:root{--paper:#eee7db;--ink:#353b2e;--accent:#49523c;--line:#494d3430;--muted:#626553;--surface:#f8f3e9;--serif:Didot,"Bodoni MT",Georgia,serif;--sans:"Avenir Next",Avenir,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:26px}body{margin:0;background:var(--paper);color:var(--ink);font:14px/1.75 var(--sans)}h1,h2,h3,p,figure,dl,dd{margin:0}h1,h2,h3{font-weight:400}h1,h2,h3{font-family:var(--serif)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}button:disabled{cursor:default}button,a,select{touch-action:manipulation}img{display:block;max-width:100%;height:auto}[hidden]{display:none!important}:focus-visible{outline:2px solid currentColor;outline-offset:5px}::selection{background:var(--accent);color:var(--surface)}.wrap{width:min(1420px,90%);margin-inline:auto}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.skip{position:fixed;top:-100px;left:20px;z-index:50;background:var(--surface);color:var(--ink);padding:15px}.skip:focus{top:10px}.eyebrow{font:10px/1.8 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65%)}.hero-copy{width:90%;max-width:1420px;margin:auto;padding:60px 0 65px}.hero-copy .eyebrow{max-width:180px}.hero h1{font-size:clamp(73px,8.7vw,130px);line-height:1;letter-spacing:-.045em;max-width:690px;margin:125px 0 30px}.hero h1 em{font-weight:400}.hero-copy>.button{background:#46513bd9;border-color:#d9dec44d;color:#fff9ee}.hero-note{position:absolute;right:5%;bottom:55px;width:130px;font-size:9px;letter-spacing:.17em;line-height:1.9;text-transform:uppercase}.filter-wrap{position:relative;z-index:2;background:var(--paper);padding:24px 0;border-bottom:1px solid var(--line)}.search-form{display:grid;grid-template-columns:1fr 1fr 1fr auto;gap:0;border:1px solid var(--line)}.search-form label{display:grid;gap:2px;padding:12px 20px;border-right:1px solid var(--line);min-width:0}.search-form label>span{font-size:9px;letter-spacing:.08em;color:var(--muted)}.search-form select{min-width:0;width:100%;font-size:13px;border:0;background:transparent;color:var(--ink);padding:5px 20px 5px 0}.search-form option{background:var(--surface);color:var(--ink)}.search-form .button{border:0;padding-inline:30px}.section{padding-block:80px}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:35px}.section-heading h2{font-size:clamp(48px,5vw,72px);line-height:1.08;letter-spacing:-.04em;margin-top:15px}.section-heading>p{max-width:300px;font-size:12px;color:var(--muted)}.results-tools{display:flex;align-items:center;gap:22px;flex-wrap:wrap;margin-bottom:28px;font-size:11px;color:var(--muted)}.results-tools output{font-weight:600;margin-left:7px;color:var(--ink)}.results-tools .sort{margin-left:auto;display:flex;align-items:center;gap:10px}.results-tools select{font-size:11px;padding:7px 5px;border:1px solid var(--line);background:transparent;color:var(--ink);max-width:175px}.results-tools option{background:var(--surface)}.saved-filter{color:var(--ink);padding:9px 13px;background:transparent;border:1px solid var(--line);font-size:11px}.saved-filter[aria-pressed=true]{background:var(--accent);color:var(--surface)}.saved-filter>span:first-child{font-size:16px;vertical-align:middle;margin-right:5px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.property{min-width:0}.property-photo{position:relative;overflow:hidden;background:var(--surface)}.property-photo img{width:100%;aspect-ratio:1.23;object-fit:cover;transition:transform 1s cubic-bezier(.2,.6,.2,1)}.property-image-button{display:block;border:0;background:transparent;padding:0;width:100%;color:inherit;overflow:hidden}.property-image-button:focus-visible{outline-offset:-6px}.save-home{position:absolute;right:14px;top:14px;border:1px solid #ffffffe0;display:grid;place-items:center;width:41px;height:41px;border-radius:50%;background:#faf6edce;backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);color:#3c452f;font-size:25px;line-height:1;transition:background .2s}.save-home[aria-pressed=true]{background:var(--accent);border-color:var(--accent);color:var(--surface)}.property-meta{padding-top:22px}.property-category{font-size:9px;color:var(--muted);letter-spacing:.14em;text-transform:uppercase}.property h3{font-size:29px;line-height:1.2;letter-spacing:-.025em;margin:10px 0 16px}.property-line{display:flex;align-items:flex-end;justify-content:space-between;gap:15px;border-top:1px solid var(--line);padding-top:15px}.property-price{font-size:17px;white-space:nowrap}.property-price small{display:block;font-size:9px;color:var(--muted);margin-bottom:3px}.property-facts{display:flex;gap:17px;flex-wrap:wrap;color:var(--muted);font-size:10px;margin-top:14px}.property-facts div{display:flex;gap:5px}.property-facts dt{order:2}.property-facts dd{font-weight:500;color:var(--ink)}.property-view{border:0;padding:0 0 4px;background:transparent;color:var(--ink);font-size:11px;border-bottom:1px solid currentColor;white-space:nowrap}.property-grid .empty{grid-column:1/-1;text-align:center;padding:60px 24px;background:var(--surface);border:1px solid var(--line)}.empty h3{font-size:38px;margin-bottom:12px}.empty p{color:var(--muted);max-width:440px;margin:0 auto 20px}.catalogue-note{margin-top:28px;font-size:10px;color:var(--muted);max-width:790px}.story{display:grid;grid-template-columns:1.05fr .95fr;gap:10%;align-items:center;border-top:1px solid var(--line)}.story-photo{overflow:hidden}.story-photo img{width:100%;aspect-ratio:.95;object-fit:cover}.story h2{font-size:clamp(46px,5vw,73px);line-height:1.08;letter-spacing:-.045em;margin:22px 0 27px}.story p:not(.eyebrow){max-width:370px;color:var(--muted)}.story .button{margin-top:28px}.approach-points{display:flex;gap:24px;flex-wrap:wrap;font-size:10px;color:var(--muted);border-top:1px solid var(--line);padding-top:25px;margin-top:35px}.studio-invite{background:var(--accent);color:var(--surface);padding:70px 5%;text-align:center}.studio-invite h2{font-size:clamp(42px,4.5vw,66px);line-height:1.1;letter-spacing:-.035em;margin:20px auto 24px;max-width:750px}.studio-invite p:not(.eyebrow){font-size:13px;max-width:590px;margin:0 auto 25px}.studio-invite .button{color:var(--accent);background:var(--surface);border-color:var(--surface)}.footer{display:flex;align-items:center;justify-content:space-between;gap:25px;padding-block:30px}.footer p{max-width:370px;font-size:10px;color:var(--muted)}.footer>a:last-child{font-size:11px;text-decoration:underline;text-underline-offset:5px}.footer .wordmark{font-size:30px}.modal-open{overflow:hidden}.property-dialog{position:fixed;margin:auto;padding:0;width:min(1080px,94vw);height:min(770px,92vh);max-width:none;max-height:none;border:1px solid var(--line);background:var(--surface);color:var(--ink);overflow:hidden;box-shadow:0 30px 120px #0005}.property-dialog::backdrop{background:#15201499;backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}.property-dialog[open]{animation:detail-in .35s ease-out}.dialog-close{position:absolute;right:13px;top:13px;z-index:3;width:43px;height:43px;background:var(--surface);color:var(--ink);border:1px solid var(--line);border-radius:50%;font-size:28px;line-height:1}.detail-layout{display:grid;grid-template-columns:1fr 1fr;height:100%}.detail-image{width:100%;height:100%;object-fit:cover}.detail-body{padding:62px 38px 38px;overflow-y:auto;overscroll-behavior:contain}.detail-body h2{font-size:48px;line-height:1.05;letter-spacing:-.035em;margin:15px 0 23px}.detail-body .property-price{font-size:22px}.detail-body>.property-facts{padding:22px 0;border-block:1px solid var(--line);margin:24px 0}.detail-description{font-size:13px;line-height:1.9;margin-bottom:20px}.detail-note{font-size:10px;color:var(--muted);margin-bottom:24px}.detail-body>.button{width:100%}.enquiry-fields{border-top:1px solid var(--line);padding-top:25px;margin-top:30px}.enquiry-fields h3,.enquiry-preview h3{font-size:29px;line-height:1.2;margin-bottom:15px}.enquiry-fields label{display:grid;gap:7px;font-size:11px;margin-top:18px}.enquiry-fields input,.enquiry-fields textarea{width:100%;padding:12px;background:transparent;color:inherit;border:1px solid var(--line);border-radius:0;min-height:45px}.enquiry-fields textarea{resize:vertical}.enquiry-fields .button{width:100%;margin-top:23px}.enquiry-preview{margin-top:25px;padding:22px;border:1px solid var(--line);background:var(--paper);overflow-wrap:anywhere}.enquiry-preview>p{font-size:12px;white-space:pre-wrap}.enquiry-preview .detail-note{margin:15px 0 0}.rise{transition:opacity .65s,transform .65s}.rise.waiting{opacity:0;transform:translateY(20px)}@keyframes detail-in{from{opacity:.3;transform:translateY(18px)}to{opacity:1;transform:none}}@media(hover:hover){.property-image-button:hover img{transform:scale(1.045)}.property-image-button:hover .photo-cue{opacity:1}}
/* FORM uses a split editorial hero and a cooler, architectural rhythm. */
.form-estate{--paper:#111e29;--ink:#eff0ec;--accent:#c7d9e4;--line:#e2edf22c;--muted:#acb9c2;--surface:#192b39;background:var(--paper)}.form-estate h1,.form-estate h2,.form-estate h3{font-family:var(--sans)}.form-estate .wordmark{font-family:var(--sans);font-weight:500;font-size:31px;letter-spacing:-.05em}.form-estate .wordmark>span{font-weight:400;letter-spacing:.18em}.form-estate .sample-bar{background:#0c151d;color:#b7c4cd;border-bottom:1px solid var(--line)}.form-estate .nav{min-height:93px}.form-estate .nav .contact-link{border:1px solid var(--line);padding:8px 20px}.form-estate .hero{display:grid;grid-template-columns:58% 42%;min-height:650px;color:#14212c;background:#f1f0ec}.form-estate .hero:after{display:none}.form-estate .hero-image{position:relative;inset:auto;z-index:0;height:100%;min-height:650px;object-position:58% center}.form-estate .hero-copy{width:auto;max-width:none;margin:0;padding:50px 10% 55px;display:flex;align-items:flex-start;flex-direction:column;justify-content:space-between}.form-estate .hero-copy .eyebrow{max-width:190px;font-size:9px}.form-estate .hero h1{font-family:var(--sans);font-size:clamp(60px,5.5vw,85px);font-weight:400;letter-spacing:-.065em;line-height:1.03;margin:70px 0 40px}.form-estate .hero h1 em{font-style:normal}.form-estate .hero-copy>.button{background:transparent;color:#14212c;border:0;border-bottom:1px solid #14212c;padding:0 0 10px;min-height:0}.form-estate .hero-note{left:4%;right:auto;bottom:40px;color:#eef4f6;font-size:9px;max-width:180px;width:auto;letter-spacing:.15em}.form-estate .filter-wrap{border-bottom:0;padding:27px 0;background:var(--paper)}.form-estate .search-form .button{color:#14212c}.form-estate .section-heading h2{font-size:clamp(40px,4.5vw,62px);font-weight:400;letter-spacing:-.05em}.form-estate .property-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:50px 32px}.form-estate .property-photo img{aspect-ratio:1.5}.form-estate .property h3{font-size:27px;font-weight:400;letter-spacing:-.025em}.form-estate .save-home{background:#0e1e2bad;color:#edf6fc;border-color:#d3e4ef88}.form-estate .save-home[aria-pressed=true]{background:var(--accent);color:#14212c}.form-estate .property-grid .property:nth-child(3):not([hidden]){grid-column:1/-1;display:grid;grid-template-columns:1.35fr 1fr;gap:6%;align-items:center;padding-top:28px;border-top:1px solid var(--line)}.form-estate .property-grid .property:nth-child(3) .property-meta{padding:25px 0}.form-estate .property:nth-child(3) .property h3{font-size:40px}.form-estate .saved-filter[aria-pressed=true]{color:#14212c}.form-estate .story{grid-template-columns:1fr 1.2fr;gap:11%}.form-estate .story-photo{order:2}.form-estate .story-photo img{aspect-ratio:.95;object-position:60% center}.form-estate .story h2{font-size:clamp(43px,4.5vw,67px);font-weight:400;letter-spacing:-.06em}.form-estate .button{color:#14212c}.form-estate .button.outline{color:var(--ink)}.form-estate .studio-invite{color:#14212c;background:#c7d9e4}.form-estate .studio-invite .button{color:#f2f3ee;background:#14212c;border-color:#14212c}.form-estate .studio-invite h2{font-family:var(--sans);letter-spacing:-.045em}.form-estate .property-dialog::backdrop{background:#07121aaa}.form-estate .detail-body h2{font-size:43px;letter-spacing:-.05em}.form-estate .enquiry-preview{background:#0f1d28}
@media(max-width:1050px){.nav{gap:17px}.wordmark{font-size:31px;gap:10px}.wordmark>span{font-size:8px;padding-left:11px}.nav nav{gap:18px}.hero{min-height:630px}.hero h1{font-size:98px;margin-top:115px}.search-form label{padding-inline:14px}.property-grid{gap:22px;grid-template-columns:repeat(2,minmax(0,1fr))}.property h3{font-size:27px}.property-line{flex-wrap:wrap}.story{gap:6%}.form-estate .hero{grid-template-columns:55% 45%;min-height:600px}.form-estate .hero-image{min-height:600px}.form-estate .hero-copy{padding:40px 9%}.form-estate .hero h1{font-size:62px}.form-estate .story{gap:7%}.detail-body{padding:60px 28px 30px}.detail-body h2{font-size:42px}.property-dialog{width:96vw}}
@media(max-width:720px){.wrap{width:calc(100% - 40px)}.sample-bar{padding:8px 20px;font-size:9px}.sample-bar>span{max-width:62%}.nav{min-height:0;padding-block:23px;flex-wrap:wrap;gap:22px}.wordmark{font-size:31px;gap:11px}.wordmark>span{font-size:7px;letter-spacing:.13em}.nav nav{order:3;flex:0 0 100%;justify-content:space-between;font-size:11px;gap:12px}.nav .language{margin-left:auto}.language select{font-size:10px;max-width:94px}.hero{min-height:600px}.hero-copy{width:auto;padding:35px 24px 40px}.hero-copy .eyebrow{font-size:9px;max-width:150px}.hero h1{font-size:clamp(64px,15vw,92px);line-height:1.03;margin-top:150px;max-width:420px}.hero-image{object-position:58% center}.hero-note{display:none}.filter-wrap{padding:20px 0}.search-form{grid-template-columns:1fr 1fr}.search-form label{padding:11px 12px;border-bottom:1px solid var(--line)}.search-form label:nth-child(2){border-right:0}.search-form label:nth-child(3){border-bottom:0}.search-form select{font-size:11px;padding-right:10px}.search-form .button{padding:12px 16px;justify-content:center;gap:20px;font-size:11px}.section{padding-block:60px}.section-heading{display:block;margin-bottom:25px}.section-heading h2{font-size:51px}.section-heading>p{margin-top:22px;max-width:none}.results-tools{gap:14px;font-size:10px}.results-tools .sort{margin-left:0;flex-basis:100%;justify-content:space-between}.results-tools select{max-width:180px}.saved-filter{margin-left:auto;font-size:10px}.property-grid{grid-template-columns:1fr;gap:38px}.property-photo img{aspect-ratio:1.2}.property-meta{padding-top:18px}.property h3{font-size:30px;margin-bottom:15px}.property-line{flex-wrap:nowrap}.property-facts{font-size:10px}.catalogue-note{font-size:9px}.story{grid-template-columns:1fr;gap:35px}.story-photo img{aspect-ratio:1.15}.story h2{font-size:54px}.story p:not(.eyebrow){max-width:none}.approach-points{gap:15px;font-size:9px}.studio-invite{padding:55px 24px}.studio-invite h2{font-size:43px}.footer{flex-wrap:wrap;gap:25px;padding-block:27px}.footer p{order:3;flex-basis:100%;max-width:none;font-size:9px}.footer .wordmark{font-size:28px}.footer>a:last-child{font-size:10px}.property-dialog{width:calc(100% - 16px);height:calc(100% - 16px);overflow-y:auto}.detail-layout{display:block;height:auto}.detail-image{height:245px;width:100%;object-position:center}.detail-body{padding:28px 24px;overflow:visible}.detail-body h2{font-size:41px}.dialog-close{position:sticky;top:12px;float:right;margin:12px 12px -55px 0}.detail-body>.property-facts{gap:20px}.property-dialog[open]{animation:none}.form-estate .nav{min-height:0}.form-estate .nav .contact-link{padding:6px 12px}.form-estate .hero{display:flex;flex-direction:column;min-height:0}.form-estate .hero-image{height:410px;min-height:0;order:2}.form-estate .hero-copy{padding:34px 24px 38px;min-height:380px}.form-estate .hero h1{font-size:clamp(58px,13vw,84px);margin:45px 0 32px;max-width:500px}.form-estate .hero-note{display:none}.form-estate .filter-wrap{padding:20px 0}.form-estate .section-heading h2{font-size:43px}.form-estate .property-grid{grid-template-columns:1fr;gap:38px}.form-estate .property-photo img{aspect-ratio:1.25}.form-estate .property-grid .property:nth-child(3):not([hidden]){display:block;padding-top:0;border:0}.form-estate .property-grid .property:nth-child(3) .property-meta{padding-top:18px}.form-estate .story{grid-template-columns:1fr;gap:35px}.form-estate .story-photo{order:0}.form-estate .story-photo img{aspect-ratio:1.15}.form-estate .story h2{font-size:49px}.form-estate .studio-invite h2{font-size:39px}.form-estate .detail-body h2{font-size:38px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}.rise.waiting{opacity:1;transform:none}}