@import url('https://fonts.googleapis.com/css2?family=Inter+Tight:wght@400;500;600&family=Inter:wght@400;500;600;700&display=swap');

:root{
  /* White + turquoise. Deep teal-navy for text, turquoise for action, a whisper of sand for warmth */
  --ink:#0B2E36;        /* headings, dark surfaces */
  --green:#0B2E36;      /* legacy name → dark surface */
  --green-2:#14505A;
  --sand:#FFFFFF;       /* page */
  --sand-2:#F1F8F7;     /* alt section */
  --mist:#D4ECEA;       /* hero turquoise mist */
  --blush:#E9DCC6;      /* sand accent, used sparingly */
  --gold:#0E8C8A;       /* primary action: turquoise-teal */
  --gold-2:#0A6F6E;
  --turq:#3BC2B8;       /* bright turquoise accent */
  --line:#E2EDEC;
  --muted:#5D6E72;
  --white:#fff;
  --wa:#1FAF5A;
  --r:12px;
  --serif:'Inter Tight','Inter',system-ui,sans-serif;  /* Neue Haas-like display */
  --sans:'Inter',system-ui,-apple-system,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);background:var(--sand);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:1240px;margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.05;letter-spacing:-.03em;color:var(--ink)}
.dark h1,.dark h2,.dark h3,.val h2{color:#fff}
h1{font-size:clamp(40px,5.4vw,76px)}
h2{font-size:clamp(28px,3.4vw,42px)}
h3{font-size:20px}
.eyebrow{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:600}
.lead{font-size:18px;color:var(--muted);max-width:620px}
section{padding:88px 0}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-bottom:36px;flex-wrap:wrap}
.sec-head p{max-width:520px;color:var(--muted)}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;padding:14px 22px;border-radius:999px;font-weight:600;font-size:15px;border:1px solid transparent;cursor:pointer;transition:.2s;white-space:nowrap}
.btn-gold{background:var(--gold);color:#fff}.btn-gold:hover{background:var(--gold-2)}
.btn-green{background:var(--ink);color:#fff}.btn-green:hover{background:var(--ink)}
.btn-line{border-color:var(--ink);color:var(--ink)}.btn-line:hover{background:var(--ink);color:#fff}
.btn-wa{background:var(--wa);color:#fff}
.btn-ghost{border-color:rgba(255,255,255,.5);color:#fff}
.btn svg{width:18px;height:18px}

/* demo ribbon */
.demo-ribbon{background:#2b2b2b;color:#ffd98a;font-size:12px;text-align:center;padding:6px 12px}
.demo-ribbon a{text-decoration:underline}

/* topbar + header */
.topbar{background:var(--ink);color:#D5E6E7;font-size:13px}
.topbar .wrap{white-space:nowrap;display:flex;justify-content:space-between;align-items:center;height:38px;gap:16px}
.topbar .l,.topbar .r{display:flex;gap:20px;align-items:center}
.topbar a:hover{color:#fff}
.header{background:var(--sand);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:50}
.header .wrap{display:flex;align-items:center;justify-content:space-between;height:78px;gap:24px}
.brand{display:flex;align-items:center;gap:12px;color:var(--ink)}
.brand svg{width:44px;height:44px;flex:0 0 44px}
.brand .wm{display:flex;flex-direction:column;line-height:1}
.brand .wm b{font-family:var(--serif);font-size:26px;font-weight:600;letter-spacing:.2em;margin-right:-.2em;color:var(--ink);white-space:nowrap}
.brand .wm small{font-size:9.5px;font-weight:600;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-top:6px;white-space:nowrap}
footer .brand .wm b,.side .brand .wm b{color:#fff}
footer .brand .wm small,.side .brand .wm small{color:var(--turq)}
.nav{display:flex;gap:24px;font-size:14.5px;font-weight:400;white-space:nowrap;color:var(--ink)}
.nav a{padding:6px 0;border-bottom:2px solid transparent}
.nav a:hover,.nav a.on{border-color:var(--gold)}
.header .cta{display:flex;gap:10px}
.burger{display:none;background:none;border:0;font-size:26px}

/* hero */
.hero{isolation:isolate;position:relative;background:var(--mist);color:var(--ink);padding:0;overflow:hidden;min-height:620px}
.hero .wrap{position:relative;z-index:2;padding-top:150px;padding-bottom:150px}
.hero h1{font-size:clamp(44px,5.4vw,80px);max-width:620px}
.hero .photo{position:absolute;top:0;right:0;bottom:0;width:54%;background:url('https://images.unsplash.com/photo-1613977257363-707ba9348227?w=2000&q=80') 40% center/cover;clip-path:url(#heroClip)}
/* thin turquoise line that follows the curve, just outside the photo */
.hero .curve{position:absolute;top:0;right:0;bottom:0;width:54%;pointer-events:none;overflow:visible}
.hero .pchip{position:absolute;z-index:3;background:#fff;border-radius:16px;padding:12px 14px;box-shadow:0 16px 40px rgba(11,46,54,.16);display:flex;gap:12px;align-items:center;font-size:13px;color:var(--muted);white-space:nowrap}
.hero .pchip b{display:block;color:var(--ink);font-size:14px}
.hero .pchip i{width:36px;height:36px;border-radius:50%;background:var(--wa);display:grid;place-items:center;font-style:normal;color:#fff}
.hero .pchip.c1{right:calc(54% - 120px);bottom:110px}
.stabs{display:flex;gap:6px;margin-top:30px}
.stab{background:rgba(255,255,255,.55);border:0;padding:12px 18px 13px;font:500 15px var(--sans);color:var(--ink);cursor:pointer;border-radius:10px 10px 0 0;position:relative}
.stab.on{background:#fff}
.stab.on::after{content:"";position:absolute;left:18px;right:18px;bottom:6px;height:2px;background:var(--ink);border-radius:2px}
.sbox{background:#fff;border-radius:0 12px 12px 12px;padding:12px;display:flex;gap:10px;align-items:center;max-width:620px;box-shadow:0 20px 50px rgba(11,46,54,.10)}
.sbox .q{flex:1;display:flex;gap:10px;align-items:center;border:1px solid var(--line);border-radius:10px;padding:13px 14px;color:var(--muted)}
.sbox .q input{border:0;outline:none;font:inherit;font-size:15px;width:100%;color:var(--ink)}
.sbox .flt{border:1px solid var(--line);border-radius:10px;padding:13px 16px;background:#fff;font:inherit;font-size:15px;color:var(--ink);cursor:pointer;display:flex;gap:8px;align-items:center}
.sbox .go{width:50px;height:50px;border-radius:50%;background:var(--ink);display:grid;place-items:center;flex:0 0 50px;transition:.2s}
.sbox .go:hover{background:var(--gold)}
.sbox svg{width:18px;height:18px}
.hero .trustline{display:flex;gap:22px;margin-top:22px;font-size:14px;color:var(--ink);flex-wrap:wrap}
.hero .trustline span{display:flex;gap:8px;align-items:center}
.hero .trustline i{width:7px;height:7px;border-radius:50%;background:var(--gold);display:inline-block}
.filters-pop{display:none;background:#fff;border-radius:12px;padding:14px;max-width:620px;margin-top:8px;grid-template-columns:repeat(3,1fr);gap:8px;box-shadow:0 20px 50px rgba(11,46,54,.10)}
.filters-pop.on{display:grid}
.field{border:1px solid var(--line);border-radius:10px;padding:8px 12px;display:flex;flex-direction:column}
.field label{font-size:11px;text-transform:uppercase;letter-spacing:.08em;color:var(--muted);font-weight:600}
.field select,.field input{border:0;font:inherit;font-size:15px;outline:none;background:none;color:var(--ink)}
/* header sits on the hero colour on the home page, like Allsopp */
body[data-page=home] .header{background:var(--mist);border-bottom:0}
body[data-page=home] .header.scrolled{background:#fff;box-shadow:0 4px 20px rgba(11,46,54,.06)}
.announce{background:var(--ink);color:#fff;font-size:13px;text-align:center;padding:8px 12px}
.announce a{font-weight:600;text-decoration:underline;margin-left:6px}
.hicons{display:flex;gap:18px;align-items:center;font-size:14px;color:var(--ink)}
.hicons svg{width:20px;height:20px}
.hicons .sep{width:1px;height:22px;background:rgba(11,46,54,.2)}

/* intent tiles */
.intents{display:grid;grid-template-columns:repeat(4,1fr);gap:16px;margin-top:-60px;position:relative;z-index:5}
.intent{background:#fff;border-radius:18px;padding:26px;box-shadow:0 14px 40px rgba(11,46,54,.08);border:1px solid var(--line);transition:.2s;display:flex;flex-direction:column;gap:10px}
.intent:hover{transform:translateY(-4px);border-color:var(--gold)}
.intent .ic{width:48px;height:48px;border-radius:14px;background:var(--mist);display:grid;place-items:center;color:var(--ink)}
.intent .ic svg{width:24px;height:24px}
.intent h3{font-size:22px}
.intent p{font-size:14px;color:var(--muted)}
.intent span{margin-top:auto;font-weight:600;font-size:14px;color:var(--gold-2)}

/* cards */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.card{background:#fff;border-radius:18px;overflow:hidden;border:1px solid var(--line);transition:.2s;display:flex;flex-direction:column}
.card:hover{box-shadow:0 18px 40px rgba(11,46,54,.12);transform:translateY(-3px)}
.card .ph{aspect-ratio:4/3;background:#ccc center/cover;position:relative}
.badge{position:absolute;top:12px;left:12px;background:rgba(255,255,255,.95);color:var(--ink);font-size:11px;font-weight:700;padding:5px 10px;border-radius:999px;letter-spacing:.04em;text-transform:uppercase}
.badge.gold{background:var(--gold);color:#fff}
.fav{position:absolute;top:10px;right:10px;width:34px;height:34px;border-radius:50%;background:rgba(255,255,255,.95);display:grid;place-items:center}
.card .bd{padding:18px 18px 16px;display:flex;flex-direction:column;gap:6px;flex:1}
.price{font-family:var(--serif);font-size:24px;font-weight:600;color:var(--ink)}
.price small{font-family:var(--sans);font-size:13px;color:var(--muted);font-weight:500}
.card .loc{font-size:14px;color:var(--muted)}
.specs{display:flex;gap:16px;font-size:13px;color:var(--ink);padding-top:10px;margin-top:auto;border-top:1px solid var(--line)}
.specs span{display:flex;gap:6px;align-items:center}
.permit{font-size:11px;color:var(--muted);display:flex;justify-content:space-between;padding-top:8px}
.card .act{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.card .act a{padding:12px;text-align:center;font-size:14px;font-weight:600}
.card .act a+a{border-left:1px solid var(--line);color:var(--wa)}

/* off-plan band */
.dark{background:var(--green);color:#fff}
.dark .lead,.dark .sec-head p{color:#B9D3D5}
.dark .eyebrow{color:var(--turq)}
.op{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.14);border-radius:var(--r);overflow:hidden}
.op .ph{aspect-ratio:16/10;background:#333 center/cover;position:relative}
.op .bd{padding:20px;display:flex;flex-direction:column;gap:8px}
.op .dev{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--turq)}
.op .row{display:grid;grid-template-columns:repeat(3,1fr);gap:8px;margin-top:8px}
.op .row div{background:rgba(255,255,255,.06);border-radius:10px;padding:10px;font-size:12px;color:#B9D3D5}
.op .row b{display:block;color:#fff;font-size:15px}

/* family */
.family{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:center}
.family .ph{border-radius:24px;aspect-ratio:4/5;background:url('https://images.unsplash.com/photo-1602343168117-bb8ffe3e2e9f?w=1200&q=70') center/cover;position:relative}
.family .ph .sticker{position:absolute;right:-24px;bottom:40px;background:var(--gold);color:#fff;padding:20px 24px;border-radius:18px;font-family:var(--serif);font-size:22px;line-height:1.1;box-shadow:0 18px 40px rgba(0,0,0,.2)}
.family .ph .sticker b{font-size:44px;display:block}
.sisters{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin:28px 0}
.sis{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:16px;text-align:center}
.sis .av{width:72px;height:72px;border-radius:50%;margin:0 auto 10px;background:var(--sand-2) center/cover}
.sis b{display:block;font-size:15px}.sis small{color:var(--muted);font-size:12px}
.promises{display:grid;gap:12px;margin-top:6px}
.promise{display:flex;gap:12px;align-items:flex-start}
.promise i{flex:0 0 26px;height:26px;border-radius:50%;background:var(--green);color:#fff;display:grid;place-items:center;font-style:normal;font-size:13px}

/* steps */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;counter-reset:s}
.step{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:26px}
.step::before{counter-increment:s;content:"0" counter(s);font-family:var(--serif);font-size:40px;color:var(--gold);display:block;line-height:1;margin-bottom:12px}
.step h3{font-size:21px;margin-bottom:6px}.step p{font-size:14px;color:var(--muted)}

/* tools */
.tools{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.tool{background:#fff;border:1px solid var(--line);border-radius:20px;padding:30px}
.tool h3{margin-bottom:4px}
.tool .row{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin:18px 0}
.tool .out{background:var(--sand);border-radius:14px;padding:18px;display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap}
.tool .out b{font-family:var(--serif);font-size:34px;color:var(--green)}
input[type=range]{width:100%;accent-color:var(--green)}

/* valuation band */
.val{background:linear-gradient(120deg,#0B2E36,#0E6E70);color:#fff;border-radius:28px;padding:56px;display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:center}
.val .form{background:#fff;color:var(--ink);border-radius:20px;padding:26px;display:grid;gap:12px}
.inp{border:1px solid var(--line);border-radius:12px;padding:13px 14px;font:inherit;font-size:15px;width:100%;background:#fff;color:var(--ink)}
.inp:focus{outline:2px solid var(--gold);border-color:transparent}
.two{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.fine{font-size:12px;color:var(--muted)}

/* reviews */
.rv{background:#fff;border:1px dashed var(--gold);border-radius:var(--r);padding:24px;color:var(--muted);font-size:14px}
.rv .st{color:#E0A93B;letter-spacing:3px;margin-bottom:10px}

/* communities */
.comm{border-radius:var(--r);aspect-ratio:3/4;background:#999 center/cover;position:relative;overflow:hidden;color:#fff;display:flex;align-items:flex-end;padding:18px}
.comm::after{content:"";position:absolute;inset:0;background:linear-gradient(transparent 40%,rgba(11,46,54,.85))}
.comm div{position:relative;z-index:1}
.comm b{font-family:var(--serif);font-size:24px;display:block}
.comm small{font-size:13px;color:#D5E6E7}

/* golden visa */
.gv{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:center}
.gv ul{list-style:none;display:grid;gap:12px;margin:22px 0}
.gv li{display:flex;gap:12px}.gv li::before{content:"✓";color:var(--gold);font-weight:700}
.gv .box{background:var(--sand-2);border-radius:24px;padding:40px;text-align:center}
.gv .box b{font-family:var(--serif);font-size:72px;color:var(--green);display:block;line-height:1}

/* faq */
.faq{max-width:860px;margin:0 auto}
details{background:#fff;border:1px solid var(--line);border-radius:12px;margin-bottom:10px;padding:18px 22px}
summary{font-weight:600;cursor:pointer;list-style:none;display:flex;justify-content:space-between}
summary::after{content:"+";font-size:22px;color:var(--gold)}
details[open] summary::after{content:"–"}
details p{color:var(--muted);margin-top:10px}

/* footer */
footer{background:var(--ink);color:#B9CDD0;padding:64px 0 28px;font-size:14px}
footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px}
footer h4{color:#fff;font-size:14px;margin-bottom:14px;letter-spacing:.06em;text-transform:uppercase}
footer ul{list-style:none;display:grid;gap:8px}
footer a:hover{color:#fff}
footer .legal{border-top:1px solid rgba(255,255,255,.12);margin-top:44px;padding-top:22px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:12px}
footer .brand{color:#fff}
.reg{display:flex;gap:10px;flex-wrap:wrap;margin-top:18px}
.reg span{border:1px solid rgba(255,255,255,.2);border-radius:8px;padding:6px 10px;font-size:12px}

/* floating WA + mobile bar */
.wa-float{position:fixed;right:22px;bottom:22px;width:60px;height:60px;border-radius:50%;background:var(--wa);display:grid;place-items:center;box-shadow:0 10px 30px rgba(0,0,0,.25);z-index:60}
.wa-float svg{width:30px;height:30px;fill:#fff}
.mbar{display:none}

/* placeholder marker for demo */
.ph-note{display:inline-block;background:#fff3cd;color:#7a5b00;border:1px solid #f0d48a;font-size:11px;padding:2px 8px;border-radius:6px;font-weight:600}

/* page hero (inner pages) */
.phero{background:var(--mist);color:var(--ink);padding:72px 0 64px}
.phero p{color:var(--muted);font-size:18px;max-width:640px;margin-top:14px}
.crumbs{font-size:13px;color:var(--muted);margin-bottom:18px}

@media (max-width:1180px){
  .nav,.header .cta .btn-line{display:none}
  .burger{display:block}
}
@media (max-width:1000px){
  .hero .photo,.hero .curve{width:44%}.hero .pchip{display:none}
  .fields{grid-template-columns:1fr 1fr}
  .fields .go{grid-column:1/-1}
  .intents,.grid4{grid-template-columns:1fr 1fr}
  .grid3,.steps{grid-template-columns:1fr 1fr}
  .family,.val,.gv,.tools{grid-template-columns:1fr}
  footer .cols{grid-template-columns:1fr 1fr}
}
@media (max-width:640px){
  .wrap{padding:0 16px}
  section{padding:60px 0}
  .topbar .l span:not(:first-child),.topbar .r a:last-child{display:none}
  .fields .field:not(:first-child){display:none!important}
  .fields{grid-template-columns:1fr auto}.fields .go{grid-column:auto}
  .header .cta .btn-gold{display:none}
  .hero{min-height:auto}
  .hero .photo{position:relative;display:block;width:100%;height:240px;clip-path:url(#heroClipM)}
  .hero .curve{display:none}
  .hero .wrap{padding-top:28px;padding-bottom:90px}
  .sbox .flt span{display:none}
  .filters-pop{grid-template-columns:1fr}
  .hicons .txt,.hicons .sep{display:none!important}
  .stab{padding:10px 12px 12px;font-size:14px;white-space:nowrap}.stabs{gap:4px}
  .brand .wm b{font-size:21px}.brand .wm small{font-size:8px;letter-spacing:.2em}.brand svg{width:38px;height:38px;flex-basis:38px}
  .tabs{overflow-x:auto}
  .fields{grid-template-columns:1fr}
  .intents{grid-template-columns:1fr 1fr;gap:10px;margin-top:-50px}
  .intent{padding:16px}.intent p{display:none}.intent h3{font-size:19px}
  .grid3,.grid4,.steps{grid-template-columns:1fr}
  .grid4.comms{grid-template-columns:1fr 1fr}
  .sisters{grid-template-columns:1fr 1fr 1fr;gap:8px}
  .val{padding:28px 20px;border-radius:20px}
  .family .ph .sticker{right:12px}
  .two,.tool .row{grid-template-columns:1fr}
  footer .cols{grid-template-columns:1fr}
  .wa-float{display:none}
  .mbar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;bottom:0;left:0;right:0;background:#fff;border-top:1px solid var(--line);z-index:60}
  .mbar a{padding:12px 0;text-align:center;font-size:13px;font-weight:600;display:flex;flex-direction:column;align-items:center;gap:2px}
  .mbar a.wa{background:var(--wa);color:#fff}
  body{padding-bottom:60px}
}

/* our story — right under the intent tiles */
.story{padding-top:96px}
.story-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:72px;align-items:center}
.story-photos{position:relative;height:560px}
.story-photos div{position:absolute;background:#ccc center/cover;border-radius:22px}
.story-photos .sp1{left:0;top:0;width:74%;height:100%;background-position:center 20%!important}
.story-photos .sp2{right:0;bottom:40px;width:44%;height:42%;border:8px solid #fff;box-shadow:0 24px 60px rgba(11,46,54,.16)}
.story-photos .since{right:0;top:40px;left:auto;background:var(--ink);color:#B9D3D5;padding:18px 22px;border-radius:18px;font-size:13px;line-height:1.35;width:auto;height:auto}
.story-photos .since b{display:block;font-family:var(--serif);font-size:40px;font-weight:500;color:#fff;line-height:1;margin-bottom:4px}
.founders{display:flex;gap:18px;flex-wrap:wrap;margin:26px 0 22px}
.fd{display:flex;gap:10px;align-items:center}
.fd .av{width:48px;height:48px;border-radius:50%;background:var(--mist) center/cover;display:grid;place-items:center;font-weight:600;color:var(--ink)}
.fd b{display:block;font-size:14px}.fd small{font-size:12px;color:var(--muted)}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.pillars div{background:var(--sand-2);border-radius:16px;padding:16px;font-size:13px;color:var(--muted)}
.pillars b{display:block;font-family:var(--serif);font-size:17px;font-weight:600;color:var(--ink);margin-bottom:4px}
@media (max-width:1000px){.story-grid{grid-template-columns:1fr;gap:40px}.story-photos{height:420px}}
@media (max-width:640px){.story{padding-top:64px}.story-photos{height:320px}.pillars{grid-template-columns:1fr}.founders{gap:12px}}

.hero .pchip img{width:44px;height:44px;border-radius:12px;object-fit:cover;object-position:center 20%}
.story-badge{display:inline-flex;align-items:center;gap:10px;background:var(--mist);color:var(--ink);border-radius:999px;padding:8px 16px 8px 8px;font-weight:600;font-size:14px}
.story-badge b{background:var(--ink);color:#fff;border-radius:999px;padding:4px 10px;font-size:13px}

.askus{display:flex;flex-wrap:wrap;gap:8px;align-items:center;margin:4px 0 20px}
.askus span:not(.fine){background:#fff;border:1px solid var(--line);border-radius:999px;padding:7px 12px;font-size:13px;color:var(--ink)}
.askus .fine{margin-right:4px}

/* mobile / tablet menu overlay */
@media (max-width:1180px){
  .header .nav.open{display:flex;flex-direction:column;gap:0;position:fixed;left:0;right:0;top:var(--hdr,78px);bottom:0;background:#fff;padding:12px 24px;z-index:80;font-size:22px;font-family:var(--serif)}
  .header .nav.open a{padding:16px 0;border-bottom:1px solid var(--line)}
  body.menu-open{overflow:hidden}
}