:root{
  --ink:#0d0c0b;
  --ink-2:#141210;
  --ink-3:#1b1815;
  --brass:#d0aa62;
  --brass-lt:#eacf94;
  --ivory:#f6f1e7;
  --stone:#b3a996;          /* body / caption text — raised for contrast */
  --stone-dim:#8c8375;      /* legal + fine print only */
  --line:rgba(208,170,98,.28);
  --wa:#25d366;
  --serif:'Marcellus','Times New Roman',serif;
  --sans:'Manrope','Segoe UI',system-ui,sans-serif;
  --shadow-text:0 2px 18px rgba(0,0,0,.75);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--ink);color:var(--ivory);font-family:var(--sans);font-size:16px;line-height:1.7;
  -webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.12;text-wrap:balance}
.wrap{max-width:1140px;margin:0 auto;padding:0 30px}
.eyebrow{font-size:11.5px;letter-spacing:.34em;text-transform:uppercase;color:var(--brass-lt);font-weight:700}
.rule{width:46px;height:1px;background:var(--brass);margin:24px auto}
.rule.l{margin:24px 0}

/* ───────── buttons ───────── */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:17px 34px;
  border:1px solid var(--brass);font:700 12.5px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;
  text-decoration:none;cursor:pointer;color:var(--ivory);background:rgba(13,12,11,.72);
  transition:background .25s,color .25s,transform .25s,box-shadow .25s,border-color .25s}
.btn:hover{transform:translateY(-2px)}
.btn:focus-visible{outline:3px solid var(--brass-lt);outline-offset:3px}
.btn-solid{background:var(--brass);color:#191308;border-color:var(--brass);
  box-shadow:0 10px 30px rgba(208,170,98,.28)}
.btn-solid:hover{background:var(--brass-lt);box-shadow:0 16px 42px rgba(208,170,98,.4)}
.btn-ghost{background:rgba(13,12,11,.78);color:var(--ivory);border-color:var(--brass);
  backdrop-filter:blur(8px);box-shadow:0 6px 22px rgba(0,0,0,.45)}
.btn-ghost:hover{background:rgba(208,170,98,.24);color:#fff}
.btn-wa{background:var(--wa);color:#08260f;border-color:var(--wa);
  box-shadow:0 10px 30px rgba(37,211,102,.26)}
.btn-wa:hover{background:#48e783;box-shadow:0 16px 42px rgba(37,211,102,.38)}

/* ───────── reveal ───────── */
.rv{opacity:0;transform:translateY(24px);
  transition:opacity .85s cubic-bezier(.2,.7,.2,1),transform .85s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}
.no-js .rv{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .rv{opacity:1;transform:none;transition:none}
  *,*::before,*::after{animation:none!important}
}

/* ───────── topbar ───────── */
.topbar{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .35s,border-color .35s;
  border-bottom:1px solid transparent;background:linear-gradient(180deg,rgba(13,12,11,.86),rgba(13,12,11,0))}
.topbar.solid{background:rgba(13,12,11,.94);backdrop-filter:blur(14px);border-bottom-color:var(--line)}
.tb-in{max-width:1240px;margin:0 auto;padding:16px 30px;display:flex;align-items:center;justify-content:space-between;gap:20px}
.mark{display:flex;align-items:center;gap:13px;text-decoration:none}
.mark .sq{width:38px;height:38px;border:1px solid var(--brass);display:grid;place-items:center;
  font-family:var(--serif);font-size:16px;color:var(--brass-lt);flex:none}
.mark .t{font-family:var(--serif);font-size:16px;letter-spacing:.14em;text-transform:uppercase;line-height:1.25;color:var(--ivory);white-space:nowrap}
.mark .t small{display:block;font-family:var(--sans);font-size:9.5px;letter-spacing:.3em;color:var(--stone);margin-top:3px;font-weight:600}
.topnav{display:flex;gap:24px;font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase}
.topnav a{text-decoration:none;color:#e2dacb;transition:color .2s}
.topnav a:hover{color:var(--brass-lt)}
.tb-cta{display:flex;gap:10px}
.tb-cta .btn{padding:12px 18px;font-size:11.5px;white-space:nowrap}
@media(max-width:1240px){.topnav{display:none}}
@media(max-width:640px){.tb-call{display:none}.tb-in{padding:13px 18px}}

/* ───────── hero ───────── */
.hero{position:relative;min-height:100svh;overflow:hidden;display:grid;align-items:center}
.hero-bg{position:absolute;inset:-4%;
  background-image:url('assets/hero-aerial.jpg');
  background-position:center 55%;background-size:cover;background-repeat:no-repeat;
  animation:kb 30s ease-in-out infinite alternate}
@keyframes kb{from{transform:scale(1.02)}to{transform:scale(1.12)}}
.hero-scrim{position:absolute;inset:0;background:
  linear-gradient(180deg,rgba(13,12,11,.78) 0%,rgba(13,12,11,.20) 24%,rgba(13,12,11,.62) 60%,rgba(13,12,11,.97) 94%)}
.hero-in{position:relative;z-index:2;width:100%;max-width:1180px;margin:0 auto;
  padding:120px 30px 110px;
  display:grid;grid-template-columns:1.06fr .94fr;gap:clamp(34px,4.6vw,64px);align-items:center}
.hero-copy{text-align:left}
.hero .eyebrow{text-shadow:var(--shadow-text)}
.hero h1{font-size:clamp(38px,4.9vw,66px);margin:18px 0 0;color:#fffaf0;
  text-shadow:0 4px 40px rgba(0,0,0,.85),0 1px 3px rgba(0,0,0,.7)}
.hero h1 em{font-style:normal;color:var(--brass-lt)}
.hero .lede{font-size:16.5px;color:#f0e9db;max-width:44ch;margin:20px 0 0;
  text-shadow:0 2px 16px rgba(0,0,0,.9)}


/* ───────── stat strip ───────── */
.strip{background:var(--ink-2);border-bottom:1px solid var(--line);position:relative;z-index:3}
.strip-in{max-width:1140px;margin:0 auto;padding:38px 30px;display:grid;grid-template-columns:repeat(4,1fr);
  gap:22px;text-align:center}
.st .n{font-family:var(--serif);font-size:clamp(27px,3.2vw,36px);color:var(--brass-lt);
  font-variant-numeric:tabular-nums;line-height:1.1}
.st .l{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--stone);margin-top:8px;font-weight:600}
@media(max-width:640px){.strip-in{grid-template-columns:1fr 1fr;gap:28px 14px;padding:30px 20px}}

.section{padding:clamp(76px,10vw,124px) 0}
h2{font-size:clamp(30px,4.6vw,54px);color:var(--ivory)}
.lede-p{color:var(--stone);font-size:16.5px;max-width:54ch;margin:0 auto}

/* ───────── full-bleed feature bands ───────── */
.feature{position:relative;min-height:78vh;display:grid;align-items:center;overflow:hidden;background:var(--ink)}
.feature-bg{position:absolute;left:0;right:0;top:-10%;bottom:-10%;
  background-size:cover;background-position:center;background-repeat:no-repeat;will-change:transform}
.feature-scrim{position:absolute;inset:0}
.feature-in{position:relative;z-index:2;width:100%}
.glass{max-width:490px;background:rgba(10,9,8,.80);backdrop-filter:blur(16px);
  border:1px solid var(--line);padding:44px 40px;box-shadow:0 30px 70px rgba(0,0,0,.55)}
.glass h2{font-size:clamp(28px,3.4vw,40px);margin:16px 0 0}
.glass p{color:#ddd5c5;font-size:15.5px;margin-top:16px}
.glass .btn{margin-top:28px}
@media(max-width:640px){.glass{padding:32px 24px}.feature{min-height:62vh}}

/* ───────── masterplan ───────── */
.mp{display:grid;grid-template-columns:1.5fr .85fr;gap:52px;align-items:center;margin-top:62px}
.mp-img{border:1px solid var(--line);overflow:hidden;position:relative;background:#0a0908}
.mp-img img{width:100%;transition:transform 1.1s cubic-bezier(.2,.7,.2,1)}
.mp-img:hover img{transform:scale(1.05)}
.mp-list{list-style:none;text-align:left}
.mp-list li{padding:16px 0;border-bottom:1px solid var(--line)}
.mp-list li:last-child{border-bottom:none}
.mp-list b{display:block;font-family:var(--serif);font-size:18px;font-weight:400;color:var(--ivory)}
.mp-list span{font-size:14px;color:var(--stone)}
@media(max-width:900px){.mp{grid-template-columns:1fr;gap:36px}}

/* ───────── plot tiers ───────── */
.tiers{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);
  border:1px solid var(--line);margin-top:56px}
.tier{background:var(--ink);padding:44px 30px;text-align:center;transition:background .3s}
.tier:hover{background:var(--ink-3)}
.tier.mid{background:linear-gradient(180deg,#221c14,var(--ink-2))}
.tier .tn{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--brass-lt);font-weight:700}
.tier .ts{font-family:var(--serif);font-size:34px;margin:16px 0 3px;font-variant-numeric:tabular-nums;color:var(--ivory)}
.tier .tu{font-size:12px;color:var(--stone);letter-spacing:.12em}
.tier .tp{font-family:var(--serif);font-size:22px;color:var(--brass-lt);margin:22px 0 3px;font-variant-numeric:tabular-nums}
.tier .tf{font-size:11px;color:var(--stone);letter-spacing:.2em;text-transform:uppercase;font-weight:600}
.tier .btn{margin-top:26px;padding:13px 26px;font-size:11.5px}
@media(max-width:820px){.tiers{grid-template-columns:1fr}}
.fine{font-size:12.5px;color:var(--stone-dim);margin-top:20px;text-align:center}

/* ───────── unit split ───────── */
.split{display:grid;grid-template-columns:1fr 1fr;align-items:stretch}
.split-img{overflow:hidden;min-height:440px;background-size:cover;background-position:center;background-repeat:no-repeat}
.split-txt{background:var(--ink-2);display:grid;align-content:center;padding:clamp(40px,6vw,76px)}
.split-txt h2{font-size:clamp(28px,3.4vw,42px);margin:16px 0 0}
.split-txt p{color:var(--stone);font-size:15.5px;margin-top:16px;max-width:42ch}
.uses{display:flex;flex-wrap:wrap;gap:8px;margin-top:26px}
.uses span{border:1px solid var(--line);padding:8px 16px;font-size:11.5px;letter-spacing:.12em;
  text-transform:uppercase;color:#d3c9b6;font-weight:600}
@media(max-width:820px){.split{grid-template-columns:1fr}.split-img{min-height:300px}}

/* ───────── location ───────── */
.dist{max-width:640px;margin:52px auto 0;list-style:none}
.dist li{display:flex;justify-content:space-between;align-items:baseline;gap:24px;padding:17px 2px;
  border-bottom:1px solid var(--line);font-size:15.5px;color:#e3dbcc}
.dist li:last-child{border-bottom:none}
.dist .d{font-family:var(--serif);font-size:17px;color:var(--brass-lt);white-space:nowrap;font-variant-numeric:tabular-nums}

/* ───────── partner ───────── */
.partner-in{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.partner-copy p{color:var(--stone);font-size:16px;max-width:44ch;margin-top:16px}
.pcard{border:1px solid var(--brass);padding:40px 36px;
  background:radial-gradient(460px 240px at 30% 0%,rgba(208,170,98,.12),transparent 62%),var(--ink-2)}
.pcard .pt{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--brass-lt);font-weight:700}
.pcard .pn{font-family:var(--serif);font-size:27px;margin:10px 0 0;color:var(--ivory)}
.kv{display:grid;grid-template-columns:auto 1fr;gap:11px 20px;font-size:14px;margin-top:22px}
.kv dt{color:var(--stone);white-space:nowrap;font-weight:600}
.kv dd{color:#ece5d7;word-break:break-word}
.kv a{color:var(--brass-lt);text-decoration:none;border-bottom:1px solid rgba(208,170,98,.4)}
@media(max-width:880px){.partner-in{grid-template-columns:1fr;gap:44px}}

/* ───────── enquiry ───────── */
.enq{position:relative;overflow:hidden;background:var(--ink)}
.enq-bg{position:absolute;left:0;right:0;top:-10%;bottom:-10%;background-size:cover;background-position:center;
  background-repeat:no-repeat;opacity:.34;will-change:transform}
.enq-scrim{position:absolute;inset:0;
  background:linear-gradient(180deg,var(--ink) 0%,rgba(13,12,11,.78) 45%,var(--ink) 100%)}
.enq-in{position:relative;z-index:2;max-width:980px;margin:0 auto;padding:0 30px;
  display:grid;grid-template-columns:.88fr 1.12fr;gap:60px;align-items:center}
.contact-lines{display:grid;gap:18px;margin-top:34px}
.contact-lines a{display:flex;align-items:center;gap:15px;text-decoration:none;font-size:16.5px;font-weight:700;color:var(--ivory)}
.contact-lines a:hover{color:var(--brass-lt)}
.cic{width:46px;height:46px;border-radius:50%;border:1px solid var(--brass);display:grid;place-items:center;
  color:var(--brass-lt);flex:none;font-size:16px;transition:background .25s}
.contact-lines a:hover .cic{background:rgba(208,170,98,.2)}
.form{border:1px solid var(--line);background:rgba(18,16,14,.94);backdrop-filter:blur(14px);padding:38px 34px;
  box-shadow:0 30px 70px rgba(0,0,0,.5)}
.form h3{font-size:23px;color:var(--ivory)}
.form .fp{font-size:13px;color:var(--stone);margin:6px 0 22px}
.field{margin-bottom:16px}
.field label{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--stone);
  font-weight:700;margin-bottom:7px}
.field input,.field select,.field textarea{width:100%;padding:14px;border:1px solid rgba(208,170,98,.38);
  background:#0b0a09;color:var(--ivory);font:400 15.5px var(--sans)}
.field input::placeholder,.field textarea::placeholder{color:#8b8275}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--brass);outline-offset:1px;
  border-color:var(--brass)}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:13px}
.note{font-size:12.5px;color:var(--stone);margin-top:12px}
@media(max-width:880px){.enq-in{grid-template-columns:1fr;gap:44px}}
@media(max-width:560px){.frow{grid-template-columns:1fr}}

/* ───────── footer ───────── */
footer{border-top:1px solid var(--line);padding:56px 0 64px;text-align:center;background:var(--ink)}
.fbrand{font-family:var(--serif);font-size:19px;letter-spacing:.18em;text-transform:uppercase;color:var(--ivory)}
.fsub{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--stone);margin:10px 0 26px;font-weight:600}
.flinks{display:flex;gap:26px;justify-content:center;flex-wrap:wrap;font-size:12px;letter-spacing:.16em;
  text-transform:uppercase;margin-bottom:32px;font-weight:600}
.flinks a{color:#cfc5b3;text-decoration:none}
.flinks a:hover{color:var(--brass-lt)}
.disc{font-size:12px;color:var(--stone-dim);max-width:820px;margin:0 auto;line-height:1.8}

/* ───────── sticky action bar ───────── */
.sticky{position:fixed;left:0;right:0;bottom:0;z-index:70;background:rgba(10,9,8,.97);
  backdrop-filter:blur(12px);border-top:1px solid var(--brass);display:flex;justify-content:center;
  gap:11px;padding:12px 16px calc(12px + env(safe-area-inset-bottom,0px));
  box-shadow:0 -8px 30px rgba(0,0,0,.5);
  transform:translateY(0);transition:transform .35s cubic-bezier(.3,.7,.3,1)}
/* only ever ONE bar at the bottom: tuck the floating one away
   as soon as the real footer is on screen */
.sticky.tucked{transform:translateY(115%);pointer-events:none}
.sticky .btn{padding:14px 26px;font-size:11.5px}
@media(max-width:620px){.sticky{gap:8px;padding:10px 10px}
  .sticky .btn{flex:1;padding:14px 4px;font-size:10.5px;gap:5px;letter-spacing:.08em}}

/* ───────── flash modal ───────── */
.ov{position:fixed;inset:0;z-index:90;background:rgba(6,5,5,.86);backdrop-filter:blur(5px);
  place-items:center;padding:20px;
  display:none}                 /* closed by default — never rely on [hidden] alone */
.ov.open{display:grid}
.ov[hidden]{display:none}       /* beats the class, whatever the host stylesheet does */
.flash{width:min(420px,100%);background:var(--ink-2);border:1px solid var(--brass);padding:36px 30px;
  position:relative;box-shadow:0 50px 110px rgba(0,0,0,.75);animation:pop .35s cubic-bezier(.2,.8,.2,1)}
@keyframes pop{from{transform:translateY(16px) scale(.98);opacity:0}to{transform:none;opacity:1}}
.flash .x{position:absolute;top:12px;right:12px;background:none;border:1px solid var(--line);color:var(--stone);
  width:32px;height:32px;border-radius:50%;cursor:pointer;font-size:14px}
.flash .x:hover{color:var(--brass-lt);border-color:var(--brass)}
.flash h3{font-size:23px;color:var(--ivory)}
.flash p{font-size:13.5px;color:var(--stone);margin:6px 0 20px}
.flash .btn{width:100%}
.dot{display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--wa);margin-right:8px;
  animation:pl 1.7s infinite}
@keyframes pl{0%,100%{opacity:.3}50%{opacity:1}}

/* text sitting directly on photography keeps its own shadow */
.feature-in .eyebrow,
.feature-in h2{text-shadow:0 3px 24px rgba(0,0,0,.85),0 1px 3px rgba(0,0,0,.6)}

/* very small phones — keep the action bar and wordmark on one line */
@media(max-width:430px){
  .sticky .btn{font-size:9.5px;letter-spacing:.04em;white-space:nowrap;padding:14px 2px}
  .mark .t{font-size:13px;white-space:nowrap}
  .mark .t small{font-size:8.5px;letter-spacing:.24em}
  .mark .sq{width:33px;height:33px;font-size:14px}
}

/* ───────── neighbourhood ───────── */
.co-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);
  border:1px solid var(--line);margin-top:52px}
.co-grid span{background:var(--ink);display:grid;place-items:center;text-align:center;
  min-height:112px;padding:22px 18px;font-size:13px;font-weight:600;letter-spacing:.1em;
  text-transform:uppercase;color:#ddd4c2;line-height:1.5;transition:background .3s,color .3s}
.co-grid span:hover{background:var(--ink-3);color:var(--brass-lt)}
@media(max-width:900px){.co-grid{grid-template-columns:repeat(2,1fr)}
  .co-grid span{min-height:96px;font-size:12px}}
@media(max-width:430px){.co-grid span{min-height:84px;font-size:11px;padding:16px 10px;letter-spacing:.06em}}

/* ───────── hero enquiry form ───────── */
.hero-form{width:100%;max-width:430px;justify-self:end;
  background:rgba(9,8,7,.86);backdrop-filter:blur(18px);
  border:1px solid var(--brass);padding:34px 30px 30px;
  box-shadow:0 34px 90px rgba(0,0,0,.66)}
.hero-form h3{font-size:21px;color:var(--ivory);line-height:1.25}
.hero-form .hf-note{font-size:12.5px;color:var(--stone);margin:8px 0 20px}
.hero-form .field{margin-bottom:14px}
.hero-form .btn{margin-top:6px}
.hero-form .hf-fine{font-size:12px;color:var(--stone);margin-top:14px;text-align:center}
.hero-form .hf-fine a{color:var(--brass-lt);font-weight:700;text-decoration:none;white-space:nowrap}

/* stacked hero on tablets and phones — copy first, form under it */
@media(max-width:980px){
  .hero{min-height:0}
  .hero-in{grid-template-columns:1fr;gap:34px;padding:108px 24px 104px;justify-items:center}
  .hero-copy{text-align:center}
  .hero .lede{margin-left:auto;margin-right:auto}
  .hero-form{justify-self:center;max-width:460px}
}
@media(max-width:430px){
  .hero-in{padding:96px 18px 100px}
  .hero-form{padding:28px 22px 26px}
  .hero-form h3{font-size:19px}
}

/* phones — compress the hero so the form's button clears the action bar */
@media(max-width:560px){
  .hero-in{padding:86px 18px 116px;gap:24px}
  .hero .eyebrow{font-size:10.5px;letter-spacing:.26em}
  .hero h1{font-size:clamp(31px,8.4vw,38px);margin:14px 0 0}
  .hero .lede{font-size:14.5px;margin:14px auto 0;max-width:38ch}
  .hero-form{padding:24px 20px 22px}
  .hero-form h3{font-size:18px}
  .hero-form .hf-note{margin:6px 0 14px;font-size:12px}
  .hero-form .field{margin-bottom:11px}
  .hero-form .field label{margin-bottom:5px}
  .hero-form .field input,.hero-form .field select{padding:12px}
  .hero-form .hf-fine{margin-top:11px}
}