:root{
  --navy:#0d3b73;
  --navy-dark:#0a2c58;
  --navy-darker:#081f3d;
  --gold:#e8a13c;
  --white:#ffffff;
  --off:#f6f7f9;
  --text:#2b3542;
  --muted:#6b7686;
  --font-head:'Cormorant Garamond', serif;
  --font-body:'Poppins', sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{font-family:var(--font-body);color:var(--text);background:var(--white);overflow-x:hidden;}
img{max-width:100%;display:block;}
a{text-decoration:none;color:inherit;}
ul{list-style:none;}
h1,h2,h3,h4{font-family:var(--font-head);font-weight:600;line-height:1.15;}

.eyebrow{
  text-transform:uppercase;
  letter-spacing:3px;
  font-size:.75rem;
  font-weight:600;
  color:var(--gold);
  margin-bottom:10px;
}

.btn{
  display:inline-block;
  padding:14px 34px;
  border-radius:2px;
  font-size:.85rem;
  letter-spacing:1px;
  text-transform:uppercase;
  font-weight:600;
  cursor:pointer;
  border:1px solid transparent;
  transition:all .35s ease;
}
.btn-primary{background:var(--navy);color:var(--white);}
.btn-primary:hover{background:var(--gold);color:var(--navy-darker);}
.btn-outline{background:transparent;border-color:var(--navy);color:var(--navy);}
.btn-outline:hover{background:var(--navy);color:var(--white);}
.btn-gold{background:var(--gold);color:var(--navy-darker);}
.btn-gold:hover{background:var(--white);color:var(--navy-darker);}

/* Preloader */
.preloader{
  position:fixed;inset:0;background:var(--navy-darker);
  display:flex;align-items:center;justify-content:center;
  z-index:9999;transition:opacity .6s ease, visibility .6s ease;
}
.preloader-mark{
  font-family:var(--font-head);color:var(--white);font-size:2rem;letter-spacing:4px;
  animation:pulse 1.1s ease-in-out infinite;
}
.preloader.hide{opacity:0;visibility:hidden;}
@keyframes pulse{0%,100%{opacity:.4;transform:scale(.95);}50%{opacity:1;transform:scale(1.05);}}

/* Header */
.site-header{
  position:fixed;top:0;left:0;width:100%;z-index:500;
  padding:26px 5%;
  display:flex;align-items:center;
  transition:all .4s ease;
  background:linear-gradient(180deg, rgba(5,20,41,.75) 0%, rgba(5,20,41,.35) 70%, rgba(5,20,41,0) 100%);
}
.site-header.scrolled{
  padding:14px 5%;
  background:rgba(10,44,88,.92);
  backdrop-filter:blur(8px);
  box-shadow:0 6px 24px rgba(0,0,0,.15);
}
.header-inner{
  width:100%;
  display:flex;align-items:center;justify-content:space-between;
}
.logo{display:flex;align-items:center;color:var(--white);}
.logo-img{height:46px;width:auto;}
.main-nav{display:flex;gap:34px;}
.main-nav a{
  color:var(--white);font-size:.82rem;letter-spacing:1px;text-transform:uppercase;font-weight:500;
  position:relative;padding-bottom:4px;
}
.main-nav a::after{
  content:'';position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--gold);transition:width .3s ease;
}
.main-nav a:hover::after{width:100%;}
.nav-cta{color:var(--white);border-color:var(--white);}
.nav-cta:hover{background:var(--white);color:var(--navy);}
.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;}
.nav-toggle span{width:24px;height:2px;background:var(--white);}

/* Hero */
.hero{
  position:relative;height:100vh;min-height:640px;
  display:flex;align-items:center;justify-content:center;
  overflow:hidden;color:var(--white);text-align:center;
  background:var(--navy-darker);
}
.hero-media{position:absolute;inset:0;z-index:0;}
.hero-media video, .hero-media img{width:100%;height:100%;object-fit:cover;}
.hero-clip{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  clip-path:circle(0% at 50% 50%);
  transition:clip-path 1.5s cubic-bezier(.65,0,.35,1);
}
.hero-clip.active{clip-path:circle(150% at 50% 50%);}
.hero-overlay{
  position:absolute;inset:0;
  background:linear-gradient(180deg, rgba(5,20,41,.6) 0%, rgba(5,20,41,.42) 32%, rgba(5,20,41,.58) 62%, rgba(5,20,41,.88) 100%);
}
.hero-content{position:relative;z-index:2;max-width:760px;padding:0 20px;}
.hero .eyebrow{color:var(--gold);text-shadow:0 2px 14px rgba(0,0,0,.4);}
.hero h1{
  font-size:clamp(2.4rem,6vw,4.4rem);margin-bottom:20px;
  text-shadow:0 4px 30px rgba(0,0,0,.45);
}
.hero-sub{
  font-size:1.05rem;font-weight:300;max-width:560px;margin:0 auto 40px;opacity:.95;
  text-shadow:0 2px 16px rgba(0,0,0,.4);
}
.hero-cta{margin-top:6px;}
.hero-scroll{
  position:absolute;bottom:30px;left:50%;transform:translateX(-50%);
  color:var(--white);font-size:.7rem;letter-spacing:2px;text-transform:uppercase;
  display:flex;flex-direction:column;align-items:center;gap:8px;z-index:2;opacity:.85;
}
.hero-scroll span{width:1px;height:34px;background:var(--white);position:relative;overflow:hidden;}
.hero-scroll span::after{
  content:'';position:absolute;top:-100%;left:0;width:100%;height:100%;background:var(--gold);
  animation:scrollLine 1.8s ease-in-out infinite;
}
@keyframes scrollLine{0%{top:-100%;}50%{top:0;}100%{top:100%;}}

/* Section head */
.section-head{text-align:center;max-width:640px;margin:0 auto 60px;}
.section-head h2{font-size:clamp(1.8rem,3.4vw,2.6rem);position:relative;padding-bottom:22px;}
.section-head h2::after{
  content:'';position:absolute;bottom:0;left:50%;transform:translateX(-50%);
  width:60px;height:2px;background:var(--gold);
}
.section-head.light .eyebrow{color:var(--gold);}
.section-head.light h2{color:var(--white);}

/* Categories */
.categories{padding:130px 5% 120px;background:var(--off);position:relative;}
.tile-grid{
  display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:210px;gap:20px;max-width:1300px;margin:0 auto;
}
.tile{
  position:relative;overflow:hidden;border-radius:4px;
  background-size:110% auto;background-position:center;
  display:flex;align-items:flex-end;padding:26px;
  grid-column:span 1;grid-row:span 1;
  transition:background-size 1s cubic-bezier(.16,.84,.44,1), box-shadow .5s ease;
  box-shadow:0 14px 34px rgba(13,59,115,.12);
}
.tile-big{grid-column:span 2;grid-row:span 2;}
.tile::after{
  content:'';position:absolute;inset:0;z-index:1;
  background:linear-gradient(180deg, rgba(8,31,61,.05) 30%, rgba(8,31,61,.9) 100%);
  transition:opacity .4s ease;
}
.tile:hover{background-size:130% auto;}
.tile-num{
  position:absolute;top:22px;left:26px;z-index:2;color:rgba(255,255,255,.75);
  font-family:var(--font-head);font-size:.95rem;letter-spacing:2px;
}
.tile-arrow{
  position:absolute;top:20px;right:22px;z-index:2;color:var(--navy-darker);background:var(--gold);
  width:38px;height:38px;border-radius:50%;display:flex;align-items:center;justify-content:center;
  font-size:1.1rem;opacity:0;transform:translate(-8px,8px) rotate(-25deg);
  transition:all .4s cubic-bezier(.16,.84,.44,1);
}
.tile:hover .tile-arrow{opacity:1;transform:translate(0,0) rotate(0);}
.tile-label{
  position:relative;z-index:2;color:var(--white);font-family:var(--font-head);font-size:1.5rem;font-weight:600;
  transition:transform .4s ease;
}
.tile:hover .tile-label{transform:translateX(6px);}

/* Listings (homepage Our Projects strip) */
.listings{padding:110px 5%;background:var(--white);}
.listing-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;max-width:1300px;margin:0 auto;}
.center-cta{text-align:center;margin-top:56px;}

/* Property card — shared premium component for homepage strip + full projects grid */
.property-card{
  position:relative;height:400px;border-radius:6px;overflow:hidden;
  box-shadow:0 16px 40px rgba(13,59,115,.12);
  transition:transform .5s cubic-bezier(.16,.84,.44,1), box-shadow .5s ease;
}
.property-card:hover{transform:translateY(-10px);box-shadow:0 34px 64px rgba(13,59,115,.24);}
.property-card:has(.card-stretched:active){transform:scale(.97) translateY(-4px);}
.property-card::after{
  content:'';position:absolute;inset:0;z-index:0;border-radius:6px;
  box-shadow:inset 0 0 0 0 var(--gold);transition:box-shadow .5s ease;pointer-events:none;
}
.property-card:hover::after{box-shadow:inset 0 0 0 2px var(--gold);}

.property-card-media{
  position:absolute;inset:0;background-size:cover;background-position:center;
  filter:grayscale(45%) brightness(.94);transform:scale(1.06);
  transition:transform 1.4s cubic-bezier(.16,.84,.44,1), filter 1.1s ease;
}
.property-card:hover .property-card-media{filter:grayscale(0%) brightness(1);transform:scale(1.18);}

.property-card-placeholder{
  display:flex;align-items:center;justify-content:center;background:var(--navy-darker);
  filter:none;
}
.property-card-placeholder svg{width:34px;height:34px;fill:none;stroke:rgba(255,255,255,.25);stroke-width:1.3;}

.property-card-overlay{
  position:absolute;inset:0;z-index:2;display:flex;flex-direction:column;justify-content:space-between;
  padding:24px;background:linear-gradient(180deg, rgba(5,20,41,0) 30%, rgba(5,20,41,.45) 62%, rgba(5,20,41,.92) 100%);
}
.property-card-top{display:flex;justify-content:flex-start;}
.property-card-status{
  background:rgba(255,255,255,.14);border:1px solid rgba(255,255,255,.35);backdrop-filter:blur(4px);
  color:var(--white);font-size:.65rem;letter-spacing:1.2px;text-transform:uppercase;font-weight:600;
  padding:7px 14px;border-radius:20px;
}
.property-card-bottom{display:flex;align-items:flex-end;justify-content:space-between;gap:14px;}
.property-card-text{transition:transform .45s cubic-bezier(.16,.84,.44,1);}
.property-card:hover .property-card-text{transform:translateY(-6px);}
.property-card-text h3{color:var(--white);font-size:1.35rem;margin-bottom:4px;}
.property-card-text p{color:rgba(255,255,255,.78);font-size:.8rem;letter-spacing:.3px;}
.property-card-arrow{
  flex:0 0 auto;width:42px;height:42px;border-radius:50%;background:var(--gold);color:var(--navy-darker);
  display:flex;align-items:center;justify-content:center;font-size:1.1rem;
  opacity:0;transform:translate(-8px,8px) rotate(-25deg);
  transition:all .45s cubic-bezier(.16,.84,.44,1);
}
.property-card:hover .property-card-arrow{opacity:1;transform:translate(0,0) rotate(0);}

/* Services */
.services{background:linear-gradient(160deg, var(--navy) 0%, var(--navy-darker) 60%);padding:120px 5%;position:relative;overflow:hidden;}
.services::before{
  content:'';position:absolute;top:-20%;right:-10%;width:600px;height:600px;border-radius:50%;
  background:radial-gradient(circle, rgba(232,161,60,.14) 0%, rgba(232,161,60,0) 70%);
}
.services::after{
  content:'';position:absolute;bottom:-25%;left:-8%;width:500px;height:500px;border-radius:50%;
  background:radial-gradient(circle, rgba(255,255,255,.05) 0%, rgba(255,255,255,0) 70%);
}
.services-inner{max-width:1300px;margin:0 auto;position:relative;}
.service-grid{
  display:grid;grid-template-columns:repeat(5,1fr);gap:14px;
}
.service-card{
  position:relative;background:rgba(255,255,255,.06);color:var(--white);
  border:1px solid rgba(255,255,255,.12);border-radius:6px;
  padding:38px 26px 30px;overflow:hidden;
  transition:background .4s ease, border-color .4s ease, transform .4s cubic-bezier(.16,.84,.44,1), box-shadow .4s ease;
}
.service-card::after{
  content:'';position:absolute;left:0;bottom:0;width:100%;height:3px;background:var(--gold);
  transform:scaleX(0);transform-origin:left;transition:transform .45s cubic-bezier(.16,.84,.44,1);
}
.service-num{display:none;}
.service-card:hover{
  background:var(--off);border-color:var(--off);
  transform:translateY(-8px);box-shadow:0 24px 46px rgba(5,20,41,.35);
}
.service-card:hover::after{transform:scaleX(1);}
.service-icon{
  display:flex;align-items:center;justify-content:center;width:54px;height:54px;border-radius:50%;
  background:rgba(232,161,60,.16);margin-bottom:22px;transition:background .4s ease, transform .4s ease;
}
.service-card:hover .service-icon{background:var(--gold);transform:rotate(-8deg) scale(1.08);}
.service-icon svg{
  width:26px;height:26px;fill:none;stroke:var(--gold);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;
  transition:stroke .4s ease;
}
.service-card:hover .service-icon svg{stroke:var(--navy-darker);}
.service-card h4{
  font-family:var(--font-head);font-weight:600;font-size:1.18rem;line-height:1.35;color:var(--white);
  transition:color .4s ease;
}
.service-card:hover h4{color:var(--navy-darker);}

/* Loan band */
.loan-band{background:var(--navy-dark);padding:100px 5%;position:relative;overflow:hidden;}
.loan-glow{
  position:absolute;top:50%;left:15%;width:420px;height:420px;transform:translateY(-50%);
  background:radial-gradient(circle, rgba(232,161,60,.14) 0%, rgba(232,161,60,0) 70%);
  pointer-events:none;
}
.loan-inner{max-width:1200px;margin:0 auto;display:grid;grid-template-columns:1.3fr 1fr;gap:60px;align-items:center;position:relative;}
.loan-text{color:var(--white);}
.loan-text h2{font-size:clamp(1.8rem,3vw,2.4rem);margin-bottom:16px;}
.loan-text p{opacity:.85;margin-bottom:28px;font-weight:300;max-width:460px;}
.loan-stats{display:flex;gap:40px;}
.loan-stats > div{
  padding-left:20px;border-left:2px solid rgba(232,161,60,.4);
}
.loan-stats .count{font-family:var(--font-head);font-size:2.8rem;color:var(--gold);font-weight:700;display:block;}
.loan-stats p{color:var(--white);opacity:.8;font-size:.85rem;margin-top:6px;}

/* Intro / Who We Are (homepage) */
.intro{max-width:1300px;margin:0 auto;padding:110px 5%;}
.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;}
.intro-text h2{font-size:clamp(1.8rem,3vw,2.6rem);margin-bottom:20px;}
.intro-text p{color:var(--muted);line-height:1.75;margin-bottom:28px;max-width:480px;}
.intro-points{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:34px;}
.intro-points span{
  border:1px solid #dfe3e8;padding:10px 18px;border-radius:30px;font-size:.8rem;color:var(--navy);font-weight:500;
  transition:all .3s ease;
}
.intro-points span:hover{background:var(--navy);color:var(--white);border-color:var(--navy);}
.intro-media{position:relative;}
.intro-media::before{
  content:'';position:absolute;top:-24px;right:-24px;bottom:24px;left:24px;
  border:2px solid var(--gold);border-radius:4px;z-index:0;
  transition:transform .5s cubic-bezier(.16,.84,.44,1);
}
.intro-media:hover::before{transform:translate(8px,-8px);}
.intro-media-frame{position:relative;z-index:1;border-radius:4px;height:440px;overflow:hidden;box-shadow:0 20px 50px rgba(13,59,115,.18);}
.intro-media-frame img{
  height:100%;width:100%;object-fit:cover;
  filter:saturate(1.05);
  transform:scale(1.04);
  transition:transform 1.2s cubic-bezier(.16,.84,.44,1);
}
.intro-media:hover .intro-media-frame img{transform:scale(1.12);}

/* About */
.about{max-width:1300px;margin:0 auto;padding:120px 5%;display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;}
.about-frame{position:relative;}
.about-frame::before{
  content:'';position:absolute;top:24px;left:-24px;right:24px;bottom:-24px;
  border:2px solid var(--gold);border-radius:4px;z-index:0;
}
.about-media img{position:relative;z-index:1;border-radius:4px;height:500px;width:100%;object-fit:cover;}
.about-badge{
  position:absolute;z-index:2;bottom:-30px;right:-30px;background:var(--navy);color:var(--white);
  padding:24px;border-radius:4px;box-shadow:0 20px 40px rgba(13,59,115,.3);
  display:flex;flex-direction:column;align-items:center;text-align:center;min-width:130px;
}
.about-badge-num{font-family:var(--font-head);font-size:2.2rem;color:var(--gold);font-weight:700;}
.about-badge-label{font-size:.7rem;letter-spacing:.5px;margin-top:6px;opacity:.9;}
.about-text{position:relative;}
.quote-mark{
  font-family:var(--font-head);font-size:5rem;color:var(--gold);opacity:.25;line-height:1;
  position:absolute;top:-30px;left:-10px;z-index:0;
}
.about-text .eyebrow, .about-text h2, .about-text p, .about-points, .about-cta{position:relative;z-index:1;}
.about-text h2{font-size:clamp(1.8rem,3vw,2.6rem);margin-bottom:18px;}
.about-text p{color:var(--muted);line-height:1.7;margin-bottom:26px;}
.about-points{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:32px;}
.about-points span{
  border:1px solid #dfe3e8;padding:10px 18px;border-radius:30px;font-size:.8rem;color:var(--navy);font-weight:500;
  transition:all .3s ease;
}
.about-points span:hover{background:var(--navy);color:var(--white);border-color:var(--navy);}

/* Contact */
.contact{background:var(--off);padding:120px 5%;position:relative;}
.contact-grid{max-width:1100px;margin:0 auto;display:grid;grid-template-columns:1.4fr 1fr;gap:50px;}
.contact-form{display:flex;flex-direction:column;gap:22px;background:var(--white);padding:40px;border-radius:4px;box-shadow:0 20px 50px rgba(13,59,115,.08);}
.field{position:relative;}
.field input, .field textarea{
  width:100%;border:none;border-bottom:1px solid #dfe3e8;padding:12px 2px;
  font-family:var(--font-body);font-size:.95rem;background:transparent;color:var(--text);
  transition:border-color .3s ease;
}
.field textarea{resize:vertical;}
.field input:focus, .field textarea:focus{outline:none;border-color:var(--navy);}
.field label{
  position:absolute;left:2px;top:12px;color:var(--muted);font-size:.95rem;pointer-events:none;
  transition:all .25s ease;
}
.field input:focus + label, .field input:not(:placeholder-shown) + label,
.field textarea:focus + label, .field textarea:not(:placeholder-shown) + label{
  top:-14px;font-size:.72rem;letter-spacing:.5px;text-transform:uppercase;color:var(--gold);font-weight:600;
}
.contact-form .btn{align-self:flex-start;}
.contact-info{background:var(--navy);color:var(--white);padding:44px;border-radius:4px;display:flex;flex-direction:column;gap:30px;position:relative;overflow:hidden;}
.contact-info::before{
  content:'';position:absolute;top:-40%;right:-20%;width:280px;height:280px;border-radius:50%;
  background:radial-gradient(circle, rgba(232,161,60,.16) 0%, rgba(232,161,60,0) 70%);
}
.contact-info-item{display:flex;gap:18px;align-items:flex-start;position:relative;z-index:1;}
.contact-icon{
  flex:0 0 44px;height:44px;border-radius:50%;background:rgba(232,161,60,.15);color:var(--gold);
  display:flex;align-items:center;justify-content:center;font-size:1.1rem;
}
.contact-info strong{display:block;color:var(--gold);font-size:.75rem;letter-spacing:1px;text-transform:uppercase;margin-bottom:6px;}
.contact-info p{font-size:.95rem;line-height:1.6;}

/* Breadcrumb */
.breadcrumb{background:var(--off);border-bottom:1px solid #e8eaee;padding:16px 5%;}
.breadcrumb-inner{max-width:1300px;margin:0 auto;font-size:.8rem;color:var(--muted);}
.breadcrumb-inner a{color:var(--muted);}
.breadcrumb-inner a:hover{color:var(--navy);}
.breadcrumb-inner span{margin:0 8px;}
.breadcrumb-inner .current{color:var(--navy);font-weight:500;}

/* Project overview */
.project-overview{max-width:1300px;margin:0 auto;padding:100px 5%;}
.project-overview-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:70px;align-items:stretch;}
.project-overview-text h2{font-size:clamp(1.6rem,2.8vw,2.2rem);margin-bottom:20px;}
.project-overview-text p{color:var(--muted);line-height:1.75;margin-bottom:18px;}
.project-stats{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:1fr 1fr;gap:1px;background:#e8eaee;border:1px solid #e8eaee;}
.project-stats > div{background:var(--white);padding:26px 22px;display:flex;flex-direction:column;justify-content:center;}
.project-stats span{display:block;font-family:var(--font-head);font-size:1.3rem;color:var(--navy);font-weight:600;}
.project-stats p{color:var(--muted);font-size:.78rem;margin-top:6px;text-transform:uppercase;letter-spacing:.5px;}

/* Project gallery */
.project-gallery-section{padding:0 5% 110px;background:var(--white);}
.project-gallery{
  display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:170px;gap:14px;max-width:1300px;margin:0 auto;
}
.gallery-item{
  border-radius:4px;background-size:cover;background-position:center;
  grid-column:span 1;grid-row:span 1;transition:transform .5s ease;
}
.gallery-big{grid-column:span 2;grid-row:span 2;}
.gallery-item:hover{transform:scale(1.02);}

/* Page banner (inner pages) */
.page-banner{
  background:var(--navy-darker);padding:190px 5% 90px;text-align:center;position:relative;overflow:hidden;
}
.page-banner::before{
  content:'';position:absolute;top:-20%;right:-10%;width:600px;height:600px;border-radius:50%;
  background:radial-gradient(circle, rgba(232,161,60,.1) 0%, rgba(232,161,60,0) 70%);
}
.page-banner-inner{max-width:640px;margin:0 auto;position:relative;}
.page-banner h1{color:var(--white);font-size:clamp(2.2rem,4vw,3.2rem);margin-bottom:16px;}
.page-banner p{color:rgba(255,255,255,.75);font-size:.95rem;line-height:1.6;}
.page-banner .eyebrow{color:var(--gold);}

/* Projects grid page */
.projects-section{padding:90px 5% 110px;background:var(--off);}
.projects-grid{
  display:grid;grid-template-columns:repeat(4,1fr);gap:26px;max-width:1300px;margin:0 auto;
}
.main-nav a.active-link{color:var(--gold);}

/* Footer */
.site-footer{background:var(--navy-darker);color:rgba(255,255,255,.6);font-size:.85rem;position:relative;}
.site-footer::before{
  content:'';position:absolute;top:0;left:0;right:0;height:1px;
  background:linear-gradient(90deg, transparent, var(--gold), transparent);
}
.footer-top{
  max-width:1300px;margin:0 auto;padding:80px 5% 50px;
  display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:40px;
}
.footer-logo{height:38px;width:auto;margin-bottom:18px;align-self:flex-start;}
.footer-brand p{line-height:1.7;font-size:.85rem;opacity:.75;max-width:320px;}
.footer-col h5{
  color:var(--white);font-family:var(--font-head);font-size:1.05rem;margin-bottom:20px;font-weight:600;
}
.footer-col{display:flex;flex-direction:column;gap:12px;}
.footer-col a{opacity:.75;transition:all .3s ease;position:relative;width:fit-content;}
.footer-col a:hover{opacity:1;color:var(--gold);padding-left:6px;}
.footer-bottom{
  border-top:1px solid rgba(255,255,255,.1);padding:26px 5%;
  display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:10px;
  max-width:1300px;margin:0 auto;
}
.footer-note{opacity:.5;font-size:.72rem;}

/* Stretched card links (whole card clickable) */
.card-stretched{position:absolute;inset:0;z-index:6;}
a.tile.card-stretched, a.tile.card-stretched:hover{color:var(--white);}

/* Page leave transition on internal navigation */
body{transition:opacity .35s ease, transform .35s ease;}
body.page-leave{opacity:0;transform:scale(.985);}

/* Category / project filter tabs */
.filter-tabs{
  display:flex;flex-wrap:wrap;justify-content:center;gap:12px;margin:0 auto 50px;max-width:1300px;
}
.filter-tab{
  padding:10px 22px;border:1px solid #dfe3e8;border-radius:30px;
  font-size:.8rem;letter-spacing:.5px;text-transform:uppercase;font-weight:600;color:var(--navy);
  background:var(--white);cursor:pointer;transition:all .3s ease;
}
.filter-tab:hover{border-color:var(--navy);}
.filter-tab.active{background:var(--navy);border-color:var(--navy);color:var(--white);}
.property-card.is-hidden{opacity:0;transform:scale(.92);pointer-events:none;}

/* Reveal animation */
.reveal{
  opacity:0;transform:translateY(40px);
  transition:opacity .8s cubic-bezier(.16,.84,.44,1), transform .8s cubic-bezier(.16,.84,.44,1);
  transition-delay:calc(var(--d, 0) * .1s);
}
.reveal.in{opacity:1;transform:translateY(0);}

/* Responsive */
@media(max-width:1100px){
  .tile-big{grid-column:span 2;grid-row:span 2;}
  .listing-grid{grid-template-columns:repeat(2,1fr);}
  .projects-grid{grid-template-columns:repeat(3,1fr);}
  .project-overview-grid{grid-template-columns:1fr;}
  .project-gallery{grid-template-columns:repeat(2,1fr);}
  .gallery-big{grid-column:span 2;grid-row:span 1;}
  .service-grid{grid-template-columns:repeat(3,1fr);}
  .intro-grid{grid-template-columns:1fr;gap:40px;}
  .intro-media::before{display:none;}
  .intro-media-frame{height:320px;}
  .about{grid-template-columns:1fr;}
  .about-media img{height:340px;}
  .about-frame::before{display:none;}
  .about-badge{right:10px;bottom:-24px;}
  .contact-grid{grid-template-columns:1fr;}
  .loan-inner{grid-template-columns:1fr;}
  .footer-top{grid-template-columns:1fr 1fr;}
}
@media(max-width:760px){
  .main-nav,.nav-cta{display:none;}
  .nav-toggle{display:flex;}
  .tile-grid{grid-template-columns:repeat(2,1fr);grid-auto-rows:190px;}
  .tile-big{grid-column:span 2;grid-row:span 1;}
  .listing-grid{grid-template-columns:1fr;}
  .projects-grid{grid-template-columns:repeat(2,1fr);}
  .page-banner{padding:150px 6% 70px;}
  .project-stats{grid-template-columns:1fr 1fr;}
  .project-gallery{grid-template-columns:1fr 1fr;grid-auto-rows:150px;}
  .service-grid{grid-template-columns:repeat(2,1fr);}
  .service-card{padding:32px 20px 26px;}
  .service-card h4{font-size:1.05rem;}
  .loan-stats{flex-wrap:wrap;gap:24px;}
  .footer-top{grid-template-columns:1fr;padding:60px 6% 40px;}
  .footer-bottom{flex-direction:column;text-align:center;}
}

/* Gallery lightbox */
.gallery-item{cursor:pointer;}
.lightbox{
  position:fixed;inset:0;z-index:9999;background:rgba(5,20,41,.95);
  display:flex;align-items:center;justify-content:center;
  opacity:0;visibility:hidden;transition:opacity .35s ease, visibility .35s ease;
}
.lightbox.active{opacity:1;visibility:visible;}
.lightbox-img{
  max-width:88vw;max-height:82vh;object-fit:contain;border-radius:4px;
  box-shadow:0 30px 80px rgba(0,0,0,.5);
  transform:scale(.94);opacity:0;transition:transform .4s cubic-bezier(.16,.84,.44,1), opacity .3s ease;
}
.lightbox.active .lightbox-img{transform:scale(1);opacity:1;}
.lightbox-close{
  position:absolute;top:24px;right:28px;background:none;border:none;color:var(--white);
  font-size:2.2rem;line-height:1;cursor:pointer;opacity:.8;transition:opacity .3s ease;
}
.lightbox-close:hover{opacity:1;}
.lightbox-arrow{
  position:absolute;top:50%;transform:translateY(-50%);width:52px;height:52px;border-radius:50%;
  background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.3);color:var(--white);
  display:flex;align-items:center;justify-content:center;font-size:1rem;cursor:pointer;
  transition:background .3s ease, color .3s ease, border-color .3s ease;
}
.lightbox-arrow:hover{background:var(--gold);border-color:var(--gold);color:var(--navy-darker);}
.lightbox-prev{left:24px;}
.lightbox-next{right:24px;}
.lightbox-counter{
  position:absolute;bottom:26px;left:50%;transform:translateX(-50%);
  color:rgba(255,255,255,.75);font-size:.78rem;letter-spacing:1.5px;text-transform:uppercase;
}
@media(max-width:760px){
  .lightbox-arrow{width:42px;height:42px;font-size:.85rem;}
  .lightbox-prev{left:10px;}
  .lightbox-next{right:10px;}
  .lightbox-close{top:14px;right:16px;font-size:1.8rem;}
}