@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@500;600;700&family=Inter:wght@300;400;500;600&display=swap');
:root{--navy:#102a43;--deep:#091c2c;--slate:#486581;--gold:#c8a45d;--warm:#f8f7f4;--stone:#eae7e0;--mist:#eef2f4;--ink:#263238;--muted:#7a8389;--white:#fff;--serif:'Cormorant Garamond',Georgia,serif;--sans:'Inter',Arial,sans-serif;--ease:cubic-bezier(.22,1,.36,1)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--warm);color:var(--ink);font:400 15px/1.75 var(--sans);overflow-x:hidden}body.menu-open{overflow:hidden}img{display:block;width:100%;height:auto}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}.container{width:min(1200px,calc(100% - 48px));margin:auto}.narrow{width:min(780px,calc(100% - 48px));margin:auto}.section{padding:118px 0}.section-sm{padding:72px 0}.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:76px;align-items:center}.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}.eyebrow{color:var(--gold);font-size:10px;font-weight:600;letter-spacing:.21em;text-transform:uppercase;margin:0 0 19px}.display{font:600 clamp(52px,7vw,100px)/.93 var(--serif);letter-spacing:-.04em;margin:0}.title{font:600 clamp(38px,5vw,65px)/1.03 var(--serif);letter-spacing:-.03em;margin:0 0 25px}.display em,.title em{color:var(--gold);font-style:italic}.lead{font-size:17px;color:var(--muted);max-width:660px}.center{text-align:center}.center .lead{margin-inline:auto}.btn{display:inline-flex;align-items:center;justify-content:center;gap:13px;min-height:50px;padding:0 23px;border:1px solid var(--navy);background:transparent;color:var(--navy);font-size:11px;font-weight:600;letter-spacing:.05em;transition:.35s var(--ease)}.btn:hover{background:var(--navy);color:#fff;transform:translateY(-2px)}.btn-primary{background:var(--navy);color:#fff}.btn-primary:hover{background:var(--gold);border-color:var(--gold);color:var(--deep)}.button-row{display:flex;gap:12px;flex-wrap:wrap;margin-top:31px}.site-header{position:fixed;z-index:1000;inset:0 0 auto;height:92px;color:#fff;transition:.4s var(--ease)}.site-header.scrolled,.site-header.inner{height:74px;color:var(--navy);background:rgba(248,247,244,.97);border-bottom:1px solid rgba(16,42,67,.12);backdrop-filter:blur(12px)}.nav-wrap{height:100%;display:flex;align-items:center;justify-content:space-between}.logo{font:600 20px/1 var(--serif);letter-spacing:.04em}.logo span{display:block;font:400 8px var(--sans);letter-spacing:.24em;text-transform:uppercase;margin-top:5px}.nav{display:flex;align-items:center;gap:25px}.nav>a:not(.btn){position:relative;font-size:10px;font-weight:500}.nav>a:not(.btn):after{content:'';position:absolute;left:50%;bottom:-10px;width:4px;height:4px;border-radius:50%;background:var(--gold);opacity:0;transform:translateX(-50%);transition:.3s}.nav>a:hover:after,.nav>a.active:after{opacity:1}.nav .btn{min-height:42px;padding-inline:17px}.menu-toggle{display:none;width:44px;height:44px;border:0;background:none;color:inherit;position:relative}.menu-toggle span{position:absolute;left:9px;width:26px;height:1px;background:currentColor;transition:.35s}.menu-toggle span:first-child{top:16px}.menu-toggle span:last-child{top:27px}.menu-toggle.open span:first-child{top:21px;transform:rotate(45deg)}.menu-toggle.open span:last-child{top:21px;transform:rotate(-45deg)}.mobile-panel{display:none}.editorial-hero{min-height:100svh;display:grid;grid-template-columns:45% 55%;background:var(--warm)}.hero-copy{display:flex;align-items:center;padding:140px max(30px,7vw) 80px;color:var(--navy)}.hero-copy .lead{margin-top:26px}.hero-image{position:relative;overflow:hidden}.hero-image>img{height:100%;object-fit:cover;animation:hero 12s ease-out both}.floating-property{position:absolute;left:-60px;bottom:55px;width:310px;background:rgba(248,247,244,.96);padding:24px 27px;border-top:2px solid var(--gold);box-shadow:0 18px 45px rgba(9,28,44,.12)}.floating-property small{color:var(--gold);font-size:9px;letter-spacing:.16em}.floating-property h3{font:600 28px var(--serif);margin:5px 0}.floating-property p{font-size:11px;margin:0}.search-strip{position:relative;z-index:4;margin:-35px auto 0;background:#fff;border:1px solid var(--stone);padding:28px 30px;width:min(1120px,calc(100% - 48px));box-shadow:0 14px 40px rgba(9,28,44,.06)}.search-strip h2{font:600 24px var(--serif);margin:0 0 18px}.search-fields{display:grid;grid-template-columns:repeat(5,1fr) auto;gap:0}.search-fields select,.search-fields input{border:0;border-right:1px solid var(--stone);padding:13px;background:transparent;color:var(--ink);min-width:0}.search-fields button{border:0;background:var(--navy);color:#fff;padding:0 25px}.page-hero{padding:180px 0 95px;background:var(--navy);color:#fff;position:relative;overflow:hidden}.page-hero-photo{min-height:70vh;display:flex;align-items:flex-end}.page-hero-media{position:absolute;inset:0}.page-hero-media img{height:100%;object-fit:cover}.page-hero-media:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(9,28,44,.82),rgba(9,28,44,.2)),linear-gradient(0deg,rgba(9,28,44,.55),transparent)}.page-hero .container{position:relative;z-index:2}.page-hero .lead{color:rgba(255,255,255,.74)}.editorial-hero-inner{display:grid;grid-template-columns:1fr 1fr;min-height:82vh;padding-top:74px}.editorial-hero-inner .copy{display:flex;align-items:center;padding:80px max(32px,7vw)}.editorial-hero-inner .media{min-height:600px}.media{overflow:hidden;background:var(--stone)}.media img{height:100%;object-fit:cover;transition:.8s var(--ease)}.media:hover img{transform:scale(1.025)}.property-layout{display:grid;grid-template-columns:1.3fr .7fr;gap:22px;margin-top:50px}.property-stack{display:grid;gap:22px}.property-card{position:relative;background:#fff;border-bottom:1px solid var(--stone);transition:.35s}.property-card:hover{border-color:var(--gold)}.property-card .image{position:relative;overflow:hidden;min-height:420px}.property-stack .image{min-height:260px}.property-card img{position:absolute;height:100%;object-fit:cover;transition:.7s var(--ease)}.property-card:hover img{transform:scale(1.03)}.status{position:absolute;z-index:2;top:18px;left:18px;padding:8px 11px;background:rgba(248,247,244,.94);color:var(--navy);font-size:8px;letter-spacing:.16em;text-transform:uppercase}.favourite{position:absolute;z-index:3;right:16px;top:16px;width:39px;height:39px;border:0;border-radius:50%;background:rgba(248,247,244,.95);color:var(--navy);font-size:17px}.favourite.active{color:#a4434e}.property-copy{padding:22px 2px}.property-copy h3{font:600 30px var(--serif);margin:0}.property-copy .location{font-size:11px;color:var(--gold);text-transform:uppercase;letter-spacing:.11em}.property-meta{display:flex;gap:18px;margin-top:12px;color:var(--muted);font-size:11px}.brand-statement{padding:145px 0;background:var(--navy);color:#fff;text-align:center}.brand-statement .title{font-size:clamp(45px,6vw,82px)}.brand-statement p{color:rgba(255,255,255,.64);max-width:590px;margin:25px auto}.sticky-story{display:grid;grid-template-columns:1.25fr .75fr;gap:80px}.story-images{display:grid;gap:20px}.story-images .media{min-height:650px}.story-content{position:sticky;top:130px;align-self:start}.detail-list{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:25px 0}.detail-list span{padding:11px 0;border-bottom:1px solid var(--stone);font-size:12px}.split-action{display:flex;min-height:580px}.split-panel{position:relative;flex:1;display:flex;align-items:flex-end;color:#fff;overflow:hidden;transition:flex .7s var(--ease)}.split-panel:hover{flex:1.08}.split-panel img{position:absolute;height:100%;object-fit:cover;transition:.7s}.split-panel:hover img{transform:scale(1.025)}.split-panel:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(9,28,44,.85),transparent 68%)}.split-copy{position:relative;z-index:2;padding:55px;max-width:570px}.split-copy h2{font:600 48px var(--serif);margin:0}.split-copy .btn{border-color:#fff;color:#fff}.neighbour-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:12px;margin-top:45px}.neighbour-card{position:relative;min-height:420px;color:#fff;overflow:hidden}.neighbour-card img{position:absolute;height:100%;object-fit:cover;transition:.7s}.neighbour-card:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(9,28,44,.85),transparent 60%)}.neighbour-card:hover img{transform:scale(1.035)}.neighbour-card div{position:absolute;z-index:2;left:20px;right:20px;bottom:20px;transition:.4s}.neighbour-card:hover div{transform:translateY(-6px)}.neighbour-card h3{font:600 28px var(--serif);margin:0}.neighbour-card p{font-size:10px;opacity:.8}.management{background:var(--stone)}.management-collage{display:grid;grid-template-columns:1.2fr .8fr;gap:15px}.management-collage .media:first-child{min-height:570px}.management-collage .side{display:grid;gap:15px}.management-collage .side .media{min-height:277px}.article-grid{display:grid;grid-template-columns:1.2fr .9fr .9fr;gap:28px;margin-top:44px}.article-card{border-top:1px solid var(--gold);padding-top:18px}.article-card .media{min-height:260px}.article-card h3{font:600 27px/1.1 var(--serif)}.article-card small{font-size:9px;color:var(--gold);text-transform:uppercase;letter-spacing:.14em}.testimonial{display:none;text-align:center;max-width:830px;margin:45px auto}.testimonial.active{display:block;animation:fade .6s}.testimonial blockquote{font:500 clamp(28px,4vw,45px)/1.35 var(--serif);margin:18px}.quote-mark{font:600 80px/.5 var(--serif);color:var(--gold)}.slider-nav{display:flex;justify-content:center;gap:10px}.slider-nav button{width:42px;height:42px;border:1px solid var(--navy);background:transparent;color:var(--navy)}.cta-min{padding:105px 0;background:var(--deep);color:#fff}.cta-min .button-row{justify-content:center}.cta-min .btn{color:#fff;border-color:rgba(255,255,255,.5)}.site-footer{padding:85px 0 24px;background:var(--deep);color:#fff}.footer-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:60px}.newsletter{display:flex;margin-top:25px}.newsletter input{flex:1;border:0;border-bottom:1px solid rgba(255,255,255,.35);background:transparent;color:#fff;padding:12px 0}.newsletter button{border:0;background:none;color:var(--gold)}.footer-col h3{font-size:9px;color:var(--gold);text-transform:uppercase;letter-spacing:.16em}.footer-col a,.footer-col p{display:block;color:rgba(255,255,255,.63);font-size:12px;margin:0 0 9px}.footer-bottom{display:flex;justify-content:space-between;margin-top:55px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);font-size:10px;color:rgba(255,255,255,.4)}.filters{display:flex;gap:10px;flex-wrap:wrap;margin:35px 0}.filter-btn{padding:10px 16px;border:0;border-bottom:1px solid 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340px;gap:80px}.sticky-enquiry{position:sticky;top:110px;align-self:start;padding:28px;border:1px solid var(--stone);background:#fff}.lightbox{position:fixed;z-index:3000;inset:0;background:rgba(9,28,44,.96);display:none;align-items:center;justify-content:center}.lightbox.open{display:flex}.lightbox img{max-width:85vw;max-height:82vh;object-fit:contain}.lightbox button{position:absolute;border:0;background:none;color:#fff;font-size:32px}.lightbox .close{right:25px;top:20px}.lightbox .prev{left:25px}.lightbox .next{right:25px}.lightbox .counter{position:absolute;bottom:20px;color:#fff}.feature-list{display:grid;grid-template-columns:1fr 1fr;gap:10px;list-style:none;padding:0}.feature-list li{border-bottom:1px solid var(--stone);padding:10px 0}.process-line{display:grid;grid-template-columns:repeat(5,1fr);gap:12px;margin-top:45px}.process-step{border-top:1px solid var(--gold);padding-top:18px}.process-step h3{font:600 23px var(--serif)}.neighbour-switch{display:grid;grid-template-columns:320px 1fr;gap:50px}.neighbour-list button{display:block;width:100%;padding:17px 0;border:0;border-bottom:1px solid var(--stone);background:none;text-align:left;font:600 26px var(--serif);color:var(--muted)}.neighbour-list button.active{color:var(--navy)}.switch-image{position:relative;min-height:610px}.switch-image img{position:absolute;height:100%;object-fit:cover;transition:opacity .4s}.switch-caption{position:absolute;z-index:2;left:25px;right:25px;bottom:25px;background:rgba(248,247,244,.94);padding:22px}.insights-grid{display:grid;grid-template-columns:1.3fr .7fr .7fr;gap:25px}.insights-grid .featured{grid-row:span 2}.article-body{font-size:17px;line-height:1.9}.article-body h2{font:600 36px var(--serif)}.pullquote{font:500 34px/1.4 var(--serif);color:var(--navy);border-left:2px solid var(--gold);padding-left:28px;margin:45px 0}.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:40px 24px}.team-card .media{aspect-ratio:3/4}.team-card h3{font:600 29px var(--serif);margin:16px 0 0}.team-card small{color:var(--gold)}.faq-layout{display:grid;grid-template-columns:240px 1fr;gap:70px}.faq-nav{position:sticky;top:110px;align-self:start}.faq-nav a{display:block;padding:8px 0;font-size:12px}.faq-group{margin-bottom:50px}.accordion{border-top:1px solid var(--stone)}.accordion-item{border-bottom:1px solid var(--stone)}.accordion-button{width:100%;display:flex;justify-content:space-between;padding:22px 0;border:0;background:none;text-align:left}.accordion-button span:last-child{color:var(--gold);font-size:20px;transition:.3s}.accordion-item.open .accordion-button span:last-child{transform:rotate(45deg)}.accordion-panel{display:grid;grid-template-rows:0fr;transition:.4s}.accordion-panel>div{overflow:hidden}.accordion-panel p{padding:0 30px 22px 0;margin:0;color:var(--muted)}.accordion-item.open .accordion-panel{grid-template-rows:1fr}.contact-split{display:grid;grid-template-columns:.85fr 1.15fr;min-height:100vh}.contact-info{background:var(--navy);color:#fff;padding:160px max(35px,7vw) 80px}.contact-form-wrap{padding:150px max(35px,7vw) 70px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}.field.full{grid-column:1/-1}.field label{display:block;font-size:10px;letter-spacing:.05em;margin-bottom:7px}.field input,.field select,.field textarea{width:100%;padding:13px 2px;border:0;border-bottom:1px solid var(--stone);background:transparent}.field textarea{min-height:120px}.error{color:#a34444;font-size:10px}.success{display:none;padding:16px;background:var(--mist);border-left:2px solid var(--gold);margin-top:18px}.success.show{display:block}.back-top{position:fixed;z-index:80;right:22px;bottom:22px;width:44px;height:44px;border:1px solid var(--navy);border-radius:50%;background:var(--warm);color:var(--navy);opacity:0;visibility:hidden;transition:.3s}.back-top.show{opacity:1;visibility:visible}.not-found{min-height:100vh;background:var(--navy);color:#fff;display:grid;place-items:center;text-align:center}.not-found .giant{position:absolute;font:600 clamp(140px,25vw,330px)/.8 var(--serif);color:rgba(255,255,255,.04)}.not-found-content{position:relative;z-index:2}.reveal{opacity:0;transform:translateY(24px);transition:.9s var(--ease)}.reveal.in{opacity:1;transform:none}@keyframes hero{from{transform:scale(1.02)}to{transform:scale(1)}}@keyframes fade{from{opacity:0}to{opacity:1}}
@media(max-width:950px){.section{padding:85px 0}.nav{display:none}.menu-toggle{display:block}.mobile-panel{display:flex;position:fixed;z-index:999;inset:0;padding:120px 35px 45px;background:var(--navy);color:#fff;flex-direction:column;justify-content:space-between;opacity:0;visibility:hidden;transition:.4s}.mobile-panel.open{opacity:1;visibility:visible}.mobile-links a{display:block;font:500 37px/1.4 var(--serif)}.grid-2,.sticky-story,.contact-split,.editorial-hero-inner{grid-template-columns:1fr}.editorial-hero{grid-template-columns:1fr;min-height:auto}.hero-copy{min-height:70vh;padding-top:130px}.hero-image{min-height:65vh}.floating-property{left:25px}.search-fields{grid-template-columns:1fr 1fr}.search-fields button{min-height:48px}.property-layout,.management-collage,.gallery,.property-content,.neighbour-switch{grid-template-columns:1fr}.story-content,.sticky-enquiry{position:static}.split-action{display:block}.split-panel{min-height:500px}.neighbour-grid{grid-template-columns:repeat(2,1fr)}.article-grid,.insights-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1fr 1fr}.team-grid{grid-template-columns:1fr 1fr}.faq-layout{grid-template-columns:1fr}.faq-nav{display:none}.process-line{grid-template-columns:1fr}.editorial-hero-inner .media{min-height:55vh}}
@media(max-width:600px){.container,.narrow{width:min(100% - 32px,1200px)}.section{padding:68px 0}.display{font-size:48px}.title{font-size:38px}.hero-copy{padding-inline:24px}.hero-image{min-height:58vh}.floating-property{left:16px;right:16px;width:auto;bottom:20px}.search-strip{padding:22px 18px}.search-fields{grid-template-columns:1fr}.search-fields select,.search-fields input{border-right:0;border-bottom:1px solid var(--stone)}.property-layout,.properties-grid{grid-template-columns:1fr}.property-card .image{min-height:340px}.property-stack .image{min-height:300px}.neighbour-grid,.article-grid,.insights-grid,.team-grid,.footer-grid{grid-template-columns:1fr}.split-panel{min-height:440px}.split-copy{padding:32px}.management-collage{display:block}.management-collage .media{min-height:320px!important;margin-bottom:12px}.gallery .large,.gallery .stack .media{min-height:300px}.properties-grid.list .property-card{display:block}.form-grid{grid-template-columns:1fr}.field.full{grid-column:auto}.contact-info,.contact-form-wrap{padding:120px 24px 60px}.feature-list{grid-template-columns:1fr}.footer-bottom{display:block}.neighbour-list button{font-size:22px}}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{animation-duration:.01ms!important;transition-duration:.01ms!important;scroll-behavior:auto!important}.reveal{opacity:1;transform:none}}

/* Immersive 404 page */
.error-page{background:var(--deep)}
.error-header{position:fixed;z-index:5;top:0;left:0;right:0;height:92px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(24px,5vw,76px);color:#fff;border-bottom:1px solid rgba(255,255,255,.16)}
.error-header-link{font-size:10px;letter-spacing:.1em;text-transform:uppercase}
.not-found{position:relative;min-height:100svh;color:#fff;display:flex;align-items:center;overflow:hidden;padding:130px clamp(24px,9vw,145px) 105px;text-align:left}
.not-found-image,.not-found-shade{position:absolute;inset:0;width:100%;height:100%}
.not-found-image{object-fit:cover}
.not-found-shade{background:linear-gradient(90deg,rgba(5,20,34,.94) 0%,rgba(5,20,34,.79) 38%,rgba(5,20,34,.16) 75%),linear-gradient(0deg,rgba(5,20,34,.54),transparent 55%)}
.not-found .giant{position:absolute;z-index:1;right:-.03em;bottom:-.18em;margin:0;font:600 clamp(190px,31vw,520px)/.8 var(--serif);letter-spacing:-.08em;color:rgba(255,255,255,.08)}
.not-found-content{position:relative;z-index:2;width:min(710px,68vw)}
.not-found-content .display{font-size:clamp(58px,7vw,104px)}
.not-found-copy{max-width:590px;margin:28px 0 0;color:rgba(255,255,255,.72);font-size:16px}
.not-found-content .button-row{align-items:center;margin-top:38px}
.btn-light{border-color:#fff;background:#fff;color:var(--navy)}
.btn-light:hover{border-color:var(--gold);background:var(--gold);color:var(--deep)}
.text-link-light{padding:14px 4px;color:#fff;font-size:11px;font-weight:600;letter-spacing:.05em;border-bottom:1px solid rgba(255,255,255,.45)}
.error-footer{position:absolute;z-index:2;left:clamp(24px,5vw,76px);right:clamp(24px,5vw,76px);bottom:26px;display:flex;justify-content:space-between;color:rgba(255,255,255,.55);font-size:9px;letter-spacing:.16em;text-transform:uppercase}
@media(max-width:600px){.error-header{height:76px}.error-header-link{display:none}.not-found{padding:110px 24px 100px;align-items:flex-end}.not-found-shade{background:linear-gradient(0deg,rgba(5,20,34,.96) 0%,rgba(5,20,34,.7) 56%,rgba(5,20,34,.22))}.not-found-image{object-position:66% center}.not-found-content{width:100%}.not-found-content .display{font-size:51px}.not-found-copy{font-size:14px}.not-found .giant{top:105px;right:-.05em;bottom:auto;font-size:190px}.error-footer span:last-child{display:none}}
@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}}
/* Homepage alignment corrections */
.editorial-hero .floating-property{left:clamp(24px,3vw,48px)}
.search-strip + .section .property-layout{align-items:start}
.search-strip + .section .property-layout>.property-card{align-self:start;width:100%}
@media(max-width:950px){.editorial-hero .floating-property{left:25px}}
@media(max-width:600px){.editorial-hero .floating-property{left:16px;right:16px}}