@font-face{font-family:"Cormorant";src:url(assets/fonts/cormorant.woff2) format("woff2");font-weight:300 700;font-style:normal;font-display:swap}
@font-face{font-family:"Cormorant";src:url(assets/fonts/cormorant-italic.woff2) format("woff2");font-weight:300 700;font-style:italic;font-display:swap}
@font-face{font-family:"Manrope";src:url(assets/fonts/manrope.woff2) format("woff2");font-weight:200 800;font-style:normal;font-display:swap}

:root{
  --ink:#111315; --char:#1a1d21; --char-2:#23272c; --line:rgba(255,255,255,.12);
  --paper:#f6f4f0; --stone:#e9e5de; --text:#2a2d31; --muted:#6b6f75;
  --brass:#b8965c; --brass-2:#d2b47e; --brass-deep:#8c6d3c;
  --serif:"Cormorant",Georgia,"Times New Roman",serif;
  --sans:"Manrope",system-ui,-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
  --wrap:1200px; --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.65;color:var(--text);background:var(--paper);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.08;margin:0 0 .5em;letter-spacing:-.005em;color:var(--ink)}
h1{font-size:clamp(2.7rem,6.2vw,5.4rem)}
h2{font-size:clamp(2.1rem,3.8vw,3.3rem)}
h3{font-size:clamp(1.7rem,2.4vw,2.2rem)}
h4{font-size:1.45rem;margin-bottom:.3em}
em{font-style:italic;color:var(--brass)}
p{margin:0 0 1em}
.wrap{width:min(var(--wrap),100% - 48px);margin-inline:auto}
.skip{position:absolute;left:-999px;top:8px;background:#fff;padding:8px 14px;z-index:100}
.skip:focus{left:8px}
.section{padding:clamp(72px,10vw,130px) 0}
.kicker,.eyebrow,.panel-kicker{font-family:var(--sans);font-size:.76rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--brass-deep);margin-bottom:1.1em;display:flex;align-items:center;gap:14px}
.kicker::before,.eyebrow::before{content:"";width:34px;height:1px;background:currentColor;flex:none}
.section-head{max-width:720px;margin-bottom:56px}
.section-head.center{margin-inline:auto;text-align:center}
.section-head.center .kicker{justify-content:center}
.section-head .sub{font-size:1.1rem;color:var(--muted)}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:16px 28px;font:600 .82rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;text-decoration:none;border:1px solid transparent;transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease),transform .35s var(--ease);cursor:pointer}
.btn:hover{transform:translateY(-2px)}
.btn.gold{background:var(--brass);color:#111;border-color:var(--brass)}
.btn.gold:hover{background:var(--brass-2);border-color:var(--brass-2)}
.btn.line{border-color:rgba(255,255,255,.55);color:#fff}
.btn.line:hover{background:#fff;color:var(--ink)}
.btn.line-dark{border-color:var(--ink);color:var(--ink)}
.btn.line-dark:hover{background:var(--ink);color:#fff}
.text-link{font-weight:700;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:var(--brass-deep);border-bottom:1px solid currentColor;padding-bottom:4px}
.text-link span{display:inline-block;transition:transform .3s var(--ease)}
.text-link:hover span{transform:translateX(5px)}

/* header */
.top{position:fixed;inset:0 0 auto;z-index:50;transition:background .4s var(--ease),padding .4s var(--ease),box-shadow .4s;padding:18px 0}
.top.scrolled{background:rgba(17,19,21,.94);backdrop-filter:blur(10px);padding:10px 0;box-shadow:0 1px 0 var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:#fff}
.brand img{width:40px;height:40px}
.brand-text{display:flex;flex-direction:column;line-height:1}
.brand-text strong{font-family:var(--serif);font-size:1.55rem;font-weight:600;letter-spacing:.02em}
.brand-text strong em{color:var(--brass-2)}
.brand-text small{font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;opacity:.75;margin-top:4px}
.brand-logo{height:46px;width:auto}
.nav{display:flex;align-items:center;gap:34px}
.nav a{color:rgba(255,255,255,.86);text-decoration:none;font-size:.8rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;position:relative;padding:6px 0}
.nav a:not(.nav-cta)::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:var(--brass-2);transition:right .35s var(--ease)}
.nav a:not(.nav-cta):hover::after{right:0}
.nav .nav-cta{border:1px solid var(--brass);padding:11px 20px;color:#fff}
.nav .nav-cta:hover{background:var(--brass);color:#111}
.menu-btn{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;position:relative}
.menu-btn span{position:absolute;left:10px;right:10px;height:1.5px;background:#fff;transition:transform .3s var(--ease),top .3s}
.menu-btn span:first-child{top:17px}.menu-btn span:last-child{top:26px}
.menu-btn[aria-expanded=true] span:first-child{top:21px;transform:rotate(45deg)}
.menu-btn[aria-expanded=true] span:last-child{top:21px;transform:rotate(-45deg)}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;flex-direction:column;justify-content:flex-end;color:#fff;overflow:hidden;background:var(--ink)}
.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center 60%;transform:scale(1.08);animation:heroZoom 14s var(--ease) forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero-veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(17,19,21,.72) 0%,rgba(17,19,21,.35) 38%,rgba(17,19,21,.82) 78%,rgba(17,19,21,.96) 100%)}
.hero-inner{position:relative;padding-top:130px;padding-bottom:56px}
.hero .eyebrow{color:var(--brass-2)}
.hero h1{color:#fff;max-width:14ch}
.hero h1 em{color:var(--brass-2)}
.hero .lead{font-size:clamp(1.02rem,1.4vw,1.2rem);max-width:640px;color:rgba(255,255,255,.84);margin:22px 0 36px}
.cta-row{display:flex;flex-wrap:wrap;gap:14px}
.hero-strip{position:relative;border-top:1px solid var(--line);background:rgba(17,19,21,.6);backdrop-filter:blur(6px)}
.strip-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.strip-item{padding:28px 24px;border-left:1px solid var(--line);display:flex;flex-direction:column;gap:6px}
.strip-item:first-child{border-left:0;padding-left:0}
.num{font-family:var(--serif);font-size:2.6rem;line-height:1;color:#fff}
.num small{font-size:.5em;color:var(--brass-2);margin-left:4px}
.lbl{font-size:.82rem;color:rgba(255,255,255,.7);line-height:1.45;max-width:24ch}

/* intro */
.intro{background:var(--paper)}
.intro-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(32px,7vw,110px);align-items:start}
.intro-copy p{font-size:1.12rem}
.ticks{list-style:none;padding:0;margin:22px 0 0;display:grid;gap:12px}
.ticks.two{grid-template-columns:1fr 1fr;gap:14px 28px}
.ticks li{position:relative;padding-left:30px}
.ticks li::before{content:"";position:absolute;left:0;top:.78em;width:16px;height:1px;background:var(--brass)}

/* what we do */
.what{background:#fff}
.service{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(32px,6vw,90px);align-items:center;margin-bottom:clamp(64px,8vw,110px)}
.service.flip .service-media{order:2}
.service-media{overflow:hidden;aspect-ratio:4/3;position:relative}
.service-media::after{content:"";position:absolute;inset:18px;border:1px solid rgba(255,255,255,.45);pointer-events:none}
.service-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.service:hover .service-media img{transform:scale(1.04)}
.index{font-family:var(--serif);font-size:1.1rem;color:var(--brass-deep);letter-spacing:.1em;display:block;margin-bottom:12px}
.index::after{content:"";display:inline-block;width:46px;height:1px;background:var(--brass);vertical-align:middle;margin-left:14px}
.service-body .text-link{display:inline-block;margin-top:26px}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--stone)}
.pillar{padding:40px 36px 10px 0}
.pillar+.pillar{padding-left:36px;border-left:1px solid var(--stone)}
.pillar p{color:var(--muted);margin:0}

/* dark */
.dark{background:var(--char);color:rgba(255,255,255,.8)}
.dark h2,.dark h3,.dark h4{color:#fff}
.dark .kicker,.dark .panel-kicker{color:var(--brass-2)}
.perf-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,7vw,100px);align-items:center}
.perf-list{list-style:none;padding:0;margin:34px 0 0}
.perf-list li{display:flex;gap:22px;align-items:baseline;padding:18px 0;border-top:1px solid var(--line);font-size:1.06rem;color:#fff}
.perf-list li:last-child{border-bottom:1px solid var(--line)}
.perf-list span{font-family:var(--serif);color:var(--brass-2);font-size:1.05rem;min-width:28px}
.perf-media{position:relative;padding-bottom:16%}
.perf-media .m1{width:82%;aspect-ratio:4/5;object-fit:cover}
.perf-media .m2{position:absolute;right:0;bottom:0;width:52%;aspect-ratio:1;object-fit:cover;border:10px solid var(--char)}
.media-note{position:absolute;left:0;bottom:0;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.45);margin:0;max-width:40%}

/* invest */
.invest{background:var(--paper)}
.invest-grid{display:grid;grid-template-columns:1fr 1.25fr;gap:28px}
.panel{background:#fff;padding:clamp(30px,4vw,50px);border:1px solid var(--stone)}
.numbered{list-style:none;counter-reset:n;padding:0;margin:0}
.numbered li{counter-increment:n;display:flex;gap:18px;align-items:baseline;padding:15px 0;border-bottom:1px solid var(--stone);font-size:1.08rem;color:var(--ink)}
.numbered li:last-child{border-bottom:0}
.numbered li::before{content:counter(n,decimal-leading-zero);font-family:var(--serif);color:var(--brass-deep);font-size:1rem;min-width:24px}
.gold-panel{background:var(--ink);border-color:var(--ink);color:rgba(255,255,255,.78);position:relative;overflow:hidden}
.gold-panel .panel-kicker{color:var(--brass-2)}
.gold-panel::before{content:"";position:absolute;right:-90px;top:-90px;width:260px;height:260px;border:1px solid rgba(184,150,92,.3);border-radius:50%}
.cf-grid{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);margin-top:10px;position:relative}
.cf{background:var(--ink);padding:26px 22px 26px 0;display:flex;flex-direction:column;gap:6px}
.cf:nth-child(even){padding-left:26px}
.cf-big{font-family:var(--serif);font-size:3rem;line-height:1;color:var(--brass-2)}
.cf-word{font-size:2.1rem;font-style:italic;color:#fff}
.risk-inline{text-align:center;font-size:.78rem;color:var(--muted);margin:26px auto 0;max-width:760px}

/* quote */
.quote{position:relative;padding:clamp(100px,14vw,170px) 0;background:var(--ink);overflow:hidden;text-align:center}
.quote-bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.2;filter:grayscale(1)}
.quote-inner{position:relative;max-width:900px}
.qmark{font-family:var(--serif);font-size:7rem;line-height:.6;color:var(--brass);display:block;height:50px}
blockquote{margin:0;font-family:var(--serif);font-style:italic;font-size:clamp(1.9rem,3.6vw,3.1rem);line-height:1.2;color:#fff}
.cite{margin-top:26px;font-size:.76rem;letter-spacing:.24em;text-transform:uppercase;color:var(--brass-2)}

/* target */
.target{background:#fff}
.target-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,7vw,100px);align-items:center}
.target-media{aspect-ratio:4/5;overflow:hidden}
.target-media img{width:100%;height:100%;object-fit:cover}
.target-list{list-style:none;padding:0;margin:26px 0 0}
.target-list li{display:grid;grid-template-columns:minmax(180px,.9fr) 1.1fr;gap:20px;padding:20px 0;border-top:1px solid var(--stone);align-items:baseline}
.target-list h4{font-size:1.35rem;margin:0}
.target-list p{margin:0;color:var(--muted)}
.note{margin-top:26px;font-family:var(--serif);font-style:italic;font-size:1.3rem;color:var(--brass-deep)}

/* partners */
.partners-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:clamp(40px,7vw,100px);align-items:center}
.partners .btn{margin-top:14px}
.offer{border:1px solid var(--line);padding:clamp(30px,4vw,48px);background:var(--char-2)}
.offer-list{list-style:none;padding:0;margin:0}
.offer-list li{padding:15px 0 15px 34px;border-bottom:1px solid var(--line);color:#fff;position:relative}
.offer-list li:last-child{border-bottom:0}
.offer-list li::before{content:"";position:absolute;left:0;top:50%;width:10px;height:10px;border:1px solid var(--brass-2);transform:translateY(-50%) rotate(45deg)}

/* process */
.process{background:var(--paper)}
.steps{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(4,1fr);gap:28px;counter-reset:s}
.steps li{position:relative;padding-top:34px;border-top:1px solid var(--ink)}
.step-n{font-family:var(--serif);font-size:2.4rem;color:var(--brass);display:block;line-height:1;margin-bottom:14px}
.steps p{color:var(--muted);font-size:.96rem;margin:0}

/* contact */
.contact{background:#fff}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.contact-card{position:relative;display:flex;flex-direction:column;border:1px solid var(--stone);background:var(--paper)}
.contact-card img{width:100%;aspect-ratio:16/8;object-fit:cover}
.cc-body{padding:clamp(28px,3.5vw,44px);display:flex;flex-direction:column;align-items:flex-start;flex:1}
.cc-body p{color:var(--muted)}
.cc-body .btn{margin-top:auto}
.contact-card:first-child{background:var(--ink);border-color:var(--ink)}
.contact-card:first-child h3{color:#fff}
.contact-card:first-child p{color:rgba(255,255,255,.72)}
.contact-card:first-child .panel-kicker{color:var(--brass-2)}
.enquiry{margin-top:56px;border:1px solid var(--stone);padding:clamp(28px,4vw,52px);background:var(--paper)}
.form-head{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin-bottom:26px}
.form-head h3{margin:0}
.toggle{display:inline-flex;border:1px solid var(--ink)}
.toggle label{cursor:pointer;padding:11px 20px;font-size:.78rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;transition:background .3s,color .3s}
.toggle input{position:absolute;opacity:0;pointer-events:none}
.toggle label:has(input:checked){background:var(--ink);color:#fff}
.fields{display:grid;grid-template-columns:repeat(2,1fr);gap:20px 26px}
.fields label{display:flex;flex-direction:column;gap:8px;font-size:.74rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.fields .full{grid-column:1/-1}
.fields input,.fields select,.fields textarea{font:400 1rem var(--sans);color:var(--ink);background:#fff;border:1px solid #d9d4cb;padding:14px 16px;border-radius:0;transition:border-color .3s;width:100%}
.fields input:focus,.fields select:focus,.fields textarea:focus{outline:none;border-color:var(--brass)}
.enquiry:not([data-type="Investor"]) .for-investor,.enquiry[data-type="Investor"] .for-property{display:none}
.form-foot{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin-top:26px}
.check{display:flex;gap:10px;align-items:flex-start;font-size:.88rem;color:var(--muted);max-width:520px}
.check input{margin-top:4px;accent-color:var(--brass-deep)}
.form-msg{margin:16px 0 0;font-size:.9rem;color:var(--brass-deep);min-height:1px}
.details{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));margin-top:40px;border-top:1px solid var(--stone)}
.details>div{padding:24px 24px 0 0;display:flex;flex-direction:column;gap:6px}
.d-lbl{font-size:.72rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-deep)}
.placeholder{color:#9a8f7e;font-style:italic}

/* footer */
.foot{background:var(--ink);color:rgba(255,255,255,.65);padding:80px 0 40px;font-size:.92rem}
.foot-grid{display:flex;justify-content:space-between;gap:40px;flex-wrap:wrap;padding-bottom:44px;border-bottom:1px solid var(--line)}
.foot-brand{max-width:420px}
.foot-brand p{margin-top:18px}
.foot-nav{display:flex;gap:28px;flex-wrap:wrap;align-items:flex-start}
.foot-nav a{text-decoration:none;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600}
.foot-nav a:hover{color:var(--brass-2)}
.legal{padding-top:30px;font-size:.76rem;line-height:1.7;color:rgba(255,255,255,.5)}
.legal strong{color:rgba(255,255,255,.75)}
.legal .placeholder{color:rgba(210,180,126,.75)}
.credits{opacity:.75}

/* reveal */
.reveal{opacity:0;transform:translateY(26px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}
.no-js .reveal{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important;scroll-behavior:auto!important}.reveal{opacity:1;transform:none}.hero-bg{transform:none}}

/* responsive */
@media (max-width:1020px){
  .nav{position:fixed;inset:0 0 auto;top:0;flex-direction:column;align-items:flex-start;gap:0;background:var(--ink);padding:96px 24px 32px;transform:translateY(-105%);transition:transform .5s var(--ease);box-shadow:0 20px 40px rgba(0,0,0,.3)}
  .nav.open{transform:none}
  .nav a{font-size:.95rem;padding:16px 0;width:100%;border-bottom:1px solid var(--line)}
  .nav .nav-cta{margin-top:22px;text-align:center;border-bottom:1px solid var(--brass)}
  .menu-btn{display:block;z-index:2}
  .brand{z-index:2;position:relative}
  .strip-grid{grid-template-columns:repeat(2,1fr)}
  .strip-item:nth-child(3){border-left:0;padding-left:0}
  .strip-item:nth-child(n+3){border-top:1px solid var(--line)}
  .steps{grid-template-columns:repeat(2,1fr);gap:40px 28px}
  .invest-grid{grid-template-columns:1fr}
}
@media (max-width:820px){
  body{font-size:16px}
  .intro-grid,.service,.perf-grid,.target-grid,.partners-grid,.contact-grid{grid-template-columns:1fr}
  .service.flip .service-media{order:0}
  .pillars{grid-template-columns:1fr}
  .pillar,.pillar+.pillar{padding:28px 0;border-left:0;border-bottom:1px solid var(--stone)}
  .target-media{aspect-ratio:16/11}
  .target-grid .target-media{order:2}
  .details{grid-template-columns:1fr}
  .perf-media{padding-bottom:22%}
}
@media (max-width:560px){
  .wrap{width:calc(100% - 40px)}
  .hero-inner{padding-top:130px;padding-bottom:40px}

  .cta-row .btn{width:100%}
  .strip-item{padding:20px 14px}
  .strip-item:nth-child(odd){padding-left:0}
  .num{font-size:2rem}
  .lbl{font-size:.76rem}
  .ticks.two{grid-template-columns:1fr}
  .target-list li{grid-template-columns:1fr;gap:4px}
  .steps{grid-template-columns:1fr}
  .fields{grid-template-columns:1fr}
  .cf-grid{grid-template-columns:1fr}
  .cf,.cf:nth-child(even){padding:22px 0}
  .form-foot .btn{width:100%}
  .toggle{width:100%}.toggle label{flex:1;text-align:center;padding:11px 8px}
  .brand-text strong{font-size:1.3rem}
  .media-note{position:static;max-width:none;margin-top:14px}
  .perf-media{padding-bottom:0}
  .perf-media .m2{position:relative;width:60%;margin:-30% 0 0 auto}
}
.num,.cf-big,.step-n,.perf-list span,.numbered li::before,.index,body{font-variant-numeric:lining-nums}
@media (max-width:560px){
  .hero .eyebrow{font-size:.66rem;letter-spacing:.16em;line-height:1.6}
  .hero .eyebrow::before{width:22px}
  .btn{line-height:1.3;text-align:center}
}
/* real logo integration */
.brand .brand-mark{width:44px;height:44px;object-fit:contain}
.brand-text strong{font-family:var(--sans);font-size:1.02rem;font-weight:800;letter-spacing:.2em;text-transform:uppercase}
.brand-text small{font-size:.56rem;letter-spacing:.34em;margin-top:5px}
.hero-logo{height:auto;width:clamp(100px,8.5vw,128px);margin-bottom:26px;opacity:.95}
.hero-logo.reveal.in{opacity:.95}
.foot-logo{display:inline-block}
.foot-logo img{width:190px;height:auto}
@media (max-width:560px){.brand-text strong{font-size:.9rem;letter-spacing:.16em}.hero-logo{display:none}}
@media (max-width:820px){.hero-veil{background:linear-gradient(180deg,rgba(17,19,21,.8) 0%,rgba(17,19,21,.6) 40%,rgba(17,19,21,.88) 75%,rgba(17,19,21,.97) 100%)}.hero-bg{background-position:62% 50%}}
/* hero v2: refurbishment-in-progress photo, graded dark */
.hero-bg{background-position:60% 50%;filter:grayscale(.55) contrast(1.05) brightness(.8) sepia(.12)}
.hero-veil{background:
  linear-gradient(90deg,rgba(17,19,21,.97) 0%,rgba(17,19,21,.9) 34%,rgba(17,19,21,.55) 62%,rgba(17,19,21,.35) 100%),
  linear-gradient(180deg,rgba(17,19,21,.55) 0%,rgba(17,19,21,0) 30%,rgba(17,19,21,0) 70%,rgba(17,19,21,.85) 100%)}
.hero::after{content:"";position:absolute;right:clamp(24px,5vw,72px);top:120px;bottom:150px;width:1px;background:linear-gradient(180deg,transparent,rgba(210,180,126,.5),transparent);pointer-events:none}
.target-media img{object-position:30% 50%}
@media (max-width:820px){
  .hero-bg{background-position:72% 50%}
  .hero-veil{background:linear-gradient(180deg,rgba(17,19,21,.82) 0%,rgba(17,19,21,.72) 40%,rgba(17,19,21,.9) 75%,rgba(17,19,21,.98) 100%)}
  .hero::after{display:none}
}
@media (min-width:821px){
  .hero-veil{background:
    linear-gradient(90deg,rgba(17,19,21,.97) 0%,rgba(17,19,21,.88) 34%,rgba(17,19,21,.5) 60%,rgba(17,19,21,.55) 82%,rgba(17,19,21,.85) 100%),
    linear-gradient(180deg,rgba(17,19,21,.55) 0%,rgba(17,19,21,0) 30%,rgba(17,19,21,0) 68%,rgba(17,19,21,.88) 100%)}
  .hero-bg{background-position:42% 50%}
  .hero h1{font-size:clamp(2.7rem,5.4vw,4.7rem)}
  .hero-inner{padding-top:118px;padding-bottom:48px}
  .hero-logo{width:clamp(92px,7.5vw,112px);margin-bottom:22px}
  .hero .lead{margin:18px 0 30px}
}

/* ===== v3: house-refurb scope ===== */
.brand-lockup{height:46px;width:auto}
.top.scrolled .brand-lockup{height:40px}
.hero-mark{width:56px;height:56px;margin-bottom:24px}
.hero-logo{display:none}
.strip-grid.ones .strip-item{flex-direction:row;align-items:baseline;gap:12px}
.one{font-family:var(--serif);font-style:italic;font-size:2.1rem;line-height:1;color:var(--brass-2)}
.strip-grid.ones .lbl{font-size:.95rem;color:#fff;max-width:none}
.intro-copy-lead{font-size:1.12rem;color:var(--muted);margin-top:18px}
.compare{display:grid;grid-template-columns:1fr 1fr;border:1px solid var(--stone)}
.compare-col{padding:34px 30px}
.compare-col ul{list-style:none;margin:0;padding:0;display:grid;gap:14px}
.compare-col li{position:relative;padding-left:28px}
.compare-col.muted{background:#fff;color:var(--muted)}
.compare-col.muted li::before{content:"×";position:absolute;left:0;top:-1px;color:#a39b8e;font-weight:700}
.compare-col.good{background:var(--ink);color:#fff}
.compare-col.good .panel-kicker{color:var(--brass-2)}
.compare-col.good li::before{content:"";position:absolute;left:0;top:.55em;width:9px;height:9px;border:1px solid var(--brass-2);transform:rotate(45deg)}
.service-pair{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.mini-service{display:flex;flex-direction:column;border:1px solid var(--stone);background:var(--paper)}
.mini-media{aspect-ratio:16/9;overflow:hidden}
.mini-media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.mini-service:hover .mini-media img{transform:scale(1.04)}
.mini-body{padding:32px 34px 36px;display:flex;flex-direction:column;align-items:flex-start;flex:1}
.mini-body p{color:var(--muted)}
.mini-body .text-link{margin-top:auto}
/* before/after */
.projects .sub{color:rgba(255,255,255,.6)}
.ba-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
.ba-card{margin:0}
.ba{position:relative;aspect-ratio:3/2;overflow:hidden;background:#2a2d31;user-select:none;--pos:50%}
.ba img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ba-before{clip-path:inset(0 calc(100% - var(--pos)) 0 0)}
.ba-handle{position:absolute;top:0;bottom:0;left:var(--pos);width:2px;margin-left:-1px;background:var(--brass-2);pointer-events:none}
.ba-handle::after{content:"‹ ›";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:42px;height:42px;border-radius:50%;background:var(--ink);border:1px solid var(--brass-2);color:var(--brass-2);display:flex;align-items:center;justify-content:center;font-size:18px;letter-spacing:2px}
.ba-range{position:absolute;inset:0;width:100%;height:100%;margin:0;opacity:0;cursor:ew-resize;-webkit-appearance:none;appearance:none}
.ba-range:focus-visible + *{outline:none}
.ba:focus-within{outline:2px solid var(--brass-2);outline-offset:3px}
.ba-tag{position:absolute;top:14px;padding:6px 10px;font-size:.66rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase;background:rgba(17,19,21,.75);color:#fff;pointer-events:none}
.ba-tag-before{left:14px}.ba-tag-after{right:14px;background:var(--brass);color:#111}
.ba-card figcaption{display:flex;flex-direction:column;gap:4px;padding-top:16px;color:rgba(255,255,255,.65);font-size:.92rem}
.ba-card figcaption strong{font-family:var(--serif);font-weight:500;font-size:1.35rem;color:#fff}
.cap-type{font-size:.68rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-2)}
.record{margin-top:64px;border-top:1px solid var(--line);padding-top:36px}
.record-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.record-list li{display:flex;flex-direction:column;gap:8px;color:rgba(255,255,255,.75);font-size:.95rem}
.rec-num{font-family:var(--serif);font-size:2.6rem;line-height:1;color:#fff}
/* how it works */
.process-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(40px,7vw,100px);align-items:center}
.process-media{aspect-ratio:4/5;overflow:hidden}
.process-media img{width:100%;height:100%;object-fit:cover}
.process .section-head{margin-bottom:30px}
.steps.stacked{grid-template-columns:1fr;gap:0;margin-bottom:34px}
.steps.stacked li{display:flex;gap:26px;padding:22px 0;border-top:1px solid var(--stone)}
.steps.stacked li:last-child{border-bottom:1px solid var(--stone)}
.steps.stacked .step-n{font-size:1.6rem;margin:0;min-width:40px}
.steps.stacked h4{margin-bottom:4px}
/* investors */
.inv-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(40px,7vw,100px);align-items:center}
.inv-quote{font-family:var(--serif);font-style:italic;font-size:1.5rem;line-height:1.35;color:#fff;border-left:2px solid var(--brass);padding-left:22px;margin:26px 0 30px}
.investors .risk-inline{text-align:left;color:rgba(255,255,255,.5);margin:22px 0 0}
.investors strong{color:#fff}
.contact .enquiry{margin-top:0}
.foot-logo img{width:150px;height:auto}
@media (max-width:1020px){
  .ba-grid{grid-template-columns:1fr 1fr}
  .record-list{grid-template-columns:1fr 1fr}
  .brand-lockup{height:40px}
}
@media (max-width:820px){
  .compare,.service-pair,.process-grid,.inv-grid{grid-template-columns:1fr}
  .ba-grid{grid-template-columns:1fr}
  .process-media{aspect-ratio:16/10}
}
@media (max-width:560px){
  .brand-lockup{height:34px}
  .strip-grid.ones .strip-item{flex-direction:column;gap:2px}
  .one{font-size:1.6rem}
  .strip-grid.ones .lbl{font-size:.82rem}
  .record-list{grid-template-columns:1fr 1fr;gap:22px}
  .rec-num{font-size:2rem}
  .compare-col{padding:26px 22px}
  .toggle label{padding:11px 4px;font-size:.7rem;letter-spacing:.08em}
  .hero-mark{width:44px;height:44px;margin-bottom:18px}
}
.brand img.brand-lockup{width:auto;height:46px}
.top.scrolled .brand img.brand-lockup{height:40px}
@media (max-width:1020px){.brand img.brand-lockup{height:40px}}
@media (max-width:560px){.brand img.brand-lockup{height:34px}}
.hero h1{max-width:none}
.brand img.brand-lockup{height:52px}
.top.scrolled .brand img.brand-lockup{height:44px}
@media (max-width:1020px){.brand img.brand-lockup{height:46px}}
@media (max-width:560px){.brand img.brand-lockup{height:42px}}
@media (max-width:560px){.hero-mark{display:none}.hero-inner{padding-top:120px}}
/* featured project */
.featured{border:1px solid var(--line);background:var(--char-2);padding:clamp(28px,4vw,52px);margin-bottom:72px}
.feat-head{max-width:760px;margin-bottom:34px}
.feat-head h3{color:#fff;font-size:clamp(1.9rem,3vw,2.6rem)}
.feat-head p{color:rgba(255,255,255,.72)}
.story{list-style:none;padding:0;margin:0 0 34px;display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:22px;counter-reset:none;max-width:720px}
.story li{display:flex;flex-direction:column}
.story-img{all:unset;cursor:zoom-in;display:block;aspect-ratio:4/3;overflow:hidden;margin-bottom:16px;position:relative}
.story-img img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.story-img:hover img{transform:scale(1.05)}
.story-img:focus-visible{outline:2px solid var(--brass-2);outline-offset:3px}
.story-n{font-family:var(--serif);color:var(--brass-2);font-size:1.1rem;border-top:1px solid var(--line);padding-top:12px}
.story h4{color:#fff;margin:4px 0}
.story p{color:rgba(255,255,255,.62);font-size:.92rem;margin:0}
.gallery{display:grid;grid-template-columns:repeat(auto-fit,minmax(140px,220px));gap:8px}
.g-item{display:block;aspect-ratio:1;overflow:hidden;cursor:zoom-in;position:relative}
.g-item img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease),opacity .3s}
.g-item:hover img{transform:scale(1.08)}
.g-item:focus-visible{outline:2px solid var(--brass-2);outline-offset:2px}
.feat-note{margin:14px 0 0;font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.45)}
.section-sub{margin-bottom:26px}.section-sub .sub{color:rgba(255,255,255,.6);margin:0}
/* lightbox */
.lightbox{position:fixed;inset:0;z-index:100;background:rgba(10,11,12,.94);display:flex;align-items:center;justify-content:center;padding:60px 70px}
.lightbox[hidden]{display:none}
.lightbox figure{margin:0;max-width:100%;max-height:100%;display:flex;flex-direction:column;align-items:center}
.lightbox img{max-width:min(1400px,100%);max-height:calc(100vh - 150px);object-fit:contain;display:block}
.lightbox figcaption{color:rgba(255,255,255,.8);margin-top:14px;font-size:.95rem;text-align:center}
.lightbox button{position:absolute;background:none;border:1px solid rgba(210,180,126,.6);color:var(--brass-2);width:48px;height:48px;font-size:26px;line-height:1;cursor:pointer}
.lightbox button:hover{background:var(--brass);color:#111}
.lb-close{top:18px;right:18px}.lb-prev{left:14px;top:50%;transform:translateY(-50%)}.lb-next{right:14px;top:50%;transform:translateY(-50%)}
@media (max-width:1020px){.story{grid-template-columns:1fr 1fr}.gallery{grid-template-columns:repeat(5,1fr)}}
@media (max-width:560px){.gallery{grid-template-columns:repeat(3,1fr)}.story{gap:26px 16px}.lightbox{padding:60px 10px 80px}.lb-prev,.lb-next{top:auto;bottom:14px;transform:none}.lb-prev{left:calc(50% - 58px)}.lb-next{right:calc(50% - 58px)}}

.story-4{grid-template-columns:repeat(4,1fr);max-width:none}
.commercial-grid{grid-template-columns:repeat(auto-fit,minmax(140px,1fr));margin-top:18px}
.ba-grid{grid-template-columns:1fr;max-width:820px}
@media (max-width:1020px){.story-4{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.story-4{grid-template-columns:1fr}}