@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;450;500;550;600;650;700&family=Manrope:wght@400;450;500;550;600;650;700&display=swap');
:root{--ink:#171717;--navy:#171717;--blue:#b53810;--paper:#fff;--mist:#f0f0ed;--soft:#f7f7f5;--line:#d5d5d0;--muted:#62625e;--lime:#ff6b35;--font:'DM Sans',Arial,sans-serif;--display:'Manrope',Arial,sans-serif;--serif:Georgia,'Times New Roman',serif;--gutter:clamp(24px,5vw,88px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.65 var(--font);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,textarea,select{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #c34118;outline-offset:5px}button{cursor:pointer}img{max-width:100%;display:block}svg{width:21px;height:21px;flex:none;stroke:currentColor;fill:none;stroke-width:1.6}h1,h2,h3,h4,p{margin:0}h1,h2,h3{font-family:var(--display);font-weight:450;line-height:1.1;letter-spacing:-.045em}h1{font-size:clamp(48px,6.8vw,104px)}h2{font-size:clamp(38px,4.4vw,66px)}h3{font-size:clamp(26px,2.5vw,36px)}p+p{margin-top:20px}.eyebrow{display:block;font:600 13px/1.5 var(--font);letter-spacing:.13em;text-transform:uppercase}.serif{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:-.045em}.wrap{width:min(100%,1600px);margin:auto;padding-inline:var(--gutter)}.section{padding-block:110px}.section-top{display:flex;align-items:end;justify-content:space-between;gap:40px;margin-bottom:48px}.section-top h2{max-width:760px}.section-top .eyebrow{margin-bottom:22px}.text-link{display:inline-flex;gap:24px;align-items:center;line-height:1.4;border-bottom:1px solid var(--ink);padding:8px 0 12px;font-size:15px;font-weight:550;white-space:nowrap}.text-link svg{transition:transform .2s}.text-link:hover svg{transform:translateX(5px)}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:35px;padding:17px 23px;border:1px solid var(--ink);background:var(--ink);color:#fff;min-height:58px;font-weight:550;font-size:15px;line-height:1.4}.button:hover{background:var(--blue);border-color:var(--blue)}.button.light{background:white;color:var(--ink);border-color:white}.button.outline{color:var(--ink);background:transparent}.button.outline:hover{background:var(--mist)}.button.lime{background:var(--lime);border-color:var(--lime);color:var(--ink)}.skip-link{position:fixed;top:-100px;left:20px;padding:15px;background:var(--navy);color:white;z-index:100}.skip-link:focus{top:12px}
.site-header{height:100px;background:white;position:relative;z-index:20;border-bottom:1px solid var(--line)}.header-inner{height:100%;display:flex;align-items:center;gap:40px;justify-content:space-between}.brand{width:198px;flex:none;display:block}.brand img{width:100%;filter:invert(1)}.desktop-nav{display:flex;align-items:center;gap:34px;margin-left:auto}.desktop-nav a{font-size:14px;line-height:1.3;position:relative;padding:10px 0}.desktop-nav a[aria-current=page]::after{content:'';position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--ink)}.header-contact{font-size:14px;display:inline-flex;align-items:center;gap:28px;border:1px solid var(--line);padding:14px 18px;margin-left:18px}.header-contact:hover{background:var(--mist)}.menu-toggle{display:none;align-items:center;justify-content:center;width:48px;height:48px;border:1px solid var(--line);background:white}.mobile-nav{background:white;padding:10px var(--gutter) 24px;border-bottom:1px solid var(--line);position:absolute;top:100%;left:0;right:0}.mobile-nav a{display:block;border-bottom:1px solid var(--line);padding:15px 0}.mobile-nav[hidden]{display:none}
.service-strip{background:var(--navy);color:white}.service-strip-inner{display:grid;grid-template-columns:repeat(3,1fr)}.strip-link{padding:30px 28px;display:flex;align-items:center;gap:25px;border-right:1px solid #444440}.strip-link:first-child{padding-left:0}.strip-link:last-child{border:0;padding-right:0}.strip-link .strip-no{font-size:13px;color:#bdbdb7}.strip-link strong{font-size:20px;font-weight:400;font-family:var(--display);letter-spacing:-.02em;line-height:1.25}.strip-link svg{margin-left:auto}.strip-link:hover{color:var(--lime)}
.intro-grid{display:grid;grid-template-columns:.7fr 1.4fr;gap:10vw}.intro-copy h2{max-width:840px;margin-bottom:32px}.intro-copy p{max-width:620px;color:var(--muted);font-size:18px}.intro-copy .text-link{margin-top:30px}.stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);padding-top:42px;margin-top:76px;gap:25px}.stat b{font-family:var(--display);display:block;font-size:clamp(38px,4.2vw,62px);font-weight:400;letter-spacing:-.045em;line-height:1.1;margin-bottom:13px}.stat span{font-size:14px;color:var(--muted)}
.services-section{background:var(--mist)}.service-row{display:grid;grid-template-columns:55px 1fr 1fr 45px;gap:35px;align-items:start;padding:36px 0;border-top:1px solid #c9c9c2}.service-row:last-child{border-bottom:1px solid #c9c9c2}.service-row .number{font-size:14px;color:var(--muted);padding-top:8px}.service-row h3{font-size:32px;padding-top:3px}.service-row p{color:var(--muted);max-width:450px;font-size:16px;line-height:1.7}.service-row .circle-arrow{margin-top:1px}.circle-arrow{display:flex;align-items:center;justify-content:center;border:1px solid var(--line);border-radius:50%;width:46px;height:46px;flex:none}.service-row:hover .circle-arrow,.property-card:hover .circle-arrow{background:var(--ink);color:white;border-color:var(--ink)}
.property-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:60px 32px}.property-card .property-image{position:relative;aspect-ratio:1.52;background:var(--mist);overflow:hidden;margin-bottom:25px}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.property-card:hover .property-image img{transform:scale(1.025)}.property-image .tag{position:absolute;top:20px;left:20px;background:white;padding:7px 12px;font-size:12px;letter-spacing:.06em;text-transform:uppercase;font-weight:500}.property-heading{display:flex;align-items:center;justify-content:space-between;gap:20px}.property-heading h3{font-size:29px}.property-suburb{color:var(--muted);font-size:14px;margin-top:8px}.property-meta{display:flex;flex-wrap:wrap;gap:8px 18px;font-size:13px;color:var(--muted);margin-top:18px;padding-top:17px;border-top:1px solid var(--line)}.property-graphic{padding:30px;display:flex;flex-direction:column;justify-content:space-between;background:var(--navy);color:#fff;position:absolute;inset:0}.property-graphic .place{font:400 clamp(40px,4.5vw,68px)/1.05 var(--serif);font-style:italic;letter-spacing:-.03em;max-width:360px}.property-graphic .property-type{border-top:1px solid #6c6c64;padding-top:15px;text-transform:uppercase;font-size:12px;letter-spacing:.1em}.property-graphic .plot-number{align-self:flex-end;font:400 14px/1 var(--font);letter-spacing:.12em}.property-card:nth-child(3n) .property-graphic{background:#353530}.property-card:nth-child(4n) .property-graphic{background:#e6e6df;color:var(--ink)}
.about-banner{background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1fr;min-height:600px}.about-banner-image{min-height:500px;overflow:hidden}.about-banner-image img{width:100%;height:100%;object-fit:cover}.about-banner-copy{padding:80px clamp(35px,6vw,100px);display:flex;flex-direction:column;align-items:start;justify-content:center}.about-banner-copy .eyebrow{color:#cacac3;margin-bottom:28px}.about-banner-copy h2{font-size:clamp(42px,4.8vw,72px);margin-bottom:30px}.about-banner-copy p{color:#dcdcd6;max-width:450px}.about-banner-copy .text-link{border-color:#8f8f86;margin-top:30px}.contact-band{background:var(--lime);padding-block:80px}.contact-band .wrap{display:flex;justify-content:space-between;align-items:center;gap:40px}.contact-band h2{font-size:clamp(42px,5vw,72px);max-width:850px}.site-footer{background:var(--navy);color:#fff;padding-block:68px 25px}.footer-grid{display:grid;grid-template-columns:1.25fr .7fr 1fr;gap:60px}.footer-brand{width:195px;margin-bottom:25px}.footer-brand img{width:100%}.footer-blurb{color:#c1c1ba;font-size:15px;max-width:280px}.footer-heading{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:#bdbdb5;margin-bottom:20px}.footer-links{display:grid;gap:10px;font-size:15px}.footer-links a:hover{text-decoration:underline}.footer-contact a{display:block;font-size:20px;margin-bottom:10px}.footer-contact p{font-size:15px;color:#c1c1ba}.footer-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid #46463e;margin-top:60px;padding-top:22px;color:#c1c1ba;font-size:12px}.footer-bottom a:hover{text-decoration:underline}
.page-hero{padding-block:72px 80px;background:var(--mist)}.page-hero .eyebrow{margin-bottom:28px}.page-hero h1{font-size:clamp(49px,6.8vw,94px);max-width:1050px}.page-hero p{color:var(--muted);max-width:640px;font-size:18px;margin-top:32px}.page-hero .button{margin-top:32px}.split-heading{display:grid;grid-template-columns:1.2fr .8fr;gap:60px;align-items:end}.split-heading p{margin:0}.service-details{display:grid;gap:0}.service-detail{padding:70px 0;border-top:1px solid var(--line);display:grid;grid-template-columns:1fr 1.1fr;gap:7vw;scroll-margin-top:35px}.service-detail:first-child{border:0;padding-top:0}.service-detail .eyebrow{margin-bottom:22px;color:var(--muted)}.service-detail h2{font-size:44px;max-width:500px}.service-detail p{color:var(--muted)}.service-detail ul{padding:0;margin:27px 0;list-style:none}.service-detail li{padding:13px 0;border-top:1px solid var(--line);font-size:16px;display:flex;gap:15px}.service-detail li:before{content:'\2192';color:var(--blue)}.about-intro{display:grid;grid-template-columns:1fr 1fr;gap:7vw}.about-intro h2{margin-top:20px}.about-intro p{color:var(--muted);font-size:18px}.values-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:35px}.value{border-top:1px solid var(--line);padding-top:23px}.value span{font-size:13px;color:var(--muted)}.value h3{font-size:27px;margin:27px 0 20px}.value p{font-size:16px;color:var(--muted)}.founder{background:var(--mist);padding:70px;display:grid;grid-template-columns:.8fr 1.2fr;gap:70px}.founder h2{font-size:54px}.founder .eyebrow{margin-bottom:22px}.founder .role{font-size:15px;color:var(--muted);margin-top:15px}.founder p{color:var(--muted)}.founder .text-link{margin-top:25px}
.property-detail-hero{padding-block:55px 70px}.breadcrumb{font-size:13px;color:var(--muted);display:flex;gap:10px;margin-bottom:45px}.breadcrumb a{text-decoration:underline;text-underline-offset:4px}.property-detail-hero h1{font-size:clamp(48px,6vw,88px);margin-bottom:15px}.detail-address{font-size:20px;color:var(--muted)}.property-main-image{max-height:720px;width:100%;object-fit:cover;aspect-ratio:1.85}.detail-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:8vw}.detail-body h2{font-size:40px;margin-bottom:28px}.detail-body p{color:var(--muted)}.detail-body ul{padding-left:20px;color:var(--muted);margin-top:26px}.detail-body li{padding-left:5px;margin-bottom:10px}.detail-sidebar{background:var(--mist);padding:34px;align-self:start;position:sticky;top:30px}.detail-sidebar .eyebrow{margin-bottom:25px}.detail-fact{padding:17px 0;border-top:1px solid var(--line)}.detail-fact small{font-size:13px;color:var(--muted);display:block;margin-bottom:4px}.detail-fact strong{font-size:18px;font-weight:500}.detail-sidebar .button{margin-top:25px;display:flex}.documents{margin-top:48px}.documents h3{font-size:26px;margin-bottom:20px}.document-link{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:20px 0;border-top:1px solid var(--line);font-size:16px}.document-link:hover{color:var(--blue)}.listing-note{font-size:13px;color:var(--muted);margin-top:25px}.listing-count{font-size:14px;color:var(--muted);margin-bottom:32px;display:block}
.contact-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:10vw}.contact-info h2{font-size:40px;margin-bottom:35px}.contact-method{padding:24px 0;border-top:1px solid var(--line)}.contact-method .eyebrow{font-size:12px;color:var(--muted);margin-bottom:9px}.contact-method a{font-size:clamp(18px,2vw,27px);overflow-wrap:anywhere}.contact-method a:hover{text-decoration:underline}.contact-info p{font-size:16px;color:var(--muted);margin-top:25px}.enquiry-form h2{font-size:40px;margin-bottom:20px}.enquiry-form .form-note{font-size:14px;color:var(--muted);margin-bottom:30px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.field{display:flex;flex-direction:column;gap:8px}.field.full{grid-column:1/-1}.field label{font-size:14px}.field input,.field select,.field textarea{width:100%;border:1px solid var(--line);padding:14px 15px;border-radius:0;background:#fff;min-height:52px;color:var(--ink)}.field textarea{resize:vertical;min-height:150px}.enquiry-form .button{margin-top:26px}.form-status{font-size:14px;color:var(--blue);margin-top:18px}.subscribe-box{background:var(--mist);padding:56px;display:flex;align-items:center;justify-content:space-between;gap:40px;margin-top:80px}.subscribe-box h2{font-size:40px;margin-bottom:16px}.subscribe-box p{max-width:620px;color:var(--muted);font-size:16px}.privacy-copy{max-width:780px}.privacy-copy h2{font-size:30px;margin:45px 0 18px}.privacy-copy p{color:var(--muted)}.privacy-copy a{text-decoration:underline}
@media(min-width:1600px){.home-hero{min-height:760px}.hero-body{padding-top:100px}}@media(max-width:1100px){.desktop-nav{gap:20px}.header-contact{display:none}.intro-grid{gap:50px;grid-template-columns:.6fr 1.4fr}.service-row{gap:25px;grid-template-columns:35px 1fr 1fr 45px}.service-row h3{font-size:27px}.about-banner-copy{padding:50px 35px}.values-grid{grid-template-columns:repeat(2,1fr)}.contact-layout{gap:55px}.founder{padding:45px;gap:45px}}
@media(max-width:760px){.site-header{height:82px}.brand{width:165px}.desktop-nav{display:none}.menu-toggle{display:flex}.home-hero{min-height:790px}.hero-image{object-position:67% center}.hero-shade{background:linear-gradient(180deg,rgba(237,246,249,.98),rgba(237,246,249,.88) 48%,rgba(237,246,249,.12) 82%)}.hero-body{padding-top:45px;padding-bottom:310px}.hero-body h1{font-size:60px;max-width:530px}.hero-body .eyebrow{margin-bottom:23px;font-size:12px}.hero-body p{font-size:16px;max-width:355px;margin:25px 0}.hero-base{font-size:11px;right:24px;bottom:20px}.hero-base span{width:35px}.service-strip-inner{grid-template-columns:1fr}.strip-link,.strip-link:first-child,.strip-link:last-child{padding:24px 0;border-right:0;border-bottom:1px solid #444440}.strip-link strong{font-size:21px}.section{padding-block:68px}.section-top{display:block;margin-bottom:35px}.section-top>.text-link{margin-top:22px}.intro-grid{grid-template-columns:1fr;gap:24px}.intro-copy p{font-size:17px}.stats{grid-template-columns:repeat(2,1fr);gap:35px 20px;margin-top:44px;padding-top:32px}.stat b{font-size:45px}.stat span{font-size:13px}.service-row{grid-template-columns:24px 1fr 38px;gap:20px;padding:28px 0}.service-row h3{font-size:27px}.service-row p{grid-column:2;grid-row:2;font-size:16px}.service-row .circle-arrow{grid-column:3;grid-row:1;width:38px;height:38px}.service-row .number{padding-top:4px}.property-grid{grid-template-columns:1fr;gap:44px}.property-heading h3{font-size:27px}.property-image .tag{top:15px;left:15px}.property-graphic .place{font-size:55px}.about-banner{grid-template-columns:1fr}.about-banner-image{min-height:0;aspect-ratio:1.25}.about-banner-copy{padding:55px 24px 65px}.about-banner-copy h2{font-size:49px}.contact-band{padding-block:55px}.contact-band .wrap{align-items:start;flex-direction:column;gap:28px}.footer-grid{grid-template-columns:1fr 1fr;gap:40px 25px}.footer-grid>div:first-child{grid-column:1/-1}.footer-contact a{font-size:16px}.footer-bottom{flex-direction:column;gap:10px;margin-top:40px}.page-hero{padding-block:50px 60px}.page-hero h1{font-size:53px}.split-heading,.about-intro,.founder,.detail-grid,.contact-layout{grid-template-columns:1fr;gap:40px}.split-heading p{margin-top:28px;font-size:17px}.service-detail{grid-template-columns:1fr;gap:28px;padding:45px 0}.service-detail h2{font-size:39px}.values-grid{grid-template-columns:1fr;gap:35px}.value h3{margin:18px 0;font-size:29px}.founder{padding:35px 25px}.founder h2{font-size:45px}.detail-sidebar{position:static}.property-detail-hero{padding-block:38px 44px}.breadcrumb{margin-bottom:32px}.property-detail-hero h1{font-size:48px}.property-main-image{aspect-ratio:1.3}.detail-body h2{font-size:35px}.form-grid{grid-template-columns:1fr;gap:20px}.subscribe-box{padding:35px 24px;flex-direction:column;align-items:start;gap:25px}.subscribe-box h2{font-size:36px}.subscribe-box .button{width:100%}.section-top h2{font-size:42px}}
@media(max-width:390px){.hero-body h1{font-size:51px}.home-hero{min-height:760px}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.property-heading h3{font-size:24px}}
.brand img{mix-blend-mode:multiply}.footer-brand{display:block;width:220px;max-width:100%;margin-bottom:24px}.footer-brand img{display:block;width:100%;height:auto;object-fit:contain;mix-blend-mode:screen}.footer-grid>div{min-width:0}.footer-contact a{overflow-wrap:anywhere}.hero-body h1{max-width:940px;font-size:clamp(50px,5.8vw,88px)}.stat b span{font-size:.55em;color:var(--ink);vertical-align:top}
@media(max-width:760px){.hero-body h1{font-size:60px;max-width:530px}}@media(max-width:390px){.hero-body h1{font-size:51px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
.sales-hero{background:var(--navy);color:#fff}.sales-hero .eyebrow,.sales-hero p{color:#d3d3cb}.sales-hero h1{font-size:clamp(45px,5.8vw,83px)}.sales-hero .split-heading{grid-template-columns:1.5fr 1fr}.sales-tools{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:32px}.sales-filters{display:flex;flex-wrap:wrap;gap:8px}.sales-filters button{border:1px solid var(--line);background:#fff;color:var(--ink);padding:13px 17px;font-size:14px;cursor:pointer}.sales-filters button[aria-pressed=true]{background:var(--ink);border-color:var(--ink);color:#fff}.sales-search{min-width:270px}.sales-search label{display:block;font-size:12px;margin-bottom:9px;color:var(--muted)}.sales-search input{width:100%;border:1px solid var(--line);padding:13px 14px;background:#fff;color:var(--ink);min-height:48px}.sales-count{font-size:14px;color:var(--muted);margin-bottom:25px}.sales-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:42px 26px}.sale-card[hidden]{display:none}.sale-image{aspect-ratio:1.5;position:relative;overflow:hidden;background:var(--mist)}.sale-image img{width:100%;height:100%;object-fit:cover}.sold-label{position:absolute;top:16px;left:16px;padding:7px 12px;background:var(--lime);color:var(--ink);font-size:11px;letter-spacing:.12em;text-transform:uppercase}.sale-typographic{aspect-ratio:1.5;background:#e7e7e0;color:var(--ink);padding:75px 26px 25px;display:flex;justify-content:end;flex-direction:column;position:relative}.sale-typographic>span:not(.sold-label){font:italic 40px/1 var(--serif);letter-spacing:-.02em}.sale-typographic small{font-size:11px;letter-spacing:.1em;text-transform:uppercase;margin-top:18px}.sale-card:nth-child(3n+2) .sale-typographic{background:#33332e;color:#fff}.sale-card:nth-child(3n) .sale-typographic{background:#eee7dd}.sale-info{padding-top:20px}.sale-info h2{font-size:23px;line-height:1.25}.sale-info p{font-size:14px;color:var(--muted);margin-top:7px}.sale-meta{display:flex;justify-content:space-between;gap:20px;font-size:12px;padding-top:14px;margin-top:18px;border-top:1px solid var(--line);color:var(--muted)}.sales-empty{padding:50px 0}.sales-empty h2{font-size:30px;margin-bottom:16px}.sales-career-note{font-size:13px;color:var(--muted);border-top:1px solid var(--line);padding-top:24px;margin-top:60px}.sales-home-link{display:flex;align-items:center;justify-content:space-between;gap:35px;padding:45px 0;border-top:1px solid var(--line)}.sales-home-link h2{font-size:40px}.sales-home-link p{max-width:520px;color:var(--muted);font-size:16px;margin-top:18px}
@media(max-width:1100px){.sales-tools{align-items:start;flex-direction:column}.sales-search{width:100%}.sales-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.sales-hero .split-heading{grid-template-columns:1fr}}
@media(max-width:760px){.sales-grid{grid-template-columns:1fr}.sales-filters button{font-size:13px;padding:12px 14px}.sales-hero h1{font-size:50px}.sales-home-link{align-items:start;flex-direction:column}.sales-home-link h2{font-size:36px}}
.sale-image-note{position:absolute;bottom:10px;right:10px;background:rgba(23,23,23,.9);color:#fff;font-size:10px;padding:5px 8px}.sale-units{margin-top:18px;border-top:1px solid var(--line);padding-top:15px}.sale-units summary{font-size:13px;cursor:pointer;line-height:1.6}.sale-units ul{list-style:none;padding:0;margin:15px 0 0;columns:2;column-gap:18px}.sale-units li{font-size:12px;padding:6px 0;break-inside:avoid;color:var(--muted)}.sales-grid{align-items:start}

/* Charcoal, white and Avenue89 orange. */
.site-header{background:var(--navy);color:white;border-color:#3b3b35}
.brand img{height:auto;filter:none;mix-blend-mode:screen}
.desktop-nav a[aria-current=page]::after{background:var(--lime)}
.desktop-nav a:hover{color:var(--lime)}
.header-contact{border-color:#64645c}.header-contact svg{color:var(--lime)}
.header-contact:hover{background:#30302b}
.mobile-nav,.menu-toggle{background:var(--navy);color:white;border-color:#56564f}
.mobile-nav a{border-color:#46463e}
.eyebrow{font-size:14px}.intro-grid>.eyebrow,.section-top .eyebrow{color:var(--blue)}
.stat b>span{color:var(--blue)}
.service-strip{border-top:1px solid #41413a}.strip-link .strip-no,.strip-link svg{color:var(--lime)}
.services-section{background:var(--navy);color:white}
.services-section .eyebrow,.services-section .number{color:var(--lime)}
.services-section .text-link{border-color:#77776e}
.services-section .service-row{border-color:#46463e}.services-section .service-row p{color:#c1c1ba}
.services-section .circle-arrow{border-color:#68685e}
.services-section .service-row:hover .circle-arrow{background:var(--lime);color:var(--ink);border-color:var(--lime)}
.contact-band{background:var(--lime)}.contact-band .button:hover{background:#373730;border-color:#373730}
.page-hero:not(.sales-hero){background:var(--navy);color:white;border-bottom:4px solid var(--lime)}
.page-hero:not(.sales-hero) .serif,.page-hero:not(.sales-hero) .eyebrow{color:var(--lime)}
.page-hero:not(.sales-hero) p{color:#d3d3cb}
.property-detail-hero{background:var(--navy);color:white;margin-bottom:32px;border-bottom:4px solid var(--lime)}
.property-detail-hero .eyebrow{color:var(--lime)}
.property-detail-hero .breadcrumb,.property-detail-hero .detail-address{color:#d3d3cb}
.sales-hero .serif,.about-banner-copy .serif{color:var(--lime)}
.sales-hero .eyebrow{color:var(--lime)}
.sale-result{display:flex;flex-direction:column;gap:5px;margin-top:18px;padding-left:14px;border-left:3px solid var(--lime)}.sale-result strong{font-size:18px;line-height:1.4;color:var(--ink)}.sale-result span{font-size:14px;line-height:1.5;color:var(--muted)}
.sales-filters button[aria-pressed=true]{background:var(--lime);border-color:var(--lime);color:var(--ink)}
.sold-label{font-size:13px;font-weight:650}.sale-image-note{font-size:12px}
.footer-heading,.footer-bottom{font-size:13px}.footer-heading{color:var(--lime)}
.property-image .tag{font-size:13px;background:var(--lime);color:var(--ink)}
.property-image-note{position:absolute;right:12px;bottom:12px;max-width:calc(100% - 24px);padding:5px 9px;background:rgba(23,23,23,.9);color:#fff;font-size:12px}
.property-image.is-drawing img{object-fit:contain;padding:16px;background:#f5f5f2}
.property-figure{margin:0}.property-figure figcaption{font-size:13px;color:var(--muted);padding:12px 0}
.property-figure.is-drawing .property-main-image{object-fit:contain;background:#f5f5f2;padding:20px;aspect-ratio:1.7}

.home-hero--sales{display:grid;grid-template-columns:minmax(0,.88fr) minmax(0,1.12fr);background:var(--navy);color:#fff;min-height:0;overflow:hidden}
.hero-intro{padding:clamp(40px,4.4vw,78px) clamp(25px,4vw,64px) 40px var(--gutter);display:flex;flex-direction:column;align-items:flex-start;justify-content:center}
.hero-intro>.eyebrow{color:#cecec5;margin-bottom:26px;font-size:13px;letter-spacing:.12em}
.hero-intro h1{font-size:clamp(52px,5.9vw,94px);line-height:.99;letter-spacing:-.055em}
.hero-line{display:block}
.hero-intro h1 .serif{color:var(--lime);line-height:1.02}
.hero-intro>p{font-size:17px;line-height:1.65;color:#c9c9c0;margin:26px 0}
.hero-cta{background:var(--lime);border-color:var(--lime);color:var(--ink);gap:28px}
.hero-cta:hover{background:#ff885d;border-color:#ff885d}
.hero-archive-link{display:flex;align-items:center;gap:20px;font-size:14px;margin-top:22px;padding-block:8px;border-bottom:1px solid #77776a}
.hero-archive-link svg{width:17px}.hero-archive-link:hover{color:var(--lime)}
.home-slideshow{min-width:0;display:flex;flex-direction:column;border-left:1px solid #3b3b35}
.slideshow-stage{position:relative;flex:1;min-height:560px;isolation:isolate;background:#30302b}
.home-slide{margin:0;position:absolute;inset:0;opacity:0;visibility:hidden;transition:opacity .25s ease,visibility .25s;pointer-events:none}
.home-slide.is-active{opacity:1;visibility:visible;z-index:1}
.home-slide>img{width:100%;height:100%;object-fit:cover;object-position:center}
.slide-address-art{height:100%;padding:100px 34px 180px;display:flex;flex-direction:column;justify-content:center;gap:24px;background:linear-gradient(140deg,#383830,#1f1f1b);color:#eee}
.slide-address-art>span{font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:#d1d1c4}
.slide-address-art>strong{font:italic 400 clamp(48px,5.2vw,80px)/1.05 var(--serif);letter-spacing:-.045em;overflow-wrap:anywhere}
.home-slide:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.26),transparent 35%,rgba(0,0,0,.12) 45%,rgba(0,0,0,.85))}
.hero-sold{position:absolute;top:30px;left:30px;z-index:2;background:var(--lime);color:var(--ink);font-size:14px;font-weight:650;letter-spacing:.13em;padding:8px 16px;text-transform:uppercase}
.home-slide figcaption{position:absolute;left:34px;right:30px;bottom:32px;z-index:2;display:flex;flex-direction:column;align-items:flex-start;gap:5px;color:#fff}
.home-slide figcaption strong{font:450 clamp(27px,2.8vw,45px)/1.15 var(--display);letter-spacing:-.04em}
.home-slide figcaption>span:not(.slide-category){font-size:16px;color:#e0e0d8}
.home-slide .slide-category{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:#e0e0d8;margin-bottom:8px}
.home-slide figcaption small{font-size:12px;line-height:1.4;background:rgba(0,0,0,.6);padding:4px 7px;margin-top:5px}
.slideshow-credit{position:absolute;top:34px;right:28px;z-index:2;font-size:12px;color:#fff;text-shadow:0 1px 5px #000;letter-spacing:.04em}
.slideshow-controls{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:13px 24px;background:#242420;min-height:76px}
.slideshow-controls button{border:0;background:transparent;color:#fff;min-width:44px;min-height:44px;display:inline-flex;align-items:center;justify-content:center;padding:8px}
.slideshow-controls button:hover{color:var(--lime)}
.slide-navigation{display:flex;align-items:center;gap:10px}.slide-navigation [data-slide-prev] svg{transform:rotate(180deg)}
.slide-counter{font-size:14px;white-space:nowrap;min-width:55px;font-variant-numeric:tabular-nums}.slide-counter span{color:#acaca1}
.slide-progress{height:2px;background:#65655a;max-width:180px;min-width:25px;flex:1;margin-inline:10px}.slide-progress>span{display:block;height:100%;background:var(--lime);transition:width .4s ease}
.slide-dots{display:flex;align-items:center}.slide-dots button{min-width:27px;padding:0 7px}.slide-dots button>span{width:6px;height:6px;background:#77776d;border-radius:50%}
.slide-dots button[aria-current=true]>span{background:var(--lime);width:19px;border-radius:3px}
.slideshow-controls .slide-play{gap:7px;font-size:13px;padding-inline:3px}.slide-play svg{width:17px;height:17px}
@media(min-width:1600px){.hero-intro{padding-left:max(var(--gutter),calc((100vw - 1600px)/2 + var(--gutter)))}.slideshow-stage{min-height:650px}}
@media(max-width:1100px){.home-hero--sales{grid-template-columns:minmax(0,.95fr) minmax(0,1.05fr)}.hero-intro h1{font-size:clamp(53px,6.1vw,70px)}.slideshow-credit{display:none}.slideshow-controls{padding:12px}.slide-navigation{gap:2px}.slide-dots button{min-width:23px;padding-inline:4px}.home-slide figcaption{left:25px;right:25px}}
@media(max-width:760px){.home-hero--sales{grid-template-columns:1fr;min-height:0}.hero-intro{padding:40px var(--gutter) 38px}.hero-intro h1{font-size:clamp(54px,9.3vw,72px)}.hero-intro h1 br:first-child,.hero-intro h1 .serif br{display:none}.hero-intro h1 br:first-child:after,.hero-intro h1 .serif br:after{content:' '}.hero-intro>.eyebrow{margin-bottom:22px}.hero-intro>p{margin:22px 0}.home-slideshow{border-left:0;border-top:1px solid #3b3b35}.slideshow-stage{min-height:0;flex:none;aspect-ratio:1.2}.home-slide figcaption strong{font-size:30px}.home-slide figcaption{left:24px;bottom:24px}.hero-sold{left:24px;top:24px}.slideshow-controls{padding:10px 16px}.slide-dots button{min-width:25px}.slideshow-credit{display:none}}
@media(max-width:420px){.hero-intro h1{font-size:54px}.hero-intro h1 br:first-child,.hero-intro h1 .serif br{display:initial}.slideshow-stage{aspect-ratio:1}.home-slide figcaption strong{font-size:27px}.slide-dots{display:none}.slideshow-controls{padding-inline:20px}}

.privacy-copy{max-width:1000px}.privacy-copy ul{padding-left:24px;color:var(--muted)}.privacy-copy li{margin-bottom:12px}.privacy-table{overflow-x:auto;margin:28px 0}.privacy-table table{border-collapse:collapse;width:100%;min-width:780px;font-size:14px}.privacy-table td{padding:16px;border:1px solid var(--line);vertical-align:top}.privacy-table tr:first-child{background:var(--mist);font-weight:600}

.form-trap{display:none!important}.enquiry-form button:disabled{opacity:.65;cursor:wait}.form-status[data-state="success"]{color:#22653a}.form-privacy{font-size:14px;line-height:1.65;margin-top:18px;color:var(--muted)}.form-privacy a{text-decoration:underline}

.sales-map-section{padding:clamp(54px,7vw,96px) 0;background:var(--navy);color:#fff}.sales-map-heading{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(280px,.75fr);gap:50px;align-items:end;margin-bottom:34px}.sales-map-heading .eyebrow{color:var(--lime)}.sales-map-heading h2{margin:14px 0 0;font-size:clamp(38px,4.8vw,68px);line-height:1.02;letter-spacing:-.045em}.sales-map-heading h2 .serif{color:var(--lime)}.sales-map-heading>p{margin:0;color:#c9c9c0;line-height:1.7}.sales-map-shell{position:relative;border:1px solid #45453f;background:#deded8;overflow:hidden}.sales-map{height:min(68vh,720px);min-height:500px}.sales-map-key{position:absolute;z-index:500;left:18px;bottom:18px;display:flex;flex-wrap:wrap;gap:12px 18px;padding:12px 15px;background:rgba(23,23,23,.92);color:#fff;font-size:12px}.sales-map-key span{display:flex;align-items:center;gap:7px}.map-dot{width:10px;height:10px;border-radius:50%;background:var(--lime)}.map-dot--development{background:#171717;border:1px solid #fff}.map-dot--commercial{background:#397d75}.sales-map-note{margin:13px 0 0;color:#aaa9a1;font-size:13px}.sale-map-marker-wrap{background:transparent;border:0}.sale-map-marker{display:block;width:20px;height:20px;border-radius:50%;background:var(--marker);border:3px solid #fff;box-shadow:0 2px 10px rgba(0,0,0,.45)}.marker-cluster div{background:var(--lime);color:var(--ink);font-weight:700}.marker-cluster-small,.marker-cluster-medium,.marker-cluster-large{background:rgba(242,119,69,.38)}.leaflet-popup-content-wrapper{border-radius:0;padding:0;overflow:hidden}.leaflet-popup-content{margin:0;width:250px!important}.sale-map-popup{display:flex;flex-direction:column}.sale-map-popup img{width:100%;height:118px;object-fit:cover}.sale-map-popup>span{margin:15px 16px 6px;color:#ad4421;font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.sale-map-popup strong{padding:0 16px;font-size:18px;line-height:1.25}.sale-map-popup small{padding:4px 16px 0;color:#666}.sale-map-popup p{padding:0 16px;margin:10px 0 0;font-size:12px;line-height:1.45;color:#666}.sale-map-popup a{margin-top:14px;padding:11px 16px;background:#171717;color:#fff;font-size:13px;font-weight:600}.map-fallback{display:grid;place-items:center;min-height:300px;margin:0;padding:30px;color:#171717;text-align:center}
.sales-hero{padding-block:58px 52px;border-bottom:1px solid #3f3f39}.sales-hero .eyebrow{margin-bottom:20px}.sales-hero h1{max-width:900px;font-size:clamp(48px,5.2vw,78px);line-height:1.02}.sales-hero .split-heading{align-items:end;gap:80px}.sales-hero .split-heading p{max-width:520px;padding-bottom:7px}.sales-map-section{padding-top:48px}.sales-map-heading{padding-top:4px}.sales-map-heading h2{font-size:clamp(38px,4.2vw,62px)}

/* Keep intrinsic image sizes and long content inside their responsive columns. */
.property-main-image{height:auto}
.intro-grid>*,.split-heading>*,.about-intro>*,.founder>*,.detail-grid>*,.contact-layout>*,.form-grid>*{min-width:0}
.button,.text-link,.hero-archive-link{max-width:100%}
.button,.text-link{white-space:normal}
.breadcrumb{flex-wrap:wrap}
.sales-search{min-width:0}
.sale-image-note{max-width:calc(100% - 20px)}
.privacy-copy{overflow-wrap:anywhere}

@media(max-width:960px){
  .desktop-nav,.header-contact{display:none}
  .menu-toggle{display:flex;flex:none}
  .header-inner{gap:20px}
  .mobile-nav{max-height:calc(100dvh - 82px);overflow-y:auto;overscroll-behavior:contain}
  .split-heading,.about-intro,.contact-layout,.detail-grid{grid-template-columns:minmax(0,1fr);gap:32px}
  .split-heading p{margin-top:0;max-width:640px}
  .detail-sidebar{position:static}
  .footer-grid{gap:32px}
}

@media(max-width:760px){
  :root{--gutter:clamp(20px,5vw,32px)}
  body{font-size:16px}
  .site-header{height:72px}
  .brand{width:158px}
  .menu-toggle{width:44px;height:44px}
  .mobile-nav{max-height:calc(100dvh - 72px)}
  .mobile-nav a{font-size:17px;padding-block:13px}
  .section{padding-block:48px}
  h1,h2,h3{overflow-wrap:break-word}
  h2,.section-top h2,.about-banner-copy h2,.contact-band h2{font-size:clamp(30px,8.4vw,44px);line-height:1.12}
  .section-top{margin-bottom:28px}
  .section-top .eyebrow{margin-bottom:16px}
  .hero-intro{padding:28px var(--gutter)}
  .hero-intro>.eyebrow{font-size:12px;letter-spacing:.1em;margin-bottom:16px}
  .hero-intro h1{font-size:clamp(32px,9.2vw,56px);line-height:1.1;letter-spacing:-.05em}
  .hero-intro h1 .serif{line-height:1.1}
  .hero-intro>p{font-size:16px;line-height:1.5;margin:16px 0 20px}
  .hero-cta{min-height:50px;padding:13px 18px}
  .hero-archive-link{font-size:14px;margin-top:12px;gap:14px;padding-block:6px}
  .slideshow-stage{aspect-ratio:1.12;min-height:0}
  .hero-sold{top:18px;left:20px;font-size:13px;padding:6px 12px}
  .home-slide figcaption{left:20px;right:20px;bottom:20px;gap:4px}
  .home-slide figcaption strong{font-size:clamp(25px,6.6vw,36px);line-height:1.15}
  .home-slide figcaption>span:not(.slide-category){font-size:14px}
  .home-slide .slide-category{font-size:12px;line-height:1.4;margin-bottom:5px;letter-spacing:.07em}
  .home-slide figcaption small{font-size:12px;max-width:100%}
  .slideshow-controls{min-height:64px;padding:8px 16px;gap:8px}
  .slide-progress{margin-inline:4px}
  .strip-link,.strip-link:first-child,.strip-link:last-child{padding-block:20px;gap:18px}
  .strip-link strong{font-size:18px}
  .intro-copy h2{margin-bottom:22px}
  .stats{margin-top:32px;gap:28px 20px}
  .stat b{font-size:clamp(35px,10vw,45px)}
  .stat>span{font-size:14px}
  .service-row{grid-template-columns:22px minmax(0,1fr) 40px;gap:14px}
  .service-row h3{font-size:clamp(23px,6vw,29px)}
  .service-row p{grid-column:2/4}
  .property-card .property-image{margin-bottom:18px}
  .property-heading{gap:14px;align-items:flex-start}
  .property-heading h3{font-size:clamp(23px,6vw,29px);line-height:1.2}
  .property-heading .circle-arrow{width:40px;height:40px}
  .property-meta{font-size:14px}
  .property-image .tag{top:12px;left:12px;max-width:calc(100% - 24px);font-size:12px}
  .about-banner-copy{padding:40px var(--gutter) 48px}
  .about-banner-copy h2{margin-bottom:22px}
  .contact-band{padding-block:40px}
  .page-hero{padding-block:36px 40px}
  .page-hero .eyebrow{margin-bottom:18px}
  .page-hero h1,.sales-hero h1{font-size:clamp(34px,9.4vw,52px);line-height:1.1}
  .page-hero p{font-size:16px;margin-top:22px}
  .split-heading{gap:22px}
  .split-heading p{margin-top:0}
  .service-detail h2,.detail-body h2,.contact-info h2,.enquiry-form h2,.subscribe-box h2,.sales-home-link h2{font-size:clamp(29px,7.8vw,40px);line-height:1.15}
  .service-detail{gap:22px;padding-block:32px}
  .about-intro p{font-size:16px}
  .founder{padding:28px 22px;gap:28px}
  .founder h2{font-size:38px}
  .property-detail-hero{padding-block:26px 32px;margin-bottom:24px}
  .breadcrumb{font-size:14px;line-height:1.5;margin-bottom:24px}
  .property-detail-hero .eyebrow{font-size:13px;margin-bottom:12px}
  .property-detail-hero h1{font-size:clamp(34px,9.3vw,48px);line-height:1.1}
  .detail-address{font-size:17px}
  .property-main-image{aspect-ratio:1.4}
  .property-figure.is-drawing .property-main-image{padding:10px;aspect-ratio:1.4}
  .detail-sidebar{padding:24px}
  .detail-sidebar .button{gap:18px;padding-inline:17px}
  .documents{margin-top:32px}
  .document-link{font-size:15px;overflow-wrap:anywhere}
  .contact-layout{gap:36px}
  .contact-info h2{margin-bottom:24px}
  .contact-method{padding-block:18px}
  .contact-method a{font-size:19px}
  .field input,.field select,.field textarea{font-size:16px}
  .enquiry-form .button{width:100%}
  .subscribe-box{padding:28px 20px;margin-top:44px}
  .subscribe-box .eyebrow{font-size:12px;margin-bottom:12px}
  .sales-tools{gap:22px;margin-bottom:24px}
  .sales-map-section{padding-block:44px}.sales-map-heading{grid-template-columns:1fr;gap:18px;margin-bottom:24px}.sales-map-heading h2{font-size:clamp(34px,9vw,48px)}.sales-map{height:62vh;min-height:430px}.sales-map-key{left:10px;right:10px;bottom:10px;gap:8px 14px}.sales-map-note{line-height:1.5}
  .sales-filters{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));width:100%}
  .sales-filters button{font-size:14px;padding:11px 9px;min-height:46px}
  .sales-search label{font-size:14px}
  .sales-search input{font-size:16px}
  .sales-grid{gap:32px}
  .sale-info{padding-top:16px}
  .sale-info h2{font-size:24px}
  .sale-meta{font-size:14px;gap:14px}
  .sale-units summary{font-size:14px;padding-block:4px}
  .sale-units ul{columns:1}
  .sale-units li{font-size:14px}
  .sales-home-link{padding-block:32px;gap:22px}
  .site-footer{padding-block:44px 24px}
  .footer-grid{grid-template-columns:minmax(0,1fr);gap:32px}
  .footer-grid>div:first-child{grid-column:auto}
  .footer-brand{width:190px;margin-bottom:18px}
  .footer-links{grid-template-columns:repeat(2,minmax(0,1fr));gap:4px 20px}
  .footer-links a{padding-block:8px;line-height:1.5}
  .footer-heading{font-size:13px;margin-bottom:12px}
  .footer-contact a{font-size:18px;line-height:1.5;padding-block:3px}
  .footer-bottom{margin-top:32px;font-size:13px}
}