:root{
  --bg:#FAFBFD; --stone:#EDF3FA; --ink:#0B1B2E; --ink2:#43546A;
  --navy:#06284F; --navy2:#0A3C77; --blue:#0058A8; --blue-d:#00478A; --accent:#E00810; --star:#F5A100; --lit:#F3C98B;
  --hair:rgba(14,27,44,.10); --hair-l:rgba(255,255,255,.14);
  --ease:cubic-bezier(.32,.72,0,1);
  --font:'Plus Jakarta Sans',system-ui,-apple-system,'Segoe UI',sans-serif;
  --wrap:1240px; --pad:clamp(20px,4vw,48px); --sec:clamp(88px,12vw,160px);
  --z-dock:30; --z-menu:40; --z-nav:50; --z-grain:60;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:110px}
html.menu-open{overflow:hidden}
body{margin:0;background:var(--bg);color:var(--ink2);font:400 17px/1.7 var(--font);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
body::after{content:"";position:fixed;inset:0;pointer-events:none;z-index:var(--z-grain);opacity:.035;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}
img,svg{max-width:100%}
button,input,select,textarea{font-family:var(--font)}
a{color:inherit}
p{margin:0}
h1,h2,h3{margin:0;color:var(--ink);font-weight:600;letter-spacing:-.035em;line-height:1.05}
.wrap{width:100%;max-width:calc(var(--wrap) + var(--pad)*2);margin:0 auto;padding:0 var(--pad)}
.skip{position:absolute;left:-999px;top:8px;background:var(--navy);color:#fff;padding:10px 14px;border-radius:10px;z-index:var(--z-grain)}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--blue);outline-offset:3px;border-radius:10px}
.muted{color:var(--ink2)}

/* ---------- scroll reveal ---------- */
.js .rv{opacity:0;transform:translateY(40px);filter:blur(8px);
  transition:opacity .9s var(--ease) var(--d,0ms),transform .9s var(--ease) var(--d,0ms),filter .9s var(--ease) var(--d,0ms)}
.js .rv.in{opacity:1;transform:none;filter:none}

/* ---------- double bezel ---------- */
.bezel{padding:6px;border-radius:30px;background:rgba(14,27,44,.04);box-shadow:inset 0 0 0 1px var(--hair)}
.bezel>.core{height:100%;border-radius:24px;background:#fff;box-shadow:inset 0 1px 0 rgba(255,255,255,.9),0 1px 2px rgba(14,27,44,.04),0 30px 50px -34px rgba(14,27,44,.28);overflow:hidden}

/* ---------- eyebrow ---------- */
.eyebrow{display:inline-flex;align-items:center;gap:9px;font:600 11px/1 var(--font);letter-spacing:.2em;text-transform:uppercase;color:var(--ink);padding:9px 14px;border-radius:999px;box-shadow:inset 0 0 0 1px var(--hair);background:rgba(255,255,255,.6)}
.eyebrow i{width:6px;height:6px;border-radius:50%;background:var(--accent)}
.eyebrow.dark{color:#fff;box-shadow:inset 0 0 0 1px var(--hair-l);background:rgba(255,255,255,.06)}
.eyebrow.dark i{background:var(--lit)}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:14px;min-height:52px;padding:6px 6px 6px 26px;border-radius:999px;border:0;font:600 15.5px/1 var(--font);text-decoration:none;cursor:pointer;
  transition:transform .6s var(--ease),background .5s var(--ease),box-shadow .5s var(--ease),color .5s var(--ease)}
.btn:active{transform:scale(.98)}
.btn .arr{display:grid;place-items:center;width:40px;height:40px;border-radius:50%;transition:transform .6s var(--ease)}
.btn .arr svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round}
.btn:hover .arr{transform:translate(3px,-2px) scale(1.06)}
.btn-primary{background:var(--blue);color:#fff;box-shadow:0 20px 34px -22px rgba(0,88,168,.8)}
.btn-primary .arr{background:rgba(255,255,255,.14)}
.btn-primary:hover{background:var(--blue-d)}
.btn-ghost{padding:6px 26px;color:var(--ink);background:transparent;box-shadow:inset 0 0 0 1px rgba(14,27,44,.18)}
.btn-ghost:hover{background:rgba(14,27,44,.04)}
.btn-light{background:#fff;color:var(--navy)}
.btn-light .arr{background:var(--blue);color:#fff}
.btn-light:hover{background:#f3efe7}
.nav-cta{white-space:nowrap}
.btn-sm{min-height:44px;padding:4px 4px 4px 20px;font-size:14px}
.btn-sm .arr{width:36px;height:36px}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;margin-top:36px}

/* ---------- floating nav ---------- */
.nav-wrap{position:fixed;top:16px;left:0;right:0;z-index:var(--z-nav);display:flex;justify-content:center;padding:0 16px;pointer-events:none}
.nav{pointer-events:auto;width:min(100%,1140px);display:flex;align-items:center;justify-content:space-between;gap:12px;padding:8px 8px 8px 20px;border-radius:999px;
  background:rgba(251,250,247,.74);-webkit-backdrop-filter:blur(18px) saturate(1.4);backdrop-filter:blur(18px) saturate(1.4);
  box-shadow:inset 0 0 0 1px var(--hair),0 24px 44px -28px rgba(14,27,44,.4)}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none}
.brand-mark{display:block;height:34px;width:auto}
.wordmark{font:800 17px/1 var(--font);letter-spacing:-.01em;white-space:nowrap}
.wordmark b{color:var(--accent);font-weight:800}
.wordmark i{color:var(--blue);font-style:normal}
.links{display:flex;align-items:center;gap:2px}
.links a{white-space:nowrap;text-decoration:none;font:500 14.5px/1 var(--font);color:var(--ink2);padding:11px 14px;border-radius:999px;transition:background .4s var(--ease),color .4s var(--ease)}
.links a:hover{background:rgba(14,27,44,.06);color:var(--ink)}
.burger{display:none;position:relative;width:44px;height:44px;border:0;border-radius:50%;background:rgba(14,27,44,.06);cursor:pointer}
.burger span{position:absolute;left:13px;right:13px;height:1.5px;background:var(--ink);border-radius:2px;transition:transform .6s var(--ease)}
.burger span:nth-child(1){top:18px}.burger span:nth-child(2){top:25px}
.menu-open .burger span:nth-child(1){transform:translateY(3.5px) rotate(45deg)}
.menu-open .burger span:nth-child(2){transform:translateY(-3.5px) rotate(-45deg)}

/* ---------- full screen menu ---------- */
.menu{position:fixed;inset:0;z-index:var(--z-menu);display:flex;flex-direction:column;justify-content:center;gap:40px;padding:110px 28px 40px;
  background:rgba(251,250,247,.94);-webkit-backdrop-filter:blur(26px);backdrop-filter:blur(26px);
  opacity:0;visibility:hidden;transition:opacity .6s var(--ease),visibility 0s linear .6s}
.menu-open .menu{opacity:1;visibility:visible;transition:opacity .6s var(--ease),visibility 0s}
.menu nav{display:flex;flex-direction:column}
.menu nav a{display:block;overflow:hidden;text-decoration:none;font:600 clamp(30px,8.4vw,42px)/1.22 var(--font);letter-spacing:-.03em;color:var(--ink);padding:6px 0;border-bottom:1px solid var(--hair)}
.menu nav a span,.menu-cta{display:block;transform:translateY(48px);opacity:0;transition:transform .8s var(--ease),opacity .8s var(--ease)}
.menu-cta{display:flex;flex-wrap:wrap;gap:12px}
.menu-open .menu nav a span,.menu-open .menu-cta{transform:none;opacity:1}
.menu-open .menu nav a:nth-child(1) span{transition-delay:.10s}
.menu-open .menu nav a:nth-child(2) span{transition-delay:.15s}
.menu-open .menu nav a:nth-child(3) span{transition-delay:.20s}
.menu-open .menu nav a:nth-child(4) span{transition-delay:.25s}
.menu-open .menu nav a:nth-child(5) span{transition-delay:.30s}
.menu-open .menu nav a:nth-child(6) span{transition-delay:.35s}
.menu-open .menu-cta{transition-delay:.43s}

/* ---------- hero ---------- */
.hero{position:relative;min-height:100dvh;display:flex;align-items:center;padding:clamp(120px,14vw,168px) 0 clamp(72px,9vw,120px)}
.hero::before{content:"";position:absolute;inset:0;pointer-events:none;background:radial-gradient(640px 520px at 92% 18%,rgba(0,88,168,.09),transparent 70%)}
.hero-grid{position:relative;display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(40px,6vw,96px);align-items:center}
.hero h1{font-size:clamp(44px,6.4vw,92px);margin-top:28px;line-height:1}
.hero h1 span{color:var(--accent)}
.lede{font-size:clamp(18px,1.6vw,21px);max-width:44ch;margin-top:28px;color:var(--ink2)}
.proof{list-style:none;margin:44px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:12px 36px;font-size:14px;color:var(--ink2)}
.proof li{display:flex;align-items:baseline;gap:8px}
.proof b{font:600 22px/1 var(--font);color:var(--ink);letter-spacing:-.02em}
.stars{color:var(--star);letter-spacing:.08em;font-size:13px}
.hero-art{position:relative;justify-self:end;width:min(100%,460px)}
.art-core{aspect-ratio:4/5;background:#0B1C30}
.art-core img{display:block;width:100%;height:100%;object-fit:cover}
.float-card{position:absolute;left:-44px;bottom:48px;display:flex;align-items:center;gap:14px;padding:16px 22px;background:#fff;border-radius:22px;text-decoration:none;
  box-shadow:inset 0 0 0 1px var(--hair),0 30px 50px -28px rgba(14,27,44,.45);transition:transform .6s var(--ease)}
.float-card:hover{transform:translateY(-4px)}
.fc-text{display:flex;flex-direction:column;line-height:1.25}
.fc-text b{font:600 15px var(--font);color:var(--ink)}
.fc-text small{font-size:13px;color:var(--ink2)}

/* ---------- sections ---------- */
.sec{padding:var(--sec) 0}
.sec-head h2{font-size:clamp(34px,4.6vw,64px);margin-top:26px;max-width:18ch}
.sec-head .muted{margin-top:22px;max-width:40ch;font-size:18px}

/* ---------- services bento ---------- */
.bento{margin-top:clamp(40px,6vw,72px);display:grid;grid-template-columns:repeat(12,1fr);gap:20px}
.b1{grid-column:span 7}.b2{grid-column:span 5}.b3{grid-column:span 5}.b4{grid-column:span 7}
.bento .bezel{transition:transform .8s var(--ease)}
.bento .bezel:hover{transform:translateY(-6px)}
.bento .core{display:flex;flex-direction:column;justify-content:space-between;gap:72px;min-height:320px;padding:clamp(26px,3vw,40px)}
.ico{width:40px;height:40px;fill:none;stroke:var(--blue);stroke-width:1.15;stroke-linecap:round;stroke-linejoin:round}
.core.dark{background:var(--navy);color:rgba(255,255,255,.72)}
.core.dark h3{color:#fff}.core.dark .ico{stroke:var(--lit)}
.core.tint{background:var(--stone)}
.bento h3{font-size:clamp(26px,2.6vw,34px);margin-bottom:12px}
.bento p{max-width:38ch;font-size:16.5px}
.more{display:inline-flex;align-items:center;gap:10px;margin-top:26px;text-decoration:none;font:600 14.5px/1 var(--font);color:var(--ink)}
.core.dark .more{color:#fff}
.more .arr{display:grid;place-items:center;width:32px;height:32px;border-radius:50%;background:rgba(14,27,44,.07);transition:transform .6s var(--ease)}
.core.dark .more .arr{background:rgba(255,255,255,.14)}
.more .arr svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round}
.more:hover .arr{transform:translate(3px,-2px) scale(1.08)}

/* ---------- process ---------- */
.process{background:#fff}
.process-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(40px,7vw,120px);align-items:start}
.sticky{position:sticky;top:130px}
.steps{list-style:none;margin:0;padding:0}
.steps li{display:grid;grid-template-columns:84px 1fr;gap:16px;padding:44px 0;border-top:1px solid var(--hair)}
.steps li:last-child{border-bottom:1px solid var(--hair)}
.steps .n{font:300 48px/1 var(--font);letter-spacing:-.04em;color:var(--blue)}
.steps h3{font-size:clamp(24px,2.4vw,32px);margin-bottom:10px}
.steps p{max-width:40ch}

/* ---------- airport ---------- */
.airport{background:var(--stone)}
.airport-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(40px,7vw,120px);align-items:center}
.airport .cta-row{margin-top:34px}
.nia-card .core{display:grid;justify-items:center;gap:26px;padding:clamp(36px,5vw,64px);text-align:center}
.nia-card img{display:block;width:min(100%,340px);height:auto}
.nia-card p{max-width:34ch;font-size:13.5px;line-height:1.6;color:var(--ink2)}

/* ---------- areas ---------- */
.areas-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,120px);align-items:center}
.area-list{list-style:none;margin:0;padding:0}
.area-list li{display:flex;justify-content:space-between;align-items:baseline;gap:20px;padding:34px 0;border-top:1px solid var(--hair)}
.area-list li:last-child{border-bottom:1px solid var(--hair)}
.area-list span{font:600 clamp(26px,3vw,40px)/1.1 var(--font);letter-spacing:-.03em;color:var(--ink);transition:transform .7s var(--ease)}
.area-list li:hover span{transform:translateX(10px)}
.area-list em{font:500 14.5px var(--font);font-style:normal;color:var(--ink2);text-align:right}

/* ---------- reviews ---------- */
.reviews{position:relative;overflow:hidden;background:var(--navy);color:rgba(255,255,255,.74);padding:var(--sec) 0}
.reviews::before{content:"";position:absolute;right:-160px;top:-180px;width:560px;height:560px;border-radius:50%;background:radial-gradient(circle,rgba(70,150,230,.28),transparent 68%);pointer-events:none}
.reviews-grid{position:relative;display:grid;grid-template-columns:auto 1fr;gap:clamp(40px,8vw,128px);align-items:center}
.big b{display:block;font:300 clamp(130px,19vw,260px)/.82 var(--font);letter-spacing:-.07em;color:#fff}
.big .stars{display:block;margin-top:22px;font-size:20px;color:var(--star)}
.reviews h2{color:#fff;font-size:clamp(32px,4.2vw,56px);margin:26px 0 18px}
.reviews p{max-width:40ch;font-size:18px;margin-bottom:34px}

/* ---------- homes + enquiry ---------- */
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-top:36px}
.filters[hidden]{display:none}
.chip-btn{font:600 14px/1 var(--font);padding:12px 18px;border-radius:999px;border:0;background:#fff;color:var(--ink);cursor:pointer;box-shadow:inset 0 0 0 1px rgba(11,27,46,.14);transition:background .4s var(--ease),color .4s var(--ease),box-shadow .4s var(--ease),transform .4s var(--ease)}
.chip-btn:hover{box-shadow:inset 0 0 0 1px var(--blue)}
.chip-btn:active{transform:scale(.97)}
.chip-btn[aria-pressed="true"]{background:var(--blue);color:#fff;box-shadow:none}
.chip-sep{width:1px;background:var(--hair);margin:0 4px}
.result-note{margin-top:18px;font-size:14.5px;color:var(--ink2)}
.listing-grid{margin-top:clamp(24px,4vw,40px);display:grid;grid-template-columns:1fr;gap:20px}
.empty{grid-column:1/-1}
.empty .core{padding:clamp(28px,4vw,48px);background:var(--bg);box-shadow:none}
.empty h3{font-size:clamp(24px,2.8vw,34px);margin-bottom:12px}
.empty p{max-width:56ch}
.lgroup .core{padding:0}
.lhead{display:flex;justify-content:space-between;align-items:baseline;gap:16px;padding:24px 30px;background:var(--stone)}
.lhead h3{font-size:clamp(22px,2.4vw,28px)}
.lhead span{font:600 13.5px var(--font);color:var(--ink2)}
.lrow{display:grid;grid-template-columns:1fr auto 130px 44px;grid-template-areas:"main status price ask";align-items:center;gap:18px;padding:18px 30px;border-top:1px solid var(--hair);transition:background .4s var(--ease)}
.lrow:first-of-type{border-top:0}
.lrow:hover{background:#F5F9FE}
.l-main{grid-area:main}.l-status{grid-area:status}.l-price{grid-area:price}.l-ask{grid-area:ask}
.l-id{display:block;font:700 17px/1.3 var(--font);color:var(--ink);letter-spacing:-.01em}
.l-desc{display:block;font-size:14.5px;color:var(--ink2);line-height:1.5}
.l-status{font:600 12px/1 var(--font);padding:8px 12px;border-radius:999px;white-space:nowrap}
.l-status.reg{background:rgba(0,88,168,.1);color:var(--blue)}
.l-status.unreg{background:rgba(11,27,46,.07);color:var(--ink2)}
.l-price{font:700 21px/1 var(--font);letter-spacing:-.03em;color:var(--ink);text-align:right;white-space:nowrap}
.l-ask{display:grid;place-items:center;width:44px;height:44px;border-radius:50%;background:rgba(0,88,168,.09);color:var(--blue);text-decoration:none;transition:transform .6s var(--ease),background .4s var(--ease),color .4s var(--ease)}
.l-ask svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round}
.l-ask:hover{background:var(--blue);color:#fff;transform:translate(2px,-2px)}
.enquiry{margin-top:clamp(40px,6vw,72px)}
.enq-core{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(28px,5vw,80px);padding:clamp(28px,4.5vw,64px);align-items:start;overflow:visible}
.enq-title{font-size:clamp(30px,3.6vw,48px);margin-bottom:16px}
.form{display:grid;gap:18px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
label{display:grid;gap:8px;font:600 13.5px var(--font);color:var(--ink)}
input,select,textarea{font:400 16px var(--font);color:var(--ink);background:var(--bg);border:0;border-radius:14px;padding:15px 16px;width:100%;box-shadow:inset 0 0 0 1px rgba(14,27,44,.12);transition:box-shadow .4s var(--ease),background .4s var(--ease)}
select{appearance:none;-webkit-appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' viewBox='0 0 24 24' fill='none' stroke='%2347566B' stroke-width='1.6' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;padding-right:40px}
input::placeholder,textarea::placeholder{color:#8593a5}
input:focus,select:focus,textarea:focus{outline:none;background-color:#fff;box-shadow:inset 0 0 0 1.5px var(--blue),0 0 0 4px rgba(0,88,168,.12)}
input.bad{box-shadow:inset 0 0 0 1.5px #C2410C,0 0 0 4px rgba(194,65,12,.1)}
.form .btn{justify-self:start;margin-top:6px}

/* ---------- contact ---------- */
.contact{background:var(--stone)}
.contact-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,6vw,96px);align-items:stretch}
.contact h2{font-size:clamp(36px,5vw,68px);margin:26px 0 36px}
.details{margin:0;display:grid;gap:26px}
.details dt{font:600 11px/1 var(--font);letter-spacing:.2em;text-transform:uppercase;color:var(--accent);margin-bottom:10px}
.details dd{margin:0;font-size:18px;color:var(--ink)}
.details a{text-decoration:none;font:600 30px/1 var(--font);letter-spacing:-.03em;box-shadow:0 2px 0 var(--accent)}
.details a.mail{font:600 19px/1.2 var(--font);letter-spacing:-.01em;word-break:break-all}
.map{min-height:420px}
.map .core{min-height:408px}
.map iframe{width:100%;height:100%;min-height:408px;border:0;display:block}

/* ---------- footer ---------- */
.site-footer{background:var(--navy);color:rgba(255,255,255,.7);padding:48px 0;font-size:15px}
.foot{display:flex;justify-content:space-between;gap:28px;flex-wrap:wrap;align-items:flex-start}
.foot-logo{display:inline-block;background:#fff;padding:14px 22px;border-radius:18px;margin-bottom:16px}
.foot-logo img{display:block;height:96px;width:auto}
.fine{max-width:54ch;font-size:14px}
.foot-notes{max-width:54ch}
.foot-notes .fine+.fine{margin-top:10px}

/* ---------- mobile dock ---------- */
.dock{display:none}

/* ---------- responsive ---------- */
@media (max-width:1020px){
  .bento{grid-template-columns:1fr}
  .b1,.b2,.b3,.b4{grid-column:auto}
  .bento .core{min-height:260px;gap:48px}
}
@media (max-width:1040px){
  .links,.nav-cta{display:none}
  .burger{display:block}
  .nav{padding-left:16px}
}
@media (max-width:900px){
  .brand-mark{height:32px}
  .wordmark{font-size:15.5px}
  .hero{min-height:auto}
  .hero-grid,.airport-grid,.process-grid,.areas-grid,.enq-core,.contact-grid,.reviews-grid{grid-template-columns:1fr}
  .hero-art{justify-self:start;width:min(100%,440px)}
  .float-card{left:14px;bottom:14px;padding:12px 16px;border-radius:18px}
  .sticky{position:static}
  .steps li{grid-template-columns:64px 1fr;padding:32px 0}
  .steps .n{font-size:38px}
  .reviews-grid{gap:28px}
  .js .rv{filter:none}
}
@media (max-width:620px){
  body{font-size:16.5px;padding-bottom:92px}
  .lhead{padding:20px}
  .lrow{grid-template-columns:1fr auto 40px;grid-template-areas:"main price ask" "status status status";padding:16px 20px;gap:10px 12px}
  .l-status{justify-self:start}
  .l-ask{width:40px;height:40px}
  .l-price{font-size:19px}
  .row{grid-template-columns:1fr}
  .cta-row .btn{flex:1 1 100%;justify-content:space-between}
  .cta-row .btn-ghost{justify-content:center}
  .area-list li{flex-direction:column;gap:6px}
  .area-list em{text-align:left}
  .dock{position:fixed;left:12px;right:12px;bottom:12px;z-index:var(--z-dock);display:grid;grid-template-columns:1fr 1.5fr;gap:8px;padding:8px;border-radius:999px;
    background:rgba(251,250,247,.82);-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);box-shadow:inset 0 0 0 1px var(--hair),0 24px 40px -22px rgba(14,27,44,.5)}
  .dock .btn{min-height:48px;justify-content:center}
  .dock .btn-primary{justify-content:space-between}
  .dock .btn-ghost{box-shadow:none}
  .dock .arr{width:36px;height:36px}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .js .rv{opacity:1;transform:none;filter:none;transition:none}
  *{transition-duration:.01ms!important}
}