:root{
  --bg:#0A0B0D;--bg2:#111317;--card:#15181D;--line:rgba(255,255,255,.09);
  --ink:#F5F1E8;--muted:#A2A7AF;--gold:#C9A45C;--gold2:#E8CF94;
  --ease:cubic-bezier(.22,1,.36,1);
  --serif:"Cormorant Garamond",Georgia,serif;--sans:"Manrope",system-ui,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--ink);font:16px/1.65 var(--sans);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
.wrap{max-width:1180px;margin:0 auto;padding:0 20px}
h1,h2,h3{font-family:var(--serif);font-weight:500;letter-spacing:-.01em;margin:0;line-height:1.05}
.eyebrow{font:600 12px/1 var(--sans);letter-spacing:.28em;text-transform:uppercase;color:var(--gold);margin:0 0 18px}
.lead{color:var(--muted);font-size:18px;max-width:620px}
section{padding:96px 0}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 28px;border-radius:999px;font:600 15px var(--sans);letter-spacing:.04em;text-decoration:none;transition:transform .4s var(--ease),background .4s,color .4s,border-color .4s}
.btn-gold{background:var(--gold);color:#121212}
.btn-gold:hover{background:var(--gold2);transform:translateY(-2px)}
.btn-line{border:1px solid rgba(245,241,232,.35);color:var(--ink)}
.btn-line:hover{border-color:var(--gold);color:var(--gold2)}
.reveal{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}

/* ribbon */
.ribbon{position:fixed;left:12px;bottom:12px;z-index:60;background:rgba(10,11,13,.85);border:1px solid var(--line);color:var(--muted);font-size:12px;padding:7px 12px;border-radius:999px;backdrop-filter:blur(8px)}
.ribbon b{color:var(--gold);font-weight:600}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:50;transition:background .5s,border-color .5s;border-bottom:1px solid transparent}
.nav.solid{background:rgba(10,11,13,.88);backdrop-filter:blur(12px);border-color:var(--line)}
.nav .wrap{display:flex;align-items:center;justify-content:space-between;height:76px}
.logo{font-family:var(--serif);font-size:26px;letter-spacing:.04em;text-decoration:none}
.logo span{color:var(--gold)}
.links{display:flex;gap:28px;align-items:center;font-size:14px;letter-spacing:.06em}
.links a{text-decoration:none;color:var(--muted);transition:color .3s}
.links a:hover{color:var(--ink)}
.links .btn{min-height:44px;padding:0 20px;color:#121212}
.burger{display:none;background:none;border:0;color:var(--ink);width:44px;height:44px;cursor:pointer}
@media(max-width:860px){
  .links{position:fixed;inset:76px 0 auto 0;background:rgba(10,11,13,.97);flex-direction:column;padding:24px 20px 32px;gap:18px;transform:translateY(-130%);transition:transform .5s var(--ease);border-bottom:1px solid var(--line)}
  .links.open{transform:none}
  .links a{font-size:18px}
  .burger{display:block}
}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;padding:0 0 9vh;overflow:hidden}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.12);animation:kb 18s var(--ease) forwards}
@keyframes kb{to{transform:scale(1)}}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,11,13,.88) 0%,rgba(10,11,13,.55) 45%,rgba(10,11,13,.1) 80%),linear-gradient(180deg,rgba(10,11,13,.45) 0%,rgba(10,11,13,0) 30%,rgba(10,11,13,.9) 100%)}
.hero h1,.hero p{text-shadow:0 2px 30px rgba(0,0,0,.55)}
.hero .wrap{position:relative;z-index:2;width:100%}
.hero h1{font-size:clamp(46px,8.4vw,112px);max-width:980px}
.hero h1 em{font-style:italic;color:var(--gold2)}
.hero p{font-size:clamp(17px,2vw,21px);color:#D9D4C9;max-width:600px;margin:22px 0 34px}
.cta-row{display:flex;flex-wrap:wrap;gap:14px}
.frame{position:absolute;inset:96px 22px 22px;z-index:1;pointer-events:none}
.frame i{position:absolute;width:30px;height:30px;border:solid rgba(232,207,148,.55)}
.frame i:nth-child(1){top:0;left:0;border-width:1px 0 0 1px}.frame i:nth-child(2){top:0;right:0;border-width:1px 1px 0 0}
.frame i:nth-child(3){bottom:0;left:0;border-width:0 0 1px 1px}.frame i:nth-child(4){bottom:0;right:0;border-width:0 1px 1px 0}

/* statement */
.statement{text-align:center}
.statement h2{font-size:clamp(34px,5vw,64px);max-width:920px;margin:0 auto}
.statement h2 em{color:var(--gold2)}
.statement p{color:var(--muted);max-width:640px;margin:26px auto 0;font-size:18px}

/* services */
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:48px}
.svc{position:relative;border-radius:18px;overflow:hidden;min-height:380px;display:flex;align-items:flex-end;isolation:isolate;text-decoration:none}
.svc img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.2s var(--ease)}
.svc:after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,transparent 30%,rgba(10,11,13,.9))}
.svc:hover img{transform:scale(1.06)}
.svc .t{padding:24px}
.svc h3{font-size:30px}
.svc p{color:#CFCAC0;margin:6px 0 0;font-size:15px}
.svc.wide{grid-column:span 2}
@media(max-width:860px){.services{grid-template-columns:1fr}.svc.wide{grid-column:auto}.svc{min-height:300px}}

/* how */
.how{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:44px;counter-reset:s}
.step{background:var(--card);border:1px solid var(--line);border-radius:18px;padding:30px}
.step:before{counter-increment:s;content:"0" counter(s);font-family:var(--serif);font-size:54px;color:var(--gold);opacity:.8;line-height:1}
.step h3{font-size:26px;margin:14px 0 8px}
.step p{color:var(--muted);margin:0}
@media(max-width:860px){.how{grid-template-columns:1fr}}

/* portfolio */
.grid{columns:3 280px;column-gap:14px;margin-top:44px}
.grid figure{margin:0 0 14px;break-inside:avoid;border-radius:14px;overflow:hidden;cursor:zoom-in;position:relative}
.grid img{width:100%;height:auto;transition:transform 1s var(--ease),filter .6s}
.grid figure:hover img{transform:scale(1.04)}
.lightbox{position:fixed;inset:0;z-index:80;background:rgba(5,5,6,.94);display:none;align-items:center;justify-content:center;padding:20px}
.lightbox.on{display:flex}
.lightbox img{max-height:88vh;border-radius:10px}
.lightbox button{position:absolute;top:16px;right:16px;width:48px;height:48px;border-radius:50%;border:1px solid var(--line);background:none;color:var(--ink);font-size:22px;cursor:pointer}

/* split */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:56px;align-items:center}
.split .ph{border-radius:20px;overflow:hidden;aspect-ratio:4/3}
.split .ph img{width:100%;height:100%;object-fit:cover}
.split h2{font-size:clamp(34px,4.4vw,56px)}
.split ul{list-style:none;padding:0;margin:26px 0 0}
.split li{padding:14px 0;border-bottom:1px solid var(--line);display:flex;gap:14px}
.split li:before{content:"";flex:none;width:8px;height:8px;margin-top:10px;border-radius:50%;background:var(--gold)}
@media(max-width:860px){.split{grid-template-columns:1fr;gap:32px}}

/* price band */
.band{background:linear-gradient(120deg,#16130D,#0E0F12);border:1px solid rgba(201,164,92,.25);border-radius:24px;padding:48px;display:flex;flex-wrap:wrap;gap:30px;align-items:center;justify-content:space-between}
.band .big{font-family:var(--serif);font-size:clamp(44px,6vw,76px);line-height:1;color:var(--gold2)}
.band .big small{font-family:var(--sans);font-size:15px;color:var(--muted);letter-spacing:.1em;text-transform:uppercase;display:block;margin-bottom:10px}
.band p{color:var(--muted);max-width:440px;margin:0}
@media(max-width:600px){.band{padding:30px}}

/* cities */
.cities{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px}
.cities a{border:1px solid var(--line);border-radius:999px;padding:12px 20px;text-decoration:none;color:var(--ink);transition:border-color .3s,color .3s;min-height:44px}
.cities a:hover{border-color:var(--gold);color:var(--gold2)}

/* final */
.final{position:relative;text-align:center;padding:140px 0;overflow:hidden}
.final .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.35}
.final:after{content:"";position:absolute;inset:0;background:radial-gradient(ellipse at center,rgba(10,11,13,.4),rgba(10,11,13,.95) 75%)}
.final .wrap{position:relative;z-index:2}
.final h2{font-size:clamp(40px,6vw,80px)}
.final p{color:#D3CEC4;font-size:18px;margin:20px auto 34px;max-width:560px}
.final .cta-row{justify-content:center}

footer{border-top:1px solid var(--line);padding:40px 0 70px;color:var(--muted);font-size:14px}
footer .wrap{display:flex;flex-wrap:wrap;gap:20px;justify-content:space-between}
footer a{color:var(--muted);text-decoration:none}
footer a:hover{color:var(--gold2)}

/* page hero (city, agents) */
.phero{position:relative;padding:170px 0 90px;overflow:hidden}
.phero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:.38;transform:scale(1.08);animation:kb 16s var(--ease) forwards}
.phero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,11,13,.5),rgba(10,11,13,.96))}
.phero .wrap{position:relative;z-index:2}
.phero h1{font-size:clamp(42px,7vw,92px);max-width:900px}
.phero p{color:#D3CEC4;font-size:19px;max-width:620px;margin:22px 0 32px}
.crumb{font-size:13px;color:var(--muted);margin-bottom:22px}
.crumb a{color:var(--muted)}
.prose{max-width:760px}
.prose p{color:#CFCAC0;font-size:17px}
.prose h2{font-size:clamp(30px,4vw,46px);margin:0 0 18px}

@media(max-width:600px){section{padding:72px 0}.hero{padding-bottom:7vh}.frame{inset:88px 12px 12px}}
@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}.reveal{opacity:1;transform:none}}
/* nav contrast fix 2026-10-07: readable over bright hero photos */
.nav{background:linear-gradient(180deg,rgba(8,9,11,.82) 0%,rgba(8,9,11,.45) 70%,rgba(8,9,11,0) 100%)}
.nav.solid{background:rgba(10,11,13,.94)}
.logo{color:#FFFFFF;text-shadow:0 1px 12px rgba(0,0,0,.6)}
.logo span{color:var(--gold2)}
.links a{color:#F5F1E8;font-weight:500;text-shadow:0 1px 10px rgba(0,0,0,.7)}
.links a:hover{color:var(--gold2)}
.links .btn{text-shadow:none}
/* real logo 2026-10-07 */
.logo{display:flex;align-items:center}
.logo img{display:block;height:52px;width:auto;filter:drop-shadow(0 1px 8px rgba(0,0,0,.55))}
@media(max-width:600px){.logo img{height:42px}}