:root{
  --ink:#0F1215; --paper:#F3F2ED; --concrete:#E2E0D8; --stone:#8A8880;
  --brass:#A87C3F; --live:#1F6B4A;
  --line:rgba(15,18,21,.14); --line2:rgba(15,18,21,.08);
  --display:"Instrument Serif",Georgia,serif;
  --body:"Archivo","Helvetica Neue",Arial,sans-serif;
  --pad:clamp(18px,4.4vw,64px);
  --gap:clamp(26px,4vw,56px);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--paper);color:var(--ink);font-family:var(--body);font-weight:400;
  font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased;overflow-x:hidden}
a{color:inherit;text-decoration:none}
img,svg{display:block;max-width:100%}
button,input,select{font:inherit;color:inherit}
button{background:none;border:none;cursor:pointer}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.wrap{padding-left:var(--pad);padding-right:var(--pad)}
.mono{font-variant-numeric:tabular-nums}
.lbl{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:500}
.serif{font-family:var(--display);font-weight:400}

/* photo frame */
.ph{position:relative;overflow:hidden;background:var(--concrete)}
.ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s cubic-bezier(.2,.7,.2,1)}
.ph--z:hover img{transform:scale(1.045)}

/* concept disclosure */
.concept{background:var(--ink);color:var(--paper);padding:8px var(--pad);
  font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;text-align:center}
.concept a{border-bottom:1px solid rgba(243,242,237,.5)}

/* nav */
.nav{position:sticky;top:0;z-index:80;display:flex;align-items:center;gap:20px;
  justify-content:space-between;padding:14px var(--pad);
  background:rgba(243,242,237,.9);backdrop-filter:blur(14px);
  border-bottom:1px solid transparent;transition:border-color .35s}
.nav.stuck{border-bottom-color:var(--line)}
.mark{font-family:var(--display);font-size:23px;letter-spacing:.26em;padding-left:.26em}
.nav ul{display:flex;gap:26px;list-style:none}
.nav ul a{font-size:12.5px;letter-spacing:.06em;position:relative;padding-bottom:3px}
.nav ul a::after{content:"";position:absolute;left:0;bottom:0;height:1px;width:100%;
  background:var(--ink);transform:scaleX(0);transform-origin:right;transition:transform .4s}
.nav ul a:hover::after,.nav ul a[aria-current]::after{transform:scaleX(1);transform-origin:left}
.navr{display:flex;align-items:center;gap:16px}
.burger{display:none;flex-direction:column;gap:5px;padding:6px 0}
.burger i{width:22px;height:1.3px;background:var(--ink);display:block}
.drawer{position:fixed;inset:0;z-index:120;background:var(--paper);padding:20px var(--pad);
  display:flex;flex-direction:column;transform:translateY(-101%);
  transition:transform .5s cubic-bezier(.6,0,.2,1)}
.drawer.open{transform:none}
.drawer .top{display:flex;justify-content:space-between;align-items:center;margin-bottom:38px}
.drawer nav{display:grid;gap:4px}
.drawer nav a{font-family:var(--display);font-size:clamp(1.9rem,8vw,2.8rem);line-height:1.2}
.drawer .bot{margin-top:auto;display:flex;gap:20px;font-size:11px;letter-spacing:.16em;
  text-transform:uppercase;color:var(--stone)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;
  padding:13px 24px;font-size:12px;letter-spacing:.12em;text-transform:uppercase;
  border:1px solid var(--ink);transition:background .3s,color .3s}
.btn--fill{background:var(--ink);color:var(--paper)}
.btn--fill:hover{background:#1E252A}
.btn--ghost:hover{background:var(--ink);color:var(--paper)}
.btn--light{border-color:var(--paper);color:var(--paper)}
.btn--light:hover{background:var(--paper);color:var(--ink)}
.btn--sm{padding:10px 18px;font-size:11px}

/* hero */
.hero{position:relative;min-height:clamp(520px,74vh,760px);display:flex;align-items:flex-end;
  padding:0 0 clamp(120px,13vw,160px);color:var(--paper);overflow:hidden}
.hero .ph{position:absolute;inset:0}
.hero .ph img{filter:brightness(.62) saturate(.85)}
.hero__in{position:relative;z-index:2;width:100%}
.hero h1{font-family:var(--display);font-size:clamp(2.6rem,6.4vw,5.2rem);line-height:1;
  letter-spacing:-.015em;max-width:15ch}
.hero p{margin-top:18px;max-width:46ch;font-size:clamp(14.5px,1.15vw,16.5px);color:rgba(243,242,237,.82)}
.hero .lbl{opacity:.75;margin-bottom:18px}

/* search console */
.console{position:relative;z-index:5;margin:-88px var(--pad) 0;background:var(--paper);
  border:1px solid var(--line);box-shadow:0 30px 70px -40px rgba(15,18,21,.55)}
.console__tabs{display:flex;border-bottom:1px solid var(--line);overflow-x:auto}
.console__tabs button{padding:15px 22px;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;
  color:var(--stone);border-bottom:2px solid transparent;white-space:nowrap;transition:color .3s,border-color .3s}
.console__tabs button[aria-selected="true"]{color:var(--ink);border-bottom-color:var(--ink)}
.console__row{display:grid;grid-template-columns:1.3fr 1.6fr 1fr 1fr auto;align-items:stretch}
.fld{padding:16px 20px;border-right:1px solid var(--line2);display:flex;flex-direction:column;gap:5px;min-width:0}
.fld label{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone)}
.fld input,.fld select{border:none;background:none;font-size:15px;width:100%;padding:2px 0;outline:none}
.console__go{display:flex;align-items:center;padding:12px}
.console__go .btn{height:100%;padding-left:34px;padding-right:34px}

/* mechanism strip */
.mech{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);
  border-bottom:1px solid var(--line);margin-top:clamp(48px,6vw,84px)}
.mech div{padding:24px var(--pad);border-right:1px solid var(--line2)}
.mech div:last-child{border-right:none}
.mech b{display:block;font-family:var(--display);font-size:19px;font-weight:400;margin-bottom:4px}
.mech p{font-size:12.5px;color:var(--stone);line-height:1.45}

section{padding:clamp(54px,6.5vw,100px) var(--pad)}
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:22px;margin-bottom:38px}
.head h2{font-family:var(--display);font-size:clamp(1.8rem,3.3vw,2.9rem);line-height:1.06;letter-spacing:-.01em}
.head p{margin-top:8px;color:var(--stone);font-size:14.5px;max-width:52ch}
.head a{font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;border-bottom:1px solid var(--ink);
  padding-bottom:3px;white-space:nowrap}

/* collections */
.cols{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(8px,1.1vw,16px)}
.col{position:relative;display:block}
.col .ph{aspect-ratio:3/4}
.col::after{content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(15,18,21,.72),rgba(15,18,21,0) 55%)}
.col__t{position:absolute;left:18px;right:18px;bottom:16px;z-index:2;color:var(--paper)}
.col__t strong{display:block;font-family:var(--display);font-weight:400;font-size:clamp(1.15rem,1.8vw,1.5rem)}
.col__t span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;opacity:.75}

/* listing cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(14px,1.6vw,26px)}
.card{border:1px solid var(--line);background:var(--paper);display:flex;flex-direction:column;
  transition:border-color .35s,transform .5s cubic-bezier(.2,.7,.2,1)}
.card:hover{border-color:var(--ink);transform:translateY(-3px)}
.card__ph{position:relative}
.card__ph .ph{aspect-ratio:4/3}
.badge{position:absolute;top:12px;left:12px;background:var(--paper);padding:6px 11px;
  font-size:10px;letter-spacing:.14em;text-transform:uppercase}
.badge--live{background:var(--live);color:var(--paper)}
.badge--soon{background:var(--brass);color:var(--paper)}
.save{position:absolute;top:10px;right:10px;width:34px;height:34px;background:rgba(243,242,237,.92);
  display:grid;place-items:center;font-size:15px;line-height:1;color:var(--stone);transition:color .3s}
.save[aria-pressed="true"]{color:#B3271E}
.card__b{padding:18px;display:flex;flex-direction:column;gap:10px;flex:1}
.card__b h3{font-family:var(--display);font-weight:400;font-size:1.28rem;line-height:1.2}
.loc{font-size:12.5px;color:var(--stone)}
.price{display:flex;align-items:baseline;gap:10px;flex-wrap:wrap}
.price b{font-size:1.22rem;font-weight:500;letter-spacing:-.01em}
.price span{font-size:11.5px;color:var(--stone)}
.specs{display:flex;gap:14px;flex-wrap:wrap;padding-top:12px;margin-top:auto;border-top:1px solid var(--line2)}
.specs div{font-size:11.5px;color:var(--stone)}
.specs div b{display:block;color:var(--ink);font-weight:500;font-size:13px}
.emi{font-size:11.5px;color:var(--stone)}
.emi b{color:var(--ink);font-weight:500}

/* dark band */
.band{background:var(--ink);color:var(--paper)}
.band h2{font-family:var(--display);font-size:clamp(1.8rem,3.4vw,3rem);line-height:1.08;max-width:20ch}
.band .grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--gap);margin-top:clamp(34px,4vw,56px)}
.band .grid3 h4{font-family:var(--display);font-weight:400;font-size:1.35rem;margin-bottom:10px}
.band .grid3 p{color:rgba(243,242,237,.66);font-size:14px}
.band .grid3 .lbl{color:var(--brass);margin-bottom:14px;display:block}

/* cities — typographic, no images on purpose */
.cities{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.city{display:flex;justify-content:space-between;align-items:baseline;gap:14px;
  padding:22px 4px;border-bottom:1px solid var(--line);transition:padding-left .35s,color .35s}
.city:hover{padding-left:14px;color:var(--brass)}
.city strong{font-family:var(--display);font-weight:400;font-size:1.5rem}
.city span{font-size:12px;color:var(--stone)}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--gap)}
.step .n{font-family:var(--display);font-size:2.6rem;line-height:1;color:var(--concrete)}
.step h4{font-family:var(--display);font-weight:400;font-size:1.4rem;margin:12px 0 8px}
.step p{font-size:14px;color:var(--stone)}

/* ---------- listings page ---------- */
.crumb{font-size:12px;color:var(--stone);padding:20px var(--pad) 0}
.crumb a:hover{color:var(--ink)}
.lhead{padding:14px var(--pad) 22px;display:flex;justify-content:space-between;align-items:flex-end;
  gap:20px;flex-wrap:wrap}
.lhead h1{font-family:var(--display);font-size:clamp(1.9rem,3.6vw,2.9rem);line-height:1.05}
.lhead p{color:var(--stone);font-size:13.5px;margin-top:6px}
.toolbar{position:sticky;top:57px;z-index:60;display:flex;gap:10px;align-items:center;
  padding:12px var(--pad);background:rgba(243,242,237,.94);backdrop-filter:blur(12px);
  border-top:1px solid var(--line);border-bottom:1px solid var(--line);overflow-x:auto}
.chip{border:1px solid var(--line);padding:8px 15px;font-size:12px;white-space:nowrap;
  transition:border-color .3s,background .3s,color .3s}
.chip[aria-pressed="true"]{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.chip:hover{border-color:var(--ink)}
.toolbar .spacer{margin-left:auto}
.toolbar select{border:1px solid var(--line);padding:8px 12px;font-size:12px;background:none}
.lwrap{display:grid;grid-template-columns:260px 1fr;gap:var(--gap);padding:clamp(24px,3vw,42px) var(--pad) clamp(50px,6vw,90px)}
.side{align-self:start;position:sticky;top:118px}
.fgroup{border-bottom:1px solid var(--line);padding:18px 0}
.fgroup:first-child{padding-top:0}
.fgroup h5{font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;margin-bottom:12px;color:var(--stone)}
.fgroup label{display:flex;align-items:center;gap:9px;padding:5px 0;font-size:13.5px;cursor:pointer}
.fgroup input[type=checkbox]{accent-color:#0F1215;width:14px;height:14px}
.fgroup .cnt{margin-left:auto;font-size:11.5px;color:var(--stone)}
.rangeout{font-size:13px;margin-top:8px}
input[type=range]{width:100%;accent-color:#0F1215}
.results{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(14px,1.6vw,24px)}
.none{padding:60px 0;text-align:center;color:var(--stone)}
.pager{display:flex;gap:8px;justify-content:center;margin-top:44px}
.pager span,.pager a{border:1px solid var(--line);padding:9px 15px;font-size:12.5px}
.pager .on{background:var(--ink);color:var(--paper);border-color:var(--ink)}

/* ---------- property page ---------- */
.gal{display:grid;grid-template-columns:2.1fr 1fr;gap:8px;padding:0 var(--pad)}
.gal__main{position:relative}
.gal__main .ph{aspect-ratio:16/10}
.gal__side{display:grid;grid-template-rows:repeat(3,1fr);gap:8px}
.gal__side button{position:relative;padding:0;display:block}
.gal__side .ph{aspect-ratio:16/9;height:100%}
.gal__side button[aria-current="true"]::after{content:"";position:absolute;inset:0;border:2px solid var(--ink)}
.gcount{position:absolute;right:14px;bottom:14px;background:rgba(15,18,21,.8);color:var(--paper);
  padding:7px 13px;font-size:11px;letter-spacing:.12em}
.psplit{display:grid;grid-template-columns:1.6fr 1fr;gap:var(--gap);padding:clamp(32px,4vw,56px) var(--pad) 0;align-items:start}
.ptitle h1{font-family:var(--display);font-size:clamp(2rem,3.8vw,3.1rem);line-height:1.04}
.ptitle .loc{margin-top:8px;font-size:14px}
.tags{display:flex;gap:8px;flex-wrap:wrap;margin:16px 0 22px}
.tag{border:1px solid var(--line);padding:6px 12px;font-size:11px;letter-spacing:.1em;text-transform:uppercase}
.pricebox{border:1px solid var(--line);padding:22px}
.pricebox .big{font-family:var(--display);font-size:clamp(1.9rem,3.2vw,2.6rem);line-height:1}
.pricebox .sub{color:var(--stone);font-size:13px;margin-top:6px}
.pricebox .row{display:flex;justify-content:space-between;font-size:13.5px;padding:9px 0;border-bottom:1px solid var(--line2)}
.pricebox .cta{display:grid;gap:8px;margin-top:18px}
.keyspecs{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);margin-top:clamp(30px,3.4vw,46px)}
.keyspecs div{padding:18px;border-right:1px solid var(--line2);border-bottom:1px solid var(--line2)}
.keyspecs div .lbl{color:var(--stone);display:block;margin-bottom:6px}
.keyspecs div b{font-weight:500;font-size:15px}
.prose{max-width:66ch;margin-top:clamp(30px,3.4vw,46px)}
.prose p{margin-bottom:14px;color:#2A3036}
.tabs{display:flex;gap:6px;margin-bottom:20px;flex-wrap:wrap}
.tabs button{border:1px solid var(--line);padding:9px 17px;font-size:12px;transition:.3s}
.tabs button[aria-selected="true"]{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.plan{border:1px solid var(--line);padding:clamp(16px,2.4vw,32px);background:#F8F7F3}
.plan svg{width:100%;height:auto}
.plan figcaption{margin-top:14px;font-size:12.5px;color:var(--stone)}
.amen{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.amen div{background:var(--paper);padding:18px;display:flex;align-items:center;gap:11px;font-size:13.5px}
.amen svg{width:19px;height:19px;flex:none;stroke:var(--brass);fill:none;stroke-width:1.4}
.locgrid{display:grid;grid-template-columns:1.15fr 1fr;gap:var(--gap);align-items:start}
.nearby{list-style:none}
.nearby li{display:flex;justify-content:space-between;gap:16px;padding:12px 0;border-bottom:1px solid var(--line2);font-size:14px}
.nearby li span:last-child{color:var(--stone);font-size:13px}
.emibox{display:grid;grid-template-columns:1fr 1fr;gap:var(--gap);border:1px solid var(--line);padding:clamp(20px,2.6vw,36px)}
.emibox .ctrl{margin-bottom:20px}
.emibox .ctrl .top{display:flex;justify-content:space-between;font-size:13px;margin-bottom:8px}
.emibox .ctrl .top b{font-weight:500}
.emiout{background:var(--ink);color:var(--paper);padding:clamp(20px,2.6vw,32px);display:flex;
  flex-direction:column;justify-content:center}
.emiout .num{font-family:var(--display);font-size:clamp(2.1rem,4vw,3rem);line-height:1}
.emiout .r{display:flex;justify-content:space-between;font-size:13px;padding:9px 0;
  border-bottom:1px solid rgba(243,242,237,.18);color:rgba(243,242,237,.75)}
.emiout .r b{color:var(--paper);font-weight:500}
.advisor{display:grid;grid-template-columns:1fr 1fr;gap:var(--gap);align-items:center;
  border:1px solid var(--line);padding:clamp(20px,2.6vw,36px)}
.form{display:grid;gap:12px}
.form input,.form textarea{border:1px solid var(--line);padding:12px 14px;font-size:14px;background:none;width:100%}
.form textarea{min-height:88px;resize:vertical}
.formmsg{font-size:12.5px;color:var(--live);min-height:18px}

/* footer */
footer{border-top:1px solid var(--line);padding:clamp(46px,5vw,72px) var(--pad) 26px}
.fgrid{display:grid;grid-template-columns:1.7fr 1fr 1fr 1fr;gap:var(--gap);padding-bottom:38px}
.fgrid p{color:var(--stone);font-size:13.5px;max-width:32ch;margin-top:14px}
.fgrid h5{font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone);margin-bottom:14px}
.fgrid ul{list-style:none;display:grid;gap:9px}
.fgrid ul a{font-size:13.5px}
.fgrid ul a:hover{text-decoration:underline;text-underline-offset:4px}
.fbar{border-top:1px solid var(--line);padding-top:20px;display:flex;justify-content:space-between;
  gap:16px;flex-wrap:wrap;font-size:11.5px;color:var(--stone)}

.rv{opacity:0;transform:translateY(20px);transition:opacity .8s ease,transform .8s cubic-bezier(.2,.7,.2,1)}
.rv.in{opacity:1;transform:none}

@media(max-width:1080px){
  .nav ul{display:none}
  .burger{display:flex}
  .navr .hidesm{display:none}
  .console__row{grid-template-columns:1fr 1fr}
  .fld{border-bottom:1px solid var(--line2)}
  .console__go{grid-column:1/-1}
  .console__go .btn{width:100%;padding:15px}
  .mech{grid-template-columns:1fr 1fr}
  .cols{grid-template-columns:1fr 1fr}
  .cards,.results{grid-template-columns:1fr 1fr}
  .band .grid3,.steps{grid-template-columns:1fr}
  .cities{grid-template-columns:1fr 1fr}
  .lwrap{grid-template-columns:1fr}
  .side{position:static;display:none}
  .side.open{display:block}
  .gal{grid-template-columns:1fr}
  .gal__side{grid-template-rows:none;grid-template-columns:repeat(3,1fr)}
  .psplit,.locgrid,.emibox,.advisor{grid-template-columns:1fr}
  .keyspecs{grid-template-columns:1fr 1fr}
  .amen{grid-template-columns:1fr 1fr}
  .fgrid{grid-template-columns:1fr 1fr}
}
@media(max-width:620px){
  .console{margin-top:-58px}
  .console__row{grid-template-columns:1fr}
  .mech{grid-template-columns:1fr}
  .cols,.cards,.results{grid-template-columns:1fr}
  .cities{grid-template-columns:1fr}
  .keyspecs,.amen{grid-template-columns:1fr}
  .fgrid{grid-template-columns:1fr}
  .head{flex-direction:column;align-items:flex-start}
}
@media(prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important}
  .rv{opacity:1;transform:none}
}