:root{--black:#0d0d0d;--white:#fff;--gold:#c8a64d;--sand:#f5f3ef;--charcoal:#1b1b1a;--stone:#d8d2c4;--line:rgba(200,166,77,.35);--ease:cubic-bezier(.22,.61,.36,1)}
*{margin:0;padding:0;box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--white);color:var(--black);font-family:Inter,sans-serif;font-weight:400;-webkit-font-smoothing:antialiased;overflow-x:hidden}h1,h2,h3,h4,h5,.serif{font-family:Fraunces,serif}a{color:inherit;text-decoration:none}.wrap{max-width:1280px;margin:0 auto;padding:0 48px}.eyebrow{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:500}.dark{background:var(--black);color:var(--white)}.sand{background:var(--sand)}.muted{color:#666}.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 30px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;font-weight:600;border:1px solid var(--gold);color:var(--gold);background:transparent;transition:.4s var(--ease);cursor:pointer}.btn:hover{background:var(--gold);color:var(--black)}.btn-dark{border-color:#0d0d0d;color:#0d0d0d}.btn-dark:hover{background:#0d0d0d;color:#fff}.btn-solid{background:var(--gold);color:#0d0d0d}.btn-light{border-color:rgba(255,255,255,.35);color:#fff}.btn-light:hover{background:#fff;color:#111}.section{padding:110px 0;position:relative}.section-head{max-width:680px;margin-bottom:62px}.section-head h2{font-size:clamp(30px,4vw,48px);font-weight:400;line-height:1.16;margin-top:16px}.section-head p{font-size:15px;color:#666;margin-top:18px;line-height:1.75;font-weight:300}.dark .section-head p{color:rgba(255,255,255,.58)}
#route{position:fixed;top:0;left:0;right:0;z-index:80;height:58px;background:rgba(13,13,13,.94);backdrop-filter:blur(12px);display:flex;align-items:center;padding:0 48px;transform:translateY(-100%);transition:.45s var(--ease)}#route.show{transform:translateY(0)}.route-logo{color:#fff;font:400 14px Fraunces,serif;letter-spacing:.09em}.route-track{height:1px;background:rgba(255,255,255,.14);flex:1;margin:0 26px;position:relative}.route-fill{position:absolute;inset:0 auto 0 0;width:0;background:var(--gold)}
.site-nav{position:fixed;top:0;left:0;right:0;z-index:70;display:flex;align-items:center;justify-content:space-between;padding:28px 48px;mix-blend-mode:difference}.site-nav .logo{color:#fff;font:400 19px Fraunces,serif;letter-spacing:.08em}.nav-links{display:flex;align-items:center;gap:30px}.nav-links a{color:#fff;font-size:10px;letter-spacing:.13em;text-transform:uppercase;opacity:.72;transition:.25s}.nav-links a:hover,.nav-links a.active{opacity:1}.lang-switch{display:flex;gap:7px;margin-left:5px}.lang-switch a{opacity:.42}.lang-switch a.active{color:var(--gold);opacity:1}.menu-btn{display:none;background:transparent;border:0;color:#fff}.mobile-nav{position:fixed;inset:0;z-index:90;background:#0d0d0d;color:#fff;padding:28px;display:flex;flex-direction:column;transform:translateX(100%);transition:.45s var(--ease)}.mobile-nav.open{transform:translateX(0)}.mobile-nav-head{display:flex;justify-content:space-between}.mobile-nav-links{display:grid;gap:20px;margin:auto 0}.mobile-nav-links a{font:400 34px Fraunces,serif}.mobile-nav-foot{font-size:11px;color:rgba(255,255,255,.45)}
.hero,.page-hero{position:relative;overflow:hidden;background:radial-gradient(120% 90% at 50% 0%,#1a2b33 0%,#0d0d0d 55%),linear-gradient(180deg,#0d0d0d,#0a1216)}.hero:before,.page-hero:before{content:"";position:absolute;inset:0;background:repeating-linear-gradient(100deg,transparent 0 2px,rgba(255,255,255,.02) 2px 3px);opacity:.5}.hero-glow{position:absolute;left:50%;top:36%;width:1100px;height:620px;transform:translate(-50%,-50%);background:radial-gradient(ellipse,rgba(200,166,77,.16),transparent 65%);filter:blur(10px)}.hero{height:100vh;min-height:670px;display:flex;align-items:flex-end;padding-bottom:90px}.hero-content{position:relative;z-index:2}.hero h1{color:#fff;font-size:clamp(42px,7vw,91px);font-weight:400;line-height:1.02;max-width:16ch}.hero h1 em,.page-hero h1 em{color:var(--gold);font-style:italic}.hero p{color:rgba(255,255,255,.62);font-size:16px;max-width:480px;line-height:1.7;margin-top:24px;font-weight:300}.hero-actions{display:flex;gap:18px;margin-top:38px;flex-wrap:wrap}.scroll-cue{position:absolute;left:48px;bottom:25px;z-index:3;color:rgba(255,255,255,.4);font-size:9px;text-transform:uppercase;letter-spacing:.18em}.page-hero{min-height:56vh;display:flex;align-items:flex-end;padding:160px 0 62px}.page-hero .wrap{position:relative;z-index:2}.page-hero h1{color:#fff;font-size:clamp(38px,6vw,67px);font-weight:400;line-height:1.06;max-width:19ch;margin-top:18px}.page-hero p{color:rgba(255,255,255,.6);font-size:15px;max-width:510px;line-height:1.75;margin-top:21px;font-weight:300}
.about-grid,.split-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:80px;align-items:center}.portrait,.visual-placeholder{aspect-ratio:4/5;background:linear-gradient(150deg,#394d53,#0d0d0d 72%);position:relative;overflow:hidden}.portrait:before,.visual-placeholder:before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 30% 20%,rgba(200,166,77,.24),transparent 55%)}.portrait:after{content:"S.N.";position:absolute;left:26px;bottom:24px;color:var(--gold);font:italic 14px Fraunces,serif}.prose-lead{font:italic 400 23px/1.5 Fraunces,serif;margin:16px 0 24px}.prose p{font-size:16px;line-height:1.8;color:#444;margin-bottom:17px;font-weight:300}.stats-row{display:flex;gap:55px;flex-wrap:wrap;margin-top:40px}.front-stat strong{font:400 36px Fraunces,serif;display:block}.front-stat span{font-size:9px;letter-spacing:.12em;text-transform:uppercase;color:#888}
.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:#e8e5dd}.property-card{background:#fff;overflow:hidden}.property-media{aspect-ratio:4/5;position:relative;background:linear-gradient(150deg,#3c4d52,#0d0d0d 72%);overflow:hidden}.property-media img{width:100%;height:100%;object-fit:cover;transition:1s var(--ease)}.property-card:hover .property-media img{transform:scale(1.05)}.property-media:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.35),transparent 45%)}.property-tag,.property-status{position:absolute;top:18px;z-index:2;font-size:9px;letter-spacing:.13em;text-transform:uppercase}.property-tag{left:18px;color:#fff}.property-status{right:18px;color:var(--gold);border:1px solid rgba(200,166,77,.5);padding:5px 8px}.property-info{padding:20px 21px 24px}.property-info h3{font-size:20px;font-weight:400}.property-location{font-size:11px;color:#888;margin-top:5px}.property-meta{display:flex;gap:13px;font-size:10px;color:#999;margin-top:12px}.property-price{color:#a6842e;font-size:12px;margin-top:12px}.filter-bar{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:40px}.filter-bar a{border:1px solid #ddd8cc;padding:9px 16px;font-size:9px;letter-spacing:.11em;text-transform:uppercase}.filter-bar a.active,.filter-bar a:hover{background:#111;color:#fff;border-color:#111}
.why-list,.service-list,.process-list{border-top:1px solid rgba(255,255,255,.12)}.why-item,.service-item{display:grid;grid-template-columns:110px 1fr 1.25fr;gap:35px;padding:35px 0;border-bottom:1px solid rgba(255,255,255,.12)}.why-item .num,.service-item .num{color:var(--gold);font:italic 17px Fraunces,serif}.why-item h3,.service-item h3{font-size:22px;font-weight:400}.why-item p,.service-item p{font-size:14px;line-height:1.75;color:rgba(255,255,255,.55);font-weight:300}.service-list.light{border-color:#e9e5dc}.service-list.light .service-item{border-color:#e9e5dc}.service-list.light .service-item p{color:#666}.tag-row{display:flex;gap:7px;flex-wrap:wrap;margin-top:15px}.tag-row span{font-size:9px;color:#888;border:1px solid #ddd;padding:5px 9px}.dark .tag-row span{border-color:rgba(255,255,255,.16);color:rgba(255,255,255,.45)}
.lifestyle-scroll{display:flex;gap:2px;overflow-x:auto;scrollbar-width:none}.lifestyle-scroll::-webkit-scrollbar{display:none}.life-card{min-width:310px;aspect-ratio:3/4;position:relative;background:linear-gradient(150deg,#39506b,#0d0d0d 75%);display:flex;align-items:flex-end;padding:24px;overflow:hidden}.life-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.life-card:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.68),transparent 58%)}.life-card-content{position:relative;z-index:2;color:#fff}.life-card-content span{display:block;color:var(--gold);font-size:9px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:7px}.life-card-content h3{font-size:21px;font-weight:400}
.metric-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:65px;align-items:center}.chart-box{background:#151412;border:1px solid rgba(255,255,255,.08);padding:35px}.chart-cap{font-size:9px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.38);margin-bottom:27px}.bars{height:210px;display:flex;align-items:flex-end;gap:13px}.bar{flex:1;background:linear-gradient(180deg,var(--gold),rgba(200,166,77,.22));position:relative;min-height:3px}.bar span{position:absolute;bottom:-27px;left:50%;transform:translateX(-50%);font-size:9px;color:rgba(255,255,255,.4);white-space:nowrap}.metric-lines{display:grid}.metric-line{display:flex;justify-content:space-between;gap:24px;padding:18px 0;border-bottom:1px solid rgba(255,255,255,.1)}.metric-line strong{font:400 22px Fraunces,serif;color:var(--gold);white-space:nowrap}.metric-line span{font-size:12px;line-height:1.55;color:rgba(255,255,255,.55);text-align:right}.article-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(255,255,255,.08)}.article-card{background:#0d0d0d;padding:32px 27px;min-height:260px;display:flex;flex-direction:column;justify-content:space-between;transition:.25s}.article-card:hover{background:#161513}.article-card .cat{color:var(--gold);font-size:9px;letter-spacing:.14em;text-transform:uppercase}.article-card h3{font-size:20px;font-weight:400;line-height:1.3;margin-top:14px}.article-card .meta{font-size:10px;color:rgba(255,255,255,.4);display:flex;justify-content:space-between;margin-top:22px}.report-box{background:#161513;border:1px solid rgba(255,255,255,.08);padding:52px;display:grid;grid-template-columns:1.15fr .85fr;gap:45px;align-items:center}.report-box h3{font-size:28px;font-weight:400;line-height:1.28;margin-top:13px}.report-box p{font-size:13px;line-height:1.7;color:rgba(255,255,255,.52);margin-top:14px}
.process-row{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(255,255,255,.1)}.process-card{background:#0d0d0d;padding:34px 27px}.process-card .step{color:var(--gold);font:italic 27px Fraunces,serif}.process-card h3{font-size:18px;font-weight:400;margin-top:17px}.process-card p{font-size:12px;line-height:1.6;color:rgba(255,255,255,.48);margin-top:9px}.feature-block{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center;padding:70px 0;border-bottom:1px solid #eee}.feature-block.reverse .feature-visual{order:2}.feature-visual{aspect-ratio:16/11;background:linear-gradient(150deg,#39506b,#0d0d0d 75%);position:relative;overflow:hidden}.feature-visual img{width:100%;height:100%;object-fit:cover}.feature-copy .num{font:italic 14px Fraunces,serif;color:var(--gold)}.feature-copy h3{font-size:34px;font-weight:400;margin-top:12px}.feature-copy p{font-size:14px;line-height:1.8;color:#555;margin-top:16px;max-width:470px;font-weight:300}.destination-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(255,255,255,.08);margin-top:50px}.destination{background:#0d0d0d;padding:31px 24px;min-height:150px}.destination h3{font-size:18px;font-weight:400}.destination p{font-size:11px;line-height:1.6;color:rgba(255,255,255,.43);margin-top:9px}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:85px}.contact-copy h1,.contact-copy h2{font-size:clamp(34px,5vw,58px);font-weight:400;line-height:1.13}.contact-copy h1 em,.contact-copy h2 em{color:var(--gold);font-style:italic}.contact-copy>p{font-size:15px;line-height:1.75;color:rgba(255,255,255,.58);margin-top:20px;max-width:470px}.contact-meta{margin-top:38px}.contact-meta div{display:flex;justify-content:space-between;padding:15px 0;border-top:1px solid rgba(255,255,255,.12);font-size:12px;color:rgba(255,255,255,.5);gap:20px}.contact-meta b{font-weight:400;color:#fff;text-align:right}.front-form{display:grid;grid-template-columns:1fr 1fr;gap:19px 22px}.front-field{display:grid;gap:8px}.front-field.full{grid-column:1/-1}.front-field label{font-size:9px;text-transform:uppercase;letter-spacing:.13em;color:rgba(255,255,255,.42)}.front-field input,.front-field select,.front-field textarea{width:100%;border:0;border-bottom:1px solid rgba(255,255,255,.25);background:transparent;color:#fff;padding:9px 0;font-size:14px;outline:none}.front-field input:focus,.front-field select:focus,.front-field textarea:focus{border-color:var(--gold)}.front-field select option{background:#111}.front-field textarea{resize:vertical;min-height:70px}.front-field.checkbox{display:flex;grid-template-columns:auto 1fr;align-items:flex-start}.front-field.checkbox input{width:auto;margin-top:2px;accent-color:var(--gold)}.front-field.checkbox label{line-height:1.5;text-transform:none;letter-spacing:0;font-size:11px}.front-form .btn{grid-column:1/-1;width:100%;justify-content:center}.privacy-note{grid-column:1/-1;font-size:10px;color:rgba(255,255,255,.32);line-height:1.6}.form-alert{grid-column:1/-1;padding:11px 13px;border:1px solid rgba(200,166,77,.4);color:var(--gold);font-size:11px}.form-alert.error{border-color:rgba(199,75,80,.5);color:#e4868a}.light-form .front-field label{color:#777}.light-form .front-field input,.light-form .front-field select,.light-form .front-field textarea{color:#111;border-color:#ccc}.light-form .front-field select option{background:#fff}.light-form .front-field.checkbox label{color:#666}
.property-hero{min-height:74vh;position:relative;background:linear-gradient(150deg,#394d53,#0d0d0d 75%);display:flex;align-items:flex-end;padding:160px 0 60px;color:#fff}.property-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.property-hero:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.78),rgba(0,0,0,.12) 70%)}.property-hero .wrap{position:relative;z-index:2;width:100%}.property-hero h1{font-size:clamp(38px,6vw,68px);font-weight:400}.property-hero-meta{display:flex;gap:25px;flex-wrap:wrap;margin-top:22px;color:rgba(255,255,255,.65);font-size:12px}.property-detail-grid{display:grid;grid-template-columns:1.35fr .65fr;gap:65px}.property-copy h2{font-size:36px;font-weight:400;margin-bottom:20px}.property-copy p{font-size:15px;line-height:1.85;color:#555;margin-bottom:17px}.property-sidebar{border:1px solid #e4e0d7;padding:28px;position:sticky;top:90px;height:max-content}.property-sidebar .price{font:400 25px Fraunces,serif;color:#9b7924}.spec-grid{display:grid;grid-template-columns:repeat(2,1fr);margin:25px 0;border-top:1px solid #e6e2d9}.spec{padding:13px 0;border-bottom:1px solid #e6e2d9;font-size:11px}.spec span{color:#999;display:block;font-size:9px;text-transform:uppercase;letter-spacing:.08em;margin-bottom:4px}.gallery-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:3px;margin-top:45px}.gallery-grid img{width:100%;aspect-ratio:4/3;object-fit:cover}.article-body{max-width:820px;margin:0 auto}.article-body h1{font-size:clamp(38px,6vw,65px);font-weight:400;line-height:1.08}.article-body .lead{font-size:18px;color:#666;line-height:1.7;margin-top:24px}.article-content{margin-top:55px;font-size:16px;line-height:1.9;color:#3f3f3b}.article-content h2,.article-content h3{font-weight:400;margin:40px 0 15px}.article-content p{margin-bottom:20px}.article-content ul,.article-content ol{margin:20px 0 20px 25px}.article-content a{color:#9b7924;text-decoration:underline}.faq-list{border-top:1px solid rgba(255,255,255,.12)}.faq-item{border-bottom:1px solid rgba(255,255,255,.12)}.faq-question{display:flex;justify-content:space-between;gap:20px;padding:23px 0;cursor:pointer}.faq-question h3{font-size:16px;font-weight:400}.faq-question span{color:var(--gold);font-size:20px;transition:.25s}.faq-answer{max-height:0;overflow:hidden;transition:.4s}.faq-answer p{font-size:14px;line-height:1.75;color:rgba(255,255,255,.52);padding-bottom:23px;max-width:760px}.faq-item.open .faq-answer{max-height:500px}.faq-item.open .faq-question span{transform:rotate(45deg)}
.footer{background:#090909;color:rgba(255,255,255,.5);padding:72px 0 28px}.footer-grid{display:grid;grid-template-columns:1.4fr repeat(3,1fr);gap:45px;padding-bottom:55px;border-bottom:1px solid rgba(255,255,255,.08)}.footer h4{font-size:20px;color:#fff;font-weight:400}.footer-brand p{font-size:11px;line-height:1.7;max-width:250px;margin-top:13px;color:rgba(255,255,255,.38)}.footer-col h5{font-family:Inter,sans-serif;font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.3);margin-bottom:16px}.footer-col a,.footer-col p{display:block;font-size:11px;margin-bottom:10px;color:rgba(255,255,255,.52)}.footer-bottom{display:flex;justify-content:space-between;gap:15px;flex-wrap:wrap;padding-top:24px;font-size:9px;color:rgba(255,255,255,.28)}
.cookie-banner{position:fixed;left:20px;bottom:20px;z-index:100;width:min(400px,calc(100% - 40px));background:#151513;color:#fff;border:1px solid rgba(200,166,77,.3);padding:18px;box-shadow:0 20px 70px rgba(0,0,0,.3);display:none}.cookie-banner.show{display:block}.cookie-banner p{font-size:11px;line-height:1.6;color:rgba(255,255,255,.6)}.cookie-actions{display:flex;gap:8px;margin-top:13px}.cookie-actions button{padding:8px 11px;font-size:9px;letter-spacing:.1em;text-transform:uppercase;border:1px solid var(--gold);background:transparent;color:var(--gold);cursor:pointer}.cookie-actions .accept{background:var(--gold);color:#111}
[data-reveal]{opacity:0;transform:translateY(25px);transition:opacity .8s var(--ease),transform .8s var(--ease)}[data-reveal].in{opacity:1;transform:none}::selection{background:var(--gold);color:#111}
@media(max-width:960px){.wrap{padding:0 25px}.site-nav{padding:23px 25px}.nav-links{display:none}.menu-btn{display:block}.hero{padding-bottom:75px}.scroll-cue{left:25px}.section{padding:78px 0}.about-grid,.split-grid,.metric-grid,.contact-grid,.property-detail-grid,.report-box{grid-template-columns:1fr;gap:42px}.property-grid,.article-grid{grid-template-columns:repeat(2,1fr)}.why-item,.service-item{grid-template-columns:1fr;gap:10px}.process-row{grid-template-columns:repeat(2,1fr)}.feature-block{grid-template-columns:1fr;gap:30px}.feature-block.reverse .feature-visual{order:0}.destination-grid{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:repeat(2,1fr)}.property-sidebar{position:static}.gallery-grid{grid-template-columns:1fr}}
@media(max-width:620px){#route{padding:0 23px}.hero h1{font-size:43px}.page-hero{min-height:62vh}.property-grid,.article-grid,.process-row,.destination-grid{grid-template-columns:1fr}.life-card{min-width:275px}.front-form{grid-template-columns:1fr}.front-field.full,.front-form .btn,.privacy-note,.form-alert{grid-column:auto}.footer-grid{grid-template-columns:1fr}.footer-bottom{flex-direction:column}.report-box{padding:30px 22px}.chart-box{padding:27px 18px}.bars{gap:7px}.bar span{font-size:8px;transform:translateX(-50%) rotate(-35deg);transform-origin:center}.property-hero-meta{gap:13px}.gallery-grid{grid-template-columns:1fr}.stats-row{gap:30px}}
.front-field.third{grid-column:span 1}.front-field.half{grid-column:span 1}.field-help{font-size:9px;color:rgba(255,255,255,.35);line-height:1.5}.light-form .field-help{color:#999}
.front-form{grid-template-columns:repeat(6,minmax(0,1fr))}.front-field.full{grid-column:1/-1}.front-field.half{grid-column:span 3}.front-field.third{grid-column:span 2}.front-form .btn,.front-form .privacy-note,.front-form .form-alert{grid-column:1/-1}
@media(max-width:620px){.front-form{grid-template-columns:1fr}.front-field.full,.front-field.half,.front-field.third,.front-form .btn,.front-form .privacy-note,.front-form .form-alert{grid-column:auto}}
.property-lead-rich{margin-bottom:20px}.property-lead-rich h2,.property-lead-rich h3{font-size:36px;font-weight:400;margin:0 0 20px}.property-lead-rich p{font:400 30px/1.35 Fraunces,serif;color:#222;margin-bottom:20px}.property-lead-rich ul,.property-lead-rich ol{margin:0 0 20px 22px}.property-lead-rich a{color:#9b7924;text-decoration:underline}

/* Editorial property experience */
.pe-cap{display:block;font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:#a9835b;font-weight:600}.pe-hero{--pe-hero-image:none;position:relative;height:100vh;min-height:680px;display:flex;align-items:flex-end;padding:0 0 92px;background:linear-gradient(180deg,#27231d,#0f0d0a);overflow:hidden}.pe-hero:before{content:"";position:absolute;inset:0;background-image:linear-gradient(180deg,rgba(9,8,7,.18),rgba(9,8,7,.72)),var(--pe-hero-image);background-size:cover;background-position:center;transform:scale(1.025)}.pe-hero-overlay{position:absolute;inset:0;background:radial-gradient(80% 55% at 50% 25%,rgba(201,184,150,.15),transparent 65%)}.pe-hero-content{position:relative;z-index:2;text-align:center;width:100%;color:#fff}.pe-hero h1{font:400 italic clamp(42px,7vw,94px)/1.04 Fraunces,serif;margin:18px auto 0;max-width:1100px}.pe-hero-content>p{font-size:12px;letter-spacing:.13em;text-transform:uppercase;color:rgba(255,255,255,.64);margin-top:20px}.pe-hero-meta{display:flex;justify-content:center;gap:22px;flex-wrap:wrap;margin-top:28px;color:rgba(255,255,255,.58);font-size:11px;letter-spacing:.07em;text-transform:uppercase}.pe-scroll-cue{position:absolute;left:50%;bottom:24px;z-index:3;transform:translateX(-50%);display:flex;flex-direction:column;align-items:center;gap:8px;color:rgba(255,255,255,.45);font-size:9px;letter-spacing:.16em;text-transform:uppercase}.pe-scroll-cue i{width:1px;height:28px;background:linear-gradient(#a9835b,transparent)}
.pe-section{position:relative;padding:150px 0;background:#fbf9f5;color:#15130f}.pe-stone{background:#efe9dd}.pe-dark{background:#15130f;color:#fbf9f5}.pe-section-head{max-width:680px}.pe-section-head h2{font:400 clamp(32px,4.5vw,58px)/1.15 Fraunces,serif;margin-top:16px}.pe-section-intro{font-size:15.5px;line-height:1.85;color:#5f5a4c;margin-top:22px;max-width:570px}.pe-section-intro p{margin:0 0 14px}.pe-dark .pe-section-intro{color:rgba(251,249,245,.62)}
.pe-story .pe-section-head{text-align:center;margin:0 auto}.pe-story-copy{max-width:760px;margin:54px auto 0;text-align:center}.pe-story-copy blockquote{font:400 italic clamp(22px,3vw,30px)/1.55 Fraunces,serif;margin:0 0 30px}.pe-rich{font-size:17px;line-height:1.9;color:#3f3b32}.pe-rich p{margin:0 0 24px}.pe-rich h2,.pe-rich h3{font-weight:400;margin:32px 0 14px}.pe-rich ul,.pe-rich ol{text-align:left;max-width:620px;margin:20px auto;padding-left:25px}
.pe-architecture-main{margin:58px 0 0}.pe-architecture-main img{width:100%;aspect-ratio:16/8;object-fit:cover}.pe-architecture-main figcaption{display:flex;justify-content:space-between;gap:18px;margin-top:15px;color:#827b69;font-size:10px;letter-spacing:.05em}.pe-architecture-pair{display:grid;grid-template-columns:1fr 1fr;gap:3px;margin-top:52px}.pe-architecture-pair img{width:100%;aspect-ratio:4/5;object-fit:cover}.pe-materials{display:flex;justify-content:center;gap:44px;flex-wrap:wrap;margin-top:58px}.pe-materials article{width:180px;text-align:center}.pe-materials i{display:block;width:54px;height:54px;border-radius:50%;margin:0 auto 15px;box-shadow:inset 0 0 0 1px rgba(0,0,0,.08)}.pe-materials h3{font:400 italic 17px Fraunces,serif}.pe-materials p{font-size:11.5px;line-height:1.65;color:#817a69;margin-top:8px}
.pe-moments{margin-top:36px}.pe-moment{display:grid;grid-template-columns:1fr 1fr;gap:76px;align-items:center;padding:64px 0}.pe-moment.reverse .pe-moment-visual{order:2}.pe-moment-visual{aspect-ratio:4/5;background:#e6dfd1;overflow:hidden}.pe-moment-visual img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.22,.61,.36,1)}.pe-moment:hover img{transform:scale(1.035)}.pe-moment-copy>span{font:400 italic 14px Fraunces,serif;color:#a9835b}.pe-moment-copy h3{font:400 italic clamp(25px,3vw,37px)/1.2 Fraunces,serif;margin-top:13px}.pe-moment-copy p{font-size:15px;line-height:1.85;color:#5d584c;margin-top:17px;max-width:440px}
.pe-gallery{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:190px;gap:6px;margin-top:52px}.pe-gallery-item{border:0;padding:0;background:#d8cfbd;cursor:pointer;overflow:hidden}.pe-gallery-item img{width:100%;height:100%;object-fit:cover;transition:transform .9s cubic-bezier(.22,.61,.36,1)}.pe-gallery-item:hover img{transform:scale(1.055)}.pe-gallery-item-1{grid-column:span 2;grid-row:span 2}.pe-gallery-item-4{grid-row:span 2}.pe-gallery-item-7{grid-column:span 2}.pe-gallery-hint{text-align:center;margin-top:28px;color:#847d6e;font-size:10px;letter-spacing:.1em;text-transform:uppercase}
.pe-video{position:relative;aspect-ratio:16/9;margin-top:52px;background:#080706;overflow:hidden}.pe-video iframe,.pe-video video{width:100%;height:100%;border:0;display:block}.pe-video-link{position:absolute;inset:0;display:grid;place-items:center;color:#c7b896;border:1px solid rgba(199,184,150,.35);font-size:11px;letter-spacing:.14em;text-transform:uppercase}.pe-video-meta{display:flex;justify-content:space-between;gap:18px;flex-wrap:wrap;margin-top:20px;color:rgba(251,249,245,.42);font-size:10px;letter-spacing:.05em}
.pe-plan-tabs{display:flex;gap:8px;flex-wrap:wrap;margin-top:44px}.pe-plan-tabs button{border:1px solid #d8cfbd;background:transparent;padding:11px 20px;font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:#817969;cursor:pointer}.pe-plan-tabs button.active{background:#15130f;color:#fbf9f5;border-color:#15130f}.pe-plans{margin-top:38px}.pe-plan-panel{display:none;grid-template-columns:1.25fr 1fr;gap:60px;align-items:center}.pe-plan-panel.active{display:grid}.pe-plan-visual{aspect-ratio:4/3;background:#efe9dd;border:1px solid #dfd4bf;display:grid;place-items:center;color:#a99c7f;overflow:hidden}.pe-plan-visual img{width:100%;height:100%;object-fit:contain}.pe-plan-copy h3{font:400 italic 28px Fraunces,serif;margin-bottom:12px}.pe-plan-copy>p{color:#6b6558;line-height:1.7;margin-bottom:18px}.pe-plan-copy>div{display:flex;justify-content:space-between;gap:18px;padding:14px 0;border-bottom:1px solid #e2d8c4;font-size:13px}.pe-plan-copy strong{font-weight:400;color:#8a816e}
.pe-location{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center;margin-top:48px}.pe-location-map{aspect-ratio:1;background:#28251f;border:1px solid rgba(255,255,255,.12);overflow:hidden}.pe-location-map img{width:100%;height:100%;object-fit:cover}.pe-location-placeholder{height:100%;display:grid;place-content:center;text-align:center;position:relative;background:radial-gradient(circle at center,rgba(169,131,91,.18),transparent 55%)}.pe-location-placeholder i{width:18px;height:18px;border-radius:50%;background:#a9835b;margin:0 auto 16px;box-shadow:0 0 0 9px rgba(169,131,91,.13)}.pe-location-placeholder strong{font:400 italic 25px Fraunces,serif}.pe-location-placeholder span{font-size:10px;color:rgba(255,255,255,.45);margin-top:8px;letter-spacing:.1em;text-transform:uppercase}.pe-location-list{border-top:1px solid rgba(255,255,255,.15)}.pe-location-list>div{display:flex;justify-content:space-between;gap:25px;padding:17px 0;border-bottom:1px solid rgba(255,255,255,.15);font-size:13px}.pe-location-list strong{font:400 italic 15px Fraunces,serif;color:#a9835b}.pe-location-list span{text-align:right;color:rgba(255,255,255,.72)}
.pe-feature-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:2px;background:#e0d6c2;margin-top:52px}.pe-feature-grid article{background:#fbf9f5;padding:46px 42px}.pe-feature-grid h3{font:400 italic 25px Fraunces,serif;margin-top:13px}.pe-feature-grid p{font-size:13.5px;line-height:1.75;color:#696253;margin-top:13px}
.pe-investment{display:grid;grid-template-columns:repeat(3,1fr);gap:48px;margin-top:52px}.pe-investment article{border-top:1px solid rgba(255,255,255,.18);padding-top:23px}.pe-investment strong{font:400 italic 43px Fraunces,serif;color:#a9835b}.pe-investment p{font-size:12px;line-height:1.7;color:rgba(255,255,255,.5);margin-top:10px}
.pe-viewing{background:linear-gradient(180deg,#28231c,#0d0b09);color:#fbf9f5;text-align:center}.pe-viewing-copy{max-width:850px}.pe-viewing h2{font:400 italic clamp(34px,5vw,61px)/1.2 Fraunces,serif;margin:18px auto 0}.pe-viewing p{max-width:600px;margin:24px auto 0;color:rgba(255,255,255,.58);font-size:15px;line-height:1.8}.pe-button{display:inline-flex;padding:16px 30px;border:1px solid rgba(255,255,255,.4);color:#fff;margin-top:34px;font-size:10px;letter-spacing:.15em;text-transform:uppercase;transition:.3s}.pe-button:hover{background:#fff;color:#15130f}.pe-viewing small{display:block;margin-top:28px;color:rgba(255,255,255,.34);font-size:9px;letter-spacing:.12em;text-transform:uppercase}.pe-inquiry{padding:110px 0;background:#efe9dd}.pe-inquiry-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:70px;align-items:start}.pe-inquiry h2{font:400 38px/1.2 Fraunces,serif;margin-top:16px}.pe-inquiry p{color:#686153;line-height:1.75;margin-top:18px;max-width:430px}
.pe-chapters{position:fixed;right:30px;top:50%;transform:translateY(-50%);z-index:68;display:flex;flex-direction:column;align-items:flex-end;gap:13px}.pe-chapters button{display:flex;align-items:center;gap:9px;border:0;background:transparent;color:#15130f;opacity:.35;cursor:pointer}.pe-chapters button span{font:400 italic 11px Fraunces,serif;width:18px;text-align:right}.pe-chapters button i{display:block;width:15px;height:1px;background:currentColor;transition:.3s}.pe-chapters button.active{opacity:1;color:#a9835b}.pe-chapters button.active i{width:26px}.pe-mobile-progress{display:none;position:fixed;left:22px;bottom:18px;z-index:68;align-items:center;gap:10px;padding:8px 12px;background:rgba(251,249,245,.9);backdrop-filter:blur(7px);border:1px solid rgba(0,0,0,.08);font:400 italic 11px Fraunces,serif}.pe-mobile-progress i{display:block;width:56px;height:1px;background:rgba(0,0,0,.15);position:relative}.pe-mobile-progress b{position:absolute;left:0;top:0;height:1px;width:0;background:#a9835b}.pe-lightbox{position:fixed;inset:0;z-index:120;background:rgba(10,9,8,.95);display:none;place-items:center;padding:50px}.pe-lightbox.open{display:grid}.pe-lightbox img{max-width:100%;max-height:100%;object-fit:contain}.pe-lightbox button{position:absolute;top:22px;right:26px;border:0;background:transparent;color:#fff;font-size:36px;cursor:pointer}
[data-reveal]{opacity:0;transform:translateY(28px);transition:opacity .9s cubic-bezier(.22,.61,.36,1),transform .9s cubic-bezier(.22,.61,.36,1)}[data-reveal].in{opacity:1;transform:none}
@media(max-width:980px){.pe-section{padding:105px 0}.pe-chapters{display:none}.pe-mobile-progress{display:flex}.pe-moment,.pe-plan-panel,.pe-location,.pe-inquiry-grid{grid-template-columns:1fr;gap:34px}.pe-moment.reverse .pe-moment-visual{order:0}.pe-moment{padding:42px 0}.pe-moment-visual{max-height:650px}.pe-architecture-pair{grid-template-columns:1fr}.pe-gallery{grid-template-columns:repeat(2,1fr);grid-auto-rows:150px}.pe-gallery-item-1,.pe-gallery-item-4,.pe-gallery-item-7{grid-column:span 2}.pe-feature-grid{grid-template-columns:1fr}.pe-investment{grid-template-columns:1fr;gap:28px}}
@media(max-width:680px){.pe-hero{min-height:620px;padding-bottom:84px}.pe-hero-meta{gap:10px 16px}.pe-section{padding:82px 0}.pe-architecture-main img{aspect-ratio:4/3}.pe-architecture-main figcaption{display:grid}.pe-materials{gap:28px}.pe-gallery{grid-auto-rows:130px}.pe-gallery-item{grid-column:auto!important;grid-row:auto!important}.pe-gallery-item-1{grid-column:span 2!important;grid-row:span 2!important}.pe-feature-grid article{padding:34px 28px}.pe-lightbox{padding:24px}.pe-inquiry{padding:82px 0}}

/* Homepage CMS builder output */
.home-hero{position:relative;background:#0d0d0d}.home-hero-media{position:absolute;inset:0;z-index:0;width:100%;height:100%;display:block;object-fit:cover;object-position:center center}.home-hero:before{z-index:1;opacity:1;background:linear-gradient(90deg,rgba(13,13,13,.62) 0%,rgba(13,13,13,.34) 48%,rgba(13,13,13,.26) 100%),linear-gradient(180deg,rgba(13,13,13,.12) 0%,rgba(13,13,13,.22) 55%,rgba(13,13,13,.58) 100%),repeating-linear-gradient(100deg,transparent 0 2px,rgba(255,255,255,.018) 2px 3px)}.home-hero .hero-glow{z-index:1;pointer-events:none}.home-hero .hero-content,.home-hero .scroll-cue{position:relative;z-index:2}.home-hero .scroll-cue{position:absolute}.home-hero:not(.has-home-image){background:radial-gradient(120% 90% at 50% 0%,#1a2b33 0%,#0d0d0d 55%),linear-gradient(180deg,#0d0d0d,#0a1216)}
.home-section{isolation:isolate}.home-section.has-home-section-image{position:relative;background-image:linear-gradient(rgba(13,13,13,var(--home-section-overlay,0)),rgba(13,13,13,var(--home-section-overlay,0))),var(--home-section-image);background-size:cover;background-position:var(--home-section-position,center center);background-repeat:no-repeat}.home-section.has-home-section-image>.wrap{position:relative;z-index:1}.home-advisor-image img{width:100%;height:100%;object-fit:cover;position:relative;z-index:1}.home-advisor-image:has(img):before,.home-advisor-image:has(img):after{display:none}.home-rich-text{font-size:16px;line-height:1.8;color:#444;font-weight:300}.dark .home-rich-text{color:rgba(255,255,255,.62)}.home-stat-icon{width:34px;height:34px;object-fit:contain;margin-bottom:10px}.home-why-image{width:76px;height:76px;overflow:hidden}.home-why-image img{width:100%;height:100%;object-fit:cover}.home-service-grid{background:#e4dfd3}.home-service-card{position:relative;overflow:hidden;background:var(--sand);color:#111;min-height:220px;display:flex;align-items:flex-end}.home-service-card>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.home-service-card:has(img):after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.75),rgba(0,0,0,.08) 70%)}.home-service-card>div{position:relative;z-index:1}.home-service-card:has(img) h3{color:#fff}.home-service-card:has(img) p{color:rgba(255,255,255,.68)}.home-testimonials{max-width:860px;text-align:center}.home-testimonial{display:grid;justify-items:center}.home-testimonial+ .home-testimonial{margin-top:65px;padding-top:65px;border-top:1px solid #ece7dc}.dark .home-testimonial+ .home-testimonial{border-color:rgba(255,255,255,.12)}.home-testimonial img{width:74px;height:74px;border-radius:50%;object-fit:cover;margin-bottom:24px}.home-testimonial blockquote{font:italic 400 clamp(25px,3vw,36px)/1.45 Fraunces,serif}.home-testimonial p{font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:#888;margin-top:27px}.dark .home-testimonial p{color:rgba(255,255,255,.5)}
@media(max-width:760px){.home-service-grid{grid-template-columns:1fr}.home-advisor-grid{gap:38px}.home-why-image{width:100%;height:180px}.why-item:has(.home-why-image){grid-template-columns:1fr}}

/* Configurable website logo + extended main navigation */
.site-logo{display:flex;align-items:center;min-width:0;line-height:1}.site-logo-image{display:block;width:auto;height:auto;max-width:190px;object-fit:contain;object-position:left center}.mobile-nav .site-logo-image{max-width:200px;max-height:42px}.footer-logo-image{display:block;width:auto;height:auto;max-width:190px;max-height:48px;object-fit:contain;object-position:left center;margin-bottom:16px}.nav-links{gap:22px}.nav-links a{font-size:9.5px;letter-spacing:.115em}.site-nav .logo.site-logo{flex:0 0 auto}.footer-brand h4{margin-bottom:10px}
@media(max-width:1180px) and (min-width:961px){.site-nav{padding-left:30px;padding-right:30px}.site-logo-image{max-width:155px;max-height:32px}.nav-links{gap:15px}.nav-links a{font-size:8.6px;letter-spacing:.09em}.lang-switch{margin-left:1px}}
@media(max-width:620px){.mobile-nav .site-logo-image{max-width:170px;max-height:38px}.footer-logo-image{max-width:170px;max-height:44px}}