:root{
  --navy:#0a111d;
  --navy-2:#101a2a;
  --navy-3:#172235;
  --gold:#d7aa57;
  --gold-light:#f6dfaa;
  --silver:#cfd3d8;
  --white:#f8f8f6;
  --muted:#a9b0ba;
  --line:rgba(255,255,255,.12);
  --max:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--navy);color:var(--white);font-family:"DM Sans",sans-serif;line-height:1.6}
body:before{content:"";position:fixed;inset:0;pointer-events:none;opacity:.18;background-image:radial-gradient(rgba(255,255,255,.08) .6px,transparent .6px);background-size:5px 5px;z-index:10}
a{color:inherit;text-decoration:none}
.container{width:min(calc(100% - 48px),var(--max));margin:auto}
.topline{height:3px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
.site-header{position:fixed;top:3px;left:0;right:0;z-index:1000;border-bottom:1px solid rgba(255,255,255,.08);background:#070e18;backdrop-filter:blur(12px)}
.nav-wrap{height:112px;display:flex;align-items:center;justify-content:space-between}
.brand{display:flex;align-items:center;height:100%}
.brand img{width:96px;height:96px;object-fit:contain;mix-blend-mode:normal}
.site-nav{display:flex;align-items:center;gap:30px;font-size:13px;letter-spacing:.1em;text-transform:uppercase}
.site-nav a{color:#dfe3e8;transition:.25s}
.site-nav a:hover{color:var(--gold-light)}
.nav-cta{border:1px solid rgba(215,170,87,.55);padding:12px 16px;border-radius:2px}
.nav-cta span,.button span{color:var(--gold-light);margin-left:8px}
.menu-toggle{display:none;background:none;border:0;width:42px;height:42px}
.menu-toggle span{display:block;height:2px;background:#fff;margin:7px 0}
.hero{min-height:820px;position:relative;overflow:hidden;display:flex;align-items:center;background:
 radial-gradient(circle at 78% 45%,rgba(215,170,87,.14),transparent 27%),
 linear-gradient(135deg,#080f1a 0%,#0d1726 55%,#09111d 100%)}
.hero-glow{position:absolute;width:700px;height:700px;border-radius:50%;border:1px solid rgba(215,170,87,.12);right:-280px;top:80px;box-shadow:0 0 0 80px rgba(215,170,87,.015),0 0 0 160px rgba(215,170,87,.01);animation:heroGlow 24s ease-in-out infinite;transform-origin:center}
.hero-grid{display:grid;grid-template-columns:1fr .85fr;align-items:center;gap:40px;padding-top:80px}
.eyebrow{font-size:11px;letter-spacing:.28em;color:var(--gold);font-weight:700;margin:0 0 20px;animation:eyebrowReveal 1s cubic-bezier(.22,1,.36,1) .2s both}
h1,h2,h3,p{margin-top:0}
h1,h2{font-family:"Playfair Display",serif;font-weight:500;line-height:1.05}
h1{font-size:clamp(64px,8vw,112px);letter-spacing:-.045em;margin-bottom:30px}
h1 em,h2 em{font-style:italic;color:var(--gold-light)}
.hero-lead{max-width:560px;color:#c2c8d0;font-size:18px}
.hero-actions{display:flex;align-items:center;gap:30px;margin-top:38px}
.button{display:inline-flex;align-items:center;justify-content:center;border:0;cursor:pointer;font:700 12px "DM Sans",sans-serif;letter-spacing:.16em;text-transform:uppercase;padding:16px 20px}
.button-gold{background:linear-gradient(135deg,#c99a44,#f0d18d);color:#0a111d}
.text-link{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:#d9dde2}
.text-link span{color:var(--gold);margin-left:10px}
.hero-art{height:520px;position:relative;display:flex;align-items:center;justify-content:center}
.hero-art:before{content:"";position:absolute;width:420px;height:420px;border:1px solid rgba(215,170,87,.22);border-radius:50%;box-shadow:0 0 0 22px rgba(215,170,87,.025);animation:heroRing 18s linear infinite}
.tower{position:absolute;bottom:70px;border:2px solid var(--gold);border-bottom:0;transform:skewY(-22deg);filter:drop-shadow(0 0 14px rgba(215,170,87,.12))}
.tower-a{height:270px;width:115px;left:38%;clip-path:polygon(0 14%,50% 0,100% 14%,100% 100%,0 100%)}
.tower-b{height:205px;width:110px;left:50%;bottom:70px;border-color:#d7dbe0;clip-path:polygon(0 18%,50% 0,100% 18%,100% 100%,0 100%)}
.tower-c{height:160px;width:100px;left:61%;bottom:70px;clip-path:polygon(0 20%,50% 0,100% 20%,100% 100%,0 100%)}
.tower-window{position:absolute;width:70px;height:105px;background:linear-gradient(160deg,#eef0f2,#a9afb7);bottom:92px;left:49%;clip-path:polygon(0 17%,50% 0,100% 17%,100% 100%,0 100%)}
.art-line{position:absolute;height:1px;background:var(--gold);opacity:.7;transform:scaleX(0);transform-origin:left center;animation:drawLine 2.2s cubic-bezier(.22,.61,.36,1) forwards}
.line-1{width:170px;bottom:72px;left:8%;animation-delay:.35s}.line-2{width:150px;bottom:72px;right:6%;transform-origin:right center;animation-delay:.7s}
.art-circle{position:absolute;width:13px;height:13px;border:1px solid var(--gold);border-radius:50%;right:18%;top:20%;animation:circlePulse 3.8s ease-in-out infinite}
.art-caption{position:absolute;right:10%;bottom:35px;font-size:10px;letter-spacing:.3em;color:#87909c}
.scroll-note{position:absolute;bottom:26px;left:50%;transform:translateX(-50%);font-size:9px;letter-spacing:.25em;color:#7e8894;display:flex;align-items:center;gap:13px}.scroll-note span{width:35px;height:1px;background:var(--gold)}
.section{padding:135px 0}
.two-col{display:grid;grid-template-columns:.35fr 1fr;gap:80px}
.section-label{padding-top:8px;display:flex;gap:16px;align-items:center;color:#8e98a4;font-size:10px;letter-spacing:.25em;font-weight:700}
.section-label span{color:var(--gold);font-family:"Playfair Display";font-size:16px}
.section-label p{margin:0}
.intro{background:#f3f1eb;color:var(--navy)}
.intro .section-label{color:#6f747b}.intro .section-label span{color:#a37a2e}
.intro-copy{max-width:770px}.intro h2{font-size:clamp(48px,6vw,80px);margin-bottom:35px}.intro-copy .large{font-size:23px;line-height:1.55;color:#26303d}.intro-copy p:not(.large){max-width:650px;color:#606771}
.arrow-link{display:inline-flex;margin-top:18px;color:#1c2633;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.18em;border-bottom:1px solid #c3a56c;padding-bottom:8px}.arrow-link span{margin-left:18px;color:#9c742d}
.stats{background:#101a2a;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:34px 28px;border-right:1px solid var(--line)}.stat:first-child{padding-left:0}.stat:last-child{border-right:0}
.stat strong{display:block;font-family:"Playfair Display";font-size:20px;color:var(--gold-light);letter-spacing:.08em}.stat span{display:block;font-size:12px;color:#8f98a4;margin-top:5px}
.approach{background:var(--navy)}
.section-heading{display:grid;grid-template-columns:.35fr 1fr;gap:80px;align-items:start;margin-bottom:70px}.section-heading h2{font-size:clamp(48px,6vw,76px);margin-bottom:18px}.section-heading>div:last-child>p{max-width:560px;color:#9da6b1}
.process-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}
.process-card{padding:34px 28px 30px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-height:270px;position:relative}.process-card:first-child{border-left:1px solid var(--line)}.process-card.featured{background:linear-gradient(180deg,rgba(215,170,87,.12),rgba(215,170,87,.025))}
.process-card>span{font-size:10px;letter-spacing:.2em;color:var(--gold)}.process-card h3{font-family:"Playfair Display";font-size:28px;font-weight:500;margin:55px 0 15px}.process-card p{color:#939ca8;font-size:14px}
.developments{background:#f3f1eb;color:var(--navy)}.developments .section-label{color:#747a83}.developments .section-label span{color:#a37a2e}.developments .section-heading>div:last-child>p{color:#6b7179}
.section-heading.compact{margin-bottom:50px}
.project-grid{display:grid;grid-template-columns:1.3fr 1fr;gap:22px}.project-large{grid-row:span 2}.project-visual{height:330px;position:relative;overflow:hidden;background:#151f2e}.project-large .project-visual{height:680px}
.visual-one{background:linear-gradient(135deg,#172435,#5c5a54)}.visual-two{background:linear-gradient(135deg,#111d2b,#303f4f)}.visual-three{background:linear-gradient(135deg,#302b28,#172638)}
.project-visual:before{content:"";position:absolute;inset:0;background:linear-gradient(120deg,transparent 20%,rgba(255,255,255,.08) 20.2%,transparent 20.7%,transparent 70%,rgba(215,170,87,.08) 70.2%,transparent 70.7%)}
.building-shape{position:absolute;bottom:-25px;left:18%;width:64%;height:76%;background:linear-gradient(90deg,rgba(218,219,215,.88),rgba(99,108,115,.9));clip-path:polygon(18% 0,64% 0,100% 26%,100% 100%,0 100%,0 26%);box-shadow:20px 0 rgba(0,0,0,.1)}
.building-shape:after{content:"";position:absolute;inset:16% 14% 8%;background:repeating-linear-gradient(90deg,rgba(10,17,29,.75) 0 10px,transparent 10px 36px)}
.project-tag{position:absolute;top:22px;left:24px;z-index:2;font-size:9px;letter-spacing:.2em;color:#f5e3b8}
.project-meta{display:flex;align-items:center;justify-content:space-between;padding:18px 2px 12px}.project-meta h3{font-family:"Playfair Display";font-size:25px;font-weight:500;margin:0}.project-meta p{font-size:11px;color:#7c838b;margin:3px 0 0}.project-meta a{width:42px;height:42px;border:1px solid #c4b083;border-radius:50%;display:grid;place-items:center;color:#9b742d}
.statement{padding:150px 0;background:radial-gradient(circle at 50% 40%,rgba(215,170,87,.12),transparent 32%),#0b131f;text-align:center;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.statement h2{font-size:clamp(48px,7vw,88px);max-width:900px;margin:0 auto 45px}.gold-rule{height:1px;width:80px;background:var(--gold);margin:auto}
.contact{background:#f3f1eb;color:var(--navy)}.contact-grid{display:grid;grid-template-columns:1fr .85fr;gap:100px}.contact h2{font-size:clamp(50px,6vw,76px);margin:35px 0 25px}.contact-copy>p{max-width:560px;color:#646b75}.contact-note{display:flex;gap:28px;margin-top:45px;font-size:10px;letter-spacing:.2em;color:#a27a32}
.contact-form{display:flex;flex-direction:column;gap:22px}label{font-size:10px;letter-spacing:.15em;text-transform:uppercase;color:#555d68}label input,label textarea{display:block;width:100%;margin-top:9px;border:0;border-bottom:1px solid #c5c2b9;background:transparent;padding:12px 0;color:var(--navy);font:16px "DM Sans";outline:0}label textarea{resize:vertical}.optional{font-size:9px;color:#92979e;letter-spacing:.05em}.contact-form .button{align-self:flex-start;margin-top:10px}.form-status{font-size:12px;color:#80622c;min-height:20px}
.site-footer{background:#070e18;color:#8e98a4;padding:45px 0 28px}.footer-top{display:grid;grid-template-columns:1fr 1fr auto;align-items:center;gap:40px;padding-bottom:35px;border-bottom:1px solid var(--line)}.footer-brand img{width:125px;height:125px;object-fit:contain;mix-blend-mode:normal}.footer-links{display:flex;gap:25px;font-size:11px;text-transform:uppercase;letter-spacing:.14em}.footer-links a:hover{color:var(--gold-light)}.back-top{font-size:10px;text-transform:uppercase;letter-spacing:.18em;color:var(--gold)}.footer-bottom{display:flex;justify-content:space-between;padding-top:25px;font-size:10px;letter-spacing:.08em}
@keyframes eyebrowReveal{
  from{opacity:0;transform:translateX(-22px);letter-spacing:.42em}
  to{opacity:1;transform:translateX(0);letter-spacing:.28em}
}
@media(prefers-reduced-motion:reduce){
  .eyebrow{animation:none}
}

.reveal{opacity:0;transform:translateY(24px);transition:opacity .8s ease,transform .8s ease}.reveal.is-visible{opacity:1;transform:none}.delay-1{transition-delay:.12s}.delay-2{transition-delay:.22s}.delay-3{transition-delay:.32s}
@keyframes heroRing{0%{transform:rotate(0deg) scale(1);opacity:.72}50%{transform:rotate(180deg) scale(1.018);opacity:1}100%{transform:rotate(360deg) scale(1);opacity:.72}}
@keyframes heroGlow{0%,100%{transform:translate3d(0,0,0) scale(1) rotate(0deg);opacity:.7}50%{transform:translate3d(-18px,12px,0) scale(1.035) rotate(6deg);opacity:1}}
@keyframes drawLine{0%{transform:scaleX(0);opacity:0}100%{transform:scaleX(1);opacity:.7}}
@keyframes circlePulse{0%,100%{transform:scale(1);opacity:.65}50%{transform:scale(1.55);opacity:1}}
@media(prefers-reduced-motion:reduce){.hero-glow,.hero-art:before,.art-line,.art-circle{animation:none}.art-line{transform:scaleX(1);opacity:.7}}
@media(max-width:900px){
  .site-nav{gap:16px}.site-nav a:not(.nav-cta){display:none}
  .hero{min-height:760px}.hero-grid{grid-template-columns:1fr}.hero-art{display:none}
  .two-col,.section-heading,.contact-grid{grid-template-columns:1fr;gap:35px}.section{padding:95px 0}
  .stats-grid{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:0}.stat:nth-child(3){padding-left:0;border-top:1px solid var(--line)}.stat:nth-child(4){border-top:1px solid var(--line)}
  .process-grid{grid-template-columns:1fr 1fr}.process-card:nth-child(2){border-right:0}.process-card:nth-child(3){border-top:1px solid var(--line);border-left:1px solid var(--line)}.process-card:nth-child(4){border-top:1px solid var(--line)}
  .project-grid{grid-template-columns:1fr}.project-large{grid-row:auto}.project-large .project-visual{height:500px}
  .footer-top{grid-template-columns:1fr 1fr}.footer-links{display:none}.back-top{justify-self:end}
}
@media(max-width:620px){
  .container{width:min(calc(100% - 32px),var(--max))}
  .nav-wrap{height:82px}.brand img{width:72px;height:72px}
  .menu-toggle{display:block}.site-nav{position:absolute;display:none;top:82px;left:16px;right:16px;background:#0b1421;border:1px solid var(--line);padding:18px;flex-direction:column;align-items:stretch}.site-nav.open{display:flex}.site-nav a:not(.nav-cta){display:block;padding:10px 0}.nav-cta{text-align:center;margin-top:8px}
  .hero{min-height:720px}.hero-grid{padding-top:70px}.hero-actions{align-items:flex-start;flex-direction:column;gap:20px}
  h1{font-size:64px}.section{padding:80px 0}.two-col,.section-heading{gap:25px}
  .stats-grid{grid-template-columns:1fr}.stat,.stat:nth-child(n){border-right:0;border-left:0;border-top:1px solid var(--line);padding:25px 0}.stat:first-child{border-top:0}
  .process-grid{grid-template-columns:1fr}.process-card,.process-card:nth-child(n){border:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);min-height:220px}.process-card:first-child{border-top:0}
  .project-large .project-visual{height:380px}.project-visual{height:280px}
  .contact-grid{gap:50px}.footer-top{grid-template-columns:1fr}.back-top{justify-self:start}.footer-bottom{flex-direction:column;gap:8px}
}


/* Property Portfolio */
.portfolio-section{background:linear-gradient(180deg,#f6f4ef 0%,#eeece5 100%);color:var(--navy);position:relative;overflow:hidden}
.portfolio-section:before{content:"";position:absolute;top:0;left:50%;width:1px;height:100%;background:rgba(163,122,46,.08);pointer-events:none}
.portfolio-section .container{position:relative;z-index:1}
.portfolio-section .section-heading{margin-bottom:54px}
.portfolio-section .section-heading h2{margin-bottom:14px}
.portfolio-section .section-heading>div:last-child>p{font-size:15px;line-height:1.7}
.portfolio-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.portfolio-card{background:#fff;border:1px solid #ddd9d0;box-shadow:0 8px 28px rgba(16,26,42,.055);transition:transform .35s ease,box-shadow .35s ease}
.portfolio-card:hover{transform:translateY(-7px);box-shadow:0 22px 55px rgba(16,26,42,.14)}
.portfolio-image{position:relative;aspect-ratio:16/10;overflow:hidden;background:#d9dde0}
.portfolio-image img{display:block;width:100%;height:100%;object-fit:cover;transition:transform .55s ease}
.portfolio-card:hover .portfolio-image img{transform:scale(1.045)}
.portfolio-image:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(7,14,24,.48) 0%,rgba(7,14,24,.08) 42%,rgba(7,14,24,.16) 100%);pointer-events:none}
.portfolio-number,.portfolio-type{position:absolute;z-index:3;top:18px;font-size:9px;line-height:1;letter-spacing:.2em;font-weight:700}
.portfolio-number{left:18px;color:#f4dfad;background:rgba(7,14,24,.72);border:1px solid rgba(244,223,173,.38);padding:9px 10px;backdrop-filter:blur(7px)}
.portfolio-type{right:16px;color:#101722;background:#d5a74f;border:0;padding:11px 13px 10px;border-radius:2px;letter-spacing:.16em}
.portfolio-meta{display:flex;align-items:center;justify-content:space-between;padding:23px 20px 25px;min-height:101px}
.portfolio-meta h3{font-family:"Playfair Display";font-size:24px;font-weight:500;margin:0 0 5px}
.portfolio-meta p{font-size:11px;color:#7c838b;margin:0;letter-spacing:.03em}
.portfolio-meta a{flex:0 0 auto;width:42px;height:42px;border:1px solid #c4b083;border-radius:50%;display:grid;place-items:center;color:#9b742d;transition:background .25s ease,color .25s ease,transform .25s ease}
.portfolio-meta a:hover{background:#9b742d;color:#fff;transform:translate(2px,-2px)}

@keyframes heroRing{0%{transform:rotate(0deg) scale(1);opacity:.72}50%{transform:rotate(180deg) scale(1.018);opacity:1}100%{transform:rotate(360deg) scale(1);opacity:.72}}
@keyframes heroGlow{0%,100%{transform:translate3d(0,0,0) scale(1) rotate(0deg);opacity:.7}50%{transform:translate3d(-18px,12px,0) scale(1.035) rotate(6deg);opacity:1}}
@keyframes drawLine{0%{transform:scaleX(0);opacity:0}100%{transform:scaleX(1);opacity:.7}}
@keyframes circlePulse{0%,100%{transform:scale(1);opacity:.65}50%{transform:scale(1.55);opacity:1}}
@media(prefers-reduced-motion:reduce){.hero-glow,.hero-art:before,.art-line,.art-circle{animation:none}.art-line{transform:scaleX(1);opacity:.7}}
@media(max-width:900px){
  .portfolio-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:620px){
  .portfolio-grid{grid-template-columns:1fr;gap:20px}
  .portfolio-meta h3{font-size:22px}
  .portfolio-type{top:14px;right:14px;padding:10px 11px 9px;font-size:8px}
  .portfolio-number{top:14px;left:14px}
}