keep the swipe row. ---- */
@media(min-width:900px){
.pj-stage{padding:var(--s10) 0}
.pj-top{max-width:1440px;padding:0 var(--s7);box-sizing:border-box}
.pj-hint{display:none}
.pj-wrap{overflow:visible;scroll-snap-type:none;width:100%;max-width:1440px;margin:0 auto;padding:0 var(--s7);box-sizing:border-box}
.pj-track{width:auto;display:grid;grid-auto-flow:column;grid-auto-columns:minmax(0,1fr);gap:var(--s6);padding:0}
.pj-card{--cw:auto;width:auto;transition:transform .35s cubic-bezier(.22,.8,.3,1),box-shadow .35s ease}
.pj-card:hover{transform:translateY(-6px);box-shadow:0 22px 44px rgba(28,26,23,.13)}
}

/* ---- Property walkthrough videos ---- */
.tours{background:#fff;padding:var(--s12) var(--s6);border-bottom:1px solid var(--line);overflow:hidden}
.tr-inner{max-width:1440px;margin:0 auto}
.tr-head{max-width:620px;margin:0 auto var(--s9);text-align:center}
.tr-head p{margin:0;color:var(--ink-soft);font-size:16px;line-height:1.6}
.tr-row{list-style:none;margin:0;padding:0;display:flex;justify-content:center;gap:var(--s6)}
.tr-card{flex:1 1 0;max-width:320px;min-width:0}
.tr-open{position:relative;display:block;width:100%;aspect-ratio:9/16;padding:0;border:0;border-radius:20px;overflow:hidden;background:#14110c;cursor:pointer;color:#fff;text-align:left;font:inherit;box-shadow:0 16px 38px rgba(28,26,23,.16);transition:transform .4s cubic-bezier(.22,.8,.3,1),box-shadow .4s ease;-webkit-tap-highlight-color:transparent}
.tr-open video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block;transition:transform .8s cubic-bezier(.22,.8,.3,1)}
.tr-open::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,10,6,.28) 0%,rgba(12,10,6,0) 28%,rgba(12,10,6,0) 52%,rgba(12,10,6,.78) 100%);pointer-events:none}
.tr-badge{position:absolute;z-index:2;top:var(--s4);left:var(--s4);display:inline-flex;align-items:center;gap:6px;padding:6px 10px;border-radius:999px;background:rgba(12,10,6,.5);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase}
.tr-badge i{width:7px;height:7px;border-radius:50%;background:#e5484d;animation:trLive 1.6s ease-in-out infinite}
.tr-play{position:absolute;z-index:2;right:var(--s4);bottom:calc(var(--s4) + 2px);width:52px;height:52px;border-radius:50%;background:#fff;color:var(--ink);display:grid;place-items:center;box-shadow:0 8px 20px rgba(0,0,0,.3);transition:transform .3s cubic-bezier(.22,.8,.3,1)}
.tr-play::before{content:'';position:absolute;inset:0;border-radius:50%;border:2px solid rgba(255,255,255,.8);animation:trRing 2.2s ease-out infinite}
.tr-play svg{width:20px;height:20px;margin-left:3px}
.tr-cap{position:absolute;z-index:2;left:var(--s4);right:84px;bottom:var(--s4);display:flex;flex-direction:column;gap:2px}
.tr-cap b{font-family:'Fraunces',serif;font-weight:500;font-size:20px;line-height:1.2}
.tr-cap small{font-size:12px;letter-spacing:.1em;text-transform:uppercase;opacity:.85}
@media(hover:hover){.tr-open:hover{transform:translateY(-6px);box-shadow:0 26px 50px rgba(28,26,23,.24)}.tr-open:hover video{transform:scale(1.05)}.tr-open:hover .tr-play{transform:scale(1.1)}}
.tr-open:focus-visible{outline:3px solid var(--brass);outline-offset:3px}
@keyframes trRing{0%{transform:scale(1);opacity:.9}100%{transform:scale(1.7);opacity:0}}
@keyframes trLive{0%,100%{opacity:1}50%{opacity:.35}}
@media(max-width:899px){
.tours{padding:var(--s10) 0}
.tr-head{padding:0 var(--s5);margin-bottom:var(--s7)}
.tr-row{justify-content:flex-start;overflow-x:auto;scroll-snap-type:x mandatory;-webkit-overflow-scrolling:touch;scrollbar-width:none;padding:var(--s2) var(--s5) var(--s6);gap:var(--s4)}
.tr-row::-webkit-scrollbar{display:none}
.tr-card{flex:0 0 min(74vw,300px);scroll-snap-align:center}
.tr-card:only-child{margin:0 auto}
}

/* video lightbox */
.tr-dlg{border:0;padding:0;background:transparent;max-width:100vw;max-height:100vh;width:100%;height:100%;color:#fff;overflow:hidden}
.tr-dlg::backdrop{background:rgba(8,7,5,.92);backdrop-filter:blur(6px)}
.tr-dlg[open]{display:flex;align-items:center;justify-content:center;animation:trFade .25s ease}
.tr-stage{position:relative;height:min(88vh,88svh);aspect-ratio:9/16;max-width:94vw;border-radius:18px;overflow:hidden;background:#000;box-shadow:0 30px 80px rgba(0,0,0,.6);animation:trPop .35s cubic-bezier(.22,.8,.3,1)}
.tr-stage video{width:100%;height:100%;object-fit:contain;display:block;background:#000}
.tr-x,.tr-nav{position:absolute;z-index:3;width:44px;height:44px;border-radius:50%;border:0;background:rgba(255,255,255,.16);color:#fff;display:grid;place-items:center;cursor:pointer;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);transition:background .2s}
.tr-x:hover,.tr-nav:hover{background:rgba(255,255,255,.3)}
.tr-x{top:14px;right:14px}
.tr-x svg,.tr-nav svg{width:20px;height:20px}
.tr-nav{top:50%;margin-top:-22px}
.tr-prev{left:calc(50% - min(88svh * .5625, 47vw) - 64px)}
.tr-next{right:calc(50% - min(88svh * .5625, 47vw) - 64px)}
.tr-wa{position:absolute;z-index:3;left:14px;right:14px;bottom:62px;display:none}
.tr-dlg.has-nav .tr-nav{display:grid}.tr-nav{display:none}
@media(max-width:700px){.tr-prev{left:8px}.tr-next{right:8px}.tr-nav{top:auto;bottom:70px;margin:0}}
@keyframes trFade{from{opacity:0}to{opacity:1}}
@keyframes trPop{from{opacity:0;transform:scale(.94) translateY(16px)}to{opacity:1;transform:none}}
@media(prefers-reduced-motion:reduce){.tr-play::before,.tr-badge i{animation:none}.tr-stage,.tr-dlg[open]{animation:none}}

.tr-meta{margin-top:var(--s4);display:flex;flex-direction:column;gap:2px}.tr-meta b{font-family:'Fraunces',serif;font-weight:500;font-size:20px;color:var(--ink)}.tr-meta small{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--brass);font-weight:600}

.fab.call{width:52px;height:52px;background:var(--ink);color:#fff;border:0}.fab.call svg{width:22px;height:22px}

/* enquiry form on home page (copied from blog.css so home does not need blog.css) */
.lead-form{gap:var(--s4)}
.lead-form .lf-grid{display:grid;grid-template-columns:1fr 1fr;gap:var(--s4)}
.lead-form label{display:flex;flex-direction:column;gap:var(--s2);font-size:13px;font-weight:600;color:var(--ink-soft)}
.lead-form .opt{font-weight:400;opacity:.8}
.lead-form input,.lead-form select,.lead-form textarea{font-family:'Work Sans',sans-serif;font-size:16px;color:var(--ink);background:#fff;border:1px solid var(--line);border-radius:8px;padding:14px var(--s4);width:100%;transition:border-color .15s,box-shadow .15s}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:none;border-color:var(--green);box-shadow:0 0 0 3px rgba(31,51,84,.14)}
.lead-form .hp{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}
.lead-form .lf-msg{min-height:20px;font-size:14px;margin:0}.lead-form .lf-msg.bad{color:#B3382C}.lead-form .lf-msg.ok{color:var(--green)}
.lead-form .lf-submit,.lead-form .btn{font-family:'Work Sans',sans-serif}
.lead-form .lf-submit{align-self:stretch;justify-content:center;padding:var(--s4) var(--s5);font-size:15px;cursor:pointer}
.lead-form .lf-submit.busy{opacity:.7;cursor:wait}
.lead-form .lf-note{font-size:13px;text-align:center}
.lead-form .lf-done{text-align:center;display:grid;gap:var(--s4);justify-items:center;padding:var(--s7) var(--s4)}
.lead-form .lf-done h3{font-family:'Fraunces',serif;font-weight:500;font-size:26px;margin:0}
.lead-form .lf-done .btn{cursor:pointer}
.lead-form .lf-ref{background:#EAF3EC;color:#24392C;border-radius:10px;padding:10px 16px;font-size:15px}
.lead-form .lf-or{font-size:14px;margin-top:var(--s2)}
.lead-form.is-compact .lf-grid{gap:var(--s3)}
@media(max-width:640px){.lead-form .lf-grid{grid-template-columns:1fr}}