/* =========================================================================
   NIVAAS ESTATES — premium real-estate portfolio
   ========================================================================= */

:root {
  --bg: #F7F2EB;
  --bg-2: #EFE6DA;
  --sand: #F4DFB4;
  --paper: #FFFDFA;
  --ink: #1D1915;
  --ink-2: #3B342D;
  --muted: #7C7268;
  --line: rgba(29, 25, 21, .1);
  --line-2: rgba(29, 25, 21, .16);
  --orange: #E27A1D;
  --orange-2: #C9620B;
  --orange-soft: #FCE9D6;
  --green: #2E8B57;
  --glass: rgba(255, 253, 250, .62);
  --glass-dark: rgba(20, 16, 12, .32);

  --f-display: 'Fraunces', 'Times New Roman', serif;
  --f-body: 'Manrope', system-ui, -apple-system, 'Segoe UI', sans-serif;

  --r-sm: 12px;
  --r-md: 20px;
  --r-lg: 28px;
  --r-xl: 36px;

  --sh-1: 0 1px 2px rgba(40, 26, 12, .06), 0 4px 14px rgba(40, 26, 12, .06);
  --sh-2: 0 2px 6px rgba(40, 26, 12, .06), 0 18px 40px -12px rgba(40, 26, 12, .18);
  --sh-3: 0 30px 80px -20px rgba(40, 26, 12, .35);

  --ease: cubic-bezier(.22, 1, .36, 1);
  --gutter: clamp(16px, 4vw, 56px);
  --header-h: 76px;
}

/* ---------- base ---------- */
*, *::before, *::after { box-sizing: border-box; }
[hidden] { display: none !important; }
html { -webkit-text-size-adjust: 100%; }
html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
.lenis.lenis-smooth [data-lenis-prevent] { overscroll-behavior: contain; }
.lenis.lenis-stopped { overflow: hidden; }

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--f-body);
  font-size: 16px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
body.is-loading { overflow: hidden; }
main, .footer { overflow-x: clip; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button { font: inherit; color: inherit; background: none; border: 0; padding: 0; cursor: pointer; }
input, select, textarea { font: inherit; color: inherit; }
::selection { background: var(--orange); color: #fff; }
:focus-visible { outline: 2px solid var(--orange); outline-offset: 3px; border-radius: 8px; }

.ico { width: 18px; height: 18px; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; flex: none; }
.ico-accent { color: var(--orange); }
.accent { color: var(--orange); }
.muted { color: var(--muted); }

.container { width: 100%; max-width: 1360px; margin: 0 auto; padding: 0 var(--gutter); }
.section { padding: clamp(80px, 11vw, 150px) 0; position: relative; }

.h2 {
  font-family: var(--f-display);
  font-weight: 500;
  font-size: clamp(36px, 5.2vw, 72px);
  line-height: 1.02;
  letter-spacing: -.025em;
  margin: 0;
  font-variation-settings: 'opsz' 144;
}
.h3 {
  font-family: var(--f-display);
  font-weight: 500;
  font-size: clamp(24px, 2.4vw, 34px);
  line-height: 1.1;
  letter-spacing: -.02em;
  margin: 0;
}
.eyebrow {
  display: inline-flex; align-items: center; gap: 8px;
  font-size: 12px; font-weight: 700; letter-spacing: .16em; text-transform: uppercase;
  color: var(--orange); margin: 0 0 12px;
}
.eyebrow::before { content: ''; width: 18px; height: 1.5px; background: currentColor; }
.eyebrow-light { color: #FFD3A6; }
.sec-head { margin-bottom: clamp(36px, 5vw, 64px); max-width: 720px; }
.sec-head-row { max-width: none; display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.sec-sub { color: var(--muted); margin: 14px 0 0; font-size: 16px; max-width: 520px; }
.fineprint { font-size: 12px; color: var(--muted); margin: 14px 0 0; }

/* split text helpers */
.split-line { display: inline-block; vertical-align: top; overflow: hidden; padding-bottom: .08em; margin-bottom: -.08em; }
.split-word { display: inline-block; will-change: transform; }

/* ---------- buttons ---------- */
.btn {
  --h: 50px;
  position: relative;
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  height: var(--h); padding: 0 8px 0 22px;
  border-radius: 999px;
  font-weight: 600; font-size: 15px; letter-spacing: -.005em;
  white-space: nowrap;
  transition: background .4s var(--ease), color .4s var(--ease), box-shadow .4s var(--ease), border-color .4s var(--ease);
  isolation: isolate;
}
.btn:not(:has(.btn-dot)) { padding: 0 22px; }
.btn-sm { --h: 42px; font-size: 14px; padding: 0 18px !important; }
.btn-lg { --h: 60px; font-size: 16px; padding-left: 28px; }
.btn-block { width: 100%; }
.btn-primary { background: var(--orange); color: #fff; box-shadow: 0 10px 30px -10px rgba(226, 122, 29, .7); }
.btn-primary:hover { background: var(--orange-2); }
.btn-dark { background: var(--ink); color: #fff; }
.btn-dark:hover { background: #000; }
.btn-ghost { background: var(--paper); border: 1px solid var(--line-2); color: var(--ink); box-shadow: var(--sh-1); }
.btn-ghost:hover { border-color: var(--orange); }
.btn-glass { background: rgba(255, 255, 255, .9); color: var(--ink); backdrop-filter: blur(10px); }
.btn-dot {
  width: 36px; height: 36px; border-radius: 50%;
  display: grid; place-items: center;
  background: var(--orange); color: #fff;
  transition: transform .5s var(--ease);
}
.btn-lg .btn-dot { width: 44px; height: 44px; }
.btn-dark .btn-dot, .btn-primary .btn-dot { background: rgba(255, 255, 255, .16); }
.btn-dot-light { background: #fff !important; color: var(--orange) !important; }
.btn:hover .btn-dot { transform: rotate(45deg); }
.btn .ico { width: 17px; height: 17px; }

.icon-btn {
  position: relative;
  width: 44px; height: 44px; border-radius: 50%;
  display: grid; place-items: center;
  border: 1px solid var(--line-2); background: var(--paper);
  transition: border-color .3s, background .3s, transform .3s var(--ease);
}
.icon-btn:hover { border-color: var(--orange); color: var(--orange); }
.badge-count {
  position: absolute; top: -4px; right: -4px;
  min-width: 20px; height: 20px; padding: 0 6px;
  border-radius: 999px; background: var(--orange); color: #fff;
  font-size: 11px; font-weight: 700; display: grid; place-items: center;
  box-shadow: 0 0 0 3px var(--bg);
}
.arrow-btn {
  width: 50px; height: 50px; border-radius: 50%;
  display: grid; place-items: center;
  border: 1px solid var(--line-2); background: var(--paper);
  transition: all .35s var(--ease);
}
.arrow-btn:hover:not(:disabled) { background: var(--ink); color: #fff; border-color: var(--ink); }
.arrow-btn:disabled { opacity: .35; cursor: default; }
.arrows { display: flex; gap: 10px; }
.link-btn { color: var(--muted); font-weight: 600; text-decoration: underline; text-underline-offset: 4px; margin-top: 18px; }

/* tabs */
.tabs { display: inline-flex; gap: 4px; padding: 5px; background: var(--bg-2); border-radius: 999px; position: relative; }
.tab {
  position: relative; z-index: 1;
  height: 40px; padding: 0 18px; border-radius: 999px;
  font-size: 14px; font-weight: 600; color: var(--muted);
  transition: color .35s;
}
.tab[aria-selected="true"] { color: var(--ink); }
.tab-ind { position: absolute; z-index: 0; top: 5px; height: 40px; border-radius: 999px; background: var(--paper); box-shadow: var(--sh-1); transition: left .5s var(--ease), width .5s var(--ease); }
.tabs-sm .tab { height: 34px; padding: 0 14px; font-size: 13px; }
.tabs-sm .tab-ind { height: 34px; }

/* ---------- preloader ---------- */
.loader {
  position: fixed; inset: 0; z-index: 1000;
  display: grid; place-items: center;
  background: var(--bg);
}
.loader-inner { display: grid; justify-items: center; gap: 18px; }
.loader-logo { width: 54px; height: 54px; fill: none; stroke: var(--orange); stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; stroke-dasharray: 80; stroke-dashoffset: 80; animation: draw 1.6s var(--ease) forwards; }
@keyframes draw { to { stroke-dashoffset: 0; } }
.loader-word { font-family: var(--f-display); font-size: 40px; letter-spacing: -.02em; overflow: hidden; }
.loader-word span { display: block; animation: rise 1s var(--ease) .2s both; }
@keyframes rise { from { transform: translateY(110%); } }
.loader-bar { width: 180px; height: 2px; background: var(--line); border-radius: 2px; overflow: hidden; }
.loader-bar span { display: block; height: 100%; width: 100%; background: var(--orange); transform-origin: left; transform: scaleX(0); }
.loader-count { font-size: 12px; font-weight: 700; letter-spacing: .2em; color: var(--muted); font-variant-numeric: tabular-nums; }
.loader-curtain { position: absolute; inset: 0; background: var(--orange); transform: translateY(100%); }

/* ---------- cursor ---------- */
.cursor { position: fixed; inset: 0; pointer-events: none; z-index: 999; display: none; opacity: 0; }
@media (hover: hover) and (pointer: fine) { .cursor { display: block; } }
.cursor-dot, .cursor-ring { position: absolute; top: 0; left: 0; border-radius: 50%; will-change: transform; }
.cursor-dot { width: 6px; height: 6px; margin: -3px 0 0 -3px; background: var(--orange); }
.cursor-ring {
  width: 38px; height: 38px; margin: -19px 0 0 -19px;
  border: 1.5px solid rgba(226, 122, 29, .55);
  display: grid; place-items: center;
  transition: width .4s var(--ease), height .4s var(--ease), margin .4s var(--ease), background .4s, border-color .4s;
}
.cursor-label { font-size: 12px; font-weight: 700; color: #fff; opacity: 0; transition: opacity .3s; letter-spacing: .02em; }
.cursor.is-hover .cursor-ring { width: 60px; height: 60px; margin: -30px 0 0 -30px; background: rgba(226, 122, 29, .1); }
.cursor.is-label .cursor-ring { width: 84px; height: 84px; margin: -42px 0 0 -42px; background: var(--orange); border-color: var(--orange); }
.cursor.is-label .cursor-label { opacity: 1; }
.cursor.is-label .cursor-dot { opacity: 0; }

/* ---------- header ---------- */
.header {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  height: var(--header-h);
  display: flex; align-items: center; justify-content: space-between; gap: 24px;
  padding: 0 var(--gutter);
  transition: transform .6s var(--ease), background .4s, box-shadow .4s, height .4s var(--ease);
}
.header.is-scrolled {
  height: 66px;
  background: rgba(247, 242, 235, .78);
  backdrop-filter: blur(18px) saturate(1.4);
  -webkit-backdrop-filter: blur(18px) saturate(1.4);
  box-shadow: 0 1px 0 var(--line);
}
.header.is-hidden { transform: translateY(-100%); }
.brand { display: inline-flex; align-items: center; gap: 10px; }
.brand-mark { width: 38px; height: 38px; border-radius: 12px; display: grid; place-items: center; background: var(--orange-soft); color: var(--orange); }
.brand-mark svg { width: 22px; height: 22px; fill: none; stroke: currentColor; stroke-width: 2; stroke-linecap: round; stroke-linejoin: round; }
.brand-name { font-family: var(--f-display); font-size: 24px; font-weight: 600; letter-spacing: -.02em; }
.nav { display: flex; gap: 6px; margin-left: auto; }
.nav-link {
  position: relative; padding: 8px 14px; font-size: 14.5px; font-weight: 600; color: var(--ink-2);
  border-radius: 999px; transition: color .3s, background .3s;
}
.nav-link:hover { color: var(--orange); }
.nav-link.is-active { color: var(--ink); background: rgba(29, 25, 21, .06); }
.header-actions { display: flex; align-items: center; gap: 10px; }
.menu-btn { display: none; }

.mmenu {
  position: fixed; inset: 0; z-index: 90;
  background: var(--bg);
  padding: calc(var(--header-h) + 30px) var(--gutter) 40px;
  display: flex; flex-direction: column; justify-content: space-between;
  clip-path: circle(0% at calc(100% - 40px) 38px);
  visibility: hidden;
  transition: clip-path .8s var(--ease), visibility 0s .8s;
}
.mmenu.is-open { clip-path: circle(150% at calc(100% - 40px) 38px); visibility: visible; transition: clip-path .8s var(--ease); }
.mmenu-nav { display: flex; flex-direction: column; }
.mmenu-nav a { font-family: var(--f-display); font-size: clamp(38px, 10vw, 60px); line-height: 1.2; letter-spacing: -.02em; border-bottom: 1px solid var(--line); padding: 6px 0; }
.mmenu-nav a:hover { color: var(--orange); }
.mmenu-foot { display: grid; gap: 16px; justify-items: start; }
.mmenu-contact { color: var(--muted); font-weight: 600; }

/* ---------- hero ---------- */
.hero {
  position: relative;
  height: 100vh; height: 100svh;
  min-height: 680px; max-height: 1100px;
  overflow: hidden;
  isolation: isolate;
}
.hero-bg {
  position: absolute; inset: 0; z-index: -1;
  background:
    radial-gradient(60% 50% at 70% 60%, rgba(255, 214, 170, .55), transparent 70%),
    radial-gradient(40% 40% at 15% 20%, rgba(255, 255, 255, .9), transparent 70%),
    linear-gradient(180deg, #FBF8F3 0%, var(--bg) 100%);
}
.hero-bg::after {
  content: ''; position: absolute; inset: 0;
  background:
    radial-gradient(70% 55% at 68% 78%, rgba(255, 168, 92, .55), transparent 70%),
    linear-gradient(180deg, #1F1B2E 0%, #3A2F45 38%, #8E5A55 72%, #E39A63 100%);
  opacity: 0; transition: opacity 1.6s var(--ease);
}
.is-dusk .hero-bg::after { opacity: 1; }
.hero-title, .hero-sub, .hero-meta { transition: color 1.2s var(--ease); }
.is-dusk .hero-title { color: #FFF4E8; }
.is-dusk .hero-title .accent { color: #FFAD5C; }
.is-dusk .hero-sub { color: rgba(255, 244, 232, .85); }
.is-dusk .hero-meta { color: rgba(255, 244, 232, .7); }
.is-dusk .header:not(.is-scrolled) .brand-name,
.is-dusk .header:not(.is-scrolled) .nav-link { color: #FFF4E8; }
.is-dusk .header:not(.is-scrolled) .nav-link.is-active { background: rgba(255, 255, 255, .12); }
.is-dusk .header:not(.is-scrolled) .icon-btn { background: rgba(255, 255, 255, .12); border-color: rgba(255, 255, 255, .25); color: #fff; }

.hero-title {
  position: absolute; z-index: 1;
  top: calc(var(--header-h) + 3vh); left: 0; right: 0;
  margin: 0; text-align: center;
  font-family: var(--f-display);
  font-weight: 700;
  font-size: clamp(64px, 14.2vw, 230px);
  line-height: .95;
  letter-spacing: -.045em;
  color: var(--ink);
  font-variation-settings: 'opsz' 144;
  pointer-events: none;
  white-space: nowrap;
}
.ht-line { display: inline-block; }
.ht-word { display: inline-block; will-change: transform; }
.ht-word.accent { color: var(--orange); }
#hero-canvas { position: absolute; inset: 0; width: 100%; height: 100%; z-index: 2; pointer-events: none; }
.hero-fallback { display: none; }
.no-webgl #hero-canvas, .no-webgl .hotspots { display: none; }
.no-webgl .hero-fallback {
  display: block; position: absolute; z-index: 2; right: 4vw; bottom: 16vh;
  width: min(56vw, 760px); aspect-ratio: 4/3; object-fit: cover; border-radius: var(--r-xl); box-shadow: var(--sh-3);
}

.hotspots { position: absolute; inset: 0; z-index: 3; pointer-events: none; }
.hotspot {
  position: absolute; top: 0; left: 0;
  width: 28px; height: 28px; margin: -14px 0 0 -14px;
  pointer-events: auto; border-radius: 50%;
  display: grid; place-items: center;
  opacity: 0;
}
.hotspot span {
  width: 14px; height: 14px; border-radius: 50%;
  background: #fff; box-shadow: 0 0 0 4px rgba(226, 122, 29, .9), 0 6px 18px rgba(0, 0, 0, .25);
  position: relative;
}
.hotspot span::after {
  content: ''; position: absolute; inset: -10px; border-radius: 50%;
  border: 2px solid rgba(255, 255, 255, .9);
  animation: ping 2.2s var(--ease) infinite;
}
@keyframes ping { 0% { transform: scale(.5); opacity: 1; } 100% { transform: scale(1.6); opacity: 0; } }
.hotspot::before {
  content: attr(data-tip);
  position: absolute; left: 50%; bottom: calc(100% + 12px);
  transform: translate(-50%, 8px);
  width: max-content; max-width: 230px;
  padding: 10px 14px; border-radius: 14px;
  background: rgba(29, 25, 21, .86); color: #fff;
  backdrop-filter: blur(10px);
  font-size: 12.5px; font-weight: 600; line-height: 1.4; text-align: left;
  opacity: 0; pointer-events: none;
  transition: opacity .35s var(--ease), transform .35s var(--ease);
}
.hotspot:hover::before, .hotspot.is-open::before, .hotspot:focus-visible::before { opacity: 1; transform: translate(-50%, 0); }

.hero-side {
  position: absolute; z-index: 4;
  left: var(--gutter); top: 54%;
  max-width: 300px;
  display: grid; gap: 22px;
}
.hero-sub { margin: 0; color: var(--ink-2); font-size: 15.5px; line-height: 1.55; }
.hero-cta { display: flex; flex-wrap: wrap; align-items: center; gap: 12px; }

.mood-toggle {
  position: relative;
  display: inline-grid; grid-template-columns: 1fr 1fr;
  height: 44px; padding: 4px; border-radius: 999px;
  background: rgba(255, 255, 255, .7); border: 1px solid var(--line-2);
  backdrop-filter: blur(10px);
  font-size: 13px; font-weight: 700;
}
.mood-opt { position: relative; z-index: 1; display: inline-flex; align-items: center; gap: 6px; padding: 0 12px; color: var(--muted); transition: color .4s; }
.mood-opt .ico { width: 15px; height: 15px; }
.mood-toggle[aria-pressed="false"] .mood-opt:first-child,
.mood-toggle[aria-pressed="true"] .mood-opt:nth-child(2) { color: #fff; }
.mood-thumb { position: absolute; top: 4px; bottom: 4px; left: 4px; width: calc(50% - 4px); border-radius: 999px; background: var(--ink); transition: transform .5s var(--ease); }
.mood-toggle[aria-pressed="true"] .mood-thumb { transform: translateX(100%); }

.hero-meta {
  position: absolute; z-index: 4; right: var(--gutter); top: calc(var(--header-h) + 3vh + clamp(64px, 14.2vw, 230px) * .95 + 18px);
  display: inline-flex; align-items: center; gap: 10px;
  font-size: 12.5px; font-weight: 600; color: var(--muted);
}
.hm-dot { width: 8px; height: 8px; border-radius: 50%; background: var(--orange); box-shadow: 0 0 0 4px rgba(226, 122, 29, .2); animation: pulse 2s infinite; }
@keyframes pulse { 50% { box-shadow: 0 0 0 8px rgba(226, 122, 29, 0); } }

/* search pill */
.search {
  position: absolute; z-index: 5;
  left: 50%; bottom: clamp(22px, 5vh, 48px);
  transform: translateX(-50%);
  width: min(880px, calc(100% - 2 * var(--gutter)));
  display: flex; align-items: center;
  padding: 8px 8px 8px 14px;
  border-radius: 999px;
  background: var(--glass);
  backdrop-filter: blur(22px) saturate(1.6);
  -webkit-backdrop-filter: blur(22px) saturate(1.6);
  border: 1px solid rgba(255, 255, 255, .8);
  box-shadow: var(--sh-3), inset 0 1px 0 rgba(255, 255, 255, .9);
}
.search-sep { width: 1px; height: 34px; background: var(--line-2); flex: none; }
.dd { position: relative; flex: 1; min-width: 0; }
.dd-btn {
  width: 100%; display: flex; align-items: center; gap: 12px;
  padding: 8px 14px; border-radius: 999px; text-align: left;
  transition: background .3s;
}
.dd-btn:hover, .dd.is-open .dd-btn { background: rgba(255, 255, 255, .8); }
.dd-text { display: grid; line-height: 1.25; min-width: 0; }
.dd-text b { font-size: 14px; font-weight: 700; }
.dd-text small { font-size: 12.5px; color: var(--muted); white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.dd-list {
  position: absolute; left: 0; bottom: calc(100% + 14px);
  min-width: 240px; max-height: 320px; overflow: auto;
  margin: 0; padding: 8px; list-style: none;
  background: var(--paper); border-radius: 20px; box-shadow: var(--sh-3);
  border: 1px solid var(--line);
  opacity: 0; visibility: hidden; transform: translateY(10px) scale(.98); transform-origin: bottom left;
  transition: opacity .3s var(--ease), transform .3s var(--ease), visibility 0s .3s;
}
.dd.is-open .dd-list { opacity: 1; visibility: visible; transform: none; transition: opacity .3s var(--ease), transform .3s var(--ease); }
.dd-list li {
  display: flex; align-items: center; justify-content: space-between; gap: 12px;
  padding: 10px 14px; border-radius: 12px; cursor: pointer; font-size: 14px; font-weight: 600;
}
.dd-list li small { color: var(--muted); font-weight: 500; }
.dd-list li:hover, .dd-list li.is-focus { background: var(--bg); }
.dd-list li[aria-selected="true"] { color: var(--orange); }
.dd-list li[aria-selected="true"]::after { content: '✓'; }
.search-go {
  flex: none; height: 56px; padding: 0 24px 0 20px; border-radius: 999px;
  display: inline-flex; align-items: center; gap: 10px;
  background: var(--orange); color: #fff; font-weight: 700;
  box-shadow: 0 10px 24px -8px rgba(226, 122, 29, .8);
  transition: background .3s;
}
.search-go:hover { background: var(--orange-2); }

.scroll-cue { display: none; }

/* ---------- stats ---------- */
.stats { padding: 40px 0 0; }
.stats-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.stat { padding: 34px 24px; display: grid; gap: 4px; position: relative; }
.stat + .stat::before { content: ''; position: absolute; left: 0; top: 28px; bottom: 28px; width: 1px; background: var(--line); }
.stat b { font-family: var(--f-display); font-size: clamp(34px, 4vw, 54px); font-weight: 500; letter-spacing: -.03em; line-height: 1; font-variant-numeric: tabular-nums; }
.stat span { color: var(--muted); font-size: 14px; font-weight: 600; }

/* ---------- locations ---------- */
.loc-grid { display: flex; flex-wrap: wrap; gap: 14px; }
.loc-chip {
  display: inline-flex; align-items: center; gap: 12px;
  padding: 7px 22px 7px 7px; border-radius: 999px;
  background: var(--paper); border: 1px solid var(--line);
  box-shadow: var(--sh-1);
  transition: transform .45s var(--ease), box-shadow .45s var(--ease), border-color .3s, background .3s;
  text-align: left;
}
.loc-chip img { width: 52px; height: 52px; border-radius: 50%; object-fit: cover; transition: transform .6s var(--ease); }
.loc-chip b { display: block; font-size: 15px; font-weight: 700; line-height: 1.2; }
.loc-chip small { color: var(--muted); font-size: 12.5px; font-weight: 600; }
.loc-chip:hover { transform: translateY(-4px); box-shadow: var(--sh-2); }
.loc-chip:hover img { transform: scale(1.1) rotate(-4deg); }
.loc-chip.is-active { border-color: var(--orange); background: var(--orange-soft); }
.loc-chip.is-active small { color: var(--orange-2); }
.loc-all { width: 52px; height: 52px; border-radius: 50%; display: grid; place-items: center; background: var(--ink); color: #fff; }

/* ---------- property cards ---------- */
.props-tools { display: flex; align-items: center; gap: 16px; flex-wrap: wrap; }
.filter-note {
  display: flex; align-items: center; gap: 12px; flex-wrap: wrap;
  margin: -28px 0 28px; font-size: 14px; color: var(--muted); font-weight: 600;
}
.filter-note b { color: var(--ink); }
.filter-note button { color: var(--orange); font-weight: 700; text-decoration: underline; text-underline-offset: 3px; }
.track-wrap { position: relative; }
.track {
  display: flex; gap: 24px;
  overflow-x: auto; overscroll-behavior-x: contain;
  scroll-snap-type: x mandatory;
  padding: 10px max(var(--gutter), calc((100vw - 1360px) / 2 + var(--gutter))) 40px;
  scroll-padding-left: max(var(--gutter), calc((100vw - 1360px) / 2 + var(--gutter)));
  scrollbar-width: none;
  cursor: grab;
}
.track::-webkit-scrollbar { display: none; }
.track.is-drag { cursor: grabbing; scroll-snap-type: none; }
.track.is-drag * { pointer-events: none; }

.card {
  flex: none; width: clamp(290px, 27vw, 380px);
  scroll-snap-align: start;
  border-radius: var(--r-lg);
  background: var(--paper);
  box-shadow: var(--sh-1);
  border: 1px solid var(--line);
  transform-style: preserve-3d;
  transition: box-shadow .5s var(--ease);
  will-change: transform;
}
.card:hover { box-shadow: var(--sh-2); }
.card-media { position: relative; margin: 8px; border-radius: 22px; overflow: hidden; aspect-ratio: 4/3.3; background: var(--bg-2); cursor: pointer; }
.card-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: 0; transition: opacity .6s var(--ease), transform 1.2s var(--ease); transform: scale(1.04); }
.card-media img.is-on { opacity: 1; }
.card:hover .card-media img.is-on { transform: scale(1.1); }
.card-status {
  position: absolute; top: 12px; left: 12px; z-index: 2;
  display: inline-flex; align-items: center; gap: 6px;
  padding: 6px 12px; border-radius: 999px;
  background: rgba(255, 255, 255, .92); backdrop-filter: blur(8px);
  font-size: 12px; font-weight: 700;
}
.card-status::before { content: ''; width: 7px; height: 7px; border-radius: 50%; background: var(--green); }
.card-status[data-s="Sold Out"]::before { background: #B33; }
.card-status[data-s="New Launch"]::before { background: var(--orange); }
.card-status[data-s="Under Construction"]::before { background: #C99A1A; }
.heart {
  position: absolute; top: 10px; right: 10px; z-index: 2;
  width: 40px; height: 40px; border-radius: 50%;
  display: grid; place-items: center;
  background: rgba(255, 255, 255, .92); backdrop-filter: blur(8px);
  transition: transform .4s var(--ease), color .3s;
}
.heart .ico { width: 18px; height: 18px; }
.heart:hover { transform: scale(1.1); }
.heart[aria-pressed="true"] { color: #E0453A; }
.heart[aria-pressed="true"] .ico { fill: currentColor; animation: pop .5s var(--ease); }
@keyframes pop { 30% { transform: scale(1.35); } }
.card-dots { position: absolute; left: 0; right: 0; bottom: 12px; z-index: 2; display: flex; justify-content: center; gap: 5px; }
.card-dots i { width: 6px; height: 6px; border-radius: 3px; background: rgba(255, 255, 255, .6); transition: width .4s var(--ease), background .3s; }
.card-dots i.is-on { width: 18px; background: #fff; }
.card-body { padding: 12px 20px 20px; }
.card-meta { display: flex; align-items: center; gap: 10px; font-size: 12.5px; font-weight: 700; color: var(--muted); }
.card-type { color: var(--green); background: rgba(46, 139, 87, .1); padding: 4px 10px; border-radius: 999px; }
.card-rating { margin-left: auto; display: inline-flex; align-items: center; gap: 4px; color: var(--ink); }
.card-rating .ico { width: 14px; height: 14px; fill: var(--orange); stroke: none; }
.card h3 { font-family: var(--f-display); font-weight: 500; font-size: 24px; letter-spacing: -.02em; margin: 12px 0 4px; line-height: 1.15; }
.card-loc { display: flex; align-items: center; gap: 6px; color: var(--muted); font-size: 13.5px; margin: 0; }
.card-loc .ico { width: 15px; height: 15px; }
.specs { list-style: none; padding: 14px 0; margin: 14px 0 0; display: flex; gap: 16px; border-top: 1px dashed var(--line-2); font-size: 13px; font-weight: 600; color: var(--ink-2); flex-wrap: wrap; }
.specs li { display: inline-flex; align-items: center; gap: 6px; }
.specs .ico { width: 16px; height: 16px; color: var(--orange); }
.card-foot { display: flex; align-items: center; justify-content: space-between; gap: 12px; }
.price { font-family: var(--f-display); font-size: 26px; font-weight: 500; letter-spacing: -.02em; line-height: 1; }
.price small { display: block; font-family: var(--f-body); font-size: 12px; color: var(--muted); font-weight: 600; letter-spacing: 0; margin-top: 4px; }
.card-cta { height: 44px; padding: 0 6px 0 18px !important; font-size: 14px; }
.card-cta .btn-dot { width: 32px; height: 32px; }
.empty {
  flex: none; width: min(560px, calc(100vw - 2 * var(--gutter)));
  padding: 48px; border-radius: var(--r-lg); border: 1.5px dashed var(--line-2); text-align: center; color: var(--muted);
}
.empty h3 { font-family: var(--f-display); font-weight: 500; color: var(--ink); font-size: 28px; margin: 0 0 8px; }

/* ---------- collectives (horizontal accordion) ---------- */
.accordion-x { display: flex; gap: 12px; height: clamp(380px, 46vw, 560px); }
.ax {
  position: relative; flex: 1; min-width: 0;
  border-radius: var(--r-lg); overflow: hidden;
  transition: flex .9s var(--ease);
  text-align: left;
  color: #fff;
}
.ax.is-open { flex: 4.2; }
.ax img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.ax:hover img { transform: scale(1.06); }
.ax::after { content: ''; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0, 0, 0, .05) 30%, rgba(15, 10, 6, .72)); }
.ax-label {
  position: absolute; z-index: 2; left: 22px; bottom: 22px; right: 22px;
  font-family: var(--f-body); font-weight: 700; line-height: 1.05;
  font-size: clamp(18px, 1.9vw, 30px); letter-spacing: -.02em;
}
.ax-label span { display: block; }
.ax-label .accent { color: #FFAD5C; }
.ax-desc {
  margin: 12px 0 0; max-width: 360px; font-family: var(--f-body); font-size: 14.5px; font-weight: 500; letter-spacing: 0; line-height: 1.5;
  color: rgba(255, 255, 255, .85);
  opacity: 0; transform: translateY(12px);
  transition: opacity .5s var(--ease), transform .6s var(--ease);
}
.ax.is-open .ax-desc { opacity: 1; transform: none; transition-delay: .25s; }
.ax-open {
  position: absolute; z-index: 2; top: 18px; right: 18px;
  width: 44px; height: 44px; border-radius: 50%; display: grid; place-items: center;
  background: rgba(255, 255, 255, .2); backdrop-filter: blur(10px); border: 1px solid rgba(255, 255, 255, .35);
  opacity: 0; transform: scale(.7); transition: all .5s var(--ease);
}
.ax.is-open .ax-open { opacity: 1; transform: none; }
.ax-num { position: absolute; z-index: 2; top: 20px; left: 22px; font-size: 12px; font-weight: 700; letter-spacing: .15em; opacity: .8; }

/* ---------- features ---------- */
.features { background: linear-gradient(180deg, var(--bg) 0%, #F3E7D3 30%, #F3E7D3 70%, var(--bg) 100%); }
.feat-grid { display: grid; grid-template-columns: 1fr 1fr; column-gap: clamp(30px, 6vw, 100px); }
.feat {
  display: grid; grid-template-columns: 1fr auto; gap: 24px; align-items: center;
  padding: 34px 0; border-bottom: 1px solid var(--line-2);
}
.feat h3 { font-family: var(--f-body); font-weight: 700; font-size: clamp(22px, 2.2vw, 30px); letter-spacing: -.02em; margin: 0 0 8px; line-height: 1.1; color: var(--ink-2); }
.feat p { margin: 0; color: var(--muted); font-size: 14.5px; max-width: 420px; }
.feat-img { width: clamp(90px, 9vw, 130px); aspect-ratio: 1; border-radius: 22px; overflow: hidden; transform: rotate(-6deg); box-shadow: var(--sh-2); transition: transform .7s var(--ease); }
.feat:nth-child(even) .feat-img { transform: rotate(6deg); }
.feat:hover .feat-img { transform: rotate(0) scale(1.08); }
.feat-img img { width: 100%; height: 100%; object-fit: cover; }

/* ---------- tour (pinned) ---------- */
.tour { position: relative; height: 100vh; height: 100svh; background: #0f0c0a; color: #fff; overflow: hidden; }
.tour-stage { position: absolute; inset: 0; }
.tour-layers { position: absolute; inset: 0; z-index: 0; }
.tour-layer { position: absolute; inset: 0; overflow: hidden; will-change: transform, opacity; }
.tour-layer img { width: 100%; height: 100%; object-fit: cover; will-change: transform; }
.tour-shade { position: absolute; inset: 0; z-index: 1; background: linear-gradient(90deg, rgba(10, 7, 4, .55) 0%, rgba(10, 7, 4, .1) 50%, rgba(10, 7, 4, .2) 100%), linear-gradient(0deg, rgba(10, 7, 4, .5), transparent 35%); pointer-events: none; }
.tour-copy { position: absolute; left: var(--gutter); top: 50%; transform: translateY(-50%); z-index: 3; max-width: 520px; }
.tour-title { font-family: var(--f-display); font-weight: 500; font-size: clamp(44px, 6.4vw, 96px); line-height: .98; letter-spacing: -.03em; margin: 0 0 30px; }
.tour-title > span { display: inline-block; margin-right: .2em; }
.tour-title .accent { color: #FFAD5C; }
.tour-title .tour-name { display: block; }
.tour-card {
  position: absolute; z-index: 3; right: var(--gutter); top: 50%; transform: translateY(-50%);
  width: clamp(200px, 22vw, 300px);
  padding: 10px; border-radius: 30px;
  background: rgba(255, 255, 255, .14);
  border: 1px solid rgba(255, 255, 255, .35);
  backdrop-filter: blur(16px) saturate(1.4);
  -webkit-backdrop-filter: blur(16px) saturate(1.4);
  box-shadow: 0 30px 60px -20px rgba(0, 0, 0, .5), inset 0 1px 0 rgba(255, 255, 255, .4);
}
.tour-card-media { position: relative; aspect-ratio: 3/3.6; border-radius: 22px; overflow: hidden; background: #222; }
.tour-card-media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; clip-path: inset(100% 0 0 0); }
.tour-card-media img.is-on { clip-path: inset(0 0 0 0); }
.tour-card-foot { display: flex; justify-content: space-between; align-items: center; padding: 12px 8px 4px; font-size: 13px; font-weight: 700; }
.tour-count { font-variant-numeric: tabular-nums; opacity: .8; }
.tour-room { color: #FFAD5C; }
.tour-rooms { position: absolute; z-index: 3; left: var(--gutter); bottom: 46px; display: flex; gap: 8px; flex-wrap: wrap; }
.tour-rooms button {
  height: 36px; padding: 0 14px; border-radius: 999px;
  font-size: 12.5px; font-weight: 700;
  background: rgba(255, 255, 255, .1); border: 1px solid rgba(255, 255, 255, .25);
  backdrop-filter: blur(8px); transition: background .3s, color .3s;
}
.tour-rooms button:hover { background: rgba(255, 255, 255, .25); }
.tour-rooms button.is-on { background: #fff; color: var(--ink); }
.tour-progress { position: absolute; z-index: 3; left: var(--gutter); right: var(--gutter); bottom: 24px; height: 2px; background: rgba(255, 255, 255, .2); border-radius: 2px; overflow: hidden; }
.tour-progress span { display: block; height: 100%; background: #FFAD5C; transform-origin: left; transform: scaleX(0); }

/* ---------- open house ---------- */
.oh-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
.oh {
  border-radius: var(--r-lg); background: var(--paper); border: 1px solid var(--line); box-shadow: var(--sh-1);
  overflow: hidden; display: flex; flex-direction: column;
  transition: transform .5s var(--ease), box-shadow .5s var(--ease);
}
.oh:hover { transform: translateY(-6px); box-shadow: var(--sh-2); }
.oh-media { position: relative; aspect-ratio: 16/10; overflow: hidden; margin: 8px; border-radius: 22px; cursor: pointer; }
.oh-media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.oh:hover .oh-media img { transform: scale(1.07); }
.oh-date {
  position: absolute; top: 12px; left: 12px;
  display: grid; justify-items: center; line-height: 1;
  padding: 10px 14px; border-radius: 16px;
  background: rgba(255, 255, 255, .94); backdrop-filter: blur(8px);
}
.oh-date small { font-size: 11px; font-weight: 800; letter-spacing: .12em; color: var(--orange); text-transform: uppercase; }
.oh-date b { font-family: var(--f-display); font-size: 28px; font-weight: 500; margin-top: 4px; }
.oh-body { padding: 10px 22px 22px; display: grid; gap: 14px; flex: 1; }
.oh-body h3 { font-family: var(--f-display); font-weight: 500; font-size: 24px; margin: 0; letter-spacing: -.02em; }
.oh-body .card-loc { margin-top: -8px; }
.slots { display: flex; gap: 8px; flex-wrap: wrap; }
.slot {
  height: 38px; padding: 0 14px; border-radius: 999px;
  display: inline-flex; align-items: center; gap: 6px;
  border: 1px solid var(--line-2); font-size: 13px; font-weight: 700;
  transition: all .3s var(--ease);
}
.slot .ico { width: 14px; height: 14px; }
.slot:hover { border-color: var(--orange); }
.slot[aria-pressed="true"] { background: var(--ink); color: #fff; border-color: var(--ink); }
.oh-foot { display: flex; align-items: center; justify-content: space-between; gap: 12px; margin-top: auto; padding-top: 6px; }
.oh-foot small { color: var(--muted); font-weight: 600; font-size: 12.5px; }

/* ---------- invest ---------- */
.invest-grid { display: grid; grid-template-columns: 1.25fr 1fr; gap: 24px; }
.invest-grid > *, .about-grid > *, .faq-grid > *, .feat-grid > * { min-width: 0; }
.chart-card, .emi-card {
  border-radius: var(--r-xl); background: var(--paper); border: 1px solid var(--line); box-shadow: var(--sh-1);
  padding: clamp(24px, 3vw, 40px);
  overflow: clip;
}
.chart-head { display: flex; justify-content: space-between; align-items: flex-start; gap: 16px; flex-wrap: wrap; }
.chart-kpis { display: grid; grid-template-columns: repeat(3, 1fr); gap: 12px; margin: 28px 0 16px; }
.chart-kpis div { padding: 14px 16px; border-radius: 18px; background: var(--bg); }
.chart-kpis b { display: block; font-family: var(--f-display); font-size: clamp(22px, 2.2vw, 30px); font-weight: 500; letter-spacing: -.02em; font-variant-numeric: tabular-nums; }
.chart-kpis b.up { color: var(--green); }
.chart-kpis small { color: var(--muted); font-size: 12px; font-weight: 600; }
.chart { position: relative; }
.chart { min-width: 0; }
.chart svg { width: 100%; max-width: 100%; height: auto; display: block; overflow: visible; }
#chart-grid line { stroke: var(--line); stroke-dasharray: 3 5; }
#chart-grid text { fill: var(--muted); font-size: 11px; font-family: var(--f-body); }
.chart-dot { fill: var(--paper); stroke: var(--orange); stroke-width: 2.5; cursor: pointer; transition: r .3s; }
.chart-dot:hover { r: 7; }
.chart-x { display: flex; justify-content: space-between; margin-top: 10px; font-size: 11.5px; color: var(--muted); font-weight: 600; }
.chart-tip {
  position: absolute; pointer-events: none; transform: translate(-50%, calc(-100% - 14px));
  padding: 8px 12px; border-radius: 12px; background: var(--ink); color: #fff; font-size: 12.5px; font-weight: 700; white-space: nowrap;
}
.chart-tip small { display: block; color: rgba(255, 255, 255, .6); font-weight: 600; }

.emi-card { display: flex; flex-direction: column; gap: 6px; }
.emi-body { display: grid; gap: 26px; margin: 24px 0; }
.emi-controls { display: grid; gap: 18px; }
.range { display: grid; gap: 8px; }
.range-top { display: flex; justify-content: space-between; font-size: 13.5px; font-weight: 600; color: var(--muted); }
.range-top b { color: var(--ink); font-variant-numeric: tabular-nums; }
input[type="range"] {
  -webkit-appearance: none; appearance: none; width: 100%; height: 6px; border-radius: 6px;
  background: linear-gradient(90deg, var(--orange) var(--p, 50%), var(--bg-2) var(--p, 50%));
  outline-offset: 6px;
}
input[type="range"]::-webkit-slider-thumb { -webkit-appearance: none; width: 22px; height: 22px; border-radius: 50%; background: #fff; border: 2px solid var(--orange); box-shadow: 0 4px 12px rgba(226, 122, 29, .35); cursor: grab; transition: transform .2s; }
input[type="range"]::-webkit-slider-thumb:active { transform: scale(1.2); }
input[type="range"]::-moz-range-thumb { width: 20px; height: 20px; border-radius: 50%; background: #fff; border: 2px solid var(--orange); cursor: grab; }
.emi-out { display: flex; align-items: center; gap: 24px; flex-wrap: wrap; }
.donut { position: relative; width: 170px; height: 170px; flex: none; }
.donut svg { width: 100%; height: 100%; transform: rotate(-90deg); }
.donut circle { fill: none; stroke-width: 14; }
.donut-bg { stroke: var(--bg-2); }
.donut-pri { stroke: var(--orange); stroke-linecap: round; }
.donut-int { stroke: #F4C28C; stroke-linecap: round; }
.donut-center { position: absolute; inset: 0; display: grid; place-content: center; text-align: center; line-height: 1.15; }
.donut-center small { font-size: 11.5px; color: var(--muted); font-weight: 700; }
.donut-center b { font-family: var(--f-display); font-size: 22px; font-weight: 500; font-variant-numeric: tabular-nums; }
.emi-legend { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; font-size: 13.5px; color: var(--muted); font-weight: 600; flex: 1; min-width: 180px; }
.emi-legend li { display: flex; align-items: center; gap: 10px; }
.emi-legend b { margin-left: auto; color: var(--ink); font-variant-numeric: tabular-nums; }
.emi-legend i { width: 10px; height: 10px; border-radius: 3px; }
.lg-pri { background: var(--orange); } .lg-int { background: #F4C28C; } .lg-tot { background: var(--ink); }
.emi-card .btn { align-self: flex-start; margin-top: auto; }

/* ---------- about ---------- */
.about-grid { display: grid; grid-template-columns: 1fr 1.05fr; gap: clamp(40px, 6vw, 100px); align-items: center; }
.about-copy { position: relative; }
.about-copy > p { color: var(--muted); margin: 26px 0 30px; max-width: 520px; position: relative; z-index: 1; }
.about-mark { position: absolute; left: 30%; top: 10%; width: 380px; height: 380px; fill: none; stroke: rgba(226, 122, 29, .1); stroke-width: 1.4; z-index: 0; pointer-events: none; }
.about-copy .h2 { position: relative; z-index: 1; }
.about-more { height: 0; overflow: hidden; }
.about-more-inner { padding-bottom: 30px; display: grid; gap: 22px; }
.founder { display: flex; gap: 18px; align-items: center; padding: 18px; border-radius: 22px; background: var(--paper); border: 1px solid var(--line); }
.founder img { width: 72px; height: 72px; border-radius: 50%; object-fit: cover; flex: none; }
.founder blockquote { margin: 0; font-family: var(--f-display); font-size: 19px; line-height: 1.35; }
.founder cite { display: block; margin-top: 8px; font-family: var(--f-body); font-style: normal; font-size: 13px; color: var(--muted); font-weight: 600; }
.values { list-style: none; margin: 0; padding: 0; display: grid; gap: 14px; }
.values li { display: flex; gap: 14px; align-items: flex-start; }
.values .ico { width: 40px; height: 40px; padding: 10px; border-radius: 12px; background: var(--orange-soft); color: var(--orange); }
.values b { display: block; font-size: 15px; }
.values span { color: var(--muted); font-size: 14px; }
.about-media { position: relative; display: grid; grid-template-columns: .8fr 1fr; gap: 18px; align-items: end; }
.am { margin: 0; border-radius: var(--r-xl); overflow: hidden; box-shadow: var(--sh-2); }
.am img { width: 100%; height: 115%; object-fit: cover; }
.am-1 { aspect-ratio: 3/4.6; }
.am-2 { aspect-ratio: 4/4.4; margin-bottom: 40px; }
.am-badge {
  position: absolute; left: 0; right: 0; bottom: -10px; margin: 0 auto; width: fit-content;
  display: flex; align-items: center; gap: 12px;
  padding: 14px 22px 14px 18px; border-radius: 22px;
  background: rgba(255, 253, 250, .9); backdrop-filter: blur(14px); box-shadow: var(--sh-2);
}
.am-badge b { font-family: var(--f-display); font-size: 40px; font-weight: 500; color: var(--orange); line-height: 1; }
.am-badge span { font-size: 13px; font-weight: 700; line-height: 1.25; }

/* ---------- faq ---------- */
.faq-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(40px, 6vw, 100px); align-items: start; }
.faq-side { position: sticky; top: 110px; }
.faq-mark { width: 44px; height: 44px; fill: none; stroke: var(--orange); stroke-width: 1.6; stroke-linecap: round; stroke-linejoin: round; margin-bottom: 18px; }
.faq-imgs { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; margin-top: 34px; max-width: 460px; }
.faq-imgs figure { margin: 0; border-radius: 26px; overflow: hidden; aspect-ratio: 4/4.4; }
.faq-imgs figure:nth-child(2) { margin-top: 40px; }
.faq-imgs img { width: 100%; height: 100%; object-fit: cover; }
.faq-list { display: grid; gap: 12px; }
.qa { border-radius: 22px; background: var(--paper); border: 1px solid var(--line); transition: box-shadow .4s, border-color .4s; }
.qa.is-open { box-shadow: var(--sh-2); border-color: transparent; }
.qa-q {
  width: 100%; display: flex; align-items: center; justify-content: space-between; gap: 20px;
  padding: 22px 24px; text-align: left; font-weight: 700; font-size: 16.5px;
}
.qa-icon { width: 36px; height: 36px; border-radius: 50%; flex: none; display: grid; place-items: center; background: var(--bg); transition: transform .5s var(--ease), background .3s, color .3s; }
.qa.is-open .qa-icon { transform: rotate(45deg); background: var(--orange); color: #fff; }
.qa-a { height: 0; overflow: hidden; }
.qa-a p { margin: 0; padding: 0 24px 24px; color: var(--muted); max-width: 620px; }

/* ---------- stories ---------- */
.story {
  flex: none; width: clamp(300px, 34vw, 460px);
  scroll-snap-align: start;
  display: grid; grid-template-columns: auto 1fr; gap: 20px;
  padding: 14px; border-radius: var(--r-lg);
  background: var(--paper); border: 1px solid var(--line); box-shadow: var(--sh-1);
}
.story img { width: 120px; height: 100%; min-height: 170px; object-fit: cover; border-radius: 20px; }
.story-body { padding: 8px 8px 8px 0; display: flex; flex-direction: column; gap: 10px; }
.story-quote { margin: 0; font-size: 14.5px; line-height: 1.55; color: var(--ink-2); }
.story-stars { display: flex; gap: 2px; }
.story-stars .ico { width: 15px; height: 15px; fill: var(--orange); stroke: none; }
.story-stars .ico.off { fill: var(--bg-2); }
.story-name { margin-top: auto; }
.story-name b { display: block; font-size: 15px; }
.story-name small { color: var(--orange); font-weight: 700; font-size: 12.5px; }

/* ---------- CTA ---------- */
.cta { position: relative; padding: clamp(100px, 12vw, 170px) 0; overflow: hidden; text-align: center; }
.marquee { position: absolute; top: 50%; left: 0; right: 0; transform: translateY(-50%); pointer-events: none; opacity: .06; }
.marquee-inner { display: flex; gap: 60px; width: max-content; font-family: var(--f-display); font-size: clamp(120px, 18vw, 280px); font-weight: 700; letter-spacing: -.04em; white-space: nowrap; animation: marquee 40s linear infinite; }
@keyframes marquee { to { transform: translateX(-50%); } }
.cta-inner { position: relative; display: grid; justify-items: center; gap: 36px; }
.cta-title { font-family: var(--f-display); font-weight: 500; font-size: clamp(42px, 6.4vw, 100px); line-height: 1; letter-spacing: -.035em; margin: 0; max-width: 1000px; }
.cta-actions { display: flex; gap: 14px; flex-wrap: wrap; justify-content: center; }

/* ---------- footer ---------- */
.footer { background: var(--orange); color: #fff; padding: clamp(60px, 8vw, 100px) 0 28px; border-radius: var(--r-xl) var(--r-xl) 0 0; position: relative; overflow: hidden; }
.foot-top { display: grid; grid-template-columns: 1.4fr repeat(3, .8fr) 1.4fr; gap: 36px; }
.brand-light .brand-mark { background: rgba(255, 255, 255, .18); color: #fff; }
.foot-brand { display: grid; gap: 12px; align-content: start; }
.foot-brand address { font-style: normal; opacity: .85; font-size: 14px; margin: 8px 0 4px; line-height: 1.7; }
.foot-line { display: inline-flex; align-items: center; gap: 10px; font-weight: 700; font-size: 14.5px; width: fit-content; }
.foot-line:hover { text-decoration: underline; text-underline-offset: 4px; }
.foot-col { display: grid; gap: 10px; align-content: start; }
.foot-col h4, .foot-news h4 { margin: 0 0 6px; font-size: 13px; letter-spacing: .14em; text-transform: uppercase; opacity: .75; }
.foot-col a, .foot-col button { font-size: 15px; font-weight: 600; text-align: left; width: fit-content; position: relative; }
.foot-col a::after, .foot-col button::after { content: ''; position: absolute; left: 0; right: 0; bottom: -2px; height: 1.5px; background: #fff; transform: scaleX(0); transform-origin: right; transition: transform .45s var(--ease); }
.foot-col a:hover::after, .foot-col button:hover::after { transform: scaleX(1); transform-origin: left; }
.foot-news p { margin: 0 0 16px; opacity: .85; font-size: 14px; }
.news-form { display: flex; padding: 6px; border-radius: 999px; background: rgba(255, 255, 255, .16); border: 1px solid rgba(255, 255, 255, .3); }
.news-form input { flex: 1; min-width: 0; background: none; border: 0; padding: 0 16px; color: #fff; outline: none; }
.news-form input::placeholder { color: rgba(255, 255, 255, .7); }
.news-form button { width: 46px; height: 46px; border-radius: 50%; background: #fff; color: var(--orange); display: grid; place-items: center; transition: transform .4s var(--ease); }
.news-form button:hover { transform: rotate(-45deg); }
.news-form.is-error { border-color: #fff; animation: shake .4s; }
@keyframes shake { 25% { transform: translateX(-6px); } 75% { transform: translateX(6px); } }
.socials { display: flex; gap: 10px; margin-top: 20px; }
.socials a { width: 42px; height: 42px; border-radius: 50%; display: grid; place-items: center; border: 1px solid rgba(255, 255, 255, .4); transition: background .3s, color .3s; }
.socials a:hover { background: #fff; color: var(--orange); }
.foot-big { font-family: var(--f-display); font-weight: 700; font-size: clamp(90px, 22vw, 340px); letter-spacing: -.06em; line-height: .8; text-align: center; margin: 60px 0 10px; color: rgba(255, 255, 255, .14); user-select: none; }
.foot-bottom { display: flex; align-items: center; justify-content: space-between; gap: 18px; flex-wrap: wrap; padding-top: 22px; border-top: 1px solid rgba(255, 255, 255, .25); font-size: 13.5px; }
.foot-legal { display: flex; gap: 18px; }
.foot-legal button { opacity: .85; font-weight: 600; }
.foot-legal button:hover { opacity: 1; text-decoration: underline; }
.to-top { width: 48px; height: 48px; border-radius: 50%; background: #fff; color: var(--orange); display: grid; place-items: center; }

/* ---------- modals ---------- */
.modal { position: fixed; inset: 0; z-index: 500; display: grid; place-items: center; padding: 20px; }
.modal[hidden] { display: none; }
.modal-backdrop { position: absolute; inset: 0; background: rgba(20, 14, 9, .55); backdrop-filter: blur(6px); }
.modal-panel {
  position: relative; width: 100%; max-height: calc(100vh - 40px); max-height: calc(100dvh - 40px);
  overflow: auto; overscroll-behavior: contain;
  background: var(--bg); border-radius: var(--r-xl); box-shadow: var(--sh-3);
}
.modal-xl { max-width: 1180px; }
.modal-md { max-width: 640px; }
.modal-close {
  position: absolute; z-index: 5; top: 16px; right: 16px;
  width: 44px; height: 44px; border-radius: 50%; display: grid; place-items: center;
  background: var(--paper); box-shadow: var(--sh-1); transition: transform .4s var(--ease);
}
.modal-close:hover { transform: rotate(90deg); }

/* property modal */
.pm { display: grid; grid-template-columns: 1.25fr 1fr; }
.pm-gallery { padding: 14px; display: grid; gap: 10px; align-content: start; }
.pm-main { position: relative; aspect-ratio: 4/3.2; border-radius: 24px; overflow: hidden; background: var(--bg-2); }
.pm-main img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.pm-nav { position: absolute; inset: auto 14px 14px auto; display: flex; gap: 8px; }
.pm-nav button { width: 42px; height: 42px; border-radius: 50%; display: grid; place-items: center; background: rgba(255, 255, 255, .92); }
.pm-nav button:hover { background: #fff; color: var(--orange); }
.pm-expand { position: absolute; top: 14px; left: 14px; width: 42px; height: 42px; border-radius: 50%; display: grid; place-items: center; background: rgba(255, 255, 255, .92); }
.pm-counter { position: absolute; left: 14px; bottom: 14px; padding: 6px 12px; border-radius: 999px; background: rgba(0, 0, 0, .5); color: #fff; font-size: 12px; font-weight: 700; }
.pm-thumbs { display: grid; grid-template-columns: repeat(5, 1fr); gap: 8px; }
.pm-thumbs button { aspect-ratio: 1.3; border-radius: 14px; overflow: hidden; opacity: .55; transition: opacity .3s, outline-color .3s; outline: 2px solid transparent; outline-offset: 2px; }
.pm-thumbs button.is-on { opacity: 1; outline-color: var(--orange); }
.pm-thumbs img { width: 100%; height: 100%; object-fit: cover; }
.pm-info { padding: 34px 34px 30px 20px; display: flex; flex-direction: column; gap: 18px; }
.pm-info h2 { font-family: var(--f-display); font-weight: 500; font-size: clamp(30px, 3.2vw, 44px); letter-spacing: -.025em; line-height: 1.02; margin: 0; padding-right: 50px; }
.pm-price { display: flex; align-items: baseline; gap: 10px; }
.pm-price b { font-family: var(--f-display); font-size: 36px; font-weight: 500; color: var(--orange); letter-spacing: -.02em; }
.pm-price small { color: var(--muted); font-weight: 600; }
.pm-specs { display: grid; grid-template-columns: repeat(4, 1fr); gap: 8px; }
.pm-specs div { padding: 12px; border-radius: 16px; background: var(--paper); border: 1px solid var(--line); display: grid; gap: 2px; }
.pm-specs .ico { color: var(--orange); }
.pm-specs b { font-size: 16px; }
.pm-specs small { color: var(--muted); font-size: 11.5px; font-weight: 600; }
.pm-desc { color: var(--ink-2); margin: 0; font-size: 15px; }
.pm-amen { display: flex; flex-wrap: wrap; gap: 8px; }
.pm-amen span { display: inline-flex; align-items: center; gap: 6px; padding: 7px 12px; border-radius: 999px; background: var(--orange-soft); color: var(--orange-2); font-size: 12.5px; font-weight: 700; }
.pm-amen .ico { width: 14px; height: 14px; }
.pm-actions { display: flex; flex-wrap: wrap; gap: 10px; margin-top: auto; padding-top: 6px; }
.pm-actions .icon-btn { width: 50px; height: 50px; }
.pm-actions .icon-btn[aria-pressed="true"] { color: #E0453A; border-color: #E0453A; }
.pm-actions .icon-btn[aria-pressed="true"] .ico { fill: currentColor; }

/* enquiry */
.enq { padding: clamp(28px, 4vw, 44px); }
.enq .h3 { margin-bottom: 24px; padding-right: 40px; }
.form { display: grid; gap: 14px; }
.field { display: grid; gap: 6px; min-width: 0; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 14px; }
.field label { font-size: 13px; font-weight: 700; color: var(--ink-2); }
.field .opt { color: var(--muted); font-weight: 500; }
.field input, .field select, .field textarea {
  width: 100%; min-width: 0; padding: 13px 16px; border-radius: 14px;
  background: var(--paper); border: 1.5px solid var(--line-2);
  outline: none; transition: border-color .3s, box-shadow .3s;
  font-size: 15px;
}
.field textarea { resize: vertical; min-height: 90px; }
.field input:focus, .field select:focus, .field textarea:focus { border-color: var(--orange); box-shadow: 0 0 0 4px rgba(226, 122, 29, .14); }
.field.is-invalid input { border-color: #C0392B; }
.err { color: #C0392B; font-size: 12px; font-weight: 600; min-height: 0; }
.spinner { display: none; width: 18px; height: 18px; border-radius: 50%; border: 2px solid rgba(255, 255, 255, .4); border-top-color: #fff; animation: spin .8s linear infinite; }
.is-busy .spinner { display: inline-block; }
.is-busy .lbl { opacity: .7; }
@keyframes spin { to { transform: rotate(360deg); } }
.enq-success { text-align: center; display: grid; justify-items: center; gap: 12px; padding: 20px 0; }
.enq-success p { color: var(--muted); margin: 0; max-width: 420px; }
.success-tick svg { width: 84px; height: 84px; fill: none; stroke: var(--orange); stroke-width: 2.5; stroke-linecap: round; stroke-linejoin: round; }
.success-tick circle { stroke-dasharray: 160; stroke-dashoffset: 160; animation: draw .9s var(--ease) forwards; }
.success-tick path { stroke-dasharray: 40; stroke-dashoffset: 40; animation: draw .5s var(--ease) .6s forwards; }
.succ-actions { display: flex; gap: 10px; flex-wrap: wrap; justify-content: center; margin-top: 8px; }

/* lightbox */
.lightbox { position: relative; width: min(1200px, 100%); }
.lightbox figure { margin: 0; }
.lightbox img { width: 100%; max-height: 82vh; object-fit: contain; border-radius: 22px; }
.lightbox figcaption { color: #fff; text-align: center; margin-top: 14px; font-weight: 600; }

/* doc */
.doc { padding: clamp(28px, 4vw, 44px); }
.doc h3 { padding-right: 50px; }
.doc p, .doc li { color: var(--ink-2); font-size: 15px; }

/* drawer */
.drawer { position: fixed; inset: 0; z-index: 400; visibility: hidden; }
.drawer.is-open { visibility: visible; }
.drawer-backdrop { position: absolute; inset: 0; background: rgba(20, 14, 9, .45); opacity: 0; transition: opacity .5s var(--ease); }
.drawer.is-open .drawer-backdrop { opacity: 1; }
.drawer-panel {
  position: absolute; top: 0; right: 0; bottom: 0; width: min(440px, 100%);
  background: var(--bg); padding: 26px; overflow: auto;
  transform: translateX(100%); transition: transform .6s var(--ease);
  display: flex; flex-direction: column; gap: 20px;
}
.drawer.is-open .drawer-panel { transform: none; }
.drawer-head { display: flex; justify-content: space-between; align-items: center; }
.drawer-list { display: grid; gap: 12px; }
.wish-item { display: grid; grid-template-columns: 90px 1fr auto; gap: 14px; align-items: center; padding: 8px; border-radius: 20px; background: var(--paper); border: 1px solid var(--line); }
.wish-item img { width: 90px; height: 76px; object-fit: cover; border-radius: 14px; }
.wish-item b { display: block; font-size: 15px; }
.wish-item small { color: var(--muted); font-size: 12.5px; }
.wish-item .wi-price { color: var(--orange); font-weight: 700; font-size: 13.5px; }
.wish-item .wi-open { text-align: left; }
.wish-empty { text-align: center; padding: 40px 10px; color: var(--muted); display: grid; gap: 14px; justify-items: center; }
.wish-empty .ico { width: 44px; height: 44px; color: var(--orange); }

/* toast */
.toast {
  position: fixed; left: 50%; bottom: 28px; z-index: 900;
  transform: translate(-50%, calc(100% + 60px));
  visibility: hidden;
  padding: 14px 22px; border-radius: 999px;
  background: var(--ink); color: #fff; font-weight: 600; font-size: 14px;
  box-shadow: var(--sh-3);
  display: inline-flex; align-items: center; gap: 10px;
  transition: transform .6s var(--ease), visibility 0s .6s;
  max-width: calc(100vw - 32px);
}
.toast.is-on { transform: translate(-50%, 0); visibility: visible; transition: transform .6s var(--ease); }
.toast .ico { color: var(--orange); }

/* concept badge */
.concept-pill {
  position: fixed; z-index: 120; left: 16px; bottom: calc(16px + env(safe-area-inset-bottom, 0px));
  display: inline-flex; align-items: center; gap: 8px;
  padding: 9px 14px; border-radius: 999px;
  background: rgba(29, 25, 21, .82); color: #FFF4E8; backdrop-filter: blur(10px);
  font-size: 12px; font-weight: 700; letter-spacing: .02em;
  box-shadow: var(--sh-2);
}
.concept-pill .ico { width: 14px; height: 14px; color: #FFAD5C; }
.concept-pill:hover { background: var(--ink); }
@media (max-width: 760px) {
  .concept-pill { opacity: 0; pointer-events: none; transition: opacity .4s; }
  .past-hero .concept-pill { opacity: 1; pointer-events: auto; }
}

/* reveal defaults (JS animates) */
[data-reveal], [data-hero-fade] { opacity: 0; }
.no-js [data-reveal], .no-js [data-hero-fade], .reduced [data-reveal], .reduced [data-hero-fade] { opacity: 1; }
[data-reveal-img] { clip-path: inset(100% 0 0 0); }
.reduced [data-reveal-img] { clip-path: none; }

/* =========================================================================
   RESPONSIVE
   ========================================================================= */
@media (max-width: 1180px) {
  .foot-top { grid-template-columns: 1fr 1fr 1fr; }
  .foot-brand, .foot-news { grid-column: span 3; }
  .invest-grid { grid-template-columns: 1fr; }
}

@media (max-width: 980px) {
  :root { --header-h: 68px; }
  .nav { display: none; }
  .menu-btn { display: grid; }
  .header-actions .btn span { display: none; }
  .header-actions .btn { width: 44px; padding: 0 !important; }
  .hero-side { top: auto; bottom: 150px; }
  .hero-meta { display: none; }
  .search { flex-wrap: wrap; border-radius: 28px; padding: 8px; gap: 4px; }
  .search .dd { flex: 1 1 30%; }
  .search-sep { display: none; }
  .search-go { flex: 1 1 100%; justify-content: center; height: 50px; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .stat:nth-child(3)::before { display: none; }
  .stat:nth-child(n+3) { border-top: 1px solid var(--line); }
  .feat-grid { grid-template-columns: 1fr; }
  .oh-grid { grid-template-columns: 1fr; max-width: 560px; }
  .about-grid, .faq-grid { grid-template-columns: 1fr; }
  .faq-side { position: static; }
  .pm { grid-template-columns: 1fr; }
  .pm-info { padding: 10px 24px 28px; }
  .accordion-x { flex-direction: column; height: auto; }
  .ax { flex: none; height: 92px; transition: height .8s var(--ease); }
  .ax.is-open { flex: none; height: 360px; }
  .tour-card { top: auto; bottom: 100px; transform: none; width: 160px; padding: 6px; border-radius: 22px; }
  .tour-card-media { border-radius: 16px; }
  .tour-copy { top: 22%; transform: none; }
}

@media (max-width: 760px) {
  body { font-size: 15px; }
  .hero { min-height: 640px; }
  .hero-title { top: calc(var(--header-h) + 18px); font-size: clamp(54px, 17vw, 110px); white-space: normal; line-height: .92; }
  .hero-side { left: var(--gutter); right: var(--gutter); max-width: none; bottom: 214px; gap: 14px; }
  .hero-sub { display: none; }
  .search .dd { flex: 1 1 100%; }
  .search .dd:not(:first-child) { flex: 1 1 calc(50% - 4px); }
  .dd-list { min-width: 100%; }
  .search .dd-text b { font-size: 13px; }
  .stat { padding: 24px 16px; }
  .sec-head-row { align-items: flex-start; }
  .props-tools { width: 100%; justify-content: space-between; }
  .tabs { max-width: 100%; overflow-x: auto; scrollbar-width: none; }
  .filter-note { margin-top: -16px; }
  .chart-kpis { grid-template-columns: 1fr 1fr; }
  .chart-kpis div:last-child { grid-column: span 2; }
  .emi-out { justify-content: center; }
  .story { grid-template-columns: 1fr; width: 82vw; }
  .story img { width: 100%; height: 200px; min-height: 0; }
  .story-body { padding: 0 6px 6px; }
  .field-row { grid-template-columns: 1fr; }
  .pm-specs { grid-template-columns: 1fr 1fr; }
  .foot-top { grid-template-columns: 1fr 1fr; }
  .foot-brand, .foot-news { grid-column: span 2; }
  .tour-title { font-size: clamp(36px, 10.5vw, 60px); }
  .tour-copy { right: var(--gutter); }
  .tour-rooms { display: none; }
  .tour-card { width: 130px; right: 16px; bottom: 60px; }
  .tour-card-foot { flex-direction: column; align-items: flex-start; gap: 2px; font-size: 11.5px; padding: 8px 6px 2px; }
  .modal { padding: 10px; }
  .about-media { grid-template-columns: 1fr 1fr; }
  .about-mark { width: 240px; height: 240px; left: auto; right: -20px; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { animation-duration: .001ms !important; animation-iteration-count: 1 !important; transition-duration: .001ms !important; }
}