:root{--red:#c7101a;--red-dark:#9e0811;--black:#111113;--ink:#1b1b1d;--muted:#69696d;--line:#e6e4e2;--soft:#f5f4f2;--white:#fff;--shadow:0 22px 60px rgba(17,17,19,.13)}*{box-sizing:border-box}html{scroll-behavior:auto;-webkit-tap-highlight-color:transparent}body{margin:0;font-family:Arial,Helvetica Neue,sans-serif;font-size:15px;color:var(--ink);background:var(--white)}button,a,input,textarea,select{font:inherit;-webkit-tap-highlight-color:transparent}button,a{touch-action:manipulation}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}h1,h2,h3,p{overflow-wrap:break-word}h1,h2{font-family:Georgia,Times New Roman,serif;font-weight:700;letter-spacing:0}.reveal{opacity:0;transform:translateY(28px);transition:opacity .62s ease,transform .62s cubic-bezier(.22,1,.36,1)}.reveal.is-visible{opacity:1;transform:none}.page-pending{min-height:100vh;background:var(--black)}.site-header{position:fixed;inset:0 0 auto;z-index:50;height:78px;display:grid;grid-template-columns:220px 1fr auto;align-items:center;gap:26px;padding:5px clamp(18px,4vw,64px);background:#fffffff2;border-bottom:1px solid rgba(17,17,19,.08);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px)}.brand{align-self:stretch;display:flex;align-items:center;overflow:hidden}.brand img{width:194px;height:66px;object-fit:contain;object-position:left center}.nav{justify-self:center;display:flex;align-items:center;gap:clamp(18px,3vw,38px);font-size:.91rem;font-weight:600}.nav a{position:relative;padding:27px 0;color:#4e4e52}.nav a:after{content:"";position:absolute;left:0;right:100%;bottom:20px;height:2px;background:var(--red);transition:right .25s ease}.nav a:hover,.nav a.active{color:var(--black)}.nav a:hover:after,.nav a.active:after{right:0}.header-cta,.primary-button,.ghost-button,.light-button,.property-details-button{min-height:48px;display:inline-flex;align-items:center;justify-content:center;gap:9px;border-radius:5px;border:0;padding:0 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i{position:absolute;left:0;width:100%;height:2px;background:currentColor;border-radius:999px;transform-origin:center;transition:top .24s ease,transform .24s ease,opacity .18s ease}.menu-icon i:nth-child(1){top:0}.menu-icon i:nth-child(2){top:7px}.menu-icon i:nth-child(3){top:14px}.menu-button.open .menu-icon i:nth-child(1){top:7px;transform:rotate(45deg)}.menu-button.open .menu-icon i:nth-child(2){opacity:0;transform:scaleX(.25)}.menu-button.open .menu-icon i:nth-child(3){top:7px;transform:rotate(-45deg)}.mobile-nav-cta{display:none}.hero{height:min(760px,94vh);min-height:610px;position:relative;overflow:hidden;display:flex;align-items:flex-end;color:var(--white);padding:132px clamp(18px,6vw,92px) 76px}.hero-slide{position:absolute;inset:0;opacity:0;transform:scale(1.035);transition:opacity 1s ease,transform 7s ease}.hero-slide.active{opacity:1;transform:scale(1)}.hero-slide img{width:100%;height:100%;object-fit:cover}.hero-shade,.page-intro-shade{position:absolute;inset:0;background:linear-gradient(90deg,#08080ad1,#08080a70 50%,#08080a1f 78%),linear-gradient(0deg,rgba(8,8,10,.48),transparent 50%)}.hero-copy{position:relative;z-index:2;width:min(720px,100%);animation:heroCopy .75s ease both}.hero-live-edit{top:-48px!important;left:0;right:auto!important}@keyframes heroCopy{0%{opacity:0;transform:translateY(18px)}}.eyebrow{margin:0 0 13px;color:var(--red);font-size:.75rem;font-weight:700;text-transform:uppercase;letter-spacing:.13em}.eyebrow.light{color:#ff747b}.hero h1{margin:0;font-size:clamp(3rem,5.6vw,5.8rem);line-height:.98;max-width:760px}.hero-copy>p:not(.eyebrow){max-width:610px;font-size:clamp(1rem,1.4vw,1.2rem);line-height:1.7;color:#ffffffdb}.hero-actions{display:flex;flex-wrap:wrap;gap:10px;margin-top:28px}.hero-controls{position:absolute;z-index:3;right:clamp(18px,5vw,72px);bottom:42px;display:flex;align-items:center;gap:12px}.hero-controls>button{width:42px;height:42px;display:grid;place-items:center;color:#fff;background:#00000047;border:1px solid rgba(255,255,255,.4);border-radius:50%;cursor:pointer}.section{padding:clamp(54px,6.5vw,86px) clamp(18px,6vw,92px)}.section-heading{width:min(720px,100%);margin-bottom:38px}.section-heading h2,.editorial-copy h2,.cta-band h2,.contact-details h2,.about-statement h2,.process-band h2{margin:0;font-size:clamp(2rem,3.5vw,3.75rem);line-height:1.12}.section-heading>p:not(.eyebrow),.editorial-copy>p,.contact-details>p,.about-body p,.service-row p{color:var(--muted);line-height:1.75}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.properties-coming-soon{width:min(760px,100%);margin:20px auto 0;padding:clamp(34px,6vw,68px);text-align:center;border:1px solid var(--line);border-radius:8px;background:var(--soft)}.properties-coming-soon h2,.properties-coming-soon h3{margin:0 0 12px;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.7rem,3vw,2.65rem)}.properties-coming-soon p{max-width:600px;margin:0 auto;color:var(--muted);line-height:1.7}.property-card{position:relative;height:100%;display:flex;flex-direction:column;background:var(--white);border:1px solid #dedbd6;border-radius:14px;overflow:hidden;box-shadow:0 9px 28px #1111130e;transition:transform .35s ease,box-shadow .35s ease,border-color .35s ease}.property-card:after{content:"";position:absolute;inset:auto 0 0;height:4px;background:linear-gradient(90deg,var(--red),#ed5960);transform:scaleX(0);transform-origin:left;transition:transform .35s ease}.property-card:hover{transform:translateY(-7px);border-color:#cac6c0;box-shadow:0 24px 58px #11111324}.property-card:hover:after{transform:scaleX(1)}.live-edit-button{position:absolute;z-index:8;top:14px;right:14px;min-height:36px;display:inline-flex;align-items:center;justify-content:center;gap:6px;padding:0 11px;color:#fff;background:var(--red);border:2px solid white;border-radius:20px;box-shadow:0 8px 20px #0000003d;font-weight:700;cursor:pointer}.live-edit-button:hover{background:var(--red-dark)}.property-live-edit{left:50%;right:auto;transform:translate(-50%)}.property-card.featured-card{box-shadow:0 12px 34px #c7101a17}.property-media{position:relative;aspect-ratio:1.38;overflow:hidden;background:#262629}.property-media:after{content:"";position:absolute;inset:45% 0 0;background:linear-gradient(transparent,#0000008f);pointer-events:none}.property-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.025);transition:opacity .75s ease,transform 4.5s ease}.property-media.no-images img{padding:54px;object-fit:contain;background:#f4f3f1;transform:none}.property-media img.active{opacity:1;transform:scale(1)}.property-media-link{position:absolute;inset:0;z-index:1}.property-card:hover .property-media img.active{transform:scale(1.035)}.status,.featured-pill{position:absolute;z-index:2;top:12px;left:12px;padding:7px 10px;color:var(--white);background:var(--red);border-radius:3px;font-size:.68rem;font-weight:700;text-transform:uppercase}.featured-pill{left:auto;right:12px;background:var(--black)}.status-sold,.status-rented,.status-tenanted{background:var(--black)}.property-gallery-ui{position:absolute;z-index:3;left:13px;right:13px;bottom:12px;display:flex;align-items:center;justify-content:space-between;gap:12px}.property-card-dots{display:flex;align-items:center;gap:5px}.property-card-dots button{width:7px;height:7px;padding:0;border:1px solid rgba(255,255,255,.88);border-radius:50%;background:transparent;cursor:pointer;transition:width .25s ease,background .25s ease,border-radius .25s ease}.property-card-dots button.active{width:22px;border-radius:8px;background:#fff}.slider-controls{display:flex;align-items:center;gap:4px;padding:3px;color:#fff;background:#00000094;border:1px solid rgba(255,255,255,.18);border-radius:22px;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px)}.slider-controls button{width:28px;height:28px;display:grid;place-items:center;padding:0;border:0;border-radius:50%;color:#fff;background:transparent;cursor:pointer;font-size:1.12rem}.slider-controls button:hover{background:#ffffff2e}.slider-controls span{min-width:28px;text-align:center;font-size:.68rem;font-weight:700}.property-body{min-height:310px;flex:1;padding:22px;display:flex;flex-direction:column;gap:13px}.property-card-heading{display:flex;align-items:center;justify-content:space-between;gap:15px}.property-card-heading .eyebrow{margin:0}.property-card-heading>strong{color:var(--red);font-size:.98rem;text-align:right}.property-body h3{margin:0 0 8px;font-family:Georgia,Times New Roman,serif;font-size:1.32rem;line-height:1.3}.property-body h3 a:hover{color:var(--red)}.location,.property-meta,.property-footer,.contact-details a,.contact-location{display:flex;align-items:center;gap:8px}.location,.property-description,.property-meta{color:var(--muted);font-size:.9rem}.location,.property-description{margin:0}.property-description{display:-webkit-box;overflow:hidden;-webkit-box-orient:vertical;-webkit-line-clamp:3;line-height:1.6}.property-meta{justify-content:space-between;margin-top:auto;padding:13px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.property-meta span{display:flex;align-items:center;gap:5px}.property-footer{justify-content:space-between;gap:9px;padding-top:2px}.property-footer a,.text-link{display:inline-flex;align-items:center;gap:7px;color:var(--red);font-weight:700}.property-details-button{justify-content:center;flex:1;color:#fff!important;background:var(--black)}.property-details-button:hover{background:var(--red)}.property-enquire-link{padding:10px 4px 10px 10px;white-space:nowrap}.section-action{margin-top:30px}.editorial-split{display:grid;grid-template-columns:1.12fr .88fr;min-height:560px;background:var(--soft)}.editorial-image{min-height:470px}.editorial-image img{width:100%;height:100%;object-fit:cover}.editorial-slider{position:relative;overflow:hidden}.editorial-slider figure{position:absolute;inset:0;margin:0;opacity:0;transform:scale(1.025);transition:opacity .9s ease,transform 5.5s ease}.editorial-slider figure.active{opacity:1;transform:scale(1)}.editorial-slider figcaption{position:absolute;left:22px;bottom:22px;padding:8px 11px;color:#fff;background:#0000009e;border-radius:3px;font-size:.78rem;font-weight:700}.editorial-slide-markers{position:absolute;z-index:2;right:20px;bottom:22px;display:flex;gap:7px}.editorial-slide-markers button{width:9px;height:9px;padding:0;border:1px solid white;border-radius:50%;background:transparent;cursor:pointer}.editorial-slide-markers button.active{background:#fff}.editorial-copy{align-self:center;padding:clamp(44px,6vw,82px)}.editorial-copy .text-link{margin-top:12px}.cta-band{margin:0;padding:55px clamp(18px,6vw,92px);display:flex;align-items:center;justify-content:space-between;gap:28px;background:var(--red);color:#fff}.cta-band h2{font-size:clamp(2.2rem,4vw,4.2rem)}.cta-band .light-button{min-width:230px;flex:0 0 auto}.page-intro{min-height:440px;position:relative;display:flex;align-items:flex-end;padding:130px clamp(18px,6vw,92px) 56px;color:#fff;overflow:hidden}.page-intro>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.page-intro-copy{position:relative;z-index:2;width:min(770px,100%)}.page-intro h1{margin:0;font-size:clamp(2.8rem,5vw,5.1rem);line-height:1}.page-intro-copy>p:not(.eyebrow){max-width:640px;line-height:1.7;color:#ffffffd9;font-size:1.08rem}.filter-bar{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:30px}.filter-bar button{padding:10px 15px;border:1px solid var(--line);border-radius:4px;color:var(--muted);background:#fff;cursor:pointer}.filter-bar button.active{background:var(--black);color:#fff;border-color:var(--black)}.empty-state{padding:60px 0;color:var(--muted)}.property-details-page{padding-top:78px}.property-gallery{padding:clamp(18px,3vw,38px) clamp(18px,6vw,92px) 0;background:var(--black)}.property-gallery-main{position:relative;width:min(1280px,100%);margin:0 auto;aspect-ratio:2.05;overflow:hidden;background:#242426}.property-gallery-main>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.02);transition:opacity .8s ease,transform 5.4s ease}.property-gallery-main.no-images>img{padding:clamp(60px,10vw,150px);object-fit:contain;background:#f4f3f1;transform:none}.property-gallery-main>img.active{opacity:1;transform:scale(1)}.property-gallery-main:after{content:"";position:absolute;inset:55% 0 0;background:linear-gradient(transparent,#000000b8);pointer-events:none}.gallery-caption{position:absolute;z-index:2;left:24px;bottom:22px;display:grid;gap:4px;max-width:60%;color:#fff}.gallery-caption span{color:#ff9da1;font-size:.72rem;font-weight:700;text-transform:uppercase;letter-spacing:.13em}.gallery-caption strong{font-family:Georgia,Times New Roman,serif;font-size:clamp(1.15rem,2vw,1.75rem)}.property-gallery-controls{position:absolute;right:18px;bottom:18px;display:flex;align-items:center;gap:10px;padding:7px;color:#fff;background:#000000ad;border-radius:28px}.property-gallery-controls button{width:40px;height:40px;display:grid;place-items:center;padding:0;color:#fff;background:transparent;border:1px solid rgba(255,255,255,.42);border-radius:50%;cursor:pointer}.property-gallery-controls span{min-width:48px;text-align:center;font-weight:700}.property-thumbnails{width:min(1280px,100%);margin:0 auto;display:flex;gap:10px;padding:12px 0 18px;overflow-x:auto}.property-thumbnails button{width:128px;aspect-ratio:1.35;flex:0 0 auto;padding:0;overflow:hidden;border:2px solid transparent;border-radius:4px;background:#242426;cursor:pointer;opacity:.62}.property-thumbnails button.active{border-color:var(--red);opacity:1}.property-thumbnails img{width:100%;height:100%;object-fit:cover}.property-details{display:grid;grid-template-columns:1fr 370px;gap:clamp(35px,7vw,110px);align-items:start}.back-link{display:inline-block;margin-bottom:34px;color:var(--muted);font-weight:700}.property-details-copy h1{margin:0;font-size:clamp(2.5rem,5vw,5rem);line-height:1.02}.property-detail-location{display:flex;align-items:center;gap:8px;color:var(--muted);font-size:1.05rem}.property-detail-description{max-width:820px;margin:28px 0;color:var(--muted);font-size:1.08rem;line-height:1.8}.property-detail-meta{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;padding-top:24px;border-top:1px solid var(--line)}.property-detail-meta span{display:grid;gap:5px;color:var(--muted)}.property-detail-meta svg{color:var(--red)}.property-detail-meta strong{color:var(--ink);font-size:1.05rem}.property-detail-note{margin-top:34px;padding:25px;background:var(--soft);border-left:3px solid var(--red)}.property-detail-note h2{margin:0 0 9px;font-size:1.35rem}.property-detail-note p{margin:0;color:var(--muted);line-height:1.7}.property-enquiry-card{position:sticky;top:105px;display:grid;gap:13px;padding:28px;background:var(--soft);border-radius:6px}.property-enquiry-card>img{width:calc(100% + 56px);height:190px;margin:-28px -28px 9px;object-fit:cover;border-radius:6px 6px 0 0}.property-enquiry-card .status{position:static;justify-self:start}.property-enquiry-card>p{margin:0;color:var(--muted);line-height:1.55}.property-enquiry-card>strong{font-family:Georgia,Times New Roman,serif;font-size:1.8rem}.property-enquiry-card .primary-button{margin-top:8px}.service-page-grid{display:grid;gap:0}.service-row{display:grid;grid-template-columns:70px 62px 1fr;gap:28px;align-items:start;padding:38px 0;border-bottom:1px solid var(--line)}.service-number{color:#a4a3a1;font-family:Georgia,Times New Roman,serif;font-size:1.3rem}.service-icon{width:54px;height:54px;display:grid;place-items:center;background:var(--red);color:#fff;border-radius:4px}.service-row h2{margin:0 0 7px;font-size:clamp(1.65rem,2.5vw,2.5rem)}.service-row p{max-width:750px;margin:0}.process-band{padding:clamp(62px,8vw,105px) clamp(18px,6vw,92px);background:var(--black);color:#fff}.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#ffffff29}.process-grid>div{padding:30px;background:var(--black)}.process-grid strong{color:#ff747b}.process-grid h3{font-family:Georgia,Times New Roman,serif;font-size:1.45rem;margin:20px 0 8px}.process-grid p{color:#ffffffa8;line-height:1.65}.services-intro{display:grid;grid-template-columns:1fr 1fr;gap:clamp(35px,8vw,125px);align-items:end}.services-intro h2{margin:0;font-size:clamp(2.2rem,4vw,4.2rem);line-height:1.1}.services-intro>p{margin:0;color:var(--muted);font-size:1.08rem;line-height:1.8}.service-showcases{display:grid}.page-slider-section{padding:0 clamp(18px,6vw,92px) clamp(58px,7vw,96px)}.silent-image-slider{position:relative;width:100%;aspect-ratio:2.15;overflow:hidden;background:#202023;border-radius:7px;box-shadow:0 18px 50px #1111131f}.silent-image-slider:after{content:"";position:absolute;inset:65% 0 0;background:linear-gradient(transparent,#0003);pointer-events:none}.silent-image-slider img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.025);transition:opacity 1s ease,transform 5.4s ease}.silent-image-slider img.active{opacity:1;transform:scale(1)}.service-showcase{min-height:560px;position:relative;display:grid;grid-template-columns:1fr 1fr;background:var(--soft)}.service-showcase:nth-child(2n) .service-showcase-image{order:2}.service-showcase-image{position:relative;min-height:480px;overflow:hidden}.service-showcase-image img{width:100%;height:100%;object-fit:cover;transition:transform .7s ease}.service-showcase:hover .service-showcase-image img{transform:scale(1.035)}.service-showcase-image>span{position:absolute;left:24px;top:24px;width:54px;height:54px;display:grid;place-items:center;color:#fff;background:var(--red);border-radius:50%;font-family:Georgia,Times New Roman,serif}.service-showcase-copy{align-self:center;padding:clamp(38px,7vw,100px)}.service-showcase-copy .service-icon{margin-bottom:24px}.service-showcase-copy h2{margin:0;font-size:clamp(2rem,3.5vw,3.65rem)}.service-showcase-copy>p:not(.eyebrow){color:var(--muted);line-height:1.75}.service-showcase-copy ul{display:grid;gap:11px;margin:24px 0 0;padding:0;list-style:none}.service-showcase-copy li{display:flex;align-items:flex-start;gap:9px}.service-showcase-copy li svg{flex:0 0 auto;margin-top:3px;color:var(--red)}.service-assurance{background:#fff}.assurance-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.assurance-grid article{padding:28px;border:1px solid var(--line);border-radius:6px}.assurance-grid svg{color:var(--red)}.assurance-grid h3{margin:24px 0 9px;font-family:Georgia,Times New Roman,serif;font-size:1.4rem}.assurance-grid p{color:var(--muted);line-height:1.65}.about-page{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,8vw,130px)}.about-body{font-size:1.08rem}.about-collage{display:grid;grid-template-columns:1.35fr .65fr;gap:10px;padding:0 clamp(18px,6vw,92px) clamp(54px,7vw,96px)}.about-collage figure{position:relative;min-height:290px;margin:0;overflow:hidden}.about-collage-large{min-height:590px!important}.about-collage>div{display:grid;gap:10px}.about-collage img{width:100%;height:100%;object-fit:cover;transition:transform .7s ease}.about-collage figure:hover img{transform:scale(1.035)}.about-collage figcaption{position:absolute;left:24px;right:24px;bottom:24px;width:min(420px,calc(100% - 48px));padding:14px 16px;color:#fff;background:#000000b3;font-family:Georgia,Times New Roman,serif;font-size:1.15rem}.about-principles{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;padding-top:0;background:var(--line)}.about-principles>div{padding:32px;background:#fff}.about-principles span{color:var(--red);font-family:Georgia,Times New Roman,serif;font-size:1.35rem;font-weight:700}.about-principles p{color:var(--muted);line-height:1.65}.values-band{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#ddd}.values-band 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p{margin:0;color:#5d656c;line-height:1.65}.geohub-feature{background:#e9edef}.geohub-feature ul{border-color:#cbd2d7}.geohub-audiences{color:#fff;background:var(--geo-dark);text-align:center}.geohub-audiences h2{width:min(900px,100%);margin:0 auto 34px;font-size:clamp(2.2rem,4.2vw,4.5rem)}.geohub-audiences>div{display:flex;justify-content:center;flex-wrap:wrap;gap:9px}.geohub-audiences span{padding:13px 18px;border:1px solid rgba(255,255,255,.2);border-radius:28px}.geohub-cta{background:var(--geo-accent)}.product-enquiry-page{background:#f8f4ed}.product-enquiry-hero{min-height:510px;position:relative;display:flex;align-items:flex-end;overflow:hidden;padding:130px clamp(18px,6vw,92px) 64px;color:#fff}.product-enquiry-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.product-enquiry-hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,#1e1408e6,#1e140861 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p{margin:0;color:var(--muted);line-height:1.8}.not-found-page{min-height:62vh;display:grid;place-content:center;justify-items:start;background:var(--soft)}.not-found-page h1{max-width:760px;margin:8px 0;font-size:clamp(3rem,7vw,6.5rem);line-height:1}.not-found-page>p:not(.eyebrow){max-width:560px;margin:12px 0 28px;color:var(--muted);font-size:1.05rem;line-height:1.7}.admin-shell{min-height:100vh;padding:clamp(22px,4vw,48px);background:#f1f1f1}.admin-auth-shell{display:grid;place-items:center;background-image:linear-gradient(90deg,#0a0a0cb8,#0a0a0c66),url(/images/hero-residence.png);background-size:cover;background-position:center;background-attachment:fixed}.admin-login{width:min(450px,100%);margin:7vh auto;padding:32px;display:grid;gap:14px;background:#fffffff7;border:1px solid rgba(255,255,255,.42);border-radius:10px;box-shadow:0 28px 80px #00000052}.admin-auth-shell .admin-login{margin:0}.admin-session-check{padding:14px 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