:root{
    --navy:#2E3192;
    --navy-dark:#12143F;
    --ink:#171933;
    --gold:#B58F46;
    --gold-light:#E4C889;
    --gold-deep:#8C6B2E;
    --gold-grad:linear-gradient(135deg,#E4C889 0%,#B58F46 52%,#8C6B2E 100%);
    --cream:#F7F4EC;
    --paper:#FFFDF9;
    --line:#E6E1D3;
    --radius:2px;
  }
  *{margin:0;padding:0;box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    font-family:'Inter',sans-serif;
    color:var(--ink);
    background:var(--cream);
    line-height:1.5;
    -webkit-font-smoothing:antialiased;
  }
  h1,h2,h3,.display{
    font-family:'Fraunces',serif;
    font-weight:500;
    letter-spacing:-0.01em;
    color:var(--navy-dark);
  }
  a{color:inherit;text-decoration:none;}
  img{display:block;max-width:100%;}
  .wrap{max-width:1180px;margin:0 auto;padding:0 32px;}

  /* scroll reveal */
  .reveal{opacity:0;transform:translateY(22px);transition:opacity .7s ease, transform .7s ease;}
  .reveal.in{opacity:1;transform:translateY(0);}
  @media (prefers-reduced-motion: reduce){
    .reveal{opacity:1 !important;transform:none !important;}
  }

  /* focus visibility */
  a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible{
    outline:2px solid var(--gold);
    outline-offset:3px;
  }

  /* ---------- Header ---------- */
  header{
    position:sticky;top:0;z-index:50;
    background:rgba(247,244,236,0.92);
    backdrop-filter:blur(8px);
    border-bottom:1px solid var(--line);
  }
  .nav{
    display:flex;align-items:center;justify-content:space-between;
    padding:18px 32px;max-width:1180px;margin:0 auto;
  }
  .brand{display:flex;align-items:center;gap:10px;}
  .brand .mark{width:30px;height:30px;flex-shrink:0;}
  .brand-text{font-family:'Fraunces',serif;font-weight:600;font-size:18px;color:var(--navy-dark);line-height:1.1;}
  .brand-text span{display:block;font-family:'Inter',sans-serif;font-weight:600;font-size:9.5px;letter-spacing:.14em;color:var(--gold);text-transform:uppercase;margin-top:2px;}
  .navlinks{display:flex;gap:38px;font-size:12.5px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;}
  .navlinks a{color:var(--ink);opacity:.72;transition:opacity .2s, color .2s;position:relative;padding-bottom:4px;}
  .navlinks a::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:var(--gold);transition:right .28s ease;}
  .navlinks a:hover{opacity:1;color:var(--navy-dark);}
  .navlinks a:hover::after{right:0;}
  .navcta{
    background:var(--navy);color:#fff;padding:11px 22px;border-radius:var(--radius);
    font-size:12.5px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;
    border:1px solid var(--navy);transition:background .25s, color .25s, border-color .25s;
  }
  .navcta:hover{background:transparent;color:var(--navy-dark);border-color:var(--navy-dark);}
  .navtoggle{
    display:none;background:none;border:none;width:34px;height:34px;cursor:pointer;
    flex-direction:column;justify-content:center;gap:5px;align-items:flex-end;
  }
  .navtoggle span{display:block;height:1.5px;background:var(--navy-dark);transition:all .25s;}
  .navtoggle span:nth-child(1){width:24px;}
  .navtoggle span:nth-child(2){width:18px;}
  .navtoggle span:nth-child(3){width:24px;}
  .navtoggle.open span:nth-child(1){transform:translateY(6.5px) rotate(45deg);width:24px;}
  .navtoggle.open span:nth-child(2){opacity:0;}
  .navtoggle.open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg);width:24px;}

  .mobile-panel{
    display:none;flex-direction:column;gap:0;background:var(--paper);
    border-top:1px solid var(--line);overflow:hidden;max-height:0;transition:max-height .3s ease;
  }
  .mobile-panel.open{max-height:280px;}
  .mobile-panel a{
    padding:16px 24px;font-size:13.5px;font-weight:600;letter-spacing:.04em;text-transform:uppercase;
    border-bottom:1px solid var(--line);color:var(--ink);
  }
  .mobile-panel a.navcta-mobile{color:var(--navy-dark);}

  /* ---------- Hero ---------- */
  .hero{position:relative;overflow:hidden;padding:76px 0 0;}
  .hero::before{
    content:"";position:absolute;top:-160px;right:-180px;width:560px;height:560px;
    background:radial-gradient(circle,rgba(181,143,70,.16) 0%,rgba(181,143,70,0) 70%);
    pointer-events:none;z-index:0;
  }
  .hero-grid{
    display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center;
  }
  .eyebrow{
    display:flex;align-items:center;gap:10px;
    font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;
    color:var(--gold);font-weight:600;margin-bottom:22px;
  }
  .eyebrow::before{content:"";width:22px;height:1px;background:var(--gold);}
  .hero h1{
    font-size:clamp(38px,5vw,60px);
    line-height:1.06;
    max-width:640px;
  }
  .hero h1 em{
    font-style:italic;color:var(--gold);font-weight:400;
  }
  .hero p.lede{
    margin-top:24px;font-size:17px;max-width:460px;color:#4a4c66;
  }
  .hero-actions{display:flex;gap:16px;margin-top:36px;align-items:center;}
  .btn-primary{
    background:var(--navy);color:#fff;padding:16px 30px;border-radius:var(--radius);
    font-weight:600;font-size:13.5px;letter-spacing:.05em;text-transform:uppercase;
    transition:background .25s, box-shadow .25s;display:inline-block;
    border:1px solid var(--navy);box-shadow:0 14px 28px -14px rgba(46,49,146,.55);
  }
  .btn-primary:hover{background:var(--navy-dark);border-color:var(--navy-dark);}
  .btn-ghost{
    font-weight:600;font-size:13.5px;letter-spacing:.05em;text-transform:uppercase;color:var(--navy-dark);
    border-bottom:1px solid var(--gold);padding-bottom:5px;display:inline-flex;align-items:center;gap:8px;
    transition:gap .25s, color .25s;
  }
  .btn-ghost:hover{gap:12px;color:var(--gold-deep);}
  .btn-ghost::after{content:"→";font-size:13px;}
  .hero-stats{display:flex;gap:40px;margin-top:56px;padding-top:28px;border-top:1px solid var(--line);max-width:520px;}
  .hero-stat b{display:block;font-family:'Fraunces',serif;font-size:26px;color:var(--navy-dark);font-weight:500;}
  .hero-stat span{font-size:12px;color:#6b6d87;letter-spacing:.02em;}

  /* Roofline collage - signature element echoing the logo mark */
  .collage{position:relative;height:520px;}
  .roof-shape{
    position:absolute;
    clip-path:polygon(50% 0%, 100% 42%, 100% 100%, 0% 100%, 0% 42%);
    overflow:hidden;box-shadow:0 24px 48px -20px rgba(23,25,51,.35);
    background:var(--navy);
  }
  .roof-shape img{width:100%;height:100%;object-fit:cover;}
  .roof-1{width:280px;height:340px;top:0;right:40px;z-index:2;}
  .roof-2{width:210px;height:250px;top:170px;left:0;z-index:1;opacity:.94;}
  .collage-badge{
    position:absolute;bottom:18px;left:8px;background:var(--gold-grad);color:var(--navy-dark);
    padding:11px 18px;font-size:11.5px;font-weight:700;letter-spacing:.03em;
    display:flex;align-items:center;gap:8px;z-index:3;box-shadow:0 14px 30px -12px rgba(23,25,51,.5);
  }
  .collage-badge b{font-family:'Fraunces',serif;font-size:15px;font-weight:600;}
  .hero-stat{position:relative;padding-left:16px;border-left:1px solid var(--line);}
  .hero-stat:first-child{padding-left:0;border-left:none;}

  .roofline-divider{width:100%;height:34px;margin-top:70px;}
  .roofline-divider svg{width:100%;height:100%;display:block;}

  /* ---------- Section shared ---------- */
  section{padding:96px 0;}
  .section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:48px;flex-wrap:wrap;}
  .section-head h2{font-size:clamp(28px,3.4vw,38px);max-width:560px;}
  .section-head p{max-width:380px;color:#5b5d78;font-size:15px;}
  .eyebrow-sm{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);font-weight:600;margin-bottom:14px;display:block;}

  /* ---------- Filters ---------- */
  .filters{display:flex;gap:10px;margin-bottom:40px;flex-wrap:wrap;}
  .chip{
    border:1px solid var(--line);background:var(--paper);padding:9px 18px;
    font-size:13.5px;font-weight:500;border-radius:20px;cursor:pointer;transition:all .2s;color:#4a4c66;
  }
  .chip:hover{border-color:var(--gold);}
  .chip.active{background:var(--navy);color:#fff;border-color:var(--navy);}

  /* ---------- Listings ---------- */
  .listings{
    display:grid;grid-template-columns:repeat(3,1fr);gap:28px;
  }
  .card{
    background:var(--paper);border:1px solid var(--line);cursor:pointer;
    transition:transform .25s, box-shadow .25s;position:relative;
  }
  .card:hover{transform:translateY(-5px);box-shadow:0 22px 40px -22px rgba(23,25,51,.28);}
  .card{border-color:var(--line);transition:transform .3s, box-shadow .3s, border-color .3s;}
  .card:hover{border-color:var(--gold-light);}
  .card-img{position:relative;height:220px;overflow:hidden;}
  .card-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease;filter:saturate(0.96);}
  .card-img::after{
    content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,20,63,0) 55%,rgba(18,20,63,.55) 100%);
    opacity:0;transition:opacity .35s;
  }
  .card:hover .card-img::after{opacity:.5;}
  .card:hover .card-img img{transform:scale(1.07);}
  .card-tag{
    position:absolute;top:14px;left:14px;background:rgba(18,20,63,.82);color:#fff;
    font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;padding:6px 11px;font-weight:600;
  }
  .card-price{
    position:absolute;bottom:0;right:0;background:var(--gold-grad);color:var(--navy-dark);
    padding:9px 18px 9px 22px;font-family:'Fraunces',serif;font-weight:600;font-size:16px;
    clip-path:polygon(14px 0,100% 0,100% 100%,0 100%);z-index:1;
  }
  .card-body{padding:24px 24px 26px;}
  .card-body h3{font-size:19.5px;margin-bottom:6px;letter-spacing:-.005em;}
  .card-loc{font-size:12.5px;color:#6b6d87;margin-bottom:18px;letter-spacing:.01em;}
  .card-meta{display:flex;gap:16px;font-size:12px;color:#4a4c66;border-top:1px solid var(--line);padding-top:15px;font-weight:500;letter-spacing:.02em;}
  .card-meta span{display:flex;align-items:center;gap:5px;}
  .card-meta span svg{color:var(--gold-deep);flex-shrink:0;}

  /* ---------- Modal ---------- */
  .modal-overlay{
    position:fixed;inset:0;background:rgba(23,20,10,.55);backdrop-filter:blur(3px);
    display:none;align-items:center;justify-content:center;z-index:100;padding:24px;
  }
  .modal-overlay.open{display:flex;}
  .modal{
    background:var(--paper);max-width:880px;width:100%;max-height:88vh;overflow-y:auto;
    position:relative;box-shadow:0 40px 80px -30px rgba(0,0,0,.5);
  }
  .modal-close{
    position:absolute;top:16px;right:16px;width:38px;height:38px;border-radius:50%;
    background:rgba(23,25,51,.85);color:#fff;display:flex;align-items:center;justify-content:center;
    cursor:pointer;font-size:18px;z-index:5;border:none;
  }
  .modal-close:hover{background:var(--navy-dark);}
  .modal-img{height:340px;position:relative;overflow:hidden;}
  .modal-img img{width:100%;height:100%;object-fit:cover;}
  .modal-price-tag{
    position:absolute;bottom:0;left:0;background:var(--gold-grad);color:var(--navy-dark);
    padding:13px 28px 13px 24px;font-family:'Fraunces',serif;font-size:22px;font-weight:600;
    clip-path:polygon(0 0,100% 0,calc(100% - 16px) 100%,0 100%);
  }
  .modal-body{padding:36px 40px 40px;}
  .modal-body .card-tag{position:static;display:inline-block;background:var(--navy);margin-bottom:14px;}
  .modal-body h3{font-size:26px;margin-bottom:6px;}
  .modal-loc{color:#6b6d87;font-size:14px;margin-bottom:26px;}
  .modal-meta{display:flex;gap:32px;padding:20px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-bottom:24px;}
  .modal-meta div b{display:block;font-family:'Fraunces',serif;font-size:20px;color:var(--navy-dark);font-weight:500;}
  .modal-meta div span{font-size:11.5px;color:#6b6d87;letter-spacing:.05em;text-transform:uppercase;}
  .modal-desc{color:#3f4159;font-size:15px;line-height:1.7;margin-bottom:26px;}
  .modal-amenities{display:grid;grid-template-columns:repeat(2,1fr);gap:10px 20px;margin-bottom:30px;}
  .modal-amenities div{font-size:13.5px;color:#3f4159;display:flex;align-items:center;gap:8px;}
  .modal-amenities div::before{content:"";width:6px;height:6px;background:var(--gold-grad);flex-shrink:0;transform:rotate(45deg);}
  .modal-enquire{
    background:var(--navy);color:#fff;padding:15px 28px;border:1px solid var(--navy);font-weight:600;
    font-size:13px;letter-spacing:.05em;text-transform:uppercase;cursor:pointer;transition:background .25s,color .25s,border-color .25s;
  }
  .modal-enquire:hover{background:transparent;color:var(--navy-dark);border-color:var(--navy-dark);}

  /* ---------- Why us ---------- */
  .why{background:var(--navy-dark);color:#fff;padding:96px 0;}
  .why .eyebrow-sm{color:var(--gold-light);}
  .why h2{color:#fff;}
  .why-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px;margin-top:48px;}
  .why-item{border-top:1px solid rgba(255,255,255,.18);padding-top:22px;}
  .why-item .num{font-family:'Fraunces',serif;font-style:italic;color:var(--gold-light);font-size:22px;display:block;margin-bottom:10px;}
  .why-item h4{font-family:'Fraunces',serif;font-weight:500;font-size:19px;margin-bottom:10px;color:#fff;}
  .why-item p{font-size:14px;color:rgba(255,255,255,.72);line-height:1.65;}

  /* ---------- Testimonial ---------- */
  .testimonial{padding:100px 0;text-align:center;}
  .testimonial .mark-quote{
    font-family:'Fraunces',serif;font-style:italic;font-size:64px;color:var(--gold-light);
    line-height:1;margin-bottom:8px;
  }
  .testimonial blockquote{
    font-family:'Fraunces',serif;font-style:italic;font-weight:400;font-size:clamp(22px,3vw,32px);
    color:var(--navy-dark);max-width:760px;margin:0 auto 28px;line-height:1.42;
  }
  .testimonial cite{
    font-family:'Inter',sans-serif;font-style:normal;font-size:12.5px;letter-spacing:.08em;
    text-transform:uppercase;color:#6b6d87;font-weight:600;
  }
  .testimonial cite b{color:var(--gold-deep);}

  /* ---------- Contact ---------- */
  .contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:flex-start;}
  .contact-info h2{font-size:32px;margin-bottom:16px;}
  .contact-info p{color:#5b5d78;font-size:15px;margin-bottom:32px;max-width:380px;}
  .contact-detail{display:flex;flex-direction:column;gap:18px;}
  .contact-detail .row{display:flex;gap:14px;font-size:14.5px;}
  .contact-detail .row b{color:var(--navy-dark);display:block;font-weight:600;}
  .contact-detail .row span{color:#6b6d87;}

  form.enquiry{background:var(--paper);border:1px solid var(--line);padding:36px;}
  .form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-bottom:18px;}
  .field{margin-bottom:18px;}
  .field label{display:block;font-size:12.5px;font-weight:600;letter-spacing:.03em;text-transform:uppercase;color:var(--navy-dark);margin-bottom:8px;}
  .field input, .field textarea{
    width:100%;border:1px solid var(--line);background:var(--cream);padding:12px 14px;
    font-family:'Inter',sans-serif;font-size:14.5px;color:var(--ink);border-radius:1px;
  }
  .field textarea{min-height:110px;resize:vertical;}
  .field input:focus, .field textarea:focus{border-color:var(--gold);outline:none;}
  .submit-btn{
    background:var(--gold);color:var(--navy-dark);border:none;padding:15px 30px;
    font-weight:700;font-size:14.5px;cursor:pointer;transition:background .2s;width:100%;
  }
  .submit-btn:hover{background:var(--gold-light);}
  .form-note{font-size:12px;color:#8a8ca4;margin-top:14px;text-align:center;}
  .form-success{display:none;background:#EAF3EC;border:1px solid #B9DBC0;color:#2C5C3D;padding:16px 18px;font-size:14px;margin-bottom:18px;}
  .form-success.show{display:block;}

  /* ---------- Footer ---------- */
  footer{border-top:1px solid var(--line);padding:40px 0;}
  .footer-row{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:16px;}
  .footer-row .brand-text{font-size:15px;}
  footer .fine{font-size:12.5px;color:#8a8ca4;}

  /* ---------- Responsive ---------- */
  @media (max-width:920px){
    .hero-grid{grid-template-columns:1fr;}
    .collage{height:380px;margin-top:20px;}
    .listings{grid-template-columns:repeat(2,1fr);}
    .why-grid{grid-template-columns:1fr;gap:28px;}
    .contact-grid{grid-template-columns:1fr;gap:40px;}
  }
  @media (max-width:760px){
    .navlinks, .navcta{display:none;}
    .navtoggle{display:flex;}
    .mobile-panel{display:flex;}
  }
  @media (max-width:640px){
    .wrap{padding:0 20px;}
    .listings{grid-template-columns:1fr;}
    .hero-stats{gap:22px;flex-wrap:wrap;}
    .hero-stat{padding-left:0;border-left:none;}
    .form-row{grid-template-columns:1fr;}
    .modal-meta{gap:18px;flex-wrap:wrap;}
    .modal-amenities{grid-template-columns:1fr;}
    .modal-body{padding:28px 22px 32px;}
    .footer-row{flex-direction:column;align-items:flex-start;}
    section{padding:72px 0;}
    .testimonial{padding:72px 0;}
  }
  @media (max-width:400px){
    .hero-actions{flex-direction:column;align-items:flex-start;gap:18px;}
    .collage{height:300px;}
    .roof-1{width:190px;height:230px;right:10px;}
    .roof-2{width:150px;height:180px;top:130px;}
  }

  @media (prefers-reduced-motion: reduce){
    *{transition:none !important;animation:none !important;}
  }