/* Real Estate - Template 2 (Dark Glass). Edit colours/fonts in :root. */
:root{--bg:#080c1a;--bg2:#0e1530;--tx:#eef1fb;--mut:#a9b2d0;--a:#7c5cff;--b:#22d3ee;--c:#ff7a59;--grad:linear-gradient(120deg,var(--a),var(--b));--ln:rgba(255,255,255,.12);--r:26px;
--head:"Sora",system-ui,sans-serif;--body:"DM Sans",system-ui,-apple-system,"Segoe UI",sans-serif;--ease:cubic-bezier(.2,.7,.2,1)}
*,*::before,*::after{box-sizing:border-box}html{background:var(--bg);scroll-behavior:smooth}
body{margin:0;font-family:var(--body);color:var(--tx);line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}
body::before{content:"";position:fixed;inset:0;z-index:-1;background:radial-gradient(600px 500px at 8% 6%,rgba(124,92,255,.38),transparent 70%),radial-gradient(700px 520px at 95% 30%,rgba(34,211,238,.22),transparent 70%),radial-gradient(600px 500px at 30% 95%,rgba(255,122,89,.16),transparent 70%)}
img{max-width:100%;display:block}a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--head);font-weight:600;line-height:1.12;margin:0 0 .55em;letter-spacing:-.025em}
h1{font-size:clamp(2.6rem,5.6vw,4.9rem)}h2{font-size:clamp(1.9rem,3.6vw,3rem)}h3{font-size:1.25rem}p{margin:0 0 1em;color:var(--mut)}
.container{width:min(1240px,92%);margin-inline:auto}.section{padding:clamp(60px,8vw,110px) 0}
.grad{background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round;flex:none}
:focus-visible{outline:2px solid var(--b);outline-offset:3px}
.chip{display:inline-flex;align-items:center;gap:8px;padding:7px 16px;border:1px solid var(--ln);border-radius:99px;font-size:.78rem;font-weight:600;letter-spacing:.06em;color:var(--b);margin-bottom:20px;background:rgba(255,255,255,.04)}
.lead{font-size:1.12rem;max-width:58ch}
/* glass surface (one style used everywhere) */
.glass{background:rgba(18,25,52,.92);border:1px solid var(--ln);border-radius:var(--r)}
@supports((backdrop-filter:blur(10px)) or (-webkit-backdrop-filter:blur(10px))){.glass{background:rgba(255,255,255,.07);-webkit-backdrop-filter:blur(22px) saturate(150%);backdrop-filter:blur(22px) saturate(150%)}}
/* buttons: shimmer sweep */
.btn{position:relative;overflow:hidden;display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:15px 28px;border:0;border-radius:99px;background:var(--grad);color:#07101f;font:700 .92rem var(--body);cursor:pointer;transition:transform .4s var(--ease),box-shadow .4s}
.btn::after{content:"";position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(100deg,transparent,rgba(255,255,255,.55),transparent);transform:skewX(-20deg) translateX(-100%);transition:transform .8s var(--ease)}
.btn:hover{transform:translateY(-3px);box-shadow:0 18px 40px -12px rgba(34,211,238,.55)}.btn:hover::after{transform:skewX(-20deg) translateX(520%)}
.btn.line{background:rgba(255,255,255,.05);color:var(--tx);border:1px solid var(--ln)}.btn.block{width:100%}.btn svg{transition:transform .4s var(--ease)}.btn:hover svg{transform:translateX(4px)}
.link{position:relative;font-weight:700;display:inline-flex;gap:8px;align-items:center;padding-bottom:3px;color:var(--b)}
.link::after{content:"";position:absolute;left:0;bottom:0;width:100%;height:2px;border-radius:2px;background:var(--grad);transform:scaleX(0);transform-origin:right;transition:transform .45s var(--ease)}.link:hover::after{transform:scaleX(1);transform-origin:left}
/* floating pill nav */
.site-header{position:fixed;top:16px;left:0;right:0;z-index:60}
.pill{display:flex;align-items:center;justify-content:space-between;padding:10px 12px 10px 24px;border-radius:99px}
.logo{display:flex;align-items:center;gap:10px;font:700 1.2rem var(--head);letter-spacing:-.02em}.logo i{width:34px;height:34px;border-radius:11px;background:var(--grad);display:grid;place-items:center;color:#07101f}.logo svg{width:19px;height:19px}
.nav{display:flex;align-items:center;gap:20px}.nav>ul{display:flex;gap:4px;list-style:none;margin:0;padding:0}
.nav a.nl{display:inline-flex;align-items:center;gap:6px;padding:9px 16px;border-radius:99px;font-size:.9rem;font-weight:600;color:var(--mut);transition:background .3s,color .3s}
.nav a.nl:hover,.nav a[aria-current]{background:rgba(255,255,255,.1);color:#fff}
.has-sub{position:relative}.has-sub svg{width:14px;height:14px}
.sub{position:absolute;top:100%;right:0;min-width:240px;list-style:none;margin:14px 0 0;padding:10px;border-radius:20px;background:#121a38;border:1px solid var(--ln);box-shadow:0 30px 60px -20px rgba(0,0,0,.7);opacity:0;visibility:hidden;transform:translateY(8px) scale(.98);transition:all .35s var(--ease)}
.sub::before{content:"";position:absolute;top:-16px;left:0;right:0;height:16px}
.has-sub:hover .sub,.has-sub:focus-within .sub{opacity:1;visibility:visible;transform:none}
.sub a{display:flex;justify-content:space-between;align-items:center;gap:10px;padding:12px 14px;border-radius:12px;font-weight:600;font-size:.92rem;transition:background .3s}.sub a:hover{background:rgba(255,255,255,.08)}
.tag{font-size:.62rem;font-weight:700;letter-spacing:.1em;text-transform:uppercase;background:var(--c);color:#1b0a05;padding:3px 9px;border-radius:99px}
.menu-btn,.menu-close{display:none;width:44px;height:44px;border-radius:50%;border:1px solid var(--ln);background:rgba(255,255,255,.06);color:#fff;cursor:pointer;place-items:center}
/* hero: split layout */
.hero{padding:150px 0 70px}.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}
.hero p.lead{margin-bottom:34px}.search{display:grid;grid-template-columns:1fr 1fr;gap:14px;padding:22px;margin-bottom:0}.search .full{grid-column:1/-1}
.hero-art{position:relative}.hero-art .big{border-radius:200px 200px var(--r) var(--r);overflow:hidden;aspect-ratio:4/5}.hero-art .big img{width:100%;height:100%;object-fit:cover;animation:float 16s ease-in-out infinite alternate}
@keyframes float{from{transform:scale(1.12)}to{transform:scale(1.02)}}
.float{position:absolute;padding:16px 20px;display:flex;gap:14px;align-items:center;animation:bob 6s ease-in-out infinite alternate}
.float b{display:block;font:700 1.35rem var(--head)}.float span{font-size:.8rem;color:var(--mut)}.float svg{width:26px;height:26px;color:var(--b)}
.f1{left:-36px;bottom:90px}.f2{right:-14px;top:70px;animation-delay:-3s}
@keyframes bob{from{transform:translateY(-8px)}to{transform:translateY(8px)}}
label{display:block;font-size:.76rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--mut);margin-bottom:8px}
input,select,textarea{width:100%;font:500 .95rem var(--body);padding:14px 16px;border:1px solid var(--ln);border-radius:14px;background:#0f1631;color:var(--tx);transition:border-color .3s,box-shadow .3s}
select option{background:#0f1631}
input:focus,select:focus,textarea:focus{outline:0;border-color:var(--b);box-shadow:0 0 0 4px rgba(34,211,238,.15)}
/* page hero */
.phero{padding:170px 0 50px;text-align:center}.phero p{margin-inline:auto}
.crumbs{font-size:.88rem;color:var(--mut)}.crumbs a:hover{color:var(--b)}
/* stats strip */
.stats{display:grid;grid-template-columns:repeat(4,1fr);padding:34px 20px;text-align:center}.stats b{display:block;font:700 2.6rem var(--head)}.stats span{color:var(--mut);font-size:.9rem}
.stats div+div{border-left:1px solid var(--ln)}
.head{max-width:680px;margin-bottom:48px}.head.row{max-width:none;display:flex;justify-content:space-between;align-items:end;gap:24px;flex-wrap:wrap}.head.c{text-align:center;margin-inline:auto}.head.c .lead{margin-inline:auto}
.grid{display:grid;gap:26px}.g2{grid-template-columns:repeat(2,1fr)}.g3{grid-template-columns:repeat(3,1fr)}.g4{grid-template-columns:repeat(4,1fr)}
/* cards: tilt + spotlight */
.card{position:relative;overflow:hidden;transition:transform .35s var(--ease),border-color .4s,box-shadow .4s;transform-style:preserve-3d;will-change:transform}
.card::after{content:"";position:absolute;inset:0;border-radius:inherit;pointer-events:none;background:radial-gradient(360px circle at var(--mx,50%) var(--my,0%),rgba(124,92,255,.22),transparent 60%);opacity:0;transition:opacity .4s}
.card:hover{border-color:rgba(34,211,238,.45);box-shadow:0 40px 70px -35px rgba(34,211,238,.35)}.card:hover::after{opacity:1}
.media{position:relative;display:block;overflow:hidden;aspect-ratio:4/3;margin:10px;border-radius:calc(var(--r) - 8px)}.media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.card:hover .media img,.tile:hover img{transform:scale(1.09)}
.pricepill{position:absolute;left:14px;bottom:14px;z-index:2;padding:8px 16px;border-radius:99px;font:700 1rem var(--head);background:rgba(8,12,26,.88);border:1px solid var(--ln)}
@supports(backdrop-filter:blur(10px)){.pricepill{background:rgba(8,12,26,.45);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px)}}
.badge{position:absolute;top:14px;left:14px;z-index:2;padding:6px 14px;border-radius:99px;background:var(--grad);color:#07101f;font-size:.72rem;font-weight:800;letter-spacing:.06em;text-transform:uppercase}.badge.rent{background:var(--c)}.badge.sold{background:#e8ebf7}
.fav{position:absolute;top:12px;right:12px;z-index:3;width:40px;height:40px;border-radius:50%;border:1px solid var(--ln);background:rgba(8,12,26,.7);color:#fff;display:grid;place-items:center;cursor:pointer;transition:transform .4s var(--ease),background .3s}.fav:hover{transform:scale(1.15) rotate(-8deg)}.fav.on{background:var(--c)}
.body{padding:10px 24px 24px}.body h3{margin-bottom:4px}.addr{font-size:.92rem;margin-bottom:16px}
.facts{display:flex;gap:16px;flex-wrap:wrap;padding-top:16px;border-top:1px solid var(--ln);font-size:.85rem;color:var(--mut)}.facts span{display:flex;gap:7px;align-items:center}.facts svg{width:17px;height:17px;color:var(--b)}
/* bento */
.bento{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:minmax(220px,auto);gap:22px}.bento .b{padding:32px;display:flex;flex-direction:column;justify-content:flex-end}.bento .w2{grid-column:span 2}.bento .h2{grid-row:span 2}
.bento .ic{width:52px;height:52px;border-radius:16px;background:var(--grad);color:#07101f;display:grid;place-items:center;margin-bottom:auto}.bento .ic svg{width:26px;height:26px}.bento h3{margin:22px 0 8px}.bento p{margin:0}
.bento .photo{padding:0;justify-content:stretch}.bento .photo img{width:100%;height:100%;object-fit:cover;min-height:260px}
/* tiles (case studies) */
.tile{position:relative;overflow:hidden;border-radius:var(--r);min-height:460px;display:flex;align-items:flex-end}.tile img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.3s var(--ease)}
.tile::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 35%,rgba(5,8,20,.85));z-index:1}
.tile .cap{position:relative;z-index:2;margin:20px;padding:26px;width:calc(100% - 40px);transition:transform .5s var(--ease)}.tile:hover .cap{transform:translateY(-8px)}
.quote{padding:34px}.quote svg{color:var(--b);width:32px;height:32px}.quote p{font-size:1.1rem;color:var(--tx);margin:16px 0 24px}
.who{display:flex;gap:14px;align-items:center}.who img{width:50px;height:50px;border-radius:50%;object-fit:cover;border:2px solid var(--b)}.who b{display:block;font-family:var(--head);font-size:.98rem}.who span{font-size:.82rem;color:var(--mut)}
.cta{position:relative;overflow:hidden;padding:clamp(40px,7vw,90px);text-align:center;background:linear-gradient(120deg,rgba(124,92,255,.85),rgba(34,211,238,.7));border:0}.cta p{color:#eaf5ff;margin-inline:auto}.cta .btn{background:#07101f;color:#fff}
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}.pic{overflow:hidden;border-radius:var(--r)}.pic img{width:100%;height:100%;object-fit:cover;aspect-ratio:5/4;transition:transform 1.2s var(--ease)}.pic:hover img{transform:scale(1.06)}
.ticks{list-style:none;padding:0;margin:0 0 30px;display:grid;gap:12px}.ticks li{display:flex;gap:12px;align-items:center;color:var(--tx)}.ticks svg{color:var(--b)}
.row-item{display:grid;grid-template-columns:90px 1fr 1.2fr;gap:30px;align-items:center;padding:34px 36px;margin-bottom:18px}.row-item b{font:700 2.6rem var(--head)}.row-item p{margin:0}
.pers{text-align:center;padding:0 0 28px}.pers .ph{width:150px;height:150px;border-radius:50%;overflow:hidden;margin:34px auto 20px;border:3px solid var(--b);padding:4px}.pers .ph img{width:100%;height:100%;border-radius:50%;object-fit:cover;transition:transform .8s var(--ease)}.pers:hover .ph img{transform:scale(1.1)}.pers span{color:var(--b);font-size:.85rem;font-weight:600}
.social{display:flex;justify-content:center;gap:10px;margin-top:16px}.social a{width:40px;height:40px;border-radius:50%;border:1px solid var(--ln);display:grid;place-items:center;transition:background .3s,transform .4s var(--ease),color .3s}.social a:hover{background:var(--grad);color:#07101f;transform:translateY(-4px)}
.timeline{display:grid;gap:18px}.timeline div{padding:22px 28px;display:grid;grid-template-columns:90px 1fr;gap:18px;align-items:center}.timeline b{font:700 1.5rem var(--head)}.timeline p{margin:0}
/* forms/panels */
.panel{padding:34px}.fields{display:grid;grid-template-columns:1fr 1fr;gap:16px}.fields .full{grid-column:1/-1}
.layout-side{display:grid;grid-template-columns:300px 1fr;gap:34px;align-items:start}.sticky{position:sticky;top:110px}
.hrow{display:grid;grid-template-columns:320px 1fr;margin-bottom:24px}.hrow .media{aspect-ratio:auto;min-height:240px;margin:10px}.hrow .body{padding:26px 26px 26px 12px;display:flex;flex-direction:column;justify-content:center}.hrow .pr{font:700 1.5rem var(--head);margin-bottom:8px}
.pager{display:flex;justify-content:center;gap:10px;margin-top:44px}.pager a{width:46px;height:46px;border-radius:50%;display:grid;place-items:center;border:1px solid var(--ln);font-weight:700;transition:all .3s}.pager a:hover,.pager a[aria-current]{background:var(--grad);color:#07101f;border-color:transparent}
details{margin-bottom:14px;padding:0}summary{cursor:pointer;padding:22px 28px;font:600 1.1rem var(--head);list-style:none;display:flex;justify-content:space-between;align-items:center}summary::-webkit-details-marker{display:none}summary::after{content:"+";font-size:1.6rem;color:var(--b);transition:transform .4s var(--ease)}details[open] summary::after{transform:rotate(45deg)}details p{padding:0 28px 24px;margin:0}
.iframe{width:100%;height:100%;min-height:320px;border:0;border-radius:var(--r);filter:invert(.9) hue-rotate(180deg) saturate(.7)}
.info{display:grid;gap:22px;margin-top:30px}.info div{display:flex;gap:16px;align-items:flex-start}.info .ic{width:46px;height:46px;border-radius:14px;background:rgba(255,255,255,.07);border:1px solid var(--ln);display:grid;place-items:center;color:var(--b)}.info b{display:block;font-family:var(--head)}.info p{margin:0}
/* single property */
.shero{position:relative;min-height:78vh;display:flex;align-items:flex-end;padding:150px 0 50px;overflow:hidden;border-radius:0 0 48px 48px}.shero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.shero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,12,26,.45),rgba(8,12,26,.1) 40%,rgba(8,12,26,.85))}.shero .container{position:relative;z-index:2}
.stitle{padding:34px 40px;display:flex;justify-content:space-between;gap:30px;align-items:center;flex-wrap:wrap}.stitle h1{font-size:clamp(2rem,4vw,3.2rem);margin-bottom:6px}.stitle p{margin:0}.stitle .pr{font:700 2.4rem var(--head)}
.thumbs{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin:26px 0 56px}.thumbs .pic img{aspect-ratio:4/3}
.layout{display:grid;grid-template-columns:1fr 380px;gap:44px;align-items:start}
.keyfacts{display:grid;grid-template-columns:repeat(4,1fr);margin:0 0 40px;padding:26px 10px;text-align:center}.keyfacts b{display:block;font:700 1.7rem var(--head)}.keyfacts span{color:var(--mut);font-size:.85rem}.keyfacts div+div{border-left:1px solid var(--ln)}
.feat{list-style:none;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:14px 26px;margin:0 0 44px}.feat li{display:flex;gap:12px;color:var(--tx)}.feat svg{color:var(--b)}
.calc output{display:block;font:700 3rem var(--head);background:var(--grad);-webkit-background-clip:text;background-clip:text;color:transparent}
/* article */
.alayout{display:grid;grid-template-columns:240px 1fr;gap:56px;align-items:start}.toc{padding:26px}.toc a{display:block;padding:8px 0;color:var(--mut);font-size:.92rem;transition:color .3s,padding .3s}.toc a:hover{color:var(--b);padding-left:6px}
.article{max-width:760px}.article h2{font-size:1.9rem;margin-top:1.6em}.article p{font-size:1.07rem}.article blockquote{margin:34px 0;padding:28px 32px;border-radius:var(--r);background:rgba(255,255,255,.06);border:1px solid var(--ln);font:600 1.5rem/1.35 var(--head)}
.article figure{margin:34px 0}.article figure img{width:100%;border-radius:var(--r)}.article figcaption{font-size:.85rem;color:var(--mut);margin-top:10px}
.meta{font-size:.78rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--b);margin-bottom:10px}
/* footer */
.site-footer{padding:60px 0 28px}.fbox{padding:clamp(30px,5vw,60px)}.fgrid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.3fr;gap:44px;padding-bottom:40px;border-bottom:1px solid var(--ln)}
.site-footer h4{font-size:.9rem;margin-bottom:18px}.site-footer ul{list-style:none;padding:0;margin:0;display:grid;gap:11px}.site-footer ul a{color:var(--mut);transition:color .3s,padding .3s}.site-footer ul a:hover{color:var(--b);padding-left:6px}
.news{display:flex;gap:8px}.news .btn{padding:0 18px}.copy{display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;padding-top:24px;font-size:.88rem;color:var(--mut)}
/* motion */
.js .reveal{opacity:0;transform:translateY(36px) scale(.98);transition:opacity .9s var(--ease),transform .9s var(--ease);transition-delay:var(--d,0s)}.js .reveal.in{opacity:1;transform:none}
@media(max-width:1024px){.hero-grid,.split,.layout,.alayout,.layout-side{grid-template-columns:1fr}.sticky{position:static}.g3,.g4{grid-template-columns:repeat(2,1fr)}.bento{grid-template-columns:repeat(2,1fr)}.fgrid{grid-template-columns:1fr 1fr}.f1{left:12px}.f2{right:12px}.hero-art .big{aspect-ratio:16/11;border-radius:var(--r)}.row-item{grid-template-columns:70px 1fr}.row-item p{grid-column:1/-1}}
@media(max-width:900px){
.menu-btn{display:grid}.nav-ov{display:none}
.js .nav{position:fixed;inset:0;z-index:70;flex-direction:column;align-items:stretch;justify-content:flex-start;gap:20px;padding:96px 28px 30px;background:#0a1026;overflow:auto;opacity:0;visibility:hidden;transform:scale(1.04);transition:all .45s var(--ease)}
.js .nav.open{opacity:1;visibility:visible;transform:none}.js .menu-close{display:grid;position:absolute;top:22px;right:22px}
.nav>ul{flex-direction:column;gap:6px}.nav a.nl{padding:16px 18px;font-size:1.1rem;width:100%;background:rgba(255,255,255,.05)}.sub{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border:0;background:none;margin:6px 0 0;padding:0 0 0 14px}.has-sub>a svg{display:none}
.no-js .pill{flex-wrap:wrap;border-radius:26px}.no-js .nav{flex-direction:column;align-items:stretch;width:100%}.no-js .nav>ul{flex-wrap:wrap}.no-js .menu-btn{display:none}}
@media(max-width:640px){.g2,.g3,.g4,.fields,.feat,.search,.bento,.thumbs{grid-template-columns:1fr}.bento .w2,.bento .h2{grid-column:auto;grid-row:auto}.stats{grid-template-columns:1fr 1fr;gap:24px 0}.stats div:nth-child(3){border-left:0}.hrow{grid-template-columns:1fr}.hrow .body{padding:10px 24px 24px}.keyfacts{grid-template-columns:1fr 1fr;gap:20px 0}.keyfacts div:nth-child(3){border-left:0}.fgrid{grid-template-columns:1fr}.hero{padding-top:120px}.f1,.f2{display:none}.panel{padding:24px}.stitle{padding:24px}.shero{border-radius:0 0 28px 28px}.timeline div{grid-template-columns:1fr}.news{flex-direction:column}.news .btn{padding:14px}}
@media(prefers-reduced-motion:reduce){*,*::before,*::after{animation:none!important;transition-duration:.01ms!important;scroll-behavior:auto!important}.js .reveal{opacity:1;transform:none}}