@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@300;400;500;600&family=Playfair+Display:ital,wght@0,400;0,500;1,400&display=swap');
@import url('https://fonts.googleapis.com/css2?family=Noto+Sans+Arabic:wght@300;400;500;600&family=Noto+Serif+Arabic:wght@300;400;500&display=swap');

:root{
  --ink:#0a0c0c;
  --ink-2:#111414;
  --ink-3:#1a1d1d;
  --paper:#f3f0ea;
  --paper-2:#ebe6dc;
  --white:#fff;
  --muted:#787972;
  --muted-dark:#aaa9a2;
  --bronze:#b58a55;
  --bronze-2:#d0aa75;
  --line:rgba(10,12,12,.14);
  --line-light:rgba(255,255,255,.15);
  --serif:'Playfair Display', Georgia, serif;
  --sans:'DM Sans', Arial, sans-serif;
  --pad:clamp(1.25rem,4vw,5.25rem);
  --section:clamp(5rem,9vw,9.5rem);
  --ease:cubic-bezier(.22,1,.36,1);
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;background:var(--ink)}
body{font-family:var(--sans);font-weight:300;color:var(--ink);background:var(--paper);overflow-x:hidden;-webkit-font-smoothing:antialiased}
body.menu-open{overflow:hidden}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
button{border:0;background:none;color:inherit;cursor:pointer}
img{display:block;width:100%;height:100%;object-fit:cover}
::selection{background:var(--bronze);color:var(--white)}

.skip-link{position:fixed;left:1rem;top:-5rem;z-index:9999;background:var(--white);color:var(--ink);padding:.8rem 1rem;transition:top .2s}
.skip-link:focus{top:1rem}
.visually-hidden{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}

.loader{position:fixed;inset:0;z-index:5000;background:var(--ink);display:grid;place-items:center;transition:opacity .7s var(--ease),visibility .7s}
.loader.out{opacity:0;visibility:hidden}
.loader-mark{display:flex;align-items:center;gap:.8rem;color:var(--white);font-size:.62rem;letter-spacing:.28em;text-transform:uppercase}
.loader-mark:before{content:'';width:2.5rem;height:1px;background:var(--bronze-2);animation:loaderline 1s ease-in-out infinite alternate}
@keyframes loaderline{to{width:5rem}}

.cursor-dot,.cursor-ring{display:none;position:fixed;pointer-events:none;z-index:6000;border-radius:50%;mix-blend-mode:difference}
@media (pointer:fine){
  .cursor-dot,.cursor-ring{display:block}
  .cursor-dot{width:6px;height:6px;background:#fff;transform:translate(-50%,-50%)}
  .cursor-ring{width:36px;height:36px;border:1px solid rgba(255,255,255,.72);transform:translate(-50%,-50%);transition:width .2s,height .2s,opacity .2s}
  .cursor-ring.hover{width:56px;height:56px;opacity:.6}
}

.site-header{position:fixed;top:0;left:0;right:0;z-index:1200;height:88px;padding:0 var(--pad);display:grid;grid-template-columns:1fr auto 1fr;align-items:center;color:#fff;transition:background .35s,color .35s,border-color .35s,transform .35s}
.site-header.is-solid{background:rgba(243,240,234,.94);backdrop-filter:blur(16px);color:var(--ink);border-bottom:1px solid var(--line)}
.site-header.is-hidden{transform:translateY(-100%)}
.brand{justify-self:start;font-family:var(--serif);font-size:1.02rem;line-height:1;letter-spacing:.18em;text-transform:uppercase;font-weight:500;white-space:nowrap}
.brand span{color:var(--bronze-2)}
.site-header.is-solid .brand span{color:var(--bronze)}
.primary-nav{display:flex;align-items:center;gap:2rem}
.primary-nav a{font-size:.67rem;letter-spacing:.12em;text-transform:uppercase;opacity:.72;transition:opacity .2s}
.primary-nav a:hover,.primary-nav a[aria-current='page']{opacity:1}
.header-actions{justify-self:end;display:flex;align-items:center;gap:.85rem}
.header-phone{font-size:.67rem;letter-spacing:.08em;opacity:.72}
.header-enquire{display:inline-flex;align-items:center;justify-content:center;border:1px solid currentColor;padding:.72rem 1rem;font-size:.62rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;transition:background .25s,color .25s}
.header-enquire:hover{background:#fff;color:var(--ink)}
.site-header.is-solid .header-enquire:hover{background:var(--ink);color:#fff}
.menu-button{display:none;width:42px;height:42px;align-items:center;justify-content:center;position:relative}
.menu-button span,.menu-button:before,.menu-button:after{content:'';position:absolute;width:22px;height:1px;background:currentColor;transition:transform .3s,opacity .3s}
.menu-button:before{transform:translateY(-6px)}
.menu-button:after{transform:translateY(6px)}
.menu-button.open span{opacity:0}
.menu-button.open:before{transform:rotate(45deg)}
.menu-button.open:after{transform:rotate(-45deg)}

.mobile-menu{position:fixed;inset:0;z-index:1100;background:var(--ink);color:#fff;padding:8rem var(--pad) 2.5rem;display:grid;align-content:center;visibility:hidden;opacity:0;transform:translateY(-1%);transition:opacity .35s,visibility .35s,transform .5s var(--ease)}
.mobile-menu.open{visibility:visible;opacity:1;transform:none}
.mobile-menu nav{display:grid}
.mobile-menu nav a{font-family:var(--serif);font-size:clamp(2.2rem,9vw,5rem);line-height:1.08;padding:.32rem 0;border-bottom:1px solid rgba(255,255,255,.1)}
.mobile-meta{margin-top:2rem;display:flex;gap:1.5rem;flex-wrap:wrap;font-size:.72rem;color:rgba(255,255,255,.5)}

.page-main{min-height:100vh}
.hero{position:relative;height:100svh;min-height:720px;color:#fff;display:flex;align-items:flex-end;overflow:hidden;background:var(--ink)}
.hero-media,.hero-shade{position:absolute;inset:0}
.hero-media img{transform:scale(1.035);will-change:transform}
.hero-shade{background:linear-gradient(100deg,rgba(4,6,6,.84) 0%,rgba(4,6,6,.38) 42%,rgba(4,6,6,.09) 70%),linear-gradient(to top,rgba(4,6,6,.68),transparent 52%)}
.hero-inner{position:relative;z-index:2;width:100%;padding:0 var(--pad) clamp(6rem,11vh,9rem);display:grid;grid-template-columns:minmax(0,1fr) auto;align-items:end;gap:4rem}
.eyebrow{display:flex;align-items:center;gap:.9rem;font-size:.62rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze)}
.hero .eyebrow{color:rgba(255,255,255,.62)}
.eyebrow:before{content:'';width:2rem;height:1px;background:var(--bronze)}
.hero .eyebrow:before{background:var(--bronze-2)}
.hero-title{font-family:var(--serif);font-size:clamp(3.6rem,7.5vw,8.8rem);font-weight:400;letter-spacing:-.045em;line-height:.89;max-width:1000px;margin-top:1.45rem}
.hero-title em{font-weight:400;color:var(--bronze-2)}
.hero-copy{max-width:560px;margin-top:1.7rem;font-size:clamp(.88rem,1vw,1rem);line-height:1.8;color:rgba(255,255,255,.64)}
.hero-actions{display:flex;align-items:center;gap:.65rem;margin-top:2.2rem;flex-wrap:wrap}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.8rem;min-height:48px;padding:.9rem 1.3rem;font-size:.64rem;font-weight:500;letter-spacing:.13em;text-transform:uppercase;border:1px solid transparent;transition:all .25s var(--ease)}
.btn span.arrow{font-size:1rem;line-height:0;transition:transform .25s}
.btn:hover span.arrow{transform:translateX(4px)}
.btn-light{background:var(--paper);color:var(--ink)}
.btn-light:hover{background:#fff}
.btn-ghost-light{border-color:rgba(255,255,255,.45);color:#fff}
.btn-ghost-light:hover{background:#fff;color:var(--ink);border-color:#fff}
.btn-dark{background:var(--ink);color:#fff}
.btn-dark:hover{background:var(--bronze)}
.btn-ghost{border-color:var(--line);color:var(--ink)}
.btn-ghost:hover{border-color:var(--ink)}
.hero-aside{min-width:240px;border-left:1px solid rgba(255,255,255,.22);padding-left:1.6rem;padding-bottom:.2rem}
.hero-aside-label{font-size:.56rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.42);margin-bottom:.85rem}
.hero-aside-value{font-family:var(--serif);font-size:1.1rem;line-height:1.55}
.hero-index{position:absolute;right:var(--pad);top:50%;z-index:3;transform:translateY(-50%);display:flex;flex-direction:column;gap:.9rem;align-items:flex-end}
.hero-index span{font-size:.55rem;letter-spacing:.14em;color:rgba(255,255,255,.45)}
.hero-index-line{height:76px;width:1px;background:rgba(255,255,255,.25);overflow:hidden;position:relative}
.hero-index-line:after{content:'';position:absolute;inset:0 0 auto;height:35%;background:#fff;animation:scrollbar 2.2s ease-in-out infinite}
@keyframes scrollbar{0%{transform:translateY(-100%)}100%{transform:translateY(300%)}}

.section{padding:var(--section) var(--pad)}
.section-dark{background:var(--ink);color:#fff}
.section-paper{background:var(--paper)}
.section-white{background:#fff}
.section-kicker{font-size:.61rem;text-transform:uppercase;letter-spacing:.2em;color:var(--bronze);font-weight:500;margin-bottom:1rem}
.section-title{font-family:var(--serif);font-weight:400;letter-spacing:-.035em;line-height:.98;font-size:clamp(2.5rem,5.2vw,6rem)}
.section-copy{font-size:.88rem;line-height:1.9;color:var(--muted);max-width:580px}
.section-dark .section-copy{color:rgba(255,255,255,.5)}
.section-head{display:flex;justify-content:space-between;align-items:end;gap:3rem;margin-bottom:clamp(2.5rem,5vw,5rem)}
.section-head .section-copy{max-width:430px}

.discovery{position:relative;z-index:10;margin-top:-42px;padding:0 var(--pad)}
.discovery-panel{max-width:1400px;margin:auto;background:#fff;box-shadow:0 18px 50px rgba(6,8,8,.14);display:grid;grid-template-columns:1fr 1fr 1fr auto;align-items:end}
.field{padding:1.2rem 1.35rem;border-right:1px solid var(--line)}
.field label{display:block;font-size:.53rem;font-weight:500;letter-spacing:.15em;text-transform:uppercase;color:var(--muted);margin-bottom:.55rem}
.field select,.field input{width:100%;border:0;background:transparent;color:var(--ink);font-size:.82rem;outline:0;appearance:none}
.discovery-submit{height:100%;min-height:84px;padding:0 1.8rem;background:var(--ink);color:#fff;font-size:.61rem;font-weight:500;letter-spacing:.13em;text-transform:uppercase;transition:background .2s}
.discovery-submit:hover{background:var(--bronze)}

.intro-grid{display:grid;grid-template-columns:minmax(0,1.08fr) minmax(280px,.72fr);gap:clamp(3rem,8vw,9rem);align-items:end}
.intro-quote{font-family:var(--serif);font-size:clamp(2.25rem,4.5vw,5rem);line-height:1.05;letter-spacing:-.035em}
.intro-quote em{color:var(--bronze);font-weight:400}
.intro-side{display:grid;gap:1.6rem}

.collection-shell{overflow:hidden}
.collection-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:1rem}
.property-card{position:relative;min-height:560px;overflow:hidden;background:#222;color:#fff;isolation:isolate}
.property-card:nth-child(1){grid-column:span 7}
.property-card:nth-child(2){grid-column:span 5}
.property-card:nth-child(3),.property-card:nth-child(4){grid-column:span 6}
.property-card-image{position:absolute;inset:0;transition:transform 1.1s var(--ease);z-index:-2}
.property-card:hover .property-card-image{transform:scale(1.045)}
.property-card:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(to top,rgba(5,7,7,.84) 0%,rgba(5,7,7,.1) 56%),linear-gradient(110deg,rgba(5,7,7,.42),transparent 56%)}
.property-card-top{position:absolute;top:1.5rem;left:1.5rem;right:1.5rem;display:flex;justify-content:space-between;align-items:flex-start}
.property-status{background:rgba(242,238,230,.92);color:var(--ink);padding:.48rem .7rem;font-size:.52rem;letter-spacing:.11em;text-transform:uppercase;font-weight:500}
.property-number{font-size:.58rem;letter-spacing:.14em;color:rgba(255,255,255,.65)}
.property-card-body{position:absolute;left:1.7rem;right:1.7rem;bottom:1.7rem}
.property-place{font-size:.58rem;letter-spacing:.15em;text-transform:uppercase;color:var(--bronze-2);margin-bottom:.6rem}
.property-name{font-family:var(--serif);font-weight:400;font-size:clamp(1.65rem,2.8vw,3rem);line-height:1.04;max-width:590px}
.property-card-meta{display:flex;justify-content:space-between;align-items:end;gap:1rem;margin-top:1.2rem;padding-top:1rem;border-top:1px solid rgba(255,255,255,.2)}
.property-price{font-size:.72rem;letter-spacing:.04em;color:rgba(255,255,255,.78)}
.property-open{width:42px;height:42px;border:1px solid rgba(255,255,255,.35);display:grid;place-items:center;font-size:1rem;transition:background .25s,color .25s,border-color .25s}
.property-card:hover .property-open{background:#fff;color:var(--ink);border-color:#fff}

.signature{display:grid;grid-template-columns:1fr 1fr;min-height:760px}
.signature-media{position:relative;min-height:620px;overflow:hidden}
.signature-media img{position:absolute;inset:0}
.signature-copy{background:var(--ink);color:#fff;padding:clamp(3rem,7vw,7rem);display:flex;flex-direction:column;justify-content:center}
.signature-copy .section-title{font-size:clamp(2.8rem,4.5vw,5.5rem)}
.signature-points{margin-top:3rem;border-top:1px solid rgba(255,255,255,.14)}
.signature-point{display:grid;grid-template-columns:42px 1fr auto;gap:1rem;align-items:center;padding:1.2rem 0;border-bottom:1px solid rgba(255,255,255,.14)}
.signature-point n{font-family:var(--serif);color:var(--bronze-2);font-size:.75rem}
.signature-point strong{font-size:.75rem;font-weight:400}
.signature-point span{color:rgba(255,255,255,.35)}

.location-strip{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.location-tile{position:relative;min-height:490px;overflow:hidden;color:#fff;border-right:1px solid rgba(255,255,255,.2);background:#222}
.location-tile:last-child{border-right:0}
.location-tile img{position:absolute;inset:0;filter:brightness(.48);transition:transform .9s var(--ease),filter .5s}
.location-tile:after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(4,6,6,.76),transparent 60%)}
.location-tile:hover img{transform:scale(1.05);filter:brightness(.62)}
.location-info{position:absolute;z-index:2;left:1.4rem;right:1.4rem;bottom:1.5rem}
.location-name{font-family:var(--serif);font-size:1.45rem;margin-bottom:.25rem}
.location-desc{font-size:.63rem;line-height:1.5;color:rgba(255,255,255,.5)}
.location-arrow{position:absolute;z-index:2;right:1.3rem;top:1.3rem;width:38px;height:38px;border:1px solid rgba(255,255,255,.3);display:grid;place-items:center;opacity:0;transform:translateY(5px);transition:all .3s}
.location-tile:hover .location-arrow{opacity:1;transform:none}

.editorial-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:1px;background:var(--line)}
.story-card{background:var(--paper);min-height:500px;display:flex;flex-direction:column}
.story-card:first-child{grid-row:span 1}
.story-image{height:260px;overflow:hidden}
.story-image img{transition:transform .8s var(--ease)}
.story-card:hover .story-image img{transform:scale(1.035)}
.story-body{padding:1.6rem;display:flex;flex-direction:column;flex:1}
.story-meta{font-size:.54rem;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);margin-bottom:.9rem}
.story-title{font-family:var(--serif);font-size:1.55rem;line-height:1.15;margin-bottom:.8rem}
.story-text{font-size:.75rem;line-height:1.75;color:var(--muted)}
.story-link{margin-top:auto;padding-top:1.6rem;font-size:.58rem;font-weight:500;letter-spacing:.13em;text-transform:uppercase}

.cta-panel{position:relative;min-height:620px;display:flex;align-items:center;color:#fff;background:var(--ink);overflow:hidden}
.cta-panel img{position:absolute;inset:0;filter:brightness(.28);transform:scale(1.02)}
.cta-panel:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(5,7,7,.78),rgba(5,7,7,.18))}
.cta-inner{position:relative;z-index:2;padding:var(--section) var(--pad);max-width:900px}
.cta-title{font-family:var(--serif);font-size:clamp(3rem,6vw,7rem);line-height:.95;letter-spacing:-.04em}
.cta-copy{max-width:560px;color:rgba(255,255,255,.6);line-height:1.8;font-size:.85rem;margin-top:1.4rem}

.page-hero{position:relative;min-height:58vh;padding:clamp(9rem,16vh,13rem) var(--pad) 4.5rem;background:var(--ink);color:#fff;overflow:hidden;display:flex;align-items:flex-end}
.page-hero-media{position:absolute;inset:0;opacity:.55}
.page-hero-media:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(4,6,6,.9),rgba(4,6,6,.28)),linear-gradient(to top,rgba(4,6,6,.6),transparent)}
.page-hero-copy{position:relative;z-index:2;max-width:920px}
.page-hero h1{font-family:var(--serif);font-size:clamp(3.5rem,7vw,8rem);font-weight:400;line-height:.92;letter-spacing:-.045em;margin-top:1rem}
.page-hero p{max-width:560px;font-size:.86rem;line-height:1.8;color:rgba(255,255,255,.58);margin-top:1.4rem}

.filterbar{position:sticky;top:87px;z-index:50;background:rgba(243,240,234,.96);backdrop-filter:blur(14px);border-bottom:1px solid var(--line);padding:1rem var(--pad);display:flex;gap:.65rem;align-items:center;flex-wrap:wrap}
.filter-chip{border:1px solid var(--line);padding:.65rem .9rem;font-size:.59rem;letter-spacing:.11em;text-transform:uppercase;transition:all .2s}
.filter-chip:hover,.filter-chip.active{background:var(--ink);border-color:var(--ink);color:#fff}
.filter-count{margin-left:auto;font-size:.62rem;color:var(--muted)}
.properties-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:1px;background:var(--line)}
.listing{background:var(--paper);padding-bottom:2rem}
.listing-image{aspect-ratio:1.36/1;overflow:hidden;position:relative}
.listing-image img{transition:transform .9s var(--ease)}
.listing:hover .listing-image img{transform:scale(1.035)}
.listing-tag{position:absolute;top:1rem;left:1rem;background:rgba(243,240,234,.94);padding:.45rem .68rem;font-size:.51rem;letter-spacing:.11em;text-transform:uppercase}
.listing-body{padding:1.6rem 1.6rem 0}
.listing-place{font-size:.55rem;letter-spacing:.15em;text-transform:uppercase;color:var(--bronze);margin-bottom:.6rem}
.listing-name{font-family:var(--serif);font-size:clamp(1.6rem,2.5vw,2.7rem);line-height:1.08}
.listing-desc{font-size:.73rem;line-height:1.8;color:var(--muted);margin-top:.9rem;max-width:610px}
.listing-meta{display:grid;grid-template-columns:repeat(3,1fr);gap:.8rem;margin-top:1.3rem;padding-top:1.1rem;border-top:1px solid var(--line)}
.listing-meta strong{display:block;font-size:.71rem;font-weight:500}
.listing-meta span{display:block;font-size:.52rem;text-transform:uppercase;letter-spacing:.1em;color:var(--muted);margin-top:.2rem}
.listing-foot{display:flex;align-items:center;justify-content:space-between;gap:1rem;margin-top:1.5rem}
.listing-price{font-family:var(--serif);font-size:1.05rem;color:var(--bronze)}
.listing-view{font-size:.57rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase}

.property-hero{position:relative;height:88svh;min-height:680px;background:var(--ink);color:#fff;display:flex;align-items:flex-end;overflow:hidden}
.property-hero img{position:absolute;inset:0}
.property-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(4,6,6,.84),rgba(4,6,6,.06) 62%),linear-gradient(90deg,rgba(4,6,6,.35),transparent)}
.property-hero-body{position:relative;z-index:2;padding:0 var(--pad) 5rem;width:100%;display:grid;grid-template-columns:1fr auto;gap:2rem;align-items:end}
.property-hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(3rem,6vw,7rem);line-height:.95;letter-spacing:-.04em;max-width:850px}
.property-hero-price{font-family:var(--serif);font-size:1.45rem;color:var(--bronze-2);text-align:right}
.property-hero-place{font-size:.6rem;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.55);margin-bottom:.8rem}
.property-summary{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:clamp(3rem,8vw,8rem)}
.property-lead{font-family:var(--serif);font-size:clamp(2rem,3.5vw,4.2rem);line-height:1.08;letter-spacing:-.03em}
.property-description{font-size:.86rem;line-height:2;color:var(--muted);max-width:700px;margin-top:1.8rem}
.property-stats{border-top:1px solid var(--line)}
.property-stat{display:flex;justify-content:space-between;gap:1rem;padding:1rem 0;border-bottom:1px solid var(--line);font-size:.7rem}
.property-stat span{color:var(--muted)}
.property-gallery{display:grid;grid-template-columns:1.35fr .65fr;grid-template-rows:360px 360px;gap:1rem;padding:0 var(--pad) var(--section)}
.property-gallery figure{overflow:hidden;background:#ddd}
.property-gallery figure:first-child{grid-row:span 2}
.property-gallery img{transition:transform .9s var(--ease)}
.property-gallery figure:hover img{transform:scale(1.025)}
.feature-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.feature{background:var(--paper);padding:2rem}
.feature-number{font-family:var(--serif);color:var(--bronze);font-size:.8rem;margin-bottom:2.2rem}
.feature-title{font-size:.72rem;font-weight:500;margin-bottom:.5rem}
.feature-text{font-size:.69rem;line-height:1.7;color:var(--muted)}
.enquiry-card{position:sticky;top:120px;border:1px solid var(--line);padding:1.7rem;background:#fff}
.enquiry-card h3{font-family:var(--serif);font-size:1.6rem;font-weight:400}
.enquiry-card p{font-size:.7rem;line-height:1.7;color:var(--muted);margin:.7rem 0 1.2rem}
.enquiry-card .btn{width:100%}
.enquiry-card .micro{font-size:.56rem;line-height:1.65;color:var(--muted);margin-top:1rem}

.service-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line)}
.service-card{background:var(--paper);padding:clamp(2rem,4vw,4rem);min-height:360px;display:flex;flex-direction:column}
.service-n{font-family:var(--serif);color:var(--bronze);font-size:.8rem;margin-bottom:4rem}
.service-card h3{font-family:var(--serif);font-size:clamp(1.8rem,3vw,3rem);font-weight:400;line-height:1.1}
.service-card p{font-size:.76rem;line-height:1.8;color:var(--muted);max-width:520px;margin-top:1rem}
.service-card a{margin-top:auto;padding-top:2rem;font-size:.58rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase}
.process{counter-reset:steps;border-top:1px solid var(--line)}
.process-step{display:grid;grid-template-columns:90px minmax(0,.7fr) minmax(0,1fr);gap:2rem;padding:2rem 0;border-bottom:1px solid var(--line);align-items:start}
.process-step:before{counter-increment:steps;content:'0' counter(steps);font-family:var(--serif);color:var(--bronze);font-size:.8rem}
.process-step h3{font-family:var(--serif);font-size:1.5rem;font-weight:400}
.process-step p{font-size:.75rem;line-height:1.8;color:var(--muted)}

.journal-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}
.journal-card{background:#fff}
.journal-card .story-image{height:300px}
.journal-card .story-body{padding:1.5rem}

.contact-layout{display:grid;grid-template-columns:.8fr 1.2fr;min-height:780px}
.contact-info{background:var(--ink);color:#fff;padding:clamp(7rem,11vw,11rem) var(--pad) 5rem;display:flex;flex-direction:column}
.contact-info h1{font-family:var(--serif);font-size:clamp(3.4rem,6vw,6.5rem);font-weight:400;line-height:.95;letter-spacing:-.04em}
.contact-info p{color:rgba(255,255,255,.52);font-size:.8rem;line-height:1.9;max-width:450px;margin-top:1.4rem}
.contact-details{margin-top:auto;padding-top:4rem;border-top:1px solid rgba(255,255,255,.14);display:grid;gap:1rem}
.contact-detail label{display:block;font-size:.52rem;letter-spacing:.15em;text-transform:uppercase;color:rgba(255,255,255,.35);margin-bottom:.28rem}
.contact-detail a,.contact-detail span{font-family:var(--serif);font-size:1.05rem}
.contact-form-wrap{background:var(--paper);padding:clamp(7rem,11vw,11rem) var(--pad) 5rem}
.form-title{font-family:var(--serif);font-size:clamp(2rem,3vw,3.2rem);font-weight:400;margin-bottom:.7rem}
.form-intro{font-size:.75rem;line-height:1.8;color:var(--muted);margin-bottom:2rem;max-width:560px}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem}
.form-group.full{grid-column:1/-1}
.form-group label{display:block;font-size:.54rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:.5rem}
.form-control{width:100%;border:0;border-bottom:1px solid var(--line);background:transparent;padding:.7rem 0 .8rem;font-size:.8rem;color:var(--ink);outline:none;border-radius:0;transition:border-color .2s}
.form-control:focus{border-bottom-color:var(--bronze)}
textarea.form-control{min-height:110px;resize:vertical}
.form-actions{display:flex;align-items:center;gap:1rem;flex-wrap:wrap;margin-top:2rem}
.form-note{font-size:.57rem;line-height:1.6;color:var(--muted);max-width:330px}
.form-success{display:none;padding:2rem 0}
.form-success.show{display:block}
.form-success h3{font-family:var(--serif);font-size:2.2rem;font-weight:400}
.form-success p{font-size:.78rem;line-height:1.8;color:var(--muted);margin-top:.8rem}

.faq{border-top:1px solid var(--line)}
.faq-item{border-bottom:1px solid var(--line)}
.faq-q{width:100%;display:flex;justify-content:space-between;gap:2rem;padding:1.4rem 0;text-align:left;font-size:.8rem}
.faq-plus{font-size:1.1rem;color:var(--bronze);transition:transform .3s}
.faq-item.open .faq-plus{transform:rotate(45deg)}
.faq-a{max-height:0;overflow:hidden;transition:max-height .4s var(--ease)}
.faq-a-inner{padding:0 3rem 1.5rem 0;font-size:.74rem;line-height:1.85;color:var(--muted);max-width:830px}

.site-footer{background:var(--ink-2);color:#fff;padding:5rem var(--pad) 2rem}
.footer-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:3rem;padding-bottom:3.5rem;border-bottom:1px solid rgba(255,255,255,.1)}
.footer-brand{font-family:var(--serif);font-size:1.25rem;letter-spacing:.17em;text-transform:uppercase}
.footer-brand span{color:var(--bronze-2)}
.footer-about{font-size:.69rem;line-height:1.8;color:rgba(255,255,255,.36);max-width:360px;margin-top:1rem}
.footer-col h4{font-size:.54rem;letter-spacing:.17em;text-transform:uppercase;color:var(--bronze-2);margin-bottom:1rem}
.footer-col a{display:block;font-size:.68rem;color:rgba(255,255,255,.42);margin:.55rem 0;transition:color .2s}
.footer-col a:hover{color:#fff}
.footer-bottom{display:flex;justify-content:space-between;gap:2rem;flex-wrap:wrap;padding-top:1.6rem;color:rgba(255,255,255,.24);font-size:.56rem;line-height:1.6}
.footer-bottom p{max-width:640px}

.float-contact{position:fixed;right:1.25rem;bottom:1.25rem;z-index:900;width:52px;height:52px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;box-shadow:0 12px 30px rgba(0,0,0,.2);transition:transform .25s,background .25s}
.float-contact:hover{transform:translateY(-3px);background:var(--bronze)}
.float-contact svg{width:19px;height:19px}

.reveal{opacity:0;transform:translateY(28px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal-delay-1{transition-delay:.08s}.reveal-delay-2{transition-delay:.16s}.reveal-delay-3{transition-delay:.24s}

@media (max-width:1180px){
  .primary-nav{display:none}.menu-button{display:flex}.header-phone{display:none}.site-header{grid-template-columns:1fr auto}
  .header-actions{gap:.35rem}
  .hero-inner{grid-template-columns:1fr}.hero-aside{display:none}.hero-index{display:none}
  .location-strip{grid-template-columns:repeat(3,1fr)}.location-tile:nth-child(4),.location-tile:nth-child(5){min-height:380px}
  .editorial-grid{grid-template-columns:1fr 1fr}.story-card:first-child{grid-column:1/-1}
  .contact-layout{grid-template-columns:1fr}.contact-info{min-height:580px}.contact-details{margin-top:4rem}
}

@media (max-width:900px){
  .discovery-panel{grid-template-columns:1fr 1fr}.discovery-submit{min-height:70px}.field:nth-child(2){border-right:0}
  .intro-grid,.signature,.property-summary{grid-template-columns:1fr}
  .signature-media{min-height:520px}.signature-copy{min-height:560px}
  .collection-grid{grid-template-columns:1fr}.property-card,.property-card:nth-child(n){grid-column:1;min-height:520px}
  .location-strip{grid-template-columns:1fr 1fr}.location-tile{min-height:380px}
  .properties-grid{grid-template-columns:1fr}
  .property-gallery{grid-template-columns:1fr 1fr;grid-template-rows:380px 260px}.property-gallery figure:first-child{grid-column:1/-1;grid-row:auto}
  .feature-grid{grid-template-columns:1fr 1fr}
  .property-hero-body{grid-template-columns:1fr}.property-hero-price{text-align:left}
  .service-grid{grid-template-columns:1fr}.process-step{grid-template-columns:55px 1fr}.process-step p{grid-column:2}
  .journal-grid{grid-template-columns:1fr 1fr}
  .footer-grid{grid-template-columns:1fr 1fr}
}

@media (max-width:640px){
  .site-header{height:72px}.brand{font-size:.88rem}.header-enquire{display:none}
  .hero{min-height:680px}.hero-inner{padding-bottom:5.2rem}.hero-title{font-size:clamp(3.1rem,14vw,5.5rem)}
  .discovery{margin-top:0;padding:0}.discovery-panel{grid-template-columns:1fr;box-shadow:none}.field{border-right:0;border-bottom:1px solid var(--line)}.discovery-submit{min-height:62px}
  .section-head{display:grid}.section-copy{max-width:100%}
  .location-strip{grid-template-columns:1fr}.location-tile{min-height:420px;border-right:0;border-bottom:1px solid rgba(255,255,255,.2)}
  .editorial-grid,.journal-grid{grid-template-columns:1fr}.story-card:first-child{grid-column:auto}
  .page-hero{min-height:62vh}.page-hero h1{font-size:clamp(3rem,14vw,5.5rem)}
  .filterbar{top:71px;padding:.85rem var(--pad)}.filter-count{width:100%;margin-left:0}
  .property-hero{height:78svh}.property-hero-body{padding-bottom:3rem}.property-hero h1{font-size:clamp(2.8rem,13vw,5rem)}
  .property-gallery{grid-template-columns:1fr;grid-template-rows:360px 260px 260px}.property-gallery figure:first-child{grid-column:auto}
  .feature-grid{grid-template-columns:1fr}
  .form-grid{grid-template-columns:1fr}.form-group.full{grid-column:auto}
  .footer-grid{grid-template-columns:1fr}.footer-bottom{display:grid}
  .float-contact{width:48px;height:48px}
}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}*,*::before,*::after{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important}.reveal{opacity:1;transform:none}.hero-media img{transform:none!important}
}

/* 50-residence collection controls */
.filterbar-pro{display:grid;grid-template-columns:repeat(5,minmax(130px,1fr)) auto auto;gap:.75rem;align-items:end;padding-top:.9rem;padding-bottom:.9rem}
.filter-control{min-width:0}
.filter-control label{display:block;font-size:.48rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin:0 0 .35rem .05rem}
.filter-control select{width:100%;height:42px;border:1px solid var(--line);background:rgba(255,255,255,.52);color:var(--ink);padding:0 2rem 0 .75rem;font-size:.67rem;outline:0;border-radius:0;appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--muted) 50%),linear-gradient(135deg,var(--muted) 50%,transparent 50%);background-position:calc(100% - 14px) 17px,calc(100% - 10px) 17px;background-size:4px 4px,4px 4px;background-repeat:no-repeat;transition:border-color .2s,background-color .2s}
.filter-control select:focus{border-color:var(--bronze);background-color:#fff}
.filter-reset{height:42px;padding:0 1rem;border:1px solid var(--line);font-size:.55rem;font-weight:600;letter-spacing:.12em;text-transform:uppercase;transition:background .2s,color .2s,border-color .2s}
.filter-reset:hover{background:var(--ink);border-color:var(--ink);color:#fff}
.filterbar-pro .filter-count{align-self:center;white-space:nowrap;margin:0 0 .1rem .35rem}
.collection-note{padding:.85rem var(--pad);background:var(--ink-3);color:rgba(255,255,255,.52);font-size:.61rem;line-height:1.65;letter-spacing:.01em;border-bottom:1px solid rgba(255,255,255,.08)}
.collection-note strong{color:var(--bronze-2);font-weight:500}
.no-results{grid-column:1/-1;padding:5rem var(--pad);background:var(--paper)}
.no-results .section-title{font-size:clamp(2.4rem,4vw,4rem)}
.no-results .section-copy{margin-top:1rem}
.no-results .btn{margin-top:1.5rem}

@media (min-width:1181px){
  .location-strip{grid-template-columns:repeat(4,1fr)}
  .location-tile{min-height:430px;border-bottom:1px solid rgba(255,255,255,.2)}
  .location-tile:nth-child(4n){border-right:0}
}
@media (max-width:1180px){
  .filterbar-pro{grid-template-columns:repeat(3,minmax(150px,1fr)) auto}
  .filterbar-pro .filter-count{grid-column:1/-1;margin:0}
}
@media (max-width:760px){
  .filterbar-pro{position:relative;top:auto;grid-template-columns:1fr 1fr;padding-top:1rem;padding-bottom:1rem}
  .filter-reset{width:100%}
  .filterbar-pro .filter-count{grid-column:1/-1}
  .collection-note{font-size:.58rem}
}
@media (max-width:520px){
  .filterbar-pro{grid-template-columns:1fr}
  .filterbar-pro .filter-count{grid-column:auto}
}

.form-honeypot{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}

/* ======================================================================
   Reference-inspired 2026 visual system
   Deep British green · sea blue · ivory · champagne accents
   ====================================================================== */
:root{
  --ink:#042f29;
  --ink-2:#063a32;
  --ink-3:#0a473c;
  --paper:#f7f3ec;
  --paper-2:#efe9df;
  --white:#ffffff;
  --muted:#6d756f;
  --muted-dark:#b4beb8;
  --bronze:#c69a31;
  --bronze-2:#e0ba5b;
  --brand-blue:#118bb9;
  --brand-blue-2:#55b8d0;
  --whatsapp:#0aa830;
  --email-gold:#d5a51a;
  --call-blue:#0a8fc1;
  --line:rgba(4,47,41,.13);
  --line-light:rgba(255,255,255,.17);
}
html{background:var(--ink)}
body{background:var(--paper)}
::selection{background:var(--brand-blue);color:#fff}

.loader{background:linear-gradient(135deg,#032822 0%,#06443a 100%)}
.loader-mark:before{background:var(--bronze-2)}

.site-header{height:82px;background:linear-gradient(to bottom,rgba(2,38,33,.84),rgba(2,38,33,.12));border-bottom:1px solid rgba(255,255,255,.08)}
.site-header.is-solid{background:rgba(4,47,41,.96);color:#fff;border-bottom:1px solid rgba(255,255,255,.1);box-shadow:0 12px 35px rgba(2,29,25,.12)}
.site-header.is-solid .brand span{color:var(--bronze-2)}
.primary-nav a{opacity:.78}
.primary-nav a:hover,.primary-nav a[aria-current='page']{opacity:1;color:#fff}
.header-enquire{border-radius:999px;border-color:rgba(255,255,255,.55);padding:.78rem 1.2rem}
.header-enquire:hover,.site-header.is-solid .header-enquire:hover{background:#fff;color:var(--ink);border-color:#fff}
.mobile-menu{background:radial-gradient(circle at 80% 20%,rgba(17,139,185,.18),transparent 35%),linear-gradient(135deg,#032b25,#063e35)}
.mobile-menu nav a{border-bottom-color:rgba(255,255,255,.12)}

.hero-reference{min-height:760px;background:#0b6681}
.hero-reference .hero-media img{filter:saturate(.92) contrast(1.02)}
.hero-reference .hero-shade{background:
  linear-gradient(108deg,rgba(3,47,51,.95) 0%,rgba(7,91,112,.82) 36%,rgba(14,133,170,.42) 67%,rgba(4,36,31,.08) 100%),
  linear-gradient(to top,rgba(2,33,29,.64) 0%,transparent 56%)}
.hero-glow{position:absolute;inset:0;background:radial-gradient(circle at 76% 28%,rgba(134,225,244,.24),transparent 28%),linear-gradient(to bottom,rgba(255,255,255,.04),transparent 35%);pointer-events:none}
.hero-inner-reference{grid-template-columns:minmax(0,1fr) minmax(280px,360px);gap:clamp(2rem,6vw,6rem);padding-bottom:clamp(5.5rem,10vh,8.5rem)}
.hero-main-copy{max-width:970px}
.hero-reference .hero-title{font-size:clamp(3.4rem,6.6vw,7.8rem);max-width:960px;line-height:.91}
.hero-reference .hero-title em{color:#fff;font-style:normal}
.hero-reference .hero-copy{font-size:clamp(.9rem,1.1vw,1.03rem);max-width:650px;color:rgba(255,255,255,.78)}
.hero-offer-grid{display:grid;grid-template-columns:repeat(2,minmax(150px,1fr));max-width:620px;border:1px solid rgba(255,255,255,.62);border-radius:22px;overflow:hidden;margin-top:1.9rem;backdrop-filter:blur(12px);background:rgba(255,255,255,.045)}
.hero-offer-grid>div{padding:1rem 1.15rem;text-align:center;min-height:82px;display:flex;flex-direction:column;justify-content:center}
.hero-offer-grid>div:nth-child(odd){border-right:1px solid rgba(255,255,255,.45)}
.hero-offer-grid>div:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.45)}
.hero-offer-grid strong{font-size:clamp(1.25rem,2vw,1.75rem);font-weight:500;letter-spacing:-.03em}
.hero-offer-grid span{font-size:.53rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.66);margin-top:.25rem}
.hero-reference .hero-actions{margin-top:1.55rem}
.hero-reference .btn{border-radius:999px;min-height:50px;padding:.9rem 1.5rem}
.hero-reference .btn-light{background:#fff;color:#17332f}
.hero-reference .btn-light:hover{background:#f7f3ec;transform:translateY(-1px)}
.hero-reference .btn-ghost-light{border-color:rgba(255,255,255,.65);background:rgba(255,255,255,.04)}
.hero-brochure{display:inline-flex;align-items:center;gap:.7rem;margin-top:1rem;font-size:.61rem;text-transform:uppercase;letter-spacing:.12em;color:rgba(255,255,255,.86);transition:opacity .2s,transform .2s}
.hero-brochure:hover{opacity:1;transform:translateX(3px)}
.hero-download-icon{width:27px;height:27px;border-radius:50%;background:rgba(255,255,255,.95);color:var(--ink);display:grid;place-items:center;font-size:.9rem}
.hero-aside-card{border:1px solid rgba(255,255,255,.26);border-left:1px solid rgba(255,255,255,.26);padding:1.7rem;border-radius:22px;background:rgba(3,47,41,.56);backdrop-filter:blur(18px);box-shadow:0 24px 70px rgba(0,0,0,.16);min-width:0}
.hero-aside-card .hero-aside-label{color:rgba(255,255,255,.55)}
.hero-aside-card .hero-aside-value{font-family:var(--sans);font-weight:500;font-size:1.25rem}
.hero-aside-card p{font-size:.67rem;line-height:1.7;color:rgba(255,255,255,.58);margin:1rem 0 1.4rem}
.hero-aside-card>a{display:flex;align-items:center;justify-content:space-between;padding-top:1rem;border-top:1px solid rgba(255,255,255,.18);font-size:.62rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase}

.discovery{margin-top:-32px}
.discovery-panel{border-radius:20px;overflow:hidden;box-shadow:0 22px 60px rgba(4,47,41,.16);border:1px solid rgba(255,255,255,.85)}
.field{background:#fff}
.discovery-submit{background:var(--ink);border-radius:0;color:#fff}
.discovery-submit:hover{background:var(--brand-blue)}

.trust-metrics{display:grid;grid-template-columns:repeat(4,1fr);padding:3.4rem var(--pad);background:linear-gradient(180deg,#fbf8f3,#f6f2eb);border-bottom:1px solid var(--line)}
.trust-metric{text-align:center;padding:1.2rem 1.5rem;border-right:1px solid var(--line)}
.trust-metric:last-child{border-right:0}
.trust-icon{width:46px;height:46px;margin:0 auto .8rem;color:var(--ink)}
.trust-icon svg{width:100%;height:100%}
.trust-metric strong{display:block;font-size:1.55rem;font-weight:400;color:var(--ink)}
.trust-metric span{display:block;margin-top:.3rem;font-size:.64rem;color:var(--muted);line-height:1.5}
.section-intro-reference{padding-top:clamp(4rem,7vw,7rem)}

.section-kicker,.listing-place,.story-meta,.service-n,.footer-col h4{color:var(--bronze)}
.section-title,.intro-quote{color:var(--ink)}
.btn{border-radius:999px}
.btn-dark{background:var(--ink)}
.btn-dark:hover{background:var(--brand-blue)}
.btn-ghost{border-color:rgba(4,47,41,.24)}

.collection-grid{gap:1.1rem;background:transparent}
.property-card{border-radius:18px;overflow:hidden;box-shadow:0 15px 40px rgba(4,47,41,.08)}
.property-card:after{background:linear-gradient(to top,rgba(2,37,32,.88),rgba(2,37,32,.06) 64%)}
.property-open{border-radius:50%}
.signature-copy{background:linear-gradient(145deg,#032e28,#06473c)}
.signature-point{border-color:rgba(255,255,255,.15)}
.location-tile{border-radius:0}
.story-card{background:#fff}
.cta-panel{background:var(--ink)}
.cta-panel:after{background:linear-gradient(90deg,rgba(3,48,41,.92),rgba(9,91,100,.42),rgba(17,139,185,.18))}

.page-hero,.property-hero{background:var(--ink)}
.page-hero-media:after{background:linear-gradient(100deg,rgba(3,48,41,.94),rgba(9,89,103,.54),rgba(3,48,41,.12)),linear-gradient(to top,rgba(3,48,41,.62),transparent)}
.property-hero:after{background:linear-gradient(to top,rgba(3,48,41,.88),rgba(3,48,41,.04) 64%),linear-gradient(90deg,rgba(8,87,98,.42),transparent)}
.filterbar{background:rgba(247,243,236,.96)}
.filter-chip,.filter-control select,.filter-reset{border-radius:999px}
.filter-chip:hover,.filter-chip.active,.filter-reset:hover{background:var(--ink);border-color:var(--ink)}
.filter-control select:focus{border-color:var(--brand-blue)}
.properties-grid{gap:1.2rem;background:transparent;padding:1.2rem var(--pad) var(--section)}
.listing{border-radius:18px;overflow:hidden;padding-bottom:1.7rem;box-shadow:0 14px 36px rgba(4,47,41,.08);background:#fff}
.listing-tag{border-radius:999px}
.listing-image{background:#d7ddd9}
.listing-body{padding-left:1.5rem;padding-right:1.5rem}
.listing-price{color:var(--ink)}
.enquiry-card{border-radius:18px;box-shadow:0 16px 45px rgba(4,47,41,.08)}
.feature{background:#fff}
.service-card{background:#fff}

.site-footer{background:linear-gradient(145deg,#022820,#063b32);padding-bottom:7rem}
.footer-brand span,.footer-col h4{color:var(--bronze-2)}
.footer-col a:hover{color:var(--brand-blue-2)}

/* DAMAC-inspired vertical contact rail, adapted for Moorland Luxury Properties */
.float-contact{display:none!important}
.contact-rail{position:fixed;right:clamp(.8rem,2vw,1.5rem);top:50%;transform:translateY(-50%);z-index:1050;display:flex;flex-direction:column;gap:.72rem}
.contact-orb{position:relative;width:58px;height:58px;border-radius:50%;display:grid;place-items:center;color:#fff;box-shadow:0 12px 30px rgba(0,0,0,.18),inset 0 0 0 1px rgba(255,255,255,.14);transition:transform .25s var(--ease),box-shadow .25s}
.contact-orb:hover{transform:translateX(-4px) scale(1.04);box-shadow:0 16px 38px rgba(0,0,0,.24)}
.contact-orb svg{width:27px;height:27px}
.contact-whatsapp{background:var(--whatsapp)}
.contact-email{background:var(--email-gold)}
.contact-phone{background:var(--call-blue)}
.contact-tip{position:absolute;right:calc(100% + 10px);padding:.48rem .68rem;border-radius:999px;background:rgba(3,48,41,.96);color:#fff;font-size:.56rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;white-space:nowrap;opacity:0;visibility:hidden;transform:translateX(6px);transition:all .2s;box-shadow:0 8px 24px rgba(0,0,0,.16)}
.contact-orb:hover .contact-tip{opacity:1;visibility:visible;transform:none}

.advisor-bar{position:fixed;z-index:980;left:50%;bottom:1.1rem;transform:translateX(-50%);width:min(760px,calc(100% - 11rem));min-height:58px;border-radius:999px;background:rgba(3,48,41,.94);color:#fff;backdrop-filter:blur(18px);box-shadow:0 15px 42px rgba(2,35,30,.26);display:grid;grid-template-columns:1fr auto auto;align-items:center;gap:1rem;padding:.45rem .5rem .45rem 1.2rem;border:1px solid rgba(255,255,255,.12);transition:opacity .28s,transform .28s,visibility .28s}
.advisor-bar-hidden{opacity:0;visibility:hidden;transform:translate(-50%,20px)}
.advisor-bar-copy{display:flex;gap:.65rem;align-items:baseline;min-width:0}
.advisor-bar-copy strong{font-size:.7rem;font-weight:500;white-space:nowrap}
.advisor-bar-copy span{font-size:.61rem;color:rgba(255,255,255,.56);white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.advisor-bar-action{padding:.75rem 1rem;border-radius:999px;background:#fff;color:var(--ink);font-size:.56rem;font-weight:600;letter-spacing:.11em;text-transform:uppercase;white-space:nowrap}
.advisor-bar-action:hover{background:var(--bronze-2)}
.advisor-bar-close{width:36px;height:36px;border-radius:50%;display:grid;place-items:center;color:rgba(255,255,255,.65);font-size:1.15rem}
.advisor-bar-close:hover{background:rgba(255,255,255,.1);color:#fff}

/* Rounded interactive surfaces */
.contact-form,.faq-callout,.form-success{border-radius:18px}
input,select,textarea{accent-color:var(--brand-blue)}

@media (max-width:1180px){
  .hero-inner-reference{grid-template-columns:1fr;max-width:900px}
  .hero-aside-card{display:none}
  .trust-metrics{grid-template-columns:repeat(2,1fr)}
  .trust-metric:nth-child(2){border-right:0}
  .trust-metric:nth-child(-n+2){border-bottom:1px solid var(--line)}
  .advisor-bar{width:min(680px,calc(100% - 8rem))}
}
@media (max-width:760px){
  .site-header{height:70px}
  .hero-reference{min-height:760px}
  .hero-inner-reference{padding-bottom:4.8rem}
  .hero-reference .hero-title{font-size:clamp(3rem,13vw,5.2rem)}
  .hero-reference .hero-copy{max-width:92%}
  .hero-offer-grid{max-width:none;border-radius:18px;margin-right:2.5rem}
  .hero-offer-grid>div{padding:.8rem .65rem;min-height:72px}
  .hero-offer-grid strong{font-size:1.12rem}
  .hero-offer-grid span{font-size:.46rem;letter-spacing:.09em}
  .hero-brochure{font-size:.54rem;max-width:80%}
  .discovery{margin-top:0}
  .discovery-panel{border-radius:0;border-left:0;border-right:0}
  .trust-metrics{padding:2rem 1rem;grid-template-columns:repeat(2,1fr)}
  .trust-metric{padding:1.2rem .65rem}
  .trust-icon{width:38px;height:38px}
  .trust-metric strong{font-size:1.25rem}
  .trust-metric span{font-size:.57rem}
  .properties-grid{padding-left:1rem;padding-right:1rem}
  .contact-rail{right:.7rem;top:auto;bottom:5.6rem;transform:none;gap:.55rem}
  .contact-orb{width:52px;height:52px}
  .contact-orb svg{width:25px;height:25px}
  .contact-tip{display:none}
  .advisor-bar{left:1rem;right:4.8rem;bottom:.8rem;transform:none;width:auto;min-height:52px;border-radius:18px;grid-template-columns:1fr auto;padding:.45rem .5rem .45rem .9rem}
  .advisor-bar-hidden{transform:translateY(20px)}
  .advisor-bar-copy{display:block}
  .advisor-bar-copy strong{display:block;font-size:.62rem}
  .advisor-bar-copy span{display:none}
  .advisor-bar-action{font-size:.5rem;padding:.72rem .82rem}
  .advisor-bar-close{display:none}
  .site-footer{padding-bottom:8rem}
}
@media (max-width:520px){
  .hero-offer-grid{margin-right:1.8rem}
  .hero-reference .hero-actions{display:grid;grid-template-columns:1fr;margin-right:1.8rem}
  .hero-reference .hero-actions .btn{width:100%}
  .hero-brochure{max-width:90%}
  .trust-metrics{grid-template-columns:1fr 1fr}
  .trust-metric{border-right:1px solid var(--line)}
  .trust-metric:nth-child(even){border-right:0}
  .trust-metric:nth-child(-n+2){border-bottom:1px solid var(--line)}
}

.collection-shell .section-head{display:grid;grid-template-columns:1fr;justify-items:center;text-align:center;max-width:880px;margin-left:auto;margin-right:auto}
.collection-shell .section-head .section-copy{max-width:650px;margin:0 auto}
.collection-shell .section-head .btn{margin-left:auto;margin-right:auto}
.collection-shell .section-title{text-transform:uppercase;font-size:clamp(2.4rem,4.5vw,5.2rem);letter-spacing:-.025em}
.collection-shell .section-kicker{letter-spacing:.24em}
.property-status{border-radius:999px}
@media(max-width:760px){.collection-shell .section-head{text-align:left;justify-items:start}.collection-shell .section-head .section-copy,.collection-shell .section-head .btn{margin-left:0;margin-right:0}}


/* Homepage collection: keep the residences tight to the heading and eliminate
   dead white space while the image-led cards become the visual focus. */
.collection-shell{padding-top:clamp(3.75rem,6vw,6.25rem);padding-bottom:clamp(4.5rem,7vw,7.5rem)}
.collection-shell .section-head{margin-bottom:clamp(2rem,3.5vw,3.25rem)}
@media(max-width:760px){
  .collection-shell{padding-top:3.25rem;padding-bottom:4rem}
  .collection-shell .section-head{margin-bottom:2rem}
}


/* ======================================================================
   Bright ivory / champagne refinement
   Keeps the Moorland Luxury Properties green-and-gold identity while removing the
   heavy blue treatment from the top of the experience.
   ====================================================================== */
:root{
  --header-ivory:rgba(250,247,241,.94);
  --header-ivory-solid:rgba(250,247,241,.985);
  --champagne:#eadab8;
  --champagne-soft:#f4ead7;
}

/* Bright, editorial top navigation */
.site-header{
  color:var(--ink);
  background:linear-gradient(to bottom,rgba(250,247,241,.98),rgba(250,247,241,.88));
  border-bottom:1px solid rgba(4,47,41,.10);
  box-shadow:0 8px 28px rgba(22,46,40,.06);
  backdrop-filter:blur(16px);
}
.site-header.is-solid{
  background:var(--header-ivory-solid);
  color:var(--ink);
  border-bottom:1px solid rgba(4,47,41,.12);
  box-shadow:0 12px 32px rgba(22,46,40,.08);
}
.site-header .brand span,.site-header.is-solid .brand span{color:var(--bronze)}
.primary-nav a{color:var(--ink);opacity:.70}
.primary-nav a:hover,.primary-nav a[aria-current='page']{color:var(--ink);opacity:1}
.header-phone{color:var(--ink);opacity:.72}
.header-enquire{
  color:var(--ink);
  border-color:rgba(4,47,41,.42);
  background:rgba(255,255,255,.34);
}
.header-enquire:hover,.site-header.is-solid .header-enquire:hover{
  background:var(--ink);
  color:#fff;
  border-color:var(--ink);
}
.menu-button span,.menu-button:before,.menu-button:after{background:var(--ink)}

/* Remove the blue cast from the homepage hero and lift the exposure */
.hero-reference{background:#d9d0bf}
.hero-reference .hero-media img{
  filter:brightness(1.12) saturate(.92) contrast(.96) sepia(.025);
}
.hero-reference .hero-shade{
  background:
    linear-gradient(108deg,rgba(8,48,42,.80) 0%,rgba(13,63,55,.62) 34%,rgba(188,151,82,.22) 67%,rgba(250,239,216,.05) 100%),
    linear-gradient(to top,rgba(7,43,37,.46) 0%,transparent 58%);
}
.hero-glow{
  background:
    radial-gradient(circle at 76% 25%,rgba(255,231,177,.32),transparent 30%),
    linear-gradient(to bottom,rgba(255,248,235,.12),transparent 38%);
}
.hero-aside-card{
  background:rgba(15,62,54,.46);
  border-color:rgba(255,255,255,.34);
  box-shadow:0 24px 70px rgba(13,45,39,.14);
}
.hero-offer-grid{background:rgba(255,255,255,.085)}

/* Warmer highlights instead of sea-blue hover flashes */
::selection{background:var(--bronze-2);color:var(--ink)}
.discovery-submit:hover,.btn-dark:hover{background:var(--bronze);color:#fff}
.filter-control select:focus{border-color:var(--bronze)}
.footer-col a:hover{color:var(--bronze-2)}

/* Brighter mobile menu, matching the desktop top treatment */
.mobile-menu{
  background:
    radial-gradient(circle at 85% 15%,rgba(224,186,91,.18),transparent 34%),
    linear-gradient(145deg,#f8f3ea,#eee3d0);
  color:var(--ink);
}
.mobile-menu nav a{border-bottom-color:rgba(4,47,41,.12);color:var(--ink)}
.mobile-meta a{color:var(--ink)}
body.menu-open .site-header{background:rgba(250,247,241,.98);color:var(--ink)}

@media (max-width:700px){
  .hero-reference .hero-shade{
    background:
      linear-gradient(180deg,rgba(7,49,42,.58) 0%,rgba(8,57,49,.62) 44%,rgba(8,48,42,.72) 100%);
  }
}

/* ======================================================================
   Strong bright homepage hero override
   The user asked for a genuinely bright picture with no blue-heavy top.
   ====================================================================== */
.hero-reference{
  background:#f5ecda;
  color:var(--ink);
}
.hero-reference .hero-media img{
  filter:brightness(1.13) saturate(.94) contrast(.98);
  object-position:center 58%;
}
.hero-reference .hero-shade{
  background:
    linear-gradient(100deg,rgba(251,247,239,.95) 0%,rgba(251,247,239,.86) 32%,rgba(251,247,239,.55) 52%,rgba(251,247,239,.20) 70%,rgba(251,247,239,0) 100%),
    linear-gradient(to top,rgba(255,255,255,.16) 0%,rgba(255,255,255,0) 30%);
}
.hero-glow{
  background:
    radial-gradient(circle at 76% 24%,rgba(255,226,160,.30),transparent 28%),
    linear-gradient(to bottom,rgba(255,255,255,.18),transparent 36%);
}
.hero-reference .eyebrow{
  color:rgba(20,54,46,.78);
}
.hero-reference .eyebrow:before{
  background:var(--bronze);
}
.hero-reference .hero-title{
  color:#122823;
  text-shadow:none;
}
.hero-reference .hero-title em{
  color:#8e6937;
}
.hero-reference .hero-copy{
  color:rgba(18,40,35,.78);
}
.hero-offer-grid{
  border-color:rgba(18,40,35,.14);
  background:rgba(255,255,255,.74);
  box-shadow:0 20px 50px rgba(21,49,42,.08);
}
.hero-offer-grid>div:nth-child(odd){
  border-right:1px solid rgba(18,40,35,.12);
}
.hero-offer-grid>div:nth-child(-n+2){
  border-bottom:1px solid rgba(18,40,35,.12);
}
.hero-offer-grid strong{
  color:#122823;
}
.hero-offer-grid span{
  color:rgba(18,40,35,.60);
}
.hero-reference .btn-light{
  background:#143830;
  color:#fff;
}
.hero-reference .btn-light:hover{
  background:#1c463d;
}
.hero-reference .btn-ghost-light{
  color:#122823;
  border-color:rgba(18,40,35,.22);
  background:rgba(255,255,255,.52);
}
.hero-reference .btn-ghost-light:hover{
  background:#fff;
  color:#122823;
  border-color:rgba(18,40,35,.28);
}
.hero-brochure{
  color:#17332d;
}
.hero-download-icon{
  background:#143830;
  color:#fff;
}
.hero-aside-card{
  color:#122823;
  background:rgba(255,255,255,.84);
  border-color:rgba(18,40,35,.12);
  box-shadow:0 24px 70px rgba(21,49,42,.10);
}
.hero-aside-card .hero-aside-label{
  color:rgba(18,40,35,.54);
}
.hero-aside-card .hero-aside-value{
  color:#122823;
}
.hero-aside-card p{
  color:rgba(18,40,35,.68);
}
.hero-aside-card>a{
  border-top:1px solid rgba(18,40,35,.12);
  color:#143830;
}
.hero-index span{
  color:rgba(18,40,35,.56);
}
.hero-index-line{
  background:rgba(18,40,35,.16);
}
.hero-index-line:after{
  background:#8e6937;
}

@media (max-width:700px){
  .hero-reference .hero-shade{
    background:
      linear-gradient(180deg,rgba(251,247,239,.60) 0%,rgba(251,247,239,.32) 32%,rgba(18,40,35,.16) 56%,rgba(18,40,35,.54) 100%);
  }
  .hero-reference .hero-title,
  .hero-reference .hero-copy,
  .hero-reference .eyebrow,
  .hero-brochure{
    color:#fff;
  }
  .hero-reference .hero-title em{color:#f0d8ac;}
  .hero-reference .eyebrow:before{background:#f0d8ac;}
  .hero-offer-grid{
    background:rgba(15,40,35,.52);
    border-color:rgba(255,255,255,.32);
  }
  .hero-offer-grid>div:nth-child(odd),
  .hero-offer-grid>div:nth-child(-n+2){
    border-color:rgba(255,255,255,.24);
  }
  .hero-offer-grid strong,
  .hero-offer-grid span{color:#fff;}
  .hero-reference .btn-ghost-light{
    color:#fff;
    border-color:rgba(255,255,255,.45);
    background:rgba(255,255,255,.06);
  }
}


/* ==============================================================
   Deansgate skyline hero final override
   Bright flagship skyscraper start for the homepage.
   ============================================================== */
.hero-reference .hero-media img{
  object-position:center center;
  filter:brightness(1.03) saturate(1.02) contrast(1.01);
}
.hero-reference .hero-shade{
  background:
    linear-gradient(100deg,rgba(251,247,239,.92) 0%,rgba(251,247,239,.76) 28%,rgba(251,247,239,.38) 50%,rgba(251,247,239,.06) 72%,rgba(251,247,239,0) 100%),
    linear-gradient(to top,rgba(255,255,255,.08),rgba(255,255,255,0) 30%);
}
@media (max-width:700px){
  .hero-reference .hero-shade{
    background:
      linear-gradient(180deg,rgba(251,247,239,.56) 0%,rgba(251,247,239,.26) 30%,rgba(18,40,35,.18) 56%,rgba(18,40,35,.58) 100%);
  }
}


/* ======================================================================
   Family & lifestyle / relocation page
   ====================================================================== */
.family-page-hero{min-height:76vh}
.family-page-hero .page-hero-media{opacity:.88}
.family-page-hero .page-hero-media img{object-position:center 56%;filter:brightness(1.06) saturate(.92)}
.family-page-hero .page-hero-media:after{background:linear-gradient(92deg,rgba(10,43,36,.88) 0%,rgba(10,43,36,.58) 43%,rgba(10,43,36,.18) 72%,rgba(10,43,36,.04)),linear-gradient(to top,rgba(5,35,30,.46),transparent 48%)}
.family-page-hero .page-hero-copy{max-width:1040px}
.family-page-hero h1{font-size:clamp(4.2rem,8.5vw,9.6rem)}
.family-page-hero p{font-size:clamp(.92rem,1.1vw,1.08rem);max-width:720px;color:rgba(255,255,255,.76)}
.family-proof-strip{display:grid;grid-template-columns:repeat(4,1fr);background:#fff;border-bottom:1px solid var(--line)}
.family-proof-strip>div{padding:2rem var(--pad);border-right:1px solid var(--line)}
.family-proof-strip>div:last-child{border-right:0}
.family-proof-strip strong{font-family:var(--serif);font-size:clamp(1.7rem,2.5vw,2.5rem);font-weight:400;color:var(--ink);display:block}
.family-proof-strip span{display:block;margin-top:.25rem;font-size:.61rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.family-intro{padding-top:clamp(4.5rem,8vw,8rem);padding-bottom:clamp(4.5rem,8vw,8rem)}
.family-jump{position:sticky;top:82px;z-index:45;background:rgba(247,243,236,.97);backdrop-filter:blur(14px);border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:.78rem var(--pad);display:flex;gap:.45rem;overflow-x:auto;scrollbar-width:none}
.family-jump::-webkit-scrollbar{display:none}
.family-jump a{flex:0 0 auto;border:1px solid rgba(4,47,41,.16);border-radius:999px;padding:.65rem .88rem;font-size:.54rem;letter-spacing:.1em;text-transform:uppercase;transition:.2s}
.family-jump a:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.family-highlight-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.family-highlight{background:#fff;padding:clamp(1.6rem,3vw,2.5rem);min-height:300px;display:flex;flex-direction:column}
.family-highlight>span{font-size:.55rem;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze);margin-bottom:3rem}
.family-highlight h3{font-family:var(--serif);font-size:clamp(1.35rem,2vw,2rem);font-weight:400;line-height:1.1}
.family-highlight p{font-size:.72rem;line-height:1.8;color:var(--muted);margin-top:1rem}
.family-investor-band{background:linear-gradient(140deg,#073b33,#0b5548);color:#fff;padding:var(--section) var(--pad);display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(3rem,7vw,8rem);align-items:start}
.family-investor-copy h2{font-family:var(--serif);font-size:clamp(2.8rem,5vw,5.6rem);font-weight:400;line-height:.98;letter-spacing:-.035em}
.family-investor-copy p{font-size:.82rem;line-height:1.9;color:rgba(255,255,255,.6);max-width:590px;margin-top:1.3rem}
.family-investor-band .section-kicker{color:var(--bronze-2)}
.family-investor-factors{border-top:1px solid rgba(255,255,255,.15)}
.family-investor-factors>div{display:grid;grid-template-columns:48px 170px 1fr;gap:1rem;padding:1.25rem 0;border-bottom:1px solid rgba(255,255,255,.15);align-items:start}
.family-investor-factors b{font-family:var(--serif);font-weight:400;color:var(--bronze-2)}
.family-investor-factors strong{font-size:.72rem;font-weight:500}
.family-investor-factors span{font-size:.69rem;line-height:1.7;color:rgba(255,255,255,.55)}
.family-regions{display:grid;gap:clamp(4rem,8vw,8rem)}
.family-region{display:grid;grid-template-columns:1.05fr .95fr;min-height:620px;background:#fff;box-shadow:0 24px 70px rgba(16,43,37,.08);overflow:hidden;border-radius:24px}
.family-region-reverse .family-region-media{order:2}
.family-region-media{min-height:580px;overflow:hidden}
.family-region-media img{transition:transform .9s var(--ease);filter:saturate(.92)}
.family-region:hover .family-region-media img{transform:scale(1.025)}
.family-region-copy{padding:clamp(2.2rem,5vw,5rem);display:flex;flex-direction:column;justify-content:center}
.family-region-number{font-size:.56rem;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);margin-bottom:1.3rem}
.family-region-copy h3{font-family:var(--serif);font-size:clamp(2rem,3.6vw,4.1rem);font-weight:400;line-height:1.02;letter-spacing:-.03em}
.family-region-copy>p{font-size:.78rem;line-height:1.85;color:var(--muted);margin-top:1.1rem;max-width:600px}
.family-detail-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;margin-top:2rem;border-top:1px solid var(--line)}
.family-detail-grid>div{padding:1rem 1rem 1rem 0;border-bottom:1px solid var(--line)}
.family-detail-grid>div:nth-child(odd){border-right:1px solid var(--line);padding-right:1.2rem}
.family-detail-grid>div:nth-child(even){padding-left:1.2rem}
.family-detail-grid span{display:block;font-size:.51rem;letter-spacing:.12em;text-transform:uppercase;color:var(--bronze);margin-bottom:.35rem}
.family-detail-grid b{display:block;font-size:.67rem;line-height:1.65;font-weight:400;color:var(--ink)}
.family-region-link{display:inline-flex;margin-top:1.5rem;align-self:flex-start;font-size:.58rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;border-bottom:1px solid var(--ink);padding-bottom:.28rem}
.family-region-link:hover{color:var(--bronze);border-color:var(--bronze)}
.family-university-feature{overflow:hidden}
.university-ribbon{display:flex;flex-wrap:wrap;gap:.65rem}
.university-ribbon span{padding:.85rem 1.05rem;border:1px solid var(--line);border-radius:999px;font-family:var(--serif);font-size:clamp(1rem,1.5vw,1.35rem);background:var(--paper)}
.family-final-cta{position:relative;min-height:650px;display:flex;align-items:center;overflow:hidden;color:#fff}
.family-final-bg{position:absolute;inset:0}
.family-final-bg img{filter:brightness(.45) saturate(.95)}
.family-final-cta:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(6,48,41,.92),rgba(6,48,41,.56),rgba(6,48,41,.10))}
.family-final-copy{position:relative;z-index:2;padding:var(--section) var(--pad);max-width:900px}
.family-final-copy .section-kicker{color:var(--bronze-2)}
.family-final-copy h2{font-family:var(--serif);font-size:clamp(3.2rem,6.5vw,7.4rem);font-weight:400;line-height:.93;letter-spacing:-.04em}
.family-final-copy>p{font-size:.86rem;line-height:1.85;color:rgba(255,255,255,.68);max-width:650px;margin-top:1.4rem}
.family-home-teaser{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.5rem,6vw,6rem);align-items:center}
.family-home-teaser-media{height:clamp(380px,48vw,630px);overflow:hidden;border-radius:22px;box-shadow:0 18px 50px rgba(4,47,41,.10)}
.family-home-teaser-media img{transition:transform .9s var(--ease)}
.family-home-teaser-media:hover img{transform:scale(1.025)}
.family-home-teaser-copy .section-title{font-size:clamp(2.5rem,4.5vw,5rem)}
.family-home-teaser-copy .section-copy{margin-top:1.2rem;max-width:560px}
.family-home-teaser-copy .hero-actions{margin-top:1.8rem}

@media(max-width:1100px){
  .family-highlight-grid{grid-template-columns:1fr 1fr}
  .family-investor-band{grid-template-columns:1fr}
  .family-region{grid-template-columns:1fr}
  .family-region-reverse .family-region-media{order:0}
  .family-region-media{min-height:420px;height:52vw}
  .family-home-teaser{grid-template-columns:1fr}
}
@media(max-width:760px){
  .family-page-hero{min-height:84vh}
  .family-page-hero h1{font-size:clamp(3.5rem,16vw,6rem)}
  .family-proof-strip{grid-template-columns:1fr 1fr}
  .family-proof-strip>div{padding:1.4rem 1rem;border-bottom:1px solid var(--line)}
  .family-proof-strip>div:nth-child(even){border-right:0}
  .family-jump{top:70px}
  .family-highlight-grid{grid-template-columns:1fr}
  .family-investor-factors>div{grid-template-columns:36px 1fr}
  .family-investor-factors span{grid-column:2}
  .family-region{border-radius:16px}
  .family-region-media{height:68vw;min-height:280px}
  .family-region-copy{padding:2rem 1.35rem}
  .family-detail-grid{grid-template-columns:1fr}
  .family-detail-grid>div:nth-child(odd){border-right:0;padding-right:0}
  .family-detail-grid>div:nth-child(even){padding-left:0}
  .family-home-teaser-media{height:78vw;min-height:320px}
  .university-ribbon span{font-size:1rem}
}


/* Family relocation content is now integrated into the homepage */
#moving-family,#family-regions,.family-region[id]{scroll-margin-top:105px}
.family-home-section{padding-top:clamp(5rem,8vw,8rem);padding-bottom:clamp(5rem,8vw,8rem)}
.family-regions-home{padding-top:clamp(5rem,8vw,8rem)}
.family-page-only-link{display:none!important}


/* ======================================================================
   Family maps: selected leading schools & iconic landmarks
   ====================================================================== */
.family-map-callout{padding-bottom:1.5rem}
.map-showcase{padding-top:3rem;padding-bottom:4rem}
.uk-map-layout{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(320px,.8fr);gap:1.6rem;align-items:stretch;padding:0 var(--pad) var(--section)}
.uk-map-card,.map-list-card{border:1px solid var(--line);background:#fff;border-radius:24px;box-shadow:0 18px 46px rgba(4,47,41,.06)}
.uk-map-card{padding:1rem}
.map-list-card{padding:1.35rem 1.35rem 1.1rem;display:grid;gap:1rem}
.uk-map-shell{position:relative;min-height:640px;border-radius:20px;overflow:hidden;background:linear-gradient(180deg,#f7f2e9,#fbfaf7)}
.uk-map-title{position:absolute;left:1rem;top:1rem;z-index:4;padding:.55rem .9rem;border-radius:999px;background:rgba(255,255,255,.92);color:var(--ink);font-size:.62rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;box-shadow:0 8px 18px rgba(4,47,41,.06)}
.uk-map-shape{position:absolute;inset:4rem 1.5rem 1.5rem 1.5rem;z-index:1}
.uk-map-shape:before,.uk-map-shape:after{content:"";position:absolute;background:linear-gradient(180deg,#e5d8c1,#d7c5a5);box-shadow:0 18px 40px rgba(77,56,18,.10)}
.uk-map-shape:before{width:34%;height:74%;left:38%;top:1.5%;clip-path:polygon(54% 0,70% 7%,72% 17%,82% 27%,75% 36%,86% 46%,79% 58%,87% 68%,77% 80%,66% 88%,67% 100%,45% 98%,40% 88%,31% 76%,17% 66%,22% 53%,11% 42%,18% 31%,33% 20%,38% 10%)}
.uk-map-shape:after{width:22%;height:18%;left:57%;bottom:3%;clip-path:polygon(28% 0,68% 14%,100% 42%,75% 94%,15% 100%,0 45%)}
.uk-map-shell:before{content:"";position:absolute;inset:0;background:radial-gradient(circle at 20% 18%,rgba(255,255,255,.6),transparent 30%),radial-gradient(circle at 80% 82%,rgba(4,47,41,.06),transparent 24%),linear-gradient(180deg,rgba(255,255,255,.35),transparent 28%);z-index:0}
.map-marker{position:absolute;z-index:3;display:inline-flex;align-items:center;gap:.45rem;padding:0;border:0;background:none;font:inherit;color:var(--ink);cursor:default}
.map-marker::before{content:"";width:12px;height:12px;border-radius:50%;background:var(--bronze);box-shadow:0 0 0 5px rgba(183,141,68,.15)}
.map-marker span{display:inline-flex;align-items:center;min-height:30px;padding:.35rem .6rem;border-radius:999px;background:rgba(255,255,255,.95);box-shadow:0 12px 26px rgba(4,47,41,.09);font-size:.6rem;font-weight:600;line-height:1.15;letter-spacing:.02em;max-width:180px}
.map-marker:hover span{transform:translateY(-1px)}
/* shared marker positions */
.map-marker.scotland{left:46%;top:16%}
.map-marker.scotland-2{left:54%;top:22%}
.map-marker.scotland-3{left:38%;top:11%}
.map-marker.north-west{left:44%;top:36%}
.map-marker.north-west-2{left:34%;top:31%}
.map-marker.north-west-3{left:52%;top:40%}
.map-marker.yorkshire{left:59%;top:34%}
.map-marker.yorkshire-2{left:57%;top:41%}
.map-marker.london{left:58%;top:65%}
.map-marker.london-2{left:67%;top:66%}
.map-marker.south-east{left:52%;top:62%}
.map-marker.south-east-2{left:45%;top:70%}
.map-marker.south-east-3{left:40%;top:62%}
.map-marker.south-east-4{left:60%;top:57%}
.map-marker.midlands{left:47%;top:50%}
.map-marker.midlands-2{left:54%;top:53%}
.map-marker.south-west{left:34%;top:60%}
.map-marker.south-west-2{left:31%;top:69%}
.map-marker.south-west-3{left:23%;top:79%}
.map-marker.wales{left:34%;top:67%}
.map-marker.wales-2{left:26%;top:72%}

.landmarks-map .map-marker::before{background:var(--ink);box-shadow:0 0 0 5px rgba(4,47,41,.12)}
.landmarks-map .map-marker span{background:rgba(255,251,244,.96)}
.map-list-group{padding-bottom:.95rem;border-bottom:1px solid var(--line)}
.map-list-group:last-of-type{border-bottom:0;padding-bottom:0}
.map-list-group span{display:block;margin-bottom:.55rem;color:var(--bronze);font-size:.62rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase}
.map-list-group ul{margin:0;padding-left:1rem;display:grid;gap:.42rem}
.map-list-group li{font-size:.86rem;line-height:1.45;color:var(--ink)}
.map-note{margin:0;font-size:.73rem;line-height:1.7;color:var(--muted)}

@media (max-width:1080px){
  .uk-map-layout{grid-template-columns:1fr;gap:1.15rem}
  .uk-map-shell{min-height:620px}
}
@media (max-width:760px){
  .uk-map-layout{padding-left:1rem;padding-right:1rem}
  .uk-map-card{padding:.8rem}
  .map-list-card{padding:1rem}
  .uk-map-shell{min-height:560px}
  .uk-map-title{font-size:.56rem;letter-spacing:.11em}
  .map-marker::before{width:10px;height:10px;box-shadow:0 0 0 4px rgba(183,141,68,.14)}
  .map-marker span{font-size:.53rem;max-width:138px;padding:.28rem .5rem}
}
@media (max-width:560px){
  .uk-map-shell{min-height:500px}
  .map-marker span{max-width:108px;white-space:normal}
  .map-marker.london-2,.map-marker.yorkshire,.map-marker.south-east-2,.map-marker.scotland-2,.map-marker.north-west-3,.map-marker.south-east-4,.map-marker.south-west-3,.map-marker.wales-2{display:none}
}

/* ======================================================================
   Accurate interactive maps
   ====================================================================== */
.geo-map-section{padding-top:3.2rem;padding-bottom:4.6rem}
.geo-map-layout{display:grid;grid-template-columns:minmax(0,1.45fr) minmax(300px,.55fr);gap:1.35rem;padding:0 var(--pad)}
.geo-map-frame{position:relative;border:1px solid var(--line);border-radius:26px;overflow:hidden;background:#fff;box-shadow:0 20px 52px rgba(4,47,41,.07)}
.geo-map{height:640px;width:100%;background:#ece9e2}
.geo-map-legend{position:absolute;left:1rem;bottom:1rem;z-index:500;display:flex;gap:.7rem;padding:.58rem .75rem;border-radius:999px;background:rgba(255,255,255,.94);box-shadow:0 10px 28px rgba(4,47,41,.12);font-size:.62rem;font-weight:600}
.geo-map-legend span{display:flex;align-items:center;gap:.35rem}
.geo-map-legend i{display:inline-block;width:9px;height:9px;border-radius:50%}
.legend-school{background:#b58a55}.legend-university{background:#0d594c}.legend-landmark{background:#183f37}.legend-landscape{background:#7b986c}
.geo-map-side{border:1px solid var(--line);border-radius:26px;background:#fff;padding:1.35rem;display:flex;flex-direction:column;gap:1rem;box-shadow:0 20px 52px rgba(4,47,41,.05)}
.geo-side-kicker{display:block;margin-bottom:.45rem;color:var(--bronze);font-size:.62rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase}
.geo-map-side h3{margin:0;font-family:var(--serif);font-size:1.65rem;line-height:1.08;font-weight:500;color:var(--ink)}
.geo-map-side>p{margin:0;color:var(--muted);font-size:.82rem;line-height:1.65}
.geo-mini-list{display:grid;gap:.48rem;max-height:420px;overflow:auto;padding-right:.15rem}
.geo-mini-list button{display:grid;grid-template-columns:auto 1fr;column-gap:.65rem;row-gap:.08rem;width:100%;text-align:left;border:1px solid rgba(10,12,12,.08);background:#fbfaf7;border-radius:14px;padding:.65rem .7rem;cursor:pointer;color:var(--ink)}
.geo-mini-list button:hover{border-color:rgba(181,138,85,.48);transform:translateY(-1px)}
.geo-mini-list button span{grid-row:1/3;align-self:center;padding:.25rem .38rem;border-radius:999px;background:#efe6d5;color:#7d5e34;font-size:.48rem;font-weight:700;text-transform:uppercase;letter-spacing:.09em}
.geo-mini-list button strong{font-size:.72rem;line-height:1.25}.geo-mini-list button small{font-size:.61rem;color:var(--muted)}
.rl-leaflet-marker{background:transparent;border:0}
.rl-leaflet-marker span{display:grid;place-items:center;width:34px;height:34px;border-radius:50%;border:2px solid #fff;color:#fff;font-size:.68rem;font-weight:700;box-shadow:0 8px 20px rgba(0,0,0,.22)}
.rl-leaflet-marker.school span{background:#b58a55}.rl-leaflet-marker.university span{background:#0d594c}.rl-leaflet-marker.landmark span{background:#183f37}.rl-leaflet-marker.landscape span{background:#7b986c}
.rl-map-popup{display:grid;gap:.18rem;min-width:165px}.rl-map-popup small{color:#9a7341;text-transform:uppercase;letter-spacing:.11em;font-size:.55rem}.rl-map-popup strong{font-family:var(--serif);font-size:1rem;font-weight:600}.rl-map-popup span{color:#6e726f;font-size:.68rem}
.leaflet-popup-content-wrapper{border-radius:14px}.leaflet-popup-content{margin:12px 14px}
@media(max-width:1000px){.geo-map-layout{grid-template-columns:1fr}.geo-map{height:560px}.geo-mini-list{max-height:none;grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:650px){.geo-map-layout{padding-left:1rem;padding-right:1rem}.geo-map{height:500px}.geo-mini-list{grid-template-columns:1fr}.geo-map-legend{font-size:.55rem}}

/* ======================================================================
   Investment & returns page
   ====================================================================== */
.investment-hero{min-height:500px;padding:10rem var(--pad) 4.5rem;display:grid;grid-template-columns:minmax(0,1.2fr) minmax(280px,.55fr);gap:4rem;align-items:end;background:linear-gradient(115deg,#f7f0e3 0%,#f4ead7 52%,#e9d9b7 100%);color:var(--ink)}
.investment-hero h1{margin:.7rem 0 1.1rem;font-family:var(--serif);font-weight:500;font-size:clamp(3.2rem,6vw,7rem);line-height:.9;letter-spacing:-.04em}.investment-hero h1 em{color:#8e6937;font-weight:500}.investment-hero p{max-width:760px;margin:0;color:rgba(18,40,35,.75);font-size:1rem;line-height:1.7}
.investment-hero-stat{align-self:end;border:1px solid rgba(18,40,35,.14);background:rgba(255,255,255,.62);border-radius:22px;padding:1.3rem;box-shadow:0 18px 40px rgba(70,53,20,.08)}
.investment-hero-stat span{display:block;color:#8e6937;font-size:.62rem;letter-spacing:.15em;text-transform:uppercase}.investment-hero-stat strong{display:block;margin:.45rem 0;font-family:var(--serif);font-size:1.55rem}.investment-hero-stat small{color:var(--muted);line-height:1.55}
.investment-shell{padding-top:4rem}.investment-grid{display:grid;grid-template-columns:minmax(0,1.02fr) minmax(420px,.98fr);gap:1.5rem;padding:0 var(--pad)}
.investment-inputs,.investment-results{border:1px solid var(--line);border-radius:26px;background:#fff;padding:1.35rem;box-shadow:0 18px 46px rgba(4,47,41,.05)}
.investment-form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.8rem;margin-top:1.25rem}.investment-field.wide{grid-column:1/-1}.investment-field label{display:grid;gap:.38rem;color:var(--muted);font-size:.65rem;font-weight:600}.investment-field input{width:100%;border:1px solid rgba(18,40,35,.12);border-radius:12px;padding:.78rem .8rem;background:#fbfaf7;color:var(--ink);font:inherit;font-size:.85rem;outline:none}.investment-field input:focus{border-color:rgba(181,138,85,.65);box-shadow:0 0 0 3px rgba(181,138,85,.10)}
.investment-warning{margin-top:1rem;padding:.9rem 1rem;border-radius:14px;background:#f4ecde;color:#6d5a3c;font-size:.7rem;line-height:1.55}.investment-warning strong{color:#5b4728}
.results-head{display:flex;justify-content:space-between;gap:1rem;align-items:end;margin-bottom:1rem}.results-head span{color:var(--bronze);font-size:.58rem;font-weight:700;text-transform:uppercase;letter-spacing:.15em}.results-head strong{font-family:var(--serif);font-size:1rem;font-weight:600;text-align:right}
.results-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.65rem}.metric-card{border:1px solid rgba(18,40,35,.08);border-radius:16px;padding:.9rem;background:#fbfaf7;min-height:126px}.metric-card.featured{background:#0d594c;color:#fff}.metric-card span{display:block;font-size:.6rem;text-transform:uppercase;letter-spacing:.08em;opacity:.7}.metric-card strong{display:block;margin:.45rem 0;font-family:var(--serif);font-size:1.75rem;font-weight:500}.metric-card small{display:block;font-size:.58rem;line-height:1.45;opacity:.62}.target-yield-box{margin-top:.8rem;border-radius:16px;background:#f2eadc;padding:.9rem}.target-yield-box>div:first-child{display:flex;justify-content:space-between;gap:1rem;margin-bottom:.6rem;font-size:.62rem;color:var(--muted)}.target-yield-box>div:first-child strong{color:var(--ink)}.target-yield-row{display:flex;justify-content:space-between;padding:.45rem 0;border-top:1px solid rgba(18,40,35,.08);font-size:.73rem}.target-yield-row b{font-weight:600}
.financial-explain-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:1rem;padding:0 var(--pad) var(--section)}.financial-explain{border-top:1px solid var(--line);padding-top:1rem}.financial-explain>span{color:var(--bronze);font-size:.62rem;letter-spacing:.13em}.financial-explain h3{margin:.55rem 0;font-family:var(--serif);font-size:1.35rem}.financial-explain p{margin:0;color:var(--muted);font-size:.76rem;line-height:1.65}
.investment-due-diligence{padding:5rem var(--pad);background:#0d4d43;color:#fff;display:grid;grid-template-columns:minmax(0,.7fr) minmax(0,1.3fr);gap:4rem}.investment-due-diligence h2{margin:.6rem 0 1rem;font-family:var(--serif);font-size:clamp(2.4rem,4vw,4.4rem);line-height:.95;font-weight:500}.investment-due-diligence p{max-width:560px;margin:0;color:rgba(255,255,255,.7);line-height:1.7}.due-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.75rem}.due-grid>div{border:1px solid rgba(255,255,255,.15);border-radius:16px;padding:1rem}.due-grid b{display:block;color:var(--bronze-2);font-size:.62rem}.due-grid strong{display:block;margin:.35rem 0;font-family:var(--serif);font-size:1.12rem}.due-grid span{display:block;color:rgba(255,255,255,.62);font-size:.68rem;line-height:1.55}
@media(max-width:1050px){.investment-hero{grid-template-columns:1fr;gap:1.5rem}.investment-grid{grid-template-columns:1fr}.financial-explain-grid{grid-template-columns:repeat(2,1fr)}.investment-due-diligence{grid-template-columns:1fr;gap:2rem}}
@media(max-width:650px){.investment-hero{padding:8rem 1rem 3rem}.investment-grid{padding-left:1rem;padding-right:1rem}.investment-form{grid-template-columns:1fr}.investment-field.wide{grid-column:auto}.results-grid{grid-template-columns:1fr}.financial-explain-grid{grid-template-columns:1fr;padding-left:1rem;padding-right:1rem}.investment-due-diligence{padding:4rem 1rem}.due-grid{grid-template-columns:1fr}}

/* ══════════════════════════════════════════════════════════
   INVESTMENT CASE SECTIONS
══════════════════════════════════════════════════════════ */

/* ── Hero band ── */
.invest-hero {
  padding-top: clamp(4rem,8vw,7rem);
  padding-bottom: clamp(4rem,8vw,7rem);
}
.invest-hero-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(3rem,6vw,7rem);
  align-items: center;
}
.invest-hero-copy .section-title {
  font-size: clamp(2.4rem, 4.8vw, 5.5rem);
}
.invest-headline-stats {
  display: flex;
  flex-direction: column;
  gap: 0;
  border-left: 1px solid rgba(255,255,255,.12);
}
.ihs-item {
  padding: 1.8rem 0 1.8rem 2.2rem;
  border-bottom: 1px solid rgba(255,255,255,.08);
}
.ihs-item:last-child { border-bottom: none; }
.ihs-n {
  font-family: var(--serif);
  font-size: clamp(2.6rem, 4.5vw, 4.2rem);
  font-weight: 400;
  color: var(--bronze-2);
  line-height: 1;
  letter-spacing: -.02em;
}
.ihs-n span {
  font-size: clamp(1.4rem, 2.5vw, 2.2rem);
  color: rgba(255,255,255,.45);
}
.ihs-l {
  font-size: .72rem;
  color: rgba(255,255,255,.42);
  line-height: 1.6;
  margin-top: .55rem;
  max-width: 280px;
}

/* ── Yield bar grid ── */
.invest-yields { padding-bottom: clamp(3rem,6vw,6rem); }
.yield-bar-grid {
  display: grid;
  grid-template-columns: repeat(auto-fill, minmax(160px,1fr));
  gap: 2px;
  background: var(--line);
  margin-top: clamp(2.5rem,5vw,4.5rem);
}
.yb-cell {
  background: var(--white);
  padding: 2rem 1.5rem 1.6rem;
  display: flex;
  flex-direction: column;
  gap: .5rem;
}
.yb-city {
  font-size: .62rem;
  font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--muted);
}
.yb-pct {
  font-family: var(--serif);
  font-size: clamp(2rem, 3.2vw, 2.8rem);
  font-weight: 400;
  color: var(--ink);
  letter-spacing: -.02em;
  line-height: 1;
}
.yb-bar-track {
  height: 3px;
  background: var(--line);
  border-radius: 2px;
  margin-top: .6rem;
  overflow: hidden;
}
.yb-bar-fill {
  height: 100%;
  background: var(--bronze);
  border-radius: 2px;
  transform-origin: left;
  transform: scaleX(0);
  transition: transform 1s var(--ease);
}
.yb-bar-fill.in { transform: scaleX(1); }
.yb-note {
  font-size: .68rem;
  color: var(--muted);
  line-height: 1.55;
  margin-top: .3rem;
}
.yield-source {
  margin-top: 1.6rem;
  font-size: .62rem;
  color: var(--muted-dark);
  line-height: 1.7;
  opacity: .7;
}

/* ── Six pillars ── */
.invest-pillars-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2px;
  background: var(--line);
  margin-top: clamp(2.5rem,5vw,4.5rem);
}
.invest-pillar {
  background: var(--paper);
  padding: 2.4rem 2rem 2.2rem;
}
.ip-icon {
  width: 36px;
  height: 36px;
  color: var(--bronze);
  margin-bottom: 1.4rem;
}
.ip-icon svg { width: 100%; height: 100%; }
.ip-stat {
  font-family: var(--serif);
  font-size: clamp(1.8rem, 3vw, 2.6rem);
  font-weight: 400;
  color: var(--ink);
  letter-spacing: -.02em;
  line-height: 1;
  margin-bottom: .8rem;
}
.ip-unit {
  font-family: var(--sans);
  font-size: .72rem;
  font-weight: 400;
  color: var(--muted);
  letter-spacing: .04em;
  margin-left: .3rem;
}
.ip-title {
  font-family: var(--serif);
  font-size: 1.1rem;
  font-weight: 400;
  color: var(--ink);
  letter-spacing: -.01em;
  line-height: 1.2;
  margin-bottom: .8rem;
}
.ip-copy {
  font-size: .78rem;
  color: var(--muted);
  line-height: 1.85;
}

/* ── Region yield table ── */
.region-yield-table {
  margin-top: clamp(2.5rem,5vw,4rem);
  border-top: 1px solid var(--line);
}
.ryt-row {
  display: grid;
  grid-template-columns: 1fr 80px 1fr;
  align-items: center;
  gap: 1.5rem;
  padding: 1.1rem 0;
  border-bottom: 1px solid var(--line);
}
.ryt-head {
  font-size: .6rem;
  font-weight: 500;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--muted);
  padding-bottom: .8rem;
}
.ryt-row > span:first-child {
  font-size: .84rem;
  color: var(--ink);
}
.ryt-row > span:first-child em {
  font-style: normal;
  color: var(--muted);
  font-size: .76rem;
}
.ryt-pct {
  font-family: var(--serif);
  font-size: 1.2rem;
  font-weight: 400;
  color: var(--bronze);
  letter-spacing: -.01em;
  text-align: right;
}
.ryt-bar-wrap {
  height: 4px;
  background: var(--line);
  border-radius: 2px;
  overflow: hidden;
}
.ryt-bar {
  height: 100%;
  width: var(--w);
  background: var(--c);
  border-radius: 2px;
  transform-origin: left;
  transform: scaleX(0);
  transition: transform 1.1s var(--ease);
}
.ryt-bar.in { transform: scaleX(1); }
.ryt-note .ryt-pct { color: var(--muted); }

/* ── CTA band ── */
.invest-cta-band {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 3rem;
  padding: clamp(3rem,6vw,5.5rem) var(--pad);
  background: var(--ink-2);
  flex-wrap: wrap;
}
.icb-title {
  font-family: var(--serif);
  font-size: clamp(1.8rem,3.5vw,3.2rem);
  font-weight: 400;
  line-height: 1.05;
  letter-spacing: -.025em;
  color: #fff;
  margin-top: .7rem;
}
.icb-sub {
  font-size: .82rem;
  color: rgba(255,255,255,.42);
  line-height: 1.85;
  max-width: 560px;
  margin-top: 1rem;
}
.icb-actions {
  display: flex;
  flex-direction: column;
  gap: .7rem;
  flex-shrink: 0;
}

/* ── Responsive ── */
@media (max-width: 1024px) {
  .invest-hero-inner { grid-template-columns: 1fr; }
  .invest-headline-stats {
    border-left: none;
    border-top: 1px solid rgba(255,255,255,.12);
    flex-direction: row;
  }
  .ihs-item {
    flex: 1;
    padding: 1.4rem 1.5rem;
    border-bottom: none;
    border-right: 1px solid rgba(255,255,255,.08);
  }
  .ihs-item:last-child { border-right: none; }
  .invest-pillars-grid { grid-template-columns: 1fr 1fr; }
  .ryt-bar-col { display: none; }
  .ryt-row { grid-template-columns: 1fr 80px; }
}
@media (max-width: 700px) {
  .invest-headline-stats { flex-direction: column; border-top: 1px solid rgba(255,255,255,.12); }
  .ihs-item { border-right: none; border-bottom: 1px solid rgba(255,255,255,.08); }
  .invest-pillars-grid { grid-template-columns: 1fr; }
  .yield-bar-grid { grid-template-columns: 1fr 1fr; }
  .invest-cta-band { flex-direction: column; align-items: flex-start; }
  .icb-actions { flex-direction: row; flex-wrap: wrap; }
}

/* ══════════════════════════════════════════════════════
   LANGUAGE TOGGLE & RTL SUPPORT
══════════════════════════════════════════════════════ */

/* Toggle button in nav */
.lang-toggle {
  font-family: var(--sans);
  font-size: .64rem;
  font-weight: 500;
  letter-spacing: .1em;
  text-transform: uppercase;
  color: var(--bronze);
  border: 1px solid var(--bronze);
  padding: .4rem .85rem;
  border-radius: 2px;
  cursor: pointer;
  background: none;
  transition: background .2s, color .2s;
  margin-left: .5rem;
}
.lang-toggle:hover {
  background: var(--bronze);
  color: #fff;
}
.site-header.is-solid .lang-toggle {
  color: var(--bronze);
  border-color: var(--bronze);
}

/* Arabic font stack */
body.rtl {
  font-family: 'Noto Sans Arabic', 'Segoe UI', 'Tahoma', var(--sans);
  letter-spacing: 0;
}
body.rtl .hero-title,
body.rtl .section-title,
body.rtl .intro-quote,
body.rtl .icb-title,
body.rtl .cta-title,
body.rtl .ip-title,
body.rtl .city-name,
body.rtl .estate-name {
  font-family: 'Noto Serif Arabic', 'Amiri', Georgia, serif;
  letter-spacing: 0;
  line-height: 1.4;
}

/* RTL layout flips */
body.rtl {
  direction: rtl;
  text-align: right;
}
body.rtl .eyebrow::before,
body.rtl .hero .eyebrow::before { margin-right: 0; margin-left: .9rem; }

body.rtl .section-head { flex-direction: row-reverse; }
body.rtl .intro-grid { direction: rtl; }
body.rtl .hero-inner { direction: rtl; }
body.rtl .hero-aside { border-left: none; border-right: 1px solid rgba(255,255,255,.22); padding-left: 0; padding-right: 1.6rem; }
body.rtl .hero-index { left: var(--pad); right: auto; align-items: flex-start; }
body.rtl .hero-actions { flex-direction: row-reverse; }
body.rtl .btn span.arrow { transform: scaleX(-1); display: inline-block; }
body.rtl .btn:hover span.arrow { transform: scaleX(-1) translateX(-4px); }
body.rtl .header-actions { flex-direction: row-reverse; }
body.rtl .primary-nav { flex-direction: row-reverse; }
body.rtl .brand { justify-self: end; }
body.rtl .site-header { grid-template-columns: 1fr auto 1fr; }
body.rtl .footer-grid { direction: rtl; }
body.rtl .family-home-teaser { direction: rtl; }
body.rtl .family-region { direction: rtl; }
body.rtl .family-region-reverse { direction: ltr; }
body.rtl .invest-hero-inner { direction: rtl; }
body.rtl .invest-headline-stats { border-left: none; border-right: 1px solid rgba(255,255,255,.12); }
body.rtl .ihs-item { padding-left: 0; padding-right: 2.2rem; }
body.rtl .region-yield-table { direction: rtl; }
body.rtl .ryt-pct { text-align: left; }
body.rtl .ryt-bar { transform-origin: right; }
body.rtl .ryt-bar.in { transform: scaleX(1); }
body.rtl .signature { direction: rtl; }
body.rtl .signature-points { direction: rtl; }
body.rtl .signature-point { flex-direction: row-reverse; }
body.rtl .trust-metrics { direction: rtl; }
body.rtl .discovery-panel { direction: rtl; }
body.rtl .section-head { direction: rtl; }
body.rtl .contact-rail { left: 1.5rem; right: auto; }
body.rtl .contact-tip { left: auto; right: calc(100% + .6rem); }
body.rtl .contact-tip::after { left: auto; right: -.4rem; border-left: none; border-right: 5px solid var(--ink); }
body.rtl .hero-brochure { flex-direction: row-reverse; }
body.rtl .advisor-bar { direction: rtl; }
body.rtl .invest-pillars-grid { direction: rtl; }
body.rtl .yb-bar-track { direction: ltr; }
body.rtl .ip-stat { text-align: right; }
body.rtl .mobile-menu nav { direction: rtl; }
body.rtl .mobile-meta { direction: rtl; }
body.rtl .family-proof-strip { direction: rtl; }
body.rtl .family-investor-factors { direction: rtl; }
body.rtl .family-jump { direction: rtl; }
body.rtl .university-ribbon { direction: rtl; }
body.rtl .hero-offer-grid { direction: rtl; }
body.rtl .cta-inner { direction: rtl; }
body.rtl .section-kicker { letter-spacing: .04em; }


/* RTL yield bars still grow left-to-right visually */
body.rtl .yb-bar-fill { transform-origin: left; }

/* ══════════════════════════════════════════════════════
   GLOBAL CLEANUP — neat, nothing cut off, fully fitted
══════════════════════════════════════════════════════ */

/* ── 1. Prevent anything overflowing the viewport ── */
*, *::before, *::after { max-width: 100%; }
html, body { overflow-x: hidden; }
img, video, svg { display: block; max-width: 100%; height: auto; }
img[style*="height"] { height: auto !important; }

/* ── 2. Hero — tighter title so it never clips ── */
.hero-reference .hero-title {
  font-size: clamp(2.6rem, 5.2vw, 6.8rem);
  line-height: .96;
  max-width: 820px;
}
.hero-reference .hero-copy {
  font-size: clamp(.82rem, 1vw, .96rem);
  max-width: 560px;
  line-height: 1.85;
}
/* Clamp the whole hero copy block so it can't exceed viewport height */
.hero-main-copy {
  max-width: min(820px, 100%);
  overflow: hidden;
}

/* ── 3. Hero offer grid — always fits, text never wraps badly ── */
.hero-offer-grid {
  max-width: min(560px, 100%);
}
.hero-offer-grid > div {
  min-height: 74px;
  padding: .85rem 1rem;
}
.hero-offer-grid strong {
  font-size: clamp(1.1rem, 1.8vw, 1.6rem);
  white-space: nowrap;
}
.hero-offer-grid span {
  font-size: clamp(.46rem, .7vw, .55rem);
  letter-spacing: .1em;
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}

/* ── 4. Trust metrics — always 4 across on wide, 2 on narrow ── */
.trust-metrics {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}
.trust-metric strong {
  font-size: clamp(1.4rem, 2.8vw, 2.2rem);
  white-space: nowrap;
}
.trust-metric span {
  font-size: clamp(.56rem, .75vw, .7rem);
  line-height: 1.5;
}

/* ── 5. Section headings — never overflow their containers ── */
.section-title {
  overflow-wrap: break-word;
  word-break: break-word;
  hyphens: auto;
  max-width: 100%;
}
.hero-title {
  overflow-wrap: break-word;
  word-break: break-word;
  max-width: 100%;
}

/* ── 6. Investment hero stats — text never clips ── */
.ihs-n {
  font-size: clamp(2rem, 3.8vw, 3.8rem);
  white-space: nowrap;
}
.ihs-l {
  font-size: clamp(.6rem, .75vw, .72rem);
  line-height: 1.55;
}

/* ── 7. Investment pillar cards — text always fits ── */
.invest-pillar {
  overflow: hidden;
}
.ip-stat {
  font-size: clamp(1.5rem, 2.5vw, 2.4rem);
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}
.ip-copy {
  font-size: clamp(.72rem, .8vw, .78rem);
  line-height: 1.8;
}

/* ── 8. Region yield table — never clips ── */
.ryt-row > span:first-child {
  font-size: clamp(.72rem, .85vw, .84rem);
  overflow-wrap: break-word;
}
.ryt-pct {
  font-size: clamp(1rem, 1.2vw, 1.2rem);
  white-space: nowrap;
}

/* ── 9. Lang toggle — always visible, never wraps nav ── */
.lang-toggle {
  white-space: nowrap;
  flex-shrink: 0;
  font-size: .6rem;
  padding: .38rem .7rem;
}

/* ── 10. Nav links — compress gracefully before hamburger ── */
.primary-nav {
  gap: 1.4rem;
  flex-wrap: nowrap;
  align-items: center;
}
.primary-nav a {
  white-space: nowrap;
  font-size: .62rem;
}

/* ── 11. Discovery panel — inputs don't overflow ── */
.discovery-panel {
  overflow: hidden;
}
.field select, .field input {
  width: 100%;
  min-width: 0;
}

/* ── 12. Footer — text wraps neatly, never overflows ── */
.footer-about {
  font-size: clamp(.68rem, .9vw, .8rem);
  line-height: 1.8;
  overflow-wrap: break-word;
}
.footer-col a {
  font-size: clamp(.68rem, .85vw, .78rem);
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}
.footer-bottom {
  font-size: clamp(.56rem, .75vw, .65rem);
  gap: 1rem;
  flex-wrap: wrap;
}

/* ── 13. Section copy — never wider than container ── */
.section-copy {
  max-width: min(580px, 100%);
  overflow-wrap: break-word;
}

/* ── 14. Buttons — never clip their label ── */
.btn {
  white-space: nowrap;
  overflow: hidden;
  text-overflow: ellipsis;
}

/* ── 15. Family regions — images fill correctly ── */
.family-region-media {
  overflow: hidden;
}
.family-region-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

/* ── 16. Signature section ── */
.signature-media img {
  object-fit: cover;
  width: 100%;
  height: 100%;
}

/* ── 17. CTA panel — full bleed, text never clips ── */
.cta-panel {
  overflow: hidden;
}
.cta-title {
  font-size: clamp(1.8rem, 4vw, 4rem);
  overflow-wrap: break-word;
  max-width: 100%;
}
.cta-copy {
  font-size: clamp(.8rem, 1vw, .92rem);
  max-width: min(520px, 100%);
}

/* ── 18. Collection grid cards — consistent height ── */
.property-card {
  overflow: hidden;
}

/* ── 19. Advisor bar — fits on all screens ── */
.advisor-bar {
  white-space: nowrap;
  overflow: hidden;
}
.advisor-bar-copy strong,
.advisor-bar-copy span {
  overflow: hidden;
  text-overflow: ellipsis;
  display: block;
  white-space: nowrap;
}

/* ── 20. Arabic RTL overrides for tight layout ── */
body.rtl .hero-reference .hero-title {
  font-size: clamp(2rem, 4.2vw, 5.5rem);
  line-height: 1.3;
}
body.rtl .section-title {
  font-size: clamp(1.6rem, 3.5vw, 4.5rem);
  line-height: 1.35;
}
body.rtl .hero-offer-grid span {
  font-size: clamp(.42rem, .65vw, .52rem);
  white-space: normal;
}
body.rtl .primary-nav {
  flex-direction: row-reverse;
  gap: 1.2rem;
}
body.rtl .primary-nav a {
  font-size: .58rem;
}
body.rtl .hero-copy {
  direction: rtl;
  text-align: right;
}
body.rtl .hero-actions {
  justify-content: flex-start;
}
body.rtl .section-head {
  gap: 2rem;
}
body.rtl .ip-copy,
body.rtl .section-copy,
body.rtl .hero-copy {
  max-width: 100%;
  overflow-wrap: break-word;
}
body.rtl .footer-grid {
  gap: 2rem;
}
body.rtl .ihs-n {
  font-size: clamp(1.6rem, 3vw, 3rem);
}

/* ── BREAKPOINT CLEANUP ── */
@media (max-width: 1280px) {
  .primary-nav { gap: 1.1rem; }
  .primary-nav a { font-size: .6rem; }
  .trust-metrics { grid-template-columns: repeat(4, 1fr); }
}

@media (max-width: 1100px) {
  .trust-metrics { grid-template-columns: repeat(2, 1fr); }
  .trust-metric:nth-child(2) { border-right: none; }
  .trust-metric:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .hero-reference .hero-title { font-size: clamp(2.4rem, 5vw, 5.5rem); }
  .invest-pillars-grid { grid-template-columns: 1fr 1fr; }
}

@media (max-width: 900px) {
  .hero-offer-grid { max-width: 100%; margin-right: 0; }
  .hero-reference .hero-title { font-size: clamp(2.2rem, 7vw, 4.5rem); }
  .ihs-n { font-size: clamp(1.8rem, 4vw, 2.8rem); }
  .invest-headline-stats { flex-direction: column; border-top: 1px solid rgba(255,255,255,.12); border-left: none; }
  .ihs-item { border-right: none; border-bottom: 1px solid rgba(255,255,255,.08); padding: 1.2rem 0; }
}

@media (max-width: 640px) {
  .hero-reference .hero-title { font-size: clamp(2rem, 10vw, 3.5rem); line-height: 1; }
  .hero-offer-grid { grid-template-columns: 1fr 1fr; border-radius: 14px; }
  .hero-offer-grid strong { font-size: clamp(1rem, 4vw, 1.4rem); }
  .hero-offer-grid span { font-size: .44rem; letter-spacing: .06em; white-space: normal; }
  .trust-metrics { grid-template-columns: 1fr 1fr; }
  .trust-metric:nth-child(even) { border-right: none; }
  .invest-pillars-grid { grid-template-columns: 1fr; }
  .ryt-row { grid-template-columns: 1fr 70px; }
  .ryt-bar-col { display: none; }
  .icb-title { font-size: clamp(1.5rem, 7vw, 2.5rem); }
  .invest-cta-band { flex-direction: column; align-items: flex-start; }
  .icb-actions { flex-direction: row; flex-wrap: wrap; }
  .cta-title { font-size: clamp(1.6rem, 8vw, 3rem); }
  .section-title { font-size: clamp(1.8rem, 8vw, 3.5rem); }
  .footer-grid { grid-template-columns: 1fr; gap: 2rem; }
  .lang-toggle { font-size: .55rem; padding: .32rem .55rem; }
  .advisor-bar-copy span { display: none; }
}

@media (max-width: 420px) {
  .hero-reference .hero-title { font-size: clamp(1.8rem, 9.5vw, 2.8rem); }
  .hero-offer-grid strong { font-size: clamp(.95rem, 4.5vw, 1.2rem); }
  .hero-actions .btn { font-size: .56rem; padding: .8rem 1rem; }
  .trust-metric strong { font-size: clamp(1.2rem, 5.5vw, 1.6rem); }
}

/* ======================================================================
   2026 RESPONSIVE MASTER LAYER
   Final mobile/tablet rules intentionally live last so they consistently
   override earlier desktop/reference styling across every page.
   ====================================================================== */

/* Safer responsive primitives */
html{-webkit-text-size-adjust:100%;text-size-adjust:100%}
body{min-width:320px}
img,svg,video,canvas,iframe{max-width:100%}
input,select,textarea,button{max-width:100%}
main,section,header,footer,nav,div{min-width:0}

@media (max-width: 1180px){
  .site-header{padding-inline:clamp(1rem,3vw,2rem)}
  .header-actions{justify-self:end}
  .hero-inner,.hero-inner-reference{gap:2rem}
  .section,.site-footer{padding-left:clamp(1.25rem,4vw,3rem);padding-right:clamp(1.25rem,4vw,3rem)}
  .geo-map-layout,.investment-grid,.financial-explain-grid{padding-left:clamp(1.25rem,4vw,3rem);padding-right:clamp(1.25rem,4vw,3rem)}
}

@media (max-width: 820px){
  :root{--pad:clamp(1rem,4.5vw,2rem);--section:clamp(3.6rem,10vw,5rem)}

  /* Header / navigation */
  .site-header{height:72px;padding-inline:1rem;grid-template-columns:minmax(0,1fr) auto}
  .brand{font-size:.82rem;letter-spacing:.13em;overflow:hidden;text-overflow:ellipsis}
  .menu-button{display:flex;width:44px;height:44px}
  .header-enquire,.header-phone{display:none!important}
  .mobile-menu{padding:6.5rem 1.25rem 2rem;align-content:start;overflow-y:auto;overscroll-behavior:contain}
  .mobile-menu nav a{font-size:clamp(2rem,10vw,3.6rem);padding:.48rem 0}
  .mobile-meta{margin-top:1.5rem;gap:.8rem 1.1rem}

  /* Hero */
  .hero{height:auto;min-height:100svh;align-items:flex-end}
  .hero-inner,.hero-inner-reference{display:block;padding:0 1rem max(4.5rem,calc(2rem + env(safe-area-inset-bottom)))}
  .hero-title,.hero-reference .hero-title{font-size:clamp(2.7rem,12vw,5rem);line-height:.94;letter-spacing:-.04em}
  .hero-copy{font-size:.9rem;line-height:1.72;margin-top:1.2rem;max-width:36rem}
  .hero-actions{display:grid;grid-template-columns:1fr;gap:.7rem;margin-top:1.5rem;width:100%}
  .hero-actions .btn{width:100%;min-height:50px;padding:.9rem 1rem;white-space:normal;text-align:center}
  .hero-aside,.hero-index{display:none!important}
  .hero-offer-grid{grid-template-columns:repeat(2,minmax(0,1fr));width:100%;margin:1.5rem 0 0;gap:0}
  .hero-offer-grid>div{min-width:0;padding:1rem .75rem}

  /* Generic sections */
  .section{padding:var(--section) 1rem}
  .section-head{display:grid!important;grid-template-columns:1fr;align-items:start;gap:1rem;margin-bottom:2.25rem}
  .section-title{font-size:clamp(2rem,9vw,3.6rem);line-height:1.02}
  .section-copy{font-size:.84rem;line-height:1.75}
  .intro-grid,.signature,.property-summary,.invest-hero-inner,.family-detail-grid,.family-highlight-grid{grid-template-columns:1fr!important;gap:2rem!important}
  .intro-quote{font-size:clamp(2rem,8vw,3.2rem)}

  /* Discovery/search */
  .discovery{margin-top:0;padding:0}
  .discovery-panel{grid-template-columns:1fr!important;box-shadow:none;border-bottom:1px solid var(--line)}
  .field{padding:1rem;border-right:0!important;border-bottom:1px solid var(--line)}
  .field label{margin-bottom:.45rem}
  .field select,.field input{min-height:36px;font-size:16px}
  .discovery-submit{width:100%;min-height:56px}

  /* Filters */
  .filterbar,.filterbar-pro{position:relative!important;top:auto!important;grid-template-columns:1fr 1fr!important;gap:.7rem;padding:1rem!important;overflow:visible}
  .filter-control select{font-size:16px;height:46px}
  .filter-reset{height:46px}
  .filterbar-pro .filter-count,.filter-count{grid-column:1/-1!important;width:100%;margin:0!important;white-space:normal}
  .collection-note{padding:.8rem 1rem}

  /* Cards, listing grids, editorial grids */
  .collection-grid,.properties-grid,.editorial-grid,.journal-grid,.service-grid,.invest-pillars-grid{grid-template-columns:1fr!important}
  .property-card,.property-card:nth-child(n),.listing-card,.story-card,.service-card{grid-column:auto!important;min-height:0!important}
  .listing-body{padding-left:1rem;padding-right:1rem}
  .location-strip{grid-template-columns:1fr 1fr!important}
  .location-tile{min-height:340px}

  /* Family/lifestyle */
  .family-region,.family-region-reverse{grid-template-columns:1fr!important}
  .family-region-media{min-height:360px;order:0!important}
  .family-region-copy{order:1!important;padding:2rem 1rem!important}
  .family-proof-strip{grid-template-columns:repeat(2,minmax(0,1fr))!important}
  .family-investor-band{grid-template-columns:1fr!important;gap:2rem!important}
  .family-investor-factors{grid-template-columns:1fr 1fr!important}

  /* Maps */
  .geo-map-section{padding-top:2rem;padding-bottom:3.5rem}
  .geo-map-layout{grid-template-columns:1fr!important;padding:0 1rem!important;gap:1rem}
  .geo-map-frame,.geo-map-side{border-radius:18px}
  .geo-map{height:min(62vh,500px)!important;min-height:380px}
  .geo-mini-list{grid-template-columns:1fr!important;max-height:none}
  .geo-map-legend{left:.65rem;right:.65rem;bottom:.65rem;justify-content:center;flex-wrap:wrap;border-radius:14px;font-size:.52rem;line-height:1.2}

  /* Investment */
  .investment-hero{min-height:auto;padding:7rem 1rem 3rem!important;grid-template-columns:1fr!important;gap:1.5rem}
  .investment-hero h1{font-size:clamp(2.7rem,12vw,4.8rem);line-height:.95}
  .investment-hero p{font-size:.9rem}
  .investment-grid{grid-template-columns:1fr!important;padding:0 1rem!important}
  .investment-inputs,.investment-results{border-radius:18px;padding:1rem}
  .investment-form{grid-template-columns:1fr!important}
  .investment-field.wide{grid-column:auto!important}
  .investment-field input{font-size:16px;min-height:46px}
  .results-grid{grid-template-columns:1fr 1fr!important}
  .financial-explain-grid{grid-template-columns:1fr 1fr!important;padding:0 1rem var(--section)!important}
  .investment-due-diligence{grid-template-columns:1fr!important;gap:2rem!important;padding:4rem 1rem!important}
  .due-grid{grid-template-columns:1fr 1fr!important}
  .invest-headline-stats{display:grid!important;grid-template-columns:1fr 1fr;flex-direction:unset!important}
  .ihs-item{padding:1rem!important;border-right:0!important}
  .region-yield-table,.yield-bar-grid{overflow-x:auto;-webkit-overflow-scrolling:touch}

  /* Property detail page, including JS-rendered content */
  .property-hero{height:auto;min-height:78svh}
  .property-hero-body{grid-template-columns:1fr!important;padding:0 1rem 3rem!important;gap:1rem}
  .property-hero h1{font-size:clamp(2.5rem,11vw,4rem)}
  .property-hero-price{text-align:left!important}
  .property-gallery{grid-template-columns:1fr 1fr!important;grid-template-rows:300px 220px!important}
  .property-gallery figure:first-child{grid-column:1/-1!important;grid-row:auto!important}
  .feature-grid{grid-template-columns:1fr 1fr!important}

  /* Contact/forms */
  .contact-layout{grid-template-columns:1fr!important}
  .contact-info{min-height:auto!important;padding:4rem 1rem!important}
  .contact-details{margin-top:2.5rem!important}
  .contact-form-wrap{padding:3.5rem 1rem!important}
  .form-grid{grid-template-columns:1fr!important}
  .form-group.full{grid-column:auto!important}
  .form-control{font-size:16px}
  .faq-q{gap:1rem}
  .faq-a-inner{padding-right:0}

  /* Process / private office */
  .process-step{grid-template-columns:42px minmax(0,1fr)!important;gap:1rem}
  .process-step p{grid-column:2!important}

  /* CTA */
  .cta-inner{padding-left:1rem!important;padding-right:1rem!important}
  .cta-title{font-size:clamp(2rem,9vw,3.4rem)}
  .invest-cta-band{padding-left:1rem!important;padding-right:1rem!important}

  /* Footer */
  .site-footer{padding:4rem 1rem max(6.5rem,calc(4.5rem + env(safe-area-inset-bottom)))}
  .footer-grid{grid-template-columns:1fr 1fr!important;gap:2rem 1.25rem}
  .footer-grid>div:first-child{grid-column:1/-1}
  .footer-col a{white-space:normal;overflow:visible;text-overflow:clip;overflow-wrap:anywhere}

  /* Floating communication controls */
  .contact-rail{right:.75rem;top:auto;bottom:max(.85rem,env(safe-area-inset-bottom));transform:none;flex-direction:row;gap:.45rem;padding:.38rem;border-radius:999px;background:rgba(247,243,236,.92);backdrop-filter:blur(12px);box-shadow:0 10px 30px rgba(4,47,41,.16)}
  .contact-orb{width:46px;height:46px;box-shadow:none}
  .contact-orb svg{width:21px;height:21px}
  .contact-tip{display:none!important}
  .advisor-bar{left:.75rem!important;right:.75rem!important;bottom:4.9rem!important;width:auto!important;white-space:normal!important;border-radius:14px!important;padding:.75rem .85rem!important;gap:.65rem!important}
  .advisor-bar-copy{min-width:0;flex:1}
  .advisor-bar-copy strong{font-size:.68rem;white-space:normal!important;overflow:visible!important;text-overflow:clip!important}
  .advisor-bar-copy span{display:none!important}
  .advisor-bar-action{white-space:nowrap;font-size:.55rem!important}
}

@media (max-width: 560px){
  :root{--pad:1rem}
  .eyebrow{font-size:.55rem;letter-spacing:.15em;gap:.6rem}
  .eyebrow:before{width:1.35rem}

  .hero-title,.hero-reference .hero-title{font-size:clamp(2.5rem,13vw,3.8rem)}
  .hero-offer-grid{grid-template-columns:1fr 1fr!important}
  .hero-offer-grid strong{font-size:1.05rem}

  .filterbar,.filterbar-pro{grid-template-columns:1fr!important}
  .filterbar-pro .filter-count,.filter-count{grid-column:auto!important}

  .location-strip{grid-template-columns:1fr!important}
  .location-tile{min-height:380px}

  .family-proof-strip,.family-investor-factors{grid-template-columns:1fr!important}
  .family-region-media{min-height:280px}

  .results-grid,.financial-explain-grid,.due-grid,.invest-headline-stats{grid-template-columns:1fr!important}
  .metric-card{min-height:auto}
  .results-head{display:grid;align-items:start}
  .results-head strong{text-align:left}
  .target-yield-box>div:first-child,.target-yield-row{gap:.5rem;align-items:flex-start}

  .property-gallery{grid-template-columns:1fr!important;grid-template-rows:auto!important}
  .property-gallery figure,.property-gallery figure:first-child{grid-column:auto!important;min-height:260px;height:260px}
  .feature-grid{grid-template-columns:1fr!important}

  .geo-map{height:440px!important;min-height:360px}
  .geo-map-legend{position:static;margin:.6rem;justify-content:flex-start}

  .footer-grid{grid-template-columns:1fr!important}
  .footer-grid>div:first-child{grid-column:auto}
  .footer-bottom{display:grid!important;gap:.8rem}

  .advisor-bar{align-items:center}
  .advisor-bar-action{padding:.7rem .75rem!important}
}

@media (max-width: 390px){
  .brand{font-size:.76rem;letter-spacing:.1em}
  .mobile-menu nav a{font-size:1.9rem}
  .hero-title,.hero-reference .hero-title{font-size:2.55rem}
  .hero-actions .btn{font-size:.56rem}
  .contact-orb{width:42px;height:42px}
  .contact-rail{right:.5rem;bottom:max(.55rem,env(safe-area-inset-bottom))}
  .advisor-bar{left:.5rem!important;right:.5rem!important;bottom:4.35rem!important}
  .advisor-bar-copy strong{font-size:.62rem}
  .advisor-bar-action{font-size:.5rem!important;padding:.62rem!important}
}

@media (hover:none) and (pointer:coarse){
  .cursor-dot,.cursor-ring{display:none!important}
  .btn,.menu-button,.contact-orb,.filter-reset,.discovery-submit{touch-action:manipulation}
  a,button,select,input,textarea{ -webkit-tap-highlight-color:rgba(198,154,49,.12) }
}

/* Homepage refinement: premium first impression */
.hero-reference{min-height:min(900px,100svh)}
.hero-media img{filter:saturate(.78) contrast(1.04)}
.hero-title{max-width:900px;line-height:.93;letter-spacing:-.035em}
.hero-copy{max-width:650px;font-size:clamp(1rem,1.3vw,1.2rem);line-height:1.65}
.hero-actions{display:flex;flex-wrap:wrap;gap:.75rem}
.home-routes{display:grid;grid-template-columns:repeat(3,1fr);max-width:1440px;margin:auto;padding:clamp(3rem,6vw,6rem) clamp(1.2rem,5vw,5rem);gap:1px;background:#d8d0c4}
.home-route{display:block;background:#fff;color:var(--ink);padding:clamp(2rem,4vw,4rem);text-decoration:none;min-height:300px;transition:transform .3s ease,background .3s ease}
.home-route:hover{background:var(--paper);transform:translateY(-4px)}
.home-route>span{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze)}
.home-route h2{font-family:var(--serif);font-size:clamp(2.4rem,4vw,4.2rem);font-weight:400;margin:1.4rem 0 .8rem}
.home-route p{max-width:330px;line-height:1.7;color:var(--muted);margin-bottom:2rem}
.home-route b{font-size:.76rem;letter-spacing:.1em;text-transform:uppercase;font-weight:600}
.collection-shell,.new-market-shell{padding-top:clamp(4rem,7vw,7rem);padding-bottom:clamp(4rem,7vw,7rem)}
.collection-grid .property-card-image{aspect-ratio:4/3;object-fit:cover}
.section-head{gap:clamp(2rem,6vw,7rem)}
@media(max-width:760px){
  .hero-reference{min-height:780px}
  .hero-title{font-size:clamp(3.1rem,14vw,5rem)}
  .hero-copy{font-size:1rem;line-height:1.55}
  .hero-actions .btn{flex:1 1 calc(50% - .5rem);text-align:center;justify-content:center}
  .hero-actions .btn:first-child{flex-basis:100%}
  .home-routes{grid-template-columns:1fr;padding:0;gap:1px}
  .home-route{min-height:0;padding:2.2rem 1.35rem}
  .home-route h2{font-size:2.8rem;margin:.8rem 0 .5rem}
  .home-route p{margin-bottom:1.2rem}
  .collection-shell,.new-market-shell{padding-top:3.5rem;padding-bottom:3.5rem}
}
/* Property collection upgrade 16–46 */
.filterbar-pro{grid-template-columns:repeat(4,minmax(150px,1fr));align-items:end}.property-toolbar{display:flex;justify-content:flex-end;gap:.55rem;padding:1rem clamp(1.2rem,5vw,5rem);max-width:1500px;margin:auto}.view-toggle,.compare-open,.fav-btn{border:1px solid rgba(18,40,35,.18);background:#fff;padding:.7rem 1rem;font:600 .62rem var(--sans);letter-spacing:.08em;text-transform:uppercase;cursor:pointer}.view-toggle.active{background:var(--ink);color:#fff}.compare-open span{display:inline-grid;place-items:center;background:var(--bronze);color:#fff;border-radius:50%;width:20px;height:20px;margin-left:.35rem}.listing-badges{position:absolute;left:1rem;top:1rem;display:flex;gap:.4rem;flex-wrap:wrap}.listing-badges span{background:rgba(11,36,31,.92);color:#fff;padding:.45rem .65rem;font-size:.56rem;letter-spacing:.08em;text-transform:uppercase}.listing-keyline{display:flex;gap:.45rem;flex-wrap:wrap;margin:1rem 0}.listing-keyline b{font-size:.64rem;font-weight:600;background:#f3eee5;padding:.5rem .65rem}.listing-particulars{border-top:1px solid rgba(18,40,35,.1);border-bottom:1px solid rgba(18,40,35,.1);padding:.8rem 0;margin:.8rem 0}.listing-particulars summary{cursor:pointer;font-size:.65rem;text-transform:uppercase;letter-spacing:.08em}.listing-particulars>div{display:grid;grid-template-columns:repeat(3,1fr);gap:.65rem;margin-top:.8rem}.listing-particulars span{font-size:.62rem;color:var(--muted)}.listing-particulars b{display:block;color:var(--ink);margin-top:.15rem}.listing-particulars small{display:block;margin-top:.7rem;color:var(--muted)}.listing-actions{display:flex;justify-content:space-between;align-items:center;margin-top:.8rem}.listing-actions label{font-size:.65rem;text-transform:uppercase;letter-spacing:.06em}.fav-btn.active{background:#f3eee5}.map-highlight{outline:3px solid var(--bronze);outline-offset:5px}.property-map{padding:0 clamp(1.2rem,5vw,5rem) 3rem;max-width:1500px;margin:auto}.map-stage{height:650px;position:relative;overflow:hidden;border:1px solid rgba(18,40,35,.12);background:radial-gradient(ellipse at 50% 48%,#e8e1d5 0 24%,transparent 24.5%),linear-gradient(145deg,#f7f4ed,#e9f0ed)}.map-stage:before{content:'UNITED KINGDOM';position:absolute;inset:0;display:grid;place-items:center;font:400 clamp(3rem,9vw,8rem) var(--serif);letter-spacing:.08em;color:rgba(18,40,35,.055);transform:rotate(-8deg)}.map-title{position:absolute;left:1.2rem;top:1.2rem;z-index:2;background:#fff;padding:.8rem 1rem;font:600 .7rem var(--sans);text-transform:uppercase;letter-spacing:.1em}.map-title small{display:block;font-weight:400;text-transform:none;letter-spacing:0;margin-top:.2rem}.map-pin{position:absolute;z-index:3;border:0;background:none;cursor:pointer;transform:translate(-50%,-50%)}.map-pin i{display:block;width:13px;height:13px;background:var(--bronze);border:3px solid #fff;border-radius:50%;box-shadow:0 2px 8px #0004}.map-pin span{display:none;background:var(--ink);color:#fff;padding:.35rem .5rem;font-size:.55rem;white-space:nowrap}.map-pin:hover span{display:block}.compare-drawer{position:fixed;inset:0;z-index:9999;background:rgba(5,20,17,.72);padding:5vh 4vw;overflow:auto}.compare-inner{background:#fff;max-width:1300px;margin:auto;padding:clamp(1.2rem,4vw,3rem);position:relative}.compare-close{position:absolute;right:1rem;top:1rem;border:0;background:none;font-size:1rem;cursor:pointer}.compare-inner h2{font:400 clamp(2rem,4vw,4rem) var(--serif)}#compareGrid{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}#compareGrid img{width:100%;aspect-ratio:4/3;object-fit:cover}#compareGrid h3{font:400 1.25rem var(--serif)}#compareGrid dl{font-size:.68rem}#compareGrid dt{color:var(--muted);margin-top:.6rem}#compareGrid dd{margin:0;font-weight:600}.uk-coverage{border-top:1px solid rgba(18,40,35,.08)}.coverage-groups{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:rgba(18,40,35,.1);margin-top:2rem}.coverage-groups>div{background:var(--paper);padding:clamp(1.3rem,3vw,2.5rem)}.coverage-groups h3{font:400 1.45rem var(--serif);margin:0 0 .8rem}.coverage-groups p{font-size:.75rem;line-height:1.85;color:var(--muted);margin:0}
@media(max-width:900px){.filterbar-pro{grid-template-columns:repeat(2,1fr)}#compareGrid,.coverage-groups{grid-template-columns:repeat(2,1fr)}.listing-particulars>div{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.filterbar-pro{grid-template-columns:1fr}.property-toolbar{justify-content:stretch}.property-toolbar>*{flex:1;padding:.65rem .35rem}.listing-keyline b{flex:1 1 45%}.listing-particulars>div,#compareGrid,.coverage-groups{grid-template-columns:1fr}.map-stage{height:520px}.listing-actions{gap:.5rem}.fav-btn{padding:.6rem .7rem}}

/* 2026 Arabic + mobile hardening */
html,body{max-width:100%;overflow-x:hidden}
*,*::before,*::after{box-sizing:border-box;min-width:0}
img,video,svg,canvas,iframe{max-width:100%}
body.rtl{direction:rtl;text-align:right}
/* RTL should change reading direction, not mirror the visual design */
body.rtl .primary-nav,body.rtl .header-actions,body.rtl .hero-actions,body.rtl .signature-point{flex-direction:row}
body.rtl .section-head,body.rtl .intro-grid,body.rtl .hero-inner,body.rtl .footer-grid,body.rtl .family-home-teaser,body.rtl .family-region,body.rtl .family-region-reverse,body.rtl .invest-hero-inner,body.rtl .signature,body.rtl .trust-metrics,body.rtl .discovery-panel,body.rtl .invest-pillars-grid,body.rtl .family-proof-strip,body.rtl .family-investor-factors,body.rtl .family-jump,body.rtl .university-ribbon,body.rtl .hero-offer-grid,body.rtl .cta-inner{direction:rtl}
body.rtl .brand{justify-self:start}
body.rtl .hero-aside{border-right:0;border-left:1px solid rgba(255,255,255,.22);padding-right:0;padding-left:1.6rem}
body.rtl .contact-rail{right:auto;left:1.5rem}
body.rtl .property-hero-price,body.rtl .results-head strong{text-align:right!important}
body.rtl input,body.rtl textarea,body.rtl select{text-align:right}
body.rtl input[type=email],body.rtl input[type=tel]{direction:ltr;text-align:right}
body.rtl .brand,body.rtl .footer-brand{direction:ltr;text-align:left}
body.rtl .lang-toggle{font-family:'Noto Sans Arabic',var(--sans)}

@media(max-width:760px){
  html,body{width:100%;max-width:100%;overflow-x:hidden}
  .site-header,.hero,.hero-inner,.hero-inner-reference,.section,.collection-shell,.new-market-shell,.property-toolbar,.property-map,.geo-map-layout,.investment-grid,.financial-explain-grid,.investment-due-diligence,.cta-inner,.site-footer{width:100%;max-width:100%}
  .site-header{grid-template-columns:minmax(0,1fr) 44px!important;gap:.5rem}
  .brand{white-space:normal;line-height:1.1;max-width:calc(100vw - 76px);overflow:visible;text-overflow:clip}
  .mobile-menu{width:100vw;max-width:100vw}
  .mobile-menu nav a{overflow-wrap:anywhere}
  .hero-title,.section-title,.cta-title,.investment-hero h1,.property-hero h1{overflow-wrap:anywhere;word-break:normal}
  .hero-actions,.property-toolbar,.listing-actions{max-width:100%}
  .hero-actions .btn{min-width:0}
  .property-toolbar{flex-wrap:wrap}
  .property-toolbar>*{min-width:0;white-space:normal}
  .listing-card,.property-card,.home-route,.coverage-groups>div{max-width:100%;overflow:hidden}
  .listing-particulars>div{min-width:0}
  .map-stage{width:100%;max-width:100%}
  .compare-inner{width:100%;max-width:100%;overflow:hidden}
  #compareGrid>*{min-width:0}
  .footer-about,.footer-col a,.mobile-meta a,.contact-details a{overflow-wrap:anywhere;word-break:break-word}
  .advisor-bar{max-width:calc(100vw - 1.5rem)!important}
  body.rtl .contact-rail{left:.75rem;right:auto}
  body.rtl .hero-actions{flex-direction:row}
}
@media(max-width:390px){
  .hero-title,.hero-reference .hero-title{font-size:clamp(2.15rem,11vw,2.7rem)}
  body.rtl .hero-title,body.rtl .hero-reference .hero-title{font-size:clamp(2.05rem,10.5vw,2.65rem);line-height:1.2}
  .brand{font-size:.68rem;letter-spacing:.06em}
}

.leaflet-property-map{height:min(72vh,680px);min-height:440px;width:100%;background:#e9e6df}.rl-leaflet-marker.property span{background:#0d594c}.rl-map-popup a{display:inline-block;margin-top:.55rem;font-weight:700;text-decoration:underline}.property-map{padding:1rem var(--pad) 2rem;overflow:hidden}.property-map .map-stage{border-radius:22px;overflow:hidden;border:1px solid var(--line)}html[dir="rtl"] .leaflet-control-container,html[dir="rtl"] .leaflet-pane{direction:ltr}html[dir="rtl"] .leaflet-popup-content{direction:rtl;text-align:right}html[dir="rtl"] input,html[dir="rtl"] textarea,html[dir="rtl"] select{text-align:right}
@media(max-width:700px){html,body{max-width:100%;overflow-x:hidden}.property-map{padding:.75rem!important;width:100%;max-width:100%}.leaflet-property-map{height:58vh;min-height:360px;border-radius:16px}.leaflet-control-attribution{font-size:8px!important;max-width:72vw;white-space:normal}.contact-layout,.contact-form-wrap,.contact-info,.form-grid,.form-group,.form-actions{min-width:0!important;max-width:100%!important}.form-grid{grid-template-columns:1fr!important}.form-control,input,select,textarea{width:100%!important;max-width:100%!important;min-width:0!important}.form-actions .btn{width:100%}}

/* Premium UK property map */
.property-map{padding:1rem var(--pad) 3rem;overflow:hidden}
.map-toolbar{max-width:1500px;margin:0 auto 12px;display:flex;align-items:end;justify-content:space-between;gap:24px;padding:16px 18px;border:1px solid var(--line);border-radius:18px;background:rgba(255,255,255,.88);backdrop-filter:blur(12px)}
.map-toolbar div{display:grid;gap:3px}.map-toolbar strong{font-family:var(--serif);font-size:1.35rem}.map-toolbar span,.map-toolbar small{color:var(--muted);font-size:.82rem}.map-toolbar small{max-width:520px;text-align:right}
.leaflet-property-map{height:min(72vh,720px);min-height:500px;width:100%;max-width:1500px;margin:auto;border:1px solid var(--line);border-radius:24px;overflow:hidden;box-shadow:0 18px 55px rgba(10,25,23,.10);background:#e8e5dd}
.mcp-map-pin-wrap{background:transparent!important;border:0!important}
.mcp-map-pin{width:34px;height:34px;border-radius:50% 50% 50% 0;transform:rotate(-45deg);background:#102f2a;border:2px solid #d7bd79;box-shadow:0 5px 14px rgba(0,0,0,.28);display:grid;place-items:center}
.mcp-map-pin span{transform:rotate(45deg);font-size:10px;font-weight:800;color:#fff}
.mcp-map-card{min-width:225px}.mcp-map-card h3{font-family:var(--serif);font-size:1.08rem;line-height:1.15;margin:4px 0 7px;color:#102f2a}.mcp-map-card p{margin:0 0 8px;color:#59635f}.mcp-map-kicker{font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;color:#927a43}.mcp-map-meta{display:flex;flex-wrap:wrap;gap:5px;margin-bottom:9px}.mcp-map-meta span{font-size:.68rem;background:#f0eee8;padding:4px 6px;border-radius:99px}.mcp-map-card a{font-weight:800;color:#102f2a;text-decoration:none}
html[dir="rtl"] .leaflet-popup-content{direction:rtl;text-align:right}
html[dir="rtl"] .leaflet-control-container,html[dir="rtl"] .leaflet-pane{direction:ltr}
@media(max-width:700px){
 .property-map{padding:.65rem .65rem 1.5rem!important}
 .map-toolbar{align-items:start;flex-direction:column;gap:8px;padding:13px 14px;border-radius:14px}
 .map-toolbar small{text-align:left}
 html[dir="rtl"] .map-toolbar small{text-align:right}
 .leaflet-property-map{height:64vh;min-height:430px;border-radius:16px}
 .leaflet-control-attribution{font-size:8px!important;max-width:76vw;white-space:normal}
 .mcp-map-card{min-width:190px}
}

/* Refined colour-coded map pins */
.mcp-pin{
  display:flex;align-items:center;justify-content:center;
  width:32px;height:32px;
  border-radius:50% 50% 50% 0;
  transform:rotate(-45deg);
  background:var(--pin-bg,#555);
  border:2.5px solid #fff;
  box-shadow:0 4px 12px rgba(0,0,0,.28);
  color:#fff;font-size:.6rem;font-weight:800;letter-spacing:.04em;
  transition:transform .18s ease,box-shadow .18s ease;
}
.mcp-pin:hover{transform:rotate(-45deg) scale(1.15);box-shadow:0 6px 18px rgba(0,0,0,.36)}

/* Popup */
.mcp-popup{display:flex;flex-direction:column;gap:3px;padding:2px 4px}
.mcp-popup-tag{display:inline-block;padding:2px 7px;border-radius:20px;color:#fff;font-size:.62rem;font-weight:700;letter-spacing:.05em;margin-bottom:2px;width:fit-content}
.mcp-popup-name{font-weight:700;font-size:.88rem;color:#042f29}
.mcp-popup-loc{font-size:.76rem;color:#666}

/* Side list */
.mcp-list-btn{display:flex;align-items:flex-start;gap:10px;width:100%;background:none;border:none;border-bottom:1px solid #eee;padding:10px 4px;text-align:left;cursor:pointer;transition:background .15s}
.mcp-list-btn:hover,.mcp-list-btn.active{background:#f7f4ee}
.mcp-list-dot{display:flex;align-items:center;justify-content:center;flex-shrink:0;width:26px;height:26px;border-radius:50%;color:#fff;font-size:.6rem;font-weight:800;margin-top:2px}
.mcp-list-body{display:flex;flex-direction:column;gap:1px}
.mcp-list-tag{font-size:.65rem;font-weight:700;letter-spacing:.04em;text-transform:uppercase;color:#888}
.mcp-list-btn strong{font-size:.82rem;color:#042f29;line-height:1.3;display:block}
.mcp-list-btn small{font-size:.74rem;color:#777}

/* ══════════════════════════════════════════════════════════════════
   MOBILE MASTER FIX — 2026-09-26
   Authoritative last-layer overrides. Covers every known breakage
   on phones (320–430px), tablets (430–820px), and laptops.
══════════════════════════════════════════════════════════════════ */

/* ── Foundation ── */
*, *::before, *::after { box-sizing: border-box; min-width: 0; }
html, body { width: 100%; max-width: 100%; overflow-x: hidden; }
img, video, iframe, svg, canvas { max-width: 100%; display: block; height: auto; }
input, select, textarea, button { max-width: 100%; }

/* ── Map side-list — make .mcp-list-btn work inside .geo-map-side ── */
.geo-mini-list { display: flex; flex-direction: column; max-height: 420px; overflow-y: auto; overflow-x: hidden; }
.geo-mini-list .mcp-list-btn { border-radius: 0; border-left: none; border-right: none; border-top: none; }
.geo-mini-list .mcp-list-btn:last-child { border-bottom: none; }

/* ── Laptop (≤1280px) — gentle adjustments ── */
@media (max-width: 1280px) {
  :root { --pad: clamp(1.5rem, 4vw, 4rem); }
  .geo-map-layout { grid-template-columns: 1.3fr 0.7fr; gap: 1rem; }
}

/* ── Tablet landscape / small laptop (≤1024px) ── */
@media (max-width: 1024px) {
  .geo-map-layout { grid-template-columns: 1fr !important; gap: 1.2rem; padding: 0 1rem !important; }
  .geo-map-side { border-radius: 18px; }
  .geo-mini-list { max-height: 320px; }
  .family-highlight-grid { grid-template-columns: 1fr 1fr !important; }
  .home-routes { grid-template-columns: 1fr 1fr 1fr; }
  .invest-hero-inner { gap: 2rem; }
}

/* ── Tablet portrait / large phone (≤768px) ── */
@media (max-width: 768px) {
  :root { --pad: 1rem; --section: clamp(3rem, 9vw, 5rem); }

  /* Header */
  .site-header { height: 68px; padding: 0 1rem; grid-template-columns: 1fr auto !important; }
  .brand { font-size: .82rem; letter-spacing: .12em; }
  .primary-nav, .header-phone, .header-enquire { display: none !important; }
  .menu-button { display: flex !important; }

  /* Hero */
  .hero, .hero-reference { min-height: 100svh; height: auto; align-items: flex-end; }
  .hero-inner, .hero-inner-reference {
    display: block !important;
    padding: 0 1rem max(4rem, calc(2.5rem + env(safe-area-inset-bottom))) !important;
  }
  .hero-title, .hero-reference .hero-title {
    font-size: clamp(2.6rem, 12vw, 4.5rem) !important;
    line-height: .94 !important;
    letter-spacing: -.04em !important;
  }
  .hero-copy { font-size: .88rem; line-height: 1.7; max-width: 100%; margin-top: 1.1rem; }
  .hero-offer-grid { grid-template-columns: repeat(2, 1fr) !important; width: 100%; margin-top: 1.4rem; border-radius: 14px; }
  .hero-offer-grid > div { padding: .9rem .75rem; }
  .hero-offer-grid strong { font-size: clamp(1rem, 4.5vw, 1.4rem); white-space: nowrap; }
  .hero-offer-grid span { font-size: .44rem; white-space: normal; letter-spacing: .06em; }
  .hero-actions { display: grid !important; grid-template-columns: 1fr !important; gap: .65rem !important; margin-top: 1.4rem; width: 100%; }
  .hero-actions .btn { width: 100% !important; min-height: 50px; justify-content: center; white-space: normal; text-align: center; }
  .hero-aside, .hero-index { display: none !important; }

  /* WhatsApp link in hero aside — surfaced in mobile menu instead */
  .hero-brochure { font-size: .62rem; }

  /* Discovery panel */
  .discovery { margin-top: 0; padding: 0; }
  .discovery-panel { grid-template-columns: 1fr !important; border-bottom: 1px solid var(--line); box-shadow: none; }
  .field { padding: .9rem 1rem; border-right: 0 !important; border-bottom: 1px solid var(--line); }
  .field select, .field input { font-size: 16px; min-height: 40px; }
  .discovery-submit { width: 100%; min-height: 54px; font-size: .7rem; }

  /* Home routes */
  .home-routes { grid-template-columns: 1fr !important; gap: 1px; padding: 0 !important; }
  .home-route { padding: 2rem 1rem; min-height: 0; }
  .home-route h2 { font-size: clamp(2.2rem, 9vw, 3rem); margin: .7rem 0 .5rem; }
  .home-route p { margin-bottom: 1rem; max-width: 100%; }

  /* Trust metrics */
  .trust-metrics { grid-template-columns: 1fr 1fr !important; }
  .trust-metric:nth-child(even) { border-right: none; }
  .trust-metric:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
  .trust-metric strong { font-size: clamp(1.4rem, 5vw, 2rem); }

  /* Generic sections */
  .section { padding: var(--section) 1rem !important; }
  .section-head { display: grid !important; grid-template-columns: 1fr !important; gap: 1rem !important; margin-bottom: 2rem; }
  .section-title { font-size: clamp(1.9rem, 8.5vw, 3.2rem) !important; line-height: 1.04 !important; }
  .section-copy { max-width: 100%; font-size: .84rem; line-height: 1.75; }
  .section-kicker { font-size: .55rem; }

  /* Collection / property grids */
  .collection-grid, .properties-grid { grid-template-columns: 1fr !important; }
  .property-card, .property-card:nth-child(n) { grid-column: auto !important; min-height: 480px; }
  .location-strip { grid-template-columns: 1fr 1fr !important; }
  .location-tile { min-height: 320px; }

  /* Editorial */
  .editorial-grid, .journal-grid { grid-template-columns: 1fr !important; }
  .story-card:first-child { grid-column: auto !important; }

  /* Investment case */
  .invest-hero-inner { grid-template-columns: 1fr !important; gap: 0 !important; }
  .invest-headline-stats {
    display: grid !important;
    grid-template-columns: 1fr 1fr !important;
    border-left: none !important;
    border-top: 1px solid rgba(255,255,255,.12) !important;
    flex-direction: unset !important;
  }
  .ihs-item { padding: 1rem !important; border-right: 0 !important; border-bottom: 1px solid rgba(255,255,255,.08) !important; }
  .ihs-item:nth-child(odd) { border-right: 1px solid rgba(255,255,255,.08) !important; }
  .ihs-n { font-size: clamp(1.7rem, 5.5vw, 2.6rem); white-space: nowrap; }
  .invest-pillars-grid { grid-template-columns: 1fr !important; gap: 1px !important; }
  .invest-pillar { padding: 1.5rem 1rem !important; border-radius: 0 !important; }
  .yield-bar-grid { grid-template-columns: 1fr 1fr !important; }
  .ryt-row { grid-template-columns: 1fr 68px !important; }
  .ryt-bar-col, .ryt-bar-wrap { display: none !important; }
  .ryt-pct { font-size: 1rem; }
  .invest-cta-band { flex-direction: column !important; align-items: flex-start !important; padding: 2.5rem 1rem !important; }
  .icb-title { font-size: clamp(1.6rem, 7vw, 2.8rem); }
  .icb-actions { flex-direction: row !important; flex-wrap: wrap !important; gap: .6rem !important; }
  .icb-actions .btn { flex: 1 1 auto; }

  /* Intro / signature */
  .intro-grid, .signature { grid-template-columns: 1fr !important; gap: 0 !important; }
  .intro-quote { font-size: clamp(1.9rem, 7.5vw, 3rem); }
  .signature-media { min-height: 360px; border-radius: 0; }
  .signature-copy { padding: 2.5rem 1rem !important; }
  .signature-points { gap: 0; }

  /* Family */
  .family-home-teaser { grid-template-columns: 1fr !important; gap: 2rem; }
  .family-home-teaser-media { height: clamp(260px, 55vw, 420px); }
  .family-home-teaser-copy .section-title { font-size: clamp(2rem, 8vw, 3.2rem); }
  .family-proof-strip { grid-template-columns: 1fr 1fr !important; }
  .family-proof-strip > div { padding: 1.3rem .85rem; }
  .family-proof-strip strong { font-size: clamp(1.5rem, 5vw, 2.2rem); }
  .family-highlight-grid { grid-template-columns: 1fr !important; gap: 1px !important; }
  .family-highlight { min-height: 0; }
  .family-investor-band { grid-template-columns: 1fr !important; gap: 2rem !important; padding: 3rem 1rem !important; }
  .family-investor-copy h2 { font-size: clamp(2.2rem, 8vw, 3.5rem); }
  .family-investor-factors > div { grid-template-columns: 36px 1fr !important; }
  .family-investor-factors span { grid-column: 2; }
  .family-jump { top: 66px; }
  .family-regions { gap: clamp(2rem, 7vw, 4rem); }
  .family-region, .family-region-reverse { grid-template-columns: 1fr !important; border-radius: 16px !important; min-height: 0 !important; }
  .family-region-reverse .family-region-media { order: 0 !important; }
  .family-region-media { min-height: 56vw; height: 56vw !important; max-height: 380px; }
  .family-region-copy { padding: 1.5rem 1rem !important; }
  .family-region-copy h3 { font-size: clamp(1.8rem, 7vw, 2.8rem); }
  .family-detail-grid { grid-template-columns: 1fr !important; }
  .family-detail-grid > div:nth-child(odd) { border-right: none; padding-right: 0; }
  .family-detail-grid > div:nth-child(even) { padding-left: 0; }
  .university-ribbon { gap: .45rem; }
  .university-ribbon span { font-size: .9rem; padding: .65rem .8rem; }

  /* Maps */
  .geo-map-layout { grid-template-columns: 1fr !important; padding: 0 1rem !important; gap: 1rem; }
  .geo-map-frame { border-radius: 16px; }
  .geo-map { height: clamp(360px, 60vw, 500px) !important; min-height: 340px; }
  .geo-map-side { border-radius: 16px; padding: 1.1rem 1rem; }
  .geo-mini-list { max-height: 280px; }
  .geo-map-legend { flex-wrap: wrap; font-size: .52rem; gap: .5rem; justify-content: center; border-radius: 12px; }
  .map-note { font-size: .68rem; }

  /* CTA band */
  .cta-panel { min-height: 420px; }
  .cta-inner { padding: 3rem 1rem !important; }
  .cta-title { font-size: clamp(1.9rem, 8vw, 3rem); }
  .cta-copy { font-size: .84rem; }

  /* Footer */
  .site-footer { padding: 3.5rem 1rem max(5rem, calc(4rem + env(safe-area-inset-bottom))); }
  .footer-grid { grid-template-columns: 1fr 1fr !important; gap: 1.75rem 1rem; }
  .footer-grid > div:first-child { grid-column: 1 / -1; }
  .footer-bottom { flex-direction: column !important; gap: .7rem; font-size: .56rem; }

  /* Contact rail (floating buttons) */
  .contact-rail {
    right: .75rem !important;
    left: auto;
    bottom: max(.75rem, env(safe-area-inset-bottom)) !important;
    top: auto !important;
    transform: none !important;
    flex-direction: row !important;
    gap: .4rem !important;
    padding: .36rem !important;
    border-radius: 999px !important;
    background: rgba(247,243,236,.95) !important;
    backdrop-filter: blur(14px) !important;
  }
  .contact-orb { width: 44px !important; height: 44px !important; box-shadow: none !important; }
  .contact-orb svg { width: 19px; height: 19px; }
  .contact-tip { display: none !important; }

  /* Advisor bar */
  .advisor-bar {
    left: .75rem !important;
    right: .75rem !important;
    bottom: 4.8rem !important;
    width: auto !important;
    white-space: normal !important;
    border-radius: 14px !important;
    padding: .7rem .85rem !important;
    gap: .6rem !important;
  }
  .advisor-bar-copy { min-width: 0; flex: 1; }
  .advisor-bar-copy strong { font-size: .66rem; white-space: normal !important; }
  .advisor-bar-copy span { display: none !important; }
  .advisor-bar-action { white-space: nowrap; font-size: .54rem !important; }

  /* RTL on mobile */
  body.rtl .hero-actions { flex-direction: column !important; }
  body.rtl .contact-rail { left: .75rem !important; right: auto !important; }
  body.rtl .invest-headline-stats { border-right: none !important; border-top: 1px solid rgba(255,255,255,.12) !important; }
}

/* ── Phone (≤480px) ── */
@media (max-width: 480px) {
  .hero-title, .hero-reference .hero-title {
    font-size: clamp(2.35rem, 12.5vw, 3.8rem) !important;
  }
  .hero-offer-grid strong { font-size: clamp(.95rem, 4.5vw, 1.2rem); }
  .hero-brochure { font-size: .58rem; }

  .trust-metrics { grid-template-columns: 1fr 1fr !important; }

  .ihs-item { padding: .85rem .75rem !important; }
  .ihs-n { font-size: clamp(1.5rem, 7vw, 2.2rem) !important; }
  .ihs-l { font-size: .58rem; }
  .ip-stat { font-size: clamp(1.3rem, 5.5vw, 1.8rem); }

  .section-title { font-size: clamp(1.75rem, 9.5vw, 3rem) !important; }

  .family-region-media { height: 62vw !important; max-height: 300px; }
  .family-proof-strip strong { font-size: clamp(1.3rem, 5.5vw, 1.8rem); }

  .geo-map { height: clamp(320px, 65vw, 440px) !important; }

  .footer-grid { grid-template-columns: 1fr !important; }

  .icb-actions .btn { width: 100% !important; }
  .hero-actions .btn { font-size: .62rem; }

  .location-strip { grid-template-columns: 1fr !important; }
  .location-tile { min-height: 300px; }
}

/* ── Small phone (≤390px) ── */
@media (max-width: 390px) {
  :root { --pad: .85rem; }
  .brand { font-size: .74rem; letter-spacing: .09em; }
  .hero-title, .hero-reference .hero-title { font-size: clamp(2.1rem, 11.5vw, 2.8rem) !important; }
  .hero-offer-grid strong { font-size: .9rem; }
  .hero-actions .btn { font-size: .58rem; padding: .8rem .85rem; }
  .section-title { font-size: clamp(1.6rem, 10vw, 2.6rem) !important; }
  .contact-orb { width: 40px !important; height: 40px !important; }
  .contact-rail { right: .5rem !important; bottom: max(.5rem, env(safe-area-inset-bottom)) !important; }
  .advisor-bar { left: .5rem !important; right: .5rem !important; bottom: 4.2rem !important; }
  .mobile-menu nav a { font-size: 1.95rem; }
  .family-region-copy { padding: 1.2rem .85rem !important; }
  .invest-cta-band { padding: 2rem .85rem !important; }
}

/* ── Touch device global ── */
@media (hover: none) and (pointer: coarse) {
  .cursor-dot, .cursor-ring { display: none !important; }
  .btn, .menu-button, .contact-orb, .filter-reset, .discovery-submit, .mcp-list-btn { touch-action: manipulation; }
  a, button, input, select, textarea { -webkit-tap-highlight-color: rgba(198,154,49,.12); }
  .family-region:hover .family-region-media img { transform: none; }
  .home-route:hover { transform: none; background: #fff; }
  .geo-mini-list button:hover { transform: none; }
}