:root {
  --ink: #151918;
  --ink-soft: #404743;
  --forest: #13271f;
  --forest-2: #1d3a2e;
  --paper: #f6f7f4;
  --warm: #eeeae2;
  --white: #fff;
  --line: #d8dcd7;
  --muted: #747c77;
  --gold: #b99d63;
  --max: 1280px;
  --pad: clamp(20px, 5vw, 76px);
}

* { box-sizing: border-box; }
html, body { overflow-x: hidden; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--ink);
  background: var(--white);
  font-family: "Manrope", Arial, sans-serif;
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
}
body.is-menu-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
.inline-link { text-decoration: underline; text-decoration-color: currentColor; text-underline-offset: .2em; }
button, input, select { font: inherit; }
button { color: inherit; }
img { display: block; max-width: 100%; }
h1, h2, h3, p, blockquote, figure { margin-top: 0; }
h1, h2, h3 { letter-spacing: -0.045em; line-height: 1.06; }
h2 { font-size: clamp(1.85rem, 3.25vw, 3.35rem); font-weight: 500; }
h3 { font-weight: 600; }
address { font-style: normal; }

.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}
.skip-link {
  position: fixed;
  left: 16px;
  top: -80px;
  z-index: 200;
  padding: 12px 18px;
  background: var(--white);
  color: var(--ink);
  border: 1px solid var(--ink);
}
.skip-link:focus { top: 16px; }

.announcement {
  min-height: 38px;
  padding: 8px var(--pad);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 20px;
  background: var(--forest);
  color: rgba(255,255,255,.78);
  font-size: .69rem;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.announcement p { margin: 0; }
.announcement span, .announcement a { color: var(--white); font-weight: 700; }

.site-header {
  width: 100%;
  height: 88px;
  padding: 0 var(--pad);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 32px;
  background: rgba(255,255,255,.96);
  border-bottom: 1px solid rgba(21,25,24,.08);
  position: relative;
  z-index: 50;
}
.brand { display: inline-flex; align-items: center; gap: 12px; flex: 0 0 auto; }
.brand-mark {
  width: 38px;
  height: 38px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 3px;
  padding: 7px;
  border: 1px solid var(--ink);
  border-radius: 50%;
  overflow: hidden;
}
.brand-mark i { display: block; background: var(--ink); border-radius: 12px 12px 0 0; transform-origin: bottom; }
.brand-mark i:nth-child(1) { transform: scaleY(.5); }
.brand-mark i:nth-child(2) { transform: scaleY(.9); }
.brand-mark i:nth-child(3) { transform: scaleY(.68); }
.brand-copy { display: grid; line-height: 1; text-transform: uppercase; }
.brand-copy strong { font-size: .86rem; letter-spacing: .07em; font-weight: 800; }
.brand-copy small { margin-top: 5px; font-size: .62rem; letter-spacing: .2em; color: var(--muted); }
.site-nav { display: flex; align-items: center; gap: clamp(20px, 2.4vw, 38px); font-size: .78rem; font-weight: 600; }
.site-nav > a:not(.button) { position: relative; padding: 12px 0; }
.site-nav > a:not(.button)::after {
  content: "";
  position: absolute;
  left: 0;
  right: 100%;
  bottom: 7px;
  height: 1px;
  background: var(--ink);
  transition: right .25s ease;
}
.site-nav > a:hover::after { right: 0; }
.menu-toggle { display: none; border: 0; background: transparent; width: 44px; height: 44px; padding: 10px; }
.menu-toggle span:not(.sr-only) { display: block; width: 22px; height: 1px; margin: 6px auto; background: var(--ink); transition: transform .25s ease; }

.button {
  min-height: 48px;
  padding: 0 22px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid transparent;
  border-radius: 2px;
  font-size: .76rem;
  font-weight: 700;
  letter-spacing: .01em;
  cursor: pointer;
  transition: background .2s ease, color .2s ease, border-color .2s ease, transform .2s ease;
}
.button:hover { transform: translateY(-1px); }
.button-dark { background: var(--ink); color: var(--white); }
.button-dark:hover { background: var(--forest-2); }
.button-light { background: var(--white); color: var(--ink); }
.button-light:hover { background: var(--warm); }
.button-accent { background: var(--forest); color: var(--white); }
.button-accent:hover { background: #254738; }
.nav-cta { min-height: 42px; padding-inline: 18px; }
.text-link { display: inline-flex; align-items: center; gap: 12px; padding-bottom: 4px; border-bottom: 1px solid currentColor; font-size: .8rem; font-weight: 700; }
.text-link span { font-size: 1rem; transition: transform .2s ease; }
.text-link:hover span { transform: translate(2px,-2px); }
.text-link-light { color: var(--white); }

.hero {
  width: min(calc(100% - 2 * var(--pad)), 1480px);
  height: clamp(560px, 72vw, 810px);
  max-height: calc(100vh - 126px);
  min-height: 720px;
  margin: 0 auto;
  position: relative;
  overflow: hidden;
  color: var(--white);
  background: #313737;
}
.hero > img { width: 100%; height: 100%; object-fit: cover; object-position: 66% center; }
.hero-shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(7,12,10,.78) 0%, rgba(7,12,10,.12) 58%, rgba(7,12,10,.04) 100%);
}
.hero-content {
  position: absolute;
  left: clamp(22px, 7vw, 100px);
  bottom: clamp(70px, 9vw, 124px);
  z-index: 2;
  width: min(1120px, calc(100% - 44px));
}
.hero h1 { max-width: 760px; margin-bottom: 18px; font-size: clamp(2.8rem, 4.65vw, 4.55rem); font-weight: 500; letter-spacing: -.052em; }
.hero-copy { max-width: 620px; margin-bottom: 30px; font-size: clamp(.95rem, 1.4vw, 1.18rem); color: rgba(255,255,255,.84); }
.hero-actions { display: flex; align-items: center; gap: 28px; flex-wrap: wrap; }
.hero-note {
  position: absolute;
  left: clamp(22px, 7vw, 100px);
  right: clamp(22px, 4vw, 60px);
  bottom: 24px;
  z-index: 2;
  display: flex;
  justify-content: space-between;
  gap: 16px;
  padding-top: 14px;
  border-top: 1px solid rgba(255,255,255,.35);
  color: rgba(255,255,255,.74);
  font-size: .68rem;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.hero-note a { color: var(--white); border-bottom: 1px solid rgba(255,255,255,.45); }
.hero-search { width: min(1080px, 100%); display: grid; grid-template-columns: 1.35fr repeat(3, .75fr) auto; gap: 1px; padding: 1px; background: rgba(255,255,255,.44); box-shadow: 0 20px 60px rgba(0,0,0,.2); }
.hero-search label { min-width: 0; height: 76px; padding: 12px 15px; display: grid; align-content: center; background: rgba(255,255,255,.96); color: var(--ink); }
.hero-search label > span { margin-bottom: 4px; color: var(--muted); font-size: .6rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; }
.hero-search input, .hero-search select { width: 100%; min-width: 0; padding: 0 18px 0 0; border: 0; outline: 0; appearance: none; background: transparent; color: var(--ink); font-size: .76rem; font-weight: 700; }
.hero-search select { background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%); background-position: calc(100% - 8px) 50%, calc(100% - 4px) 50%; background-size: 4px 4px; background-repeat: no-repeat; }
.hero-search button { min-width: 170px; padding: 0 20px; border: 0; background: #d8b86b; color: #111; font-size: .72rem; font-weight: 800; cursor: pointer; }
.hero-search button:hover { background: #e5c77d; }
.eyebrow { margin-bottom: 18px; font-size: .66rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; }
.hero-eyebrow { color: rgba(255,255,255,.8); }
.eyebrow-light { color: rgba(255,255,255,.62); }

.proof-strip {
  max-width: var(--max);
  margin: 0 auto;
  padding: 36px var(--pad);
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  border-bottom: 1px solid var(--line);
}
.proof-strip div { padding: 6px 28px; border-right: 1px solid var(--line); }
.proof-strip div:first-child { padding-left: 0; }
.proof-strip div:last-child { border-right: 0; }
.proof-strip strong { display: block; margin-bottom: 3px; font-size: 1.55rem; font-weight: 600; letter-spacing: -.04em; }
.proof-strip span { color: var(--muted); font-size: .72rem; }

.section-shell { max-width: var(--max); margin: 0 auto; padding: clamp(88px, 10vw, 152px) var(--pad); }
.intro { padding-top: clamp(100px, 12vw, 170px); }
.intro-grid { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(300px, .65fr); gap: clamp(50px, 10vw, 150px); align-items: start; }
.intro h2 { max-width: 800px; margin: 0; }
.intro-body { padding-top: 12px; color: var(--ink-soft); font-size: .98rem; }
.intro-body p { margin-bottom: 22px; }
.intro-body .text-link { margin-top: 18px; color: var(--ink); }

.property-library { background: var(--paper); }
.property-library .section-shell { padding-top: clamp(80px, 9vw, 128px); }
.section-heading { display: flex; align-items: end; justify-content: space-between; gap: 50px; margin-bottom: 54px; }
.section-heading h2 { margin-bottom: 0; }
.section-heading > div > p:not(.eyebrow) { max-width: 600px; margin: 20px 0 0; color: var(--muted); }
.property-heading { align-items: flex-start; }
.property-heading h2 { font-size: clamp(2rem, 3vw, 3.1rem); }
.library-stamp { margin-top: 36px; padding: 9px 13px; border: 1px solid #b8c0bb; border-radius: 999px; color: var(--forest); font-size: .64rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; white-space: nowrap; }

.search-panel {
  display: grid;
  grid-template-columns: 1.4fr repeat(4, minmax(112px, .64fr)) auto;
  align-items: end;
  gap: 1px;
  padding: 1px;
  background: #ccd1cd;
  border: 1px solid #ccd1cd;
}
.search-panel label { min-width: 0; height: 78px; padding: 14px 16px; display: grid; align-content: center; background: var(--white); }
.search-panel label > span { margin-bottom: 5px; color: var(--muted); font-size: .58rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.search-panel input, .search-panel select { width: 100%; min-width: 0; padding: 0 22px 0 0; border: 0; outline: 0; appearance: none; background: transparent; color: var(--ink); font-size: .78rem; font-weight: 600; }
.search-panel select { background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%); background-position: calc(100% - 9px) 50%, calc(100% - 5px) 50%; background-size: 4px 4px, 4px 4px; background-repeat: no-repeat; }
.search-panel input::placeholder { color: #a3aaa5; }
.search-panel .button { height: 80px; border-radius: 0; }
.results-toolbar { display: flex; justify-content: space-between; align-items: center; gap: 20px; margin: 36px 0 22px; }
.results-toolbar p { margin: 0; color: var(--muted); font-size: .72rem; }
.results-toolbar p strong { color: var(--ink); }
.filter-pills { display: flex; flex-wrap: wrap; gap: 7px; }
.filter-pills button { padding: 8px 13px; border: 1px solid #cfd4d0; border-radius: 999px; background: transparent; font-size: .66rem; cursor: pointer; }
.filter-pills button:hover, .filter-pills button.is-active { background: var(--ink); border-color: var(--ink); color: var(--white); }

.property-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 18px; }
.property-card { min-width: 0; background: var(--white); border: 1px solid #e2e5e1; transition: transform .25s ease, box-shadow .25s ease; }
.property-card:hover { transform: translateY(-4px); box-shadow: 0 18px 45px rgba(18,29,24,.08); }
.property-image { height: 290px; position: relative; overflow: hidden; background: #dfe3df; }
.property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .55s ease; }
.property-card:hover .property-image img { transform: scale(1.025); }
.property-badges { position: absolute; top: 14px; left: 14px; right: 14px; display: flex; justify-content: space-between; align-items: start; gap: 8px; }
.property-badges span { padding: 7px 9px; background: rgba(255,255,255,.94); backdrop-filter: blur(8px); font-size: .56rem; font-weight: 800; letter-spacing: .08em; text-transform: uppercase; }
.property-badges .mandate { background: var(--forest); color: var(--white); }
.property-content { padding: 20px; }
.property-kicker { margin-bottom: 10px; display: flex; justify-content: space-between; gap: 15px; color: var(--muted); font-size: .62rem; letter-spacing: .06em; text-transform: uppercase; }
.property-content h3 { margin-bottom: 8px; font-size: 1.16rem; letter-spacing: -.035em; }
.property-location { margin-bottom: 8px; color: var(--muted); font-size: .73rem; }
.property-source { width: fit-content; margin-bottom: 16px; display: inline-flex; align-items: center; gap: 5px; color: var(--forest); font-size: .62rem; font-weight: 800; letter-spacing: .05em; text-transform: uppercase; border-bottom: 1px solid rgba(18,64,48,.24); }
.property-source:hover { border-color: currentColor; }
.property-source span { font-size: .75rem; }
.property-meta { min-height: 40px; margin-bottom: 18px; display: flex; flex-wrap: wrap; gap: 7px; }
.property-meta span { padding: 6px 8px; background: var(--paper); color: var(--ink-soft); font-size: .62rem; }
.property-footer { display: flex; align-items: end; justify-content: space-between; gap: 20px; padding-top: 16px; border-top: 1px solid #e2e5e1; }
.property-price { margin: 0; font-size: 1rem; font-weight: 700; letter-spacing: -.025em; }
.property-price small { display: block; margin-bottom: 3px; color: var(--muted); font-size: .55rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.property-open { width: 36px; height: 36px; border: 1px solid var(--line); background: transparent; cursor: pointer; transition: background .2s ease, color .2s ease; }
.property-open:hover { background: var(--ink); color: var(--white); }
.empty-state { padding: 70px 20px; text-align: center; border: 1px solid var(--line); background: var(--white); }
.market-results { margin-top: 74px; padding-top: 54px; border-top: 1px solid var(--line); }
.market-results-head { margin-bottom: 26px; display: flex; justify-content: space-between; align-items: end; gap: 40px; }
.market-results-head h3 { margin: 0; font-size: clamp(1.6rem, 2.5vw, 2.35rem); font-weight: 500; }
.market-results-head > p { max-width: 520px; margin: 0; color: var(--muted); font-size: .78rem; }
.market-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 18px; }
.market-card { min-width: 0; background: var(--white); border: 1px solid #e2e5e1; }
.market-media { height: 230px; position: relative; display: grid; place-items: center; overflow: hidden; background: #dfe3df; color: var(--muted); font-size: .72rem; }
.market-media img { width: 100%; height: 100%; object-fit: cover; }
.market-media small { position: absolute; top: 12px; left: 12px; padding: 7px 9px; background: rgba(21,25,24,.92); color: #fff; font-size: .54rem; font-weight: 800; letter-spacing: .07em; text-transform: uppercase; }
.market-body { padding: 20px; display: grid; gap: 10px; }
.market-body h3 { margin: 0; font-size: 1.05rem; }
.market-body p { min-height: 38px; margin: 0; color: var(--muted); font-size: .72rem; }
.market-body > strong { font-size: 1rem; }
.market-facts { color: var(--muted); font-size: .66rem; }
.market-enquire { margin-top: 8px; padding-top: 14px; border-top: 1px solid var(--line); color: var(--forest); font-size: .67rem; font-weight: 800; text-transform: uppercase; }
.market-loading { grid-column: 1 / -1; padding: 40px; background: var(--white); border: 1px solid var(--line); color: var(--muted); }

.page-hero { min-height: 500px; padding: clamp(90px, 11vw, 160px) var(--pad); display: grid; align-content: end; background: var(--forest); color: var(--white); }
.page-hero-inner { width: min(100%, var(--max)); margin: 0 auto; display: grid; grid-template-columns: 1.3fr .7fr; align-items: end; gap: clamp(40px, 9vw, 130px); }
.page-hero h1 { max-width: 900px; margin: 0; font-size: clamp(2.7rem, 4.8vw, 4.7rem); font-weight: 500; }
.page-hero-copy { margin: 0; color: rgba(255,255,255,.7); font-size: 1rem; }
.page-section { max-width: var(--max); margin: 0 auto; padding: clamp(78px, 9vw, 130px) var(--pad); }
.page-lead { display: grid; grid-template-columns: 1.15fr .85fr; gap: clamp(48px, 9vw, 130px); }
.page-lead h2 { margin: 0; }
.page-lead-copy { color: var(--ink-soft); }
.page-lead-copy p { margin-bottom: 22px; }
.page-card-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.page-card { min-height: 330px; padding: 32px; display: flex; flex-direction: column; background: var(--white); }
.page-card > span { color: var(--muted); font-size: .68rem; }
.page-card h3 { margin: auto 0 14px; font-size: 1.45rem; }
.page-card p { color: var(--muted); font-size: .8rem; }
.page-card a { width: fit-content; margin-top: 18px; font-size: .72rem; font-weight: 800; border-bottom: 1px solid currentColor; }
.leadership-profile { display: grid; grid-template-columns: minmax(280px, .72fr) 1.28fr; background: var(--paper); }
.leadership-photo { position: relative; min-height: 650px; margin: 0; overflow: hidden; background: #111b17; }
.leadership-photo img { width: 100%; height: 100%; min-height: 650px; object-fit: cover; object-position: 0% center; filter: contrast(1.04); }
.leadership-photo figcaption { position: absolute; left: 24px; bottom: 24px; padding: 10px 13px; color: white; background: rgba(13,20,18,.78); font-size: .63rem; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; }
.leadership-monogram { display: grid; place-items: center; background: #162a22; }
.leadership-monogram-mark { width: min(54%, 270px); aspect-ratio: 1; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.42); border-radius: 50%; color: #e7d2a1; font-size: clamp(4rem, 9vw, 8rem); font-weight: 500; letter-spacing: -.12em; }
.leadership-copy { padding: clamp(55px, 8vw, 120px); }
.leadership-copy h2 { margin-bottom: 30px; }
.leadership-facts { margin-top: 42px; display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid var(--line); }
.leadership-facts div { padding: 20px 18px 20px 0; border-bottom: 1px solid var(--line); }
.leadership-facts span { display: block; color: var(--muted); font-size: .62rem; text-transform: uppercase; letter-spacing: .08em; }
.leadership-facts strong { font-size: .88rem; }
.contact-page-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.contact-panel { min-height: 360px; padding: clamp(32px, 5vw, 62px); background: var(--paper); border: 1px solid var(--line); }
.contact-panel h2 { font-size: clamp(1.8rem, 3vw, 2.7rem); }
.contact-panel a { display: block; width: fit-content; margin-top: 14px; border-bottom: 1px solid currentColor; }

.services-heading { align-items: end; }
.services-heading > div { max-width: 850px; }
.services-heading > p { max-width: 380px; margin: 0; color: var(--muted); }
.service-list { border-top: 1px solid var(--line); }
.service-list article { min-height: 152px; display: grid; grid-template-columns: 62px minmax(220px, .8fr) minmax(300px, 1fr) 42px; align-items: center; gap: 36px; border-bottom: 1px solid var(--line); }
.service-list article > span { color: var(--muted); font-size: .66rem; }
.service-list h3 { margin: 0; font-size: clamp(1.15rem, 1.65vw, 1.55rem); }
.service-list p { max-width: 530px; margin: 0; color: var(--muted); font-size: .83rem; }
.service-list a { width: 36px; height: 36px; display: grid; place-items: center; border: 1px solid var(--line); }
.service-list a:hover { background: var(--ink); color: var(--white); }

.principal { display: grid; grid-template-columns: 1fr 1fr; min-height: 720px; background: var(--forest); color: var(--white); }
.principal-image { min-height: 600px; background: url("assets/commercial-office.png") center / cover no-repeat; }
.principal-copy { padding: clamp(70px, 9vw, 140px); display: flex; flex-direction: column; justify-content: center; }
.principal blockquote { max-width: 720px; margin-bottom: 40px; font-size: clamp(1.85rem, 3vw, 3.1rem); font-weight: 500; line-height: 1.12; letter-spacing: -.045em; }
.principal-copy > p:not(.eyebrow) { max-width: 580px; margin-bottom: 36px; color: rgba(255,255,255,.64); font-size: .86rem; }
.principal-copy .text-link { align-self: flex-start; }

.process-heading { margin-bottom: 62px; }
.process-heading > div { max-width: 840px; }
.process-grid { margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, 1fr); list-style: none; border-top: 1px solid var(--ink); }
.process-grid li { min-height: 280px; padding: 24px 28px 24px 0; border-right: 1px solid var(--line); }
.process-grid li + li { padding-left: 28px; }
.process-grid li:last-child { border-right: 0; }
.process-grid span { display: block; margin-bottom: 80px; color: var(--muted); font-size: .64rem; }
.process-grid h3 { margin-bottom: 12px; font-size: 1.15rem; }
.process-grid p { margin: 0; color: var(--muted); font-size: .78rem; }

.reviews { background: var(--paper); }
.reviews .section-shell { padding-top: clamp(80px, 9vw, 130px); padding-bottom: clamp(80px, 9vw, 130px); }
.review-heading { align-items: end; }
.review-heading > div:first-child { max-width: 800px; }
.review-heading h2 { font-size: clamp(2rem, 3vw, 3.1rem); }
.rating { display: grid; justify-items: end; }
.rating span { color: var(--gold); letter-spacing: .12em; }
.rating strong { font-size: 1.5rem; }
.rating small { color: var(--muted); font-size: .66rem; }
.review-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.review-grid figure { min-height: 300px; margin: 0; padding: clamp(32px, 5vw, 62px); display: flex; flex-direction: column; justify-content: space-between; background: var(--white); border: 1px solid #e3e6e2; }
.review-grid blockquote { font-size: clamp(1.35rem, 2.2vw, 2.1rem); font-weight: 500; line-height: 1.35; letter-spacing: -.035em; }
.review-grid figcaption { font-size: .72rem; font-weight: 700; }
.review-grid figcaption span { display: block; margin-top: 4px; color: var(--muted); font-size: .62rem; font-weight: 500; }

.insights-heading { align-items: end; }
.insights-heading > div { max-width: 850px; }
.insight-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.insight-grid article { min-height: 440px; padding: 28px; display: flex; flex-direction: column; background: var(--white); }
.insight-number { width: 74px; height: 74px; margin-bottom: 90px; display: grid; place-items: center; border: 1px solid var(--line); border-radius: 50%; font-size: .72rem; }
.insight-grid .eyebrow { color: var(--muted); }
.insight-grid h3 { margin-bottom: 18px; font-size: 1.45rem; line-height: 1.2; }
.insight-grid article > p:not(.eyebrow) { color: var(--muted); font-size: .78rem; }
.insight-grid article > span { margin-top: auto; padding-top: 22px; border-top: 1px solid var(--line); color: var(--muted); font-size: .64rem; }

.contact { margin: 0 var(--pad) var(--pad); background: var(--forest); color: var(--white); }
.contact-inner { max-width: var(--max); min-height: 500px; margin: 0 auto; padding: clamp(70px, 9vw, 130px) var(--pad); display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(300px, .5fr); align-items: end; gap: 80px; }
.contact h2 { max-width: 850px; margin: 0; }
.contact-actions { display: grid; gap: 24px; justify-items: start; }

.site-footer { padding: 70px var(--pad) 22px; }
.footer-main { max-width: var(--max); margin: 0 auto 70px; display: grid; grid-template-columns: 1.7fr repeat(3, 1fr); gap: 50px; }
.footer-main > div { display: flex; flex-direction: column; align-items: flex-start; gap: 4px; font-size: .75rem; }
.footer-main address { color: var(--ink-soft); }
.footer-label { margin-bottom: 12px; color: var(--muted); font-size: .59rem; font-weight: 800; letter-spacing: .14em; text-transform: uppercase; }
.footer-main a:not(.brand) { padding-bottom: 2px; border-bottom: 1px solid transparent; }
.footer-main a:not(.brand):hover { border-color: currentColor; }
.brand-footer { align-self: start; }
.footer-base { max-width: var(--max); margin: 0 auto; padding-top: 20px; display: flex; justify-content: space-between; gap: 20px; border-top: 1px solid var(--line); color: var(--muted); font-size: .59rem; letter-spacing: .03em; }

.property-dialog { width: min(760px, calc(100% - 32px)); max-height: min(820px, calc(100vh - 32px)); padding: 0; border: 0; background: var(--white); box-shadow: 0 30px 100px rgba(0,0,0,.28); }
.property-dialog::backdrop { background: rgba(9,14,12,.7); backdrop-filter: blur(5px); }
.dialog-close { position: absolute; top: 14px; right: 14px; z-index: 2; width: 42px; height: 42px; border: 0; background: rgba(255,255,255,.92); font-size: 1.6rem; cursor: pointer; }
.dialog-image { height: 340px; }
.dialog-image img { width: 100%; height: 100%; object-fit: cover; }
.dialog-body { padding: clamp(26px, 5vw, 54px); }
.dialog-body h2 { margin-bottom: 10px; font-size: clamp(1.8rem, 3.5vw, 2.65rem); }
.dialog-body > p { color: var(--muted); }
.dialog-specs { margin: 30px 0; display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.dialog-specs div { padding: 18px 12px 18px 0; }
.dialog-specs span { display: block; color: var(--muted); font-size: .58rem; letter-spacing: .1em; text-transform: uppercase; }
.dialog-specs strong { font-size: .82rem; }
.dialog-actions { display: flex; gap: 12px; flex-wrap: wrap; }
.dialog-source { width: fit-content; margin-top: 20px; display: block; color: var(--forest); font-size: .68rem; font-weight: 800; letter-spacing: .05em; text-transform: uppercase; border-bottom: 1px solid rgba(18,64,48,.25); }
.dialog-source:hover { border-color: currentColor; }

@media (max-width: 1100px) {
  .site-nav { gap: 20px; }
  .nav-cta { display: none; }
  .search-panel { grid-template-columns: 1fr 1fr; }
  .search-panel .search-keyword { grid-column: 1 / -1; }
  .search-panel .button { grid-column: 1 / -1; }
  .property-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .hero-search { grid-template-columns: 1.2fr 1fr 1fr; }
  .hero-search label:nth-of-type(4), .hero-search button { grid-column: auto; }
  .market-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .services-heading { align-items: start; flex-direction: column; }
  .service-list article { grid-template-columns: 45px minmax(200px, .8fr) 1fr 40px; gap: 24px; }
  .principal-copy { padding: clamp(60px, 7vw, 90px); }
  .process-grid { grid-template-columns: repeat(2, 1fr); }
  .process-grid li:nth-child(2) { border-right: 0; }
  .process-grid li:nth-child(3), .process-grid li:nth-child(4) { border-top: 1px solid var(--line); }
  .contact-inner { grid-template-columns: 1fr; align-items: start; gap: 54px; }
}

@media (max-width: 820px) {
  :root { --pad: clamp(18px, 5vw, 38px); }
  .announcement { font-size: .58rem; }
  .announcement p span { display: none; }
  .site-header { height: 76px; }
  .menu-toggle { display: block; position: relative; z-index: 62; cursor: pointer; }
  .menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:nth-child(2) { transform: translateY(-3.5px) rotate(-45deg); }
  .site-nav {
    position: fixed;
    inset: 38px 0 0;
    z-index: 60;
    padding: 120px var(--pad) 50px;
    display: flex;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: var(--paper);
    transform: none;
    opacity: 0;
    visibility: hidden;
    pointer-events: none;
    transition: opacity .22s ease, visibility .22s ease;
  }
  .site-nav.is-open { opacity: 1; visibility: visible; pointer-events: auto; }
  .site-nav > a:not(.button) { padding: 18px 0; border-bottom: 1px solid var(--line); font-size: 1.45rem; font-weight: 500; letter-spacing: -.035em; }
  .site-nav > a:not(.button)::after { display: none; }
  .site-nav .nav-cta { display: inline-flex; margin-top: 30px; }
  .hero { width: 100%; min-height: 900px; max-height: none; }
  .hero > img { object-position: 61% center; }
  .hero h1 { font-size: clamp(2.65rem, 10.5vw, 3.65rem); }
  .hero-search { grid-template-columns: 1fr 1fr; }
  .hero-search label:first-child, .hero-search button { grid-column: 1 / -1; }
  .hero-search button { min-height: 58px; }
  .proof-strip { grid-template-columns: repeat(2, 1fr); row-gap: 25px; }
  .proof-strip div:nth-child(2) { border-right: 0; }
  .proof-strip div:nth-child(3) { padding-left: 0; }
  .intro-grid { grid-template-columns: 1fr; gap: 40px; }
  .section-heading { align-items: start; flex-direction: column; gap: 20px; }
  .library-stamp { margin-top: 0; }
  .search-panel { grid-template-columns: 1fr 1fr; }
  .search-panel .search-keyword { grid-column: 1 / -1; }
  .search-panel .button { grid-column: 1 / -1; }
  .principal { grid-template-columns: 1fr; }
  .principal-image { min-height: 480px; }
  .principal-copy { min-height: 600px; }
  .review-grid { grid-template-columns: 1fr; }
  .insight-grid { grid-template-columns: 1fr; }
  .insight-grid article { min-height: 360px; }
  .insight-number { margin-bottom: 60px; }
  .footer-main { grid-template-columns: 1fr 1fr; }
  .market-results-head, .page-hero-inner, .page-lead { grid-template-columns: 1fr; align-items: start; }
  .page-card-grid { grid-template-columns: 1fr; }
  .leadership-profile { grid-template-columns: 1fr; }
  .leadership-photo, .leadership-photo img { min-height: 520px; }
  .contact-page-grid { grid-template-columns: 1fr; }
  .brand-footer { grid-column: 1 / -1; margin-bottom: 25px; }
}

@media (max-width: 620px) {
  .announcement p { max-width: 190px; line-height: 1.2; }
  .brand-mark { width: 34px; height: 34px; }
  .hero { min-height: 950px; }
  .hero-content { bottom: 108px; }
  .hero-copy { max-width: 92%; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 20px; }
  .hero-search { grid-template-columns: 1fr; }
  .hero-search label, .hero-search label:first-child, .hero-search button { grid-column: auto; }
  .hero-search label { height: 62px; }
  .hero-search label > span { font-size: .55rem; }
  .hero-search input, .hero-search select { font-size: .7rem; }
  .hero-note { align-items: flex-start; flex-direction: column; gap: 5px; }
  .proof-strip { padding-block: 30px; }
  .proof-strip div { padding-inline: 14px; }
  .proof-strip strong { font-size: 1.25rem; }
  .section-shell { padding-top: 82px; padding-bottom: 82px; }
  .search-panel { grid-template-columns: 1fr; }
  .search-panel .search-keyword, .search-panel .button { grid-column: auto; }
  .results-toolbar { align-items: flex-start; flex-direction: column; }
  .filter-pills { width: 100%; flex-wrap: nowrap; overflow-x: auto; padding-bottom: 5px; }
  .filter-pills button { flex: 0 0 auto; }
  .property-grid { grid-template-columns: 1fr; }
  .market-grid { grid-template-columns: 1fr; }
  .market-results-head { align-items: flex-start; flex-direction: column; gap: 14px; }
  .property-image { height: 300px; }
  .service-list article { min-height: 0; padding: 28px 0; grid-template-columns: 38px 1fr 36px; gap: 14px; }
  .service-list article p { grid-column: 2 / -1; padding-right: 35px; }
  .service-list article > a { grid-column: 3; grid-row: 1; }
  .principal-image { min-height: 420px; }
  .principal-copy { min-height: 560px; padding: 70px var(--pad); }
  .process-grid { grid-template-columns: 1fr; }
  .process-grid li, .process-grid li + li { min-height: 0; padding: 28px 0; border-right: 0; border-top: 1px solid var(--line); }
  .process-grid span { margin-bottom: 46px; }
  .review-heading { align-items: flex-start; }
  .rating { justify-items: start; }
  .contact { margin: 0; }
  .contact-inner { min-height: 540px; padding: 76px var(--pad); }
  .footer-main { grid-template-columns: 1fr; }
  .brand-footer { grid-column: auto; }
  .footer-base { align-items: flex-start; flex-direction: column; }
  .dialog-image { height: 230px; }
  .dialog-specs { grid-template-columns: 1fr; }
  .dialog-specs div + div { border-top: 1px solid var(--line); }
  .page-hero { min-height: 430px; }
  .page-hero h1 { font-size: clamp(2.35rem, 10vw, 3.3rem); }
  .leadership-photo, .leadership-photo img { min-height: 420px; }
  .leadership-facts { grid-template-columns: 1fr; }
}

/* Distinct page narratives */
.page-properties .page-hero { background: linear-gradient(90deg, rgba(10,24,19,.96) 0 53%, rgba(10,24,19,.38)), url("assets/social/nine-floor-building-03.jpeg") 78% 42% / cover no-repeat; }
.page-services { overflow-x: hidden; }
.page-services .page-hero { overflow: hidden; background: #202724; }
.page-services .page-hero::after { content: "06"; position: absolute; right: 2vw; bottom: -12vw; color: rgba(255,255,255,.045); font-size: clamp(15rem, 40vw, 38rem); font-weight: 800; letter-spacing: -.12em; line-height: .8; }
.page-services .page-hero-inner { position: relative; z-index: 1; }
.page-practice .page-hero { color: var(--ink); background: #ded5c5; }
.page-practice .page-hero::before { content: ""; position: absolute; inset: 0 0 0 48%; background: linear-gradient(110deg, transparent, rgba(255,255,255,.55)), repeating-linear-gradient(90deg, transparent 0 70px, rgba(19,39,31,.07) 71px); }
.page-practice .eyebrow-light, .page-practice .page-hero-copy { color: #566058; }
.page-leadership .page-hero { min-height: 520px; align-items: end; background: #0d1412; }
.page-leadership .page-hero h1 { max-width: 950px; }
.page-leadership .page-hero::after { content: "A03350 / F03350"; position: absolute; right: var(--pad); top: 34px; color: rgba(255,255,255,.22); font-size: .66rem; font-weight: 800; letter-spacing: .22em; }
.page-insights { background: #f1ede4; }
.page-insights .page-hero { color: var(--ink); background: #f1ede4; border-bottom: 1px solid #b9b2a6; }
.page-insights .eyebrow-light, .page-insights .page-hero-copy { color: #625f58; }
.page-insights .page-hero h1 { max-width: 1050px; font-size: clamp(2.8rem, 5vw, 4.9rem); }
.page-contact .page-hero { color: #18241f; background: #c9ae72; }
.page-contact .eyebrow-light, .page-contact .page-hero-copy { color: #3e443e; }

.editorial-intro { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(45px, 9vw, 150px); align-items: start; }
.editorial-intro h2 { font-size: clamp(2rem, 3.6vw, 3.65rem); letter-spacing: -.05em; line-height: 1.02; }
.editorial-copy { max-width: 720px; }
.editorial-copy > p { margin: 0 0 20px; color: var(--muted); font-size: .95rem; line-height: 1.85; }
.detail-grid { display: grid; grid-template-columns: repeat(3, minmax(0,1fr)); border: 1px solid var(--line); background: var(--white); }
.detail-card { min-height: 300px; padding: clamp(30px, 4vw, 54px); display: flex; flex-direction: column; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.detail-card:nth-child(3n) { border-right: 0; }
.detail-card .eyebrow { color: #826f43; }
.detail-card h3 { margin: auto 0 18px; font-size: clamp(1.35rem, 2vw, 2rem); line-height: 1.12; }
.detail-card p { margin: 0; color: var(--muted); font-size: .78rem; line-height: 1.75; }
.detail-card ul { margin: 16px 0 0; padding: 0; list-style: none; color: var(--muted); font-size: .72rem; }
.detail-card li { padding: 8px 0; border-top: 1px solid var(--line); }
.statement-band { padding: clamp(60px, 10vw, 145px) var(--pad); display: grid; grid-template-columns: .55fr 1.45fr; gap: 9vw; color: white; background: #17251f; }
.statement-band h2 { max-width: 950px; margin: 0; font-size: clamp(2.15rem, 4vw, 4.1rem); line-height: 1.02; letter-spacing: -.05em; }
.statement-band p { max-width: 380px; margin: 0; color: rgba(255,255,255,.66); font-size: .82rem; line-height: 1.8; }
.fact-ledger { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.fact-ledger div { min-height: 180px; padding: 28px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fact-ledger span { display: block; margin-bottom: 45px; color: var(--muted); font-size: .62rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.fact-ledger strong { font-size: 1.2rem; font-weight: 600; }
.article-stack { border-top: 1px solid #aaa398; }
.article-row { padding: 44px 0; display: grid; grid-template-columns: 120px 1fr .9fr; gap: clamp(24px, 6vw, 90px); align-items: start; border-bottom: 1px solid #aaa398; }
.article-row > span { font-size: .7rem; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; }
.article-row h2 { margin: 0; font-size: clamp(1.65rem, 2.6vw, 2.8rem); line-height: 1.08; letter-spacing: -.04em; }
.article-row div p { margin: 0 0 18px; color: #625f58; font-size: .82rem; line-height: 1.75; }
.article-row ul { margin: 0; padding-left: 18px; color: #625f58; font-size: .75rem; line-height: 1.8; }
.contact-brief { display: grid; grid-template-columns: 1.05fr .95fr; background: #111b17; color: white; }
.contact-brief > div { padding: clamp(50px, 8vw, 110px); }
.contact-brief h2 { margin: 0 0 24px; font-size: clamp(2.05rem, 3.7vw, 3.75rem); line-height: 1.03; letter-spacing: -.05em; }
.contact-brief p { color: rgba(255,255,255,.68); line-height: 1.8; }
.brief-list { background: #c9ae72; color: #18241f; }
.brief-list h3 { margin: 0 0 30px; font-size: 1.8rem; }
.brief-list ol { margin: 0; padding: 0; list-style: none; counter-reset: brief; }
.brief-list li { padding: 18px 0; display: grid; grid-template-columns: 44px 1fr; border-top: 1px solid rgba(24,36,31,.28); font-size: .8rem; line-height: 1.6; counter-increment: brief; }
.brief-list li::before { content: "0" counter(brief); font-size: .64rem; font-weight: 800; }
.faq-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border: 1px solid var(--line); }
.faq-grid article { padding: clamp(30px, 4vw, 55px); background: var(--paper); }
.faq-grid h3 { margin: 0 0 15px; font-size: 1.2rem; }
.faq-grid p { margin: 0; color: var(--muted); font-size: .76rem; line-height: 1.75; }
.portfolio-guide { margin-top: 50px; padding: 34px; display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; border: 1px solid var(--line); background: #f0ece3; }
.portfolio-guide strong { display: block; margin-bottom: 9px; font-size: .86rem; }
.portfolio-guide p { margin: 0; color: var(--muted); font-size: .72rem; line-height: 1.65; }

@media (max-width: 920px) {
  .detail-grid { grid-template-columns: 1fr 1fr; }
  .detail-card:nth-child(3n) { border-right: 1px solid var(--line); }
  .detail-card:nth-child(2n) { border-right: 0; }
  .fact-ledger { grid-template-columns: 1fr 1fr; }
  .article-row { grid-template-columns: 80px 1fr; }
  .article-row > div { grid-column: 2; }
  .contact-brief { grid-template-columns: 1fr; }
}

@media (max-width: 680px) {
  .editorial-intro, .statement-band { grid-template-columns: 1fr; gap: 30px; }
  .detail-grid, .faq-grid, .portfolio-guide { grid-template-columns: 1fr; }
  .detail-card, .detail-card:nth-child(3n) { border-right: 0; }
  .article-row { grid-template-columns: 1fr; gap: 14px; }
  .article-row > div { grid-column: 1; }
  .page-practice .page-hero::before { inset: 0; opacity: .45; }
  .page-services .page-hero::after { right: 0; bottom: -4vw; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; }
}

/* Quiet final type scale: keep every page editorial and easy to scan. */
h1 { font-size: clamp(2.2rem, 3.6vw, 3.65rem) !important; }
h2 { font-size: clamp(1.7rem, 2.8vw, 2.75rem) !important; }
h3 { font-size: clamp(1.1rem, 1.55vw, 1.45rem) !important; }

.hero h1,
.page-hero h1,
.page-insights .page-hero h1 {
  font-size: clamp(2.25rem, 3.9vw, 3.8rem) !important;
}

.property-heading h2,
.editorial-intro h2,
.statement-band h2,
.article-row h2,
.contact-brief h2,
.review-heading h2 {
  font-size: clamp(1.8rem, 2.9vw, 2.95rem) !important;
}

/* Daniel Ekpo checker-globe mark, reconstructed from the firm's supplied logo. */
.brand-mark {
  position: relative;
  display: block;
  flex: 0 0 auto;
  padding: 0;
  border: 0;
  border-radius: 0;
  background: url("assets/daniel-ekpo-mark.svg") center / contain no-repeat;
  box-shadow: none;
}

.brand-mark::before { content: none; }
.brand-mark i { display: none; }

/* A tiny terrain-eye locator unique to the property cards. */
.terrain-eye-icon {
  position: relative;
  display: inline-block;
  width: 1rem;
  height: .65rem;
  margin-right: .45rem;
  border: 1px solid currentColor;
  border-radius: 62% 38% 62% 38%;
  transform: rotate(-7deg);
  vertical-align: -.04rem;
  flex: 0 0 auto;
}

.terrain-eye-icon::before {
  content: "";
  position: absolute;
  left: 50%;
  top: 50%;
  width: .24rem;
  height: .24rem;
  border: 1px solid currentColor;
  border-radius: 50%;
  transform: translate(-50%, -50%);
}

.terrain-eye-icon::after {
  content: "";
  position: absolute;
  right: -.12rem;
  bottom: -.16rem;
  width: .26rem;
  height: .2rem;
  border-right: 1px solid var(--forest);
  border-bottom: 1px solid var(--forest);
  transform: skew(-22deg);
}

.property-location { display: flex; align-items: center; }

/* A bespoke coordinate-notch icon replaces the site's generic arrows. */
.coordinate-icon {
  position: relative;
  width: 1.3rem;
  height: 1.3rem;
  display: inline-block;
  flex: 0 0 auto;
  border: 1px solid currentColor;
  border-radius: 50% 50% 50% 18%;
  vertical-align: -.3rem;
  transform: rotate(-8deg);
  transition: transform .22s ease, background .22s ease, color .22s ease;
}

.coordinate-icon::before {
  content: "";
  position: absolute;
  width: .48rem;
  height: 1px;
  left: .38rem;
  top: .58rem;
  background: currentColor;
  transform: rotate(-42deg);
  transform-origin: center;
}

.coordinate-icon::after {
  content: "";
  position: absolute;
  width: .28rem;
  height: .28rem;
  right: .2rem;
  top: .18rem;
  border: 1px solid currentColor;
  transform: rotate(45deg);
}

a:hover .coordinate-icon,
button:hover .coordinate-icon {
  transform: translate(2px,-2px) rotate(-8deg);
}

.service-list article > a,
.services article > a,
.property-open {
  font-size: 0;
}

.service-list article > a .coordinate-icon,
.services article > a .coordinate-icon,
.property-open .coordinate-icon {
  width: 1.05rem;
  height: 1.05rem;
  vertical-align: middle;
}

/* Leadership: real Uyo property photography with restrained editorial framing. */
.page-leadership .page-hero {
  min-height: clamp(560px, 72vh, 760px);
  position: relative;
  isolation: isolate;
  background:
    linear-gradient(90deg, rgba(7,17,13,.92) 0%, rgba(7,17,13,.78) 35%, rgba(7,17,13,.24) 72%, rgba(7,17,13,.42) 100%),
    linear-gradient(0deg, rgba(7,17,13,.66) 0%, transparent 48%),
    url("assets/social/uyo-aiku-luxury-night-4k.jpg") center 54% / cover no-repeat;
}

.page-leadership .page-hero-inner {
  position: relative;
  z-index: 2;
}

.page-leadership .page-hero h1 {
  text-shadow: 0 3px 26px rgba(0,0,0,.35);
}

.page-leadership .page-hero-copy {
  max-width: 38rem;
  padding: 1.15rem 1.25rem;
  color: rgba(255,255,255,.9);
  border: 1px solid rgba(255,255,255,.22);
  background: rgba(10,21,17,.34);
  backdrop-filter: blur(10px);
}

@media (max-width: 620px) {
  h1 { font-size: clamp(2rem, 8.6vw, 2.9rem) !important; }
  h2 { font-size: clamp(1.6rem, 7vw, 2.35rem) !important; }

  .hero h1,
  .page-hero h1,
  .page-insights .page-hero h1 {
    font-size: clamp(2.05rem, 8.8vw, 3rem) !important;
  }

  .page-leadership .page-hero {
    min-height: 590px;
    background-position: 68% center;
  }

  .page-leadership .page-hero-copy {
    padding: .95rem 1rem;
    backdrop-filter: blur(7px);
  }
}

/* Mobile navigation: a checker-orbit control derived from the firm's globe mark. */
@media (max-width: 1040px) {
  .menu-toggle {
    width: 46px;
    height: 46px;
    padding: 0;
    overflow: hidden;
    border-radius: 52% 48% 52% 18%;
    background: var(--forest);
    box-shadow: 0 8px 24px rgba(19,39,31,.16);
    transform: rotate(-4deg);
    transition: border-radius .25s ease, background .25s ease, transform .25s ease;
  }

  .menu-toggle::before {
    content: "";
    position: absolute;
    inset: 7px 8px 8px 7px;
    border: 1px solid rgba(255,255,255,.78);
    border-left-color: rgba(72,183,159,.35);
    border-radius: 58% 42% 58% 32%;
    transform: rotate(12deg);
    transition: transform .25s ease, border-radius .25s ease, opacity .25s ease;
  }

  .menu-toggle span:not(.sr-only) {
    position: absolute;
    display: block;
    margin: 0;
    transition: transform .25s ease, box-shadow .25s ease, width .25s ease, height .25s ease, left .25s ease, top .25s ease;
  }

  .menu-toggle span:first-child {
    width: 5px;
    height: 5px;
    left: 14px;
    top: 14px;
    border-radius: 1px;
    background: #48b79f;
    box-shadow: 9px 1px 0 -1px #48b79f, 2px 9px 0 -1px #48b79f, 10px 10px 0 -1px #48b79f;
    transform: rotate(42deg);
  }

  .menu-toggle span:nth-child(2) {
    width: 15px;
    height: 1px;
    left: 21px;
    top: 29px;
    margin: 0;
    background: rgba(255,255,255,.92);
    transform: rotate(-34deg);
    transform-origin: center;
  }

  .menu-toggle[aria-expanded="true"] {
    border-radius: 54% 22% 54% 42%;
    background: #0b1914;
    transform: rotate(4deg);
  }

  .menu-toggle[aria-expanded="true"]::before {
    border-radius: 62% 38% 62% 28%;
    opacity: .48;
    transform: rotate(102deg) scale(.78);
  }

  .menu-toggle[aria-expanded="true"] span:first-child,
  .menu-toggle[aria-expanded="true"] span:nth-child(2) {
    width: 17px;
    height: 1px;
    left: 14.5px;
    top: 22px;
    box-shadow: none;
  }

  .menu-toggle[aria-expanded="true"] span:first-child { background: #48b79f; transform: rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:nth-child(2) { background: #d8b86b; transform: rotate(-45deg); }
}

/* Rating nodes and dialog close mark extend the bespoke survey icon family. */
.survey-rating {
  display: inline-flex;
  gap: .42rem;
}

.survey-rating i {
  width: .56rem;
  height: .56rem;
  display: block;
  border: 1px solid currentColor;
  transform: rotate(45deg);
  box-shadow: inset 0 0 0 2px transparent;
}

.survey-rating i:nth-child(odd) { background: currentColor; box-shadow: inset 0 0 0 2px #17251f; }

.close-fold-icon {
  position: relative;
  width: 1.2rem;
  height: 1.2rem;
  display: block;
  margin: auto;
  border: 1px solid currentColor;
  border-radius: 50% 50% 50% 18%;
  transform: rotate(-8deg);
}

.close-fold-icon::before,
.close-fold-icon::after {
  content: "";
  position: absolute;
  left: 50%;
  top: 50%;
  width: .62rem;
  height: 1px;
  background: currentColor;
}

.close-fold-icon::before { transform: translate(-50%,-50%) rotate(45deg); }
.close-fold-icon::after { transform: translate(-50%,-50%) rotate(-45deg); }

/* Full mobile pass: readable controls, touch-safe actions and resilient one-column flows. */
@media (max-width: 820px) {
  html { scroll-padding-top: 118px; }
  body { overflow-wrap: anywhere; }
  .site-header > .brand { position: relative; z-index: 62; }

  .announcement {
    min-height: 38px;
    padding-inline: var(--pad);
    gap: 10px;
    font-size: .7rem;
    line-height: 1.2;
  }

  .announcement a { flex: 0 0 auto; }
  .site-header { padding-inline: var(--pad); }
  .brand-copy strong { font-size: .82rem; }
  .brand-copy small { font-size: .68rem; letter-spacing: .16em; }

  .page-hero-copy,
  .hero-copy,
  .section-heading > div > p:not(.eyebrow),
  .page-lead-copy,
  .editorial-copy > p {
    font-size: 1rem;
    line-height: 1.7;
  }

  .hero-search input,
  .hero-search select,
  .search-panel input,
  .search-panel select,
  input,
  select,
  textarea {
    font-size: 1rem !important;
  }

  .hero-search label,
  .search-panel label { min-height: 72px; height: auto; }

  .hero-search button { font-size: .875rem; }
  .hero-note { font-size: .75rem; line-height: 1.5; }

  .hero-search label > span,
  .search-panel label > span,
  .eyebrow,
  .property-kicker,
  .property-meta span,
  .property-source,
  .results-toolbar p,
  .filter-pills button,
  .library-stamp,
  .leadership-facts span,
  .fact-ledger span,
  .article-row > span,
  .footer-label,
  .dialog-specs span,
  .dialog-source {
    font-size: .75rem;
  }

  .property-badges span,
  .market-media small,
  .property-price small { font-size: .7rem; }

  .property-location,
  .market-body p,
  .market-facts,
  .market-enquire,
  .detail-card p,
  .detail-card ul,
  .faq-grid p,
  .portfolio-guide p,
  .article-row div p,
  .article-row ul,
  .page-card a,
  .proof-strip span,
  .review-grid figcaption,
  .review-grid figcaption span {
    font-size: .875rem;
    line-height: 1.65;
  }

  .filter-pills button,
  .property-open,
  .dialog-close,
  .service-list article > a,
  .services article > a {
    min-width: 44px;
    min-height: 44px;
  }

  .property-content,
  .market-body { padding: 22px 20px; }
  .detail-card { min-height: 0; padding: 30px 22px; }
  .detail-card h3 { margin: 52px 0 16px; }
  .contact-panel a { min-height: 44px; padding: 10px 0; display: flex; align-items: center; }
  .site-footer a { display: block; width: fit-content; padding: 7px 0; }
  .footer-base { font-size: .75rem; line-height: 1.55; }

  .property-dialog {
    width: calc(100% - 16px);
    max-height: calc(100dvh - 16px);
  }

  .dialog-body { padding: 26px 20px 30px; }
  .dialog-actions { display: grid; grid-template-columns: 1fr; }
  .dialog-actions .button { width: 100%; min-height: 48px; justify-content: center; }
}

@media (max-width: 360px) {
  :root { --pad: 16px; }
  .announcement { font-size: .66rem; }
  .brand { gap: 9px; }
  .brand-copy strong { font-size: .76rem; }
  .brand-copy small { font-size: .62rem; }
  .page-hero h1,
  .hero h1 { font-size: 2rem !important; line-height: 1.03; }
  .page-hero { padding-inline: 16px; }
  .page-leadership .page-hero-copy { padding: .85rem; }
  .property-image { height: 260px; }
  .proof-strip { grid-template-columns: 1fr; }
  .proof-strip div,
  .proof-strip div:nth-child(3) { padding: 16px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .proof-strip div:last-child { border-bottom: 0; }
}

/* Mobile hero: a full, sharp photograph over a filled photographic canvas. */
@media (max-width: 620px) {
  .announcement {
    min-height: 30px;
    padding: 5px 10px;
    gap: 8px;
    font-size: .52rem;
    letter-spacing: .035em;
    line-height: 1;
    white-space: nowrap;
  }

  .announcement p {
    max-width: none;
    line-height: 1;
    white-space: nowrap;
  }

  .announcement a {
    flex: 0 0 auto;
    font-size: .55rem;
    white-space: nowrap;
  }

  .hero {
    background:
      linear-gradient(180deg, rgba(7,12,10,.06) 0%, rgba(7,12,10,.4) 44%, rgba(7,12,10,.9) 100%),
      url("assets/social/uyo-aiku-luxury-night-4k.jpg") center / cover no-repeat;
  }

  .hero > img {
    position: absolute;
    inset: 0 auto auto 0;
    width: 100%;
    height: auto;
    aspect-ratio: 4 / 3;
    object-fit: contain;
    object-position: center top;
  }

  .hero-shade {
    z-index: 1;
    background: linear-gradient(180deg, rgba(7,12,10,.02) 0%, rgba(7,12,10,.24) 30%, rgba(7,12,10,.78) 68%, rgba(7,12,10,.92) 100%);
  }
}

@media (max-width: 360px) {
  .announcement { padding-inline: 8px; font-size: .47rem; }
  .announcement a { font-size: .5rem; }
}