:root{--ink:#221d14;--ink-soft:#615a4a;--cream:#fbf8f2;--cream-dim:#f3ecdd;--gold:#a7833c;--gold-deep:#8a6a2c;--gold-pale:#e7d6ab;--line:#e6dcc4;--black:#141210;--serif:"Cormorant Garamond",Georgia,serif;--display:"Cinzel",Georgia,serif;--sans:"Inter",Arial,sans-serif;--shadow:0 18px 55px rgba(20,18,16,.10)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);line-height:1.65}img{max-width:100%;height:auto;display:block}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.container{width:min(1180px,calc(100% - 40px));margin:auto}.sr-only,.hp-field{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:absolute;left:-9999px}.skip-link:focus{left:20px;top:20px;background:#fff;padding:10px;z-index:9999}.site-header{position:sticky;top:0;z-index:100;background:rgba(20,18,16,.97);border-bottom:1px solid rgba(231,214,171,.22)}.header-inner{min-height:88px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand img{width:72px;height:72px;object-fit:contain}.primary-nav{display:flex;align-items:center;gap:26px}.tra-nav-list{list-style:none;margin:0;padding:0;display:flex;gap:25px}.tra-nav-list a{color:#fff;opacity:.9;font-size:12px;letter-spacing:.12em;text-transform:uppercase}.tra-nav-list a:hover{color:var(--gold-pale)}.header-cta,.button{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:13px 20px;border:1px solid transparent;letter-spacing:.06em;text-transform:uppercase;font-size:11px;font-weight:600;cursor:pointer}.header-cta,.button-gold{background:var(--gold);color:#fff}.button-outline{border-color:rgba(255,255,255,.55);color:#fff}.button-dark{background:var(--black);color:#fff}.button-outline-dark{border-color:var(--gold);color:var(--ink)}.menu-toggle{display:none;background:none;border:0;width:44px;height:44px}.menu-toggle span:not(.sr-only){display:block;height:2px;background:#fff;margin:5px 0}.hero{min-height:calc(100vh - 88px);position:relative;display:grid;place-items:center;overflow:hidden;background:#151311 center/cover no-repeat}.hero-bg{position:absolute;inset:0;background:inherit;background-size:cover;background-position:center;filter:brightness(.45) saturate(.8);z-index:0}.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;filter:brightness(.55) saturate(.8)}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,9,8,.82),rgba(10,9,8,.42),rgba(10,9,8,.68));z-index:1}.hero-content{position:relative;z-index:2;color:#fff;text-align:center;padding:100px 0}.kicker,.eyebrow{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold)}.hero h1{font:600 clamp(48px,8vw,108px)/.95 var(--display);letter-spacing:.04em;margin:15px 0}.hero h1 span{color:var(--gold-pale)}.hero-lead{font:400 clamp(20px,2.5vw,30px) var(--serif);max-width:700px;margin:25px auto 35px}.hero-actions{display:flex;justify-content:center;gap:12px;flex-wrap:wrap}.hero-scroll{position:absolute;bottom:28px;left:50%;transform:translateX(-50%);color:#fff;font-size:10px;letter-spacing:.15em;text-transform:uppercase;opacity:.75}.hero-scroll span{margin-left:10px}.section{padding:105px 0}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.image-frame{position:relative}.image-frame:before{content:"";position:absolute;inset:-18px 18px 18px -18px;border:1px solid var(--gold-pale);z-index:0}.image-frame img{position:relative;z-index:1;width:100%;aspect-ratio:1/1;object-fit:cover}.section-copy h2,.section-heading h2,.vision-banner h2,.contact-strip h2,.enquiry-section h2{font:600 clamp(38px,5vw,62px)/1.05 var(--serif);margin:10px 0 22px}.section-copy h2 em,.section-heading h2 em,.vision-banner h2 em,.contact-strip h2 em,.enquiry-section h2 em,.page-hero h1 em{font-weight:400;color:var(--gold);font-style:italic}.section-copy p{color:var(--ink-soft);max-width:570px}.signature{font:600 30px var(--serif);margin-top:30px}.signature span{font-size:14px;display:block;letter-spacing:.12em;text-transform:uppercase;color:var(--gold)}.campaign-strip{background:var(--black);color:#fff;padding:70px 0}.campaign-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.campaign-grid img{width:100%;max-height:480px;object-fit:cover}.campaign-grid h2{font:600 48px/1.1 var(--serif);margin:10px 0}.campaign-grid p:not(.eyebrow){color:#d8d0c2}.social-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:38px}.property-finder{display:grid;grid-template-columns:1fr 1fr 1fr auto;gap:12px;padding:18px;background:#fff;border:1px solid var(--line);box-shadow:var(--shadow);margin-bottom:45px}.property-finder label{font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft)}.property-finder select{display:block;width:100%;border:0;border-bottom:1px solid var(--line);background:#fff;padding:12px 4px;color:var(--ink);outline:none}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.property-card{background:#fff;border:1px solid var(--line);transition:.25s;box-shadow:0 5px 25px rgba(20,18,16,.04)}.property-card:hover{transform:translateY(-5px);box-shadow:var(--shadow)}.property-media{display:block;position:relative;overflow:hidden}.property-media img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:.35s}.property-card:hover .property-media img{transform:scale(1.03)}.property-status{position:absolute;top:14px;left:14px;background:var(--black);color:#fff;padding:7px 10px;font-size:9px;text-transform:uppercase;letter-spacing:.12em}.property-body{padding:23px}.property-body h3{font:600 30px/1.05 var(--serif);margin:5px 0 12px}.property-meta{display:flex;gap:12px;flex-wrap:wrap;color:var(--ink-soft);font-size:12px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:10px 0}.property-price{font-weight:700;margin:15px 0;color:var(--gold-deep)}.text-link{font-size:10px;text-transform:uppercase;letter-spacing:.14em}.text-link span{color:var(--gold);font-size:16px}.empty-state{grid-column:1/-1;text-align:center;padding:60px;border:1px dashed var(--line);background:#fff}.vision-banner{background:var(--black);color:#fff;padding:120px 0;text-align:center}.vision-banner h2{max-width:800px;margin:10px auto 20px}.vision-banner>div>p:last-child{max-width:650px;margin:auto;color:#d4cec3}.promise-grid{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.promise-card{padding:28px 22px;border-right:1px solid var(--line)}.promise-card:last-child{border-right:0}.promise-card>span{font-size:10px;color:var(--gold)}.promise-card h3{font:600 27px var(--serif);margin:12px 0 8px}.promise-card p{font-size:13px;color:var(--ink-soft)}.founder-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.founder-card{background:#fff;border:1px solid var(--line);display:grid;grid-template-columns:42% 58%;overflow:hidden}.founder-card img{height:100%;width:100%;object-fit:cover}.founder-card>div{padding:30px}.founder-card h3{font:600 34px var(--serif);margin:6px 0 12px}.founder-card p:not(.eyebrow){color:var(--ink-soft);font-size:14px}.tags{display:flex;gap:7px;flex-wrap:wrap;margin-top:20px}.tags span{border:1px solid var(--line);padding:5px 8px;font-size:9px;text-transform:uppercase;letter-spacing:.1em}.contact-strip{background:var(--cream-dim);padding:75px 0}.contact-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:60px;align-items:center}.site-footer{background:var(--black);color:#fff;padding:70px 0 20px}.footer-grid{display:grid;grid-template-columns:1.6fr .7fr 1fr 1fr;gap:45px}.footer-brand img{width:105px;margin-bottom:15px}.site-footer h4{font:600 17px var(--serif);margin:0 0 15px}.site-footer a,.site-footer p{display:block;color:#cfc8bc;font-size:12px;margin:7px 0}.socials{display:flex;gap:12px;flex-wrap:wrap}.socials a{color:var(--gold-pale)}.footer-bottom{margin-top:55px;padding-top:18px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;color:#8f897e;font-size:10px}.page-hero{background:var(--black);color:#fff;padding:90px 0}.page-hero h1{font:600 clamp(50px,7vw,85px) var(--serif);margin:5px 0 15px}.page-hero p:last-child{max-width:650px;color:#cfc8bc}.archive-finder{margin-top:-45px;position:relative}.pagination{margin-top:40px;text-align:center}.pagination .page-numbers{display:inline-block;padding:9px 12px;border:1px solid var(--line);margin:3px}.pagination .current{background:var(--black);color:#fff}.property-detail-hero{background:var(--black);color:#fff;padding:70px 0}.property-detail-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.property-detail-grid h1{font:600 clamp(48px,6vw,78px)/1 var(--serif);margin:10px 0}.property-detail-grid img{width:100%;aspect-ratio:4/3;object-fit:cover}.location{color:#cfc8bc}.detail-price{font-weight:700;color:var(--gold-pale);font-size:20px;margin-top:22px}.property-content-grid{display:grid;grid-template-columns:1.5fr .5fr;gap:70px}.rich-content{font-family:var(--serif);font-size:21px}.property-aside{background:#fff;border:1px solid var(--line);padding:28px;height:max-content}.property-aside .button{width:100%;margin:5px 0}.enquiry-section{padding:85px 0;background:#181511;color:#fff}.enquiry-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:70px;align-items:start}.enquiry-section p:not(.eyebrow){color:#cfc8bc}.enquiry-form{display:grid;grid-template-columns:1fr 1fr;gap:14px}.enquiry-form label{font-size:10px;text-transform:uppercase;letter-spacing:.12em;color:#d7cdbd}.enquiry-form input,.enquiry-form select,.enquiry-form textarea{display:block;width:100%;margin-top:7px;background:#211e19;border:1px solid #494238;color:#fff;padding:13px;outline:none}.enquiry-form textarea{resize:vertical}.enquiry-form .full{grid-column:1/-1}.consent{display:flex;align-items:flex-start;gap:8px}.consent input{width:auto;margin:2px 0}.form-message{font-size:12px;color:var(--gold-pale)}@media(max-width:980px){.primary-nav{display:none;position:absolute;left:0;right:0;top:88px;background:var(--black);padding:20px}.primary-nav.is-open{display:block}.tra-nav-list{display:block}.tra-nav-list li{padding:12px 0}.header-cta{display:inline-flex;margin-top:12px}.menu-toggle{display:block}.property-grid{grid-template-columns:1fr 1fr}.promise-grid{grid-template-columns:1fr 1fr}.promise-card:nth-child(2n){border-right:0}.founder-grid,.campaign-grid,.two-col,.property-detail-grid,.property-content-grid,.contact-grid,.enquiry-grid{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr 1fr}.property-finder{grid-template-columns:1fr 1fr}.property-finder .button{grid-column:1/-1}.image-frame{max-width:700px}.founder-card{grid-template-columns:38% 62%}}@media(max-width:620px){.container{width:min(100% - 28px,1180px)}.header-inner{min-height:74px}.brand img{width:58px;height:58px}.primary-nav{top:74px}.hero{min-height:78vh}.hero-content{padding:80px 0}.hero h1{font-size:45px}.section{padding:70px 0}.property-grid,.property-finder,.promise-grid,.footer-grid{grid-template-columns:1fr}.promise-card{border-right:0;border-bottom:1px solid var(--line)}.founder-card{grid-template-columns:1fr}.founder-card img{aspect-ratio:4/3;height:auto}.section-heading{display:block}.section-heading>.text-link{display:inline-block;margin-top:15px}.enquiry-form{grid-template-columns:1fr}.enquiry-form .full{grid-column:auto}.campaign-grid h2{font-size:38px}.footer-bottom{display:block}.footer-bottom span{display:block;margin:6px 0}.property-detail-grid{gap:35px}}/* TRA v3 production polish */
.section-intro{color:var(--ink-soft);margin-top:-10px}.property-card-actions{display:flex;align-items:center;justify-content:space-between;gap:12px;margin-top:6px}.mini-enquire{background:transparent;border:0;padding:0;color:var(--gold-deep);font-size:10px;text-transform:uppercase;letter-spacing:.14em;cursor:pointer}.property-media{position:relative}.property-featured{position:absolute;top:14px;right:14px;background:var(--gold);color:#fff;padding:7px 10px;font-size:9px;text-transform:uppercase;letter-spacing:.12em}.property-stats{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);background:#fff;margin-bottom:45px}.property-stats div{padding:20px;border-right:1px solid var(--line)}.property-stats div:last-child{border-right:0}.property-stats span{display:block;font-size:10px;text-transform:uppercase;letter-spacing:.12em;color:var(--ink-soft);margin-bottom:5px}.property-stats strong{font:600 22px var(--serif)}.property-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-bottom:50px}.property-gallery img{width:100%;aspect-ratio:4/3;object-fit:cover}.consultation-points{display:grid;gap:8px;margin-top:30px;color:var(--gold-pale);font-size:11px;letter-spacing:.08em;text-transform:uppercase}.optional{font-size:9px;opacity:.75}.whatsapp-inline{display:block;margin-top:10px;color:#176b40;font-size:12px;text-transform:uppercase;letter-spacing:.1em}.tra-floating-actions{position:fixed;right:22px;bottom:22px;z-index:110;display:flex;flex-direction:column;gap:10px}.tra-floating-actions a{width:50px;height:50px;border-radius:50%;display:grid;place-items:center;color:#fff;box-shadow:0 10px 25px rgba(0,0,0,.2);font-size:20px}.tra-float-phone{background:var(--black)}.tra-float-whatsapp{background:#176b40}.tra-modal{position:fixed;inset:0;display:none;z-index:1000}.tra-modal.is-open{display:block}.tra-modal-backdrop{position:absolute;inset:0;background:rgba(10,9,8,.74);backdrop-filter:blur(4px)}.tra-modal-dialog{position:relative;width:min(680px,calc(100% - 28px));max-height:calc(100vh - 40px);overflow:auto;margin:20px auto;background:var(--cream);color:var(--ink);padding:42px;box-shadow:0 30px 90px rgba(0,0,0,.35)}.tra-modal-dialog h2{font:600 42px/1.05 var(--serif);margin:8px 0}.tra-modal-dialog h2 em{color:var(--gold);font-style:italic;font-weight:400}.tra-modal-copy{color:var(--ink-soft)}.tra-modal-close{position:absolute;right:15px;top:12px;border:0;background:transparent;font-size:30px;cursor:pointer;color:var(--ink)}body.modal-open{overflow:hidden}.header-cta{cursor:pointer}.button:disabled{opacity:.6;cursor:not-allowed}.site-footer .footer-bottom a{display:inline;color:inherit;margin:0}.archive-finder{margin-bottom:40px}@media(max-width:980px){.property-stats{grid-template-columns:1fr 1fr}.property-stats div:nth-child(2){border-right:0}.property-gallery{grid-template-columns:1fr 1fr}.tra-modal-dialog{padding:30px}}@media(max-width:620px){.property-stats{grid-template-columns:1fr}.property-stats div{border-right:0;border-bottom:1px solid var(--line)}.property-stats div:last-child{border-bottom:0}.property-gallery{grid-template-columns:1fr}.tra-floating-actions{right:14px;bottom:14px}.tra-modal-dialog{padding:24px}.tra-modal-dialog h2{font-size:34px}}

/* TRA v3.1 visual polish */
.site-header{backdrop-filter:blur(10px);box-shadow:0 8px 30px rgba(0,0,0,.12)}
.brand{display:flex;align-items:center;min-width:72px}
.brand img{width:66px;height:66px;object-fit:contain;background:#fff}
.hero{min-height:calc(100vh - 88px);isolation:isolate}
.hero-bg{background-position:78% center;background-size:118% auto;filter:brightness(.38) saturate(.72);transform:scale(1.02)}
.hero-overlay{background:linear-gradient(90deg,rgba(8,7,6,.96) 0%,rgba(8,7,6,.72) 42%,rgba(8,7,6,.45) 72%,rgba(8,7,6,.72) 100%)}
.hero-content{max-width:900px;z-index:2;text-shadow:0 4px 26px rgba(0,0,0,.35)}
.hero h1{letter-spacing:.025em;text-wrap:balance}
.hero-lead{color:#f7f1e6}
.hero-actions .button{min-width:190px}
.hero-scroll{z-index:3}
.property-finder label{display:flex;flex-direction:column;gap:2px}
.property-finder select{cursor:pointer}
.property-finder .button{align-self:end;min-height:48px}
.section-heading h2,.section-copy h2{letter-spacing:-.01em}
.property-card{overflow:hidden}
.property-body h3 a:hover{color:var(--gold-deep)}
.tra-floating-actions a{font-family:Arial,sans-serif;font-weight:700}
.tra-float-whatsapp{background:#176b40!important}
@media(max-width:980px){.hero-bg{background-position:72% center;background-size:auto 112%}.brand img{width:62px;height:62px}}
@media(max-width:620px){.brand img{width:58px;height:58px}.hero{min-height:calc(100vh - 74px)}.hero-bg{background-position:72% center;background-size:auto 118%}.hero-overlay{background:linear-gradient(90deg,rgba(8,7,6,.92),rgba(8,7,6,.62),rgba(8,7,6,.58))}.hero-content{padding:85px 0 100px}.hero h1{font-size:clamp(44px,15vw,66px)}.hero-lead{font-size:23px}.hero-actions .button{width:100%;max-width:310px}.property-finder{box-shadow:0 12px 35px rgba(20,18,16,.10)}}

/* v3.2 navigation: section links remain functional from archive/single-property pages */


/* TRA v3.3 image controls */
.properties-section[style*="background-image"],
.contact-strip[style*="background-image"]{position:relative;isolation:isolate}
.properties-section[style*="background-image"]> .container,
.contact-strip[style*="background-image"]> .container{position:relative;z-index:1}
.properties-section[style*="background-image"]::before,
.contact-strip[style*="background-image"]::before{content:"";position:absolute;inset:0;background:rgba(251,248,242,.88);z-index:0}
.vision-banner[style*="background-image"]{background-size:cover;background-position:center;position:relative;isolation:isolate}
.vision-banner[style*="background-image"]::before{content:"";position:absolute;inset:0;background:rgba(20,18,16,.68);z-index:0}
.vision-banner[style*="background-image"]> .container{position:relative;z-index:1}

@media (prefers-reduced-motion: reduce){.hero-video{display:none}.hero{background-size:cover}}
@media (max-width:700px){.hero-video{display:none}.hero{background-position:center}.hero-bg{display:block}}


/* TRA v3.6 Property Explorer */
.property-explorer{display:grid;grid-template-columns:1.65fr .95fr .95fr 1.2fr 1fr 1fr;gap:12px;align-items:stretch;padding:16px;background:#fff;border:1px solid #e1ded7;border-radius:8px;box-shadow:0 12px 35px rgba(20,18,16,.08);margin-bottom:24px}
.property-search-wrap{position:relative;display:flex;align-items:center}
.property-search-wrap input{width:100%;height:100%;min-height:56px;border:1px solid #e1ded7;border-radius:8px;padding:0 16px 0 48px;color:var(--ink);background:#fff;outline:none}
.property-search-wrap input:focus,.property-control select:focus{border-color:var(--gold);box-shadow:0 0 0 3px rgba(167,131,60,.12)}
.property-search-icon{position:absolute;left:17px;font-size:29px;line-height:1;color:#777;z-index:1;transform:rotate(-20deg)}
.property-control{display:flex;flex-direction:column;justify-content:center}
.property-control span{display:none}
.property-control select{min-height:56px;border:1px solid #e1ded7;border-radius:8px;padding:0 38px 0 18px;background:#fff;color:var(--ink);outline:none}
.property-status-tabs{display:flex;align-items:center;justify-content:center;gap:4px;border:1px solid #e1ded7;border-radius:8px;padding:5px;background:#fff}
.status-tab{border:0;background:transparent;padding:11px 13px;border-radius:6px;color:var(--ink);cursor:pointer;font-size:14px}
.status-tab.is-active{background:#f6ebe9;color:#8f1d22}
.property-more-filters{border:1px solid #e1ded7;border-radius:8px;background:#fff;min-width:0}
.property-more-filters summary{height:56px;display:flex;align-items:center;justify-content:space-between;padding:0 17px;cursor:pointer;list-style:none}
.property-more-filters summary::-webkit-details-marker{display:none}
.property-more-panel{padding:0 14px 14px}.property-more-panel select{width:100%;min-height:44px;border:1px solid var(--line);padding:0 10px;background:#fff}
.property-explorer-submit{min-height:56px}
.property-category-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;margin:24px 0 45px}
.property-category-card{position:relative;min-height:116px;border:0;border-radius:6px;overflow:hidden;background:linear-gradient(120deg,#222,#776);background-size:cover;background-position:center;color:#fff;text-align:left;cursor:pointer;padding:0}
.property-category-card::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,18,16,.55),rgba(20,18,16,.16))}
.property-category-card:hover{transform:translateY(-2px);box-shadow:0 12px 28px rgba(20,18,16,.15)}
.category-overlay{position:absolute;inset:0;background:rgba(255,255,255,.06)}
.category-content{position:relative;z-index:2;display:flex;height:100%;padding:26px;flex-direction:column;justify-content:center;gap:7px}
.category-content strong{font:600 28px/1.05 var(--serif);color:#fff}
.category-content small{color:#f1eadf;font-size:11px;letter-spacing:.05em}
.property-explorer-results{display:flex;justify-content:space-between;align-items:center;margin:-20px 0 18px}
.results-label{text-transform:uppercase;letter-spacing:.16em;font-size:10px;color:var(--ink-soft)}
@media(max-width:1100px){.property-explorer{grid-template-columns:1.5fr 1fr 1fr 1.2fr}.property-status-tabs{grid-column:span 1}.property-more-filters{grid-column:span 1}.property-explorer-submit{grid-column:span 1}.property-category-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:780px){.property-explorer{grid-template-columns:1fr 1fr;padding:12px}.property-search-wrap{grid-column:1/-1}.property-status-tabs{grid-column:1/-1}.property-more-filters{grid-column:1}.property-explorer-submit{grid-column:2}.property-category-grid{grid-template-columns:1fr 1fr}.category-content strong{font-size:22px}}
@media(max-width:520px){.property-explorer{grid-template-columns:1fr}.property-status-tabs,.property-more-filters,.property-explorer-submit{grid-column:auto}.property-category-grid{grid-template-columns:1fr}.property-category-card{min-height:105px}}