:root{--ivory:#f6f2ea;--cream:#eee6da;--copper:#814b34;--maroon:#602d3a;--rose:#b58370;--gold:#ad8b50;--ink:#382e29;--muted:#70635b;--line:#d7c8b8;--serif:Georgia,'Times New Roman',serif;--sans:'Helvetica Neue',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:120px}body{margin:0;background:var(--ivory);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}img{display:block;width:100%;object-fit:cover}figure,p{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.08;margin:0;letter-spacing:-.045em}em{font-weight:400;color:var(--copper)}:focus-visible{outline:3px solid var(--maroon);outline-offset:5px}.skip-link{position:fixed;top:-100px;left:20px;z-index:20;background:var(--ivory);padding:12px}.skip-link:focus{top:12px}.header{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:18px 6%;border-bottom:1px solid var(--line);background:var(--ivory);position:sticky;top:0;z-index:10}.brand{display:flex;align-items:center;gap:14px;flex-shrink:0}.brand img{width:92px;height:67px;object-fit:contain}.brand>span{font-size:18px;letter-spacing:.25em;color:var(--copper);border-left:1px solid var(--line);padding-left:18px}.brand-small{display:block;font-family:var(--serif);letter-spacing:0;font-style:italic;font-size:15px;color:var(--muted)}.header nav{display:flex;align-items:center;gap:38px;font-size:15px}.header nav a:hover,footer a:hover{color:var(--copper)}.nav-cta{border:1px solid var(--copper);padding:12px 20px;color:var(--copper)}.nav-cta span{margin-left:20px}.menu-toggle{display:none}.hero{padding:58px 6% 62px;display:grid;grid-template-columns:1fr 1.18fr;gap:5%;align-items:center;max-width:1700px;margin:auto}.eyebrow{font-size:13px;letter-spacing:.2em;font-weight:600;color:var(--copper);margin-bottom:26px}.hero h1{font-size:clamp(52px,5.5vw,88px)}.hero h1 em{display:block;font-size:.75em;margin-top:12px;line-height:1.12}.intro{max-width:45ch;margin:26px 0 30px;color:var(--muted);font-size:17px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:34px;background:var(--maroon);color:#fff7ec;padding:17px 24px;border:1px solid var(--maroon);font-size:15px;letter-spacing:.025em;transition:background .2s}.button:hover{background:var(--copper);border-color:var(--copper)}.hero-note{display:flex;gap:12px;align-items:center;font-size:13px;letter-spacing:.04em;color:var(--muted);margin-top:40px}.small-rule{height:1px;width:32px;background:var(--gold)}.hero-visual{position:relative;padding-right:22px}.hero-visual>img{height:560px;max-height:65vh;min-height:420px;object-position:50% 50%;border-radius:180px 0 0 0}.hero-visual figcaption{position:absolute;bottom:26px;left:-24px;right:45px;background:var(--ivory);padding:20px 26px;display:grid;grid-template-columns:1fr auto;box-shadow:0 6px 25px #60382c12}.hero-visual figcaption span{font-size:12px;letter-spacing:.16em;color:var(--muted)}.hero-visual figcaption strong{grid-row:2;font-family:var(--serif);font-weight:400;font-size:23px}.hero-visual figcaption a{grid-column:2;grid-row:1/3;font-size:26px;color:var(--copper);align-self:center}.vertical-note{position:absolute;right:0;top:35%;writing-mode:vertical-rl;font-size:12px;letter-spacing:.22em;color:var(--copper)}.collection-strip{display:flex;gap:34px;justify-content:center;align-items:center;padding:23px 6%;border-top:1px solid var(--line);border-bottom:1px solid var(--line);color:var(--copper);font-family:var(--serif);font-size:22px}.collection-strip>span:first-child{font-family:var(--sans);font-size:13px;letter-spacing:.08em;margin-right:auto;color:var(--muted)}.collection-strip>span:not(:first-child){color:var(--gold);font-size:17px}.section-space{padding:90px 6%}.collection{max-width:1700px;margin:auto}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:50px;margin-bottom:60px}h2{font-size:clamp(38px,4.1vw,62px)}.section-heading>p{max-width:42ch;font-size:17px;color:var(--muted);padding-bottom:6px}.property{padding-top:20px;margin-bottom:95px;scroll-margin-top:115px}.property:last-child{margin-bottom:0}.property-layout{display:grid;grid-template-columns:1.4fr 1fr;gap:8%;align-items:center}.property-main img{height:430px}.photo-button{display:block;position:relative;width:100%;border:0;background:var(--cream);padding:0;overflow:hidden;color:var(--copper)}.photo-button img{transition:transform .6s}.photo-button:hover img{transform:scale(1.025)}.expand{position:absolute;right:18px;bottom:18px;background:var(--ivory);width:38px;height:38px;display:grid;place-items:center;font-size:23px}.property-main figcaption,.detail-gallery figcaption{font-size:13px;letter-spacing:.045em;color:var(--muted);padding-top:10px}.property-copy{position:relative;padding:28px 0}.property-number{font-family:var(--serif);font-size:80px;color:var(--line);position:absolute;right:0;top:0;line-height:1;z-index:-1}.property-copy .eyebrow{margin-bottom:22px}.property-copy h3{font-size:clamp(38px,3.8vw,56px);margin-bottom:24px}.property-copy>p:not(.eyebrow){font-size:17px;color:var(--muted);max-width:44ch}.tags{display:flex;flex-wrap:wrap;gap:8px;margin:22px 0 30px}.tags span{border:1px solid var(--line);padding:5px 12px;font-size:13px;color:var(--copper)}.text-link{display:inline-flex;gap:32px;align-items:center;border-bottom:1px solid var(--rose);padding-bottom:8px;color:var(--maroon);font-size:15px}.text-link:hover{color:var(--copper)}.property-copy>.image-note{font-size:13px!important;margin-top:20px}.detail-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:28px}.detail-gallery img{height:230px}.reverse .property-main{grid-column:2;grid-row:1}.reverse .property-copy{grid-column:1;grid-row:1}.reverse .property-layout{grid-template-columns:1fr 1.4fr}.approach{background:var(--cream);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.values{display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.values article{border-top:1px solid var(--rose);padding-top:23px}.values span{font-size:12px;letter-spacing:.15em;color:var(--copper)}.values h3{font-size:27px;letter-spacing:-.025em;margin:25px 0 17px}.values p{font-size:16px;color:var(--muted);max-width:310px}.enquiry{display:grid;grid-template-columns:1fr 1fr;gap:10%;max-width:1500px;margin:auto}.enquiry-copy>p:not(.eyebrow){max-width:330px;font-size:17px;color:var(--muted);margin-top:26px}form{padding-top:6px}label{display:block;font-size:15px;color:var(--copper);margin-bottom:20px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:24px}input,select,textarea{width:100%;display:block;margin-top:7px;padding:11px 0;border:0;border-bottom:1px solid var(--line);border-radius:0;background:transparent;color:var(--ink);font-size:16px}textarea{resize:vertical}input::placeholder,textarea::placeholder{color:var(--muted);opacity:1}.optional{color:var(--muted);font-size:13px}.form-note{font-size:15px;color:var(--muted);margin:0 0 20px}#form-status{font-size:15px;color:var(--maroon);margin-top:15px}#enquiry-download[hidden]{display:none}footer{border-top:1px solid var(--line);padding:45px 6% 24px;background:#ede4d7}.footer-main{display:flex;align-items:center;justify-content:space-between;gap:35px;padding-bottom:38px}.footer-main>p{font-family:var(--serif);font-size:21px;color:var(--copper);line-height:1.4}.footer-main nav{display:flex;gap:24px;font-size:15px}.footer-bottom{border-top:1px solid var(--line);padding-top:20px;display:flex;justify-content:space-between;gap:24px;font-size:12px;color:var(--muted)}dialog{border:1px solid var(--line);background:var(--ivory);padding:52px 20px 20px;max-width:94vw;max-height:94vh;width:1000px;color:var(--ink)}dialog::backdrop{background:#602d3adb}dialog img{max-height:72vh;object-fit:contain}dialog p{font-size:15px;margin-top:10px}.dialog-close{position:absolute;right:20px;top:12px;background:transparent;border:0;color:var(--maroon);padding:6px}.menu-toggle{border:1px solid var(--line);background:transparent;color:var(--copper);padding:8px 12px;font-size:15px}
@media(min-width:1700px){.header,.collection-strip,.approach,footer{padding-left:max(6%,calc((100vw - 1500px)/2));padding-right:max(6%,calc((100vw - 1500px)/2))}}
@media(max-width:1000px){.header nav{gap:20px}.hero{gap:5%;padding-top:40px}.hero h1{font-size:56px}.hero-visual>img{height:510px}.hero-visual figcaption{left:-12px;right:30px;padding:16px}.property-layout,.reverse .property-layout{gap:5%;grid-template-columns:1.2fr 1fr}.property-main img{height:380px}.detail-gallery img{height:190px}.section-space{padding-top:70px;padding-bottom:70px}.values{gap:25px}.collection-strip{gap:22px}.collection-strip>span:first-child{max-width:150px}.enquiry{gap:6%}.footer-main nav{gap:15px}}
@media(max-width:700px){html{scroll-padding-top:100px}.header{padding:12px 5%;flex-wrap:wrap;gap:12px}.brand img{width:74px;height:53px}.brand>span{font-size:17px;padding-left:12px}.brand-small{font-size:13px}.menu-toggle{display:block}.header nav{width:100%;display:flex;flex-wrap:wrap;justify-content:space-between;padding-top:10px}.header.menu-ready nav{display:none}.header.menu-ready nav.is-open{display:flex}.nav-cta{padding:7px 12px}.nav-cta span{margin-left:10px}.hero{grid-template-columns:1fr;padding:40px 5% 32px;gap:32px}.hero h1{font-size:58px}.hero h1 em{font-size:.73em;max-width:350px}.eyebrow{font-size:12px;margin-bottom:20px}.intro{margin:22px 0 25px}.hero-note{margin-top:24px}.hero-visual{padding-right:16px}.hero-visual>img{height:430px;min-height:0;max-height:none;border-radius:120px 0 0 0}.hero-visual figcaption{left:14px;bottom:18px;right:32px}.hero-visual figcaption strong{font-size:22px}.vertical-note{font-size:12px}.collection-strip{padding:18px 5%;gap:15px;flex-wrap:wrap;font-size:19px}.collection-strip>span:first-child{max-width:none;width:100%;text-align:center;margin:0}.section-space{padding:55px 5%}.section-heading{display:block;margin-bottom:32px}.section-heading>p{margin-top:22px;max-width:390px}h2{font-size:42px}.property{margin-bottom:55px;padding-top:8px}.property-layout,.reverse .property-layout{grid-template-columns:1fr;gap:12px}.reverse .property-main,.reverse .property-copy{grid-column:auto;grid-row:auto}.property-main img{height:340px}.property-copy{padding:24px 0 8px}.property-copy h3{font-size:43px}.property-copy>p:not(.eyebrow){max-width:none}.property-number{z-index:0;right:12px;color:#dfd0bf}.property-copy .eyebrow{position:relative}.detail-gallery{gap:16px;grid-template-columns:1fr 1fr;margin-top:20px}.detail-gallery>figure:last-child{grid-column:1/3}.detail-gallery img{height:170px}.detail-gallery>figure:last-child img{height:230px}.detail-gallery figcaption{font-size:12px}.values{grid-template-columns:1fr;gap:32px}.values h3{margin-top:16px}.values p{max-width:none}.enquiry{grid-template-columns:1fr;gap:32px}.form-row{gap:18px}.footer-main{flex-wrap:wrap;gap:24px}.footer-main>p{font-size:18px}.footer-main nav{width:100%;justify-content:space-between}.footer-bottom{flex-wrap:wrap;gap:12px}.footer-bottom>span:nth-child(2){order:3;width:100%}dialog{padding:52px 12px 14px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important}}

.hero-actions,.property-actions{display:flex;flex-wrap:wrap;align-items:center;gap:22px}
.hero{grid-template-columns:1fr 1.15fr;padding-top:48px;padding-bottom:48px}
.hero h1{font-size:clamp(52px,4.8vw,76px)}
.hero .intro{font-size:18px;line-height:1.65}
.hero-visual>img{height:510px;min-height:0;max-height:none;object-position:50% 50%;border-radius:140px 0 0 0}
.hero-visual figcaption{bottom:65px;left:18px;right:40px}
.hero-visual figcaption span{font-size:12px}
.ai-disclosure{font-size:13px;color:var(--muted);padding-top:13px;line-height:1.5}
.brand img{width:120px;height:82px;object-fit:contain}
.brand>span{font-size:22px}
.brand-small{font-size:14px}
.header{padding:14px 4%;gap:20px}
.header nav{font-size:15px;gap:24px}
.nav-cta{white-space:nowrap}
.nav-cta span{margin-left:10px}
.button{font-size:16px;min-height:50px;padding:14px 20px;gap:22px}
.text-link{font-size:16px;min-height:44px;line-height:1.5;gap:18px}
.eyebrow{font-size:12px;line-height:1.5;letter-spacing:.15em}
.section-heading>p,.section-heading>div>p{font-size:18px;color:var(--muted);max-width:44ch;line-height:1.65}
.collection-strip{gap:25px}
.collection-strip>span:first-child{font-size:15px;letter-spacing:0}
.hero-note{font-size:14px}
.property{margin-bottom:45px;padding:32px 0;border-top:1px solid var(--line)}
.property-layout,.reverse .property-layout{gap:6%}
.property-copy{padding:18px 0}
.property-copy h3{font-size:clamp(36px,3.3vw,48px);max-width:13ch;line-height:1.14;letter-spacing:-.035em}
.property-copy>p:not(.eyebrow){font-size:17px;line-height:1.65;max-width:44ch}
.property-copy>.image-note{font-size:14px!important;line-height:1.6}
.property-facts{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin:24px 0}
.property-facts>div{border-top:1px solid var(--line);padding-top:10px}
.property-facts dt{font-size:14px;color:var(--muted)}
.property-facts dd{margin:3px 0 0;font-size:17px;font-weight:500;color:var(--ink)}
.property-number{display:none}
.property-main img{height:410px}
.property-main figcaption,.detail-gallery figcaption{font-size:14px;line-height:1.5;letter-spacing:0}
.property-details{margin-top:24px;border-top:1px solid var(--line);scroll-margin-top:130px}
.property-details summary{cursor:pointer;color:var(--copper);font-size:16px;line-height:1.5;padding:17px 0;min-height:54px}
.property-details summary span{float:right;font-size:22px}
.property-details[open] summary span{transform:rotate(45deg)}
.detail-gallery{margin-top:5px}
.values span{font-size:12px}
.values p{font-size:17px;max-width:38ch;line-height:1.65}
.values h3{font-size:30px}
.about{padding-top:65px;padding-bottom:45px;border-bottom:1px solid var(--line)}
.about .section-heading{margin-bottom:15px}
.about .text-link{margin-top:24px}
.enquiry{grid-template-columns:.9fr 1.1fr;gap:8%}
.enquiry-copy>p:not(.eyebrow){font-size:18px;max-width:36ch}
label{font-size:16px;margin-bottom:23px}
input,select,textarea{font-size:17px;min-height:50px;padding:13px 2px;line-height:1.5}
.optional{font-size:14px}
.form-note{font-size:14px;line-height:1.6}
#form-status{font-size:16px}
.footer-main nav{font-size:16px;gap:26px}
.footer-main nav a{padding:10px 0}
.footer-bottom{font-size:13px;line-height:1.6}
.footer-bottom>span:nth-child(2){max-width:54ch}
dialog p,.dialog-close{font-size:16px}
.dialog-close{min-height:44px}
@media(max-width:1100px){
 .header{flex-wrap:wrap;padding:12px 5%}
 .menu-toggle{display:block;font-size:16px;min-height:46px}
 .header nav{width:100%;display:flex;flex-wrap:wrap;gap:18px;padding-top:10px}
 .header.menu-ready nav{display:none}
 .header.menu-ready nav.is-open{display:flex}
 .hero{gap:4%;grid-template-columns:1fr 1fr}
 .hero h1{font-size:54px}
 .hero-visual>img{height:480px}
 .property-layout,.reverse .property-layout{grid-template-columns:1.1fr 1fr;gap:4%}
 .property-actions{gap:12px}
 .property-copy h3{font-size:36px}
 .footer-main{flex-wrap:wrap}
 .footer-main nav{flex-wrap:wrap}
}
@media(max-width:800px){
 .hero{grid-template-columns:1fr}
 .hero-copy{max-width:650px}
 .hero-visual>img{height:auto;aspect-ratio:3/2}
 .hero-visual figcaption{bottom:55px}
 .section-heading{display:block}
 .section-heading>p{margin-top:22px}
 .property-layout,.reverse .property-layout{grid-template-columns:1fr}
 .reverse .property-main,.reverse .property-copy{grid-column:auto;grid-row:auto}
 .property-copy h3{font-size:42px;max-width:22ch}
 .property-main img{height:auto;aspect-ratio:16/10}
 .values{grid-template-columns:1fr;gap:32px}
 .values p{max-width:60ch}
 .enquiry{grid-template-columns:1fr;gap:32px}
 .enquiry-copy>p:not(.eyebrow){max-width:50ch}
}
@media(max-width:700px){
 .header .brand img{width:96px;height:66px}
 .brand>span{font-size:18px}
 .brand-small{font-size:12px}
 .header nav{justify-content:flex-start;gap:8px 22px}
 .header nav>a{font-size:16px;min-height:44px;padding-top:10px;padding-bottom:10px}
 .header nav .nav-cta{width:100%;text-align:center;margin-top:6px}
 .hero h1{font-size:54px}
 .hero .intro{font-size:17px}
 .hero-actions{gap:14px}
 .hero-visual>img{border-radius:75px 0 0 0;aspect-ratio:4/3;object-position:center}
 .hero-visual figcaption{bottom:58px;left:12px;right:26px;padding:12px 16px}
 .hero-visual figcaption strong{font-size:23px}
 .hero-visual figcaption span{font-size:12px;letter-spacing:.08em}
 .ai-disclosure{font-size:12px}
 .hero-note{font-size:14px}
 .collection-strip>span:first-child{font-size:15px}
 .eyebrow{font-size:12px}
 .property-copy h3{font-size:38px}
 .property-copy>p:not(.eyebrow),.values p{font-size:17px}
 .property-actions{gap:14px}
 .property-actions .button,.property-actions .text-link{font-size:16px}
 .property-details summary{font-size:16px}
 .property-main figcaption,.detail-gallery figcaption{font-size:14px}
 .property-facts dd{font-size:17px}
 .detail-gallery{grid-template-columns:1fr}
 .detail-gallery>figure:last-child{grid-column:auto}
 .detail-gallery img,.detail-gallery>figure:last-child img{height:auto;aspect-ratio:4/3}
 .form-row{grid-template-columns:1fr;gap:0}
 label{font-size:16px}
 input,select,textarea{font-size:17px}
 .footer-main nav{font-size:16px;gap:14px}
 .footer-bottom{font-size:13px}
}

.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
.footer-contact{display:flex;flex-direction:column;gap:8px;font-size:16px}
.collection-strip{flex-wrap:wrap}
.property-copy h3,.property-facts dd,.collection-strip a{overflow-wrap:anywhere}
button:disabled{opacity:.65;cursor:wait}