/* ===== PREMIUM THEME (public pages only) ===== */
:root{--ink:#0d1b2a;--gold:#b8975a;--ivory:#faf8f4;--line:#e8e2d6;--mut:#6b7380;--dk:#0d1b2a;--acc:#b8975a;--card:#faf8f4}
body{font-family:'Inter',Arial,sans-serif;color:#1c2330;line-height:1.75;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:'Playfair Display',Georgia,serif;font-weight:400;letter-spacing:-.01em;color:var(--ink)}
.lbl,.btn,nav,button,th,.more{font-family:'Inter',Arial,sans-serif}
.lbl{color:var(--gold);letter-spacing:.3em;font-size:11px;font-weight:600}
.btn{background:var(--gold);color:#fff;border:1px solid var(--gold);padding:15px 34px;letter-spacing:.2em;font-size:11px;font-weight:600;transition:all .3s}
.btn:hover{background:transparent;color:var(--gold)}
.btn.sm{padding:11px 22px}
/* header */
.topbar{background:var(--ink);font-size:11px;letter-spacing:.08em}
header.site{display:block;padding:0;background:#fff;border-bottom:1px solid var(--line);box-shadow:none;transition:box-shadow .3s}
header.site.sc{box-shadow:0 8px 28px rgba(13,27,42,.09)}
.hrow1{display:flex;align-items:center;justify-content:space-between;padding:22px 5vw 12px}
header.site .logo{padding:0;font-size:26px;letter-spacing:.34em;color:var(--ink);font-weight:600}
.hright{display:flex;align-items:center;gap:22px}
.hright .tel{color:var(--mut);text-decoration:none;font-size:13px}
header.site nav.main{display:flex;justify-content:space-between;align-items:stretch;margin:0;padding:0 5vw;width:auto}
.ng{display:flex}
.mi{display:block}
.mi>a.top{display:block;padding:14px 0;margin-right:36px;font-size:13.5px;font-weight:500;letter-spacing:.04em;text-transform:none;color:var(--ink);border-bottom:2px solid transparent;transition:color .2s,border-color .2s}
.ng.r .mi>a.top{margin:0 0 0 36px}
.mi:hover>a.top,.mi:focus-within>a.top,.mi.open>a.top{color:var(--gold);border-bottom-color:var(--gold)}
.mega{display:block;visibility:hidden;opacity:0;transform:translateY(10px);position:absolute;left:0;right:0;top:100%;background:#fff;border-top:1px solid var(--line);box-shadow:0 24px 50px rgba(13,27,42,.14);padding:44px 5vw 48px;transition:opacity .22s ease .12s,transform .22s ease .12s,visibility 0s linear .34s}
.mi:hover .mega,.mi:focus-within .mega,.mi.open .mega{visibility:visible;opacity:1;transform:none;transition-delay:0s}
.mcols{display:flex;gap:70px;max-width:1240px;margin:0 auto}
.mcols>div{flex:1}.mcols>.intro{flex:0 0 30%}.mcols>.fcard{flex:0 0 24%}
.mega h4{font-size:30px;margin:0 0 10px}
.mega h5{font:600 11px 'Inter',Arial,sans-serif;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin:0 0 16px;padding-bottom:10px;border-bottom:1px solid var(--line)}
.mega p{font-size:14px;color:var(--mut);margin:0 0 16px}
.mega li{margin:0 0 12px}.mega li a{font:400 15px 'Inter',Arial,sans-serif;color:var(--ink);transition:all .2s;display:inline-block}
.mega li a:hover{color:var(--gold);transform:translateX(4px);text-decoration:none}
.fcard .fimg{height:140px;transition:transform .5s}.fcard{overflow:hidden}.fcard:hover .fimg{transform:scale(1.04)}
.fcard b{font-family:'Playfair Display',Georgia,serif;font-weight:400;font-size:18px}
/* hero */
.hero{color:#fff}
.hero.big{position:relative;display:flex;align-items:center;justify-content:flex-start;min-height:88vh;padding:110px 5vw 130px;margin-bottom:64px;
background:linear-gradient(100deg,rgba(13,27,42,.92) 30%,rgba(13,27,42,.35) 100%),url('hero.jpg'),url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1600 700' preserveAspectRatio='xMidYMax slice'%3E%3Cdefs%3E%3ClinearGradient id='g' x1='0' y1='0' x2='0' y2='1'%3E%3Cstop offset='0' stop-color='%2322365a'/%3E%3Cstop offset='1' stop-color='%230d1b2a'/%3E%3C/linearGradient%3E%3C/defs%3E%3Cg fill='url%28%23g%29'%3E%3Crect x='60' y='430' width='120' height='270'/%3E%3Crect x='200' y='330' width='90' height='370'/%3E%3Crect x='310' y='400' width='130' height='300'/%3E%3Crect x='470' y='210' width='110' height='490'/%3E%3Crect x='600' y='300' width='100' height='400'/%3E%3Crect x='720' y='120' width='140' height='580'/%3E%3Crect x='880' y='280' width='110' height='420'/%3E%3Crect x='1010' y='360' width='120' height='340'/%3E%3Crect x='1150' y='230' width='100' height='470'/%3E%3Crect x='1270' y='340' width='130' height='360'/%3E%3Crect x='1420' y='420' width='120' height='280'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.45' stroke-width='2'%3E%3Cpath d='M790 120V60M470 210h110M720 120h140M1150 230h100M200 330h90'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.18' stroke-width='2' stroke-dasharray='2 18'%3E%3Cpath d='M505 250v420M760 170v500M1200 270v400M245 370v300M650 340v330'/%3E%3C/g%3E%3C/svg%3E") center bottom/cover no-repeat,#0d1b2a}
.hero.small{min-height:44vh;background:linear-gradient(100deg,rgba(13,27,42,.9),rgba(13,27,42,.55)),url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1600 700' preserveAspectRatio='xMidYMax slice'%3E%3Cdefs%3E%3ClinearGradient id='g' x1='0' y1='0' x2='0' y2='1'%3E%3Cstop offset='0' stop-color='%2322365a'/%3E%3Cstop offset='1' stop-color='%230d1b2a'/%3E%3C/linearGradient%3E%3C/defs%3E%3Cg fill='url%28%23g%29'%3E%3Crect x='60' y='430' width='120' height='270'/%3E%3Crect x='200' y='330' width='90' height='370'/%3E%3Crect x='310' y='400' width='130' height='300'/%3E%3Crect x='470' y='210' width='110' height='490'/%3E%3Crect x='600' y='300' width='100' height='400'/%3E%3Crect x='720' y='120' width='140' height='580'/%3E%3Crect x='880' y='280' width='110' height='420'/%3E%3Crect x='1010' y='360' width='120' height='340'/%3E%3Crect x='1150' y='230' width='100' height='470'/%3E%3Crect x='1270' y='340' width='130' height='360'/%3E%3Crect x='1420' y='420' width='120' height='280'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.45' stroke-width='2'%3E%3Cpath d='M790 120V60M470 210h110M720 120h140M1150 230h100M200 330h90'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.18' stroke-width='2' stroke-dasharray='2 18'%3E%3Cpath d='M505 250v420M760 170v500M1200 270v400M245 370v300M650 340v330'/%3E%3C/g%3E%3C/svg%3E") center bottom/cover no-repeat,#0d1b2a;background-size:cover}
.hero h1{color:#fff;font-size:clamp(40px,6vw,78px);line-height:1.08;margin:14px 0 20px;font-weight:400;max-width:760px}
.hero p{color:rgba(255,255,255,.82);font-size:18px;font-weight:300;max-width:560px}
.hero-in{max-width:760px}
.finder{position:absolute;left:5vw;right:5vw;bottom:-52px;width:auto;max-width:none;display:flex;align-items:center;gap:18px;padding:24px 30px;box-shadow:0 24px 60px rgba(13,27,42,.28);border-top:3px solid var(--gold)}
.finder h3{margin:0;font-size:20px;white-space:nowrap}
.finder input,.finder select{flex:1;margin:0;border:0;border-bottom:1px solid var(--line);padding:12px 4px;background:transparent;font:400 14px 'Inter',Arial,sans-serif;outline:none;transition:border-color .2s}
.finder input:focus,.finder select:focus{border-bottom-color:var(--gold)}
.finder .btn{width:auto;margin:0;white-space:nowrap}
/* sections */
section{padding:96px 5vw}
h2{font-size:clamp(30px,4vw,48px);margin:10px 0 44px}
.alt{background:var(--ivory)}
.wwd>div{border-top:1px solid var(--gold);padding-top:24px}
.wwd h3{font-size:26px;margin:10px 0 12px}.wwd p{font-size:15px}
.more{color:var(--gold);letter-spacing:.2em;font-size:11px;font-weight:600;transition:letter-spacing .3s}.more:hover{letter-spacing:.28em}
.grid{gap:32px}
.card{background:#fff;border:1px solid var(--line);transition:transform .4s,box-shadow .4s}
.card:hover{transform:translateY(-6px);box-shadow:0 22px 44px rgba(13,27,42,.12)}
.card .img{height:250px;background-color:var(--ink)}
.card .img span{background:var(--ink);color:var(--gold);letter-spacing:.2em;font-weight:600;font-family:'Inter',Arial,sans-serif}
.card .b{padding:22px 24px 26px}.card h3{font-size:23px;margin:0 0 6px}
.card p{font-size:13.5px}.card .tg{font-family:'Playfair Display',Georgia,serif;font-size:15px}
.tabs a{font-family:'Inter',Arial,sans-serif;font-weight:500;letter-spacing:.16em;border-color:var(--line);transition:all .25s}.tabs a:hover{border-color:var(--gold);color:var(--gold)}
.tabs a.on{background:var(--ink);border-color:var(--ink);color:#fff}
.stats{background:var(--ink);padding:70px 5vw}
.stats b{font-family:'Playfair Display',Georgia,serif;font-weight:400;font-size:60px;color:var(--gold)}
.stats small{letter-spacing:.28em;color:#cdd5e3}
.spec{background:var(--ivory)}.spec th{font-weight:500}
.contact input,.contact textarea,.contact select{border:0;border-bottom:1px solid #cfc8b8;background:transparent;padding:12px 2px;outline:none;font-family:'Inter',Arial,sans-serif}
.contact input:focus,.contact textarea:focus{border-bottom-color:var(--gold)}
.bigfoot{background:var(--ink);padding:70px 5vw 24px}.bigfoot h5{letter-spacing:.26em;color:var(--gold)}.bigfoot .logo{letter-spacing:.34em}
/* scroll reveal */
.rv{opacity:0;transform:translateY(26px);transition:opacity .8s ease,transform .8s ease}.rv.in{opacity:1;transform:none}
/* mobile */
.burger{margin-left:0;font-size:26px}
@media(max-width:900px){
 .hrow1{padding:16px 5vw}.hright .tel,.hright .btn{display:none}.burger{display:block}
 header.site nav.main{display:none;flex-direction:column;padding:0 5vw 14px}
 body.menu-open header.site nav.main{display:flex}.ng{flex-direction:column}
 .mi>a.top,.ng.r .mi>a.top{margin:0;padding:14px 0;border-bottom:1px solid var(--line)}
 .mega{position:static;display:none;visibility:visible;opacity:1;transform:none;box-shadow:none;border:0;padding:6px 0 10px;transition:none}
 .mi.open .mega{display:block}.mi:hover .mega{display:none}.mi.open:hover .mega{display:block}
 .mcols{flex-direction:column;gap:18px}.mcols>.intro,.mcols>.fcard{flex:none}.mega h4{display:none}
 .hero.big{min-height:auto;padding:70px 5vw 40px;margin-bottom:0;display:block}
 .finder{position:relative;left:auto;right:auto;bottom:auto;flex-direction:column;align-items:stretch;margin-top:36px}
 .finder input,.finder select{width:100%}
 section{padding:64px 5vw}
}

/* ===== HOME SLIDER (3 original designs, auto-change every 3s) ===== */
.hero.slider{display:block;padding:0;background:none;overflow:visible}
.slides{position:absolute;inset:0;overflow:hidden}
.slide{position:absolute;inset:0;display:flex;align-items:center;padding:110px 5vw 130px;opacity:0;visibility:hidden;transition:opacity 1s ease,visibility 0s linear 1s;z-index:0}
.slide.on{opacity:1;visibility:visible;transition-delay:0s;z-index:1}
.slide::before{content:"";position:absolute;inset:0;transform:scale(1.12);transition:transform 6s ease-out}
.slide.on::before{transform:scale(1)}
.slide .hero-in{position:relative;z-index:2;opacity:0;transform:translateY(22px);transition:opacity .8s ease .3s,transform .8s ease .3s}
.slide.on .hero-in{opacity:1;transform:none}
.s1::before{background:linear-gradient(100deg,rgba(13,27,42,.92) 30%,rgba(13,27,42,.3)),url('hero1.jpg') center/cover,url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1600 700' preserveAspectRatio='xMidYMax slice'%3E%3Cdefs%3E%3ClinearGradient id='g' x1='0' y1='0' x2='0' y2='1'%3E%3Cstop offset='0' stop-color='%2322365a'/%3E%3Cstop offset='1' stop-color='%230d1b2a'/%3E%3C/linearGradient%3E%3C/defs%3E%3Cg fill='url%28%23g%29'%3E%3Crect x='60' y='430' width='120' height='270'/%3E%3Crect x='200' y='330' width='90' height='370'/%3E%3Crect x='310' y='400' width='130' height='300'/%3E%3Crect x='470' y='210' width='110' height='490'/%3E%3Crect x='600' y='300' width='100' height='400'/%3E%3Crect x='720' y='120' width='140' height='580'/%3E%3Crect x='880' y='280' width='110' height='420'/%3E%3Crect x='1010' y='360' width='120' height='340'/%3E%3Crect x='1150' y='230' width='100' height='470'/%3E%3Crect x='1270' y='340' width='130' height='360'/%3E%3Crect x='1420' y='420' width='120' height='280'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.45' stroke-width='2'%3E%3Cpath d='M790 120V60M470 210h110M720 120h140M1150 230h100M200 330h90'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.18' stroke-width='2' stroke-dasharray='2 18'%3E%3Cpath d='M505 250v420M760 170v500M1200 270v400M245 370v300M650 340v330'/%3E%3C/g%3E%3C/svg%3E") center bottom/cover no-repeat,#0d1b2a}
.s2{justify-content:center;text-align:center}
.s2 .hero-in{max-width:760px}.s2 .hero-in p{margin-left:auto;margin-right:auto}
.s2::before{background:linear-gradient(180deg,rgba(6,26,27,.55),rgba(6,26,27,.88)),url('hero2.jpg') center/cover,url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1600 700' preserveAspectRatio='xMidYMax slice'%3E%3Cdefs%3E%3Cpattern id='w' width='22' height='30' patternUnits='userSpaceOnUse'%3E%3Crect x='4' y='6' width='14' height='18' fill='%238fe0d2' fill-opacity='.22'/%3E%3C/pattern%3E%3ClinearGradient id='t' x1='0' y1='0' x2='1' y2='0'%3E%3Cstop offset='0' stop-color='%2314585a'/%3E%3Cstop offset='1' stop-color='%230a2e30'/%3E%3C/linearGradient%3E%3C/defs%3E%3Cg fill='url%28%23t%29'%3E%3Crect x='90' y='90' width='230' height='610'/%3E%3Crect x='340' y='260' width='120' height='440'/%3E%3Crect x='1180' y='160' width='200' height='540'/%3E%3Crect x='1400' y='330' width='130' height='370'/%3E%3Crect x='1040' y='400' width='110' height='300'/%3E%3C/g%3E%3Cg fill='url%28%23w%29'%3E%3Crect x='90' y='90' width='230' height='610'/%3E%3Crect x='340' y='260' width='120' height='440'/%3E%3Crect x='1180' y='160' width='200' height='540'/%3E%3Crect x='1400' y='330' width='130' height='370'/%3E%3Crect x='1040' y='400' width='110' height='300'/%3E%3C/g%3E%3Cg stroke='%23c9a96a' stroke-opacity='.6' stroke-width='2'%3E%3Cpath d='M90 90h230M1180 160h200M205 90V40M1280 160V100'/%3E%3C/g%3E%3C/svg%3E") center bottom/cover no-repeat,linear-gradient(160deg,#0f4a4a,#061a1b)}
.s3{justify-content:flex-end;text-align:right}
.s3 .hero-in{max-width:700px}.s3 .hero-in p{margin-left:auto}
.s3::before{background:linear-gradient(260deg,rgba(18,15,13,.9) 28%,rgba(18,15,13,.3)),url('hero3.jpg') center/cover,url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1600 700' preserveAspectRatio='xMidYMax slice'%3E%3Cdefs%3E%3CradialGradient id='s' cx='.5' cy='.5' r='.5'%3E%3Cstop offset='0' stop-color='%23e0a370' stop-opacity='.55'/%3E%3Cstop offset='1' stop-color='%23e0a370' stop-opacity='0'/%3E%3C/radialGradient%3E%3C/defs%3E%3Ccircle cx='1180' cy='330' r='260' fill='url%28%23s%29'/%3E%3Ccircle cx='1180' cy='330' r='70' fill='%23e8b184' fill-opacity='.5'/%3E%3Cg fill='%231a1512'%3E%3Crect x='220' y='230' width='16' height='300'/%3E%3Crect x='640' y='230' width='16' height='300'/%3E%3Crect x='0' y='520' width='960' height='18'/%3E%3C/g%3E%3Cg fill='none' stroke='%23d58b52' stroke-opacity='.75' stroke-width='3'%3E%3Cpath d='M0 470Q110 300 228 232Q440 470 648 232Q790 300 960 470'/%3E%3C/g%3E%3Cg stroke='%23d58b52' stroke-opacity='.35' stroke-width='2' stroke-dasharray='3 14'%3E%3Cpath d='M300 330V520M370 380V520M440 400V520M520 380V520M580 320V520M120 360V520'/%3E%3C/g%3E%3Cpath d='M1040 700L1170 540H1190L1320 700Z' fill='%23120f0d' fill-opacity='.75'/%3E%3Cpath d='M1180 700V545' stroke='%23d58b52' stroke-opacity='.6' stroke-width='3' stroke-dasharray='14 16'/%3E%3Crect x='0' y='538' width='1600' height='162' fill='%23120f0d' fill-opacity='.55'/%3E%3C/svg%3E") center bottom/cover no-repeat,linear-gradient(200deg,#4a3226,#14110f)}
.s2 .lbl{color:#c9a96a}.s3 .lbl{color:#e0a370}
.s3 .btn{background:#d58b52;border-color:#d58b52}.s3 .btn:hover{background:transparent;color:#d58b52}
.sl-dots{position:absolute;left:5vw;bottom:86px;z-index:5;display:flex;gap:10px}
.sl-dots button{width:42px;height:4px;border:0;padding:0;background:rgba(255,255,255,.35);cursor:pointer;transition:background .3s,width .3s}
.sl-dots button.on{background:var(--gold);width:64px}
.sl-arrow{position:absolute;top:44%;z-index:5;width:48px;height:48px;border-radius:50%;border:1px solid rgba(255,255,255,.4);background:rgba(255,255,255,.1);color:#fff;font-size:26px;line-height:1;cursor:pointer;transition:all .25s}
.sl-arrow:hover{background:var(--gold);border-color:var(--gold)}
.sl-prev{left:2vw}.sl-next{right:2vw}
.finder{z-index:6}
@media(max-width:900px){
 .hero.slider{min-height:700px;display:flex;flex-direction:column;justify-content:flex-end;padding:0 5vw 30px}
 .slide{padding:60px 5vw 380px;align-items:center}.s2,.s3{justify-content:flex-start;text-align:left}.s3 .hero-in p,.s2 .hero-in p{margin-left:0}
 .sl-dots{bottom:auto;top:20px}.sl-arrow{display:none}
 .finder{margin-top:0}
}

/* logo + city filter */
header.site .logo img{height:60px;width:auto;display:block}
header.site .logo{display:block;letter-spacing:0}
.hrow1{padding:12px 5vw 8px}
.bigfoot .flogo{display:inline-block;background:#fff;padding:10px 18px;margin-bottom:16px}.bigfoot .flogo img{height:50px;width:auto;display:block}
.pf{display:flex;gap:14px;flex-wrap:wrap;align-items:center;margin-bottom:40px}
.pf input,.pf select{flex:1;min-width:160px;border:0;border-bottom:1px solid var(--line);padding:12px 4px;background:transparent;font:400 14px 'Inter',Arial,sans-serif;outline:none}
.pf input:focus,.pf select:focus{border-bottom-color:var(--gold)}
.finder select,.finder input{min-width:0}
@media(max-width:900px){header.site .logo img{height:46px}}

/* whatsapp + topbar links */
.topbar a{color:inherit;text-decoration:none}.topbar a:hover{color:var(--gold)}
.wa{position:fixed;right:20px;bottom:calc(20px + env(safe-area-inset-bottom,0px));width:60px;height:60px;border-radius:50%;background:#25D366;display:flex;align-items:center;justify-content:center;box-shadow:0 8px 24px rgba(0,0,0,.3);z-index:99;transition:transform .25s;animation:wapulse 2.4s infinite}
.wa:hover{transform:scale(1.1)}.wa svg{width:34px;height:34px;fill:#fff}
@keyframes wapulse{0%{box-shadow:0 0 0 0 rgba(37,211,102,.5),0 8px 24px rgba(0,0,0,.3)}70%{box-shadow:0 0 0 18px rgba(37,211,102,0),0 8px 24px rgba(0,0,0,.3)}100%{box-shadow:0 0 0 0 rgba(37,211,102,0),0 8px 24px rgba(0,0,0,.3)}}

/* buy / rent / sell */
.card .img{gap:8px;flex-wrap:wrap}.card .img span.lt{background:var(--gold);color:#fff}
.finder{position:absolute}
.ftabs{position:absolute;left:30px;top:-40px;display:flex}
.ftabs button,.ftabs a{background:var(--ink);color:#fff;border:0;padding:11px 26px;font:600 11px 'Inter',Arial,sans-serif;letter-spacing:.22em;text-transform:uppercase;cursor:pointer;text-decoration:none;transition:background .25s}
.ftabs button.on{background:var(--gold)}.ftabs button:hover,.ftabs a:hover{background:var(--gold)}
@media(max-width:900px){.ftabs{left:0;top:-40px}.finder{position:relative}}

/* properties mega menu with 6 columns */
.mcols{gap:36px}.mcols>.intro{flex:0 0 21%}.mcols>.fcard{flex:0 0 18%}
@media(max-width:900px){.mcols>.intro,.mcols>.fcard{flex:none}}

/* mega menu clean-up: normal-case links, no featured card */
.mega li a{text-transform:none;letter-spacing:0;margin:0;font-size:15px;font-weight:400;white-space:nowrap}
.mcols>.intro{flex:0 0 28%}

/* ===== premium dark dropdowns (Properties, About Us) ===== */
.mi.has.dd{position:relative}
.mega.dd-panel{left:0;right:auto;width:250px;padding:8px 0;background:linear-gradient(160deg,#0d1b2a,#16304f);border:0;border-top:2px solid var(--gold);box-shadow:0 24px 54px rgba(0,0,0,.4)}
.ng.r .mega.dd-panel{left:auto;right:0}
.mega.dd-panel ul{list-style:none;margin:0;padding:0}
.mega.dd-panel li{margin:0}
.mega.dd-panel li a{display:block;padding:16px 28px;color:#e9edf5;text-transform:uppercase;letter-spacing:.22em;font:600 12px 'Inter',Arial,sans-serif;margin:0;white-space:nowrap;text-decoration:none;border-left:3px solid transparent;transition:background .25s,color .25s,padding .25s,border-color .25s}
.mega.dd-panel li+li a{border-top:1px solid rgba(255,255,255,.08)}
.mega.dd-panel li a:hover{background:rgba(184,151,90,.16);color:var(--gold);border-left-color:var(--gold);padding-left:34px;transform:none;text-decoration:none}
/* services page */
.svc,.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:28px}
.steps{grid-template-columns:repeat(auto-fit,minmax(210px,1fr))}
.svc>div,.steps>div{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);padding:36px 32px;transition:transform .35s,box-shadow .35s}
.svc>div:hover,.steps>div:hover{transform:translateY(-6px);box-shadow:0 22px 44px rgba(13,27,42,.12)}
.svc .n,.steps .n{display:block;font:400 46px 'Playfair Display',Georgia,serif;color:var(--gold);opacity:.55;line-height:1;margin-bottom:14px}
.svc h3,.steps h3{font-size:24px;margin:0 0 10px}.svc p,.steps p{color:var(--mut);font-size:15px;margin:0 0 16px}
.ctaband{background:linear-gradient(120deg,#0d1b2a,#16304f);text-align:center;color:#fff}
.ctaband h2{color:#fff;margin-bottom:10px}.ctaband p{color:#c9d2e3;margin-bottom:10px}
@media(max-width:900px){.mega.dd-panel,.ng.r .mega.dd-panel{width:100%;position:static;box-shadow:none}.mi.has.dd{position:static}}

/* service pages */
.simg{width:100%;max-height:420px;object-fit:cover;display:block;margin-bottom:30px}
.txt{font-size:16px;line-height:1.95;color:#2a3342}
.slist{margin-bottom:30px}.slist a{display:block;padding:14px 4px;border-bottom:1px solid var(--line);color:var(--ink);text-decoration:none;font-size:15px;transition:all .25s}
.slist a:hover,.slist a.on{color:var(--gold);padding-left:12px;border-bottom-color:var(--gold)}
.detail aside h3{font-size:22px;margin:0 0 12px}

/* properties menu: 5 columns */
.mcols>.intro{flex:0 0 22%}
@media(max-width:900px){.mcols>.intro{flex:none}}

/* inner page banner (Properties, Offices, Services, Sell...) */
.hero.small{background:linear-gradient(100deg,rgba(13,27,42,.9),rgba(13,27,42,.5)),url('page-hero.jpg') center/cover,url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1600 700' preserveAspectRatio='xMidYMax slice'%3E%3Cdefs%3E%3ClinearGradient id='g' x1='0' y1='0' x2='0' y2='1'%3E%3Cstop offset='0' stop-color='%2322365a'/%3E%3Cstop offset='1' stop-color='%230d1b2a'/%3E%3C/linearGradient%3E%3C/defs%3E%3Cg fill='url%28%23g%29'%3E%3Crect x='60' y='430' width='120' height='270'/%3E%3Crect x='200' y='330' width='90' height='370'/%3E%3Crect x='310' y='400' width='130' height='300'/%3E%3Crect x='470' y='210' width='110' height='490'/%3E%3Crect x='600' y='300' width='100' height='400'/%3E%3Crect x='720' y='120' width='140' height='580'/%3E%3Crect x='880' y='280' width='110' height='420'/%3E%3Crect x='1010' y='360' width='120' height='340'/%3E%3Crect x='1150' y='230' width='100' height='470'/%3E%3Crect x='1270' y='340' width='130' height='360'/%3E%3Crect x='1420' y='420' width='120' height='280'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.45' stroke-width='2'%3E%3Cpath d='M790 120V60M470 210h110M720 120h140M1150 230h100M200 330h90'/%3E%3C/g%3E%3Cg stroke='%23b8975a' stroke-opacity='.18' stroke-width='2' stroke-dasharray='2 18'%3E%3Cpath d='M505 250v420M760 170v500M1200 270v400M245 370v300M650 340v330'/%3E%3C/g%3E%3C/svg%3E") center bottom/cover no-repeat,#0d1b2a;min-height:48vh;position:relative}
.hero.small::after{content:"";position:absolute;left:5vw;bottom:0;width:110px;height:3px;background:var(--gold)}
.hero.small.pg{padding-bottom:110px}
.plist{padding-top:0}
.pcard{position:relative;z-index:3;background:#fff;padding:24px 30px;margin:-64px 0 48px;border-top:3px solid var(--gold);box-shadow:0 22px 50px rgba(13,27,42,.16)}

/* legal, actions */
.legal{max-width:820px}.legal h3{font-size:24px;margin:34px 0 10px}.legal p,.legal li{font-size:16px;line-height:1.9;color:#2a3342}.legal ul{padding-left:22px}.legal a{color:var(--gold)}
.actions{display:flex;flex-direction:column;gap:12px;margin-bottom:30px}.actions .btn{text-align:center;margin:0}
.btn.alt2{background:var(--ink);border-color:var(--ink)}.btn.alt2:hover{background:transparent;color:var(--ink)}
.bigfoot .copy a{color:#b8c2d8}.bigfoot .copy a:hover{color:var(--gold)}

/* ===== CMS sections ===== */
.previewbar{background:#b00020;color:#fff;text-align:center;padding:10px;font:600 13px Arial,sans-serif;letter-spacing:.05em}
.sx{padding:72px 5vw}.sx.bg-ivory{background:var(--ivory)}.sx.bg-dark{background:var(--ink);color:#e9edf5}.sx.bg-dark h2{color:#fff}
.sx-in{max-width:1100px;margin:0 auto}.sx-in.wide{max-width:none}.sx.center .sx-in{text-align:center}.sx-narrow .sx-in{max-width:780px}
.sx h2{margin:8px 0 22px}.sx .cap{font-size:13px;color:var(--mut);margin-top:10px}.sx .simg{width:100%;display:block;max-height:640px;object-fit:cover}
.sx-gal{display:grid;gap:14px}.sx-gal.c2{grid-template-columns:repeat(2,1fr)}.sx-gal.c3{grid-template-columns:repeat(3,1fr)}.sx-gal.c4{grid-template-columns:repeat(4,1fr)}
.sx-gal img{width:100%;height:240px;object-fit:cover;display:block;transition:transform .4s}.sx-gal a{overflow:hidden;display:block}.sx-gal a:hover img{transform:scale(1.05)}
.sx-vid{position:relative;width:100%;aspect-ratio:16/9;background:#000}.sx-vid iframe,.sx-vid video{position:absolute;inset:0;width:100%;height:100%;border:0}
.sx-banner{background:var(--ink) center/cover no-repeat;color:#fff;display:flex;align-items:center;padding:60px 5vw}
.sx-banner.small{min-height:240px}.sx-banner.medium{min-height:380px}.sx-banner.tall{min-height:560px}.sx-banner.center{text-align:center}
.sx-banner h2{color:#fff;font-size:clamp(30px,4.5vw,56px);margin:0 0 14px}.sx-banner p{color:#e9edf5;font-size:18px;max-width:620px}.sx-banner.center p{margin-left:auto;margin-right:auto}
.sx-banner .sx-in{width:100%}
.sx-slider{position:relative;aspect-ratio:16/7;background:#000;overflow:hidden}
.sx-slider .sl-slide{position:absolute;inset:0;opacity:0;transition:opacity 1s}.sx-slider .sl-slide.on{opacity:1}
.sx-slider img{width:100%;height:100%;object-fit:cover}.sx-slider .cap{position:absolute;left:0;right:0;bottom:0;padding:22px 28px;background:linear-gradient(transparent,rgba(0,0,0,.7));color:#fff;font-size:18px}
.sx-cta{padding:80px 5vw;text-align:center;color:#fff}.sx-cta.dark{background:linear-gradient(120deg,#0d1b2a,#16304f)}.sx-cta.gold{background:var(--gold)}
.sx-cta h2{color:#fff;margin-bottom:10px}.sx-cta p{color:#eef1f7;margin-bottom:10px}.sx-cta.gold .btn{background:#fff;color:var(--ink);border-color:#fff}
.sx .contact{margin-top:20px}
.bigfoot .soc a{margin-right:12px;font-size:12px;letter-spacing:.1em;text-transform:uppercase}
.fcols{grid-template-columns:minmax(220px,1.5fr) repeat(auto-fit,minmax(150px,1fr))}
@media(max-width:900px){.sx-gal.c3,.sx-gal.c4{grid-template-columns:repeat(2,1fr)}.sx{padding:48px 5vw}.sx-slider{aspect-ratio:4/3}}