:root { --ivory: #F5F1EA; --linen: #EAE3D7; --char: #1C1A17; --deep: #2A2620; --sand: #B89A6E; --mute: #7A7166; --line: rgba(28, 26, 23, .14); --serif: "Italiana", "Didot", serif; --sans: "Jost", system-ui, sans-serif; --ease: cubic-bezier(.2, .7, .1, 1); }
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--ivory); color: var(--char); font-family: var(--sans); font-weight: 400; line-height: 1.6; -webkit-font-smoothing: antialiased; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; padding: 0; }
h1, h2, h3, p, ul, figure { margin: 0; }
ul { padding: 0; list-style: none; }
:focus-visible { outline: 2px solid var(--sand); outline-offset: 3px; }
.serif { font-family: var(--serif); font-weight: 400; letter-spacing: .005em; }
.eyebrow { font-size: .72rem; letter-spacing: .3em; text-transform: uppercase; color: var(--mute); }
.wrap { padding-left: clamp(1.2rem, 5vw, 5rem); padding-right: clamp(1.2rem, 5vw, 5rem); }
.line-btn { display: inline-flex; align-items: center; gap: .9rem; font-size: .78rem; letter-spacing: .24em; text-transform: uppercase; padding: 1.05rem 1.6rem; border: 1px solid currentColor; transition: background .4s, color .4s; }
.line-btn:hover { background: var(--char); color: var(--ivory); border-color: var(--char); }
.line-btn--light:hover { background: var(--ivory); color: var(--char); border-color: var(--ivory); }

/* header */
.hdr { position: fixed; inset: 0 0 auto; z-index: 50; display: flex; align-items: center; gap: 2rem; padding: 1.2rem clamp(1.2rem, 5vw, 5rem); color: #fff; transition: background .5s, color .5s, padding .5s; }
.hdr.is-solid { background: rgba(245, 241, 234, .94); color: var(--char); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); padding-top: .8rem; padding-bottom: .8rem; box-shadow: 0 1px 0 var(--line); }
.logo { font-family: var(--serif); font-size: 1.7rem; letter-spacing: .03em; white-space: nowrap; }
.logo em { font-style: normal; color: var(--sand); }
.hdr nav { display: flex; gap: 2.2rem; margin-left: auto; font-size: .76rem; letter-spacing: .22em; text-transform: uppercase; }
.hdr nav a { opacity: .85; } .hdr nav a:hover { opacity: 1; }
.hdr .line-btn { padding: .7rem 1.1rem; font-size: .7rem; }
.hdr .line-btn:hover { background: currentColor; }
.hdr .line-btn:hover span { color: var(--char); }
.hdr.is-solid .line-btn:hover span { color: var(--ivory); }

/* hero slideshow */
.hero { position: relative; height: 100svh; min-height: 600px; overflow: hidden; color: #fff; background: #111; }
.slide { position: absolute; inset: 0; opacity: 0; transition: opacity 1.4s var(--ease); }
.slide.is-on { opacity: 1; }
.slide img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.12); transition: transform 7s linear; }
.slide.is-on img { transform: scale(1); }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(15, 12, 8, .6), rgba(15, 12, 8, .1) 60%), linear-gradient(0deg, rgba(15, 12, 8, .55), transparent 40%); pointer-events: none; }
.hero__copy { position: absolute; z-index: 2; left: clamp(1.2rem, 5vw, 5rem); bottom: clamp(6rem, 14vh, 9rem); max-width: 50rem; display: grid; gap: 1.2rem; }
.hero__copy .eyebrow { color: rgba(255, 255, 255, .85); }
.hero h1 { font-family: var(--serif); font-weight: 400; font-size: clamp(3.2rem, 8vw, 8.4rem); line-height: .95; }
.hero__copy p { max-width: 30rem; color: rgba(255, 255, 255, .85); font-size: 1.05rem; }
.hero__ctl { position: absolute; z-index: 3; right: clamp(1.2rem, 5vw, 5rem); bottom: clamp(2rem, 5vh, 3rem); left: clamp(1.2rem, 5vw, 5rem); display: flex; justify-content: flex-end; align-items: flex-end; gap: 1.6rem; }
.hero__now { margin-right: auto; display: grid; gap: .1rem; font-size: .85rem; }
.hero__now b { font-family: var(--serif); font-weight: 400; font-size: 1.5rem; }
.hero__now span { opacity: .8; letter-spacing: .08em; }
.hero__num { font-size: .8rem; letter-spacing: .2em; }
.hero__arrows { display: flex; gap: .5rem; }
.hero__arrows button { width: 3.2rem; height: 3.2rem; border: 1px solid rgba(255, 255, 255, .5); display: grid; place-items: center; transition: background .3s, color .3s; }
.hero__arrows button:hover { background: #fff; color: var(--char); }
.hero__progress { position: absolute; z-index: 3; left: 0; bottom: 0; height: 2px; background: var(--sand); width: 0; }

/* statement */
.statement { padding: clamp(6rem, 14vw, 12rem) clamp(1.2rem, 5vw, 5rem); display: grid; grid-template-columns: 1fr 2fr; gap: 2rem; }
.statement h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(2rem, 4.4vw, 4.2rem); line-height: 1.12; }
.statement h2 em { font-style: normal; color: var(--sand); }
.statement__meta { display: grid; gap: 2.4rem; align-content: space-between; }
.stats { display: flex; gap: 2.6rem; margin-top: 3rem; grid-column: 2; }
.stats b { display: block; font-family: var(--serif); font-weight: 400; font-size: 2.6rem; line-height: 1; }
.stats span { font-size: .78rem; letter-spacing: .14em; text-transform: uppercase; color: var(--mute); }

/* listings */
.listings { padding: 0 clamp(1.2rem, 5vw, 5rem) clamp(6rem, 12vw, 10rem); }
.listings__head { display: flex; justify-content: space-between; align-items: end; gap: 2rem; flex-wrap: wrap; padding-bottom: 2rem; border-bottom: 1px solid var(--line); }
.listings__head h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(2.6rem, 5vw, 4.6rem); line-height: 1; }
.filters { display: flex; gap: .4rem; flex-wrap: wrap; }
.filters button { padding: .6rem 1.1rem; font-size: .74rem; letter-spacing: .18em; text-transform: uppercase; border: 1px solid var(--line); transition: all .3s; }
.filters button[aria-pressed="true"] { background: var(--char); color: var(--ivory); border-color: var(--char); }
.grid { display: grid; grid-template-columns: repeat(6, 1fr); gap: clamp(1rem, 2vw, 2rem); margin-top: 2.6rem; }
.card { grid-column: span 2; display: grid; gap: 1rem; transition: opacity .5s var(--ease), transform .6s var(--ease); }
.card:nth-child(1), .card:nth-child(2) { grid-column: span 3; }
.card.is-hidden { display: none; }
.card__img { position: relative; overflow: hidden; aspect-ratio: 4 / 3; background: var(--linen); }
.card:nth-child(1) .card__img, .card:nth-child(2) .card__img { aspect-ratio: 16 / 10; }
.card__img img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.card:hover .card__img img { transform: scale(1.06); }
.card__tag { position: absolute; left: 1rem; top: 1rem; background: rgba(245, 241, 234, .92); padding: .35rem .7rem; font-size: .66rem; letter-spacing: .2em; text-transform: uppercase; }
.card__view { position: absolute; right: 1rem; bottom: 1rem; width: 4.4rem; height: 4.4rem; border-radius: 50%; background: var(--ivory); display: grid; place-items: center; font-size: .66rem; letter-spacing: .18em; text-transform: uppercase; transform: scale(0); transition: transform .6s var(--ease); }
.card:hover .card__view { transform: scale(1); }
.card__row { display: flex; justify-content: space-between; gap: 1rem; align-items: baseline; }
.card h3 { font-family: var(--serif); font-weight: 400; font-size: 1.7rem; line-height: 1.1; }
.card__price { font-size: .95rem; letter-spacing: .06em; white-space: nowrap; }
.card__meta { font-size: .85rem; color: var(--mute); }

/* destinations */
.dest { background: var(--deep); color: var(--ivory); padding: clamp(6rem, 12vw, 10rem) clamp(1.2rem, 5vw, 5rem); position: relative; overflow: hidden; }
.dest .eyebrow { color: rgba(245, 241, 234, .6); }
.dest__list { margin-top: 3rem; }
.dest__list a { display: flex; justify-content: space-between; align-items: baseline; gap: 1rem; padding: 1.4rem 0; border-top: 1px solid rgba(245, 241, 234, .15); position: relative; z-index: 2; transition: padding .5s var(--ease), color .3s; }
.dest__list li:last-child a { border-bottom: 1px solid rgba(245, 241, 234, .15); }
.dest__list a span:first-child { font-family: var(--serif); font-size: clamp(2.2rem, 5.6vw, 5.4rem); line-height: 1; }
.dest__list a span:last-child { font-size: .78rem; letter-spacing: .2em; text-transform: uppercase; color: rgba(245, 241, 234, .6); }
.dest__list a:hover { padding-left: 1.4rem; color: #E9D3B0; }
.dest__float { position: absolute; z-index: 1; left: 0; top: 0; width: 22rem; aspect-ratio: 4 / 5; pointer-events: none; opacity: 0; transform: translate(-50%, -50%) scale(.9); transition: opacity .4s, transform .5s var(--ease); overflow: hidden; }
.dest__float.is-on { opacity: 1; transform: translate(-50%, -50%) scale(1); }
.dest__float img { width: 100%; height: 100%; object-fit: cover; }

/* office */
.office { display: grid; grid-template-columns: 1fr 1fr; min-height: 90vh; }
.office__img { position: relative; overflow: hidden; }
.office__img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.office__copy { padding: clamp(4rem, 8vw, 8rem) clamp(1.2rem, 5vw, 5rem); display: grid; align-content: center; gap: 1.6rem; background: var(--linen); }
.office__copy h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(2.4rem, 4.6vw, 4.4rem); line-height: 1.05; }
.office__copy p { color: #5D554B; max-width: 32rem; }
.office__list { display: grid; gap: .8rem; margin: .6rem 0 1rem; }
.office__list li { display: flex; gap: 1rem; padding-bottom: .8rem; border-bottom: 1px solid var(--line); }
.office__list li span { color: var(--sand); font-family: var(--serif); font-size: 1.2rem; min-width: 2rem; }

/* enquiry */
.enquire { padding: clamp(6rem, 12vw, 10rem) clamp(1.2rem, 5vw, 5rem); display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(2rem, 6vw, 6rem); }
.enquire h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(2.6rem, 5vw, 4.8rem); line-height: 1; }
.enquire > div > p { margin-top: 1.4rem; color: var(--mute); max-width: 26rem; }
.form { display: grid; grid-template-columns: 1fr 1fr; gap: 1.6rem 2rem; }
.field { display: grid; gap: .4rem; }
.field--full { grid-column: 1 / -1; }
.field label { font-size: .7rem; letter-spacing: .22em; text-transform: uppercase; color: var(--mute); }
.field input, .field select, .field textarea { border: 0; border-bottom: 1px solid rgba(28, 26, 23, .3); background: transparent; padding: .7rem 0; font-size: 1.05rem; border-radius: 0; outline: none; transition: border-color .3s; }
.field textarea { resize: vertical; min-height: 6rem; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--char); }
.chips { display: flex; flex-wrap: wrap; gap: .5rem; }
.chips label { cursor: pointer; position: relative; }
.chips input { position: absolute; opacity: 0; pointer-events: none; }
.chips span { display: inline-block; padding: .55rem 1rem; border: 1px solid var(--line); font-size: .85rem; letter-spacing: .04em; text-transform: none; color: var(--char); transition: all .3s; }
.chips input:checked + span { background: var(--char); color: var(--ivory); border-color: var(--char); }
.chips input:focus-visible + span { outline: 2px solid var(--sand); outline-offset: 2px; }
.form__foot { grid-column: 1 / -1; display: flex; align-items: center; gap: 1.6rem; flex-wrap: wrap; }
.form__note { font-size: .82rem; color: var(--mute); max-width: 26rem; }
.form__msg { grid-column: 1 / -1; padding: 1.1rem 1.3rem; background: var(--linen); border-left: 2px solid var(--sand); font-size: .95rem; display: none; }
.form__msg.is-on { display: block; }

/* footer */
.ftr { background: var(--char); color: rgba(245, 241, 234, .8); padding: clamp(4rem, 8vw, 6rem) clamp(1.2rem, 5vw, 5rem) 5rem; display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 2rem; font-size: .9rem; }
.ftr .logo { color: var(--ivory); font-size: 2.2rem; }
.ftr h4 { margin: 0 0 1rem; font-weight: 400; font-size: .7rem; letter-spacing: .24em; text-transform: uppercase; color: rgba(245, 241, 234, .5); }
.ftr li + li { margin-top: .4rem; }
.ftr p { margin-top: 1rem; max-width: 22rem; }

/* property page */
.p-hero { position: relative; height: 92svh; min-height: 560px; color: #fff; overflow: hidden; }
.p-hero img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; animation: pz 9s var(--ease) both; }
@keyframes pz { from { transform: scale(1.12); } }
.p-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(15, 12, 8, .7), transparent 55%); }
.p-hero__copy { position: absolute; z-index: 2; left: clamp(1.2rem, 5vw, 5rem); right: clamp(1.2rem, 5vw, 5rem); bottom: clamp(2rem, 6vh, 4rem); display: flex; justify-content: space-between; align-items: flex-end; gap: 2rem; flex-wrap: wrap; }
.p-hero h1 { font-family: var(--serif); font-weight: 400; font-size: clamp(3rem, 8vw, 7.6rem); line-height: .95; }
.p-hero__price { font-family: var(--serif); font-size: clamp(1.6rem, 3vw, 2.6rem); }
.facts { display: grid; grid-template-columns: repeat(5, 1fr); border-bottom: 1px solid var(--line); }
.facts div { padding: 1.8rem clamp(1rem, 2.4vw, 2rem); border-right: 1px solid var(--line); }
.facts div:first-child { padding-left: clamp(1.2rem, 5vw, 5rem); }
.facts b { display: block; font-family: var(--serif); font-weight: 400; font-size: 2rem; line-height: 1.1; }
.facts span { font-size: .72rem; letter-spacing: .2em; text-transform: uppercase; color: var(--mute); }
.p-body { display: grid; grid-template-columns: 1.3fr 1fr; gap: clamp(2rem, 6vw, 6rem); padding: clamp(4rem, 9vw, 8rem) clamp(1.2rem, 5vw, 5rem); }
.p-body h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(2rem, 3.6vw, 3.4rem); line-height: 1.1; margin-bottom: 1.4rem; }
.p-body p + p { margin-top: 1rem; }
.p-body p { color: #4F483F; font-size: 1.05rem; }
.features { display: grid; gap: 0; }
.features li { display: flex; justify-content: space-between; padding: .95rem 0; border-bottom: 1px solid var(--line); font-size: .95rem; }
.features li span:last-child { color: var(--mute); }
.gallery { display: grid; grid-template-columns: repeat(4, 1fr); grid-auto-rows: 15vw; gap: .8rem; padding: 0 clamp(1.2rem, 5vw, 5rem); }
.gallery button { position: relative; overflow: hidden; background: var(--linen); }
.gallery button:nth-child(1) { grid-column: span 2; grid-row: span 2; }
.gallery button:nth-child(4) { grid-column: span 2; }
.gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.gallery button:hover img { transform: scale(1.05); }
.lightbox { position: fixed; inset: 0; z-index: 100; background: rgba(15, 12, 8, .94); display: none; align-items: center; justify-content: center; padding: 4rem 1rem; }
.lightbox.is-on { display: flex; }
.lightbox img { max-height: 84vh; max-width: 92vw; object-fit: contain; }
.lightbox button { position: absolute; color: #fff; width: 3.4rem; height: 3.4rem; border: 1px solid rgba(255, 255, 255, .4); display: grid; place-items: center; font-size: 1.1rem; }
.lb-close { top: 1.2rem; right: 1.2rem; } .lb-prev { left: 1.2rem; top: 50%; } .lb-next { right: 1.2rem; top: 50%; }
.lb-count { position: absolute; bottom: 1.4rem; left: 50%; transform: translateX(-50%); color: rgba(255, 255, 255, .7); font-size: .8rem; letter-spacing: .2em; }
.next-prop { display: block; position: relative; height: 70vh; overflow: hidden; color: #fff; margin-top: clamp(4rem, 8vw, 7rem); }
.next-prop img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.6s var(--ease); }
.next-prop:hover img { transform: scale(1.05); }
.next-prop::after { content: ""; position: absolute; inset: 0; background: rgba(15, 12, 8, .45); }
.next-prop div { position: absolute; z-index: 2; inset: 0; display: grid; place-content: center; text-align: center; gap: 1rem; }
.next-prop h2 { font-family: var(--serif); font-weight: 400; font-size: clamp(2.8rem, 7vw, 6.6rem); line-height: 1; }

.rv { opacity: 0; transform: translateY(30px); transition: opacity 1s var(--ease), transform 1.2s var(--ease); }
.rv.is-in { opacity: 1; transform: none; }

@media (max-width: 960px) {
  .hdr nav { display: none; }
  .hdr .line-btn { margin-left: auto; }
  .statement, .office, .enquire, .p-body { grid-template-columns: 1fr; }
  .stats { grid-column: 1; flex-wrap: wrap; }
  .grid { grid-template-columns: 1fr 1fr; }
  .card, .card:nth-child(1), .card:nth-child(2) { grid-column: span 1; }
  .card:nth-child(1) { grid-column: 1 / -1; }
  .office__img { min-height: 60vh; }
  .ftr { grid-template-columns: 1fr 1fr; }
  .facts { grid-template-columns: repeat(3, 1fr); }
  .facts div:nth-child(n+4) { display: none; }
  .gallery { grid-template-columns: 1fr 1fr; grid-auto-rows: 40vw; }
  .dest__float { display: none; }
}
@media (max-width: 600px) {
  .grid { grid-template-columns: 1fr; }
  .card:nth-child(1) { grid-column: auto; }
  .form { grid-template-columns: 1fr; }
  .hero__num { display: none; }
  .ftr { grid-template-columns: 1fr; }
  .facts div:first-child { padding-left: 1.2rem; }
  .facts b { font-size: 1.5rem; }
  .gallery button:nth-child(4) { grid-column: span 1; }
}
@media (prefers-reduced-motion: reduce) { *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; } .rv { opacity: 1; transform: none; } }