/* ==========================================================================
   MARSA ESTATES — design system
   Palette: deep petrol ink, desert sand, brushed brass, sea green.
   Type: Prata (display) + Commissioner (UI) / Amiri + IBM Plex Sans Arabic.
   ========================================================================== */

:root{
  --ink:#08161F;
  --ink-2:#0E2431;
  --ink-3:#17323F;
  --sand:#F5EFE6;
  --sand-2:#EBE1D2;
  --paper:#FFFDFA;
  --brass:#B8813C;
  --brass-2:#DFB579;
  --brass-soft:#F1E2C8;
  --sea:#1D6B66;
  --text:#0F212B;
  --muted:#5C6E77;
  --line:rgba(15,33,43,.13);
  --line-2:rgba(255,255,255,.14);

  --r-xs:6px; --r-sm:10px; --r:14px; --r-lg:20px; --r-xl:28px; --r-pill:100px;
  --shadow-sm:0 2px 10px -4px rgba(8,22,31,.18);
  --shadow:0 24px 60px -34px rgba(8,22,31,.45);
  --shadow-lg:0 40px 90px -40px rgba(8,22,31,.55);

  --wrap:1260px;
  --gap:clamp(18px, 2.4vw, 34px);
  --sect:clamp(72px, 9vw, 140px);

  --f-display:'IBM Plex Serif', 'Iowan Old Style', Georgia, serif;
  --f-ui:'IBM Plex Sans', ui-sans-serif, system-ui, 'Segoe UI', sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  --ease-out:cubic-bezier(.16,1,.3,1);
}

.is-rtl{
  --f-display:'IBM Plex Sans Arabic', 'IBM Plex Serif', serif;
  --f-ui:'IBM Plex Sans Arabic', ui-sans-serif, system-ui, sans-serif;
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

body{
  margin:0;
  font-family:var(--f-ui);
  font-size:clamp(15px,.55vw + 13.4px,17px);
  font-weight:330;
  line-height:1.62;
  color:var(--text);
  background:var(--sand);
  overflow-x:hidden;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}

img,svg,video{max-width:100%;display:block}
img{height:auto;background:linear-gradient(120deg,var(--sand-2),var(--sand))}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
ul,ol{margin:0;padding:0;list-style:none}
h1,h2,h3,h4,p,figure,blockquote{margin:0}
address{font-style:normal}
::selection{background:var(--brass);color:#fff}

.wrap{width:min(100% - clamp(20px,5vw,64px), var(--wrap));margin-inline:auto}
.visually-hidden{position:absolute!important;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}

.skip-link{
  position:fixed;inset-inline-start:16px;top:-100px;z-index:200;
  background:var(--ink);color:#fff;padding:12px 20px;border-radius:var(--r-sm);
  transition:top .2s var(--ease);
}
.skip-link:focus{top:16px}

:focus-visible{outline:2px solid var(--brass);outline-offset:3px;border-radius:4px}

/* fine film grain over the whole page ------------------------------------ */
.grain{
  position:fixed;inset:0;z-index:1;pointer-events:none;opacity:.42;mix-blend-mode:multiply;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)' opacity='.28'/%3E%3C/svg%3E");
}

/* typography -------------------------------------------------------------- */
.eyebrow{
  font-size:.7rem;letter-spacing:.22em;text-transform:uppercase;font-weight:500;
  color:var(--brass);margin-bottom:18px;display:flex;align-items:center;gap:12px;
}
.eyebrow::before{content:"";width:34px;height:1px;background:currentColor;opacity:.6}
.eyebrow--light{color:var(--brass-2)}
.is-rtl .eyebrow{letter-spacing:0}

.sect__title{
  font-family:var(--f-display);font-weight:400;line-height:1.06;
  font-size:clamp(1.9rem,3.6vw,3.5rem);letter-spacing:-.015em;
  max-width:19ch;
}
.sect__title--light{color:var(--paper);max-width:22ch}
.sect__lead{color:var(--muted);max-width:46ch;font-size:1.02rem}

.sect{padding-block:var(--sect);position:relative;z-index:2}
.sect__head{display:grid;gap:clamp(18px,3vw,48px);margin-bottom:clamp(34px,4vw,64px)}
.sect__head--split{grid-template-columns:1fr}
@media (min-width:900px){
  .sect__head--split{grid-template-columns:1.15fr .85fr;align-items:end}
  .sect--featured .sect__head{grid-template-columns:1.15fr .85fr;align-items:end}
}
.sect__more{margin-top:clamp(34px,4vw,56px);text-align:center}
.dot{width:3px;height:3px;border-radius:50%;background:currentColor;opacity:.45;display:inline-block;vertical-align:middle}

/* buttons ----------------------------------------------------------------- */
.btn{
  --btn-bg:var(--ink);--btn-fg:#fff;--btn-line:transparent;
  position:relative;display:inline-flex;align-items:center;justify-content:center;gap:10px;
  padding:14px 26px;border:1px solid var(--btn-line);border-radius:var(--r-pill);
  background:var(--btn-bg);color:var(--btn-fg);cursor:pointer;
  font-size:.9rem;font-weight:500;letter-spacing:.01em;
  transition:transform .45s var(--ease-out),box-shadow .45s var(--ease-out),background .3s,color .3s,border-color .3s;
  overflow:hidden;isolation:isolate;
}
.btn::after{
  content:"";position:absolute;inset:0;z-index:-1;border-radius:inherit;
  background:radial-gradient(120% 160% at 50% 120%, rgba(255,255,255,.28), transparent 60%);
  opacity:0;transition:opacity .4s var(--ease);
}
.btn:hover{transform:translateY(-2px);box-shadow:var(--shadow)}
.btn:hover::after{opacity:1}
.btn:active{transform:translateY(0)}
.btn--brass{--btn-bg:linear-gradient(115deg,var(--brass) 0%,#CE9A54 45%,var(--brass-2) 100%);--btn-fg:#1B1206}
.btn--dark{--btn-bg:var(--ink)}
.btn--line{--btn-bg:transparent;--btn-fg:#fff;--btn-line:rgba(255,255,255,.42)}
.btn--line:hover{--btn-bg:rgba(255,255,255,.08)}
.btn--ghost{--btn-bg:transparent;--btn-fg:var(--text);--btn-line:var(--line)}
.btn--ghost:hover{--btn-bg:var(--paper)}
.btn--sm{padding:10px 18px;font-size:.82rem}
.btn--lg{padding:17px 34px;font-size:.95rem}
.btn i{width:16px;height:1px;background:currentColor;position:relative;transition:transform .35s var(--ease)}
.btn i::after{content:"";position:absolute;inset-inline-end:0;top:-3px;width:7px;height:7px;border-top:1px solid currentColor;border-inline-end:1px solid currentColor;transform:rotate(45deg)}
.is-rtl .btn i{transform:scaleX(-1)}
.btn:hover i{transform:translateX(4px)}
.is-rtl .btn:hover i{transform:scaleX(-1) translateX(4px)}

.badge{
  display:inline-flex;align-items:center;height:26px;padding:0 12px;border-radius:var(--r-pill);
  font-size:.68rem;letter-spacing:.12em;text-transform:uppercase;font-weight:500;
  background:rgba(9,22,31,.62);color:#fff;backdrop-filter:blur(8px);
}
.badge--brass{background:linear-gradient(120deg,var(--brass),var(--brass-2));color:#20150A}
.is-rtl .badge{letter-spacing:0}

/* header ------------------------------------------------------------------ */
.hdr{
  position:fixed;inset-inline:0;top:0;z-index:90;
  transition:background .45s var(--ease),box-shadow .45s var(--ease),backdrop-filter .45s;
}
.hdr__inner{
  width:min(100% - clamp(20px,5vw,64px), 1500px);margin-inline:auto;
  display:flex;align-items:center;gap:clamp(14px,2.4vw,40px);
  height:clamp(68px,7vw,92px);
}
.hdr.is-stuck{background:rgba(245,239,230,.86);backdrop-filter:saturate(1.4) blur(14px);box-shadow:0 1px 0 var(--line)}
.hdr.is-stuck .nav__link,.hdr.is-stuck .switch__btn,.hdr.is-stuck .logo{color:var(--text)}
.hdr.is-hidden{transform:translateY(-100%)}
.hdr{transform:translateY(0);transition:transform .5s var(--ease),background .45s var(--ease)}

.logo{display:flex;align-items:center;gap:11px;color:#fff;flex:0 0 auto}
.page--properties .logo,.page--notfound .logo,.page--areas .logo,.page--services .logo,
.page--about .logo,.page--journal .logo,.page--contact .logo,.page--article .logo,
.page--property .logo,.page--area .logo{color:var(--text)}
.logo__mark{color:var(--brass-2);display:grid;place-items:center}
.hdr.is-stuck .logo__mark{color:var(--brass)}
.logo__text{display:flex;flex-direction:column;line-height:1}
.logo__text strong{font-family:var(--f-display);font-weight:400;font-size:1.32rem;letter-spacing:.09em}
.logo__text em{font-style:normal;font-size:.56rem;letter-spacing:.42em;opacity:.66;margin-top:4px}
.is-rtl .logo__text em{letter-spacing:.1em}

.nav{margin-inline-start:auto;display:none}
@media (min-width:1080px){.nav{display:block}}
.nav__list{display:flex;align-items:center;gap:clamp(6px,1.4vw,22px)}
.nav__item{position:static}
.nav__link{
  display:inline-flex;align-items:center;gap:7px;padding:10px 4px;background:none;border:0;cursor:pointer;
  color:#fff;font-size:.88rem;font-weight:400;letter-spacing:.01em;position:relative;
}
.page--properties .nav__link,.page--notfound .nav__link,.page--areas .nav__link,.page--services .nav__link,
.page--about .nav__link,.page--journal .nav__link,.page--contact .nav__link,.page--article .nav__link,
.page--property .nav__link,.page--area .nav__link{color:var(--text)}
.nav__link::after{
  content:"";position:absolute;inset-inline:4px;bottom:4px;height:1px;background:currentColor;
  transform:scaleX(0);transform-origin:var(--o,left);transition:transform .4s var(--ease-out);opacity:.7;
}
.is-rtl .nav__link::after{--o:right}
.nav__link:hover::after,.nav__item.is-open .nav__link::after{transform:scaleX(1)}
.chev{width:6px;height:6px;border-inline-end:1.4px solid currentColor;border-bottom:1.4px solid currentColor;transform:rotate(45deg) translateY(-2px);opacity:.7;transition:transform .3s var(--ease)}
.nav__item.is-open .chev,.switch[open] .chev{transform:rotate(225deg) translateY(-2px)}

/* mega menu --------------------------------------------------------------- */
.mega{
  position:absolute;inset-inline:0;top:100%;
  background:var(--paper);border-top:1px solid var(--line);
  box-shadow:var(--shadow-lg);
  padding:clamp(26px,3vw,46px) 0;
  opacity:0;visibility:hidden;transform:translateY(-12px);
  transition:opacity .35s var(--ease),transform .45s var(--ease-out),visibility .35s;
  border-end-start-radius:var(--r-xl);border-end-end-radius:var(--r-xl);
}
.mega[hidden]{display:block}
.nav__item.is-open .mega{opacity:1;visibility:visible;transform:translateY(0)}
.mega__grid{
  width:min(100% - clamp(20px,5vw,64px), var(--wrap));margin-inline:auto;
  display:grid;grid-template-columns:repeat(3,minmax(0,1fr)) 1.15fr;gap:clamp(20px,3vw,52px);
}
.mega__grid--two{grid-template-columns:1fr 1fr;max-width:820px}
.mega__title{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);margin-bottom:16px;font-weight:500}
.is-rtl .mega__title{letter-spacing:0}
.mega__links li+li{margin-top:2px}
.mega__links a{
  display:flex;align-items:center;justify-content:space-between;gap:14px;
  padding:9px 12px;border-radius:var(--r-sm);font-size:.95rem;
  transition:background .25s var(--ease),padding-inline-start .3s var(--ease);
}
.mega__links a:hover{background:var(--sand);padding-inline-start:18px}
.mega__links a span{font-size:.75rem;color:var(--muted)}
.mega__all{color:var(--brass);font-weight:500}
.mega__feature{border-inline-start:1px solid var(--line);padding-inline-start:clamp(18px,2vw,34px)}
.mini{display:flex;gap:14px;align-items:center;padding:10px;border-radius:var(--r);transition:background .25s}
.mini:hover{background:var(--sand)}
.mini img{width:96px;height:70px;object-fit:cover;border-radius:var(--r-sm)}
.mini span{display:flex;flex-direction:column;gap:4px}
.mini em{font-style:normal;font-size:.86rem;line-height:1.35;display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden}
.mini b{font-size:.85rem;color:var(--brass);font-weight:600}
.mega__note{background:var(--sand);border-radius:var(--r-lg);padding:26px;display:flex;flex-direction:column;gap:18px;align-items:flex-start;justify-content:center}
.mega__areas{
  width:min(100% - clamp(20px,5vw,64px), var(--wrap));margin-inline:auto;
  display:grid;grid-template-columns:repeat(5,1fr);gap:14px;
}
.areatile{display:block;border-radius:var(--r);overflow:hidden;position:relative;background:var(--ink)}
.areatile img{aspect-ratio:16/11;object-fit:cover;opacity:.78;transition:transform .7s var(--ease-out),opacity .4s}
.areatile:hover img{transform:scale(1.07);opacity:.95}
.areatile__name{position:absolute;inset-inline-start:14px;bottom:30px;color:#fff;font-size:.92rem;font-weight:500}
.areatile__meta{position:absolute;inset-inline-start:14px;bottom:12px;color:var(--brass-2);font-size:.72rem;letter-spacing:.04em}

/* switches ---------------------------------------------------------------- */
.hdr__tools{margin-inline-start:auto;display:flex;align-items:center;gap:8px}
@media (min-width:1080px){.hdr__tools{margin-inline-start:0}}
.switch{position:relative}
.switch__btn{
  display:inline-flex;align-items:center;gap:6px;background:none;border:1px solid transparent;
  border-radius:var(--r-pill);padding:8px 12px;cursor:pointer;color:#fff;font-size:.8rem;letter-spacing:.06em;
  transition:border-color .3s,background .3s;
}
.page--properties .switch__btn,.page--notfound .switch__btn,.page--areas .switch__btn,.page--services .switch__btn,
.page--about .switch__btn,.page--journal .switch__btn,.page--contact .switch__btn,.page--article .switch__btn,
.page--property .switch__btn,.page--area .switch__btn{color:var(--text)}
.switch__btn:hover{border-color:currentColor}
.switch__list{
  position:absolute;inset-inline-end:0;top:calc(100% + 10px);min-width:170px;
  background:var(--paper);border-radius:var(--r);box-shadow:var(--shadow);padding:8px;
  opacity:0;visibility:hidden;transform:translateY(-8px);transition:.3s var(--ease);z-index:20;
}
.switch.is-open .switch__list{opacity:1;visibility:visible;transform:translateY(0)}
.switch__list a{display:flex;justify-content:space-between;gap:12px;padding:9px 12px;border-radius:var(--r-xs);font-size:.85rem;color:var(--text)}
.switch__list a:hover{background:var(--sand)}
.switch__list a[aria-current]{color:var(--brass);font-weight:600}
.switch__list em{font-style:normal;color:var(--muted);font-size:.8rem}

/* burger + drawer --------------------------------------------------------- */
.burger{
  width:44px;height:44px;border-radius:50%;border:1px solid rgba(255,255,255,.28);
  background:none;display:grid;place-content:center;gap:5px;cursor:pointer;
}
.page--properties .burger,.page--notfound .burger,.page--areas .burger,.page--services .burger,
.page--about .burger,.page--journal .burger,.page--contact .burger,.page--article .burger,
.page--property .burger,.page--area .burger{border-color:var(--line)}
@media (min-width:1080px){.burger{display:none}}
.burger span{display:block;width:18px;height:1.4px;background:currentColor;transition:transform .35s var(--ease)}
.hdr__cta{display:none}
@media (min-width:760px){.hdr__cta{display:inline-flex}}

.drawer{
  position:fixed;inset:0;z-index:120;background:var(--ink);color:#fff;
  display:flex;flex-direction:column;padding:clamp(20px,5vw,40px);
  transform:translateY(-100%);transition:transform .6s var(--ease-out);
}
.drawer[hidden]{display:flex}
.drawer.is-open{transform:translateY(0)}
.drawer__head{display:flex;justify-content:space-between;align-items:center}
.drawer__brand{font-family:var(--f-display);letter-spacing:.12em}
.drawer__brand em{font-style:normal;font-size:.6rem;letter-spacing:.3em;opacity:.6}
.drawer__close{width:44px;height:44px;border-radius:50%;border:1px solid var(--line-2);background:none;color:#fff;display:grid;place-items:center;cursor:pointer}
.drawer__nav{margin:auto 0;display:flex;flex-direction:column;gap:clamp(6px,1.4vh,16px)}
.drawer__nav a{font-family:var(--f-display);font-size:clamp(1.6rem,7vw,2.6rem);line-height:1.1;opacity:.9;transition:color .3s,transform .4s var(--ease)}
.drawer__nav a:hover{color:var(--brass-2);transform:translateX(6px)}
.is-rtl .drawer__nav a:hover{transform:translateX(-6px)}
.drawer__foot{display:grid;gap:18px;border-top:1px solid var(--line-2);padding-top:22px}
.drawer__label{font-size:.68rem;letter-spacing:.2em;text-transform:uppercase;opacity:.55}
.pills{display:flex;gap:8px;flex-wrap:wrap;margin-top:10px}
.pill{padding:8px 16px;border:1px solid var(--line-2);border-radius:var(--r-pill);font-size:.82rem}
.pill.is-on{background:var(--brass);border-color:transparent;color:#1B1206}
.drawer__phone{font-family:var(--f-display);font-size:1.3rem;color:var(--brass-2)}
.scrim{position:fixed;inset:0;background:rgba(8,22,31,.55);z-index:110;opacity:0;transition:opacity .4s}
.scrim.is-on{opacity:1}

/* hero -------------------------------------------------------------------- */
.hero{
  position:relative;min-height:min(100svh,980px);display:flex;flex-direction:column;
  justify-content:flex-end;padding-top:clamp(120px,16vh,200px);padding-bottom:clamp(28px,5vh,64px);
  color:#fff;overflow:hidden;isolation:isolate;
}
.hero__media{position:absolute;inset:-8% 0 -14%;z-index:-2}
.hero__img{width:100%;height:100%;object-fit:cover;will-change:transform}
.hero__veil{
  position:absolute;inset:0;
  background:
    linear-gradient(180deg, rgba(8,22,31,.86) 0%, rgba(8,22,31,.42) 38%, rgba(8,22,31,.72) 74%, rgba(8,22,31,.96) 100%),
    radial-gradient(80% 60% at 12% 18%, rgba(29,107,102,.34), transparent 70%);
}
.hero__glow{
  position:absolute;inset-inline-end:-10%;top:8%;width:min(52vw,620px);aspect-ratio:1;
  background:radial-gradient(circle, rgba(223,181,121,.30), transparent 62%);filter:blur(18px);
}
.hero__ring{
  position:absolute;inset-inline-start:50%;top:22%;width:min(70vw,780px);aspect-ratio:1;
  transform:translateX(-50%);border:1px solid rgba(240,226,200,.18);border-radius:50%;
}
.hero__ring::after{content:"";position:absolute;inset:14%;border:1px solid rgba(240,226,200,.12);border-radius:50%}
.hero__inner{position:relative;z-index:2}
.hero__title{
  font-family:var(--f-display);font-weight:400;letter-spacing:-.02em;
  font-size:clamp(2.6rem,8vw,6.4rem);line-height:.98;margin-bottom:clamp(18px,2.4vw,30px);
}
.hero__line{display:block;overflow:hidden}
.hero__line>span{display:block;transform:translateY(102%);animation:riseIn 1s var(--ease-out) forwards}
.hero__line:nth-child(2)>span{animation-delay:.12s}
.hero__line:nth-child(3)>span{animation-delay:.24s}
.hero__line--serif>span{color:var(--brass-2);font-style:italic}
.hero__line--sm{font-size:.44em;line-height:1.2;margin-top:.28em;opacity:.92}
@keyframes riseIn{to{transform:translateY(0)}}
.hero__lead{max-width:56ch;color:rgba(255,255,255,.82);font-size:clamp(1rem,1.1vw,1.12rem)}
.hero__cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:clamp(24px,3vw,38px)}
.hero__panel{position:relative;z-index:3;margin-top:clamp(36px,6vh,74px)}
.hero__scroll{
  position:absolute;inset-inline-end:clamp(20px,5vw,64px);bottom:clamp(28px,5vh,64px);
  display:none;align-items:center;gap:10px;font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.65);
}
@media (min-width:1080px){.hero__scroll{display:flex}}
.hero__scroll i{width:1px;height:52px;background:linear-gradient(180deg,var(--brass-2),transparent);animation:pulse 2.4s infinite}
@keyframes pulse{0%,100%{opacity:.3;transform:scaleY(.6)}50%{opacity:1;transform:scaleY(1)}}

/* search panel ------------------------------------------------------------ */
.search{
  background:rgba(255,253,250,.90);backdrop-filter:blur(18px) saturate(1.3);
  border:1px solid rgba(255,255,255,.5);border-radius:var(--r-xl);
  box-shadow:var(--shadow-lg);padding:clamp(14px,1.6vw,22px);color:var(--text);
}
.search__tabs{position:relative;display:flex;gap:4px;margin-bottom:16px;border-bottom:1px solid var(--line);padding-bottom:2px}
.search__tab{
  background:none;border:0;padding:10px 18px;cursor:pointer;border-radius:var(--r-sm) var(--r-sm) 0 0;
  font-size:.88rem;color:var(--muted);transition:color .3s;position:relative;
}
.search__tab.is-on{color:var(--text);font-weight:500}
.search__ink{position:absolute;bottom:-1px;height:2px;background:var(--brass);border-radius:2px;transition:transform .45s var(--ease-out),width .45s var(--ease-out);width:0}
.search__row{display:grid;gap:12px;grid-template-columns:1fr}
@media (min-width:760px){.search__row{grid-template-columns:1.4fr 1fr 1fr}}
@media (min-width:1100px){.search__row{grid-template-columns:1.6fr 1fr .8fr 1.5fr auto;align-items:end}}
.search__go{height:52px;padding-inline:26px}

/* fields ------------------------------------------------------------------ */
.field{display:flex;flex-direction:column;gap:7px;min-width:0}
.field>label{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:500}
.is-rtl .field>label{letter-spacing:0}
.field input,.field select,.field textarea{
  width:100%;height:52px;padding:0 16px;border:1px solid var(--line);border-radius:var(--r-sm);
  background:var(--paper);transition:border-color .3s,box-shadow .3s;font-size:.95rem;
}
.field textarea{height:auto;padding:14px 16px;resize:vertical;min-height:120px}
.field select{
  appearance:none;
  background-image:linear-gradient(45deg,transparent 50%,var(--muted) 50%),linear-gradient(135deg,var(--muted) 50%,transparent 50%);
  background-position:calc(100% - 20px) 23px, calc(100% - 15px) 23px;
  background-size:5px 5px,5px 5px;background-repeat:no-repeat;padding-inline-end:42px;
}
.is-rtl .field select{background-position:20px 23px,15px 23px;padding-inline-end:16px;padding-inline-start:42px}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--brass);box-shadow:0 0 0 3px rgba(184,129,60,.16)}
.field__pair{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.field--full{grid-column:1/-1}
.field.has-error input,.field.has-error select,.field.has-error textarea{border-color:#B4443A;box-shadow:0 0 0 3px rgba(180,68,58,.12)}
.field__err{color:#B4443A;font-size:.78rem;font-style:normal}
.opt{color:var(--muted);text-transform:none;letter-spacing:0}
.hp{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}

/* reveal on scroll -------------------------------------------------------- */
.reveal{opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease-out),transform .9s var(--ease-out)}
.reveal.is-in{opacity:1;transform:none}
.no-js .reveal{opacity:1;transform:none}

/* ribbon ------------------------------------------------------------------ */
.ribbon{background:var(--ink);color:rgba(255,255,255,.72);overflow:hidden;padding:18px 0;position:relative;z-index:2}
.ribbon__track{display:flex;gap:clamp(30px,5vw,72px);width:max-content;animation:marquee 42s linear infinite}
.ribbon__item{display:inline-flex;align-items:baseline;gap:10px;font-family:var(--f-display);font-size:1.15rem;letter-spacing:.04em;white-space:nowrap}
.ribbon__item em{font-style:normal;font-size:.66rem;letter-spacing:.16em;color:var(--brass-2)}
@keyframes marquee{to{transform:translateX(-50%)}}
.is-rtl .ribbon__track{animation-direction:reverse}

/* grids ------------------------------------------------------------------- */
.grid{display:grid;gap:var(--gap)}
.grid--cards{grid-template-columns:repeat(auto-fill,minmax(min(100%,320px),1fr))}
.grid--services{grid-template-columns:repeat(auto-fit,minmax(min(100%,290px),1fr))}
.grid--team{grid-template-columns:repeat(auto-fit,minmax(min(100%,230px),1fr))}
.grid--journal{grid-template-columns:repeat(auto-fit,minmax(min(100%,280px),1fr))}
@media (min-width:960px){
  .grid--journal{grid-template-columns:repeat(3,1fr)}
  .post--lead{grid-column:span 3;display:grid;grid-template-columns:1.25fr 1fr;gap:clamp(20px,3vw,44px);align-items:center}
}

/* property card ----------------------------------------------------------- */
.card{
  background:var(--paper);border-radius:var(--r-lg);overflow:hidden;
  border:1px solid var(--line);box-shadow:var(--shadow-sm);
  display:flex;flex-direction:column;
  transition:transform .6s var(--ease-out),box-shadow .6s var(--ease-out),border-color .4s;
}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow);border-color:transparent}
.card__media{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;background:var(--ink)}
.card__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease-out),filter .6s}
.card:hover .card__media img{transform:scale(1.06)}
.card__scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,22,31,.35) 0%,transparent 34%,transparent 58%,rgba(8,22,31,.72) 100%)}
.card__badges{position:absolute;inset-inline-start:14px;top:14px;display:flex;gap:6px;flex-wrap:wrap}
.card__price{
  position:absolute;inset-inline-start:14px;bottom:14px;color:#fff;
  font-family:var(--f-display);font-size:1.42rem;letter-spacing:.01em;
}
.card__price small{font-size:.62rem;letter-spacing:.1em;opacity:.75;margin-inline-start:6px;font-family:var(--f-ui)}
.card__body{padding:20px 20px 18px;display:flex;flex-direction:column;gap:12px;flex:1}
.card__loc{display:flex;align-items:center;gap:9px;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.is-rtl .card__loc{letter-spacing:0}
.card__title{font-family:var(--f-display);font-size:1.16rem;line-height:1.28;font-weight:400}
.card__title a{background-image:linear-gradient(var(--brass),var(--brass));background-size:0 1px;background-repeat:no-repeat;background-position:0 100%;transition:background-size .5s var(--ease-out)}
.card:hover .card__title a{background-size:100% 1px}
.card__specs{display:flex;flex-wrap:wrap;gap:16px;font-size:.84rem;color:var(--muted);margin-top:auto}
.card__specs b{color:var(--text);font-weight:600}
.card__foot{display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--line);padding-top:14px;font-size:.76rem;color:var(--muted)}
.card__go{display:inline-flex;align-items:center;gap:8px;color:var(--brass);font-weight:500}
.card__go i{width:14px;height:1px;background:currentColor;transition:width .35s var(--ease)}
.card:hover .card__go i{width:24px}

/* districts --------------------------------------------------------------- */
.sect--areas{background:linear-gradient(180deg,var(--sand) 0%,var(--sand-2) 100%)}
.areas{display:grid;gap:clamp(24px,4vw,60px)}
@media (min-width:960px){.areas{grid-template-columns:.85fr 1.15fr;align-items:center}}
.areas__media{position:relative;aspect-ratio:4/5;border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--shadow)}
.areas__img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.06);transition:opacity .8s var(--ease),transform 1.4s var(--ease-out)}
.areas__img.is-on{opacity:1;transform:scale(1)}
.areas__frame{position:absolute;inset:14px;border:1px solid rgba(255,255,255,.32);border-radius:calc(var(--r-xl) - 8px);pointer-events:none}
.areas__row{border-bottom:1px solid var(--line)}
.areas__row a{display:grid;grid-template-columns:auto 1fr auto auto;align-items:center;gap:clamp(12px,2vw,26px);padding:clamp(14px,1.8vw,22px) 6px;transition:padding-inline-start .4s var(--ease),color .3s}
.areas__row:hover a,.areas__row.is-on a{padding-inline-start:16px}
.areas__idx{font-size:.7rem;color:var(--brass);letter-spacing:.1em}
.areas__name{font-family:var(--f-display);font-size:clamp(1.15rem,2.1vw,1.7rem);line-height:1.1}
.areas__facts{display:none;text-align:end}
@media (min-width:620px){.areas__facts{display:block}}
.areas__facts b{display:block;font-size:.86rem;font-weight:600}
.areas__facts em{font-style:normal;font-size:.72rem;color:var(--muted)}
.areas__arrow{width:26px;height:26px;border:1px solid var(--line);border-radius:50%;position:relative;transition:background .3s,border-color .3s}
.areas__arrow::after{content:"";position:absolute;inset:0;margin:auto;width:6px;height:6px;border-top:1px solid currentColor;border-inline-end:1px solid currentColor;transform:rotate(45deg) translate(-1px,1px)}
.is-rtl .areas__arrow::after{transform:rotate(225deg) translate(-1px,1px)}
.areas__row:hover .areas__arrow,.areas__row.is-on .areas__arrow{background:var(--brass);border-color:transparent;color:#fff}

/* process ----------------------------------------------------------------- */
.process{display:grid;gap:clamp(28px,4vw,64px)}
@media (min-width:960px){.process{grid-template-columns:.9fr 1.1fr;align-items:start}
  .process__aside{position:sticky;top:120px}}
.process__img{margin-top:28px;border-radius:var(--r-xl);aspect-ratio:4/5;object-fit:cover;width:100%;box-shadow:var(--shadow)}
.process__steps{counter-reset:step;display:grid;gap:2px}
.process__step{padding:clamp(22px,3vw,34px);background:var(--paper);border:1px solid var(--line);border-radius:var(--r-lg);position:relative;transition:transform .5s var(--ease-out),box-shadow .5s}
.process__step:hover{transform:translateY(-3px);box-shadow:var(--shadow-sm)}
.process__num{font-family:var(--f-display);color:var(--brass);font-size:.9rem;letter-spacing:.16em}
.process__step h3{font-family:var(--f-display);font-weight:400;font-size:clamp(1.25rem,2vw,1.7rem);margin:8px 0 10px}
.process__step p{color:var(--muted);max-width:52ch}

/* stats band -------------------------------------------------------------- */
.band{background:var(--ink);color:#fff;padding-block:clamp(46px,6vw,86px);position:relative;z-index:2;overflow:hidden}
.band::before{content:"";position:absolute;inset-inline-start:-10%;top:-60%;width:60%;aspect-ratio:1;background:radial-gradient(circle,rgba(29,107,102,.35),transparent 65%)}
.band__grid{display:grid;gap:clamp(24px,3vw,40px);grid-template-columns:repeat(auto-fit,minmax(180px,1fr));position:relative}
.band__item b{display:block;font-family:var(--f-display);font-size:clamp(2.2rem,4.6vw,3.8rem);line-height:1;color:var(--brass-2);font-weight:400}
.band__item span{display:block;margin-top:12px;font-size:.84rem;color:rgba(255,255,255,.66);max-width:24ch}

/* services ---------------------------------------------------------------- */
.svc{background:var(--paper);border:1px solid var(--line);border-radius:var(--r-lg);padding:clamp(24px,2.6vw,34px);display:flex;flex-direction:column;gap:12px;transition:transform .55s var(--ease-out),box-shadow .55s,background .4s}
.svc:hover{transform:translateY(-5px);box-shadow:var(--shadow)}
.svc__num{font-size:.72rem;letter-spacing:.2em;color:var(--brass)}
.svc__title{font-family:var(--f-display);font-weight:400;font-size:1.4rem;line-height:1.2}
.svc__text{color:var(--muted);font-size:.94rem;flex:1}
.svc__link{display:inline-flex;align-items:center;gap:9px;font-size:.82rem;color:var(--brass);font-weight:500}
.svc__link i{width:16px;height:1px;background:currentColor;transition:width .35s var(--ease)}
.svc:hover .svc__link i{width:28px}

/* journal ----------------------------------------------------------------- */
.post{display:flex;flex-direction:column;gap:16px}
.post__media{border-radius:var(--r-lg);overflow:hidden;aspect-ratio:3/2;background:var(--ink)}
.post--lead .post__media{aspect-ratio:16/11}
.post__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease-out)}
.post:hover .post__media img{transform:scale(1.05)}
.post__meta{display:flex;align-items:center;gap:10px;font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.is-rtl .post__meta{letter-spacing:0}
.post__title{font-family:var(--f-display);font-weight:400;font-size:clamp(1.15rem,1.8vw,1.6rem);line-height:1.24;margin-top:8px}
.post--lead .post__title{font-size:clamp(1.5rem,3vw,2.4rem)}
.post__excerpt{color:var(--muted);font-size:.94rem;margin-top:10px;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}
.post--lead .post__excerpt{-webkit-line-clamp:4}

/* team -------------------------------------------------------------------- */
.person__photo{border-radius:var(--r-lg);overflow:hidden;aspect-ratio:4/5;background:var(--sand-2);position:relative}
.person__photo img{width:100%;height:100%;object-fit:cover;filter:grayscale(.55) contrast(1.03);transition:filter .6s,transform 1.1s var(--ease-out)}
.person:hover .person__photo img{filter:none;transform:scale(1.04)}
.person__name{font-family:var(--f-display);font-weight:400;font-size:1.16rem;margin-top:16px}
.person__role{color:var(--brass);font-size:.82rem;margin-top:4px}
.person__meta{color:var(--muted);font-size:.78rem;margin-top:10px;line-height:1.5}
.person__meta b{color:var(--text)}

/* testimonials ------------------------------------------------------------ */
.sect--quotes{background:var(--ink-2);color:#fff;overflow:hidden}
.sect--quotes::after{content:"";position:absolute;inset-inline-end:-6%;bottom:-30%;width:44%;aspect-ratio:1;background:radial-gradient(circle,rgba(184,129,60,.28),transparent 66%)}
.quotes{position:relative;margin-top:clamp(28px,4vw,52px);min-height:230px}
.quote{position:absolute;inset:0;opacity:0;visibility:hidden;transform:translateY(18px);transition:opacity .7s var(--ease),transform .7s var(--ease-out),visibility .7s}
.quote.is-on{opacity:1;visibility:visible;transform:none;position:relative}
.quote blockquote{font-family:var(--f-display);font-size:clamp(1.3rem,2.9vw,2.4rem);line-height:1.32;max-width:24ch;font-weight:400}
.quote blockquote::before{content:"“";color:var(--brass-2);margin-inline-end:.1em}
.quote figcaption{margin-top:22px;font-size:.86rem;color:rgba(255,255,255,.6);display:flex;gap:10px;align-items:center}
.quote figcaption span{color:var(--brass-2)}
.quote figcaption span::before{content:"— ";opacity:.5}
.quotes__dots{display:flex;gap:8px;margin-top:26px}
.quotes__dot{width:30px;height:3px;border-radius:2px;border:0;background:rgba(255,255,255,.22);cursor:pointer;transition:background .3s,width .3s}
.quotes__dot.is-on{background:var(--brass-2);width:46px}

/* faq --------------------------------------------------------------------- */
.faq{display:grid;gap:clamp(24px,4vw,64px)}
@media (min-width:960px){.faq{grid-template-columns:.8fr 1.2fr;align-items:start}.faq__aside{position:sticky;top:120px}}
.faq__note{margin-top:18px;font-size:.8rem;color:var(--muted)}
.faq__item{border-bottom:1px solid var(--line);padding:6px 0}
.faq__item summary{
  list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;align-items:center;
  padding:20px 4px;font-family:var(--f-display);font-size:clamp(1.02rem,1.7vw,1.34rem);line-height:1.3;
}
.faq__item summary::-webkit-details-marker{display:none}
.faq__item summary i{flex:0 0 auto;width:22px;height:22px;position:relative}
.faq__item summary i::before,.faq__item summary i::after{content:"";position:absolute;inset:0;margin:auto;background:var(--brass);transition:transform .4s var(--ease)}
.faq__item summary i::before{width:14px;height:1.5px}
.faq__item summary i::after{width:1.5px;height:14px}
.faq__item[open] summary i::after{transform:rotate(90deg);opacity:0}
.faq__answer{padding:0 4px 22px;color:var(--muted);max-width:62ch;animation:fadeUp .5s var(--ease-out)}
@keyframes fadeUp{from{opacity:0;transform:translateY(-6px)}to{opacity:1;transform:none}}

/* CTA + forms ------------------------------------------------------------- */
.sect--cta{background:var(--ink);color:#fff;position:relative;overflow:hidden}
.sect--cta::before{content:"";position:absolute;inset-inline-start:-8%;top:-20%;width:46%;aspect-ratio:1;background:radial-gradient(circle,rgba(29,107,102,.32),transparent 68%)}
.cta{display:grid;gap:clamp(28px,4vw,64px);position:relative}
@media (min-width:960px){.cta{grid-template-columns:.85fr 1.15fr;align-items:start}}
.cta__lead{color:rgba(255,255,255,.72);margin-top:18px;max-width:40ch}
.cta__call{margin-top:26px;color:rgba(255,255,255,.6);font-size:.9rem}
.cta__call a{font-family:var(--f-display);font-size:1.35rem;color:var(--brass-2);margin-inline-start:10px}
.cta__form{background:var(--paper);color:var(--text);border-radius:var(--r-xl);padding:clamp(22px,3vw,40px);box-shadow:var(--shadow-lg)}
.form__grid{display:grid;gap:16px;grid-template-columns:1fr}
@media (min-width:620px){.form__grid{grid-template-columns:1fr 1fr}}
.check{flex-direction:row;align-items:flex-start;gap:12px}
.check input{width:20px;height:20px;flex:0 0 auto;margin-top:2px;accent-color:var(--brass)}
.check label{font-size:.84rem;color:var(--muted);letter-spacing:0;text-transform:none;font-weight:400;line-height:1.5}
.form .btn{margin-top:22px;width:100%}
@media (min-width:620px){.form .btn{width:auto}}
.notice{display:flex;gap:12px;align-items:flex-start;padding:16px 18px;border-radius:var(--r);font-size:.9rem;margin-bottom:20px}
.notice--ok{background:rgba(29,107,102,.1);color:#14524E;border:1px solid rgba(29,107,102,.24)}
.notice--err{background:rgba(180,68,58,.09);color:#8E332B;border:1px solid rgba(180,68,58,.22)}

/* page headers ------------------------------------------------------------ */
.phead{padding-top:clamp(120px,15vh,190px);padding-bottom:clamp(30px,4vw,58px);position:relative}
.phead--media{color:#fff;min-height:min(62vh,620px);display:flex;align-items:flex-end;overflow:hidden;isolation:isolate}
.phead__bg{position:absolute;inset:-6% 0;z-index:-2}
.phead__bg img{width:100%;height:100%;object-fit:cover}
.phead__bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,22,31,.8),rgba(8,22,31,.35) 45%,rgba(8,22,31,.9))}
.phead__title{font-family:var(--f-display);font-weight:400;font-size:clamp(2.1rem,5vw,4rem);line-height:1.04;letter-spacing:-.015em;max-width:20ch}
.phead__lead{color:var(--muted);max-width:60ch;margin-top:18px}
.phead--media .phead__lead{color:rgba(255,255,255,.78)}
.crumbs{display:flex;gap:10px;align-items:center;font-size:.76rem;color:var(--muted);margin-bottom:20px;flex-wrap:wrap}
.phead--media .crumbs{color:rgba(255,255,255,.62)}
.crumbs a:hover{color:var(--brass)}
.crumbs span{opacity:.5}

/* filters + results ------------------------------------------------------- */
.filters{background:var(--paper);border:1px solid var(--line);border-radius:var(--r-lg);padding:clamp(14px,1.8vw,22px);box-shadow:var(--shadow-sm)}
.filters__row{display:grid;gap:12px;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));align-items:end}
.filters__actions{display:flex;gap:10px;align-items:center}
.results{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;margin:clamp(24px,3vw,40px) 0 clamp(18px,2vw,28px)}
.results__count{font-family:var(--f-display);font-size:1.25rem}
.results__none{text-align:center;padding:clamp(40px,7vw,90px) 0;max-width:52ch;margin-inline:auto}
.results__none h2{font-family:var(--f-display);font-weight:400;font-size:1.8rem;margin-bottom:12px}
.results__none p{color:var(--muted);margin-bottom:24px}
.pager{display:flex;gap:8px;justify-content:center;margin-top:clamp(34px,4vw,56px);flex-wrap:wrap}
.pager a,.pager span{min-width:44px;height:44px;display:grid;place-items:center;border-radius:var(--r-sm);border:1px solid var(--line);font-size:.88rem;padding-inline:12px}
.pager a:hover{border-color:var(--brass);color:var(--brass)}
.pager .is-on{background:var(--ink);color:#fff;border-color:transparent}

/* property page ----------------------------------------------------------- */
.gal{display:grid;gap:10px;grid-template-columns:1fr;margin-top:clamp(18px,2vw,26px)}
@media (min-width:860px){.gal{grid-template-columns:2fr 1fr;grid-template-rows:repeat(2,1fr);height:min(70vh,620px)}
  .gal__main{grid-row:span 2}}
.gal figure{margin:0;border-radius:var(--r-lg);overflow:hidden;background:var(--ink);position:relative}
.gal img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease-out)}
.gal figure:hover img{transform:scale(1.04)}
.gal__main img{aspect-ratio:16/11}
@media (min-width:860px){.gal__main img,.gal figure img{aspect-ratio:auto;height:100%}}

.prop{display:grid;gap:clamp(28px,4vw,60px);margin-top:clamp(34px,4vw,60px)}
@media (min-width:1000px){.prop{grid-template-columns:1.35fr .65fr;align-items:start}}
.prop__title{font-family:var(--f-display);font-weight:400;font-size:clamp(1.7rem,3.4vw,2.8rem);line-height:1.1}
.prop__price{font-family:var(--f-display);font-size:clamp(1.6rem,3vw,2.4rem);color:var(--brass);margin-top:6px}
.prop__price small{font-size:.5em;color:var(--muted);margin-inline-start:8px}
.prop__meta{display:flex;flex-wrap:wrap;gap:12px;margin-top:20px}
.chip{display:inline-flex;align-items:center;gap:8px;padding:9px 16px;border-radius:var(--r-pill);border:1px solid var(--line);background:var(--paper);font-size:.84rem}
.chip b{font-weight:600}
.tabs{margin-top:clamp(28px,3vw,44px)}
.tabs__nav{display:flex;gap:4px;border-bottom:1px solid var(--line);overflow-x:auto;scrollbar-width:none}
.tabs__nav::-webkit-scrollbar{display:none}
.tabs__btn{background:none;border:0;padding:14px 20px;cursor:pointer;color:var(--muted);font-size:.9rem;white-space:nowrap;position:relative;transition:color .3s}
.tabs__btn.is-on{color:var(--text);font-weight:500}
.tabs__btn.is-on::after{content:"";position:absolute;inset-inline:12px;bottom:-1px;height:2px;background:var(--brass);border-radius:2px}
.tabs__panel{padding-top:clamp(22px,2.6vw,34px);animation:fadeUp .45s var(--ease-out)}
.tabs__panel[hidden]{display:none}
.prose p{color:var(--muted);max-width:66ch}
.prose p+p{margin-top:16px}
.specs{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:1px;background:var(--line);border:1px solid var(--line);border-radius:var(--r);overflow:hidden;margin-top:24px}
.specs div{background:var(--paper);padding:18px}
.specs dt{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.is-rtl .specs dt{letter-spacing:0}
.specs dd{margin:8px 0 0;font-size:1rem;font-weight:500}
.amen{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:12px}
.amen li{display:flex;align-items:center;gap:12px;padding:14px 16px;background:var(--paper);border:1px solid var(--line);border-radius:var(--r);font-size:.9rem}
.amen li::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--brass);flex:0 0 auto}

/* sticky agent / enquiry rail --------------------------------------------- */
.rail{position:sticky;top:110px;display:grid;gap:16px}
.rail__card{background:var(--paper);border:1px solid var(--line);border-radius:var(--r-lg);padding:clamp(20px,2.4vw,28px);box-shadow:var(--shadow-sm)}
.rail__agent{display:flex;gap:14px;align-items:center}
.rail__agent img{width:64px;height:64px;border-radius:50%;object-fit:cover}
.rail__agent b{display:block;font-family:var(--f-display);font-weight:400;font-size:1.1rem}
.rail__agent span{font-size:.8rem;color:var(--muted)}
.rail__actions{display:grid;gap:10px;margin-top:18px}
.rail__actions .btn{width:100%}
.rail__note{font-size:.78rem;color:var(--muted);margin-top:14px;text-align:center}

/* mortgage calculator ----------------------------------------------------- */
.calc{display:grid;gap:clamp(20px,3vw,40px)}
@media (min-width:760px){.calc{grid-template-columns:1.1fr .9fr;align-items:start}}
.calc__controls{display:grid;gap:20px}
.calc__row label{display:flex;justify-content:space-between;font-size:.8rem;color:var(--muted);margin-bottom:10px}
.calc__row label b{color:var(--text);font-weight:600}
.calc input[type=range]{width:100%;accent-color:var(--brass);height:4px}
.calc__out{background:var(--ink);color:#fff;border-radius:var(--r-lg);padding:clamp(22px,3vw,32px)}
.calc__out b{display:block;font-family:var(--f-display);font-size:clamp(1.7rem,3.4vw,2.6rem);color:var(--brass-2)}
.calc__out span{font-size:.8rem;color:rgba(255,255,255,.6)}
.calc__out hr{border:0;border-top:1px solid var(--line-2);margin:18px 0}
.calc__note{font-size:.76rem;color:rgba(255,255,255,.5);margin-top:14px}

/* area + about + contact -------------------------------------------------- */
.stats-inline{display:flex;flex-wrap:wrap;gap:clamp(18px,3vw,44px);margin-top:26px}
.stats-inline div b{font-family:var(--f-display);font-size:1.7rem;display:block;color:var(--brass)}
.stats-inline div span{font-size:.78rem;color:var(--muted)}
.values{display:grid;gap:var(--gap);grid-template-columns:repeat(auto-fit,minmax(min(100%,260px),1fr));margin-top:clamp(30px,4vw,52px)}
.value{background:var(--paper);border:1px solid var(--line);border-radius:var(--r-lg);padding:clamp(22px,2.6vw,32px)}
.value h3{font-family:var(--f-display);font-weight:400;font-size:1.3rem;margin-bottom:10px}
.value p{color:var(--muted);font-size:.94rem}
.split{display:grid;gap:clamp(26px,4vw,64px)}
@media (min-width:900px){.split{grid-template-columns:1fr 1fr;align-items:center}}
.split__media{border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--shadow)}
.split__media img{width:100%;aspect-ratio:4/3;object-fit:cover}
.fees{margin-top:26px;display:grid;gap:10px}
.fees li{display:flex;gap:12px;align-items:flex-start;padding:14px 18px;background:var(--paper);border:1px solid var(--line);border-radius:var(--r);font-size:.92rem}
.fees li::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--brass);margin-top:9px;flex:0 0 auto}
.contact__grid{display:grid;gap:clamp(26px,4vw,60px)}
@media (min-width:960px){.contact__grid{grid-template-columns:.8fr 1.2fr;align-items:start}}
.contact__block+.contact__block{margin-top:26px;padding-top:26px;border-top:1px solid var(--line)}
.contact__block h2{font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--brass);margin-bottom:10px;font-weight:500}
.is-rtl .contact__block h2{letter-spacing:0}
.contact__block a{font-family:var(--f-display);font-size:1.24rem}
.contact__block a:hover{color:var(--brass)}
.article{max-width:74ch;margin-inline:auto}
.article p{font-size:1.06rem;line-height:1.75;color:#25373F}
.article p+p{margin-top:22px}
.article__hero{border-radius:var(--r-xl);overflow:hidden;margin-bottom:clamp(26px,4vw,48px);box-shadow:var(--shadow)}
.article__hero img{width:100%;aspect-ratio:16/9;object-fit:cover}

/* footer ------------------------------------------------------------------ */
.foot{background:var(--ink);color:rgba(255,255,255,.72);padding-top:clamp(56px,7vw,100px);position:relative;overflow:hidden;z-index:2}
.foot__glow{position:absolute;inset-inline-end:-12%;top:-30%;width:52%;aspect-ratio:1;background:radial-gradient(circle,rgba(184,129,60,.22),transparent 66%)}
.foot__grid{display:grid;gap:clamp(28px,3.4vw,54px);position:relative}
@media (min-width:820px){.foot__grid{grid-template-columns:1.5fr .8fr .8fr 1.1fr}}
.logo--foot{color:#fff;display:inline-flex;margin-bottom:20px}
.foot__about{font-size:.9rem;max-width:40ch}
.foot__rera{font-size:.76rem;color:rgba(255,255,255,.45);margin-top:14px}
.foot__social{display:flex;gap:8px;margin-top:22px}
.foot__social a{width:40px;height:40px;border:1px solid var(--line-2);border-radius:50%;display:grid;place-items:center;font-size:.68rem;letter-spacing:.06em;transition:background .3s,color .3s,border-color .3s}
.foot__social a:hover{background:var(--brass);color:#1B1206;border-color:transparent}
.foot__title{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-2);margin-bottom:18px;font-weight:500}
.is-rtl .foot__title{letter-spacing:0}
.foot__col li+li{margin-top:10px}
.foot__col a{font-size:.92rem;transition:color .3s,padding-inline-start .3s}
.foot__col a:hover{color:#fff;padding-inline-start:5px}
.foot__contact address{font-size:.92rem;line-height:1.7;margin-bottom:14px}
.foot__link{display:block;font-family:var(--f-display);font-size:1.1rem;color:#fff;margin-bottom:6px}
.foot__link:hover{color:var(--brass-2)}
.foot__hours{font-size:.78rem;color:rgba(255,255,255,.45);margin-top:14px}
.foot__bottom{display:flex;flex-wrap:wrap;gap:14px 30px;justify-content:space-between;align-items:center;border-top:1px solid var(--line-2);margin-top:clamp(40px,5vw,70px);padding-block:26px;font-size:.78rem;color:rgba(255,255,255,.45)}
.foot__rates strong{color:var(--brass-2)}
.foot__legal{display:flex;gap:18px;flex-wrap:wrap}
.foot__legal a:hover{color:#fff}

/* motion preferences ------------------------------------------------------ */
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .reveal{opacity:1;transform:none}
  .hero__line>span{transform:none;animation:none}
  .ribbon__track{animation:none}
}

/* header colour resolution ------------------------------------------------
   Pages that open on a dark photographic hero get a light header; every other
   page gets the dark one. The scrolled state always uses the dark palette. */
body:not(.hero-dark) .logo,
body:not(.hero-dark) .nav__link,
body:not(.hero-dark) .switch__btn{color:var(--text)}
body:not(.hero-dark) .logo__mark{color:var(--brass)}
body:not(.hero-dark) .burger{border-color:var(--line)}
body.hero-dark .logo,
body.hero-dark .nav__link,
body.hero-dark .switch__btn{color:#fff}
body.hero-dark .hdr.is-stuck .logo,
body.hero-dark .hdr.is-stuck .nav__link,
body.hero-dark .hdr.is-stuck .switch__btn{color:var(--text)}
body.hero-dark .hdr.is-stuck .logo__mark{color:var(--brass)}
body.hero-dark .hdr.is-stuck .burger{border-color:var(--line)}

/* section rhythm ---------------------------------------------------------- */
.sect--featured{background:var(--sand)}
.sect--services{background:var(--sand-2)}
.sect--journal,.sect--team,.sect--faq,.sect--process{background:var(--sand)}
.page--properties main,.page--areas main,.page--services main,
.page--about main,.page--journal main,.page--contact main,
.page--article main,.page--notfound main{padding-top:0}

@media (max-width:1200px){
  .mega__grid{grid-template-columns:repeat(2,1fr)}
  .mega__feature{grid-column:1/-1;border-inline-start:0;border-top:1px solid var(--line);padding-inline-start:0;padding-top:18px;display:grid;grid-template-columns:1fr 1fr;gap:10px}
  .mega__feature .mega__title{grid-column:1/-1}
  .mega__areas{grid-template-columns:repeat(3,1fr)}
}
@media (max-width:640px){
  .hero{min-height:auto;padding-bottom:36px}
  .card__price{font-size:1.2rem}
  .foot__bottom{flex-direction:column;align-items:flex-start}
}

/* utility ----------------------------------------------------------------- */
.tag{display:inline-flex;align-items:center;height:26px;padding:0 12px;border-radius:var(--r-pill);background:var(--brass-soft);color:#6B4A18;font-size:.7rem;letter-spacing:.1em;text-transform:uppercase}
.is-rtl .tag{letter-spacing:0}
.lede{font-size:1.08rem;color:var(--muted);max-width:62ch}
.mt-l{margin-top:clamp(30px,4vw,56px)}
.center{text-align:center}

/* off-canvas panels: hidden until opened, and never leaking overflow ------- */
.drawer{visibility:hidden;overflow-y:auto;overscroll-behavior:contain}
.drawer.is-open{visibility:visible}
.scrim{visibility:hidden;opacity:0}
.scrim[hidden]{display:block}
.scrim.is-on{visibility:visible;opacity:1}

/* testimonial crossfade: the outgoing quote clears before the next arrives */
.quote{transition:opacity .22s var(--ease),transform .22s var(--ease),visibility .22s}
.quote.is-on{transition:opacity .5s var(--ease) .24s,transform .6s var(--ease-out) .24s,visibility 0s}

/* districts: image column tracks the list instead of floating mid-section */
@media (min-width:960px){
  .areas{align-items:start}
  .areas__media{position:sticky;top:104px}
}

/* spec table: real cell borders so a half-filled last row stays clean ------ */
.specs{background:var(--paper);gap:0}
.specs div{border-inline-end:1px solid var(--line);border-bottom:1px solid var(--line)}

/* RTL corrections --------------------------------------------------------- */
.chev{border-inline-end:0;border-right:1.4px solid currentColor}
.is-rtl .hero__line--serif>span{font-style:normal}
.is-rtl .quote blockquote::before{content:"\201D"}
.is-rtl .search__tabs,.is-rtl .tabs__nav{direction:rtl}
.is-rtl .card__specs,.is-rtl .prop__meta{direction:rtl}
.is-rtl .field select{background-position:15px 23px, 20px 23px}
.filters .field--pair{grid-column:span 2}
@media (max-width:700px){.filters .field--pair{grid-column:span 1}}

/* ==========================================================================
   REAL ESTATE DUBAI — corporate identity layer
   IBM Plex superfamily: Serif for display, Sans for UI, Sans Arabic for RTL.
   ========================================================================== */

.sect__title,.phead__title,.hero__title{font-weight:500;letter-spacing:-.022em}
.card__title,.post__title,.svc__title,.process__step h3,.person__name,.faq__item summary{font-weight:500}
.quote blockquote{font-weight:400;letter-spacing:-.015em}
.hero__line--serif>span{font-style:italic;font-weight:500}

/* brand crest ------------------------------------------------------------- */
.logo{display:inline-flex;align-items:center;gap:12px;flex:0 0 auto}
.crest{flex:0 0 auto;height:40px;width:auto;filter:drop-shadow(0 2px 6px rgba(8,22,31,.22))}
.hdr.is-stuck .crest{height:36px;transition:height .4s var(--ease)}
.logo__text{display:flex;flex-direction:column;line-height:1;gap:5px}
.logo__text strong{
  font-family:var(--f-display);font-weight:500;font-size:1.06rem;
  letter-spacing:.16em;text-transform:uppercase;white-space:nowrap;
}
.logo__text em{
  font-style:normal;font-size:.55rem;letter-spacing:.28em;opacity:.62;
  text-transform:uppercase;white-space:nowrap;display:flex;gap:7px;align-items:center;
}
.logo__text em i{font-style:normal;opacity:.7}
.is-rtl .logo__text strong{letter-spacing:.08em}
.is-rtl .logo__text em{letter-spacing:.1em}
.logo--foot .crest,.logo--drawer .crest{height:38px}
.logo--foot{margin-bottom:22px}

/* mega menu --------------------------------------------------------------- */
.mega{padding:clamp(24px,2.6vw,40px) 0 clamp(20px,2.2vw,32px)}
.mega__grid{
  width:min(100% - clamp(20px,5vw,64px), 1460px);margin-inline:auto;
  display:grid;gap:clamp(16px,2vw,38px);
  grid-template-columns:repeat(var(--cols,3),minmax(0,1fr)) 1.06fr;
  align-items:start;
}
.mega__col{min-width:0}
.mega__title{
  font-size:.64rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass);
  font-weight:600;margin-bottom:14px;padding-inline-start:2px;
}
.is-rtl .mega__title{letter-spacing:.02em}
.mega__links{display:grid;gap:1px}

/* one animated row -------------------------------------------------------- */
.mrow{
  display:grid;grid-template-columns:34px 1fr auto;align-items:center;gap:11px;
  padding:9px 12px 9px 8px;border-radius:12px;font-size:.9rem;line-height:1.25;
  color:var(--text);position:relative;
  transition:background .3s var(--ease),color .3s var(--ease);
}
.mrow:hover,.mrow:focus-visible{background:var(--sand);color:var(--ink)}
.mrow__ic{
  width:34px;height:34px;display:grid;place-items:center;border-radius:10px;
  background:linear-gradient(150deg,rgba(184,129,60,.13),rgba(184,129,60,.04));
  color:var(--brass);transition:background .35s var(--ease),transform .5s var(--ease-out);
}
.mrow:hover .mrow__ic{background:linear-gradient(150deg,rgba(184,129,60,.26),rgba(184,129,60,.08));transform:translateY(-1px)}
.mrow__t{min-width:0}
.mrow__n{font-size:.72rem;color:var(--muted);font-variant-numeric:tabular-nums}
.mrow__go{
  width:14px;height:1px;background:var(--brass);opacity:0;transform:translateX(-6px);
  transition:opacity .3s var(--ease),transform .4s var(--ease-out);
}
.is-rtl .mrow__go{transform:scaleX(-1) translateX(-6px)}
.mrow:hover .mrow__go{opacity:1;transform:translateX(0)}
.is-rtl .mrow:hover .mrow__go{transform:scaleX(-1) translateX(0)}

.mega__feature{
  border-inline-start:1px solid var(--line);padding-inline-start:clamp(16px,1.8vw,30px);
  align-self:stretch;
}
.mega__note-text{font-size:.9rem;color:var(--muted);margin-bottom:18px;max-width:34ch}

/* icon choreography ------------------------------------------------------- *
   Each icon is several parts; on hover they play a short staggered sequence,
   the way a small Lottie file would — but at ~1 KB and with no runtime.      */
.ic{width:22px;height:22px;display:block;overflow:visible}
.ic .p{transform-box:fill-box;transform-origin:center}
.ic .p--grow{transform-origin:bottom}
.ic .p--swing{transform-origin:left center}
.is-rtl .ic .p--swing{transform-origin:right center}
.ic .p--draw{stroke-dasharray:1;stroke-dashoffset:0}

.mrow:hover .ic .p--draw,.mrow:focus-visible .ic .p--draw{animation:icDraw .62s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--pop,.mrow:focus-visible .ic .p--pop{animation:icPop .5s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--rise,.mrow:focus-visible .ic .p--rise{animation:icRise .55s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--drop,.mrow:focus-visible .ic .p--drop{animation:icDrop .55s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--slide,.mrow:focus-visible .ic .p--slide{animation:icSlide .55s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--grow,.mrow:focus-visible .ic .p--grow{animation:icGrow .55s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--swing,.mrow:focus-visible .ic .p--swing{animation:icSwing .7s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--spin,.mrow:focus-visible .ic .p--spin{animation:icSpin .7s var(--ease-out) both var(--d,0ms)}
.mrow:hover .ic .p--blink,.mrow:focus-visible .ic .p--blink{animation:icBlink .6s var(--ease-out) both var(--d,0ms)}

@keyframes icDraw{0%{stroke-dashoffset:1;opacity:.25}100%{stroke-dashoffset:0;opacity:1}}
@keyframes icPop{0%{transform:scale(.35);opacity:0}62%{transform:scale(1.14)}100%{transform:scale(1);opacity:1}}
@keyframes icRise{0%{transform:translateY(5px);opacity:0}100%{transform:translateY(0);opacity:1}}
@keyframes icDrop{0%{transform:translateY(-5px);opacity:0}100%{transform:translateY(0);opacity:1}}
@keyframes icSlide{0%{transform:translateX(-6px);opacity:0}100%{transform:translateX(0);opacity:1}}
@keyframes icGrow{0%{transform:scaleY(.15);opacity:0}100%{transform:scaleY(1);opacity:1}}
@keyframes icSwing{0%{transform:rotate(-16deg);opacity:0}55%{transform:rotate(5deg);opacity:1}100%{transform:rotate(0)}}
@keyframes icSpin{0%{transform:rotate(-140deg) scale(.7);opacity:0}100%{transform:rotate(0) scale(1);opacity:1}}
@keyframes icBlink{0%{transform:scale(0);opacity:0}55%{transform:scale(1.3);opacity:1}100%{transform:scale(1);opacity:1}}

@media (prefers-reduced-motion:reduce){
  .mrow:hover .ic .p,.mrow:focus-visible .ic .p{animation:none!important}
}

/* drawer accordion -------------------------------------------------------- */
.drawer__nav{margin:24px 0 auto;display:block;overflow-y:auto}
.dsec{border-bottom:1px solid var(--line-2)}
.dsec summary{
  list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;
  padding:16px 2px;font-family:var(--f-display);font-weight:500;font-size:1.3rem;color:#fff;
}
.dsec summary::-webkit-details-marker{display:none}
.dsec summary i{width:18px;height:18px;position:relative;flex:0 0 auto}
.dsec summary i::before,.dsec summary i::after{content:"";position:absolute;inset:0;margin:auto;background:var(--brass-2);transition:transform .35s var(--ease)}
.dsec summary i::before{width:14px;height:1.4px}
.dsec summary i::after{width:1.4px;height:14px}
.dsec[open] summary i::after{transform:rotate(90deg);opacity:0}
.dsec__body{padding-bottom:14px}
.dsec__title{font-size:.6rem;letter-spacing:.2em;text-transform:uppercase;color:var(--brass-2);margin:10px 0 6px}
.is-rtl .dsec__title{letter-spacing:.02em}
.dsec__links{display:grid;gap:2px}
.dsec .mrow{color:rgba(255,255,255,.86);font-size:.92rem;padding:8px 6px}
.dsec .mrow:hover,.dsec .mrow:focus-visible{background:rgba(255,255,255,.07);color:#fff}
.dsec .mrow__ic{background:rgba(223,181,121,.12);color:var(--brass-2)}
.dsec .mrow:hover .mrow__ic{background:rgba(223,181,121,.22)}
.dsec .mrow__n{color:rgba(255,255,255,.45)}
.dsec__plain{
  display:block;padding:16px 2px;font-family:var(--f-display);font-weight:500;font-size:1.3rem;
  color:#fff;border-bottom:1px solid var(--line-2);
}
.dsec__plain:hover{color:var(--brass-2)}
.drawer__head{padding-bottom:8px;border-bottom:1px solid var(--line-2)}
.drawer .logo{color:#fff}

@media (max-width:1320px){
  .mega__grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:18px 26px}
  .mega__feature{grid-column:1/-1;border-inline-start:0;border-top:1px solid var(--line);padding-inline-start:0;padding-top:16px}
  .mega__feature .mini{display:inline-flex;width:min(100%,340px)}
}

/* the mega rows are grid, not the old flex list ---------------------------- */
.mega__links a.mrow,.dsec__links a.mrow{
  display:grid;grid-template-columns:34px 1fr auto auto;justify-content:start;
  gap:11px;padding:8px 12px 8px 8px;text-align:start;
}
.mega__links a.mrow:hover,.dsec__links a.mrow:hover{padding-inline-start:8px}
.mega__links a.mrow .mrow__t{text-align:start}
.drawer__nav .mrow{font-family:var(--f-ui);font-size:.94rem;letter-spacing:0}
.drawer__nav .mrow:hover{transform:none}
.drawer__nav .dsec__title{font-family:var(--f-ui)}