/* Hartwell & Fane · private property */
:root{
  --canvas:#f5f1ea;--paper:#fbf8f3;--stone:#ebe4d8;
  --ink:#13233a;--ink-2:#1d3150;--text:#1d2733;--text-2:#59626e;
  --accent:#8a6a3b;--accent-soft:rgba(138,106,59,.16);
  --line:rgba(19,35,58,.13);--line-strong:rgba(19,35,58,.4);
  --white:#fbf8f3;
  --ease:cubic-bezier(.22,.61,.36,1);--ease-out:cubic-bezier(.16,1,.3,1);
  --display:"Libre Caslon Display",Georgia,serif;--serif:"Libre Caslon Text",Georgia,serif;--body:"Figtree",system-ui,sans-serif;--mono:"IBM Plex Mono",ui-monospace,monospace;
  --tshadow:0 1px 2px rgba(6,10,18,.7),0 4px 18px rgba(6,10,18,.45),0 12px 48px rgba(6,10,18,.4);
  --gut:clamp(16px,4vw,56px);
}
*,*::before,*::after{box-sizing:border-box}
html{overflow-x:hidden;overflow-x:clip;scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{overflow-x:hidden;overflow-x:clip;margin:0;background:var(--canvas);color:var(--text);font:400 17px/1.65 var(--body);-webkit-font-smoothing:antialiased;animation:pagein 1s var(--ease) both}
@keyframes pagein{from{opacity:0}to{opacity:1}}
img,video,svg{display:block;max-width:100%}
a{color:inherit}
h1,h2,h3{font-family:var(--display);font-weight:400;line-height:1.06;margin:0;letter-spacing:-.005em;color:var(--ink)}
p{margin:0}
.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{position:fixed;left:16px;top:-60px;z-index:100;background:var(--ink);color:var(--white);padding:10px 16px;border-radius:2px;text-decoration:none;transition:top .3s var(--ease)}
.skip:focus{top:12px}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.kicker{display:inline-flex;align-items:center;gap:12px;font:500 11.5px/1.4 var(--mono);letter-spacing:.2em;text-transform:uppercase;color:var(--accent)}
.kicker::before{content:"";width:28px;height:1px;background:currentColor}
.wrap{width:min(1280px,100% - 2*var(--gut));margin-inline:auto}
.sec{padding:clamp(88px,11vw,160px) 0}
.h2{font-size:clamp(40px,5.2vw,76px)}
.lede{font-size:clamp(18px,1.35vw,20px);color:var(--text-2);max-width:54ch}
em.it{font-family:var(--serif);font-style:italic}

/* environment: faint paper grain + slow light drift */
.env{position:fixed;inset:0;z-index:-1;pointer-events:none;background:var(--canvas);overflow:hidden}
.env::before{content:"";position:absolute;inset:-30%;background:radial-gradient(40% 30% at 25% 30%,rgba(138,106,59,.06),transparent 70%),radial-gradient(40% 35% at 80% 75%,rgba(19,35,58,.05),transparent 70%);animation:drift 100s ease-in-out -30s infinite alternate}
.env::after{content:"";position:absolute;inset:0;opacity:.035;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.9' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}
@keyframes drift{from{transform:translate3d(-4%,-2%,0)}to{transform:translate3d(4%,3%,0)}}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.6em;font:500 14.5px/1 var(--body);letter-spacing:.04em;padding:16px 26px;border-radius:2px;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background-color .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease)}
.btn-primary{background:var(--ink);color:var(--white)}
.btn-primary:hover{background:var(--ink-2)}
.btn-ghost{border-color:var(--line-strong);color:var(--ink);background:transparent}
.btn-ghost:hover{border-color:var(--ink)}
.btn-light{background:var(--white);color:var(--ink)}
.btn-light:hover{background:#fff}
.btn-outline-light{border-color:rgba(251,248,243,.6);color:var(--white);background:rgba(10,16,28,.18)}
.btn-outline-light:hover{border-color:var(--white);background:rgba(10,16,28,.35)}
.arrow::after{content:"";width:16px;height:1px;background:currentColor;box-shadow:none;transition:width .35s var(--ease)}
.arrow:hover::after{width:24px}
@media (pointer:coarse){.btn{min-height:44px}}

/* nav */
.nav{position:fixed;top:0;left:0;right:0;z-index:50;display:flex;align-items:center;justify-content:space-between;gap:24px;padding:20px var(--gut);color:var(--white);transition:background-color .5s var(--ease),color .5s var(--ease),padding .5s var(--ease),border-color .5s var(--ease);border-bottom:1px solid transparent}
.nav.solid{background:rgba(245,241,234,.92);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);color:var(--ink);border-color:var(--line);padding-top:13px;padding-bottom:13px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:inherit}
.brand svg{width:34px;height:34px;flex:none}
.brand b{display:block;font:400 22px/1 var(--display);letter-spacing:.01em}
.brand small{display:block;margin-top:4px;font:500 9.5px/1 var(--mono);letter-spacing:.24em;text-transform:uppercase;opacity:.75}
.nav ul{display:flex;gap:30px;list-style:none;margin:0;padding:0}
.nav ul a{text-decoration:none;font-size:14px;letter-spacing:.04em;opacity:.86;transition:opacity .3s var(--ease)}
.nav ul a:hover{opacity:1}
.nav .btn{padding:12px 20px;font-size:13.5px}
.nav:not(.solid) .btn-nav{background:var(--white);color:var(--ink)}
.menu-toggle{display:none;background:none;border:1px solid currentColor;color:inherit;border-radius:2px;padding:10px 16px;font:500 14px var(--body);cursor:pointer}
@media (max-width:1000px){
  .nav ul{position:fixed;inset:0 0 auto 0;flex-direction:column;gap:0;padding:90px var(--gut) 28px;background:var(--canvas);color:var(--ink);transform:translateY(-105%);transition:transform .5s var(--ease-out);border-bottom:1px solid var(--line)}
  .nav ul.open{transform:none}
  .nav ul a{display:block;padding:14px 0;font:400 24px var(--display);border-bottom:1px solid var(--line);opacity:1}
  .menu-toggle{display:inline-flex;position:relative;z-index:2}
  .nav.open-menu{color:var(--ink)}
  .brand{position:relative;z-index:2}
  .nav .btn-nav{display:none}
}

/* ---------- HERO FILM ---------- */
.hero{position:relative;height:100vh;height:100svh;min-height:580px;color:var(--white)}
.stage{position:relative;height:100%;overflow:hidden;background:#0d141f}
.poster,.stage video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.poster{background:#0d141f center/cover no-repeat}
.stage video{opacity:0;transition:opacity 1.2s var(--ease),object-position 1.6s var(--ease)}
.stage.video-ready video{opacity:1}
.stage.video-failed video{display:none}
.veil{position:absolute;inset:0;background:#0d141f;opacity:0;pointer-events:none;transition:opacity .9s var(--ease)}
.stage.dim .veil{opacity:1}
.scrim{position:absolute;inset:0;pointer-events:none;background:linear-gradient(to bottom,rgba(8,13,22,.5),rgba(8,13,22,0) 24%),linear-gradient(to top,rgba(8,13,22,.62),rgba(8,13,22,0) 46%),linear-gradient(to right,rgba(8,13,22,.45),rgba(8,13,22,0) 55%)}
.band{position:absolute;left:var(--gut);bottom:clamp(110px,15vh,170px);max-width:min(720px,60vw);opacity:0;pointer-events:none;text-shadow:var(--tshadow)}
.band.live{pointer-events:auto}
.band::before{content:"";position:absolute;inset:-34% -22%;z-index:-1;pointer-events:none;opacity:calc(.3 + .7*var(--k,1));background:radial-gradient(ellipse 70% 62% at 40% 55%,rgba(8,13,22,var(--sa,.5)) 0%,rgba(8,13,22,calc(var(--sa,.5)*.6)) 45%,rgba(8,13,22,0) 76%)}
.band .kicker{color:#e9d3ae;margin-bottom:20px}
.band h1,.band h2{color:var(--white);font-size:clamp(46px,6.4vw,104px);line-height:1}
.band p{margin-top:20px;font-size:clamp(17px,1.3vw,20px);color:#efe8dc;max-width:40ch}
.band .ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:32px}
.band .btn{text-shadow:none}
.b-top{top:clamp(120px,20vh,200px);bottom:auto}
/* entrances */
.w{display:inline-block;white-space:nowrap}
.fx-rise .w{--kc:clamp(0,(var(--k,0) - var(--th,0))*3,1);opacity:var(--kc);transform:translateY(calc((1 - var(--kc))*0.55em))}
.fx-slide .w{--kc:clamp(0,(var(--k,0) - var(--th,0))*2.6,1);opacity:var(--kc);transform:translateX(calc((1 - var(--kc))*-36px))}
.fx-focus .stack{position:relative;display:block}
.fx-focus .soft{position:absolute;inset:0;filter:blur(12px);opacity:calc(1 - var(--k,0));pointer-events:none}
.fx-focus .sharp{display:block;opacity:var(--k,0)}
.fx-door .w{--kc:clamp(0,(var(--k,0) - var(--th,0))*2.4,1);opacity:var(--kc);transform:perspective(600px) rotateY(calc((1 - var(--kc))*-38deg));transform-origin:left center}
.band .sub{--ks:clamp(0,(var(--k,0) - .5)*3,1);opacity:var(--ks);transform:translateY(calc((1 - var(--ks))*10px))}
.band .ctas{--kb:clamp(0,(var(--k,0) - .7)*4,1);opacity:var(--kb);transform:translateY(calc((1 - var(--kb))*12px))}
.band .kicker{--kq:clamp(0,var(--k,0)*4,1);opacity:var(--kq)}
.hero-controls{position:absolute;right:var(--gut);bottom:30px;display:flex;align-items:center;gap:18px;z-index:3}
.hero-timer{display:flex;gap:2px;list-style:none;margin:0;padding:0}
.hero-timer button{width:30px;height:30px;padding:0;border:0;background:none;cursor:pointer;display:grid;place-items:center}
.hero-timer button::before{content:"";width:18px;height:2px;background:rgba(251,248,243,.4);transition:background-color .5s var(--ease),width .5s var(--ease)}
.hero-timer button:hover::before{background:var(--white)}
.hero-timer li.on button::before{background:var(--white);width:26px}
.playpause{width:46px;height:46px;padding:0;border:0;border-radius:50%;background:rgba(8,13,22,.35);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);color:var(--white);cursor:pointer;transition:background-color .3s var(--ease)}
.playpause:hover{background:rgba(8,13,22,.6)}
.playpause svg{width:100%;height:100%}
.playpause .track{stroke:rgba(251,248,243,.25)}
.playpause .prog{transform:rotate(-90deg);transform-origin:24px 24px}
.playpause .i-play{display:none}
.playpause[aria-pressed=true] .i-play{display:block}
.playpause[aria-pressed=true] .i-pause{display:none}
.hero-meta{position:absolute;left:var(--gut);bottom:34px;font:500 11px var(--mono);letter-spacing:.18em;text-transform:uppercase;color:rgba(251,248,243,.82);text-shadow:var(--tshadow);z-index:3}
.static-hero{display:none}
@media (prefers-reduced-motion:reduce){
  .stage{display:none}
  .static-hero{display:flex;position:relative;height:100%;align-items:flex-end;padding:120px var(--gut) 72px;background:#0d141f}
  .static-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
  .static-hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(to top,rgba(8,13,22,.78),rgba(8,13,22,.1) 60%,rgba(8,13,22,.35))}
  .static-hero .inner{position:relative;z-index:2;max-width:680px;text-shadow:var(--tshadow)}
  .static-hero h1{color:var(--white);font-size:clamp(44px,8vw,88px)}
  .static-hero p{color:#efe8dc;margin-top:18px;font-size:19px}
  .static-hero .kicker{color:#e9d3ae;margin-bottom:18px}
  .static-hero .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:28px}
}
@media (max-width:720px),(orientation:portrait) and (max-width:1024px){
  .band,.b-top{left:var(--gut);right:var(--gut);top:auto;bottom:110px;max-width:none}
  .band h1,.band h2{font-size:clamp(40px,11vw,60px)}
  .band::before{inset:-40% -20% -30%}
  .hero-controls{left:var(--gut);right:var(--gut);bottom:28px;justify-content:space-between}
  .hero-meta{display:none}
  .stage.at-london video{object-position:40% 50%}
}

/* ---------- FINDER + LISTINGS ---------- */
.finder{position:relative;z-index:5;margin-top:-1px;background:var(--paper);border-bottom:1px solid var(--line)}
.finder form{display:grid;grid-template-columns:repeat(4,1fr) auto;gap:0;align-items:stretch}
.finder .f{display:flex;flex-direction:column;gap:6px;padding:22px 24px;border-right:1px solid var(--line)}
.finder .f:first-child{padding-left:0}
.finder label{font:500 10.5px var(--mono);letter-spacing:.18em;text-transform:uppercase;color:var(--text-2)}
.finder select{appearance:none;border:0;background:transparent;font:400 18px var(--serif);color:var(--ink);padding:2px 22px 2px 0;cursor:pointer;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%2313233a' stroke-width='1.3'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 2px center;width:100%}
.finder select:focus-visible{outline:2px solid var(--accent);outline-offset:4px}
.finder .count{display:flex;align-items:center;padding:0 0 0 24px;font:400 15px var(--body);color:var(--text-2);white-space:nowrap}
.finder .count b{font:400 30px var(--display);color:var(--ink);margin-right:8px}

.listings-head{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap;margin-bottom:52px}
.listings-head h2{margin-top:20px}
.grid-list{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.4vw,36px) clamp(18px,2vw,30px)}
.card{position:relative;display:flex;flex-direction:column;text-decoration:none;color:inherit;transition:opacity .5s var(--ease),transform .6s var(--ease-out)}
.card.hide{display:none}
.card .ph{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--stone)}
.card .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease-out)}
.card:hover .ph img{transform:scale(1.05)}
.tag{position:absolute;left:14px;top:14px;font:500 10.5px var(--mono);letter-spacing:.16em;text-transform:uppercase;background:var(--paper);color:var(--ink);padding:7px 10px}
.tag.dark{background:var(--ink);color:var(--white)}
.card .meta{display:flex;justify-content:space-between;align-items:baseline;gap:12px;margin-top:18px}
.card h3{font-size:clamp(24px,2vw,30px)}
.card .place{color:var(--text-2);font-size:15px;margin-top:4px}
.card .price{font:400 19px var(--serif);color:var(--ink);white-space:nowrap}
.card .spec{display:flex;gap:18px;margin-top:14px;padding-top:14px;border-top:1px solid var(--line);font:400 12.5px var(--mono);color:var(--text-2);letter-spacing:.04em}
.card .view{position:absolute;right:14px;top:14px;font:500 12px var(--body);background:rgba(19,35,58,.88);color:var(--white);padding:8px 12px;opacity:0;transform:translateY(-6px);transition:opacity .4s var(--ease),transform .4s var(--ease)}
.card:hover .view,.card:focus-visible .view{opacity:1;transform:none}
.none{display:none;padding:40px 0;color:var(--text-2);font-size:18px}
.none.on{display:block}

/* ---------- FLAGSHIP ---------- */
.flagship{background:var(--paper);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.fl-hero{position:relative;aspect-ratio:21/9;min-height:360px;overflow:hidden;background:var(--stone)}
.fl-hero img{width:100%;height:100%;object-fit:cover;transform:scale(1.06);animation:kb 30s ease-in-out -8s infinite alternate}
@keyframes kb{from{transform:scale(1.06)}to{transform:scale(1.13) translate(-1.5%,-1%)}}
.fl-hero .cap{position:absolute;left:var(--gut);bottom:28px;color:var(--white);text-shadow:var(--tshadow)}
.fl-hero .cap .kicker{color:#e9d3ae}
.fl-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(8,13,22,.55),rgba(8,13,22,0) 50%)}
.fl-hero .cap{z-index:2}
.fl-hero h2{color:var(--white);font-size:clamp(44px,6vw,92px);margin-top:14px}
.fl-body{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(36px,6vw,100px);padding:clamp(56px,7vw,100px) 0}
.fl-body .lede{color:var(--text)}
.fl-body p+p{margin-top:16px}
.fl-body .copy p{color:var(--text-2);max-width:56ch}
.guide{display:flex;align-items:baseline;gap:16px;margin-bottom:26px}
.guide span{font:500 11px var(--mono);letter-spacing:.18em;text-transform:uppercase;color:var(--text-2)}
.guide b{font:400 clamp(30px,3vw,42px) var(--display);color:var(--ink);font-weight:400}
.ledger{list-style:none;margin:0;padding:0;border-top:1px solid var(--line-strong)}
.ledger li{display:flex;justify-content:space-between;align-items:baseline;gap:20px;padding:14px 0;border-bottom:1px solid var(--line)}
.ledger li span{color:var(--text-2);font-size:15px}
.ledger li b{font:400 18px var(--serif);color:var(--ink);font-weight:400}
.fl-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:260px 260px;gap:12px}
.gallery figure{margin:0;overflow:hidden;position:relative;background:var(--stone)}
.gallery figure:first-child{grid-row:span 2}
.gallery img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease-out)}
.gallery figure:hover img{transform:scale(1.05)}
.gallery figcaption{position:absolute;left:12px;bottom:12px;font:500 10.5px var(--mono);letter-spacing:.14em;text-transform:uppercase;background:rgba(251,248,243,.92);color:var(--ink);padding:6px 9px}

/* floor plan (signature) */
.plan-wrap{display:grid;grid-template-columns:1.25fr 1fr;gap:clamp(32px,5vw,80px);align-items:center;padding:clamp(64px,8vw,120px) 0 clamp(72px,9vw,130px)}
.plan-wrap h3{font-size:clamp(32px,3.4vw,50px);margin:18px 0 16px}
.plan{width:100%;height:auto;overflow:visible}
.plan .wall{fill:none;stroke:var(--ink);stroke-width:5;stroke-linejoin:square;stroke-dasharray:var(--len,6000);stroke-dashoffset:calc(var(--len,6000) * (1 - var(--d,0)))}
.plan .room{fill:rgba(19,35,58,0);stroke:none;cursor:pointer;transition:fill .45s var(--ease)}
.plan .room:hover,.plan .room.on,.plan .room:focus-visible{fill:rgba(138,106,59,.16);outline:none}
.plan .lbl{font:500 13px var(--mono);letter-spacing:.12em;text-transform:uppercase;fill:var(--ink);pointer-events:none}
.plan .dim{font:400 12px var(--mono);fill:var(--text-2);pointer-events:none}
.plan .door{fill:none;stroke:var(--ink);stroke-width:1.2}
.plan .win{stroke:var(--paper);stroke-width:6}
.plan .win2{stroke:var(--ink);stroke-width:1.2}
.plan .compass{fill:none;stroke:var(--accent);stroke-width:1.2}
.roomcard{border:1px solid var(--line);background:var(--canvas)}
.roomcard .rp{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--stone)}
.roomcard .rp img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transform:scale(1.04);transition:opacity .8s var(--ease),transform 1.2s var(--ease-out)}
.roomcard .rp img.on{opacity:1;transform:none}
.roomcard .rt{padding:22px 24px}
.roomcard h4{margin:0;font:400 28px var(--display);color:var(--ink)}
.roomcard .rd{display:block;margin-top:6px;font:400 13px var(--mono);color:var(--accent);letter-spacing:.06em}
.roomcard p{margin-top:10px;color:var(--text-2);font-size:15.5px}
.plan-hint{margin-top:14px;font:400 12px var(--mono);color:var(--text-2);letter-spacing:.06em}

/* ---------- SELL ---------- */
.sell .top{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:end}
.sell .top h2{margin-top:20px}
.numbers{display:grid;grid-template-columns:repeat(4,1fr);margin-top:64px;border-top:1px solid var(--line-strong)}
.numbers div{padding:28px 24px 0 0}
.numbers div+div{padding-left:24px;border-left:1px solid var(--line)}
.numbers b{display:block;font:400 clamp(44px,4.6vw,68px)/1 var(--display);color:var(--ink);font-variant-numeric:lining-nums tabular-nums}
.numbers div>span{display:block;margin-top:10px;color:var(--text-2);font-size:15px;max-width:22ch}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2.4vw,36px);margin-top:clamp(64px,8vw,110px);counter-reset:st;list-style:none;padding:0}
.steps li{counter-increment:st;padding-top:22px;border-top:1px solid var(--ink)}
.steps li::before{content:"0" counter(st);display:block;font:500 12px var(--mono);letter-spacing:.16em;color:var(--accent);margin-bottom:16px}
.steps h3{font-size:26px;margin-bottom:10px}
.steps p{color:var(--text-2);font-size:15.5px}

/* valuation */
.valuation{background:var(--ink);color:var(--white)}
.valuation h2,.valuation h3{color:var(--white)}
.valuation .kicker{color:#d9bf92}
.valuation .grid{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(36px,6vw,96px);align-items:start}
.valuation h2{margin:20px 0 22px}
.valuation .lede{color:#c9ced6}
.valuation ul.ticks{list-style:none;padding:0;margin:30px 0 0}
.valuation ul.ticks li{display:flex;gap:14px;padding:12px 0;border-bottom:1px solid rgba(251,248,243,.14);color:#dfe2e7}
.valuation ul.ticks li::before{content:"";flex:none;width:8px;height:8px;margin-top:9px;border:1px solid #d9bf92;transform:rotate(45deg)}
.vform{background:var(--paper);color:var(--text);padding:clamp(24px,3vw,40px)}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:flex;flex-direction:column;gap:7px;margin-bottom:18px}
.field label{font:500 10.5px var(--mono);letter-spacing:.16em;text-transform:uppercase;color:var(--text-2)}
input,select,textarea{font:400 16px var(--body);color:var(--text);background:var(--canvas);border:1px solid rgba(19,35,58,.3);border-radius:2px;padding:13px 14px;width:100%;transition:border-color .3s var(--ease),background-color .3s var(--ease)}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--ink);background:#fff}
input::placeholder,textarea::placeholder{color:#8a8f97}
.vform select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%2313233a' stroke-width='1.3'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 14px center;padding-right:36px}
textarea{min-height:90px;resize:vertical}
.err{color:#a3402a;font-size:13.5px;min-height:1.1em}
.submit-row{display:flex;align-items:center;gap:18px;flex-wrap:wrap;margin-top:6px}
.demo-note{font:400 11.5px var(--mono);color:var(--text-2);letter-spacing:.04em}
.success{display:none;padding:8px 0;animation:fadeup .8s var(--ease-out) both}
.success h3{color:var(--ink);font-size:34px;margin-bottom:12px}
.success p{color:var(--text-2)}
.vform.done form{display:none}
.vform.done .success{display:block}
@keyframes fadeup{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}

/* team */
.team .grid{display:grid;grid-template-columns:1fr 2fr;gap:clamp(32px,6vw,96px)}
.team h2{margin-top:20px}
.people{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,28px)}
.person{border-top:1px solid var(--ink);padding-top:22px}
.mono-plate{width:72px;height:72px;border:1px solid var(--line-strong);display:grid;place-items:center;font:400 28px var(--display);color:var(--ink);margin-bottom:20px;position:relative}
.mono-plate::after{content:"";position:absolute;inset:5px;border:1px solid var(--accent-soft)}
.person h3{font-size:26px}
.person .role{font:500 11px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin-top:6px;display:block}
.person p{color:var(--text-2);font-size:15.5px;margin-top:12px}

/* quotes */
.quotes-sec{background:var(--stone)}
.quote-big{max-width:22ch;font:400 clamp(34px,4vw,60px)/1.12 var(--display);color:var(--ink);margin:26px 0 0}
.qmeta{margin-top:24px;font:500 12px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--text-2)}
.qrow{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(24px,4vw,64px);margin-top:64px;padding-top:36px;border-top:1px solid var(--line-strong)}
.qrow blockquote{margin:0;font:400 22px/1.45 var(--serif);color:var(--text)}
.note{font:500 10.5px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--text-2);margin-top:14px}

/* areas */
.areas .grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:start}
.areas h2{margin-top:20px}
.arealist{list-style:none;margin:0;padding:0;border-top:1px solid var(--line-strong)}
.arealist li{display:flex;justify-content:space-between;align-items:baseline;gap:16px;padding:18px 0;border-bottom:1px solid var(--line)}
.arealist b{font:400 26px var(--display);color:var(--ink);font-weight:400}
.arealist span{font:400 13px var(--mono);color:var(--text-2)}
.arealist small{display:block;color:var(--text-2);font-size:14.5px;margin-top:4px}

/* faq */
.faq .grid{display:grid;grid-template-columns:minmax(240px,1fr) 1.6fr;gap:clamp(32px,6vw,96px);align-items:start}
.faq .side{position:sticky;top:120px}
.faq h2{margin:20px 0}
.faq details{border-bottom:1px solid var(--line)}
.faq details:first-child{border-top:1px solid var(--line-strong)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:24px;padding:24px 0;font:400 clamp(20px,1.7vw,24px)/1.3 var(--serif);color:var(--ink)}
.faq summary::-webkit-details-marker{display:none}
.pm{flex:none;position:relative;width:16px;height:16px}
.pm::before,.pm::after{content:"";position:absolute;left:0;top:7.5px;width:16px;height:1px;background:var(--ink);transition:transform .45s var(--ease)}
.pm::after{transform:rotate(90deg)}
details[open] .pm::after{transform:rotate(0)}
.faq details p{color:var(--text-2);padding:0 40px 26px 0;max-width:62ch;animation:fadeup .6s var(--ease-out) both}

/* contact + footer */
.contact{background:var(--paper);border-top:1px solid var(--line)}
.contact .grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:clamp(28px,5vw,72px)}
.contact h2{margin-top:20px}
.office h3{font:400 28px var(--display);margin-bottom:12px}
.office address{font-style:normal;color:var(--text-2);line-height:1.75}
.office a{text-decoration:none;border-bottom:1px solid var(--line-strong)}
.office a:hover{border-color:var(--ink)}
footer{background:var(--ink);color:#c9ced6;padding:56px 0 64px}
footer .wrap{display:grid;grid-template-columns:1fr 2fr;gap:32px}
footer .brand{color:var(--white)}
footer nav ul{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:10px 28px}
footer nav a{text-decoration:none;color:#c9ced6;font-size:15px}
footer nav a:hover{color:var(--white)}
footer .legal{grid-column:1/-1;font-size:13px;line-height:1.6;color:#9ea6b2;border-top:1px solid rgba(251,248,243,.14);padding-top:24px;display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
footer .legal p{max-width:80ch}
footer .legal a{color:var(--white)}

/* reveal */
.rv .r{opacity:0;transform:translateY(24px);transition:opacity 1s var(--ease),transform 1.1s var(--ease-out)}
.rv.in .r{opacity:1;transform:none}
.rv.in .r:nth-child(2){transition-delay:.1s}.rv.in .r:nth-child(3){transition-delay:.2s}.rv.in .r:nth-child(4){transition-delay:.3s}
.rv.done .r,.rv.done .r:nth-child(n){transition-delay:0s}

/* responsive */
@media (max-width:1000px){
  .finder form{grid-template-columns:1fr 1fr}
  .finder .f{padding:16px 16px 16px 0;border-right:0;border-bottom:1px solid var(--line)}
  .finder .f:nth-child(odd){padding-right:16px;border-right:1px solid var(--line)}
  .finder .f:nth-child(even){padding-left:16px}
  .finder .count{grid-column:1/-1;padding:16px 0}
  .grid-list{grid-template-columns:1fr 1fr}
  .fl-body,.plan-wrap,.sell .top,.valuation .grid,.team .grid,.areas .grid,.faq .grid,.contact .grid{grid-template-columns:1fr}
  .numbers{grid-template-columns:1fr 1fr}
  .numbers div:nth-child(3){padding-left:0;border-left:0}
  .steps{grid-template-columns:1fr 1fr}
  .people{grid-template-columns:1fr 1fr 1fr}
  .faq .side{position:relative;top:0}
  footer .wrap{grid-template-columns:1fr}
  .gallery{grid-template-columns:1fr 1fr;grid-template-rows:240px 180px 180px}
  .gallery figure:first-child{grid-column:span 2;grid-row:auto}
}
@media (max-width:640px){
  .grid-list{grid-template-columns:1fr}
  .row{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .people{grid-template-columns:1fr}
  .qrow{grid-template-columns:1fr}
  .numbers div,.numbers div+div{padding:22px 12px 0 0;border-left:0}
  .fl-hero{aspect-ratio:4/5}
  .gallery{grid-template-rows:220px 150px 150px}
  .plan .lbl{font-size:34px;letter-spacing:.04em}
  .plan .dim{display:none}
}

body.paused *,body.paused *::before,body.paused *::after{animation-play-state:paused!important}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation:none!important;transition:none!important;transition-delay:0s!important;scroll-behavior:auto!important}
  .rv .r{opacity:1;transform:none}
  .plan .wall{stroke-dashoffset:0}
}