/* Layout: corporate consultancy flow (info bar, nav, hero, feature cards, about, service grid, reviews, counters, form, contact) on one 12-col grid.
   Deliberately single-theme: night ground, champagne accent, darker gold "paper" fields. */
:root{
  --night:#0C0D0C; --night-2:#141513; --night-3:#1C1D1A; --stage:#2C2822; --tile:#F1ECE3;
  --ivory:#EEE9E0; --ivory-muted:#A29C91;
  --gold:#C6A46A; --gold-hover:#DCC08E; --on-gold:#0C0D0C;
  --paper:#AA8A55; --paper-2:#9C7D4A; --paper-ink:#0F0F0D; --paper-muted:#2A241B;
  --error:#E8907F;
  --serif:"Bodoni Moda", "Didot", "Bodoni 72", Georgia, serif;
  --sans:"Manrope", "Helvetica Neue", Arial, sans-serif;
  --gutter:clamp(16px, 3.2vw, 40px); --max:1320px;
  color-scheme:dark;
}

*{box-sizing:border-box}
[hidden]{display:none!important}
html{scroll-behavior:smooth;scroll-padding-top:88px}
img{max-width:100%}
body{margin:0;background:var(--night);color:var(--ivory);font-family:var(--sans);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:10;background:var(--night)}
body.locked{overflow:hidden}
a{color:inherit}
h1,h2,h3{margin:0;font-family:var(--serif);font-weight:400;letter-spacing:-0.01em;line-height:1.05;text-wrap:balance}
p{margin:0}
svg.i{width:40px;height:40px;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;flex:none}
.wrap{max-width:var(--max);margin:0 auto;padding-left:max(var(--gutter), env(safe-area-inset-left,0px));padding-right:max(var(--gutter), env(safe-area-inset-right,0px))}
.section{padding-block:clamp(88px, 11vw, 160px)}
.h2{font-size:clamp(38px, 4.6vw, 64px)}
.lead{font-size:clamp(17px, 1.4vw, 19px);line-height:1.65;max-width:46ch;color:var(--ivory-muted)}
.label{font-size:13px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gold)}
.sec-head{display:grid;justify-items:center;text-align:center;gap:18px;margin-bottom:clamp(48px,6vw,80px)}
.sec-head .lead{max-width:56ch}
.skip{position:absolute;left:-9999px}
.skip:focus{left:16px;top:16px;z-index:200;background:var(--ivory);color:var(--night);padding:10px 14px}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
main:focus,main:focus-visible{outline:none}
.paper{background:var(--paper);color:var(--paper-ink)}
.paper .label{color:var(--paper-ink)}
.paper .lead{color:var(--paper-muted)}
.paper :focus-visible{outline-color:var(--paper-ink)}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:54px;padding:0 28px;font:600 13px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background-color .3s, color .3s, border-color .3s, transform .15s}
.btn:active{transform:translateY(1px)}
.btn-gold{background:var(--gold);color:var(--on-gold)}
.btn-gold:hover{background:var(--gold-hover)}
.btn-line{background:transparent;color:var(--ivory);border-color:color-mix(in srgb, var(--gold) 55%, transparent)}
.btn-line:hover{border-color:var(--gold);color:var(--gold)}
.btn .arrow{display:inline-block;transition:transform .3s}
.btn:hover .arrow{transform:translateX(5px)}

/* Welcome screen */
.splash{position:fixed;inset:0;z-index:100;background:var(--night);display:grid;place-items:center;padding:max(24px, env(safe-area-inset-top,0px)) max(var(--gutter), env(safe-area-inset-right,0px)) max(24px, env(safe-area-inset-bottom,0px)) max(var(--gutter), env(safe-area-inset-left,0px));transition:transform 1.1s cubic-bezier(.76,0,.24,1), visibility 0s linear 1.1s}
.splash.out{transform:translateY(-100%);visibility:hidden}
.splash-inner{text-align:center;display:grid;justify-items:center;gap:28px;max-width:900px}
.splash .mark{background:var(--tile);padding:12px 18px;display:flex;align-items:center;gap:10px}
.splash .mark img{height:18px;width:auto;display:block}
.splash .mark span{font-size:12px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--paper-ink)}
.splash h1{font-size:clamp(56px, 11vw, 168px);line-height:.95;letter-spacing:-0.02em}
.splash .rule{width:120px;height:1px;background:var(--gold);transform-origin:center}
.splash .role{font-size:13px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--ivory-muted)}
.splash blockquote{margin:0;font-family:var(--serif);font-style:italic;font-size:clamp(19px, 2vw, 26px);line-height:1.4;max-width:30ch;color:var(--ivory)}
.splash .btn{margin-top:12px;min-width:220px}
.splash .foot-note{position:absolute;left:0;right:0;bottom:max(24px, env(safe-area-inset-bottom,0px));font-size:13px;color:var(--ivory-muted);text-align:center}
@media (prefers-reduced-motion:no-preference){
  .splash .s{animation:sIn 1.1s cubic-bezier(.2,.7,.2,1) both}
  .splash .s1{animation-delay:.15s}.splash .s2{animation-delay:.35s}.splash .s3{animation-delay:.55s}.splash .s4{animation-delay:.75s}.splash .s5{animation-delay:.95s}
  .splash .rule{animation:grow 1.2s cubic-bezier(.2,.7,.2,1) .5s both}
  @keyframes sIn{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}
  @keyframes grow{from{transform:scaleX(0)}to{transform:scaleX(1)}}
}
@media (prefers-reduced-motion:reduce){.splash{transition:opacity .4s, visibility 0s linear .4s}.splash.out{transform:none;opacity:0}}

/* Header */
.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--night)}
.top > .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;height:80px}
.brand{text-decoration:none;display:flex;flex-direction:column;line-height:1.15}
.brand b{font-family:var(--serif);font-weight:500;font-size:24px;letter-spacing:-0.01em;white-space:nowrap}
.brand span{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--ivory-muted)}
.nav{display:flex;gap:30px;align-items:center}
.nav a.link{text-decoration:none;font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;position:relative;color:var(--ivory);transition:color .3s}
.nav a.link::after{content:"";position:absolute;left:0;right:0;bottom:-8px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .35s}
.nav a.link:hover,.nav a.link.on{color:var(--gold)}
.nav a.link:hover::after,.nav a.link.on::after{transform:scaleX(1)}
.nav .btn{min-height:44px;padding:0 20px;font-size:12px;white-space:nowrap}
.burger{display:none;width:44px;height:44px;background:transparent;border:1px solid color-mix(in srgb, var(--gold) 45%, transparent);color:var(--ivory);cursor:pointer;place-items:center}
.burger svg{width:22px;height:22px;stroke:currentColor;stroke-width:1.6;fill:none}
.mnav{background:var(--night-2)}
.mnav .wrap{display:grid;padding-block:8px 20px}
.mnav a{text-decoration:none;padding:14px 0;font-size:14px;font-weight:600;letter-spacing:.14em;text-transform:uppercase}
.mnav a:hover{color:var(--gold)}
@media (max-width:1240px){.nav a.link{display:none}.burger{display:grid}}
@media (max-width:420px){.brand b{font-size:21px}.brand span{font-size:11px}.nav .btn{padding:0 12px;font-size:11px;letter-spacing:.1em}.nav{gap:10px}}

/* Hero */
.hero .wrap{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:24px;padding-block:clamp(48px,6vw,88px) clamp(56px,7vw,96px);align-items:center}
.hero .copy{grid-column:1 / span 6;display:grid;gap:28px;justify-items:start}
.hero h2,
.hero h1{font-size:clamp(52px, 6.4vw, 96px);line-height:.95;letter-spacing:-0.025em}
.hero .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.portrait{grid-column:7 / span 3;margin:0;position:relative;align-self:stretch;display:flex;flex-direction:column}
.portrait .frame{flex:1;min-height:380px}
.portrait .frame{background:var(--stage);aspect-ratio:5/6;max-width:100%;overflow:hidden;position:relative}
/* signature watermark behind the cut-out photo */
.portrait .frame .mono{position:absolute;left:50%;top:5%;width:128%;max-width:none;height:auto;transform:translateX(-50%) rotate(-6deg);opacity:.16;user-select:none;pointer-events:none}
/* photo stands on the name bar instead of floating */
.portrait .frame img:not(.mono){position:absolute;left:50%;bottom:0;transform:translateX(-50%);width:auto;height:auto;max-width:90%;max-height:94%;display:block}
.portrait figcaption{background:var(--gold);color:var(--on-gold);padding:14px 20px;line-height:1.3;font-size:14px}
.portrait figcaption b{display:block;font-family:var(--serif);font-weight:600;font-size:20px}
/* Calculator widget */
.calc{grid-column:10 / span 3;background:var(--night-2);padding:24px;display:grid;gap:16px;align-content:start}
.calc h3{font-size:24px}
.ctabs{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:color-mix(in srgb, var(--gold) 30%, transparent);border:1px solid color-mix(in srgb, var(--gold) 30%, transparent)}
.ctabs button{min-height:40px;background:var(--night-2);color:var(--ivory-muted);border:0;font:600 12px/1.2 var(--sans);letter-spacing:.06em;cursor:pointer;transition:background-color .3s,color .3s;padding:6px}
.ctabs button:hover{color:var(--ivory)}
.ctabs button[aria-selected="true"]{background:var(--gold);color:var(--on-gold)}
.cpanel{display:grid;gap:14px}
.cf{display:grid;gap:6px;min-width:0}
.cf.two{grid-template-columns:1fr 1fr;gap:12px}
.cf.two > div{display:grid;gap:6px;min-width:0}
.cf label{font-size:11px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ivory-muted)}
.cf input,.cf select{width:100%;min-height:42px;padding:8px 2px;font:500 17px/1.3 var(--sans);color:var(--ivory);background:transparent;border:0;border-bottom:1px solid color-mix(in srgb, var(--ivory) 25%, transparent);border-radius:0;font-variant-numeric:tabular-nums;transition:border-color .3s}
.cf select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--gold) 50%),linear-gradient(135deg,var(--gold) 50%,transparent 50%);background-position:calc(100% - 12px) 50%,calc(100% - 6px) 50%;background-size:6px 6px;background-repeat:no-repeat;padding-right:24px}
.cf select option{background:var(--night-2);color:var(--ivory)}
.cf input:focus,.cf select:focus{outline:none;border-bottom-color:var(--gold)}
.cres{background:var(--night);padding:16px;display:grid;gap:2px}
.cres span{font-size:12px;color:var(--ivory-muted)}
.cres b{font-family:var(--serif);font-weight:500;font-size:30px;line-height:1.15;color:var(--gold);font-variant-numeric:tabular-nums}
.cres small{font-size:13px;color:var(--ivory-muted)}
.cnote{font-size:12px;line-height:1.5;color:var(--ivory-muted)}
.cnote b{color:var(--gold);font-weight:600}
#m-alici{font-size:clamp(20px,1.75vw,25px);white-space:nowrap}
.calc .btn{min-height:48px;padding:0 16px;font-size:12px}
@media (max-width:1180px){
  .hero .copy{grid-column:1 / -1}
  .portrait{grid-column:1 / span 6}
  .portrait .frame{height:auto}
  .calc{grid-column:7 / span 6}
}
@media (max-width:640px){
  .portrait,.calc{grid-column:1 / -1}
  .portrait .frame{aspect-ratio:1/1;min-height:0}
}
@media (prefers-reduced-motion:no-preference){
  .entered .rise{animation:rise 1s cubic-bezier(.2,.7,.2,1) both}
  .entered .d1{animation-delay:.1s}.entered .d2{animation-delay:.2s}.entered .d3{animation-delay:.3s}.entered .d4{animation-delay:.4s}
  @keyframes rise{from{opacity:0;transform:translateY(28px)}to{opacity:1;transform:none}}
}

/* Feature cards */
.features{padding-bottom:clamp(88px,11vw,160px)}
.features .grid4{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:20px}
.card{background:var(--night-2);padding:clamp(28px,3vw,40px);display:grid;gap:14px;align-content:start;transition:background-color .35s, transform .35s}
.card:hover{background:var(--night-3);transform:translateY(-4px)}
.card svg.i{color:var(--gold);margin-bottom:6px}
.card h3{font-size:26px;line-height:1.15}
.card p{color:var(--ivory-muted);font-size:16px}
@media (max-width:1000px){.features .grid4{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.features .grid4{grid-template-columns:1fr}}

/* About (paper) */
.about .wrap{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:24px clamp(24px,4vw,64px)}
.about .left{grid-column:1 / span 6;display:grid;gap:24px;align-content:start}
.about .right{grid-column:7 / span 6;display:grid;gap:20px;align-content:start}
.about blockquote{margin:0;font-family:var(--serif);font-style:italic;font-size:clamp(22px,2.2vw,30px);line-height:1.35}
.about .story{display:grid;gap:16px;max-width:60ch}
.about .story .sign{width:clamp(180px,22vw,240px);height:auto;margin:4px 0 0 -6px}
.hl{display:grid;grid-template-columns:auto 1fr;gap:18px;align-items:start;background:var(--paper-2);padding:24px}
.hl svg.i{width:44px;height:44px;color:var(--paper-ink)}
.hl h3{font-family:var(--sans);font-weight:700;font-size:18px;letter-spacing:0;line-height:1.3}
.hl p{margin-top:6px;color:var(--paper-muted);font-size:16px}
.badge{display:flex;align-items:center;gap:18px;margin-top:8px}
.badge img{height:22px;width:auto;box-sizing:content-box;background:var(--tile);padding:12px 16px}
.badge p{font-size:14px;color:var(--paper-muted);line-height:1.5}
.values{grid-column:1 / -1;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin-top:clamp(48px,6vw,88px)}
.values div{background:var(--paper-2);padding:clamp(28px,3vw,44px)}
.values h3{font-size:clamp(36px,3.8vw,54px);font-weight:600}
.values p{margin-top:14px;color:var(--paper-muted);max-width:32ch}
@media (max-width:900px){.about .left,.about .right{grid-column:1 / -1}.values{grid-template-columns:1fr}}

/* Services grid */
.svc-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));grid-auto-rows:1fr;gap:20px}
.svc{background:var(--night-2);padding:clamp(32px,3.4vw,48px);display:flex;flex-direction:column;gap:14px;text-decoration:none;position:relative;transition:background-color .35s, transform .35s}
.svc .more{margin-top:auto;padding-top:8px}
.svc:hover{background:var(--night-3);transform:translateY(-4px)}
.svc svg.i{width:48px;height:48px;color:var(--gold);margin-bottom:8px}
.svc h3{font-size:30px}
.svc p{color:var(--ivory-muted);font-size:16px}
.svc .more{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.svc .more span{display:inline-block;transition:transform .3s}
.svc:hover .more span{transform:translateX(5px)}
.svc.focus{background:var(--stage)}
.svc.focus:hover{background:color-mix(in srgb, var(--stage) 85%, var(--gold))}
.svc .tag{position:absolute;top:20px;right:20px;font-size:11px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;background:var(--gold);color:var(--on-gold);padding:6px 10px}
@media (max-width:1000px){.svc-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:620px){.svc-grid{grid-template-columns:1fr}}

/* Reviews (paper) */
.rev-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.rev{background:var(--paper-2);padding:clamp(28px,3vw,40px);display:grid;gap:22px;align-content:space-between;margin:0}
.rev .stars{color:var(--paper-ink);letter-spacing:4px;font-size:16px}
.rev p{font-family:var(--serif);font-style:italic;font-size:20px;line-height:1.45}
.rev footer{display:flex;align-items:center;gap:14px}
.rev .av{width:48px;height:48px;background:var(--paper-ink);color:var(--gold);display:grid;place-items:center;font-family:var(--serif);font-size:20px;flex:none}
.rev b{display:block;font-size:16px}
.rev small{font-size:14px;color:var(--paper-muted)}
.rev.wide{grid-column:span 2}
.rev.wide p{font-size:clamp(22px,2.2vw,28px)}
.src{text-align:center;margin-top:32px;font-size:15px;color:var(--paper-muted)}
@media (max-width:1000px){.rev-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:620px){.rev-grid{grid-template-columns:1fr}.rev.wide{grid-column:auto}}

/* Why / counters */
.why{background:var(--night)}
.why .wrap{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:24px;align-items:center}
.why .txt{grid-column:1 / span 5;display:grid;gap:22px;justify-items:start}
.counters{grid-column:7 / span 6;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}
.counter{background:var(--night);padding:32px 24px;display:grid;gap:10px;justify-items:center;text-align:center}
.counter svg.i{color:var(--gold)}
.counter b{font-family:var(--serif);font-weight:500;font-size:clamp(40px,4vw,56px);line-height:1;color:var(--gold)}
.counter span{font-size:15px;color:var(--ivory-muted)}
@media (max-width:1200px){.why .txt,.counters{grid-column:1 / -1}.counters{margin-top:24px}}
@media (max-width:560px){.counters{grid-template-columns:1fr}}

/* Valuation form */
.val{background:var(--night-2)}
.val .grid{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,.7fr);gap:clamp(32px,4vw,72px);align-items:start}
@media (max-width:1000px){.val .grid{grid-template-columns:1fr}}
.seg{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;background:color-mix(in srgb, var(--gold) 30%, transparent);border:1px solid color-mix(in srgb, var(--gold) 30%, transparent);margin:0 0 40px;padding:0}
.seg input{position:absolute;opacity:0;pointer-events:none}
.seg label{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:4px;min-height:76px;cursor:pointer;background:var(--night);font-family:var(--serif);font-size:22px;transition:background-color .3s,color .3s;text-align:center;padding:10px}
.seg label small{font-family:var(--sans);font-size:13px;color:var(--ivory-muted);transition:color .3s}
.seg label:hover{background:var(--night-3)}
.seg input:checked + label{background:var(--gold);color:var(--on-gold)}
.seg input:checked + label small{color:var(--on-gold)}
.seg input:focus-visible + label{outline:2px solid var(--ivory);outline-offset:-4px}
.fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 24px}
.f{display:grid;gap:10px;min-width:0}
.f.wide{grid-column:1 / -1}
.f > label,.f > .lbl{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ivory-muted)}
.f .opt{letter-spacing:.04em;text-transform:none;font-weight:400}
.f input[type=text],.f input[type=tel],.f input[type=number],.f select,.f textarea{width:100%;min-height:52px;padding:12px 2px;font:400 18px/1.4 var(--sans);color:var(--ivory);background:transparent;border:0;border-bottom:1px solid color-mix(in srgb, var(--ivory) 25%, transparent);border-radius:0;transition:border-color .3s}
.f input::placeholder,.f textarea::placeholder{color:color-mix(in srgb, var(--ivory) 32%, transparent)}
.f textarea{min-height:92px;resize:vertical}
.f select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--gold) 50%),linear-gradient(135deg,var(--gold) 50%,transparent 50%);background-position:calc(100% - 14px) 50%,calc(100% - 8px) 50%;background-size:6px 6px;background-repeat:no-repeat;padding-right:32px}
.f select option{background:var(--night-2);color:var(--ivory)}
.f input:hover,.f select:hover,.f textarea:hover{border-bottom-color:color-mix(in srgb, var(--ivory) 50%, transparent)}
.f input:focus,.f select:focus,.f textarea:focus{outline:none;border-bottom-color:var(--gold);box-shadow:0 1px 0 var(--gold)}
.f .err{color:var(--error);font-size:14px}
.f.invalid input{border-bottom-color:var(--error)}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips input{position:absolute;opacity:0;pointer-events:none}
.chips label{min-height:44px;padding:0 18px;display:inline-flex;align-items:center;border:1px solid color-mix(in srgb, var(--ivory) 22%, transparent);cursor:pointer;font-size:15px;transition:border-color .3s,background-color .3s,color .3s}
.chips label:hover{border-color:var(--gold)}
.chips input:checked + label{background:var(--gold);border-color:var(--gold);color:var(--on-gold)}
.chips input:focus-visible + label{outline:2px solid var(--ivory);outline-offset:2px}
.consent{grid-column:1 / -1;display:flex;gap:14px;align-items:flex-start;font-size:15px;line-height:1.5;color:var(--ivory-muted)}
.consent input{width:20px;height:20px;margin:2px 0 0;accent-color:var(--gold);flex:none}
.consent details{margin-top:6px}
.consent summary{cursor:pointer;color:var(--gold)}
.consent .kvkk{margin-top:10px}
.consent.invalid{color:var(--error)}
.send{grid-column:1 / -1;display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.send .btn{flex:1 1 240px}
.fields [hidden]{display:none!important}
.fade{animation:fadein .4s ease both}
@keyframes fadein{from{opacity:0;transform:translateY(6px)}to{opacity:1;transform:none}}
@media (max-width:640px){.fields{grid-template-columns:1fr}.seg label{min-height:64px;font-size:18px}}
.preview{position:sticky;top:calc(env(safe-area-inset-top,0px) + 104px);background:var(--paper);color:var(--paper-ink);padding:clamp(28px,3vw,44px);display:grid;gap:22px}
.preview h3{font-size:30px;line-height:1.1}
.preview .to{font-size:14px;color:var(--paper-muted);margin-top:8px}
.bubble{background:var(--paper-2);padding:22px;font-size:15px;line-height:1.65;white-space:pre-wrap;overflow-wrap:anywhere;min-height:220px}
.bubble .ex{color:var(--paper-muted)}
.bubble.pulse{animation:pulse .6s ease}
@keyframes pulse{from{background:color-mix(in srgb, var(--paper-2) 60%, var(--gold))}to{background:var(--paper-2)}}
.preview .note{font-size:14px;color:var(--paper-muted)}
.sent{font-size:15px;font-weight:600}
@media (max-width:1000px){.preview{position:static}}

/* Urban renewal guide */
.urban{background:var(--night-2)}
.urban .wrap{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:24px clamp(24px,4vw,64px)}
.urban .txt{grid-column:1 / span 5;display:grid;gap:22px;align-content:start;justify-items:start;position:sticky;top:120px;align-self:start}
.urban .note{font-size:14px;color:var(--ivory-muted);max-width:44ch}
.steps{grid-column:7 / span 6;list-style:none;margin:0;padding:0;display:grid;gap:12px;counter-reset:st}
.steps li{counter-increment:st;background:var(--night);padding:24px 24px 24px 84px;position:relative}
.steps li::before{content:counter(st);position:absolute;left:24px;top:20px;font-family:var(--serif);font-size:36px;line-height:1;color:var(--gold)}
.steps h3{font-family:var(--sans);font-weight:700;font-size:18px;letter-spacing:0;line-height:1.3}
.steps p{margin-top:6px;font-size:16px;color:var(--ivory-muted)}
@media (max-width:1000px){.urban .txt,.steps{grid-column:1 / -1}.urban .txt{position:static}}
@media (max-width:520px){.steps li{padding:20px 20px 20px 64px}.steps li::before{left:18px;font-size:30px}}

/* Neighbourhood guide */
.atabs{display:flex;flex-wrap:wrap;gap:8px;justify-content:center;margin-bottom:32px}
.atabs button{min-height:46px;padding:0 22px;background:transparent;color:var(--ivory);border:1px solid color-mix(in srgb, var(--gold) 40%, transparent);font:600 13px/1 var(--sans);letter-spacing:.12em;text-transform:uppercase;cursor:pointer;transition:background-color .3s,color .3s,border-color .3s}
.atabs button:hover{border-color:var(--gold);color:var(--gold)}
.atabs button[aria-selected="true"]{background:var(--gold);border-color:var(--gold);color:var(--on-gold)}
.apanel{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,.8fr);gap:20px}
.apanel .main{background:var(--night-2);padding:clamp(28px,4vw,56px);display:grid;gap:18px;align-content:start}
.apanel h3{font-size:clamp(34px,3.6vw,52px)}
.apanel .main p{color:var(--ivory-muted);max-width:60ch}
.apanel .side{background:var(--stage);padding:clamp(28px,3vw,40px);display:grid;gap:18px;align-content:start}
.apanel .side h4{margin:0;font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.apanel ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.apanel li{padding-left:20px;position:relative;font-size:16px}
.apanel li::before{content:"";position:absolute;left:0;top:.62em;width:8px;height:8px;background:var(--gold)}
.apanel .btn{justify-self:start}
@media (max-width:900px){.apanel{grid-template-columns:1fr}}

/* Neighbourhood map */
.map-sec{background:var(--night-2)}
.map-grid{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);gap:20px;align-items:stretch}
#ct-map{height:clamp(420px,62vh,640px);background:#0d0f0e;min-width:0}
#ct-map .leaflet-tile-pane{filter:grayscale(1) invert(1) brightness(.85) contrast(.9)}
.leaflet-container{font-family:var(--sans)}
.leaflet-container a{color:var(--gold)}
.leaflet-popup-content-wrapper,.leaflet-popup-tip{background:var(--night-3);color:var(--ivory);border-radius:0;box-shadow:0 8px 24px rgba(0,0,0,.4)}
.leaflet-popup-content{margin:12px 16px;font-size:14px;line-height:1.45}
.leaflet-popup-content b{display:block;font-family:var(--serif);font-weight:500;font-size:17px}
.leaflet-tooltip.mah-tip{background:var(--night);color:var(--ivory);border:1px solid color-mix(in srgb, var(--gold) 50%, transparent);border-radius:0;box-shadow:none;font-size:13px;padding:4px 8px}
.leaflet-tooltip.mah-tip::before{display:none}
.leaflet-control-zoom a{background:var(--night-3)!important;color:var(--ivory)!important;border-color:var(--night)!important}
.leaflet-control-attribution{background:rgba(12,13,12,.75)!important;color:var(--ivory-muted)!important;font-size:11px}
.map-loading{height:100%;display:grid;place-items:center;color:var(--ivory-muted);font-size:15px;text-align:center;padding:24px}
.map-side{display:grid;gap:16px;align-content:start;min-width:0}
.map-box{background:var(--night);padding:22px;display:grid;gap:12px}
.map-box h3{font-size:24px}
.map-box label,.map-box .lbl{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ivory-muted)}
.map-box input[type=search]{width:100%;min-height:46px;padding:10px 2px;font:400 17px/1.3 var(--sans);color:var(--ivory);background:transparent;border:0;border-bottom:1px solid color-mix(in srgb, var(--ivory) 25%, transparent);border-radius:0}
.map-box input[type=search]:focus{outline:none;border-bottom-color:var(--gold)}
.sel-name{font-family:var(--serif);font-size:28px;line-height:1.1}
.sel-ilce{color:var(--ivory-muted);font-size:15px}
.sel-empty{color:var(--ivory-muted);font-size:15px}
.sel-actions{display:grid;gap:8px}
.sel-actions .btn{min-height:46px;font-size:12px;justify-content:space-between}
.sel-actions .btn[disabled]{opacity:.4;pointer-events:none}
.layers{display:flex;flex-wrap:wrap;gap:8px}
.layers input{position:absolute;opacity:0;pointer-events:none}
.layers label{display:inline-flex;align-items:center;gap:8px;min-height:38px;padding:0 12px;border:1px solid color-mix(in srgb, var(--ivory) 22%, transparent);cursor:pointer;font-size:13px;letter-spacing:0;text-transform:none;color:var(--ivory);font-weight:500}
.layers label i{width:10px;height:10px;border-radius:50%;flex:none}
.layers input:checked + label{border-color:var(--gold);background:color-mix(in srgb, var(--gold) 14%, transparent)}
.layers input:focus-visible + label{outline:2px solid var(--gold);outline-offset:2px}
.tr-mode{display:grid;gap:6px;padding:12px 0;border-top:1px solid color-mix(in srgb, var(--ivory) 10%, transparent)}
.tr-mode:first-child{border-top:0;padding-top:4px}
.tr-mode h4{margin:0;display:flex;align-items:center;gap:8px;font-size:14px;font-weight:600;color:var(--ivory)}
.tr-mode h4 i{width:10px;height:10px;border-radius:50%;flex:none}
.tr-mode h4 small{font-weight:400;color:var(--ivory-muted);font-size:13px}
.tr-mode ul{list-style:none;margin:0;padding:0;display:grid;gap:4px;font-size:14px;color:var(--ivory-muted)}
.tr-mode ul b{color:var(--ivory);font-weight:500}
.tr-none{font-size:14px;color:var(--ivory-muted)}
.bus-chips{display:flex;flex-wrap:wrap;gap:6px}
.bus-chips button{min-width:44px;min-height:34px;padding:0 10px;background:transparent;color:var(--ivory);border:1px solid color-mix(in srgb, #7FB3D5 55%, transparent);font:600 13px/1 var(--sans);cursor:pointer;font-variant-numeric:tabular-nums;transition:background-color .2s,color .2s}
.bus-chips button:hover{background:color-mix(in srgb, #7FB3D5 20%, transparent)}
.bus-chips button[aria-pressed="true"]{background:#7FB3D5;color:var(--on-gold);border-color:#7FB3D5}
.bus-line{font-size:13px;color:var(--ivory-muted);min-height:1.4em}
.bus-line b{color:var(--ivory)}
.tr-mode a{color:var(--gold)}
.tr-src{font-size:12px;line-height:1.5;color:var(--ivory-muted)}
.places .gen li{font-size:15px;line-height:1.4;color:var(--ivory)}
.places{margin-top:clamp(40px,5vw,64px);display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:20px}
.places h4{margin:0 0 12px;font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);display:flex;align-items:center;gap:8px}
.places h4 i{width:10px;height:10px;border-radius:50%}
.places ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.places button{background:none;border:0;padding:0;color:var(--ivory);font:400 15px/1.4 var(--sans);text-align:left;cursor:pointer}
.places button:hover{color:var(--gold)}
.places small{display:block;color:var(--ivory-muted);font-size:13px}
.map-credit{margin-top:24px;font-size:12px;color:var(--ivory-muted)}
.map-credit a{color:var(--ivory-muted)}
@media (max-width:1000px){.map-grid{grid-template-columns:1fr}.places{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:520px){.places{grid-template-columns:1fr}#ct-map{height:420px}}

/* Market data (official sources) */
.mkt{margin-top:clamp(56px,7vw,96px);display:grid;gap:24px}
.mkt-head{display:grid;gap:8px}
.mkt-head h3{font-size:clamp(30px,3vw,42px)}
.mkt-head p{color:var(--ivory-muted)}
.mkt-grid{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr);gap:20px}
.mkt-card{background:var(--night-2);padding:clamp(24px,3vw,36px);display:grid;gap:16px;align-content:start;min-width:0}
.mkt-card h4{margin:0;font-family:var(--serif);font-weight:500;font-size:24px}
.mkt-card h4 span{font-family:var(--sans);font-size:14px;color:var(--ivory-muted)}
.tbl{overflow-x:auto}
.mkt table{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums;font-size:16px}
.mkt th,.mkt td{padding:12px 10px;text-align:right;white-space:nowrap}
.mkt th[scope=row],.mkt thead th:first-child{text-align:left;font-weight:500}
.mkt thead th{font-size:12px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ivory-muted)}
.mkt tbody tr{border-top:1px solid color-mix(in srgb, var(--ivory) 10%, transparent)}
.mkt td.dn{color:var(--error);font-weight:600}
.mkt td.up{color:var(--gold);font-weight:600}
.mkt .src{font-size:13px;line-height:1.5;color:var(--ivory-muted)}
.mkt .src a{color:var(--ivory)}
.mkt-cta{background:var(--stage);padding:clamp(24px,3vw,36px);display:flex;flex-wrap:wrap;gap:20px 40px;align-items:center;justify-content:space-between}
.mkt-cta p{max-width:62ch}
@media (max-width:900px){.mkt-grid{grid-template-columns:1fr}}
@media (max-width:520px){.mkt-card{padding:20px 14px}.mkt th,.mkt td{padding:10px 5px;font-size:14px}.mkt thead th{font-size:10px;letter-spacing:.04em}}

/* FAQ */
.faq-list{max-width:900px;margin:0 auto;display:grid;gap:10px}
.faq-list details{background:var(--night-2);transition:background-color .3s}
.faq-list details[open]{background:var(--night-3)}
.faq-list summary{list-style:none;cursor:pointer;padding:22px 64px 22px 28px;position:relative;font-family:var(--serif);font-size:clamp(20px,1.8vw,24px);line-height:1.3}
.faq-list summary::-webkit-details-marker{display:none}
.faq-list summary::after{content:"+";position:absolute;right:28px;top:50%;transform:translateY(-50%);font-family:var(--sans);font-size:26px;color:var(--gold);transition:transform .3s}
.faq-list details[open] summary::after{transform:translateY(-50%) rotate(45deg)}
.faq-list summary:hover{color:var(--gold)}
.faq-list .a{padding:0 28px 26px;color:var(--ivory-muted);max-width:72ch}
.faq-list .a p + p{margin-top:10px}

/* Listings band */
.listings{background:var(--stage)}
.listings .wrap{display:flex;flex-wrap:wrap;gap:24px 48px;align-items:center;justify-content:space-between;padding-block:clamp(56px,7vw,96px)}
.listings h2,
.listings h1{font-size:clamp(32px,3.4vw,48px)}
.listings p{color:var(--ivory-muted);margin-top:12px;max-width:46ch}

/* Contact */
.contact .wrap{display:grid;grid-template-columns:repeat(12,minmax(0,1fr));gap:24px}
.contact .txt{grid-column:1 / span 5;display:grid;gap:24px;align-content:start;justify-items:start}
.contact .ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.cinfo{grid-column:7 / span 6;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}
.ci{background:var(--night-2);padding:28px;display:grid;gap:10px;align-content:start}
.ci svg.i{width:32px;height:32px;color:var(--gold)}
.ci dt{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--ivory-muted)}
.ci dd{margin:0;font-family:var(--serif);font-size:21px;line-height:1.35;overflow-wrap:anywhere}
.ci a{text-decoration:none;transition:color .3s}
.ci a:hover{color:var(--gold)}
.ci dd{font-size:19px}
@media (max-width:1200px){.contact .txt,.cinfo{grid-column:1 / -1}.cinfo{margin-top:24px}}
@media (max-width:560px){.cinfo{grid-template-columns:1fr}}

/* Footer */
.foot{background:var(--night-2);padding-block:clamp(56px,7vw,88px) 28px}
.foot .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
.foot .name{font-family:var(--serif);font-size:clamp(40px,5vw,64px);line-height:1}
.foot .name .sign{display:block;width:clamp(200px,24vw,280px);height:auto;margin-left:-6px}
.foot .about-t{margin-top:16px;color:var(--ivory-muted);max-width:38ch;font-size:15px}
.foot h4{margin:0 0 16px;font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}
.foot ul{list-style:none;margin:0;padding:0;display:grid;gap:10px;font-size:15px}
.foot ul a{text-decoration:none;color:var(--ivory-muted);transition:color .3s}
.foot ul a:hover{color:var(--gold)}
.foot .visits{display:inline-flex;align-items:center;gap:8px}
.foot .visits i{width:6px;height:6px;border-radius:50%;background:var(--gold)}
.foot .visits b{font-weight:600;color:var(--ivory);font-variant-numeric:tabular-nums}
.foot .row{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px 32px;margin-top:56px;padding-top:24px;border-top:1px solid color-mix(in srgb, var(--gold) 25%, transparent);font-size:14px;color:var(--ivory-muted)}
@media (max-width:800px){.foot .cols{grid-template-columns:1fr}}

/* Floating WhatsApp */
.float{position:fixed;right:max(20px, env(safe-area-inset-right,0px));bottom:max(20px, env(safe-area-inset-bottom,0px));z-index:30;display:inline-flex;align-items:center;gap:10px;background:var(--gold);color:var(--on-gold);text-decoration:none;font-weight:600;font-size:14px;padding:12px 18px 12px 14px;transition:background-color .3s, transform .3s}
.float:hover{background:var(--gold-hover);transform:translateY(-2px)}
.float svg{width:24px;height:24px;fill:currentColor}
@media (max-width:560px){.float .t{display:none}.float{padding:14px}}
/* Jump to top / bottom, stacked above the WhatsApp button */
.jump{position:fixed;right:max(20px, env(safe-area-inset-right,0px));bottom:calc(max(20px, env(safe-area-inset-bottom,0px)) + 64px);z-index:30;display:grid;gap:8px}
.jump button{width:44px;height:44px;display:grid;place-items:center;background:var(--night-2);color:var(--gold);border:1px solid color-mix(in srgb, var(--gold) 40%, transparent);cursor:pointer;transition:background-color .3s,color .3s}
.jump button:hover{background:var(--gold);color:var(--on-gold)}
.jump button:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.jump svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}/* Multi-page additions */
.splash .splash-title{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(56px, 11vw, 168px);line-height:.95;letter-spacing:-0.02em}
.splash .splash-title .sign{display:block;width:clamp(260px, 52vw, 640px);height:auto}
.nav a.link[aria-current="page"]{color:var(--gold)}
.nav a.link[aria-current="page"]::after{transform:scaleX(1)}
.mnav a[aria-current="page"]{color:var(--gold)}
.page-first{padding-top:clamp(48px,6vw,88px)}
.more-link{margin-top:32px;text-align:center}
.calc-page .wrap{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:clamp(32px,5vw,80px);align-items:start}
.calc-page .calc{grid-column:auto;padding:clamp(24px,3vw,40px);gap:20px}
.calc-page .calc h3{font-size:30px}
.calc-page .calc .cres b{font-size:clamp(30px,3vw,40px)}
.calc-page .txt{display:grid;gap:22px;align-content:start;justify-items:start}
/* Daily bank housing-loan rates */
.rates-list{display:grid;gap:1px;background:color-mix(in srgb, var(--paper-ink) 18%, transparent);border:1px solid color-mix(in srgb, var(--paper-ink) 18%, transparent);max-width:920px;margin:0 auto}
.rate{display:grid;grid-template-columns:minmax(0,1fr) auto auto;align-items:center;gap:8px 24px;padding:20px 24px;background:var(--paper);color:var(--paper-ink);border:0;font:inherit;text-align:left;cursor:pointer;transition:background-color .3s}
.rate:hover{background:var(--paper-2)}
.rate b{font-family:var(--serif);font-weight:500;font-size:24px;line-height:1.2}
.rate small{display:block;font-size:14px;color:var(--paper-muted)}
.rate .pct{font-family:var(--serif);font-weight:500;font-size:clamp(28px,3vw,36px);font-variant-numeric:tabular-nums;white-space:nowrap}
.rate .pct i{font:600 .55em var(--sans);margin-right:3px;vertical-align:.25em}
.rate .pct small{font-family:var(--sans);font-size:12px;text-align:right}
.rate .use{font-size:12px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;white-space:nowrap}
.rate.best{background:var(--paper-ink);color:var(--gold)}
.rate.best small{color:var(--ivory-muted)}
.rate.best:hover{background:var(--night-3)}
.rates-note{max-width:920px;margin:20px auto 0;font-size:14px;line-height:1.6;color:var(--paper-muted)}
.rates-note a{color:var(--paper-ink)}
@media (max-width:640px){
  .rate{grid-template-columns:minmax(0,1fr) auto;padding:18px 16px}
  .rate .use{grid-column:1 / -1}
}
.calc-page .txt ul{margin:0;padding-left:20px;color:var(--ivory-muted);display:grid;gap:8px}
@media (max-width:900px){.calc-page .wrap{grid-template-columns:1fr}}