/* ── Reset & Tokens ───────────────────────────────────────────── */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --g:#00573D; --gd:#003d2c; --gl:#e5ede9;
  --t:#1ABEC9; --td:#14a8b2;
  --cr:#FAF8F3; --wm:#F2EDE4;
  --ch:#18180F; --mi:#756E60; --br:#E3DDD4;
  --serif:'Cormorant Garamond',Georgia,serif;
  --sans:'DM Sans',system-ui,sans-serif;
}
html{scroll-behavior:smooth}
body{font-family:var(--sans);background:var(--cr);color:var(--ch);-webkit-font-smoothing:antialiased;overflow-x:hidden}
::selection{background:var(--t);color:#fff}
::-webkit-scrollbar{width:4px}
::-webkit-scrollbar-track{background:var(--cr)}
::-webkit-scrollbar-thumb{background:var(--g);border-radius:2px}
a{text-decoration:none;color:inherit}
a:hover{color:inherit}
img{display:block;max-width:100%}

/* ── Animations ───────────────────────────────────────────────── */
@keyframes fadeUp{from{opacity:0;transform:translateY(40px)}to{opacity:1;transform:translateY(0)}}
@keyframes fadeIn{from{opacity:0}to{opacity:1}}
@keyframes ticker{0%{transform:translateX(0)}100%{transform:translateX(-50%)}}
@keyframes revealLine{from{transform:scaleX(0)}to{transform:scaleX(1)}}
@keyframes float{0%,100%{transform:translateY(0)}50%{transform:translateY(-8px)}}
.fade-up{opacity:0;transform:translateY(40px);transition:opacity .8s cubic-bezier(.16,1,.3,1),transform .8s cubic-bezier(.16,1,.3,1)}
.fade-up.visible{opacity:1;transform:translateY(0)}

/* ── Section Label ────────────────────────────────────────────── */
.label{display:flex;align-items:center;gap:12px;margin-bottom:20px}
.label::before{content:'';width:28px;height:2px;background:var(--t);flex-shrink:0}
.label span{font-size:10.5px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--t)}

/* ── NAV ──────────────────────────────────────────────────────── */
nav{position:fixed;top:0;left:0;right:0;z-index:200;background:rgba(0,61,44,.96);backdrop-filter:blur(20px);box-shadow:0 1px 0 rgba(255,255,255,.06);transition:background .4s,backdrop-filter .4s,box-shadow .4s}
nav.nav-transparent{background:transparent;backdrop-filter:none;box-shadow:none}
nav.scrolled{background:rgba(0,61,44,.96);backdrop-filter:blur(20px);box-shadow:0 1px 0 rgba(255,255,255,.06)}
.nav-top{background:rgba(0,0,0,.28);padding:5px 52px;display:flex;justify-content:space-between;align-items:center;font-size:11px;color:rgba(255,255,255,.55)}
.nav-top a{color:var(--t);font-weight:600}
.nav-main{display:flex;align-items:center;justify-content:space-between;padding:14px 52px}
.nav-links{display:flex;align-items:center;gap:0}
.nav-item{position:relative}
.nav-item>a{display:block;padding:8px 13px;color:rgba(255,255,255,.87);font-size:12.5px;font-weight:500;letter-spacing:.02em;transition:color .2s}
.nav-item>a:hover{color:var(--t)}
.dropdown{display:none;position:absolute;top:100%;left:0;min-width:210px;background:var(--gd);border-top:2px solid var(--t);box-shadow:0 20px 60px rgba(0,0,0,.3);padding:8px 0;z-index:10}
.nav-item:hover .dropdown{display:block}
.dropdown a{display:block;padding:10px 20px;color:rgba(255,255,255,.72);font-size:12.5px;transition:color .15s,padding .15s}
.dropdown a:hover{color:var(--t);padding-left:26px}
.nav-cta{margin-left:20px;background:var(--t);color:#fff;font-size:11px;font-weight:700;padding:10px 22px;letter-spacing:.08em;text-transform:uppercase;transition:background .2s}
.nav-cta:hover{background:var(--td)}

/* ── HERO ─────────────────────────────────────────────────────── */
#hero{position:relative;height:80vh;min-height:600px;overflow:hidden;display:flex;align-items:flex-end}
.hero-media-el{position:absolute;width:100%;height:125%;top:-12.5%;object-fit:cover;object-position:center top;will-change:transform}
.hero-overlay{position:absolute;inset:0;background:rgba(0,20,12,.72);z-index:1}
.hero-vignette{position:absolute;bottom:0;left:0;right:0;height:60%;background:linear-gradient(to top,rgba(0,15,8,.92),transparent);z-index:1}
.hero-teal-line{position:absolute;bottom:0;left:0;width:40%;height:3px;background:linear-gradient(to right,var(--t),transparent);transform-origin:left;animation:revealLine 1.4s 1s cubic-bezier(.16,1,.3,1) both;z-index:3}

.hero-content{position:relative;z-index:10;padding:0 10vw 80px;width:100%}
.hero-eyebrow{display:flex;align-items:center;gap:14px;margin-bottom:28px;opacity:0;animation:fadeUp .8s .4s cubic-bezier(.16,1,.3,1) forwards;line-height:1}
.hero-eyebrow span{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--t);line-height:1}
.hero-eyebrow::before{content:'';width:36px;height:1.5px;background:var(--t);flex-shrink:0;align-self:center}

@keyframes shimmer{
  0%{background-position:150% 0}
  100%{background-position:-50% 0}
}
.hero-headline{
  font-family:var(--serif);
  font-size:clamp(52px,8.5vw,118px);
  font-weight:300;
  line-height:1;
  color:white;
  letter-spacing:-.01em;
  margin-bottom:32px;
  opacity:0;
  animation:fadeUp .9s .6s cubic-bezier(.16,1,.3,1) forwards;
}
.hero-headline em{
  font-style:italic;
  font-weight:300;
  display:block;
  background:linear-gradient(
    105deg,
    rgba(255,255,255,.95) 0%,
    rgba(255,255,255,.95) 20%,
    rgba(180,240,245,.98) 35%,
    rgba(26,190,201,1) 45%,
    rgba(140,210,255,.98) 52%,
    rgba(255,255,255,.95) 65%,
    rgba(255,255,255,.95) 100%
  );
  background-size:250% 100%;
  -webkit-background-clip:text;
  background-clip:text;
  -webkit-text-fill-color:transparent;
  color:transparent;
  animation:shimmer 4s cubic-bezier(.4,0,.2,1) infinite;
  text-shadow:none;
  filter:drop-shadow(0 2px 32px rgba(26,190,201,.35));
}
.hero-sub{font-size:15px;font-weight:300;color:rgba(255,255,255,.7);max-width:460px;line-height:1.8;margin-bottom:48px;opacity:0;animation:fadeUp .8s .8s cubic-bezier(.16,1,.3,1) forwards}

/* Search bar */
.search-trigger{display:none}
.search-bar{background:white;max-width:860px;box-shadow:0 32px 80px rgba(0,0,0,.35);overflow:hidden;opacity:0;animation:fadeUp .8s 1s cubic-bezier(.16,1,.3,1) forwards}
.search-tabs{display:flex;border-bottom:1px solid var(--br)}
.stab{padding:14px 32px;border:none;cursor:pointer;font-family:var(--sans);font-size:11.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;background:white;color:var(--mi);border-bottom:3px solid transparent;transition:all .2s}
.stab.active{background:var(--g);color:#fff;border-bottom-color:var(--t)}
.search-fields{display:grid;grid-template-columns:2.2fr 1fr 1fr 1fr auto}
.sf{padding:16px 20px;border-right:1px solid var(--br)}
.sf label{display:block;font-size:9.5px;font-weight:700;color:var(--t);letter-spacing:.14em;text-transform:uppercase;margin-bottom:6px}
.sf input,.sf select{width:100%;border:none;outline:none;font-size:13.5px;font-family:var(--sans);color:var(--ch);background:transparent;cursor:pointer}
.search-btn{background:var(--t);color:#fff;border:none;cursor:pointer;padding:0 34px;font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;transition:background .2s}
.search-btn:hover{background:var(--td)}
.comm-sub{display:none;gap:8px;padding:10px 20px;background:var(--wm);border-bottom:1px solid var(--br)}
.comm-stab{padding:8px 22px;border:1px solid var(--br);background:#fff;cursor:pointer;font-family:var(--sans);font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--mi);transition:all .2s}
.comm-stab.active{background:var(--g);color:#fff;border-color:var(--g)}

/* Scroll cue */
.scroll-cue{position:absolute;bottom:36px;right:52px;z-index:3;display:flex;flex-direction:column;align-items:center;gap:8px;opacity:0;animation:fadeIn 1s 1.8s ease forwards}
.scroll-cue span{font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.45);writing-mode:vertical-rl}
.scroll-cue::after{content:'';width:1px;height:48px;background:linear-gradient(to bottom,var(--t),transparent);animation:float 2s ease-in-out infinite}

/* ── TICKER ───────────────────────────────────────────────────── */
.ticker-wrap{background:var(--g);overflow:hidden;padding:14px 0;position:relative}
.ticker-track{display:flex;white-space:nowrap;animation:ticker 36s linear infinite}
.ticker-item{font-size:11px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.7);padding:0 40px}
.ticker-item .dot{color:var(--t);margin-right:40px}

/* ── SERVICES ─────────────────────────────────────────────────── */
#services{display:grid;grid-template-columns:1fr 1fr}
.services-left{background:var(--ch);padding:88px 72px;display:flex;flex-direction:column;justify-content:center;position:relative;overflow:hidden}
.services-left::after{content:'';position:absolute;bottom:-20px;right:-10px;font-family:var(--serif);font-size:200px;font-weight:600;color:rgba(255,255,255,.03);pointer-events:none;line-height:1;z-index:2}
.services-bg{position:absolute;inset:0;background-size:cover;background-position:center;z-index:0;transition:opacity .9s ease}
.services-left::before{content:'';position:absolute;inset:0;background:rgba(0,0,0,.65);z-index:1;pointer-events:none}
.services-left-content{position:relative;z-index:2;display:flex;flex-direction:column}
.services-right{background:var(--cr)}
.service-item{padding:28px 52px;border-bottom:1px solid var(--br);cursor:pointer;transition:background .25s;position:relative;overflow:hidden}
.service-item::before{content:'';position:absolute;left:0;top:0;bottom:0;width:3px;background:var(--t);transform:scaleY(0);transform-origin:top;transition:transform .3s}
.service-item:hover::before{transform:scaleY(1)}
.service-item:hover{background:var(--wm)}
.service-item:first-child{border-top:1px solid var(--br)}
.svc-num{font-size:10px;font-weight:700;letter-spacing:.15em;color:var(--t);margin-bottom:8px}
.svc-title{font-family:var(--serif);font-size:22px;font-weight:400;color:var(--ch);margin-bottom:6px;transition:color .25s,text-decoration-color .25s;text-decoration:underline;text-decoration-color:transparent;text-underline-offset:3px}
.service-item:hover .svc-title{color:var(--g);text-decoration-color:var(--g)}
.svc-desc{font-size:12.5px;color:var(--mi);line-height:1.7;max-height:0;overflow:hidden;transition:max-height .35s ease,opacity .3s}
.service-item:hover .svc-desc,.service-item.open .svc-desc{max-height:80px;opacity:1}
.svc-links{display:flex;flex-wrap:wrap;gap:4px 0;max-height:0;overflow:hidden;transition:max-height .4s ease,opacity .3s;opacity:0;margin-top:0}
.service-item:hover .svc-links,.service-item.open .svc-links{max-height:120px;opacity:1;margin-top:10px}
.svc-links a{font-size:11px;font-weight:600;letter-spacing:.05em;color:var(--g);text-transform:uppercase;text-decoration:none;padding:2px 10px 2px 0;border-right:1px solid var(--br);margin-right:10px;transition:color .2s;white-space:nowrap}
.svc-links a:last-child{border-right:none;margin-right:0}
.svc-links a:hover{color:var(--t)}
.svc-arrow{position:absolute;right:32px;top:50%;transform:translateY(-50%);font-size:18px;color:var(--t);opacity:.3;transition:opacity .25s,transform .25s}
.service-item:hover .svc-arrow{opacity:1;transform:translateY(-50%) translateX(6px)}

/* ── PROPERTIES ───────────────────────────────────────────────── */
#properties{padding:88px 0;background:var(--wm)}
.props-header{padding:0 10vw 52px;display:flex;justify-content:space-between;align-items:flex-end}
.tab-btns{display:flex;gap:4px}
.tbtn{padding:10px 24px;border:1px solid var(--br);background:transparent;cursor:pointer;font-family:var(--sans);font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--mi);transition:all .2s}
.tbtn.active{background:var(--g);border-color:var(--g);color:#fff}
.props-rail{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;padding:0 10vw}
.prop-card{display:block;background:#fff;cursor:pointer;position:relative;overflow:hidden;transition:transform .35s cubic-bezier(.25,.46,.45,.94),box-shadow .35s}
.prop-card:hover{transform:translateY(-6px);box-shadow:0 24px 64px rgba(0,87,61,.14)}
.prop-img{height:240px;background-size:cover;background-position:center;transition:transform .6s ease;position:relative;overflow:hidden}
.prop-card:hover .prop-img-inner{transform:scale(1.06)}
.prop-img-inner{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .6s ease}
.prop-badge{position:absolute;top:16px;left:0;background:var(--g);color:#fff;font-size:9.5px;font-weight:700;padding:5px 13px;letter-spacing:.08em;text-transform:uppercase}
.prop-body{padding:24px}
.prop-price{font-family:var(--serif);font-size:28px;font-weight:400;color:var(--g);margin-bottom:6px}
.prop-title{font-family:var(--serif);font-size:17px;color:var(--ch);margin-bottom:3px;font-weight:400}
.prop-loc{font-size:11.5px;color:var(--mi);margin-bottom:18px}
.prop-meta{display:flex;gap:16px;border-top:1px solid var(--br);padding-top:14px}
.prop-meta span{font-size:11px;color:var(--mi)}

/* ── VALUATION ────────────────────────────────────────────────── */
#valuation{position:relative;min-height:560px;display:flex;align-items:center;overflow:hidden}
.val-bg{position:absolute;inset:0;background:url('../media/images/valuation-bg.jpg') center/cover no-repeat}
.val-overlay{position:absolute;inset:0;background:linear-gradient(to right,rgba(0,40,25,.96) 45%,rgba(0,60,38,.7) 70%,rgba(0,0,0,.3) 100%)}
.val-content{position:relative;z-index:2;padding:80px 10vw;width:100%}

/* ── ABOUT ────────────────────────────────────────────────────── */
#about{display:grid;grid-template-columns:1fr 1fr;min-height:640px}
.about-photo{position:relative;overflow:hidden}
.about-photo-img{position:absolute;inset:0;background:url('../media/images/local-shots/aerial-modern-detached-house-garden.jpg') center/cover no-repeat;transition:transform 8s ease}
#about:hover .about-photo-img{transform:scale(1.04)}
.about-photo-overlay{position:absolute;inset:0;background:rgba(0,30,18,.2)}
.est-badge{position:absolute;bottom:0;right:0;background:var(--g);padding:28px 32px;text-align:center}
.est-badge .year{font-family:var(--serif);font-size:48px;color:#fff;font-weight:300;line-height:1}
.est-badge .lbl{font-size:8.5px;letter-spacing:.22em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-top:4px}
.about-teal-bar{position:absolute;bottom:0;left:0;right:0;height:4px;background:var(--t)}
.about-text{padding:88px 72px;display:flex;flex-direction:column;justify-content:center;background:var(--cr)}
.about-stats{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin:36px 0}
.stat-item{padding-right:24px;border-right:1px solid var(--br)}
.stat-item:nth-child(2){padding-left:24px}
.stat-item:nth-child(3){padding-left:24px;border:none}
.stat-n{font-family:var(--serif);font-size:44px;font-weight:300;color:var(--g);line-height:1}
.stat-l{font-size:10.5px;color:var(--mi);margin-top:5px;letter-spacing:.06em;text-transform:uppercase}

/* ── TESTIMONIALS ─────────────────────────────────────────────── */
#testimonials{position:relative;min-height:540px;display:flex;align-items:center;overflow:hidden}
.test-bg{position:absolute;inset:0;background:url('../media/images/vanity/oxford_uni.webp') center/cover fixed}
.test-overlay{position:absolute;inset:0;background:rgba(5,20,12,.88)}
.test-content{position:relative;z-index:2;padding:88px 10vw;width:100%;display:grid;grid-template-columns:1fr 2.2fr;gap:96px;align-items:center}
.test-quote{font-family:var(--serif);font-size:clamp(20px,2.4vw,30px);font-style:italic;font-weight:300;color:rgba(255,255,255,.93);line-height:1.6;margin-bottom:28px}
.test-big-quote{font-family:var(--serif);font-size:200px;color:var(--t);opacity:.12;line-height:.7;user-select:none;margin-bottom:-20px}
.test-author{display:flex;align-items:center;gap:18px;margin-top:16px}
.test-line{width:44px;height:2px;background:var(--t)}
.test-name{font-size:13px;font-weight:600;color:#fff}
.test-loc{font-size:11.5px;color:rgba(255,255,255,.4);margin-top:2px}
#testContent{transition:opacity .45s ease,transform .45s ease}
#testContent.fading{opacity:0;transform:translateY(14px)}
.test-dots{display:flex;gap:10px;margin-top:32px}
.tdot{width:8px;height:4px;border-radius:2px;background:rgba(255,255,255,.25);border:none;cursor:pointer;transition:all .4s}
.tdot.active{width:32px;background:var(--t)}

/* ── NEWS ─────────────────────────────────────────────────────── */
#news{padding:88px 10vw;background:#fff}
.news-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:3px;margin-top:48px}
.news-aside{display:grid;grid-template-rows:1fr 1fr;gap:3px}
.news-card{position:relative;overflow:hidden;cursor:pointer;display:block}
.news-card.big{min-height:540px}
.news-card.sm{min-height:260px}
.news-card-img{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .6s ease,filter .4s}
.news-card:hover .news-card-img{transform:scale(1.05);filter:brightness(.5)}
.news-card-overlay{position:absolute;inset:0;background:linear-gradient(to top,rgba(0,0,0,.82) 0%,rgba(0,0,0,.25) 55%,transparent 100%)}
.news-card-body{position:absolute;bottom:0;left:0;right:0;padding:28px}
.news-tag{display:inline-block;background:var(--t);color:#fff;font-size:9px;font-weight:700;padding:4px 10px;letter-spacing:.12em;text-transform:uppercase;margin-bottom:12px}
.news-date{font-size:10.5px;color:rgba(255,255,255,.45);letter-spacing:.08em;text-transform:uppercase;margin-bottom:8px}
.news-title{font-family:var(--serif);font-size:22px;color:#fff;font-weight:400;line-height:1.25}
.news-card.sm .news-title{font-size:17px}
.news-read{font-size:11px;font-weight:700;color:var(--t);letter-spacing:.08em;text-transform:uppercase;margin-top:10px;opacity:0;transition:opacity .3s,transform .3s;transform:translateX(-6px)}
.news-card:hover .news-read{opacity:1;transform:translateX(0)}

/* ── MAGAZINE ─────────────────────────────────────────────────── */
#magazine{background:var(--g);padding:0;display:grid;grid-template-columns:1fr 1fr;min-height:500px;overflow:hidden}
.mag-text{padding:88px 80px;display:flex;flex-direction:column;justify-content:center;position:relative;overflow:hidden}
.mag-text::after{content:'"';position:absolute;right:-20px;bottom:-60px;font-family:var(--serif);font-size:320px;font-weight:300;color:rgba(255,255,255,.04);pointer-events:none;line-height:1}
.mag-visual{position:relative;overflow:hidden}
.mag-bg{position:absolute;inset:0;background:url('../media/images/vanity/oxford.webp') center/cover no-repeat;filter:brightness(.5)}
.mag-cover{position:relative;z-index:2;display:flex;align-items:center;justify-content:center;height:100%;text-decoration:none}
.mag-cover-img{width:260px;max-width:65%;transform:rotate(-3deg);opacity:.82;box-shadow:20px 20px 60px rgba(0,0,0,.55),-4px -4px 20px rgba(255,255,255,.04);transition:transform .4s cubic-bezier(.25,.46,.45,.94),box-shadow .4s ease,opacity .4s ease}
.mag-cover:hover .mag-cover-img{transform:rotate(0deg) scale(1.03);opacity:.9;box-shadow:28px 28px 80px rgba(0,0,0,.65)}

/* ── FOOTER ───────────────────────────────────────────────────── */
footer{background:var(--ch)}
.footer-top{padding:80px 10vw 56px;display:grid;grid-template-columns:2fr 1fr 1fr 1.5fr;gap:64px}
.footer-brand p{font-size:12.5px;line-height:1.85;color:rgba(255,255,255,.4);max-width:270px;margin:22px 0 26px}
.footer-socials{display:flex;gap:10px}
.fsoc{width:36px;height:36px;border-radius:50%;border:1px solid rgba(255,255,255,.12);display:flex;align-items:center;justify-content:center;color:rgba(255,255,255,.38);font-size:12px;transition:border-color .2s,color .2s}
.fsoc:hover{border-color:var(--t);color:var(--t)}
footer h4{font-family:var(--serif);color:#fff;font-size:17px;font-weight:400;margin-bottom:20px}
.flink{display:block;font-size:12px;color:rgba(255,255,255,.42);margin-bottom:12px;transition:color .2s,padding .15s}
.flink:hover{color:var(--t);padding-left:5px}
.contact-item{margin-bottom:20px}
.contact-dept{font-size:9.5px;font-weight:700;letter-spacing:.15em;text-transform:uppercase;color:var(--t);margin-bottom:5px}
.contact-phone{font-family:var(--serif);font-size:16px;color:rgba(255,255,255,.8);font-weight:300}
.contact-email{font-size:11px;color:rgba(255,255,255,.32);margin-top:2px}
.footer-accreds{border-top:1px solid rgba(255,255,255,.07);padding:24px 10vw;display:flex;gap:16px;flex-wrap:wrap;align-items:center}
.accred-img{height:36px;width:auto;opacity:.55;transition:opacity .2s;filter:brightness(0) invert(1)}
.accred-img--colour{filter:none;background:#fff;border-radius:4px;padding:4px 8px;height:44px;box-sizing:border-box}
.accred-img:hover{opacity:.9}
.footer-bottom{border-top:1px solid rgba(255,255,255,.05);padding:16px 10vw;display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:8px}
.footer-bottom span{font-size:11px;color:rgba(255,255,255,.28)}
.footer-bottom-links{display:flex;gap:20px}
.footer-bottom-links a{font-size:11px;color:rgba(255,255,255,.25);transition:color .2s}
.footer-bottom-links a:hover{color:rgba(255,255,255,.6)}

/* ── Buttons ─────────────────────────────────────────────────── */
.btn-primary{display:inline-block;padding:15px 38px;background:var(--t);color:#fff;font-family:var(--sans);font-size:11.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;transition:background .2s,transform .2s}
.btn-primary:hover{background:var(--td);color:#fff;transform:translateX(3px)}
.btn-outline-white{display:inline-block;padding:14px 32px;border:1.5px solid rgba(255,255,255,.4);color:#fff;font-family:var(--sans);font-size:11.5px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;transition:border-color .2s,background .2s}
.btn-outline-white:hover{border-color:#fff;background:rgba(255,255,255,.07);color:#fff}
.btn-outline-dark{display:inline-block;padding:14px 32px;border:1.5px solid var(--g);color:var(--g);font-family:var(--sans);font-size:11.5px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;transition:all .2s}
.btn-outline-dark:hover{background:var(--g);color:#fff}

/* ── Cookie Consent ──────────────────────────────────────────── */
.cookie-consent{position:fixed;bottom:28px;left:28px;max-width:360px;width:calc(100% - 56px);background:var(--ch);color:rgba(255,255,255,.7);padding:20px 22px;z-index:9999;font-size:12px;line-height:1.7;border-left:3px solid var(--t);box-shadow:0 12px 40px rgba(0,0,0,.35)}
.cookie-consent p{margin-bottom:14px}
.cookie-consent-btn{background:var(--t);color:#fff;border:none;cursor:pointer;font-family:var(--sans);font-size:10.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;padding:9px 22px;transition:background .2s}
.cookie-consent-btn:hover{background:var(--td)}
/* ── Hamburger (hidden on desktop) ─────────────────────────────── */
.nav-hamburger{display:none;flex-direction:column;justify-content:center;gap:5px;cursor:pointer;background:none;border:none;padding:8px;flex-shrink:0}
.nav-hamburger span{display:block;width:22px;height:2px;background:rgba(255,255,255,.85);transition:transform .3s,opacity .3s}
.nav-hamburger.open span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.nav-hamburger.open span:nth-child(2){opacity:0}
.nav-hamburger.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

.nav-mobile{display:none;background:var(--gd);border-top:1px solid rgba(255,255,255,.07)}
.nav-mobile.open{display:block}
.nav-mobile a{display:block;padding:14px 20px;color:rgba(255,255,255,.72);font-size:13.5px;font-weight:500;border-bottom:1px solid rgba(255,255,255,.06);transition:color .2s,padding-left .15s}
.nav-mobile a:hover{color:var(--t);padding-left:28px}
.nav-mobile-cta{background:var(--t) !important;color:#fff !important;text-align:center;font-weight:700 !important;letter-spacing:.08em;border-bottom:none !important}
.nav-mobile-cta:hover{background:var(--td) !important;padding-left:20px !important}

/* ── RESPONSIVE — 900 px (tablet / large phone) ─────────────────── */
@media(max-width:900px){

  /* Nav */
  .nav-top{padding:5px 20px}
  .nav-main{padding:10px 20px}
  .nav-links,.nav-cta{display:none}
  .nav-hamburger{display:flex}

  /* Hero */
  #hero{align-items:center}
  .hero-content{padding:60px 5vw 40px}
  .hero-sub{max-width:100%;font-size:13.5px;margin-bottom:24px}
  .search-trigger{display:flex;align-items:center;gap:12px;background:#fff;color:var(--g);border:none;border-left:4px solid var(--t);cursor:pointer;padding:16px 20px;font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;width:100%;box-shadow:0 16px 48px rgba(0,0,0,.3);-webkit-appearance:none;appearance:none;opacity:0;animation:fadeUp .8s 1s cubic-bezier(.16,1,.3,1) forwards}
  .search-trigger svg{color:var(--t);flex-shrink:0}
  .search-trigger span{flex:1;text-align:left}
  .trigger-chevron{transition:transform .3s;color:var(--mi)}
  .search-trigger--open .trigger-chevron{transform:rotate(180deg)}
  .search-bar{display:none;max-width:100%;animation:none;opacity:1}
  .search-bar.search-open{display:block}
  .stab{padding:11px 18px;font-size:10.5px}
  .search-fields{grid-template-columns:1fr 1fr}
  .search-fields .sf:first-child{grid-column:1 / -1}
  .search-fields .sf{border-right:none;border-bottom:1px solid var(--br)}
  .search-btn{grid-column:1 / -1;padding:16px}

  /* Services */
  #services{grid-template-columns:1fr}
  .services-left{padding:56px 6vw;min-height:auto}
  .service-item{padding:22px 6vw}

  /* Properties */
  #properties{padding:56px 0}
  .props-header{flex-direction:column;align-items:flex-start;gap:20px;padding:0 4vw 32px}
  .props-rail{grid-template-columns:repeat(2,1fr);gap:12px;padding:0 4vw}
  .props-rail .prop-card:nth-child(n+5){display:none}
  .prop-img{height:190px}
  .prop-body{padding:16px}
  .prop-price{font-size:22px}

  /* Valuation */
  .val-content{padding:56px 5vw}
  .val-grid{grid-template-columns:1fr !important;gap:40px !important}

  /* About */
  #about{grid-template-columns:1fr}
  .about-photo{min-height:300px;position:relative}
  .about-text{padding:56px 6vw}

  /* Testimonials */
  .test-content{grid-template-columns:1fr;gap:32px;padding:56px 5vw}
  .test-big-quote{font-size:140px}

  /* News */
  #news{padding:56px 5vw}
  .news-grid{grid-template-columns:1fr}
  .news-card.big{min-height:380px}

  /* Magazine */
  #magazine{grid-template-columns:1fr}
  .mag-text{padding:56px 6vw}
  .mag-visual{min-height:300px}

  /* Footer */
  .footer-top{grid-template-columns:1fr 1fr;gap:40px;padding:48px 5vw 32px}
  .footer-bottom{flex-direction:column;gap:10px;padding:16px 5vw;text-align:center}
  .footer-bottom-links{justify-content:center;flex-wrap:wrap;gap:12px}
  .footer-accreds{padding:20px 5vw}
}

/* ── RESPONSIVE — 576 px (small phone) ─────────────────────────── */
@media(max-width:576px){

  /* Nav */
  .nav-top{display:none}
  .nav-main{padding:8px 16px}

  /* Hero */
  .hero-content{padding:56px 5vw 32px}
  .stab{padding:10px 12px;font-size:9.5px}
  .search-fields{grid-template-columns:1fr}
  .search-fields .sf:first-child{grid-column:auto}

  /* Properties */
  .prop-img{height:160px}
  .prop-price{font-size:20px}

  /* About stats */
  .stat-n{font-size:36px}
  .about-text{padding:44px 5vw}

  /* Valuation: hide stats box on very small screens */
  .val-grid > div:last-child{display:none}

  /* Testimonials */
  .test-content{padding:44px 5vw}
  .test-big-quote{font-size:100px}

  /* News */
  #news{padding:44px 5vw}

  /* Magazine */
  .mag-text{padding:44px 5vw}

  /* Footer */
  .footer-top{grid-template-columns:1fr;padding:44px 5vw 28px}
  .footer-accreds{padding:16px 5vw}
  .footer-bottom{padding:14px 5vw}
  .footer-bottom-links{flex-wrap:wrap;gap:10px}

  /* Cookie */
  .cookie-consent{left:12px;right:12px;bottom:12px;max-width:none;width:auto}
}