/* ===================================================================
   Birmaland Global Stylesheet
   Base tokens, layout primitives, and shared components below,
   followed by per-page sections (values may overlap with base —
   harmless duplication kept for fidelity with original templates).
   ===================================================================*/

/* ---------- BASE (global, header, hero, about, property, search-filter, footer) ---------- */
/*
  Token warna & utilitas bersama — diambil apa adanya dari <style> di
  wix/code/templates/index.html (versi final, sudah responsive).
  Di Wix ini setara dengan "Theme" / global CSS variables di Editor —
  bukan file yang di-link manual ke halaman, tapi acuan nilai yang harus
  disamakan di panel Design/Theme, atau di-paste ke bagian atas tiap
  Custom Element yang memakai class/variable di bawah ini.
*/

:root {
  --navy: #003a70;
  --navy-2: #002f5c;
  --gold: #FEB700;
  --gold-2: #E0A400;
  --ink: #1B2333;
  --muted: #6B7280;
  --line: #E7E7EA;
  --bg-soft: #F5F6F8;
  --white: #FFFFFF;
}

* {
  box-sizing: border-box
}

body {
  margin: 0;
  font-family: 'Inter', system-ui, sans-serif;
  color: var(--ink);
  background: #fff;
  -webkit-font-smoothing: antialiased
}

/* ---------- custom scrollbar (hidden until scrolling) ---------- */
html {
  scrollbar-gutter: stable;
  scrollbar-width: thin;
  scrollbar-color: transparent transparent
}

html.scrolling {
  scrollbar-color: var(--gold) transparent
}

::-webkit-scrollbar {
  width: 10px
}

::-webkit-scrollbar-track {
  background: transparent
}

::-webkit-scrollbar-thumb {
  background: transparent;
  border-radius: 20px;
  border: 2px solid transparent;
  background-clip: padding-box
}

html.scrolling::-webkit-scrollbar-thumb {
  background: linear-gradient(180deg, #FFCE47 0%, var(--gold) 50%, var(--gold-2) 100%);
  background-clip: padding-box;
  border: 2px solid transparent
}

html.scrolling::-webkit-scrollbar-thumb:hover {
  background: linear-gradient(180deg, var(--gold) 0%, var(--gold-2) 100%);
  background-clip: padding-box
}

h1,
h2,
h3,
h4 {
  font-family: 'Inter', system-ui, sans-serif;
  margin: 0
}

p {
  margin: 0
}

a {
  text-decoration: none;
  color: inherit
}

img {
  max-width: 100%;
  display: block
}

.wrap {
  max-width: 1300px;
  margin: 0 auto;
  padding: 0 32px
}

.btn {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  padding: 14px 26px;
  border-radius: 8px;
  font-size: 14px;
  font-weight: 600;
  cursor: pointer;
  white-space: nowrap;
  border: 1px solid transparent
}

.btn-gold {
  background: var(--gold);
  color: #1B2333
}

.btn-gold:hover {
  background: var(--gold-2)
}

.btn-gold-shine {
  position: relative;
  overflow: hidden;
  background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
  box-shadow: 0 4px 14px rgba(254, 183, 0, .45), inset 0 1px 0 rgba(255, 255, 255, .5);
  transition: box-shadow .2s ease, transform .2s ease
}

.btn-gold-shine:hover {
  background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
  box-shadow: 0 6px 20px rgba(254, 183, 0, .6), inset 0 1px 0 rgba(255, 255, 255, .5);
  transform: translateY(-1px)
}

.btn-gold-shine::after {
  content: '';
  position: absolute;
  top: 0;
  left: -60%;
  width: 40%;
  height: 100%;
  background: linear-gradient(115deg, transparent 0%, rgba(255, 255, 255, .65) 50%, transparent 100%);
  transform: skewX(-20deg);
  animation: shine 3.2s ease-in-out infinite
}

.btn-gold-shine>* {
  position: relative;
  z-index: 1
}

.btn-outline-dark {
  border-color: var(--gold);
  color: var(--gold);
  flex-direction: row-reverse
}

.btn-outline-dark:hover {
  background: rgba(255, 255, 255, .08)
}

.eyebrow {
  font-size: 11.5px;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--gold-2);
  font-weight: 600
}

.icon {
  width: 20px;
  height: 20px;
  flex: none
}

@keyframes shine {
  0% {
    left: -60%
  }

  35% {
    left: 130%
  }

  100% {
    left: 130%
  }
}

/* ---------- responsive safety net (dipakai di semua halaman) ---------- */
@media (max-width: 640px) {

  html,
  body {
    overflow-x: hidden
  }

  .wrap {
    padding: 0 16px
  }
}
/*
  IMPLEMENTASI WIX: Wix Studio
  Sumber asli: pages/index.html (.navbar-fixed, .site-header, nav.mainnav, dst)
  Di Wix Studio ini dipetakan lewat panel Design pada Site Header —
  nilai di bawah jadi acuan angka (padding, warna, radius) saat setting manual.
*/
.navbar-fixed{
  position: fixed; top: 0; left: 0; right: 0; z-index: 50;
  background: linear-gradient(180deg, rgba(0,58,112,.85) 0%, rgba(0,58,112,.55) 55%, rgba(0,58,112,0) 100%);
  backdrop-filter: blur(6px);
  -webkit-mask-image: linear-gradient(180deg, #000 60%, transparent 100%);
  mask-image: linear-gradient(180deg, #000 60%, transparent 100%);
  transition: background .35s ease, box-shadow .35s ease, backdrop-filter .35s ease;
}
.navbar-fixed.scrolled{
  background: rgba(0,58,112,.94);
  backdrop-filter: saturate(140%) blur(10px);
  -webkit-mask-image: none; mask-image: none;
  box-shadow: 0 10px 30px rgba(0,0,0,.18);
}
.navbar-fixed.dropdown-open{
  -webkit-mask-image: none; mask-image: none;
}
.site-header{
  display: flex; align-items: center; justify-content: space-between;
  padding: 34px 32px; max-width: 1300px; margin: 0 auto;
  transition: padding .35s ease;
}
.navbar-fixed.scrolled .site-header{ padding: 20px 32px; }
.logo{ display: flex; align-items: center; }

nav.mainnav{ display: flex; align-items: center; gap: 26px; }
nav.mainnav a{
  font-size: 13.5px; font-weight: 500; color: rgba(255,255,255,.85);
  padding-bottom: 6px; border-bottom: 1.5px solid transparent; white-space: nowrap;
}
nav.mainnav a.active{ color: #fff; border-color: var(--gold); }
nav.mainnav a:hover{ color: var(--gold); }

.header-actions{ display: flex; align-items: center; gap: 12px; }
.login-btn{
  display: flex; align-items: center; color: #fff;
  padding: 10px 18px; border-radius: 8px; font-size: 12.5px; font-weight: 600;
  background: rgba(254,183,0,.14); border: 1px solid rgba(254,183,0,.55);
  transition: background .2s ease, color .2s ease, border-color .2s ease;
}
.login-btn:hover{ background: rgba(254,183,0,.28); border-color: var(--gold); color: var(--gold); }

.call-btn{
  position: relative; overflow: hidden; display: flex; align-items: center; gap: 8px;
  background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
  color: #1B2333; padding: 10px 20px; border-radius: 8px; font-size: 12.5px; font-weight: 600;
  box-shadow: 0 4px 14px rgba(254,183,0,.45), inset 0 1px 0 rgba(255,255,255,.5);
  transition: box-shadow .2s ease, transform .2s ease;
}
.call-btn:hover{ box-shadow: 0 6px 20px rgba(254,183,0,.6), inset 0 1px 0 rgba(255,255,255,.5); transform: translateY(-1px); }
.call-btn::after{
  content: ''; position: absolute; top: 0; left: -60%; width: 40%; height: 100%;
  background: linear-gradient(115deg, transparent 0%, rgba(255,255,255,.65) 50%, transparent 100%);
  transform: skewX(-20deg); animation: shine 3.2s ease-in-out infinite;
}
/*
  IMPLEMENTASI WIX: Custom Element
  Sumber asli: pages/index.html (.hero, .hero-*, .feature-strip)
  Ini masuk apa adanya ke dalam <style> Custom Element — tidak perlu
  dipecah lagi ke panel Design karena section ini custom, bukan komponen Wix Studio.
*/
.hero{ position: relative; overflow: hidden; background: var(--navy); padding-bottom: 54px; }
.hero-photo-bg{
  position: absolute; inset: 0; z-index: 0;
  background-image: url('/assets/images/hero/house-dusk-v2.png');
  background-size: auto 115%; background-repeat: no-repeat; background-position: 100% 60%;
  -webkit-mask-image: linear-gradient(90deg, transparent 0%, transparent 8%, #000 32%);
  mask-image: linear-gradient(90deg, transparent 0%, transparent 8%, #000 32%);
}
.hero-scrim{
  position: absolute; inset: 0; z-index: 1;
  background: linear-gradient(100deg, #003a70 0%, #003a70 29%, rgba(0,58,112,.88) 42%, rgba(0,58,112,.48) 58%, rgba(0,58,112,.16) 74%, rgba(0,58,112,.02) 100%);
}
.hero-rings{ position: absolute; left: -100px; top: -90px; width: 560px; height: 560px; z-index: 1; opacity: .55; pointer-events: none; }
.hero-dots{
  position: absolute; left: 41%; top: 56%; width: 100px; height: 82px; z-index: 1;
  background-image: radial-gradient(rgba(254,183,0,.55) 1.5px, transparent 1.5px);
  background-size: 13px 13px; opacity: .75;
}
.hero-content{ position: relative; z-index: 2; max-width: 1300px; margin: 0 auto; padding: 148px 32px 0; }
.hero-copy{ max-width: 540px; }
.hero-copy h1{ color: #fff; font-size: 43px; line-height: 1.35; font-weight: 600; letter-spacing: -.005em; }
.hero-copy h1 .accent{ color: var(--gold); }
.hero-copy p{ color: rgba(255,255,255,.75); font-size: 14.5px; line-height: 1.7; margin-top: 20px; max-width: 37ch; }
.hero-tag{ margin-top: 16px; font-size: 13px; color: var(--gold); font-weight: 500; }
.hero-actions{ display: flex; gap: 14px; margin-top: 32px; }

.feature-strip{
  position: relative; z-index: 2; max-width: 1236px; margin: 60px auto 0;
  background: rgba(255,255,255,.05); border-radius: 14px; padding: 26px 30px;
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px;
}
.feature-item{ display: flex; gap: 12px; align-items: flex-start; color: #fff; }
.feature-item svg{ width: 26px; height: 26px; flex: none; color: var(--gold); }
.fi-title{ font-size: 13px; font-weight: 700; }
.fi-sub{ font-size: 11.5px; color: rgba(255,255,255,.65); margin-top: 4px; line-height: 1.4; }
/*
  IMPLEMENTASI WIX: Wix Studio
  Sumber asli: pages/index.html (.about-section, .about-*)
  Section statis — susunan grid dua kolom ini bisa direplikasi persis
  dengan Container/Strip bawaan Editor; nilai di bawah jadi acuan spacing.
*/
.about-section{ padding: 64px 0 60px; }
.about-grid{ display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: start; margin-top: 14px; }
.about-grid .eyebrow{ color: var(--ink); }
.about-grid h2{ font-size: 32px; font-weight: 700; line-height: 1.25; margin-top: 6px; }
.about-grid h2 .accent{ color: var(--gold-2); }
.about-grid > div:first-child p{ color: var(--muted); font-size: 14.5px; line-height: 1.8; margin-top: 16px; max-width: 46ch; }

.about-points{ display: grid; grid-template-columns: repeat(3, 1fr); gap: 10px; margin-top: 32px; }
.about-point{ text-align: left; padding: 0 10px; border-left: 1px solid var(--line); min-width: 0; }
.about-point:first-child{ border-left: none; }
.about-point .ap-icon{ display: flex; justify-content: center; margin-bottom: 16px; }
.about-point .ap-icon svg{ width: 60px; height: 60px; }
.about-point .ap-icon svg .ic-gold{ stroke: var(--gold-2); }
.about-point .ap-icon svg .ic-navy{ stroke: var(--navy); }
.about-point .ap-title{ font-size: 12.5px; font-weight: 700; white-space: nowrap; }
.about-point .ap-sub{ font-size: 12.5px; color: var(--muted); margin-top: 7px; line-height: 1.55; }

.about-cta{ margin-top: 32px; }
.about-photo{ position: relative; }
.about-dots{
  position: absolute; right: -99px; top: -24px; width: 150px; height: 130px; z-index: 0;
  background-image: radial-gradient(rgba(224,164,0,.85) 1.7px, transparent 1.7px);
  background-size: 13px 13px; opacity: .9;
}
.about-photo .frame{
  position: relative; z-index: 1; border-radius: 16px; overflow: hidden; aspect-ratio: 4/3.3;
  background: url('/assets/images/about/living-room.jpg') center/cover;
}
.about-badge{
  position: absolute; z-index: 2; right: -28px; top: 42%; transform: translateY(-50%);
  background: var(--navy); color: #fff; border-radius: 12px; padding: 34px 26px;
  box-shadow: 0 20px 40px rgba(0,58,112,.4); min-width: 150px; min-height: 190px;
  display: flex; flex-direction: column; justify-content: center;
}
.about-badge .num{ font-size: 30px; font-weight: 800; line-height: 1; color: var(--gold); }
.about-badge .lbl{ font-size: 12px; font-weight: 600; margin-top: 8px; line-height: 1.3; color: rgba(255,255,255,.85); }
.about-badge .rule{ width: 26px; height: 2px; background: var(--gold); margin-top: 12px; }

@media (max-width: 1100px){
  .about-grid{ grid-template-columns: 1fr; }
}
/*
  IMPLEMENTASI WIX: Custom Element + CMS
  Sumber asli: pages/property.html (.prop-grid, .prop-card)
  Style ini menempel di template item Repeater (lewat Custom Element per-kartu),
  bukan di parent grid — grid-nya sendiri diatur Repeater's layout setting.
*/
.prop-grid{ display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; }
.prop-card{ background: #fff; border-radius: 14px; overflow: hidden; box-shadow: 0 10px 28px rgba(16,24,40,.06); border: 1px solid var(--line); transition: transform .2s ease, box-shadow .2s ease; }
.prop-card:hover{ transform: translateY(-5px); box-shadow: 0 18px 36px rgba(16,24,40,.12); }
.prop-photo{ position: relative; aspect-ratio: 4/3; background-size: cover; background-position: center; }
.prop-badge{ position: absolute; top: 12px; left: 12px; background: rgba(0,58,112,.82); color: #fff; font-size: 10px; letter-spacing: .04em; font-weight: 600; padding: 6px 11px; border-radius: 6px; }
.prop-body{ padding: 16px 18px 20px; }
.prop-title{ font-size: 16px; font-weight: 700; margin-top: 6px; }
.prop-loc{ font-size: 12px; color: var(--muted); margin-top: 4px; }
.prop-price-lbl{ font-size: 10.5px; color: var(--muted); margin-top: 14px; }
.prop-price{ font-size: 18px; font-weight: 700; color: var(--navy); margin-top: 2px; }
.prop-specs{ display: flex; gap: 9px; margin-top: 12px; padding-top: 12px; border-top: 1px solid var(--line); flex-wrap: wrap; }
.prop-specs span{ display: flex; align-items: center; gap: 5px; font-size: 11px; color: var(--ink); font-weight: 500; white-space: nowrap; }
.prop-specs svg{ width: 16px; height: 16px; color: var(--gold-2); flex: none; }

@media (max-width: 1100px){ .prop-grid{ grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 600px){ .prop-grid{ grid-template-columns: 1fr; } }
/*
  IMPLEMENTASI WIX: Custom Element + Velo
  Sumber asli: pages/property.html (.filter-card, .cselect*)
  CSS ini tetap tinggal di dalam Custom Element — Velo hanya menambah/melepas
  class (mis. .open, .selected) lewat $w, bukan menulis style baru.
*/
.filter-card-wrap{ position: relative; z-index: 30; margin-top: -46px; }
.filter-card{ background: #fff; border-radius: 18px; box-shadow: 0 24px 50px rgba(16,24,40,.16); padding: 24px 26px; display: flex; align-items: flex-end; gap: 22px; flex-wrap: wrap; }
.filter-block{ display: flex; flex-direction: column; gap: 9px; }
.filter-block > span{ font-size: 9px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); font-weight: 700; padding-left: 2px; }
.filter-search{ display: flex; align-items: center; gap: 10px; min-width: 220px; border: 1px solid var(--line); border-radius: 12px; padding: 12px 16px; background: var(--bg-soft); transition: border-color .2s ease, background .2s ease; }
.filter-search:focus-within{ border-color: var(--gold); background: #fff; }
.filter-search svg{ width: 17px; height: 17px; color: var(--muted); flex: none; }
.filter-search input{ border: 0; background: transparent; font-size: 13.5px; color: var(--ink); width: 100%; }
.filter-search input:focus{ outline: none; }
.filter-block.grow{ flex: 1 1 260px; }
.filter-divider{ width: 1px; align-self: stretch; background: var(--line); margin-bottom: 2px; }
.filter-selects{ display: flex; gap: 12px; flex-wrap: wrap; }

.cselect{ position: relative; min-width: 170px; }
.cselect-btn{ display: flex; align-items: center; justify-content: space-between; gap: 10px; width: 100%; border: 1px solid var(--line); border-radius: 10px; background: var(--bg-soft); padding: 10.5px 14px; font-size: 13px; color: var(--ink); cursor: pointer; transition: border-color .2s ease, background .2s ease; }
.cselect-btn svg{ width: 14px; height: 14px; color: var(--muted); flex: none; transition: transform .2s ease; }
.cselect.open .cselect-btn{ border-color: var(--gold); background: #fff; }
.cselect.open .cselect-btn svg{ transform: rotate(180deg); }
.cselect-panel{ position: absolute; top: calc(100% + 8px); left: 0; right: 0; min-width: 200px; background: #fff; border: 1px solid var(--line); border-radius: 12px; box-shadow: 0 16px 34px rgba(16,24,40,.14); padding: 10px; z-index: 40; display: none; }
.cselect.open .cselect-panel{ display: block; }
.cselect-search{ display: flex; align-items: center; gap: 8px; border: 1px solid var(--line); border-radius: 8px; padding: 8px 10px; margin-bottom: 8px; background: var(--bg-soft); }
.cselect-search svg{ width: 14px; height: 14px; color: var(--muted); flex: none; }
.cselect-search input{ border: 0; background: transparent; font-size: 12.5px; width: 100%; }
.cselect-search input:focus{ outline: none; }
.cselect-list{ max-height: 220px; overflow-y: auto; display: flex; flex-direction: column; gap: 2px; }
.cselect-opt{ padding: 9px 10px; border-radius: 7px; font-size: 13px; color: var(--ink); cursor: pointer; display: flex; align-items: center; justify-content: space-between; gap: 8px; }
.cselect-opt:hover{ background: var(--bg-soft); }
.cselect-opt.selected{ background: rgba(254,183,0,.14); color: var(--gold-2); font-weight: 600; }
.cselect-opt svg{ width: 13px; height: 13px; flex: none; }
.cselect-empty{ padding: 14px 10px; text-align: center; font-size: 12px; color: var(--muted); }

.filter-bar-meta{ display: flex; align-items: center; justify-content: space-between; gap: 16px; margin-top: 22px; flex-wrap: wrap; }
.filter-count{ font-size: 12.5px; color: var(--muted); }
.filter-count strong{ color: var(--ink); }
.filter-reset{ cursor: pointer; display: inline-flex; align-items: center; gap: 6px; font-size: 11.5px; letter-spacing: .06em; font-weight: 700; color: var(--gold-2); }
.filter-reset:hover{ color: var(--gold); }
.filter-reset svg{ width: 13px; height: 13px; }

.filter-advanced-toggle{ margin-top: 16px; display: inline-flex; align-items: center; gap: 7px; cursor: pointer; font-size: 12.5px; font-weight: 700; color: var(--gold-2); border: 1px dashed var(--line); border-radius: 9px; padding: 9px 16px; transition: border-color .2s ease, color .2s ease, background .2s ease; }
.filter-advanced-toggle:hover{ border-color: var(--gold); background: var(--bg-soft); }
.filter-advanced-toggle svg{ width: 13px; height: 13px; transition: transform .25s ease; }
.filter-advanced-toggle.open svg{ transform: rotate(45deg); }
.filter-advanced-panel{ max-height: 0; overflow: hidden; opacity: 0; transition: max-height .35s ease, opacity .3s ease, margin .35s ease; }
.filter-advanced-panel.open{ max-height: 900px; opacity: 1; margin-top: 18px; }

@media (max-width: 900px){
  .filter-card{ flex-direction: column; align-items: stretch; }
  .filter-divider{ display: none; }
  .filter-selects{ width: 100%; }
  .filter-block{ flex: 1; }
  .cselect{ width: 100%; min-width: 0; }
}
/*
  IMPLEMENTASI WIX: Wix Studio
  Sumber asli: pages/index.html (footer, .footer-*)
  Statis penuh — acuan spacing/warna untuk panel Design pada Site Footer.
*/
footer{ background: var(--navy); color: rgba(255,255,255,.68); padding-top: 70px; }
.footer-grid{ display: grid; grid-template-columns: 1.3fr 1fr 1fr 1fr 1.2fr; gap: 40px; padding-bottom: 44px; border-bottom: 1px solid rgba(255,255,255,.12); }
.footer-logo{ display: flex; align-items: center; }
.footer-tag{ font-size: 12px; letter-spacing: .08em; text-transform: uppercase; color: rgba(255,255,255,.75); margin-top: 14px; line-height: 1.6; }
.footer-tag .accent{ color: var(--gold); }
.footer-col h4{ font-size: 16px; font-weight: 700; color: #fff; margin-bottom: 16px; }
.footer-col a{ display: block; font-size: 13px; padding: 6px 0; color: rgba(255,255,255,.65); }
.footer-col a:hover{ color: var(--gold); }
.footer-contact div{ display: flex; gap: 10px; font-size: 13px; margin-bottom: 12px; color: rgba(255,255,255,.68); }
.footer-contact svg{ width: 15px; height: 15px; flex: none; margin-top: 2px; color: var(--gold); }
.social-row{ display: flex; gap: 10px; margin-top: 18px; }
.social-row a{ width: 38px; height: 38px; border-radius: 50%; background: #fff; display: flex; align-items: center; justify-content: center; }
.social-row svg{ width: 21px; height: 21px; }
.footer-bottom{ text-align: center; font-size: 12px; padding: 22px 0; color: rgba(255,255,255,.45); }

@media (max-width: 1100px){
  .footer-grid{ grid-template-columns: 1fr 1fr; }
}

/* ================= PAGE: home.html ================= */
    :root {
      --navy: #003a70;
      --navy-2: #002f5c;
      --gold: #FEB700;
      --gold-2: #E0A400;
      --ink: #1B2333;
      --muted: #6B7280;
      --line: #E7E7EA;
      --bg-soft: #F5F6F8;
      --white: #FFFFFF;
    }

    * {
      box-sizing: border-box
    }

    body {
      margin: 0;
      font-family: 'Inter', system-ui, sans-serif;
      color: var(--ink);
      background: #fff;
      -webkit-font-smoothing: antialiased
    }

    /* ---------- custom scrollbar (hidden until scrolling) ---------- */
    html {
      scrollbar-gutter: stable;
      scrollbar-width: thin;
      scrollbar-color: transparent transparent
    }

    html.scrolling {
      scrollbar-color: var(--gold) transparent
    }

    ::-webkit-scrollbar {
      width: 10px
    }

    ::-webkit-scrollbar-track {
      background: transparent
    }

    ::-webkit-scrollbar-thumb {
      background: transparent;
      border-radius: 20px;
      border: 2px solid transparent;
      background-clip: padding-box
    }

    html.scrolling::-webkit-scrollbar-thumb {
      background: linear-gradient(180deg, #FFCE47 0%, var(--gold) 50%, var(--gold-2) 100%);
      background-clip: padding-box;
      border: 2px solid transparent
    }

    html.scrolling::-webkit-scrollbar-thumb:hover {
      background: linear-gradient(180deg, var(--gold) 0%, var(--gold-2) 100%);
      background-clip: padding-box
    }

    h1,
    h2,
    h3,
    h4 {
      font-family: 'Inter', system-ui, sans-serif;
      margin: 0
    }

    p {
      margin: 0
    }

    a {
      text-decoration: none;
      color: inherit
    }

    img {
      max-width: 100%;
      display: block
    }

    .wrap {
      max-width: 1300px;
      margin: 0 auto;
      padding: 0 32px
    }

    .btn {
      display: inline-flex;
      align-items: center;
      gap: 8px;
      padding: 14px 26px;
      border-radius: 8px;
      font-size: 14px;
      font-weight: 600;
      cursor: pointer;
      white-space: nowrap;
      border: 1px solid transparent
    }

    .btn-gold {
      background: var(--gold);
      color: #1B2333
    }

    .btn-gold:hover {
      background: var(--gold-2)
    }

    .btn-gold-shine {
      position: relative;
      overflow: hidden;
      background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
      box-shadow: 0 4px 14px rgba(254, 183, 0, .45), inset 0 1px 0 rgba(255, 255, 255, .5);
      transition: box-shadow .2s ease, transform .2s ease
    }

    .btn-gold-shine:hover {
      background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
      box-shadow: 0 6px 20px rgba(254, 183, 0, .6), inset 0 1px 0 rgba(255, 255, 255, .5);
      transform: translateY(-1px)
    }

    .btn-gold-shine::after {
      content: '';
      position: absolute;
      top: 0;
      left: -60%;
      width: 40%;
      height: 100%;
      background: linear-gradient(115deg, transparent 0%, rgba(255, 255, 255, .65) 50%, transparent 100%);
      transform: skewX(-20deg);
      animation: shine 3.2s ease-in-out infinite
    }

    .btn-gold-shine>* {
      position: relative;
      z-index: 1
    }

    .btn-outline-dark {
      border-color: var(--gold);
      color: var(--gold);
      flex-direction: row-reverse
    }

    .btn-outline-dark:hover {
      background: rgba(255, 255, 255, .08)
    }

    .eyebrow {
      font-size: 11.5px;
      letter-spacing: .22em;
      text-transform: uppercase;
      color: var(--gold-2);
      font-weight: 600
    }

    .icon {
      width: 20px;
      height: 20px;
      flex: none
    }

    /* ---------- header (transparent, sits on top of hero) ---------- */
    .navbar-fixed {
      position: fixed;
      top: 0;
      left: 0;
      right: 0;
      z-index: 50;
      background: linear-gradient(180deg, rgba(0, 58, 112, .85) 0%, rgba(0, 58, 112, .55) 55%, rgba(0, 58, 112, 0) 100%);
      backdrop-filter: blur(6px);
      -webkit-mask-image: linear-gradient(180deg, #000 60%, transparent 100%);
      mask-image: linear-gradient(180deg, #000 60%, transparent 100%);
      transition: background .35s ease, box-shadow .35s ease, backdrop-filter .35s ease
    }

    .navbar-fixed.scrolled {
      background: rgba(0, 58, 112, .94);
      backdrop-filter: saturate(140%) blur(10px);
      -webkit-mask-image: none;
      mask-image: none;
      box-shadow: 0 10px 30px rgba(0, 0, 0, .18)
    }

    .site-header {
      display: flex;
      align-items: center;
      justify-content: space-between;
      padding: 34px 32px;
      max-width: 1300px;
      margin: 0 auto;
      transition: padding .35s ease
    }

    .navbar-fixed.scrolled .site-header {
      padding: 20px 32px
    }

    .logo {
      display: flex;
      align-items: center
    }

    nav.mainnav {
      display: flex;
      align-items: center;
      gap: 26px
    }

    nav.mainnav a {
      font-size: 13.5px;
      font-weight: 500;
      color: rgba(255, 255, 255, .85);
      padding-bottom: 6px;
      border-bottom: 1.5px solid transparent;
      white-space: nowrap
    }

    nav.mainnav a.active {
      color: #fff;
      border-color: var(--gold)
    }

    nav.mainnav a:hover {
      color: var(--gold)
    }

    .header-actions {
      display: flex;
      align-items: center;
      gap: 12px
    }

    .login-btn {
      display: flex;
      align-items: center;
      color: #fff;
      padding: 10px 18px;
      border-radius: 8px;
      font-size: 12.5px;
      font-weight: 600;
      background: rgba(254, 183, 0, .14);
      border: 1px solid rgba(254, 183, 0, .55);
      transition: background .2s ease, color .2s ease, border-color .2s ease
    }

    .login-btn:hover {
      background: rgba(254, 183, 0, .28);
      border-color: var(--gold);
      color: var(--gold)
    }

    .call-btn {
      position: relative;
      overflow: hidden;
      display: flex;
      align-items: center;
      gap: 8px;
      background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
      color: #1B2333;
      padding: 10px 20px;
      border-radius: 8px;
      font-size: 12.5px;
      font-weight: 600;
      box-shadow: 0 4px 14px rgba(254, 183, 0, .45), inset 0 1px 0 rgba(255, 255, 255, .5);
      transition: box-shadow .2s ease, transform .2s ease
    }

    .call-btn:hover {
      box-shadow: 0 6px 20px rgba(254, 183, 0, .6), inset 0 1px 0 rgba(255, 255, 255, .5);
      transform: translateY(-1px)
    }

    .call-btn::after {
      content: '';
      position: absolute;
      top: 0;
      left: -60%;
      width: 40%;
      height: 100%;
      background: linear-gradient(115deg, transparent 0%, rgba(255, 255, 255, .65) 50%, transparent 100%);
      transform: skewX(-20deg);
      animation: shine 3.2s ease-in-out infinite
    }

    @keyframes shine {
      0% {
        left: -60%
      }

      35% {
        left: 130%
      }

      100% {
        left: 130%
      }
    }

    .call-btn svg {
      width: 13px;
      height: 13px;
      position: relative;
      z-index: 1
    }

    .call-btn {
      z-index: 1
    }

    .call-btn>* {
      position: relative;
      z-index: 1
    }

    /* ---------- hero ---------- */
    .hero {
      position: relative;
      overflow: hidden;
      background: var(--navy);
      padding-bottom: 54px
    }

    .hero-photo-bg {
      position: absolute;
      inset: 0;
      z-index: 0;
      background-image: url('/assets/images/hero/house-dusk-v2.png');
      background-size: auto 115%;
      background-repeat: no-repeat;
      background-position: 100% 60%;
      -webkit-mask-image: linear-gradient(90deg, transparent 0%, transparent 8%, #000 32%);
      mask-image: linear-gradient(90deg, transparent 0%, transparent 8%, #000 32%)
    }

    .hero-scrim {
      position: absolute;
      inset: 0;
      z-index: 1;
      background: linear-gradient(100deg, #003a70 0%, #003a70 29%, rgba(0, 58, 112, .88) 42%, rgba(0, 58, 112, .48) 58%, rgba(0, 58, 112, .16) 74%, rgba(0, 58, 112, .02) 100%)
    }

    .hero-rings {
      position: absolute;
      left: -100px;
      top: -90px;
      width: 560px;
      height: 560px;
      z-index: 1;
      opacity: .55;
      pointer-events: none
    }

    .hero-dots {
      position: absolute;
      left: 41%;
      top: 56%;
      width: 100px;
      height: 82px;
      z-index: 1;
      background-image: radial-gradient(rgba(254, 183, 0, .55) 1.5px, transparent 1.5px);
      background-size: 13px 13px;
      opacity: .75
    }

    .hero-content {
      position: relative;
      z-index: 2;
      max-width: 1300px;
      margin: 0 auto;
      padding: 148px 32px 0
    }

    .hero-copy {
      max-width: 540px
    }

    .hero-copy h1 {
      color: #fff;
      font-size: 43px;
      line-height: 1.35;
      font-weight: 600;
      letter-spacing: -.005em
    }

    .hero-copy h1 .accent {
      color: var(--gold)
    }

    .hero-copy p {
      color: rgba(255, 255, 255, .75);
      font-size: 14.5px;
      line-height: 1.7;
      margin-top: 20px;
      max-width: 37ch
    }

    .hero-tag {
      margin-top: 16px;
      font-size: 13px;
      color: var(--gold);
      font-weight: 500
    }

    .hero-actions {
      display: flex;
      gap: 14px;
      margin-top: 32px
    }

    .feature-strip {
      position: relative;
      z-index: 2;
      max-width: 1236px;
      margin: 60px auto 0;
      background: rgba(255, 255, 255, .05);
      border: 1px solid rgba(255, 255, 255, .16);
      border-radius: 12px;
      padding: 32px 8px;
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      backdrop-filter: blur(6px)
    }

    .feature-item {
      display: flex;
      align-items: center;
      gap: 16px;
      color: #fff;
      padding: 0 22px;
      border-left: 1px solid rgba(255, 255, 255, .16)
    }

    .feature-item:first-child {
      border-left: none
    }

    .feature-item svg {
      width: 34px;
      height: 34px;
      color: var(--gold);
      flex: none
    }

    .feature-item .fi-title {
      font-size: 16px;
      font-weight: 700
    }

    .feature-item .fi-sub {
      font-size: 12.5px;
      color: rgba(255, 255, 255, .6);
      margin-top: 6px;
      line-height: 1.45
    }

    section {
      padding: 120px 0 80px
    }

    section.tight {
      padding-top: 80px
    }

    /* ---------- about ---------- */
    .about-section {
      padding: 64px 0 60px
    }

    .about-grid {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 64px;
      align-items: start;
      margin-top: 14px
    }

    .about-grid .eyebrow {
      color: var(--ink)
    }

    .about-grid h2 {
      font-size: 32px;
      font-weight: 700;
      line-height: 1.25;
      margin-top: 6px
    }

    .about-grid h2 .accent {
      color: var(--gold-2)
    }

    .about-grid>div:first-child p {
      color: var(--muted);
      font-size: 14.5px;
      line-height: 1.8;
      margin-top: 16px;
      max-width: 46ch
    }

    .about-points {
      display: grid;
      grid-template-columns: repeat(3, 1fr);
      gap: 10px;
      margin-top: 32px
    }

    .about-point {
      text-align: left;
      padding: 0 10px;
      border-left: 1px solid var(--line);
      min-width: 0
    }

    .about-point:first-child {
      border-left: none
    }

    .about-point .ap-icon {
      display: flex;
      justify-content: center;
      margin-bottom: 16px
    }

    .about-point .ap-icon svg {
      width: 60px;
      height: 60px
    }

    .about-point .ap-icon svg .ic-gold {
      stroke: var(--gold-2)
    }

    .about-point .ap-icon svg .ic-navy {
      stroke: var(--navy)
    }

    .about-point .ap-title {
      font-size: 12.5px;
      font-weight: 700;
      font-family: 'Inter', sans-serif;
      white-space: nowrap
    }

    .about-point .ap-sub {
      font-size: 12.5px;
      color: var(--muted);
      margin-top: 7px;
      line-height: 1.55
    }

    .about-cta {
      margin-top: 32px
    }

    .about-photo {
      position: relative
    }

    .about-dots {
      position: absolute;
      right: -99px;
      top: -24px;
      width: 150px;
      height: 130px;
      z-index: 0;
      background-image: radial-gradient(rgba(224, 164, 0, .85) 1.7px, transparent 1.7px);
      background-size: 13px 13px;
      opacity: .9
    }

    .about-photo .frame {
      position: relative;
      z-index: 1;
      border-radius: 16px;
      overflow: hidden;
      aspect-ratio: 4/3.3;
      background: url('/assets/images/about/living-room.jpg') center/cover
    }

    .about-badge {
      position: absolute;
      z-index: 2;
      right: -28px;
      top: 42%;
      transform: translateY(-50%);
      background: var(--navy);
      color: #fff;
      border-radius: 12px;
      padding: 34px 26px;
      box-shadow: 0 20px 40px rgba(0, 58, 112, .4);
      min-width: 150px;
      min-height: 190px;
      display: flex;
      flex-direction: column;
      justify-content: center
    }

    .about-badge .num {
      font-family: 'Inter', sans-serif;
      font-size: 30px;
      font-weight: 800;
      line-height: 1;
      color: var(--gold)
    }

    .about-badge .lbl {
      font-size: 12px;
      font-weight: 600;
      margin-top: 8px;
      line-height: 1.3;
      color: rgba(255, 255, 255, .85)
    }

    .about-badge .rule {
      width: 26px;
      height: 2px;
      background: var(--gold);
      margin-top: 12px
    }

    /* ---------- featured properties ---------- */
    .featured {
      padding: 64px 0 60px
    }

    .featured .eyebrow {
      color: var(--ink)
    }

    .section-head {
      display: flex;
      align-items: flex-start;
      justify-content: space-between;
      gap: 30px;
      flex-wrap: wrap;
      margin-top: 6px
    }

    .section-head h2 {
      font-size: 30px;
      font-weight: 700
    }

    .section-head h2 .accent {
      color: var(--gold-2)
    }

    .featured {
      background: var(--bg-soft)
    }

    .prop-grid {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      gap: 24px;
      margin-top: 42px
    }

    .prop-card {
      background: #fff;
      border-radius: 14px;
      overflow: hidden;
      box-shadow: 0 10px 28px rgba(16, 24, 40, .06);
      border: 1px solid #EEECE6
    }

    .prop-photo {
      position: relative;
      aspect-ratio: 4/3;
      background-size: cover;
      background-position: center
    }

    .prop-badge {
      position: absolute;
      top: 12px;
      left: 12px;
      background: rgba(0, 58, 112, .82);
      color: #fff;
      font-size: 10px;
      letter-spacing: .04em;
      font-weight: 600;
      padding: 6px 11px;
      border-radius: 6px
    }

    .prop-body {
      padding: 16px 18px 20px
    }

    .prop-title {
      font-size: 15.5px;
      font-weight: 700
    }

    .prop-loc {
      font-size: 12px;
      color: var(--muted);
      margin-top: 4px
    }

    .prop-price-lbl {
      font-size: 10.5px;
      color: var(--muted);
      margin-top: 12px
    }

    .prop-price {
      font-family: 'Inter', sans-serif;
      font-size: 17px;
      font-weight: 700;
      color: var(--navy);
      margin-top: 2px
    }

    .prop-specs {
      display: flex;
      gap: 13px;
      margin-top: 12px;
      padding-top: 12px;
      border-top: 1px solid var(--line)
    }

    .prop-specs span {
      display: flex;
      align-items: center;
      gap: 5px;
      font-size: 11.5px;
      color: var(--ink);
      font-weight: 500
    }

    .prop-specs svg {
      width: 16px;
      height: 16px;
      color: var(--gold-2);
      flex: none
    }

    .btn-pill {
      display: inline-flex;
      align-items: center;
      gap: 10px;
      background: #fff;
      border: 1px solid var(--line);
      color: var(--navy);
      padding: 8px 8px 8px 20px;
      border-radius: 999px;
      font-size: 13px;
      font-weight: 600
    }

    .btn-pill .arrow-circle {
      width: 30px;
      height: 30px;
      border-radius: 50%;
      background: var(--bg-soft);
      display: flex;
      align-items: center;
      justify-content: center;
      flex: none
    }

    .btn-pill .arrow-circle svg {
      width: 14px;
      height: 14px
    }

    /* ---------- process ---------- */
    .process {
      background: var(--navy);
      color: #fff;
      padding: 64px 0 60px;
      position: relative;
      overflow: hidden
    }

    .process .eyebrow {
      color: rgba(255, 255, 255, .6)
    }

    .process-grid {
      display: grid;
      grid-template-columns: 300px 1fr;
      gap: 40px;
      align-items: center;
      margin-top: 6px;
      position: relative;
      z-index: 1
    }

    .process h2 {
      font-size: 30px;
      font-weight: 700;
      color: #fff;
      line-height: 1.3;
      margin-top: 14px
    }

    .process h2 .accent {
      color: var(--gold)
    }

    .steps-icons {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      position: relative
    }

    .steps-icons:before {
      content: "";
      position: absolute;
      top: 34px;
      left: 12%;
      right: 12%;
      height: 0;
      border-top: 2px dotted rgba(255, 255, 255, .3)
    }

    .step-icon {
      width: 68px;
      height: 68px;
      border-radius: 50%;
      background: #fff;
      display: flex;
      align-items: center;
      justify-content: center;
      margin: 0 auto;
      position: relative;
      z-index: 1;
      box-shadow: 0 10px 24px rgba(0, 0, 0, .22)
    }

    .step-icon svg {
      width: 28px;
      height: 28px
    }

    .step-icon .ic-gold {
      stroke: var(--gold-2)
    }

    .step-icon .ic-navy {
      stroke: var(--navy)
    }

    .steps-labels {
      display: grid;
      grid-template-columns: repeat(4, 1fr);
      margin-top: 22px
    }

    .step-label {
      text-align: center;
      padding: 0 8px
    }

    .step-label .num {
      font-family: 'Inter', sans-serif;
      font-size: 28px;
      font-weight: 800;
      line-height: 1;
      color: var(--gold);
      opacity: .9
    }

    .step-label .st-title {
      font-size: 14px;
      font-weight: 700;
      margin-top: 10px
    }

    .step-label .st-desc {
      font-size: 12px;
      color: rgba(255, 255, 255, .55);
      margin-top: 6px;
      line-height: 1.5
    }

    .process-blueprint {
      position: absolute;
      right: -40px;
      top: 0;
      height: 100%;
      width: 420px;
      opacity: .14;
      pointer-events: none
    }

    /* ---------- testimonials ---------- */
    .testimonials {
      background: var(--bg-soft);
      padding: 64px 0 60px;
      position: relative;
      overflow: hidden
    }

    .testi-dots {
      position: absolute;
      width: 150px;
      height: 130px;
      z-index: 0;
      background-image: radial-gradient(rgba(224, 164, 0, .85) 1.7px, transparent 1.7px);
      background-size: 13px 13px;
      opacity: .9;
      pointer-events: none
    }

    .testi-dots.top-right {
      right: 40px;
      top: 36px
    }

    .testi-dots.bottom-left {
      left: 75px;
      bottom: 120px
    }

    .testimonials .wrap {
      position: relative;
      z-index: 1
    }

    .testimonials .eyebrow {
      color: var(--ink)
    }

    .testi-head {
      display: flex;
      align-items: flex-start;
      justify-content: space-between;
      margin-top: 6px
    }

    .testi-head h2 {
      font-size: 30px;
      font-weight: 700
    }

    .testi-head h2 .accent {
      color: var(--gold-2)
    }

    .testi-nav {
      display: flex;
      gap: 10px
    }

    .testi-nav button {
      width: 32px;
      height: 32px;
      border-radius: 50%;
      border: 1px solid var(--line);
      background: #fff;
      display: flex;
      align-items: center;
      justify-content: center;
      cursor: pointer
    }

    .testi-nav svg {
      width: 13px;
      height: 13px
    }

    .testi-viewport {
      overflow: hidden;
      margin-top: 32px
    }

    .testi-track {
      display: flex;
      gap: 24px;
      transition: transform .45s cubic-bezier(.2, .7, .3, 1)
    }

    .testi-card {
      flex: 0 0 calc((100% - 48px)/3);
      background: #fff;
      border: 1px solid var(--line);
      border-radius: 14px;
      padding: 26px;
      box-shadow: 0 8px 20px rgba(16, 24, 40, .05)
    }

    .testi-nav button[disabled] {
      opacity: .35;
      cursor: default
    }

    .testi-top {
      display: flex;
      align-items: center;
      gap: 10px
    }

    .testi-quote {
      width: 24px;
      height: 24px;
      color: var(--navy);
      flex: none
    }

    .stars {
      display: flex;
      align-items: center;
      gap: 6px
    }

    .stars .dash {
      color: var(--muted);
      font-size: 13px
    }

    .stars svg {
      width: 17px;
      height: 17px;
      color: #FFC400
    }

    .testi-text {
      font-size: 15.5px;
      line-height: 1.75;
      color: #444C5C;
      margin-top: 14px
    }

    .testi-who {
      display: flex;
      align-items: center;
      gap: 16px;
      margin-top: 20px;
      padding-top: 18px;
      border-top: 1px solid var(--line)
    }

    .testi-avatar {
      width: 56px;
      height: 56px;
      border-radius: 50%;
      background-size: cover;
      background-position: center;
      flex: none
    }

    .testi-name {
      font-size: 15px;
      font-weight: 700
    }

    .testi-src {
      font-size: 13px;
      color: var(--muted)
    }

    /* ---------- cta banner ---------- */
    .cta-banner {
      background: var(--navy);
      border-radius: 16px;
      padding: 28px 36px;
      display: flex;
      align-items: center;
      justify-content: space-between;
      gap: 24px;
      flex-wrap: wrap;
      color: #fff;
      width: 100%;
      margin-top: 30px;
      position: relative;
      overflow: hidden
    }

    .cta-bg {
      position: absolute;
      inset: 0;
      z-index: 0;
      background: url('/assets/images/properties/premium.jpg') 80% center/cover
    }

    .cta-scrim {
      position: absolute;
      inset: 0;
      z-index: 1;
      background: linear-gradient(100deg, #003a70 0%, #003a70 52%, rgba(0, 58, 112, .6) 74%, rgba(0, 58, 112, .25) 100%)
    }

    .cta-left {
      display: flex;
      align-items: center;
      gap: 18px;
      position: relative;
      z-index: 2
    }

    .cta-icon {
      width: 56px;
      height: 56px;
      border-radius: 50%;
      border: 2px solid var(--gold);
      background: transparent;
      display: flex;
      align-items: center;
      justify-content: center;
      flex: none
    }

    .cta-icon svg {
      width: 24px;
      height: 24px;
      color: var(--gold)
    }

    .cta-left h3 {
      font-size: 22px;
      font-weight: 700;
      line-height: 1.3
    }

    .cta-left p {
      font-size: 13px;
      color: rgba(255, 255, 255, .65);
      margin-top: 6px
    }

    .cta-banner>.btn {
      position: relative;
      z-index: 2
    }

    /* ---------- footer ---------- */
    footer {
      background: var(--navy);
      color: rgba(255, 255, 255, .68);
      padding-top: 70px
    }

    .footer-grid {
      display: grid;
      grid-template-columns: 1.3fr 1fr 1fr 1fr 1.2fr;
      gap: 40px;
      padding-bottom: 44px;
      border-bottom: 1px solid rgba(255, 255, 255, .12)
    }

    .footer-logo {
      display: flex;
      align-items: center
    }

    .footer-tag {
      font-size: 12px;
      letter-spacing: .08em;
      text-transform: uppercase;
      color: rgba(255, 255, 255, .75);
      margin-top: 14px;
      line-height: 1.6
    }

    .footer-tag .accent {
      color: var(--gold)
    }

    .footer-col h4 {
      font-size: 16px;
      font-weight: 700;
      color: #fff;
      margin-bottom: 16px
    }

    .footer-col a {
      display: block;
      font-size: 13px;
      padding: 6px 0;
      color: rgba(255, 255, 255, .65)
    }

    .footer-col a:hover {
      color: var(--gold)
    }

    .footer-contact div {
      display: flex;
      gap: 10px;
      font-size: 13px;
      margin-bottom: 12px;
      color: rgba(255, 255, 255, .68)
    }

    .footer-contact svg {
      width: 15px;
      height: 15px;
      flex: none;
      margin-top: 2px;
      color: var(--gold)
    }

    .social-row {
      display: flex;
      gap: 10px;
      margin-top: 18px
    }

    .social-row a {
      width: 38px;
      height: 38px;
      border-radius: 50%;
      background: #fff;
      display: flex;
      align-items: center;
      justify-content: center
    }

    .social-row svg {
      width: 21px;
      height: 21px
    }

    .footer-bottom {
      text-align: center;
      font-size: 12px;
      padding: 22px 0;
      color: rgba(255, 255, 255, .45)
    }

    @media (max-width: 1100px) {
      nav.mainnav {
        gap: 18px
      }
    }

    @media (max-width: 980px) {
      .wrap {
        padding: 0 20px
      }

      .site-header {
        padding: 20px
      }

      nav.mainnav {
        display: none
      }

      .feature-strip {
        grid-template-columns: repeat(2, 1fr);
        margin: 40px 20px 0;
        row-gap: 22px
      }

      .feature-item:nth-child(odd) {
        border-left: none
      }

      .about-grid {
        grid-template-columns: 1fr
      }

      .prop-grid {
        grid-template-columns: repeat(2, 1fr)
      }

      .process-grid {
        grid-template-columns: 1fr
      }

      .process-blueprint {
        display: none
      }

      .steps-icons {
        grid-template-columns: repeat(2, 1fr);
        row-gap: 26px
      }

      .steps-icons:before {
        display: none
      }

      .steps-labels {
        grid-template-columns: repeat(2, 1fr);
        row-gap: 26px
      }

      .testi-card {
        flex: 0 0 100%
      }

      .footer-grid {
        grid-template-columns: 1fr 1fr
      }
    }

    @media (max-width: 640px) {

      html,
      body {
        overflow-x: hidden
      }

      section {
        padding: 60px 0 50px
      }

      .about-section,
      .featured,
      .process,
      .testimonials {
        padding: 48px 0 44px
      }

      .site-header {
        padding: 16px
      }

      .navbar-fixed.scrolled .site-header {
        padding: 14px 16px
      }

      .hero-content {
        padding: 120px 16px 0
      }

      .hero-copy {
        max-width: 100%
      }

      .hero-copy h1 {
        font-size: 32px
      }

      .hero-copy p {
        max-width: 100%
      }

      .hero-actions {
        flex-wrap: wrap
      }

      .hero {
        padding-bottom: 32px
      }

      .hero-photo-bg {
        -webkit-mask-image: linear-gradient(180deg, #000 0%, #000 55%, transparent 78%);
        mask-image: linear-gradient(180deg, #000 0%, #000 55%, transparent 78%)
      }

      .feature-strip {
        grid-template-columns: 1fr;
        margin: 32px 16px 0;
        padding: 24px 16px;
        background: rgba(0, 29, 56, .92);
        border-color: rgba(255, 255, 255, .22);
        backdrop-filter: blur(10px)
      }

      .feature-item {
        border-left: none;
        padding: 14px 0;
        border-top: 1px solid rgba(255, 255, 255, .16)
      }

      .feature-item:first-child {
        border-top: none
      }

      .about-points {
        grid-template-columns: 1fr;
        gap: 20px
      }

      .about-point {
        border-left: none;
        padding: 0;
        text-align: center
      }

      .about-point .ap-icon {
        justify-content: center
      }

      .about-cta {
        display: flex;
        width: fit-content;
        margin-left: auto;
        margin-right: auto
      }

      .about-photo {
        margin-top: 40px
      }

      .about-badge {
        position: absolute;
        right: 16px;
        left: auto;
        top: -32px;
        bottom: auto;
        transform: none;
        width: auto;
        min-width: 130px;
        min-height: 0;
        flex-direction: column;
        align-items: flex-start;
        gap: 0;
        padding: 22px 20px
      }

      .about-dots {
        display: none
      }

      .prop-grid {
        grid-template-columns: 1fr
      }

      .section-head {
        flex-direction: column;
        align-items: flex-start
      }

      .process > .wrap > .process-grid > div:last-child {
        position: relative;
        display: grid;
        grid-template-columns: 68px 1fr;
        column-gap: 18px;
        row-gap: 30px;
        align-items: start
      }

      .process > .wrap > .process-grid > div:last-child::before {
        content: '';
        position: absolute;
        left: 33px;
        top: 34px;
        bottom: 34px;
        border-left: 2px dotted rgba(255, 255, 255, .35);
        z-index: 0
      }

      .steps-icons,
      .steps-labels {
        display: contents
      }

      .step-icon {
        grid-column: 1;
        position: relative;
        z-index: 1;
        margin: 0
      }

      .step-label {
        grid-column: 2;
        text-align: left;
        align-self: center;
        padding: 0;
        border-bottom: none
      }

      .steps-icons .step-icon:nth-child(1) {
        grid-row: 1
      }

      .steps-labels .step-label:nth-child(1) {
        grid-row: 1
      }

      .steps-icons .step-icon:nth-child(2) {
        grid-row: 2
      }

      .steps-labels .step-label:nth-child(2) {
        grid-row: 2
      }

      .steps-icons .step-icon:nth-child(3) {
        grid-row: 3
      }

      .steps-labels .step-label:nth-child(3) {
        grid-row: 3
      }

      .steps-icons .step-icon:nth-child(4) {
        grid-row: 4
      }

      .steps-labels .step-label:nth-child(4) {
        grid-row: 4
      }

      .steps-icons:before {
        display: none
      }

      .testi-head {
        flex-direction: column;
        align-items: flex-start;
        gap: 16px
      }

      .cta-banner {
        flex-direction: column;
        align-items: flex-start;
        padding: 24px
      }

      .cta-banner>.btn {
        width: 100%;
        justify-content: center
      }

      footer {
        padding-top: 44px
      }

      .footer-grid {
        grid-template-columns: 1fr;
        gap: 22px;
        padding-bottom: 28px
      }

      .footer-col h4 {
        margin-bottom: 10px
      }

      .footer-col a {
        padding: 4px 0
      }

      .wrap {
        padding: 0 16px
      }
    }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: about.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- about ---------- */
  .about-section{padding:90px 0 60px}
  .about-grid{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start;margin-top:14px}
  .about-grid .eyebrow{color:var(--ink)}
  .about-grid h2{font-size:32px;font-weight:700;line-height:1.25;margin-top:6px}
  .about-grid h2 .accent{color:var(--gold-2)}
  .about-grid > div:first-child p{color:var(--muted);font-size:14.5px;line-height:1.8;margin-top:16px;max-width:46ch}
  .about-grid > div:first-child p + p{margin-top:14px}
  .about-cta{margin-top:32px}
  .about-photo{position:relative}
  .about-dots{position:absolute;right:-99px;top:-24px;width:150px;height:130px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.85) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.9}
  .about-photo .frame{position:relative;z-index:1;border-radius:16px;overflow:hidden;aspect-ratio:4/3.3;background:url('/assets/images/properties/premium.jpg') center/cover}
  .about-badge{position:absolute;z-index:2;right:-28px;top:42%;transform:translateY(-50%);background:var(--navy);color:#fff;border-radius:12px;padding:34px 26px;box-shadow:0 20px 40px rgba(0,58,112,.4);min-width:150px;min-height:190px;display:flex;flex-direction:column;justify-content:center}
  .about-badge .num{font-family:'Inter',sans-serif;font-size:30px;font-weight:800;line-height:1;color:var(--gold)}
  .about-badge .lbl{font-size:12px;font-weight:600;margin-top:8px;line-height:1.3;color:rgba(255,255,255,.85)}
  .about-badge .rule{width:26px;height:2px;background:var(--gold);margin-top:12px}

  /* ---------- value props ---------- */
  .values{background:var(--bg-soft)}
  .values .eyebrow{color:var(--ink)}
  .values h2{font-size:30px;font-weight:700;margin-top:6px;max-width:640px}
  .values h2 .accent{color:var(--gold-2)}
  .values-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;margin-top:42px}
  .value-card{background:#fff;border:1px solid var(--line);border-radius:14px;padding:30px 24px;box-shadow:0 8px 20px rgba(16,24,40,.05);transition:transform .2s ease,box-shadow .2s ease}
  .value-card:hover{transform:translateY(-4px);box-shadow:0 14px 30px rgba(16,24,40,.1)}
  .value-icon{width:56px;height:56px;border-radius:14px;background:rgba(254,183,0,.12);display:flex;align-items:center;justify-content:center;margin-bottom:20px}
  .value-icon svg{width:28px;height:28px}
  .value-icon svg .ic-gold{stroke:var(--gold-2)}
  .value-icon svg .ic-navy{stroke:var(--navy)}
  .value-card h3{font-size:15px;font-weight:700;line-height:1.4}
  .value-card p{font-size:12.5px;color:var(--muted);margin-top:9px;line-height:1.6}

  /* ---------- credential / stats ---------- */
  .credential{background:var(--navy);color:#fff;padding:64px 0;position:relative;overflow:hidden}
  .credential-grid{display:flex;align-items:center;gap:36px;flex-wrap:wrap;justify-content:space-between;position:relative;z-index:1}
  .credential-left{display:flex;align-items:center;gap:22px;max-width:640px}
  .credential-badge{width:76px;height:76px;border-radius:50%;border:2px solid var(--gold);display:flex;align-items:center;justify-content:center;flex:none;background:rgba(254,183,0,.08)}
  .credential-badge svg{width:34px;height:34px;color:var(--gold)}
  .credential-left h3{font-size:19px;font-weight:700}
  .credential-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:8px;line-height:1.7;max-width:52ch}
  .credential-stats{display:flex;gap:36px}
  .credential-stat{text-align:left}
  .credential-stat .num{font-size:28px;font-weight:800;color:var(--gold);font-family:'Inter',sans-serif}
  .credential-stat .lbl{font-size:12px;color:rgba(255,255,255,.6);margin-top:4px}
  .credential-dots{position:absolute;left:4%;bottom:-20px;width:150px;height:130px;z-index:0;background-image:radial-gradient(rgba(254,183,0,.35) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.7}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:60px;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .about-grid{grid-template-columns:1fr}
    .values-grid{grid-template-columns:repeat(2,1fr)}
    .credential-grid{flex-direction:column;align-items:flex-start}
    .credential-stats{gap:24px}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .page-hero{padding:130px 0 56px}
    .page-hero h1{font-size:26px}
    section{padding:60px 0 50px}
    .about-section{padding:48px 0 44px}
    .about-grid{gap:40px}
    .about-grid h2{font-size:24px}
    .about-badge{position:static;transform:none;margin-top:20px;width:100%;min-height:0;flex-direction:row;align-items:center;gap:18px;right:auto;top:auto}
    .about-dots{display:none}
    .values{padding:48px 0 44px}
    .values h2{font-size:24px}
    .values-grid{grid-template-columns:1fr;gap:16px}
    .credential{padding:44px 0}
    .credential-grid{flex-direction:column;align-items:flex-start;gap:24px}
    .credential-left{max-width:100%}
    .credential-stats{gap:24px;flex-wrap:wrap}
    .cta-wrap{padding-top:0;padding-bottom:44px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr;gap:32px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: consultant.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .page-hero p{color:rgba(255,255,255,.7);font-size:14.5px;line-height:1.7;margin-top:16px;max-width:56ch}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- consultants ---------- */
  .consultants-section{padding:90px 0 60px}
  .consultants-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
  .consultant-card{background:#fff;border:1px solid var(--line);border-radius:14px;padding:22px 20px;display:flex;flex-direction:column;align-items:center;text-align:center;transition:transform .2s ease,box-shadow .2s ease,border-color .2s ease}
  .consultant-card:hover{transform:translateY(-4px);box-shadow:0 14px 30px rgba(16,24,40,.08);border-color:#fff}
  .consultant-photo{position:relative;width:100%;aspect-ratio:1/1;border-radius:12px;background-size:cover;background-position:center top;background-color:var(--bg-soft);flex:none}
  .consultant-badge{position:absolute;right:-6px;bottom:-6px;width:24px;height:24px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center;box-shadow:0 2px 6px rgba(16,24,40,.18)}
  .consultant-badge img{width:14px;height:14px}
  .consultant-name{font-size:15.5px;font-weight:700;margin-top:16px}
  .consultant-role{font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold-2);font-weight:700;margin-top:5px}
  .consultant-actions{display:flex;justify-content:center;gap:8px;margin-top:16px;width:100%}
  .consultant-actions a{width:36px;height:36px;border-radius:50%;display:flex;align-items:center;justify-content:center;transition:background .2s ease,border-color .2s ease,color .2s ease}
  .consultant-actions .wa{background:rgba(37,211,102,.12);color:#25D366}
  .consultant-actions .wa:hover{background:#25D366;color:#fff}
  .consultant-actions .mail{border:1px solid var(--line);color:var(--muted)}
  .consultant-actions .mail:hover{border-color:var(--gold);color:var(--gold-2)}
  .consultant-actions svg{width:15px;height:15px;flex:none}

  .consultants-intro{max-width:none;margin:0 auto 46px;text-align:center}
  .consultants-intro .eyebrow{color:var(--ink)}
  .consultants-intro h2{font-size:32px;font-weight:700;line-height:1.25;margin-top:8px;white-space:nowrap}
  .consultants-intro h2 .accent{color:var(--gold-2);white-space:nowrap}
  .consultants-intro p{font-size:14.5px;color:var(--muted);line-height:1.8;margin:14px auto 0;max-width:680px;white-space:normal}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:0;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .consultants-grid{grid-template-columns:repeat(2,1fr)}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .page-hero{padding:130px 0 56px}
    .page-hero h1{font-size:26px}
    section{padding:60px 0 50px}
    .consultants-section{padding:48px 0 44px}
    .consultants-intro{margin-bottom:32px}
    .consultants-intro h2{white-space:normal;font-size:24px}
    .consultants-grid{grid-template-columns:1fr;gap:16px}
    .cta-wrap{padding-top:0;padding-bottom:44px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr;gap:32px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: contact.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .page-hero p{color:rgba(255,255,255,.7);font-size:14.5px;line-height:1.7;margin-top:16px;max-width:56ch}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- contact info cards ---------- */
  .contact-section{padding:90px 0 0}
  .contact-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
  .contact-card{position:relative;overflow:hidden;background:var(--navy);border-radius:16px;padding:30px 26px 28px;transition:transform .25s ease,box-shadow .25s ease}
  .contact-card:hover{transform:translateY(-6px);box-shadow:0 20px 40px rgba(0,58,112,.28)}
  .contact-card .cc-index{position:absolute;top:-14px;right:6px;font-family:'Inter',sans-serif;font-size:70px;font-weight:800;color:rgba(255,255,255,.05);line-height:1;pointer-events:none}
  .contact-card::after{content:'';position:absolute;left:26px;right:26px;bottom:0;height:3px;background:linear-gradient(90deg,var(--gold),var(--gold-2));transform:scaleX(0);transform-origin:left;transition:transform .3s ease}
  .contact-card:hover::after{transform:scaleX(1)}
  .contact-icon{position:relative;z-index:1;width:52px;height:52px;border-radius:50%;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);display:flex;align-items:center;justify-content:center;margin-bottom:20px;box-shadow:0 6px 16px rgba(254,183,0,.35)}
  .contact-icon svg{width:22px;height:22px;color:#1B2333}
  .contact-card h3{position:relative;z-index:1;font-size:14px;font-weight:700;color:#fff;letter-spacing:.01em}
  .contact-card p, .contact-card a{position:relative;z-index:1;display:block;font-size:13px;color:rgba(255,255,255,.6);margin-top:9px;line-height:1.6}
  .contact-card a:hover{color:var(--gold)}

  /* ---------- form + map ---------- */
  .contact-main{padding:90px 0 60px}
  .contact-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:60px;align-items:start}

  .contact-form .eyebrow{color:var(--ink)}
  .contact-form h2{font-size:28px;font-weight:700;margin-top:6px}
  .contact-form h2 .accent{color:var(--gold-2)}
  .contact-form p.lead{font-size:14px;color:var(--muted);margin-top:12px;line-height:1.75;max-width:48ch}
  .form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-top:30px}
  .form-field{display:flex;flex-direction:column;gap:8px}
  .form-field.full{grid-column:1/-1}
  .form-field label{font-size:12px;font-weight:600;color:var(--ink)}
  .form-field input, .form-field select, .form-field textarea{border:1px solid var(--line);border-radius:8px;padding:12px 14px;font-family:'Inter',sans-serif;font-size:13.5px;color:var(--ink);background:var(--bg-soft);transition:border-color .2s ease,background .2s ease}
  .form-field input:focus, .form-field select:focus, .form-field textarea:focus{outline:none;border-color:var(--gold);background:#fff}
  .form-field textarea{resize:vertical;min-height:110px;font-family:inherit}
  .contact-form .btn{margin-top:22px;width:100%;justify-content:center}
  .form-note{font-size:11.5px;color:var(--muted);margin-top:14px;line-height:1.6}

  .contact-map{border-radius:16px;overflow:hidden;border:1px solid var(--line);box-shadow:0 10px 28px rgba(16,24,40,.07)}
  .contact-map iframe{width:100%;height:340px;border:0;display:block}
  .map-caption{background:var(--navy);color:#fff;padding:22px 24px;display:flex;align-items:center;gap:16px}
  .map-caption svg{width:22px;height:22px;color:var(--gold);flex:none}
  .map-caption .mc-title{font-size:14px;font-weight:700}
  .map-caption .mc-sub{font-size:12px;color:rgba(255,255,255,.6);margin-top:3px}
  .map-caption a{margin-left:auto;flex:none;font-size:11.5px;font-weight:600;color:var(--gold);border-bottom:1px solid var(--gold);padding-bottom:2px;white-space:nowrap}

  .hours-box{margin-top:26px;background:var(--bg-soft);border:1px solid var(--line);border-radius:14px;padding:22px 24px}
  .hours-box .eyebrow{color:var(--ink);margin-bottom:14px}
  .hours-row{display:flex;justify-content:space-between;font-size:13px;padding:9px 0;border-bottom:1px solid var(--line)}
  .hours-row:last-child{border-bottom:none}
  .hours-row .day{color:var(--ink);font-weight:600}
  .hours-row .time{color:var(--muted)}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:0;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
    .contact-cards{grid-template-columns:repeat(2,1fr)}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .contact-layout{grid-template-columns:1fr}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .page-hero{padding:130px 0 56px}
    .page-hero h1{font-size:26px}
    section{padding:60px 0 50px}
    .contact-section{padding:48px 0 0}
    .contact-cards{grid-template-columns:1fr;gap:16px}
    .contact-main{padding:48px 0 44px}
    .contact-layout{gap:32px}
    .contact-form h2{font-size:22px}
    .form-grid{grid-template-columns:1fr}
    .map-caption{flex-wrap:wrap}
    .map-caption a{margin-left:0}
    .hours-row{flex-wrap:wrap;gap:4px}
    .cta-wrap{padding-top:0;padding-bottom:44px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr;gap:32px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: faq.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- faq ---------- */
  .faq-section{padding:90px 0 60px}
  .faq-head{max-width:640px}
  .faq-head h2{font-size:30px;font-weight:700;margin-top:6px}
  .faq-head h2 .accent{color:var(--gold-2)}
  .faq-head p{font-size:14px;color:var(--muted);margin-top:14px;line-height:1.7}

  .faq-layout{display:grid;grid-template-columns:1.4fr 1fr;gap:60px;margin-top:46px;align-items:start}

  .faq-list{display:flex;flex-direction:column;gap:14px}
  .faq-item{border:1px solid var(--line);border-radius:12px;background:#fff;overflow:hidden;transition:border-color .2s ease,box-shadow .2s ease}
  .faq-item.open{border-color:var(--gold);box-shadow:0 10px 26px rgba(254,183,0,.14)}
  .faq-q{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:20px 22px;cursor:pointer;-webkit-tap-highlight-color:transparent}
  .faq-q span.txt{font-size:14.5px;font-weight:700;color:var(--ink)}
  .faq-item.open .faq-q span.txt{color:var(--gold-2)}
  .faq-toggle{width:30px;height:30px;border-radius:50%;background:var(--bg-soft);display:flex;align-items:center;justify-content:center;flex:none;transition:background .2s ease,transform .3s ease}
  .faq-item.open .faq-toggle{background:var(--gold);transform:rotate(45deg)}
  .faq-toggle svg{width:14px;height:14px;color:var(--navy)}
  .faq-item.open .faq-toggle svg{color:#1B2333}
  .faq-a-wrap{max-height:0;overflow:hidden;transition:max-height .35s ease}
  .faq-a{padding:0 22px 22px;font-size:13.5px;color:var(--muted);line-height:1.75;max-width:60ch}

  .faq-side{position:sticky;top:130px;background:var(--navy);border-radius:16px;padding:36px 30px;color:#fff;overflow:hidden}
  .faq-side-dots{position:absolute;right:-30px;top:-30px;width:140px;height:120px;z-index:0;background-image:radial-gradient(rgba(254,183,0,.35) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .faq-side{position:relative}
  .faq-side > *{position:relative;z-index:1}
  .faq-side-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);display:flex;align-items:center;justify-content:center;background:rgba(254,183,0,.08)}
  .faq-side-icon svg{width:26px;height:26px;color:var(--gold)}
  .faq-side h3{font-size:19px;font-weight:700;margin-top:20px;line-height:1.35}
  .faq-side p{font-size:13px;color:rgba(255,255,255,.65);margin-top:12px;line-height:1.7}
  .faq-side .btn{margin-top:24px;width:100%;justify-content:center}
  .faq-side-contact{display:flex;align-items:center;gap:10px;margin-top:22px;padding-top:20px;border-top:1px solid rgba(255,255,255,.14);font-size:13px;color:rgba(255,255,255,.75)}
  .faq-side-contact svg{width:16px;height:16px;color:var(--gold);flex:none}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:0;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .faq-layout{grid-template-columns:1fr}
    .faq-side{position:static}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .site-header{padding:16px}
    .page-hero{padding:120px 0 44px}
    .page-hero h1{font-size:28px}
    section{padding:60px 0 50px}
    .faq-section{padding:48px 0 44px}
    .faq-head h2{font-size:24px}
    .faq-layout{margin-top:30px;gap:32px}
    .faq-q{padding:16px 18px}
    .faq-a{padding:0 18px 18px}
    .faq-side{padding:28px 22px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr;gap:32px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: news.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .page-hero p{color:rgba(255,255,255,.7);font-size:14.5px;line-height:1.7;margin-top:16px;max-width:56ch}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- news lead ---------- */
  .news-lead-section{padding:90px 0 0}
  .news-lead{display:grid;grid-template-columns:1.15fr 1fr;gap:44px;align-items:center;border-top:1px solid var(--line);padding-top:44px}
  .news-lead-photo{aspect-ratio:16/10;border-radius:16px;overflow:hidden;background-size:cover;background-position:center;position:relative}
  .news-lead-photo .nl-tag{position:absolute;left:16px;top:16px;background:var(--gold);color:#1B2333;font-size:10.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;padding:7px 13px;border-radius:6px}
  .news-meta{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:600}
  .news-meta .dot{margin:0 8px;color:var(--gold-2)}
  .news-lead h2{font-size:30px;font-weight:700;line-height:1.25;margin-top:14px;letter-spacing:-.01em}
  .news-lead p{font-size:14.5px;color:var(--muted);line-height:1.8;margin-top:16px;max-width:52ch}
  .news-read{display:inline-flex;align-items:center;gap:8px;margin-top:22px;font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-2)}
  .news-read svg{width:15px;height:15px}

  /* ---------- news grid ---------- */
  .news-section{padding:64px 0 0}
  .news-intro{max-width:640px;margin:0 auto 42px;text-align:center}
  .news-intro .eyebrow{color:var(--ink)}
  .news-intro h2{font-size:30px;font-weight:700;margin-top:8px}
  .news-intro h2 .accent{color:var(--gold-2)}
  .news-intro p{font-size:14px;color:var(--muted);margin-top:14px;line-height:1.7}
  .news-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:30px 28px}
  .news-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:16px;overflow:hidden;transition:transform .25s ease,box-shadow .25s ease,border-color .25s ease}
  .news-card:hover{transform:translateY(-6px);box-shadow:0 20px 40px rgba(16,24,40,.12);border-color:#fff}
  .news-photo{aspect-ratio:3/2;background-size:cover;background-position:center;position:relative;overflow:hidden}
  .news-photo::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,58,112,0) 45%,rgba(0,58,112,.55) 100%)}
  .news-photo .nc-img{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .5s ease}
  .news-card:hover .nc-img{transform:scale(1.07)}
  .news-photo .nc-tag{position:absolute;left:14px;top:14px;z-index:1;background:var(--gold);color:#1B2333;font-size:9.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;padding:6px 12px;border-radius:6px}
  .news-body{display:flex;flex-direction:column;flex:1;padding:20px 22px 22px}
  .news-date{display:flex;align-items:center;gap:6px;font-size:10.5px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);font-weight:600}
  .news-date svg{width:13px;height:13px;color:var(--gold-2)}
  .news-body h3{font-size:16.5px;font-weight:700;line-height:1.4;margin-top:12px;transition:color .2s ease}
  .news-card:hover .news-body h3{color:var(--gold-2)}
  .news-body p{font-size:12.5px;color:var(--muted);line-height:1.7;margin-top:10px}
  .news-more{margin-top:auto;padding-top:16px;display:flex;align-items:center;gap:8px;font-size:11.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--gold-2)}
  .news-more svg{width:14px;height:14px;transition:transform .2s ease}
  .news-card:hover .news-more svg{transform:translateX(4px)}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:60px;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .news-lead{grid-template-columns:1fr}
    .news-grid{grid-template-columns:repeat(2,1fr)}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .site-header{padding:16px}
    .page-hero{padding:120px 0 44px}
    .page-hero h1{font-size:28px}
    section{padding:60px 0 50px}
    .news-lead-section{padding:48px 0 0}
    .news-lead{gap:28px;padding-top:28px}
    .news-lead h2{font-size:24px}
    .news-section{padding:44px 0 0}
    .news-intro h2{font-size:24px}
    .news-grid{grid-template-columns:1fr}
    .cta-wrap{padding-top:44px;padding-bottom:44px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr;gap:32px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: news-detail.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  section{padding:120px 0 80px}

  /* ---------- article header ---------- */
  .article-top{padding:150px 0 0}
  .article-breadcrumb{display:flex;align-items:center;gap:10px;font-size:12px;color:var(--muted)}
  .article-breadcrumb a{color:var(--ink);font-weight:500}
  .article-breadcrumb a:hover{color:var(--gold-2)}
  .article-breadcrumb .sep{color:var(--gold-2)}
  .article-head{margin-top:26px;max-width:900px}
  .article-tag{display:inline-block;padding:7px 14px;background:rgba(254,183,0,.14);color:var(--gold-2);font-size:10.5px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;border-radius:6px;margin-bottom:18px}
  .article-head h1{font-size:38px;font-weight:700;line-height:1.2;letter-spacing:-.01em}
  .article-meta{display:flex;gap:22px;margin-top:22px;font-size:12.5px;color:var(--muted);flex-wrap:wrap}
  .article-meta span{display:flex;align-items:center;gap:7px}
  .article-meta svg{width:15px;height:15px;color:var(--gold-2)}

  .article-hero{margin-top:40px;aspect-ratio:21/9;border-radius:16px;overflow:hidden;background-size:cover;background-position:center}

  /* ---------- article body ---------- */
  .article-body-section{padding:60px 0 0}
  .article-body{max-width:720px;margin:0 auto}
  .article-lead{font-size:19px;line-height:1.7;color:var(--ink);font-weight:600}
  .article-body p.p{font-size:15.5px;line-height:1.9;color:#3A362E;margin-top:24px}
  .article-body h2.h{font-size:22px;font-weight:700;margin-top:36px}
  .article-quote{margin:38px 0;padding:4px 0 4px 26px;border-left:3px solid var(--gold);font-size:20px;font-weight:600;line-height:1.5;color:var(--ink)}
  .article-list{margin-top:20px;padding-left:20px}
  .article-list li{font-size:15px;line-height:1.85;color:#3A362E;margin-bottom:8px}
  .article-list li::marker{color:var(--gold-2)}

  .article-author{margin-top:46px;padding-top:26px;border-top:1px solid var(--line);display:flex;align-items:center;gap:16px}
  .author-photo{width:52px;height:52px;border-radius:50%;background-size:cover;background-position:center;flex:none;background-color:var(--bg-soft)}
  .author-name{font-size:16px;font-weight:700}
  .author-role{font-size:12px;color:var(--muted);margin-top:3px}
  .article-author .btn{margin-left:auto}

  .article-share{max-width:720px;margin:30px auto 0;display:flex;align-items:center;gap:14px}
  .article-share span{font-size:11.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:600}
  .share-icons{display:flex;gap:8px}
  .share-icons a{width:34px;height:34px;border-radius:50%;border:1px solid var(--line);display:flex;align-items:center;justify-content:center;color:var(--muted);transition:border-color .2s ease,color .2s ease}
  .share-icons a:hover{border-color:var(--gold);color:var(--gold-2)}
  .share-icons svg{width:15px;height:15px}

  /* ---------- related ---------- */
  .related-section{padding:70px 0 30px;border-top:1px solid var(--line);margin-top:60px}
  .related-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .news-card{background:#fff;border:1px solid var(--line);border-radius:14px;overflow:hidden;transition:transform .2s ease,box-shadow .2s ease}
  .news-card:hover{transform:translateY(-5px);box-shadow:0 16px 32px rgba(16,24,40,.1)}
  .news-photo{aspect-ratio:3/2;background-size:cover;background-position:center;position:relative}
  .news-photo .nc-tag{position:absolute;left:12px;top:12px;background:rgba(0,58,112,.85);color:#fff;font-size:9.5px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;padding:6px 11px;border-radius:6px}
  .news-body{padding:18px 20px 22px}
  .news-date{font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:600}
  .news-body h3{font-size:16px;font-weight:700;line-height:1.35;margin-top:10px}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:40px;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){ nav.mainnav{gap:18px} }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .article-head h1{font-size:30px}
    .related-grid{grid-template-columns:repeat(2,1fr)}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .site-header{padding:16px}
    section{padding:60px 0 50px}
    .article-top{padding:110px 0 0}
    .article-head h1{font-size:24px}
    .article-meta{gap:14px}
    .article-hero{margin-top:26px}
    .article-body-section{padding:40px 0 0}
    .article-lead{font-size:17px}
    .article-quote{font-size:17px;padding-left:18px}
    .article-author{flex-wrap:wrap;gap:12px}
    .article-author .btn{margin-left:0;width:100%;justify-content:center}
    .article-share{flex-wrap:wrap}
    .related-section{padding:48px 0 24px;margin-top:40px}
    .related-grid{grid-template-columns:1fr}
    .cta-wrap{padding-top:30px;padding-bottom:44px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr;gap:32px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: property.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .page-hero p{color:rgba(255,255,255,.7);font-size:14.5px;line-height:1.7;margin-top:16px;max-width:56ch}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- listing filter (floating card) ---------- */
  .page-hero.has-filter{padding-bottom:104px}
  .filter-card-wrap{position:relative;z-index:30;margin-top:-46px}
  .filter-card{background:#fff;border-radius:18px;box-shadow:0 24px 50px rgba(16,24,40,.16);padding:24px 26px;display:flex;align-items:flex-end;gap:22px;flex-wrap:wrap}
  .filter-block{display:flex;flex-direction:column;gap:9px}
  .filter-block > span{font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:700;padding-left:2px}
  .filter-search{display:flex;align-items:center;gap:10px;min-width:220px;border:1px solid var(--line);border-radius:12px;padding:12px 16px;background:var(--bg-soft);transition:border-color .2s ease,background .2s ease}
  .filter-search:focus-within{border-color:var(--gold);background:#fff}
  .filter-search svg{width:17px;height:17px;color:var(--muted);flex:none}
  .filter-search input{border:0;background:transparent;font-family:'Inter',sans-serif;font-size:13.5px;color:var(--ink);width:100%}
  .filter-search input:focus{outline:none}
  .filter-block.grow{flex:1 1 260px}
  .filter-divider{width:1px;align-self:stretch;background:var(--line);margin-bottom:2px}
  .status-chips{display:flex;gap:6px;flex-wrap:wrap;background:var(--bg-soft);padding:5px;border-radius:12px}
  .status-chip{cursor:pointer;padding:9px 16px;border-radius:9px;font-size:12px;font-weight:600;color:var(--muted);transition:background .2s ease,color .2s ease,box-shadow .2s ease;white-space:nowrap}
  .status-chip.active{background:#fff;color:var(--ink);box-shadow:0 4px 10px rgba(16,24,40,.1)}
  .status-chip.active[data-status="primary"]{color:var(--gold-2)}
  .status-chip.active[data-status="lelang"]{color:#DC3545}
  .status-chip:not(.active):hover{color:var(--ink)}
  .filter-selects{display:flex;gap:12px;flex-wrap:wrap;width:100%}
  .filter-selects .filter-block{flex:1 1 170px}
  .filter-selects .cselect{width:100%;min-width:0}
  .filter-card-narrow{max-width:1140px;margin:0 auto}
  .filter-block-full{flex:1 1 100%;width:100%}
  .filter-block-full .filter-search{width:100%}

  /* custom searchable dropdown */
  .cselect{position:relative;min-width:170px}
  .cselect-btn{display:flex;align-items:center;justify-content:space-between;gap:10px;width:100%;border:1px solid var(--line);border-radius:10px;background:var(--bg-soft);padding:10.5px 14px;font-family:'Inter',sans-serif;font-size:13px;color:var(--ink);cursor:pointer;transition:border-color .2s ease,background .2s ease}
  .cselect-btn svg{width:14px;height:14px;color:var(--muted);flex:none;transition:transform .2s ease}
  .cselect.open .cselect-btn{border-color:var(--gold);background:#fff}
  .cselect.open .cselect-btn svg{transform:rotate(180deg)}
  .cselect-panel{position:absolute;top:calc(100% + 8px);left:0;right:0;min-width:200px;background:#fff;border:1px solid var(--line);border-radius:12px;box-shadow:0 16px 34px rgba(16,24,40,.14);padding:10px;z-index:40;display:none}
  .cselect.open .cselect-panel{display:block}
  .cselect-search{display:flex;align-items:center;gap:8px;border:1px solid var(--line);border-radius:8px;padding:8px 10px;margin-bottom:8px;background:var(--bg-soft)}
  .cselect-search svg{width:14px;height:14px;color:var(--muted);flex:none}
  .cselect-search input{border:0;background:transparent;font-family:'Inter',sans-serif;font-size:12.5px;width:100%}
  .cselect-search input:focus{outline:none}
  .cselect-list{max-height:220px;overflow-y:auto;display:flex;flex-direction:column;gap:2px}
  .cselect-opt{padding:9px 10px;border-radius:7px;font-size:13px;color:var(--ink);cursor:pointer;display:flex;align-items:center;justify-content:space-between;gap:8px}
  .cselect-opt:hover{background:var(--bg-soft)}
  .cselect-opt.selected{background:rgba(254,183,0,.14);color:var(--gold-2);font-weight:600}
  .cselect-opt svg{width:13px;height:13px;flex:none}
  .cselect-empty{padding:14px 10px;text-align:center;font-size:12px;color:var(--muted)}

  .filter-bar-meta{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-top:22px;flex-wrap:wrap}
  .filter-count{font-size:12.5px;color:var(--muted)}
  .filter-count strong{color:var(--ink)}
  .filter-reset{cursor:pointer;display:inline-flex;align-items:center;gap:6px;font-size:11.5px;letter-spacing:.06em;font-weight:700;color:var(--gold-2)}
  .filter-reset:hover{color:var(--gold)}
  .filter-reset svg{width:13px;height:13px}

  /* ---------- advanced filter (expandable) ---------- */
  .filter-advanced-toggle{margin-top:16px;display:inline-flex;align-items:center;gap:7px;cursor:pointer;font-size:12.5px;font-weight:700;color:var(--gold-2);border:1px dashed var(--line);border-radius:9px;padding:9px 16px;transition:border-color .2s ease,color .2s ease,background .2s ease}
  .filter-advanced-toggle:hover{border-color:var(--gold);background:var(--bg-soft)}
  .filter-advanced-toggle svg{width:13px;height:13px;transition:transform .25s ease}
  .filter-advanced-toggle.open svg{transform:rotate(45deg)}
  .filter-advanced-panel{max-height:0;overflow:hidden;opacity:0;transition:max-height .35s ease,opacity .3s ease,margin .35s ease}
  .filter-advanced-panel.open{max-height:900px;opacity:1;margin-top:18px}
  .adv-inner{border-top:1px solid var(--line);padding-top:20px}
  .adv-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px 24px}
  .adv-field{display:flex;flex-direction:column;gap:9px}
  .adv-field > span{font-size:9px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:700}
  .adv-range{display:flex;align-items:center;gap:8px}
  .adv-range input{width:100%;border:1px solid var(--line);border-radius:9px;background:var(--bg-soft);padding:10px 12px;font-family:'Inter',sans-serif;font-size:13px;color:var(--ink)}
  .adv-range input:focus{outline:none;border-color:var(--gold);background:#fff}
  .adv-range .sep{color:var(--muted);font-size:12px;flex:none}
  .pill-group{display:flex;gap:6px;flex-wrap:wrap}
  .pill{cursor:pointer;padding:8px 14px;border-radius:8px;border:1px solid var(--line);background:var(--bg-soft);font-size:12.5px;font-weight:600;color:var(--muted);transition:border-color .2s ease,color .2s ease,background .2s ease}
  .pill:hover{border-color:var(--gold);color:var(--ink)}
  .pill.active{background:var(--gold);border-color:var(--gold);color:#1B2333}
  .chip-group{display:flex;gap:8px;flex-wrap:wrap}
  .adv-chip{cursor:pointer;display:inline-flex;align-items:center;gap:7px;padding:8px 14px;border-radius:20px;border:1px solid var(--line);background:var(--bg-soft);font-size:12.5px;font-weight:500;color:var(--ink);transition:border-color .2s ease,background .2s ease,color .2s ease}
  .adv-chip:hover{border-color:var(--gold)}
  .adv-chip.active{background:rgba(254,183,0,.14);border-color:var(--gold);color:var(--gold-2);font-weight:700}
  .adv-chip .dot{width:6px;height:6px;border-radius:50%;background:var(--line);flex:none;transition:background .2s ease}
  .adv-chip.active .dot{background:var(--gold-2)}
  .adv-actions{display:flex;justify-content:flex-end;align-items:center;gap:18px;margin-top:22px;padding-top:18px;border-top:1px solid var(--line)}
  .adv-clear{cursor:pointer;font-size:12px;font-weight:700;color:var(--muted)}
  .adv-clear:hover{color:var(--gold-2)}
  .adv-apply{cursor:pointer;padding:11px 24px;border-radius:9px;font-size:13px;font-weight:700;background:var(--gold);color:#1B2333;border:none}
  .adv-apply:hover{background:var(--gold-2)}

  @media (max-width: 640px){
    .adv-grid{grid-template-columns:1fr}
  }

  /* ---------- listing grid ---------- */
  .listing-section{padding:48px 0 30px}
  .prop-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
  .prop-card{background:#fff;border-radius:14px;overflow:hidden;box-shadow:0 10px 28px rgba(16,24,40,.06);border:1px solid #EEECE6;transition:transform .2s ease,box-shadow .2s ease}
  .prop-card:hover{transform:translateY(-5px);box-shadow:0 18px 36px rgba(16,24,40,.12)}
  .prop-photo{position:relative;aspect-ratio:4/3;background-size:cover;background-position:center}
  .prop-badge{position:absolute;top:12px;left:12px;background:rgba(0,58,112,.82);color:#fff;font-size:10px;letter-spacing:.04em;font-weight:600;padding:6px 11px;border-radius:6px}
  .prop-status{position:absolute;top:12px;right:12px;font-size:9.5px;letter-spacing:.08em;text-transform:uppercase;font-weight:700;padding:6px 11px;border-radius:6px}
  .prop-status.primary{background:var(--gold);color:#1B2333}
  .prop-status.secondary{background:#fff;color:var(--navy)}
  .prop-status.lelang{background:#DC3545;color:#fff}
  .prop-status.baru{background:#16A34A;color:#fff}
  .prop-body{padding:16px 18px 20px}
  .prop-cat{font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--gold-2);font-weight:700}
  .prop-title{font-size:16px;font-weight:700;margin-top:6px}
  .prop-loc{font-size:12px;color:var(--muted);margin-top:4px}
  .prop-price-lbl{font-size:10.5px;color:var(--muted);margin-top:14px}
  .prop-price{font-family:'Inter',sans-serif;font-size:18px;font-weight:700;color:var(--navy);margin-top:2px}
  .prop-specs{display:flex;gap:9px;margin-top:12px;padding-top:12px;border-top:1px solid var(--line);flex-wrap:wrap}
  .prop-specs span{display:flex;align-items:center;gap:5px;font-size:11px;color:var(--ink);font-weight:500;white-space:nowrap}
  .prop-specs svg{width:16px;height:16px;color:var(--gold-2);flex:none}
  .no-results{grid-column:1/-1;text-align:center;padding:70px 20px}
  .no-results h3{font-size:22px;font-weight:700}
  .no-results .filter-reset{display:inline-block;margin-top:14px}

  .listing-pagination{display:flex;justify-content:center;align-items:center;gap:8px;margin-top:50px}
  .listing-pagination button{width:38px;height:38px;border-radius:9px;border:1px solid var(--line);background:#fff;font-size:13px;font-weight:600;color:var(--ink);cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .2s ease,border-color .2s ease,color .2s ease}
  .listing-pagination button.active{background:var(--navy);border-color:var(--navy);color:#fff}
  .listing-pagination button:hover:not(.active):not(:disabled){border-color:var(--gold);color:var(--gold-2)}
  .listing-pagination button:disabled{opacity:.35;cursor:default}
  .listing-pagination button.pg-arrow svg{width:15px;height:15px}
  .listing-pagination .pg-ellipsis{width:38px;height:38px;display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:13px}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:60px;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .prop-grid{grid-template-columns:repeat(2,1fr)}
    .filter-card{flex-direction:column;align-items:stretch}
    .filter-divider{display:none}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}

    section{padding:60px 0 50px}
    .listing-section{padding:36px 0 20px}
    .cta-wrap{padding-top:36px;padding-bottom:36px}

    .site-header{padding:16px}
    .navbar-fixed.scrolled .site-header{padding:14px 16px}

    .page-hero{padding:120px 0 60px}
    .page-hero.has-filter{padding-bottom:90px}
    .page-hero h1{font-size:28px}
    .page-hero p{max-width:100%}

    .filter-card{padding:18px 16px;gap:16px}
    .filter-search{min-width:0;width:100%}
    .filter-block.grow{flex:1 1 100%}
    .filter-block{flex:1 1 100%;width:100%}
    .filter-divider{display:none}
    .status-chips{width:100%}
    .status-chip{flex:1;text-align:center;padding:9px 8px}
    .filter-selects{width:100%;flex-direction:column}
    .cselect{width:100%;min-width:0}
    .filter-bar-meta{flex-direction:column;align-items:flex-start;gap:10px}

    .filter-advanced-toggle{width:100%;justify-content:center}
    .adv-grid{grid-template-columns:1fr;gap:18px}
    .adv-actions{flex-direction:column;align-items:stretch;gap:12px}
    .adv-apply{width:100%;text-align:center}
    .pill-group, .chip-group{gap:6px}

    .prop-grid{grid-template-columns:1fr}
    .prop-specs{gap:6px}

    .cta-banner{padding:22px 18px;flex-direction:column;align-items:flex-start}
    .cta-left{gap:14px}
    .cta-banner > .btn{width:100%;justify-content:center}

    .footer-grid{grid-template-columns:1fr;gap:28px}
  }

  @media (max-width: 480px){
    .status-chips{flex-wrap:wrap}
    .status-chip{flex:1 1 45%}
    .prop-specs span{font-size:10.5px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: property-detail.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  section{padding:120px 0 80px}

  /* ---------- breadcrumb bar (on navy) ---------- */
  .detail-topbar{background:var(--navy);padding:150px 0 40px}
  .detail-breadcrumb{display:flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.04em;color:rgba(255,255,255,.55)}
  .detail-breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .detail-breadcrumb a:hover{color:var(--gold)}
  .detail-breadcrumb .sep{color:var(--gold)}
  .detail-head{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;flex-wrap:wrap;margin-top:24px}
  .detail-status{display:inline-block;padding:8px 14px;background:var(--gold);color:#1B2333;font-size:10px;letter-spacing:.1em;text-transform:uppercase;font-weight:700;border-radius:6px;margin-bottom:18px}
  .detail-head h1{color:#fff;font-size:36px;font-weight:700;line-height:1.15;letter-spacing:-.01em;max-width:20ch}
  .detail-loc{display:flex;align-items:center;gap:8px;margin-top:14px;font-size:14px;color:rgba(255,255,255,.65)}
  .detail-loc svg{width:16px;height:16px;color:var(--gold);flex:none}
  .detail-price{text-align:right}
  .detail-price .dp-label{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.55)}
  .detail-price .dp-value{font-family:'Inter',sans-serif;font-size:32px;font-weight:800;color:var(--gold);margin-top:8px}

  /* ---------- gallery ---------- */
  .gallery-section{padding:44px 0 0}
  .gallery-main{position:relative;aspect-ratio:16/8;border-radius:16px;overflow:hidden;background:var(--bg-soft)}
  .gallery-main .gm-slide{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transition:opacity .5s ease}
  .gallery-main .gm-slide.active{opacity:1}
  .gallery-nav{position:absolute;top:50%;transform:translateY(-50%);width:44px;height:44px;border-radius:50%;background:rgba(255,255,255,.92);display:flex;align-items:center;justify-content:center;cursor:pointer;box-shadow:0 6px 16px rgba(16,24,40,.16);z-index:2}
  .gallery-nav.prev{left:18px}
  .gallery-nav.next{right:18px}
  .gallery-nav svg{width:18px;height:18px;color:var(--ink)}
  .gallery-counter{position:absolute;right:18px;top:18px;background:rgba(0,58,112,.75);color:#fff;font-size:11.5px;letter-spacing:.06em;padding:7px 13px;border-radius:6px;z-index:2}
  .gallery-thumbs{display:grid;grid-template-columns:repeat(5,1fr);gap:12px;margin-top:12px}
  .gallery-thumb{aspect-ratio:16/10;border-radius:8px;overflow:hidden;cursor:pointer;background-size:cover;background-position:center;outline:2px solid transparent;outline-offset:-2px;opacity:.55;transition:opacity .2s ease,outline-color .2s ease}
  .gallery-thumb.active{opacity:1;outline-color:var(--gold)}
  .gallery-thumb:hover{opacity:1}

  /* ---------- body layout ---------- */
  .detail-body{padding:70px 0 0}
  .detail-layout{display:grid;grid-template-columns:1.6fr 1fr;gap:64px;align-items:start}

  .spec-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--ink)}
  .spec-item{padding:20px 18px 20px 0;border-bottom:1px solid var(--line)}
  .spec-item .sp-label{font-size:9.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
  .spec-item .sp-value{font-family:'Inter',sans-serif;font-size:19px;font-weight:700;color:var(--ink)}

  .detail-columns{margin-top:50px;display:grid;grid-template-columns:1fr 1fr;gap:50px}
  .detail-columns h3{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2);font-weight:700;margin-bottom:18px}
  .selling-points{display:flex;flex-direction:column;gap:13px}
  .selling-points div{display:flex;gap:12px;font-size:14px;line-height:1.6;color:var(--ink)}
  .selling-points span.dash{color:var(--gold-2);flex:none}
  .amenities{display:flex;flex-wrap:wrap;gap:8px}
  .amenities span{padding:9px 14px;border:1px solid var(--line);border-radius:8px;font-size:12px;color:var(--ink)}

  .desc-block{margin-top:50px}
  .desc-block h3{font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2);font-weight:700;margin-bottom:16px}
  .desc-block p{font-size:14.5px;line-height:1.85;color:var(--muted);max-width:70ch}
  .desc-block p + p{margin-top:14px}

  /* ---------- sidebar consultant ---------- */
  .agent-card{position:sticky;top:110px;border:1px solid var(--line);border-radius:16px;padding:30px;background:#fff;box-shadow:0 14px 34px rgba(16,24,40,.07)}
  .agent-top{display:flex;align-items:center;gap:16px}
  .agent-photo{width:64px;height:64px;border-radius:50%;background-size:cover;background-position:center;flex:none;background-color:var(--bg-soft)}
  .agent-name{font-size:18px;font-weight:700}
  .agent-role{font-size:11.5px;color:var(--gold-2);font-weight:600;margin-top:3px;text-transform:uppercase;letter-spacing:.06em}
  .agent-meta{margin-top:22px;padding-top:20px;border-top:1px solid var(--line);display:flex;flex-direction:column;gap:9px;font-size:13px;color:var(--muted)}
  .agent-meta strong{color:var(--ink)}
  .agent-card .btn{width:100%;justify-content:center;margin-top:22px}
  .agent-outline{width:100%;justify-content:center;margin-top:10px;border:1px solid var(--line);color:var(--ink);background:#fff}
  .agent-outline:hover{border-color:var(--gold);color:var(--gold-2)}
  .agent-note{margin-top:16px;font-size:11.5px;line-height:1.6;color:var(--muted);text-align:center}

  /* ---------- similar listings ---------- */
  .similar-section{padding:60px 0 40px;border-top:1px solid var(--line);margin-top:20px}
  .prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
  .prop-card{background:#fff;border-radius:14px;overflow:hidden;box-shadow:0 10px 28px rgba(16,24,40,.06);border:1px solid #EEECE6;transition:transform .2s ease,box-shadow .2s ease}
  .prop-card:hover{transform:translateY(-5px);box-shadow:0 18px 36px rgba(16,24,40,.12)}
  .prop-photo{position:relative;aspect-ratio:4/3;background-size:cover;background-position:center}
  .prop-badge{position:absolute;top:12px;left:12px;background:rgba(0,58,112,.82);color:#fff;font-size:10px;letter-spacing:.04em;font-weight:600;padding:6px 11px;border-radius:6px}
  .prop-body{padding:16px 18px 20px}
  .prop-title{font-size:15.5px;font-weight:700}
  .prop-loc2{font-size:12px;color:var(--muted);margin-top:4px}
  .prop-price-lbl{font-size:10.5px;color:var(--muted);margin-top:12px}
  .prop-price2{font-family:'Inter',sans-serif;font-size:17px;font-weight:700;color:var(--navy);margin-top:2px}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-top:0;padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){ nav.mainnav{gap:18px} }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .detail-layout{grid-template-columns:1fr}
    .agent-card{position:static}
    .detail-columns{grid-template-columns:1fr}
    .spec-grid{grid-template-columns:repeat(2,1fr)}
    .gallery-thumbs{grid-template-columns:repeat(3,1fr)}
    .prop-grid{grid-template-columns:repeat(2,1fr)}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}

    section{padding:60px 0 50px}
    .cta-wrap{padding-top:0;padding-bottom:36px}

    .site-header{padding:16px}
    .navbar-fixed.scrolled .site-header{padding:14px 16px}

    .detail-topbar{padding:110px 0 28px}
    .detail-breadcrumb{font-size:11px;flex-wrap:wrap}
    .detail-head{flex-direction:column;align-items:flex-start;gap:16px;margin-top:18px}
    .detail-head h1{font-size:26px;max-width:100%}
    .detail-price{text-align:left}
    .detail-price .dp-value{font-size:26px}

    .gallery-section{padding:24px 0 0}
    .gallery-main{aspect-ratio:4/3;border-radius:12px}
    .gallery-nav{width:36px;height:36px}
    .gallery-nav svg{width:15px;height:15px}
    .gallery-thumbs{grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:72px;overflow-x:auto;gap:8px;padding-bottom:4px}
    .gallery-thumb{aspect-ratio:1/1}

    .detail-body{padding:40px 0 0}
    .detail-layout{grid-template-columns:1fr;gap:36px}
    .agent-card{position:static;top:auto;padding:22px}

    .spec-grid{grid-template-columns:repeat(2,1fr)}
    .spec-item{padding:16px 14px 16px 0}

    .detail-columns{grid-template-columns:1fr;gap:32px;margin-top:36px}
    .desc-block{margin-top:36px}

    .similar-section{padding:40px 0 30px}
    .prop-grid{grid-template-columns:1fr}

    .cta-banner{padding:22px 18px;flex-direction:column;align-items:flex-start}
    .cta-banner > .btn{width:100%;justify-content:center}

    .footer-grid{grid-template-columns:1fr;gap:28px}
  }

  @media (max-width: 480px){
    .spec-grid{grid-template-columns:1fr 1fr}
    .detail-head h1{font-size:22px}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: privacy-policy.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- legal / privacy ---------- */
  .legal-section{padding:90px 0 60px}
  .legal-layout{display:grid;grid-template-columns:280px 1fr;gap:60px;align-items:start}

  .legal-toc{position:sticky;top:130px;background:var(--bg-soft);border:1px solid var(--line);border-radius:14px;padding:26px}
  .legal-toc .eyebrow{color:var(--ink)}
  .legal-toc h4{font-size:15px;font-weight:700;margin-top:10px}
  .legal-toc ol{list-style:none;margin:18px 0 0;padding:0;counter-reset:toc}
  .legal-toc li{counter-increment:toc;margin-bottom:4px}
  .legal-toc a{display:flex;gap:10px;font-size:12.5px;color:var(--muted);padding:8px 10px;border-radius:8px;font-weight:500;transition:background .2s ease,color .2s ease}
  .legal-toc a::before{content:counter(toc, decimal-leading-zero);color:var(--gold-2);font-weight:700;flex:none}
  .legal-toc a:hover, .legal-toc a.active{background:#fff;color:var(--ink);box-shadow:0 4px 12px rgba(16,24,40,.06)}
  .legal-updated{margin-top:20px;padding-top:16px;border-top:1px solid var(--line);font-size:11.5px;color:var(--muted)}
  .legal-updated strong{color:var(--ink)}

  .legal-content{max-width:720px}
  .legal-intro{font-size:14.5px;color:var(--muted);line-height:1.8;margin-bottom:8px}
  .legal-block{padding:34px 0;border-bottom:1px solid var(--line)}
  .legal-block:first-of-type{padding-top:0}
  .legal-block:last-of-type{border-bottom:none}
  .legal-num{display:inline-flex;align-items:center;justify-content:center;width:34px;height:34px;border-radius:9px;background:rgba(254,183,0,.14);color:var(--gold-2);font-weight:800;font-size:13px;margin-bottom:14px}
  .legal-block h3{font-size:18px;font-weight:700}
  .legal-block p{font-size:14px;color:var(--muted);line-height:1.85;margin-top:12px}
  .legal-block p + p{margin-top:12px}
  .legal-block ul{margin:12px 0 0;padding-left:18px}
  .legal-block ul li{font-size:14px;color:var(--muted);line-height:1.85;margin-bottom:8px}
  .legal-block ul li::marker{color:var(--gold-2)}
  .legal-table{width:100%;border-collapse:collapse;margin-top:16px;font-size:13px}
  .legal-table th,.legal-table td{text-align:left;padding:10px 14px;border:1px solid var(--line)}
  .legal-table th{background:var(--bg-soft);color:var(--ink);font-weight:700}
  .legal-table td{color:var(--muted)}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .legal-layout{grid-template-columns:1fr}
    .legal-toc{position:static}
    .footer-grid{grid-template-columns:1fr 1fr}
    .legal-table{font-size:12px}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .site-header{padding:16px}
    .navbar-fixed.scrolled .site-header{padding:14px 16px}
    .page-hero{padding:110px 0 50px}
    .page-hero h1{font-size:28px}
    section{padding:60px 0 50px}
    .legal-section{padding:48px 0 40px}
    .legal-layout{gap:24px}
    .legal-toc{padding:20px}
    .legal-block{padding:24px 0}
    .legal-block h3{font-size:16px}
    .legal-table{display:block;overflow-x:auto;white-space:nowrap}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px 20px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: terms-conditions.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  html.scrolling::-webkit-scrollbar-thumb:hover{background:linear-gradient(180deg,var(--gold) 0%,var(--gold-2) 100%);background-clip:padding-box}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .btn-outline-dark{border-color:var(--gold);color:var(--gold);flex-direction:row-reverse}
  .btn-outline-dark:hover{background:rgba(255,255,255,.08)}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .icon{width:20px;height:20px;flex:none}

  /* ---------- header (transparent, sits on top of hero) ---------- */
  .navbar-fixed{position:fixed;top:0;left:0;right:0;z-index:50;background:linear-gradient(180deg,rgba(0,58,112,.85) 0%,rgba(0,58,112,.55) 55%,rgba(0,58,112,0) 100%);backdrop-filter:blur(6px);-webkit-mask-image:linear-gradient(180deg,#000 60%,transparent 100%);mask-image:linear-gradient(180deg,#000 60%,transparent 100%);transition:background .35s ease,box-shadow .35s ease,backdrop-filter .35s ease}
  .navbar-fixed.scrolled{background:rgba(0,58,112,.94);backdrop-filter:saturate(140%) blur(10px);-webkit-mask-image:none;mask-image:none;box-shadow:0 10px 30px rgba(0,0,0,.18)}
  .site-header{display:flex;align-items:center;justify-content:space-between;padding:34px 32px;max-width:1300px;margin:0 auto;transition:padding .35s ease}
  .navbar-fixed.scrolled .site-header{padding:20px 32px}
  .logo{display:flex;align-items:center}
  nav.mainnav{display:flex;align-items:center;gap:26px}
  nav.mainnav a{font-size:13.5px;font-weight:500;color:rgba(255,255,255,.85);padding-bottom:6px;border-bottom:1.5px solid transparent;white-space:nowrap}
  nav.mainnav a.active{color:#fff;border-color:var(--gold)}
  nav.mainnav a:hover{color:var(--gold)}
  .header-actions{display:flex;align-items:center;gap:12px}
  .login-btn{display:flex;align-items:center;color:#fff;padding:10px 18px;border-radius:8px;font-size:12.5px;font-weight:600;background:rgba(254,183,0,.14);border:1px solid rgba(254,183,0,.55);transition:background .2s ease,color .2s ease,border-color .2s ease}
  .login-btn:hover{background:rgba(254,183,0,.28);border-color:var(--gold);color:var(--gold)}
  .call-btn{position:relative;overflow:hidden;display:flex;align-items:center;gap:8px;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);color:#1B2333;padding:10px 20px;border-radius:8px;font-size:12.5px;font-weight:600;box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .call-btn:hover{box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .call-btn::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  .call-btn svg{width:13px;height:13px;position:relative;z-index:1}
  .call-btn{z-index:1}
  .call-btn > *{position:relative;z-index:1}

  /* ---------- page hero (inner pages) ---------- */
  .page-hero{position:relative;overflow:hidden;background:var(--navy);padding:168px 0 74px}
  .page-hero-dots{position:absolute;left:6%;top:18%;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.55) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.8}
  .page-hero-dots.two{left:auto;right:8%;top:auto;bottom:12%}
  .page-hero-ring{position:absolute;right:-120px;top:-120px;width:420px;height:420px;z-index:0;opacity:.5;pointer-events:none}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero .eyebrow{color:var(--gold)}
  .page-hero h1{color:#fff;font-size:38px;font-weight:700;margin-top:8px;letter-spacing:-.005em}
  .page-hero h1 .accent{color:var(--gold)}
  .breadcrumb{display:flex;align-items:center;gap:8px;margin-top:16px;font-size:13px;color:rgba(255,255,255,.6)}
  .breadcrumb a{color:rgba(255,255,255,.8);font-weight:500}
  .breadcrumb a:hover{color:var(--gold)}
  .breadcrumb .sep{color:var(--gold)}
  .breadcrumb .current{color:var(--gold)}

  section{padding:120px 0 80px}
  section.tight{padding-top:80px}

  /* ---------- legal / tos ---------- */
  .legal-section{padding:90px 0 60px}
  .legal-layout{display:grid;grid-template-columns:280px 1fr;gap:60px;align-items:start}

  .legal-toc{position:sticky;top:130px;background:var(--bg-soft);border:1px solid var(--line);border-radius:14px;padding:26px}
  .legal-toc .eyebrow{color:var(--ink)}
  .legal-toc h4{font-size:15px;font-weight:700;margin-top:10px}
  .legal-toc ol{list-style:none;margin:18px 0 0;padding:0;counter-reset:toc}
  .legal-toc li{counter-increment:toc;margin-bottom:4px}
  .legal-toc a{display:flex;gap:10px;font-size:12.5px;color:var(--muted);padding:8px 10px;border-radius:8px;font-weight:500;transition:background .2s ease,color .2s ease}
  .legal-toc a::before{content:counter(toc, decimal-leading-zero);color:var(--gold-2);font-weight:700;flex:none}
  .legal-toc a:hover, .legal-toc a.active{background:#fff;color:var(--ink);box-shadow:0 4px 12px rgba(16,24,40,.06)}
  .legal-updated{margin-top:20px;padding-top:16px;border-top:1px solid var(--line);font-size:11.5px;color:var(--muted)}
  .legal-updated strong{color:var(--ink)}

  .legal-content{max-width:720px}
  .legal-intro{font-size:14.5px;color:var(--muted);line-height:1.8;margin-bottom:8px}
  .legal-block{padding:34px 0;border-bottom:1px solid var(--line)}
  .legal-block:first-of-type{padding-top:0}
  .legal-block:last-of-type{border-bottom:none}
  .legal-num{display:inline-flex;align-items:center;justify-content:center;width:34px;height:34px;border-radius:9px;background:rgba(254,183,0,.14);color:var(--gold-2);font-weight:800;font-size:13px;margin-bottom:14px}
  .legal-block h3{font-size:18px;font-weight:700}
  .legal-block p{font-size:14px;color:var(--muted);line-height:1.85;margin-top:12px}
  .legal-block p + p{margin-top:12px}
  .legal-block ul{margin:12px 0 0;padding-left:18px}
  .legal-block ul li{font-size:14px;color:var(--muted);line-height:1.85;margin-bottom:8px}
  .legal-block ul li::marker{color:var(--gold-2)}

  /* ---------- cta banner ---------- */
  .cta-banner{background:var(--navy);border-radius:16px;padding:28px 36px;display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;color:#fff;width:100%;margin-top:30px;position:relative;overflow:hidden}
  .cta-bg{position:absolute;inset:0;z-index:0;background:url('/assets/images/properties/premium.jpg') 80% center/cover}
  .cta-scrim{position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,#003a70 0%,#003a70 52%,rgba(0,58,112,.6) 74%,rgba(0,58,112,.25) 100%)}
  .cta-left{display:flex;align-items:center;gap:18px;position:relative;z-index:2}
  .cta-icon{width:56px;height:56px;border-radius:50%;border:2px solid var(--gold);background:transparent;display:flex;align-items:center;justify-content:center;flex:none}
  .cta-icon svg{width:24px;height:24px;color:var(--gold)}
  .cta-left h3{font-size:22px;font-weight:700;line-height:1.3}
  .cta-left p{font-size:13px;color:rgba(255,255,255,.65);margin-top:6px}
  .cta-banner > .btn{position:relative;z-index:2}
  .cta-wrap{padding-bottom:60px}

  /* ---------- footer ---------- */
  footer{background:var(--navy);color:rgba(255,255,255,.68);padding-top:70px}
  .footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1.2fr;gap:40px;padding-bottom:44px;border-bottom:1px solid rgba(255,255,255,.12)}
  .footer-logo{display:flex;align-items:center}
  .footer-tag{font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-top:14px;line-height:1.6}
  .footer-tag .accent{color:var(--gold)}
  .footer-col h4{font-size:16px;font-weight:700;color:#fff;margin-bottom:16px}
  .footer-col a{display:block;font-size:13px;padding:6px 0;color:rgba(255,255,255,.65)}
  .footer-col a:hover{color:var(--gold)}
  .footer-contact div{display:flex;gap:10px;font-size:13px;margin-bottom:12px;color:rgba(255,255,255,.68)}
  .footer-contact svg{width:15px;height:15px;flex:none;margin-top:2px;color:var(--gold)}
  .social-row{display:flex;gap:10px;margin-top:18px}
  .social-row a{width:38px;height:38px;border-radius:50%;background:#fff;display:flex;align-items:center;justify-content:center}
  .social-row svg{width:21px;height:21px}
  .footer-bottom{text-align:center;font-size:12px;padding:22px 0;color:rgba(255,255,255,.45)}

  @media (max-width: 1100px){
    nav.mainnav{gap:18px}
  }
  @media (max-width: 980px){
    .wrap{padding:0 20px}
    .site-header{padding:20px}
    nav.mainnav{display:none}
    .legal-layout{grid-template-columns:1fr}
    .legal-toc{position:static}
    .footer-grid{grid-template-columns:1fr 1fr}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .site-header{padding:16px}
    .navbar-fixed.scrolled .site-header{padding:14px 16px}
    .page-hero{padding:110px 0 50px}
    .page-hero h1{font-size:28px}
    section{padding:60px 0 50px}
    .legal-section{padding:48px 0 40px}
    .legal-layout{gap:24px}
    .legal-toc{padding:20px}
    .legal-block{padding:24px 0}
    .legal-block h3{font-size:16px}
    .cta-banner{flex-direction:column;align-items:flex-start;padding:24px 20px}
    .cta-banner > .btn{width:100%;justify-content:center}
    .footer-grid{grid-template-columns:1fr}
  }

    .nav-toggle {
      display: none;
      flex-direction: column;
      justify-content: center;
      align-items: center;
      gap: 5px;
      width: 40px;
      height: 40px;
      border: none;
      background: transparent;
      cursor: pointer;
      flex: none;
      padding: 0
    }

    .nav-toggle span {
      display: block;
      width: 22px;
      height: 2px;
      background: #fff;
      border-radius: 2px;
      transition: transform .25s ease, opacity .25s ease
    }

    .nav-toggle.open span:nth-child(1) {
      transform: translateY(7px) rotate(45deg)
    }

    .nav-toggle.open span:nth-child(2) {
      opacity: 0
    }

    .nav-toggle.open span:nth-child(3) {
      transform: translateY(-7px) rotate(-45deg)
    }

    nav.mainnav a.mainnav-extra {
      display: none
    }

    @media (max-width: 980px) {
      .nav-toggle {
        display: flex
      }

      .navbar-fixed {
        -webkit-mask-image: none;
        mask-image: none
      }

      .header-actions {
        display: none
      }

      nav.mainnav {
        display: flex !important;
        flex-direction: column;
        align-items: stretch;
        gap: 0;
        position: absolute;
        top: 100%;
        left: 0;
        right: 0;
        background: var(--navy);
        padding: 8px 24px 24px;
        max-height: 0;
        overflow: hidden;
        opacity: 0;
        visibility: hidden;
        transition: max-height .3s ease, opacity .25s ease;
        box-shadow: 0 16px 24px rgba(0, 0, 0, .25)
      }

      nav.mainnav.open {
        max-height: 70vh;
        opacity: 1;
        visibility: visible;
        overflow-y: auto
      }

      nav.mainnav a {
        width: 100%;
        padding: 14px 0;
        border-bottom: 1px solid rgba(255, 255, 255, .12);
        font-size: 15px
      }

      nav.mainnav a.mainnav-extra {
        display: block;
        text-align: center;
        border-bottom: none;
        border-radius: 8px;
        padding: 12px 16px;
        margin-top: 10px
      }

      nav.mainnav a.mainnav-extra.gold {
        background: linear-gradient(135deg, #FFCE47 0%, var(--gold) 45%, var(--gold-2) 100%);
        color: #1B2333;
        font-weight: 600
      }
    }

/* ================= PAGE: login.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}

  /* ---------- auth layout ---------- */
  .auth-back{position:fixed;top:28px;left:32px;z-index:10;display:inline-flex;align-items:center;gap:8px;font-size:13px;font-weight:600;color:var(--ink)}
  .auth-back svg{width:15px;height:15px}
  .auth-back:hover{color:var(--gold-2)}
  .auth-section{min-height:100vh;display:flex;align-items:center;padding:40px 0;background:var(--bg-soft)}
  .auth-card{width:100%;max-width:980px;margin:0 auto;background:#fff;border-radius:20px;box-shadow:0 30px 60px rgba(16,24,40,.14);overflow:hidden;display:grid;grid-template-columns:1fr 1fr}

  .auth-visual{position:relative;overflow:hidden;background:var(--navy);padding:44px 40px;display:flex;flex-direction:column;justify-content:space-between}
  .auth-visual-bg{position:absolute;inset:0;background:url('/assets/images/hero/house-dusk-v2.png') center/cover;opacity:.28}
  .auth-visual-scrim{position:absolute;inset:0;background:linear-gradient(160deg,rgba(0,58,112,.96) 20%,rgba(0,58,112,.75) 100%)}
  .auth-visual-dots{position:absolute;right:-10px;bottom:-10px;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.5) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.7}
  .auth-visual > *{position:relative;z-index:1}
  .auth-visual .logo-row{display:flex;align-items:center;gap:10px}
  .auth-visual .logo-row img{height:34px;width:auto}
  .auth-visual h2{color:#fff;font-size:24px;font-weight:700;line-height:1.35;margin-top:34px}
  .auth-visual h2 .accent{color:var(--gold)}
  .auth-visual p{color:rgba(255,255,255,.65);font-size:13.5px;line-height:1.75;margin-top:14px;max-width:32ch}
  .auth-visual-quote{margin-top:auto;padding-top:30px;border-top:1px solid rgba(255,255,255,.14)}
  .auth-visual-quote p{color:rgba(255,255,255,.55);font-size:12.5px;font-style:italic}

  .auth-form-panel{padding:48px 44px}
  .auth-form-panel .eyebrow{color:var(--gold-2)}
  .auth-form-panel h1{font-size:26px;font-weight:700;margin-top:8px}
  .auth-form-panel .lead{font-size:13.5px;color:var(--muted);margin-top:10px;line-height:1.7}

  .form-field{display:flex;flex-direction:column;gap:8px;margin-top:20px}
  .form-field label{font-size:12px;font-weight:600;color:var(--ink)}
  .form-field input, .form-field select{width:100%;border:1px solid var(--line);border-radius:8px;padding:12px 14px;font-family:'Inter',sans-serif;font-size:13.5px;color:var(--ink);background:var(--bg-soft);transition:border-color .2s ease,background .2s ease}
  .form-field input:focus, .form-field select:focus{outline:none;border-color:var(--gold);background:#fff}
  .password-field{position:relative}
  .password-field input{padding-right:42px}
  .password-toggle{position:absolute;right:12px;top:50%;transform:translateY(-50%);cursor:pointer;color:var(--muted);display:flex}
  .password-toggle svg{width:17px;height:17px}
  .password-toggle:hover{color:var(--gold-2)}

  .form-row-between{display:flex;align-items:center;justify-content:space-between;margin-top:18px;font-size:12.5px}
  .form-check{display:flex;align-items:center;gap:8px;color:var(--muted)}
  .form-check input[type="checkbox"]{width:15px;height:15px;accent-color:var(--gold-2);cursor:pointer}
  .form-link{color:var(--gold-2);font-weight:600}
  .form-link:hover{color:var(--gold)}

  .auth-submit{margin-top:26px;width:100%;justify-content:center}
  .auth-switch{margin-top:22px;text-align:center;font-size:13px;color:var(--muted)}

  @media (max-width: 860px){
    .auth-card{grid-template-columns:1fr;max-width:460px}
    .auth-visual{display:none}
    .auth-form-panel{padding:40px 30px}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .auth-section{padding:90px 16px 30px}
    .auth-back{top:20px;left:20px;font-size:12px}
    .auth-card{border-radius:14px}
    .auth-form-panel{padding:32px 20px}
    .auth-form-panel h1{font-size:22px}
    .btn{width:100%;justify-content:center}
  }

/* ================= PAGE: register.html ================= */
  :root{
    --navy:#003a70;
    --navy-2:#002f5c;
    --gold:#FEB700;
    --gold-2:#E0A400;
    --ink:#1B2333;
    --muted:#6B7280;
    --line:#E7E7EA;
    --bg-soft:#F5F6F8;
    --white:#FFFFFF;
    --danger:#DC3545;
  }
  *{box-sizing:border-box}
  body{margin:0;font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:#fff;-webkit-font-smoothing:antialiased}

  /* ---------- custom scrollbar (hidden until scrolling) ---------- */
  html{scrollbar-gutter:stable;scrollbar-width:thin;scrollbar-color:transparent transparent}
  html.scrolling{scrollbar-color:var(--gold) transparent}
  ::-webkit-scrollbar{width:10px}
  ::-webkit-scrollbar-track{background:transparent}
  ::-webkit-scrollbar-thumb{background:transparent;border-radius:20px;border:2px solid transparent;background-clip:padding-box}
  html.scrolling::-webkit-scrollbar-thumb{background:linear-gradient(180deg,#FFCE47 0%,var(--gold) 50%,var(--gold-2) 100%);background-clip:padding-box;border:2px solid transparent}
  h1,h2,h3,h4{font-family:'Inter',system-ui,sans-serif;margin:0}
  p{margin:0}
  a{text-decoration:none;color:inherit}
  img{max-width:100%;display:block}
  .wrap{max-width:1300px;margin:0 auto;padding:0 32px}
  .btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:8px;font-size:14px;font-weight:600;cursor:pointer;white-space:nowrap;border:1px solid transparent}
  .btn-gold{background:var(--gold);color:#1B2333}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-gold-shine{position:relative;overflow:hidden;background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 4px 14px rgba(254,183,0,.45),inset 0 1px 0 rgba(255,255,255,.5);transition:box-shadow .2s ease,transform .2s ease}
  .btn-gold-shine:hover{background:linear-gradient(135deg,#FFCE47 0%,var(--gold) 45%,var(--gold-2) 100%);box-shadow:0 6px 20px rgba(254,183,0,.6),inset 0 1px 0 rgba(255,255,255,.5);transform:translateY(-1px)}
  .btn-gold-shine::after{content:'';position:absolute;top:0;left:-60%;width:40%;height:100%;background:linear-gradient(115deg,transparent 0%,rgba(255,255,255,.65) 50%,transparent 100%);transform:skewX(-20deg);animation:shine 3.2s ease-in-out infinite}
  @keyframes shine{0%{left:-60%}35%{left:130%}100%{left:130%}}
  .btn-gold-shine > *{position:relative;z-index:1}
  .eyebrow{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-2);font-weight:600}

  /* ---------- auth layout ---------- */
  .auth-back{position:fixed;top:28px;left:32px;z-index:10;display:inline-flex;align-items:center;gap:8px;font-size:13px;font-weight:600;color:var(--ink)}
  .auth-back svg{width:15px;height:15px}
  .auth-back:hover{color:var(--gold-2)}
  .auth-section{min-height:100vh;display:flex;align-items:center;padding:40px 0;background:var(--bg-soft)}
  .auth-card{width:100%;max-width:1040px;margin:0 auto;background:#fff;border-radius:20px;box-shadow:0 30px 60px rgba(16,24,40,.14);overflow:hidden;display:grid;grid-template-columns:0.85fr 1.15fr}

  .auth-visual{position:relative;overflow:hidden;background:var(--navy);padding:44px 40px;display:flex;flex-direction:column;justify-content:space-between}
  .auth-visual-bg{position:absolute;inset:0;background:url('/assets/images/hero/house-dusk-v2.png') center/cover;opacity:.28}
  .auth-visual-scrim{position:absolute;inset:0;background:linear-gradient(160deg,rgba(0,58,112,.96) 20%,rgba(0,58,112,.75) 100%)}
  .auth-visual-dots{position:absolute;right:-10px;bottom:-10px;width:130px;height:110px;z-index:0;background-image:radial-gradient(rgba(224,164,0,.5) 1.7px, transparent 1.7px);background-size:13px 13px;opacity:.7}
  .auth-visual > *{position:relative;z-index:1}
  .auth-visual .logo-row{display:flex;align-items:center;gap:10px}
  .auth-visual .logo-row img{height:34px;width:auto}
  .auth-visual h2{color:#fff;font-size:23px;font-weight:700;line-height:1.35;margin-top:34px}
  .auth-visual h2 .accent{color:var(--gold)}
  .auth-visual p{color:rgba(255,255,255,.65);font-size:13.5px;line-height:1.75;margin-top:14px;max-width:30ch}
  .auth-visual-list{margin-top:26px;display:flex;flex-direction:column;gap:12px}
  .auth-visual-list div{display:flex;align-items:flex-start;gap:10px;font-size:12.5px;color:rgba(255,255,255,.7);line-height:1.5}
  .auth-visual-list svg{width:16px;height:16px;color:var(--gold);flex:none;margin-top:1px}
  .auth-visual-quote{margin-top:auto;padding-top:30px;border-top:1px solid rgba(255,255,255,.14)}
  .auth-visual-quote p{color:rgba(255,255,255,.55);font-size:12.5px;font-style:italic}

  .auth-form-panel{padding:44px 44px 40px}
  .auth-form-panel .eyebrow{color:var(--gold-2)}
  .auth-form-panel h1{font-size:25px;font-weight:700;margin-top:8px}
  .auth-form-panel .lead{font-size:13.5px;color:var(--muted);margin-top:10px;line-height:1.7}

  .form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 16px}
  .form-field{display:flex;flex-direction:column;gap:8px;margin-top:18px}
  .form-field.full{grid-column:1/-1}
  .form-field label{font-size:12px;font-weight:600;color:var(--ink)}
  .form-field .hint{font-size:11px;color:var(--muted);font-weight:400}
  .form-field input, .form-field select{width:100%;border:1px solid var(--line);border-radius:8px;padding:12px 14px;font-family:'Inter',sans-serif;font-size:13.5px;color:var(--ink);background:var(--bg-soft);transition:border-color .2s ease,background .2s ease}
  .form-field input:focus, .form-field select:focus{outline:none;border-color:var(--gold);background:#fff}
  .form-field.error input, .form-field.error select{border-color:var(--danger)}
  .field-error{font-size:11.5px;color:var(--danger);display:none}
  .form-field.error .field-error{display:block}

  .password-field{position:relative}
  .password-field input{padding-right:42px}
  .password-toggle{position:absolute;right:12px;top:50%;transform:translateY(-50%);cursor:pointer;color:var(--muted);display:flex}
  .password-toggle svg{width:17px;height:17px}
  .password-toggle:hover{color:var(--gold-2)}

  .role-select-wrap{position:relative}
  .role-select-wrap svg.chev{position:absolute;right:14px;top:50%;transform:translateY(-50%);width:14px;height:14px;color:var(--muted);pointer-events:none}
  select{appearance:none;-webkit-appearance:none}

  .form-check-row{display:flex;align-items:flex-start;gap:9px;margin-top:20px;font-size:12.5px;color:var(--muted);line-height:1.55}
  .form-check-row input[type="checkbox"]{width:15px;height:15px;margin-top:2px;accent-color:var(--gold-2);cursor:pointer;flex:none}
  .form-link{color:var(--gold-2);font-weight:600}
  .form-link:hover{color:var(--gold)}

  .auth-submit{margin-top:22px;width:100%;justify-content:center}
  .auth-switch{margin-top:20px;text-align:center;font-size:13px;color:var(--muted)}

  @media (max-width: 900px){
    .auth-card{grid-template-columns:1fr;max-width:520px}
    .auth-visual{display:none}
    .auth-form-panel{padding:40px 30px}
  }
  @media (max-width: 640px){
    html, body{overflow-x:hidden}
    .wrap{padding:0 16px}
    .auth-section{padding:90px 16px 30px}
    .auth-back{top:20px;left:20px;font-size:12px}
    .auth-card{border-radius:14px}
    .auth-form-panel{padding:32px 20px}
    .auth-form-panel h1{font-size:22px}
    .form-grid{grid-template-columns:1fr}
    .btn{width:100%;justify-content:center}
  }

/* ================= Shared alert (auth forms) ================= */
.dash-alert{padding:13px 18px;border-radius:10px;font-size:13px;font-weight:500;margin-bottom:0}
.dash-alert.success{background:rgba(22,163,74,.1);color:#16a34a;border:1px solid rgba(22,163,74,.25)}
.dash-alert.error{background:rgba(220,38,38,.1);color:#dc2626;border:1px solid rgba(220,38,38,.25)}

/* ================= Language switcher (navbar) ================= */
.lang-switcher{position:relative}
.lang-switcher-btn{
  display:flex;align-items:center;gap:6px;background:rgba(255,255,255,.08);
  border:1px solid rgba(255,255,255,.22);color:#fff;border-radius:8px;
  padding:9px 12px;font-size:12.5px;font-weight:600;cursor:pointer;
  transition:background .2s ease,border-color .2s ease;
}
.lang-switcher-btn:hover{background:rgba(255,255,255,.16);border-color:rgba(255,255,255,.4)}
.lang-switcher-btn svg{width:15px;height:15px;flex:none}
.lang-switcher-btn .chev{width:11px;height:11px;transition:transform .2s ease}
.lang-switcher.open .lang-switcher-btn .chev{transform:rotate(180deg)}
.lang-switcher.open .lang-switcher-btn{background:rgba(255,255,255,.16);border-color:rgba(255,255,255,.4)}

.lang-switcher-panel{
  position:absolute;top:calc(100% + 10px);left:0;min-width:160px;
  background:#fff;border:1px solid var(--line);border-radius:12px;
  box-shadow:0 16px 34px rgba(16,24,40,.16);padding:8px;z-index:60;
  display:none;
}
.lang-switcher.open .lang-switcher-panel{display:block}

.lang-switcher-opt{
  display:flex;align-items:center;justify-content:space-between;gap:8px;
  padding:9px 10px;border-radius:8px;font-size:13px;font-weight:500;color:var(--ink);
}
.lang-switcher-opt:hover{background:var(--bg-soft)}
.lang-switcher-opt.active{color:var(--gold-2);font-weight:700;background:rgba(254,183,0,.1)}
.lang-switcher-opt svg{width:14px;height:14px;flex:none}

@media (max-width:1100px){
  .lang-switcher-btn span:not(.chev){display:none}
}

/* ---- mobile in-menu language links (shown when header-actions is hidden) ---- */
.mainnav-lang{
  display:none;
  align-items:center;
  gap:10px;
  padding:14px 0 4px;
}
.mainnav-lang a{
  font-size:12.5px;font-weight:700;letter-spacing:.04em;color:rgba(255,255,255,.6);
  padding:6px 12px;border:1px solid rgba(255,255,255,.25);border-radius:7px;
}
.mainnav-lang a.active{color:#1B2333;background:var(--gold);border-color:var(--gold)}

@media (max-width:980px){
  .mainnav-lang{display:flex}
}

/* ================= Consultant photo fallback (no photo uploaded) ================= */
.consultant-photo.no-photo{display:flex;align-items:center;justify-content:center;font-size:42px;font-weight:800;color:var(--navy);background:var(--bg-soft)}