/* =================================================================
   PAREA GROUP — Editorial luxury design system
   ================================================================= */

:root {
  /* Brand colours pulled from the March 2026 deck */
  --c-navy:       #1B2D5C;
  --c-navy-deep:  #142146;
  --c-cream:      #F5F0E6;
  --c-cream-soft: #FAF7F0;
  --c-ivory:      #FBFAF6;
  --c-ink:        #14161A;
  --c-ink-soft:   #2C2E33;
  --c-stone:      #8A8579;
  --c-stone-soft: #B9B4A7;
  --c-line:       rgba(20,22,26,0.12);
  --c-line-light: rgba(20,22,26,0.06);
  --c-gold:       #B8956A;
  --c-sage:       #6B7257;

  /* Type */
  --f-serif: 'Cormorant Garamond', 'Garamond', 'Times New Roman', serif;
  --f-sans:  'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Helvetica, Arial, sans-serif;

  /* Spacing */
  --max-w: 1440px;
  --gutter: clamp(20px, 4vw, 64px);
  --section-y: clamp(80px, 10vw, 160px);
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-font-smoothing: antialiased; -moz-osx-font-smoothing: grayscale; }
body {
  background: var(--c-ivory);
  color: var(--c-ink);
  font-family: var(--f-sans);
  font-size: 16px;
  line-height: 1.6;
  font-weight: 300;
  letter-spacing: 0.01em;
  overflow-x: hidden;
}

img, svg { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; transition: color 180ms ease, opacity 180ms ease; }

/* =================================================================
   TYPOGRAPHY
   ================================================================= */
.h-display {
  font-family: var(--f-serif);
  font-weight: 300;
  font-style: italic;
  line-height: 1.02;
  letter-spacing: -0.01em;
  font-size: clamp(48px, 9vw, 128px);
}
.h-display .roman { font-style: normal; }

.h-hero {
  font-family: var(--f-serif);
  font-weight: 300;
  line-height: 1.05;
  letter-spacing: -0.005em;
  font-size: clamp(40px, 6.5vw, 92px);
}
.h-hero em { font-style: italic; }

.h-section {
  font-family: var(--f-serif);
  font-weight: 400;
  line-height: 1.1;
  font-size: clamp(32px, 4.2vw, 60px);
  letter-spacing: -0.005em;
}

.h-card {
  font-family: var(--f-serif);
  font-weight: 400;
  font-size: clamp(22px, 2.4vw, 32px);
  line-height: 1.2;
  letter-spacing: -0.005em;
}

.eyebrow {
  font-family: var(--f-sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--c-stone);
}

.lead {
  font-family: var(--f-serif);
  font-weight: 300;
  font-size: clamp(20px, 2.2vw, 28px);
  line-height: 1.4;
  color: var(--c-ink-soft);
}

p { max-width: 70ch; }
.prose p + p { margin-top: 1em; }

/* =================================================================
   LAYOUT
   ================================================================= */
.wrap { max-width: var(--max-w); margin: 0 auto; padding: 0 var(--gutter); }
.wrap-narrow { max-width: 960px; margin: 0 auto; padding: 0 var(--gutter); }

section { padding: var(--section-y) 0; }
section.tight { padding: clamp(60px, 7vw, 100px) 0; }

.divider { height: 1px; background: var(--c-line); border: none; margin: 0; }

/* =================================================================
   NAV
   ================================================================= */
.nav {
  position: fixed; top: 0; left: 0; right: 0; z-index: 100;
  padding: 18px var(--gutter);
  display: flex; align-items: center; justify-content: space-between;
  transition: background 280ms ease, padding 280ms ease, box-shadow 280ms ease;
  background: transparent;
}
.nav.scrolled {
  background: rgba(251,250,246,0.94);
  backdrop-filter: blur(12px);
  -webkit-backdrop-filter: blur(12px);
  padding: 12px var(--gutter);
  box-shadow: 0 1px 0 var(--c-line-light);
}
.nav.solid {
  background: rgba(251,250,246,0.94);
  backdrop-filter: blur(12px);
}

.brand-link { display: flex; align-items: center; gap: 12px; color: var(--c-ivory); }
.nav.scrolled .brand-link, .nav.solid .brand-link, .nav.dark .brand-link { color: var(--c-navy); }
.brand-mark { width: 34px; height: 38px; }
.brand-word {
  font-family: var(--f-serif);
  font-weight: 500;
  font-size: 18px;
  letter-spacing: 0.4em;
  text-transform: uppercase;
}

.nav-links {
  display: flex; gap: clamp(20px, 2.6vw, 40px); align-items: center;
  list-style: none;
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.nav-links a { color: var(--c-ivory); opacity: 0.92; }
.nav.scrolled .nav-links a, .nav.solid .nav-links a, .nav.dark .nav-links a { color: var(--c-navy); }
.nav-links a:hover { opacity: 1; }
.nav-links a.active { opacity: 1; position: relative; }
.nav-links a.active::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: -6px; height: 1px;
  background: currentColor;
}

.nav-toggle {
  display: none;
  background: none; border: none; cursor: pointer; padding: 6px;
  color: inherit;
}
.nav-toggle svg { width: 22px; height: 22px; stroke: currentColor; }

@media (max-width: 880px) {
  .nav-toggle { display: block; }
  .nav-links {
    position: fixed; top: 0; right: 0;
    height: 100vh; width: min(360px, 80vw);
    flex-direction: column;
    background: var(--c-cream);
    padding: 100px 36px 36px;
    transform: translateX(100%);
    transition: transform 320ms ease;
    align-items: flex-start;
    gap: 26px;
    box-shadow: -20px 0 60px rgba(0,0,0,0.08);
  }
  .nav-links.open { transform: translateX(0); }
  .nav-links a { color: var(--c-navy) !important; font-size: 13px; }
}

/* =================================================================
   HERO
   ================================================================= */
.hero {
  position: relative;
  min-height: 100vh;
  display: flex; align-items: flex-end;
  color: var(--c-ivory);
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0;
  background-size: cover; background-position: center;
  z-index: 0;
}
.hero-bg::after {
  content: ''; position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(8,14,35,0.32) 0%, rgba(8,14,35,0.18) 30%, rgba(8,14,35,0.58) 100%),
    radial-gradient(ellipse 60% 60% at 30% 70%, rgba(8,14,35,0.42) 0%, rgba(8,14,35,0) 70%);
}
.hero-inner {
  position: relative; z-index: 2;
  padding: 0 var(--gutter) clamp(60px, 9vw, 120px);
  width: 100%; max-width: var(--max-w); margin: 0 auto;
}
.hero .eyebrow {
  color: rgba(255,255,255,0.92);
  text-shadow: 0 1px 8px rgba(8,14,35,0.6);
}
.hero .h-hero {
  color: var(--c-cream);
  margin-top: 18px;
  max-width: 18ch;
  text-shadow:
    0 2px 12px rgba(8,14,35,0.55),
    0 1px 2px rgba(8,14,35,0.4);
}
.hero-meta strong, .hero-meta div { text-shadow: 0 1px 8px rgba(8,14,35,0.55); }
.hero-meta {
  display: flex; flex-wrap: wrap; gap: 32px 56px;
  margin-top: 56px;
  font-size: 13px; letter-spacing: 0.06em;
  color: rgba(255,255,255,0.85);
}
.hero-meta strong { display: block; font-family: var(--f-serif); font-size: 26px; font-weight: 400; color: var(--c-cream); margin-bottom: 4px; }

/* Property hero (slightly different) */
.hero-property { min-height: 88vh; }
.hero-property .h-hero { font-size: clamp(40px, 6vw, 84px); max-width: 16ch; }

/* =================================================================
   STATUS CHIPS
   ================================================================= */
.chip {
  display: inline-flex; align-items: center; gap: 8px;
  padding: 6px 14px;
  font-size: 11px; font-weight: 500; letter-spacing: 0.18em;
  text-transform: uppercase;
  border: 1px solid currentColor;
  border-radius: 999px;
  color: var(--c-stone);
}
.chip-operating { color: #4F7A53; border-color: #4F7A53; }
.chip-construction { color: #B8956A; border-color: #B8956A; }
.chip-planning { color: #5E6B82; border-color: #5E6B82; }
.chip-acquisition { color: var(--c-stone); border-color: var(--c-stone); }
.chip-on-dark { color: var(--c-cream); border-color: rgba(245,240,230,0.7); }

/* =================================================================
   STRATEGY / FEATURE GRID
   ================================================================= */
.feature-grid {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(260px, 1fr));
  gap: clamp(24px, 3vw, 48px);
  margin-top: clamp(50px, 6vw, 80px);
}
.feature {
  border-top: 1px solid var(--c-line);
  padding-top: 28px;
}
.feature-num {
  font-family: var(--f-serif);
  font-style: italic;
  font-size: 22px;
  color: var(--c-stone);
  margin-bottom: 18px;
}
.feature-title {
  font-family: var(--f-serif);
  font-weight: 400;
  font-size: 22px;
  line-height: 1.25;
  margin-bottom: 14px;
  color: var(--c-ink);
}
.feature-text { font-size: 14.5px; color: var(--c-ink-soft); line-height: 1.6; }

/* =================================================================
   PORTFOLIO GRID
   ================================================================= */
.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: clamp(20px, 3vw, 40px);
}
@media (max-width: 760px) { .portfolio-grid { grid-template-columns: 1fr; } }

.p-card {
  position: relative;
  display: block;
  overflow: hidden;
  background: var(--c-cream);
  color: var(--c-ink);
}
.p-card-img {
  aspect-ratio: 4/3;
  background-size: cover;
  background-position: center;
  transition: transform 800ms cubic-bezier(0.2,0.7,0.2,1);
}
.p-card:hover .p-card-img { transform: scale(1.04); }
.p-card-meta {
  position: absolute; top: 18px; left: 18px; right: 18px;
  display: flex; justify-content: space-between; align-items: flex-start;
  z-index: 2;
}
.p-card-body {
  padding: 24px 28px 30px;
  background: var(--c-cream);
}
.p-card-loc {
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--c-stone);
  margin-bottom: 10px;
}
.p-card-title {
  font-family: var(--f-serif);
  font-weight: 400;
  font-size: clamp(24px, 2.4vw, 30px);
  line-height: 1.15;
  margin-bottom: 12px;
}
.p-card-text {
  font-size: 14px; color: var(--c-ink-soft); line-height: 1.55;
}
.p-card-cta {
  display: inline-flex; align-items: center; gap: 8px;
  margin-top: 18px;
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; font-weight: 500;
  color: var(--c-navy);
}
.p-card-cta::after { content: '→'; transition: transform 240ms ease; }
.p-card:hover .p-card-cta::after { transform: translateX(4px); }

/* Tall variant for featured properties */
.p-card-tall .p-card-img { aspect-ratio: 3/4; }

/* =================================================================
   STATS / METRICS
   ================================================================= */
.stats {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(160px, 1fr));
  gap: clamp(28px, 3vw, 56px);
  padding: clamp(50px, 6vw, 80px) 0;
  border-top: 1px solid var(--c-line);
  border-bottom: 1px solid var(--c-line);
}
.stat-num {
  font-family: var(--f-serif);
  font-weight: 300;
  font-size: clamp(40px, 5vw, 64px);
  line-height: 1;
  color: var(--c-navy);
  margin-bottom: 10px;
}
.stat-num .unit { font-size: 0.55em; color: var(--c-stone); }
.stat-label {
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--c-stone);
}

/* =================================================================
   PROPERTY DETAIL PAGES
   ================================================================= */
.property-intro {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(40px, 6vw, 100px);
  padding-top: clamp(60px, 7vw, 100px);
}
@media (max-width: 880px) { .property-intro { grid-template-columns: 1fr; } }

.facts-list {
  list-style: none;
  margin-top: 24px;
}
.facts-list li {
  display: flex; justify-content: space-between; gap: 24px;
  padding: 14px 0;
  border-bottom: 1px solid var(--c-line);
  font-size: 14px;
}
.facts-list dt { color: var(--c-stone); letter-spacing: 0.05em; font-weight: 500; text-transform: uppercase; font-size: 11px; }
.facts-list dd { color: var(--c-ink); text-align: right; font-weight: 400; }

.amenities {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(180px, 1fr));
  gap: 16px;
  margin-top: 32px;
}
.amenity {
  font-size: 14px;
  padding-left: 24px;
  position: relative;
  color: var(--c-ink-soft);
}
.amenity::before {
  content: ''; position: absolute; left: 0; top: 10px;
  width: 12px; height: 1px; background: var(--c-navy);
}

.gallery-grid {
  display: grid;
  gap: clamp(8px, 1.2vw, 18px);
  margin-top: clamp(60px, 7vw, 100px);
  grid-template-columns: repeat(12, 1fr);
}
.gallery-grid .g {
  background-size: cover; background-position: center;
  aspect-ratio: 4/3;
}
.gallery-grid .g-wide  { grid-column: span 8; aspect-ratio: 16/9; }
.gallery-grid .g-tall  { grid-column: span 4; aspect-ratio: 3/4; }
.gallery-grid .g-half  { grid-column: span 6; }
.gallery-grid .g-third { grid-column: span 4; aspect-ratio: 1/1; }
.gallery-grid .g-full  { grid-column: span 12; aspect-ratio: 21/9; }
@media (max-width: 760px) {
  .gallery-grid .g { grid-column: span 12 !important; aspect-ratio: 4/3 !important; }
}

.timeline {
  border-top: 1px solid var(--c-line);
  margin-top: clamp(60px, 7vw, 100px);
  padding-top: clamp(40px, 5vw, 60px);
}
.timeline-row {
  display: grid;
  grid-template-columns: 200px 1fr;
  gap: 40px;
  padding: 22px 0;
  border-bottom: 1px solid var(--c-line);
  align-items: baseline;
}
.timeline-when {
  font-family: var(--f-serif); font-style: italic; font-size: 18px; color: var(--c-navy);
}
.timeline-what { color: var(--c-ink-soft); font-size: 15px; line-height: 1.5; }

.entity-card {
  margin-top: clamp(60px, 7vw, 100px);
  padding: 36px;
  background: var(--c-cream);
  border-radius: 2px;
}
.entity-card dt { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--c-stone); margin-bottom: 6px; }
.entity-card dd { font-family: var(--f-serif); font-size: 22px; color: var(--c-ink); margin-bottom: 18px; }
.entity-card dd:last-child { margin-bottom: 0; }

/* Prev/next property nav */
.prop-nav {
  display: grid; grid-template-columns: 1fr 1fr;
  gap: 1px;
  background: var(--c-line);
  margin-top: clamp(80px, 9vw, 140px);
}
.prop-nav a {
  background: var(--c-ivory);
  padding: 40px clamp(24px, 4vw, 60px);
  display: block;
}
.prop-nav a:hover { background: var(--c-cream); }
.prop-nav .label { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--c-stone); margin-bottom: 12px; }
.prop-nav .name { font-family: var(--f-serif); font-size: clamp(22px, 2vw, 30px); color: var(--c-navy); }
.prop-nav a.next { text-align: right; }

/* =================================================================
   STRATEGY / VERTICAL PLATFORM SECTION
   ================================================================= */
.split {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(40px, 6vw, 100px);
  align-items: center;
}
@media (max-width: 880px) { .split { grid-template-columns: 1fr; } }
.split-img {
  aspect-ratio: 4/5;
  background-size: cover; background-position: center;
}

.platform {
  margin-top: clamp(50px, 6vw, 80px);
  display: grid; gap: 1px;
  background: var(--c-line);
  grid-template-columns: repeat(4, 1fr);
}
@media (max-width: 880px) { .platform { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 540px) { .platform { grid-template-columns: 1fr; } }
.platform-cell { background: var(--c-ivory); padding: 40px 32px; }
.platform-num { font-family: var(--f-serif); font-style: italic; color: var(--c-stone); font-size: 18px; margin-bottom: 18px; }
.platform-title { font-family: var(--f-serif); font-size: 22px; line-height: 1.2; margin-bottom: 14px; }
.platform-text { font-size: 14px; color: var(--c-ink-soft); line-height: 1.55; }

/* =================================================================
   LEADERSHIP
   ================================================================= */
.leaders {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(220px, 1fr));
  gap: clamp(28px, 3vw, 48px);
  margin-top: clamp(50px, 6vw, 80px);
}
.leader-name { font-family: var(--f-serif); font-size: 26px; line-height: 1.15; margin-bottom: 6px; }
.leader-role { font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase; color: var(--c-stone); margin-bottom: 16px; }
.leader-text { font-size: 14px; color: var(--c-ink-soft); line-height: 1.6; }

.partners {
  display: flex; flex-wrap: wrap; gap: clamp(32px, 5vw, 80px) clamp(40px, 6vw, 100px);
  margin-top: clamp(40px, 5vw, 60px);
  align-items: center;
}
.partner {
  font-family: var(--f-serif);
  font-size: clamp(20px, 2vw, 28px);
  font-weight: 400;
  letter-spacing: 0.02em;
  color: var(--c-stone);
}

/* =================================================================
   CTA / CALL OUT BANDS
   ================================================================= */
.band-navy {
  background: var(--c-navy);
  color: var(--c-cream);
  position: relative;
}
.band-navy .eyebrow { color: rgba(245,240,230,0.7); }
.band-navy .h-section { color: var(--c-cream); }
.band-navy a.cta { color: var(--c-cream); }
.band-navy .lead { color: rgba(245,240,230,0.85); }

a.cta {
  display: inline-flex; align-items: center; gap: 14px;
  font-size: 12px; letter-spacing: 0.22em; text-transform: uppercase; font-weight: 500;
  padding: 18px 28px;
  border: 1px solid currentColor;
  margin-top: 36px;
  transition: background 200ms ease, color 200ms ease;
}
a.cta::after { content: '→'; transition: transform 240ms ease; }
a.cta:hover::after { transform: translateX(6px); }
a.cta.cta-fill { background: var(--c-navy); color: var(--c-cream); border-color: var(--c-navy); }
.band-navy a.cta.cta-fill { background: var(--c-cream); color: var(--c-navy); border-color: var(--c-cream); }

/* =================================================================
   FOOTER
   ================================================================= */
.footer {
  background: var(--c-navy-deep);
  color: rgba(245,240,230,0.78);
  padding: clamp(60px, 7vw, 100px) 0 36px;
}
.footer-top {
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr 1fr;
  gap: clamp(30px, 4vw, 60px);
}
@media (max-width: 880px) { .footer-top { grid-template-columns: 1fr 1fr; } }
@media (max-width: 540px) { .footer-top { grid-template-columns: 1fr; } }
.footer h4 {
  font-size: 11px; letter-spacing: 0.22em; text-transform: uppercase;
  color: rgba(245,240,230,0.5); font-weight: 500; margin-bottom: 20px;
}
.footer ul { list-style: none; }
.footer li { margin-bottom: 10px; font-size: 14px; }
.footer a { color: var(--c-cream); opacity: 0.85; }
.footer a:hover { opacity: 1; }
.footer-brand .brand-word { color: var(--c-cream); margin-bottom: 16px; display: block; }
.footer-desc { font-size: 14px; line-height: 1.6; max-width: 32ch; color: rgba(245,240,230,0.7); }
.footer-bottom {
  margin-top: clamp(60px, 7vw, 90px);
  padding-top: 24px;
  border-top: 1px solid rgba(245,240,230,0.12);
  display: flex; justify-content: space-between; flex-wrap: wrap; gap: 16px;
  font-size: 12px; letter-spacing: 0.05em;
  color: rgba(245,240,230,0.5);
}

/* =================================================================
   UTILITY
   ================================================================= */
.reveal { opacity: 0; transform: translateY(20px); transition: opacity 700ms ease, transform 700ms cubic-bezier(0.2,0.7,0.2,1); }
.reveal.in { opacity: 1; transform: translateY(0); }

.mt-xs { margin-top: 8px; }
.mt-sm { margin-top: 16px; }
.mt-md { margin-top: 32px; }
.mt-lg { margin-top: 56px; }
.text-center { text-align: center; }

/* Image alone block */
.img-feature {
  height: clamp(60vh, 80vh, 800px);
  background-size: cover;
  background-position: center;
}

/* =================================================================
   PORTFOLIO MAP
   ================================================================= */
.map-frame {
  background: var(--c-cream-soft);
  padding: clamp(20px, 3vw, 48px);
  border: 1px solid var(--c-line);
  margin: 0 auto;
}
.map-frame svg {
  width: 100%;
  height: auto;
  display: block;
}

/* Official site link on property pages */
.facts-list .external-link {
  color: var(--c-navy);
  font-weight: 500;
  border-bottom: 1px solid var(--c-navy);
  padding-bottom: 1px;
  transition: opacity 180ms ease;
}
.facts-list .external-link:hover { opacity: 0.7; }
.facts-list .external-link::after { content: ' →'; font-size: 0.85em; }

/* Booking + Google scores side by side */
.scores-row {
  display: flex; gap: 24px; align-items: baseline;
  font-family: var(--f-serif);
  font-size: 18px;
  color: var(--c-ink);
}
.scores-row .score-num { font-size: 22px; font-weight: 500; }
.scores-row .score-src { font-size: 11px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--c-stone); font-family: var(--f-sans); margin-left: 6px; }