:root {
  --bg: #F4EFE6;
  --bg-2: #ECE3D0;
  --bg-3: #1F1A16;
  --ink: #1C1814;
  --ink-2: #3D3933;
  --muted: #79735F;
  --muted-2: #B0A88F;
  --line: #C9C0AB;
  --line-2: #E0D8C4;
  --magenta: #8B1A4D;
  --magenta-deep: #5D0F30;
  --orange: #E8853B;
  --gold: #A07A3F;
  --serif: "Cormorant Garamond", "Times New Roman", serif;
  --sans: "Manrope", -apple-system, BlinkMacSystemFont, sans-serif;
}

* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body {
  font-family: var(--sans);
  background: var(--bg);
  color: var(--ink);
  font-size: 16px;
  line-height: 1.6;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }

/* ============ TYPOGRAPHY UTILITIES ============ */
.eyebrow {
  font-family: var(--sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
}
.eyebrow-light { color: var(--muted-2); }
.eyebrow .dot { display: inline-block; width: 4px; height: 4px; border-radius: 50%; background: var(--magenta); vertical-align: middle; margin: 0 12px 2px; }
.roman {
  font-family: var(--serif);
  font-style: italic;
  font-size: 13px;
  letter-spacing: 0.08em;
  color: var(--muted);
}
.lede {
  font-family: var(--serif);
  font-size: clamp(20px, 1.9vw, 26px);
  line-height: 1.45;
  color: var(--ink-2);
  font-weight: 400;
}

/* ============ LAYOUT ============ */
.wrap { max-width: 1440px; margin: 0 auto; padding: 0 56px; }
.wrap-wide { max-width: 1600px; margin: 0 auto; padding: 0 32px; }

/* ============ UTILITY BAR ============ */
.utility {
  background: var(--bg-3);
  color: #B0A88F;
  font-size: 12px;
  letter-spacing: 0.06em;
}
.utility .wrap {
  display: flex;
  justify-content: space-between;
  align-items: center;
  height: 36px;
}
.utility-l, .utility-r { display: flex; gap: 24px; align-items: center; }
.utility a { color: #B0A88F; transition: color .2s; }
.utility a:hover { color: #F4EFE6; }
.utility .sep { color: #4A4338; }

/* ============ NAV ============ */
nav.top {
  position: sticky;
  top: 0;
  z-index: 100;
  background: rgba(244, 239, 230, 0.94);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom: 1px solid var(--line-2);
}
nav.top .wrap-wide {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 88px;
}
.nav-logo-img {
  height: 44px;
  width: auto;
  display: block;
}
.nav-links { display: flex; gap: 36px; align-items: center; }
.nav-links a {
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  font-weight: 500;
  color: var(--ink-2);
  transition: color .2s;
}
.nav-links a:hover { color: var(--magenta); }
.nav-cta {
  border: 1px solid var(--ink);
  padding: 11px 20px;
  transition: all .25s;
  margin-left: 8px;
}
.nav-cta:hover { background: var(--magenta); color: var(--bg) !important; border-color: var(--magenta); }

/* ============ HERO ============ */
.hero {
  position: relative;
  height: 86vh;
  min-height: 640px;
  max-height: 880px;
  width: 100%;
  overflow: hidden;
  background: #1A1208;
}
.hero-art { position: absolute; inset: 0; width: 100%; height: 100%; }
.hero-art svg { width: 100%; height: 100%; display: block; }
.hero-art img { width: 100%; height: 100%; object-fit: cover; object-position: center 52%; display: block; }
.hero-overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(20,14,8,0.5) 0%, rgba(20,14,8,0.12) 20%, rgba(20,14,8,0) 44%, rgba(20,14,8,0.32) 70%, rgba(20,14,8,0.82) 100%),
    linear-gradient(90deg, rgba(20,14,8,0.6) 0%, rgba(20,14,8,0.15) 52%, rgba(20,14,8,0) 100%);
}
.hero-content {
  position: absolute;
  inset: 0;
  display: flex;
  flex-direction: column;
  justify-content: flex-end;
  padding: 56px;
  z-index: 3;
  color: #F4EFE6;
}
.hero-top {
  position: absolute;
  top: 56px;
  left: 56px;
  right: 56px;
  display: flex;
  justify-content: space-between;
  align-items: flex-start;
  color: #F4EFE6;
}
.hero-top .eyebrow { color: rgba(244,239,230,0.7); }
.hero-top .eyebrow .dot { background: var(--orange); }
.hero-top-r {
  text-align: right;
  font-family: var(--serif);
  font-style: italic;
  font-size: 14px;
  color: rgba(244,239,230,0.75);
  line-height: 1.4;
}
.hero-bottom {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 64px;
  align-items: end;
}
.hero h1 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(56px, 7vw, 120px);
  line-height: 0.95;
  letter-spacing: -0.024em;
  color: #F4EFE6;
  margin-bottom: 24px;
}
.hero h1 em {
  font-style: italic;
  font-weight: 400;
  color: var(--orange);
}
.hero-sub {
  font-family: var(--serif);
  font-size: 20px;
  line-height: 1.5;
  color: rgba(244,239,230,0.85);
  max-width: 42ch;
}
.hero-r {
  display: flex;
  flex-direction: column;
  gap: 24px;
  padding-bottom: 8px;
}
.hero-stat {
  display: flex;
  align-items: baseline;
  gap: 14px;
  padding-bottom: 16px;
  border-bottom: 1px solid rgba(244,239,230,0.2);
}
.hero-stat:last-child { border-bottom: none; padding-bottom: 0; }
.hero-stat .num {
  font-family: var(--serif);
  font-size: 44px;
  line-height: 1;
  color: #F4EFE6;
  font-weight: 300;
}
.hero-stat .num sup { color: var(--orange); font-size: 16px; font-style: italic; vertical-align: super; }
.hero-stat .label {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: rgba(244,239,230,0.65);
}
.scroll-hint {
  position: absolute;
  left: 56px;
  bottom: 24px;
  z-index: 4;
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 10px;
  letter-spacing: 0.3em;
  text-transform: uppercase;
  color: rgba(244,239,230,0.5);
}
.scroll-hint .line { width: 30px; height: 1px; background: rgba(244,239,230,0.4); }

/* ============ BRAND STAMP ============ */
.brand-stamp {
  padding: 64px 0 56px;
  text-align: center;
  border-bottom: 1px solid var(--line);
}
.stamp-mark {
  width: 56px;
  height: 56px;
  margin: 0 auto 24px;
}
.brand-stamp .stamp-line {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(24px, 2.6vw, 36px);
  line-height: 1.35;
  color: var(--ink);
  max-width: 32ch;
  margin: 0 auto;
  letter-spacing: -0.005em;
}
.brand-stamp .stamp-line em {
  color: var(--magenta);
  font-style: italic;
}
.brand-stamp .stamp-meta {
  margin-top: 24px;
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
}

/* ============ NEIGHBOURHOODS ============ */
.section-head {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 48px;
  align-items: end;
  margin-bottom: 56px;
  padding-bottom: 28px;
  border-bottom: 1px solid var(--line);
}
.section-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(40px, 4.4vw, 64px);
  line-height: 1;
  letter-spacing: -0.018em;
  color: var(--ink);
}
.section-head h2 em { font-style: italic; color: var(--magenta); }
.section-head-r {
  text-align: right;
  color: var(--muted);
  font-size: 13px;
  line-height: 1.6;
  max-width: 32ch;
  font-style: italic;
  font-family: var(--serif);
  font-size: 16px;
}

.neighbourhoods {
  padding: 120px 0 100px;
}
.nbhd-grid {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  gap: 40px 32px;
}
.nbhd { cursor: pointer; position: relative; }
.nbhd:nth-child(1) { grid-column: span 4; }
.nbhd:nth-child(2) { grid-column: span 2; }
.nbhd:nth-child(3) { grid-column: span 2; }
.nbhd:nth-child(4) { grid-column: span 2; }
.nbhd:nth-child(5) { grid-column: span 2; }
.nbhd:nth-child(6) { grid-column: span 6; }
.nbhd-img {
  position: relative;
  overflow: hidden;
  background: var(--bg-2);
  margin-bottom: 18px;
  aspect-ratio: 5/4;
}
.nbhd:nth-child(1) .nbhd-img { aspect-ratio: 16/10; }
.nbhd:nth-child(6) .nbhd-img { aspect-ratio: 24/9; }
.nbhd-img svg { width: 100%; height: 100%; transition: transform .9s cubic-bezier(.2,.6,.2,1); }
.nbhd:hover .nbhd-img svg { transform: scale(1.05); }
.nbhd-panel { display: flex; align-items: center; justify-content: center; background: linear-gradient(135deg, var(--c1), var(--c2)); }
.nbhd-panel::after {
  content: ""; position: absolute; inset: 0; pointer-events: none;
  background:
    radial-gradient(130% 90% at 72% 8%, rgba(255,255,255,0.14), transparent 60%),
    repeating-linear-gradient(135deg, rgba(0,0,0,0) 0 7px, rgba(0,0,0,0.045) 7px 8px);
}
.nbhd-panel-label {
  position: relative; z-index: 1;
  font-family: var(--serif); font-style: italic;
  font-size: clamp(30px, 4vw, 56px);
  line-height: 1.05; letter-spacing: -0.01em;
  color: rgba(244,239,230,0.94);
  text-align: center; padding: 0 9%;
  text-shadow: 0 2px 36px rgba(0,0,0,0.28);
  transition: transform .9s cubic-bezier(.2,.6,.2,1);
}
.nbhd:hover .nbhd-panel-label { transform: scale(1.04); }
.nbhd-img img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 1; transition: transform .9s cubic-bezier(.2,.6,.2,1); }
.nbhd:hover .nbhd-img img { transform: scale(1.05); }
.nbhd-roman {
  position: absolute;
  top: 22px; left: 24px;
  font-family: var(--serif);
  font-style: italic;
  font-size: 20px;
  color: #F4EFE6;
  z-index: 2;
  letter-spacing: 0.06em;
  opacity: 0.92;
  text-shadow: 0 2px 14px rgba(0,0,0,0.6);
}
.nbhd-tag {
  position: absolute;
  top: 22px; right: 24px;
  font-family: var(--sans);
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #F4EFE6;
  z-index: 2;
  background: rgba(28,24,20,0.55);
  backdrop-filter: blur(4px);
  padding: 5px 10px;
}
.nbhd-head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  gap: 16px;
  margin-bottom: 8px;
}
.nbhd-head h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 28px;
  letter-spacing: -0.01em;
  color: var(--ink);
}
.nbhd-head .nbhd-count {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
  white-space: nowrap;
}
.nbhd p {
  font-family: var(--serif);
  font-size: 17px;
  font-style: italic;
  line-height: 1.45;
  color: var(--ink-2);
  max-width: 46ch;
}

/* ============ FULL-BLEED BREAK ============ */
.bleed {
  position: relative;
  height: 80vh;
  min-height: 560px;
  max-height: 820px;
  width: 100%;
  overflow: hidden;
  background: #1A1208;
}
.bleed svg { position: absolute; inset: 0; width: 100%; height: 100%; }
.bleed-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(28,24,20,0.1), rgba(28,24,20,0.55));
}
.bleed-content {
  position: absolute;
  inset: 0;
  display: flex;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  text-align: center;
  color: #F4EFE6;
  padding: 0 32px;
  z-index: 2;
}
.bleed h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(44px, 5.6vw, 84px);
  line-height: 1.05;
  letter-spacing: -0.022em;
  max-width: 18ch;
  margin: 24px 0;
}
.bleed h2 em { color: var(--orange); font-style: italic; }
.bleed-sub {
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
  color: rgba(244,239,230,0.85);
  max-width: 50ch;
}

/* ============ RESIDENCES ============ */
.residences {
  padding: 140px 0 120px;
  background: var(--bg-3);
  color: var(--bg);
}
.residences .section-head { border-bottom-color: #4A4338; }
.residences .section-head h2 { color: var(--bg); }
.residences .section-head h2 em { color: var(--orange); }
.residences .eyebrow { color: var(--muted-2); }
.residences .section-head-r { color: var(--muted-2); }
.res-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 32px;
}
.res { cursor: pointer; }
.res-img {
  aspect-ratio: 3/4;
  background: #3A3328;
  overflow: hidden;
  margin-bottom: 20px;
  position: relative;
}
.res-img svg { width: 100%; height: 100%; transition: transform .8s cubic-bezier(.2,.6,.2,1); }
.res:hover .res-img svg { transform: scale(1.04); }
.res-tag {
  position: absolute;
  top: 16px; left: 16px;
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--bg);
  background: rgba(28,24,20,0.55);
  backdrop-filter: blur(4px);
  padding: 6px 11px;
}
.res-ref {
  font-family: var(--serif);
  font-style: italic;
  font-size: 13px;
  color: var(--orange);
  margin-bottom: 8px;
  letter-spacing: 0.04em;
}
.res h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 22px;
  color: var(--bg);
  margin-bottom: 8px;
  letter-spacing: -0.005em;
}
.res-meta {
  display: flex;
  gap: 10px;
  margin-bottom: 14px;
  font-size: 12px;
  color: var(--muted-2);
  letter-spacing: 0.02em;
}
.res-meta .sep { color: #4A4338; }
.res-price {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--orange);
  font-family: var(--sans);
  font-weight: 500;
}
.res-cta {
  margin-top: 72px;
  text-align: center;
}
.ghost-btn {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  padding: 18px 36px;
  border: 1px solid var(--muted-2);
  color: var(--bg);
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  transition: all .25s;
  font-weight: 500;
}
.ghost-btn:hover { background: var(--orange); color: var(--bg-3); border-color: var(--orange); }

/* ============ PRINCIPAL ============ */
.principal {
  padding: 120px 0;
  background: linear-gradient(180deg, var(--bg) 0%, var(--bg-2) 100%);
}
.principal-head {
  margin-bottom: 80px;
  max-width: 700px;
}
.principal-head .eyebrow {
  display: block;
  margin-bottom: 20px;
}
.principal-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(40px, 4.4vw, 64px);
  line-height: 1.02;
  letter-spacing: -0.018em;
  margin-bottom: 24px;
  color: var(--ink);
}
.principal-head h2 em { font-style: italic; color: var(--magenta); }
.principal-head .lede {
  font-size: 18px;
  line-height: 1.6;
  color: var(--muted);
}
.principals-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 60px;
  margin-bottom: 80px;
}
.principal-card {
  display: flex;
  flex-direction: column;
  gap: 30px;
}
.principal-portrait {
  position: relative;
  aspect-ratio: 4/5;
  background: var(--bg-2);
  overflow: hidden;
  border-radius: 2px;
}
.principal-portrait img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}
.principal-info {
  display: flex;
  flex-direction: column;
  gap: 30px;
}
.principal-quote {
  border-top: 1px solid var(--line);
  padding-top: 40px;
  max-width: 700px;
}
.principal-quote .pullquote {
  font-family: var(--serif);
  font-style: italic;
  font-size: 20px;
  line-height: 1.7;
  color: var(--muted);
  border: none;
  padding: 0;
  margin: 0 0 20px 0;
}
.quote-attrib {
  font-size: 14px;
  color: var(--muted);
  font-style: italic;
}
.pullquote {
  font-family: var(--serif);
  font-style: italic;
  font-size: 24px;
  line-height: 1.5;
  color: var(--ink-2);
  border-left: 2px solid var(--magenta);
  padding: 6px 0 6px 28px;
  margin: 36px 0;
  max-width: 50ch;
}
.signature-line {
  display: flex;
  align-items: center;
  gap: 16px;
  margin: 24px 0 32px;
}
.signature-line .sig {
  font-family: var(--serif);
  font-style: italic;
  font-size: 32px;
  color: var(--magenta);
  line-height: 1;
  transform: rotate(-4deg);
}
.signature-line .sig-name {
  font-size: 13px;
  line-height: 1.5;
}
.signature-line .sig-name strong { font-weight: 600; color: var(--ink); }
.signature-line .sig-name div { color: var(--muted); }
.credentials {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  padding-top: 32px;
  border-top: 1px solid var(--line);
}
.credentials .cred-num {
  font-family: var(--serif);
  font-size: 36px;
  line-height: 1;
  color: var(--ink);
  font-weight: 300;
  margin-bottom: 8px;
}
.credentials .cred-num span { font-size: 14px; color: var(--magenta); font-style: italic; }
.credentials .cred-label {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted);
}

/* ============ GALLERY MOSAIC ============ */
.gallery {
  padding: 140px 0 120px;
  background: var(--bg-2);
}
.gallery-head {
  text-align: center;
  margin-bottom: 64px;
}
.gallery-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(40px, 4.4vw, 64px);
  line-height: 1;
  letter-spacing: -0.018em;
  margin-top: 16px;
}
.gallery-head h2 em { font-style: italic; color: var(--magenta); }
.gallery-head p {
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
  color: var(--muted);
  max-width: 52ch;
  margin: 16px auto 0;
}
.mosaic {
  display: grid;
  grid-template-columns: repeat(6, 1fr);
  grid-auto-rows: 160px;
  gap: 16px;
}
.tile {
  position: relative;
  overflow: hidden;
  background: var(--bg-3);
  cursor: pointer;
}
.tile svg { width: 100%; height: 100%; transition: transform .9s cubic-bezier(.2,.6,.2,1); }
.tile:hover svg { transform: scale(1.06); }
.tile-cap {
  position: absolute;
  bottom: 0; left: 0; right: 0;
  background: linear-gradient(180deg, transparent, rgba(28,24,20,0.85));
  padding: 28px 20px 16px;
  color: #F4EFE6;
  font-family: var(--serif);
  font-style: italic;
  font-size: 14px;
  letter-spacing: 0.02em;
}
.tile-cap small {
  display: block;
  font-family: var(--sans);
  font-style: normal;
  font-size: 9px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: rgba(244,239,230,0.65);
  margin-bottom: 3px;
}
.tile-1 { grid-column: span 2; grid-row: span 2; }
.tile-2 { grid-column: span 2; grid-row: span 1; }
.tile-3 { grid-column: span 2; grid-row: span 1; }
.tile-4 { grid-column: span 2; grid-row: span 1; }
.tile-5 { grid-column: span 2; grid-row: span 1; }
.tile-6 { grid-column: span 3; grid-row: span 2; }
.tile-7 { grid-column: span 3; grid-row: span 1; }
.tile-8 { grid-column: span 3; grid-row: span 1; }

/* ============ SERVICES ============ */
.services {
  padding: 120px 0;
}
.svc-head {
  text-align: center;
  margin-bottom: 72px;
}
.svc-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(36px, 3.8vw, 56px);
  margin-top: 16px;
  letter-spacing: -0.015em;
}
.svc-head h2 em { font-style: italic; color: var(--magenta); }
.svc-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.svc {
  padding: 0;
  border-right: 1px solid var(--line);
  text-align: left;
  transition: background .25s;
}
.svc:last-child { border-right: none; }
.svc-img {
  aspect-ratio: 16/10;
  overflow: hidden;
  background: var(--bg-3);
}
.svc-img svg { width: 100%; height: 100%; transition: transform .8s; }
.svc:hover .svc-img svg { transform: scale(1.05); }
.svc-img img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .8s; }
.svc:hover .svc-img img { transform: scale(1.05); }
.svc-body { padding: 36px 32px 40px; }
.svc .svc-num {
  font-family: var(--serif);
  font-style: italic;
  font-size: 16px;
  color: var(--magenta);
  margin-bottom: 12px;
  display: block;
}
.svc h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 32px;
  letter-spacing: -0.01em;
  margin-bottom: 12px;
  color: var(--ink);
}
.svc p {
  font-family: var(--serif);
  font-style: italic;
  font-size: 17px;
  line-height: 1.5;
  color: var(--ink-2);
  margin-bottom: 24px;
}
.svc-link {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--ink);
  font-weight: 500;
  border-bottom: 1px solid var(--ink);
  padding-bottom: 4px;
  transition: all .25s;
}
.svc-link:hover { color: var(--magenta); border-color: var(--magenta); }

/* ============ DEVELOPERS ============ */
.developers {
  padding: 64px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  background: var(--bg);
}
.dev-grid {
  display: grid;
  grid-template-columns: auto repeat(6, 1fr);
  gap: 32px;
  align-items: center;
}
.dev-label {
  font-family: var(--serif);
  font-style: italic;
  font-size: 16px;
  color: var(--muted);
  max-width: 14ch;
  line-height: 1.4;
}
.dev {
  font-family: var(--serif);
  font-size: 18px;
  color: var(--muted);
  letter-spacing: 0.06em;
  text-align: center;
  opacity: 0.65;
  transition: opacity .25s;
  border-left: 1px solid var(--line-2);
  padding-left: 24px;
}
.dev:hover { opacity: 1; }

/* ============ TESTIMONIALS ============ */
.testimonials {
  padding: 140px 0;
  background: var(--bg-2);
}
.testim-head {
  text-align: center;
  margin-bottom: 72px;
}
.testim-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(36px, 3.8vw, 56px);
  margin-top: 16px;
  letter-spacing: -0.015em;
}
.testim-head h2 em { font-style: italic; color: var(--magenta); }
.testim-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 56px;
  max-width: 1280px;
  margin: 0 auto;
}
.testim { position: relative; }
.testim .quote-mark {
  font-family: var(--serif);
  font-size: 96px;
  line-height: 1;
  color: var(--magenta);
  opacity: 0.22;
  position: absolute;
  top: -28px;
  left: -8px;
  font-style: italic;
}
.testim p {
  font-family: var(--serif);
  font-size: 22px;
  line-height: 1.5;
  color: var(--ink-2);
  margin-bottom: 28px;
  position: relative;
  z-index: 2;
  font-weight: 400;
  font-style: italic;
}
.testim .attrib {
  display: flex;
  align-items: center;
  gap: 14px;
  padding-top: 20px;
  border-top: 1px solid var(--line);
}
.testim .attrib-mark {
  width: 38px; height: 38px;
  border-radius: 50%;
  background: var(--bg);
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif);
  font-style: italic;
  color: var(--magenta);
  font-size: 18px;
  border: 1px solid var(--line);
}
.testim .attrib-name {
  font-size: 13px;
  color: var(--ink);
  font-weight: 500;
}
.testim .attrib-meta {
  font-size: 10px;
  letter-spacing: 0.18em;
  color: var(--muted);
  text-transform: uppercase;
  margin-top: 4px;
}

/* ============ CONTACT ============ */
.contact {
  padding: 140px 0;
  background: var(--bg);
}
.contact-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 88px;
}
.contact-l h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(40px, 4.6vw, 68px);
  line-height: 1;
  letter-spacing: -0.02em;
  margin: 20px 0 28px;
  color: var(--ink);
}
.contact-l h2 em { font-style: italic; color: var(--magenta); }
.contact-l .lede { max-width: 42ch; }
.contact-details {
  margin-top: 48px;
  display: grid;
  gap: 28px;
}
.contact-detail {
  display: grid;
  grid-template-columns: 100px 1fr;
  gap: 24px;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--line);
}
.contact-detail:last-child { border-bottom: none; }
.contact-detail .label {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  padding-top: 6px;
}
.contact-detail .value {
  font-family: var(--serif);
  font-size: 22px;
  color: var(--ink);
  line-height: 1.4;
}
.contact-detail .value.small { font-family: var(--sans); font-size: 14px; color: var(--ink-2); line-height: 1.6; }
.contact-detail .value a:hover { color: var(--magenta); }
.socials {
  display: flex;
  gap: 12px;
  margin-top: 8px;
}
.socials a {
  width: 38px; height: 38px;
  border: 1px solid var(--line);
  display: flex; align-items: center; justify-content: center;
  transition: all .2s;
  color: var(--ink-2);
}
.socials a:hover { background: var(--magenta); border-color: var(--magenta); color: var(--bg); }
.socials svg { width: 15px; height: 15px; }

.contact-form {
  background: var(--bg-2);
  padding: 48px;
  border: 1px solid var(--line-2);
}
.contact-form h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 30px;
  margin-bottom: 8px;
  color: var(--ink);
}
.contact-form .form-sub {
  font-size: 13px;
  color: var(--muted);
  margin-bottom: 32px;
  font-style: italic;
  font-family: var(--serif);
  font-size: 15px;
}
.field { margin-bottom: 22px; }
.field label {
  display: block;
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 8px;
  font-weight: 500;
}
.field input,
.field select,
.field textarea {
  width: 100%;
  border: none;
  border-bottom: 1px solid var(--line);
  background: transparent;
  padding: 10px 0;
  font-family: var(--sans);
  font-size: 15px;
  color: var(--ink);
  transition: border-color .2s;
  border-radius: 0;
}
.field input:focus,
.field select:focus,
.field textarea:focus {
  outline: none;
  border-bottom-color: var(--magenta);
}
.field textarea { resize: vertical; min-height: 70px; font-family: var(--sans); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.submit {
  width: 100%;
  background: var(--ink);
  color: var(--bg);
  border: none;
  padding: 18px;
  font-family: var(--sans);
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  font-weight: 500;
  cursor: pointer;
  transition: background .25s;
  margin-top: 12px;
}
.submit:hover { background: var(--magenta); }
.form-fineprint {
  font-size: 11px;
  color: var(--muted);
  margin-top: 18px;
  text-align: center;
  line-height: 1.6;
  font-style: italic;
  font-family: var(--serif);
  font-size: 14px;
}

/* ============ FOOTER ============ */
footer {
  background: var(--bg-3);
  color: var(--muted-2);
  padding: 80px 0 32px;
}
.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr 1fr;
  gap: 56px;
  margin-bottom: 56px;
}
.footer-logo-img {
  height: 56px;
  width: auto;
  filter: brightness(1.05);
  margin-bottom: 22px;
}
.footer-brand .footer-tag {
  font-family: var(--serif);
  font-style: italic;
  font-size: 15px;
  color: var(--muted-2);
  margin-bottom: 22px;
}
.footer-brand p {
  font-size: 13px;
  line-height: 1.7;
  max-width: 40ch;
  color: var(--muted-2);
}
.footer-col h4 {
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: #F4EFE6;
  margin-bottom: 20px;
  font-weight: 500;
}
.footer-col ul { list-style: none; }
.footer-col li { margin-bottom: 10px; font-size: 13px; }
.footer-col a { color: var(--muted-2); transition: color .2s; }
.footer-col a:hover { color: var(--orange); }
.footer-bottom {
  border-top: 1px solid #4A4338;
  padding-top: 28px;
  display: flex;
  justify-content: space-between;
  align-items: center;
  font-size: 11px;
  letter-spacing: 0.04em;
  color: #79735F;
}
.footer-bottom .legal { display: flex; gap: 28px; }
.footer-bottom a:hover { color: var(--orange); }

/* ============ NEIGHBOURHOOD PAGE HERO ============ */
.nbhd-hero {
  position: relative;
  height: 72vh;
  min-height: 560px;
  max-height: 760px;
  overflow: hidden;
  background: #1A1208;
}
.nbhd-hero-img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
}
.nbhd-hero-overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(180deg, rgba(20,14,8,0.4) 0%, rgba(20,14,8,0.05) 35%, rgba(20,14,8,0.5) 75%, rgba(20,14,8,0.9) 100%),
    linear-gradient(90deg, rgba(20,14,8,0.55) 0%, rgba(20,14,8,0.1) 55%, rgba(20,14,8,0) 100%);
}
.nbhd-hero-breadcrumb {
  position: absolute;
  top: 48px;
  left: 56px;
  z-index: 3;
  display: flex;
  align-items: center;
  gap: 10px;
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(244,239,230,0.6);
}
.nbhd-hero-breadcrumb a { color: inherit; transition: color .2s; }
.nbhd-hero-breadcrumb a:hover { color: rgba(244,239,230,0.95); }
.nbhd-hero-breadcrumb .bc-sep { opacity: 0.4; }
.nbhd-hero-content {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 0 56px 64px;
  z-index: 3;
  color: #F4EFE6;
}
.nbhd-hero-roman {
  font-family: var(--serif);
  font-style: italic;
  font-size: 18px;
  color: var(--orange);
  letter-spacing: 0.08em;
  margin-bottom: 12px;
  display: block;
}
.nbhd-hero h1 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(60px, 8vw, 112px);
  line-height: 0.93;
  letter-spacing: -0.026em;
  color: #F4EFE6;
  margin-bottom: 22px;
}
.nbhd-hero h1 em { font-style: italic; color: var(--orange); }
.nbhd-hero-tagline {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(18px, 1.8vw, 24px);
  color: rgba(244,239,230,0.8);
  max-width: 56ch;
}
.nbhd-hero-meta {
  position: absolute;
  bottom: 64px;
  right: 56px;
  text-align: right;
  z-index: 3;
}
.nbhd-hero-meta .mandate-num {
  font-family: var(--serif);
  font-size: 52px;
  font-weight: 300;
  color: #F4EFE6;
  line-height: 1;
}
.nbhd-hero-meta .mandate-num sup { font-size: 18px; color: var(--orange); font-style: italic; vertical-align: super; }
.nbhd-hero-meta .mandate-label {
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: rgba(244,239,230,0.55);
  margin-top: 6px;
}

/* ============ NEIGHBOURHOOD PAGE INTRO ============ */
.nbhd-intro {
  padding: 108px 0 96px;
}
.nbhd-intro-grid {
  display: grid;
  grid-template-columns: 1fr 420px;
  gap: 88px;
  align-items: start;
}
.nbhd-intro-l .eyebrow { display: block; margin-bottom: 22px; }
.nbhd-intro-l h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(36px, 3.8vw, 54px);
  line-height: 1.06;
  letter-spacing: -0.018em;
  color: var(--ink);
  margin-bottom: 36px;
}
.nbhd-intro-l h2 em { font-style: italic; color: var(--magenta); }
.nbhd-intro-l p {
  font-family: var(--serif);
  font-size: 20px;
  line-height: 1.7;
  color: var(--ink-2);
  margin-bottom: 26px;
  max-width: 60ch;
}
.nbhd-intro-l p:last-of-type { margin-bottom: 0; }
.nbhd-attrs {
  border: 1px solid var(--line);
  margin-bottom: 28px;
}
.nbhd-attr {
  padding: 24px 28px;
  border-bottom: 1px solid var(--line);
}
.nbhd-attr:last-child { border-bottom: none; }
.nbhd-attr .attr-label {
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 10px;
  font-weight: 500;
}
.nbhd-attr .attr-value {
  font-family: var(--serif);
  font-size: 19px;
  color: var(--ink);
  line-height: 1.4;
}
.nbhd-attr .attr-value em { font-style: italic; color: var(--magenta); }
.nbhd-attr .attr-sub {
  font-family: var(--serif);
  font-style: italic;
  font-size: 14px;
  color: var(--muted);
  margin-top: 6px;
  line-height: 1.5;
}
.nbhd-mandate-big {
  font-family: var(--serif);
  font-size: 52px;
  font-weight: 300;
  color: var(--ink);
  line-height: 1;
}
.nbhd-mandate-big sup { font-size: 18px; color: var(--magenta); font-style: italic; vertical-align: super; }
.nbhd-enquire-btn {
  display: block;
  width: 100%;
  padding: 18px 24px;
  border: 1px solid var(--ink);
  color: var(--ink);
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  text-align: center;
  font-weight: 500;
  transition: all .25s;
}
.nbhd-enquire-btn:hover { background: var(--magenta); border-color: var(--magenta); color: var(--bg); }

/* ============ NEIGHBOURHOOD SWITCHER ============ */
.nbhd-switcher {
  padding: 88px 0 96px;
  background: var(--bg-2);
  border-top: 1px solid var(--line);
}
.nbhd-switcher-head {
  display: flex;
  justify-content: space-between;
  align-items: baseline;
  margin-bottom: 48px;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--line);
}
.nbhd-switcher-head h2 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(30px, 3.2vw, 46px);
  letter-spacing: -0.015em;
  color: var(--ink);
}
.nbhd-switcher-head h2 em { font-style: italic; color: var(--magenta); }
.nbhd-switcher-head a {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  border-bottom: 1px solid var(--line);
  padding-bottom: 2px;
  transition: color .2s, border-color .2s;
}
.nbhd-switcher-head a:hover { color: var(--magenta); border-color: var(--magenta); }
.switcher-grid {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  gap: 20px;
}
.switcher-item {
  display: block;
  position: relative;
  overflow: hidden;
  aspect-ratio: 3/4;
  background: var(--bg-3);
}
.switcher-item img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform .8s cubic-bezier(.2,.6,.2,1);
  display: block;
}
.switcher-item:hover img { transform: scale(1.06); }
.switcher-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 40%, rgba(20,14,8,0.88) 100%);
  transition: opacity .3s;
}
.switcher-item:hover .switcher-overlay { opacity: 0.9; }
.switcher-label {
  position: absolute;
  bottom: 0;
  left: 0;
  right: 0;
  padding: 22px 18px;
  color: #F4EFE6;
  z-index: 2;
}
.switcher-label .sw-name {
  font-family: var(--serif);
  font-size: 22px;
  font-weight: 400;
  margin-bottom: 5px;
  display: block;
  letter-spacing: -0.005em;
}
.switcher-label .sw-tag {
  font-size: 10px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: rgba(244,239,230,0.6);
}

/* ============ JOURNAL ============ */
.journal-hero {
  padding: 120px 0 80px;
  border-bottom: 1px solid var(--line);
}
.journal-hero h1 {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(56px, 6vw, 96px);
  line-height: 0.96;
  letter-spacing: -0.024em;
  color: var(--ink);
  margin: 16px 0 24px;
}
.journal-hero h1 em { font-style: italic; color: var(--magenta); }
.journal-hero .lede { max-width: 50ch; }
.journal-grid {
  padding: 80px 0 120px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 56px 40px;
}
.journal-card {
  border-top: 1px solid var(--line);
  padding-top: 28px;
}
.journal-card .j-meta {
  font-size: 10px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
  margin-bottom: 14px;
  display: flex;
  gap: 14px;
}
.journal-card .j-meta .j-tag { color: var(--magenta); }
.journal-card h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-size: 26px;
  line-height: 1.15;
  letter-spacing: -0.01em;
  color: var(--ink);
  margin-bottom: 14px;
}
.journal-card h3 em { font-style: italic; }
.journal-card p {
  font-family: var(--serif);
  font-style: italic;
  font-size: 17px;
  line-height: 1.55;
  color: var(--ink-2);
  margin-bottom: 20px;
}
.journal-card .j-link {
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--muted);
  border-bottom: 1px solid var(--line);
  padding-bottom: 3px;
  transition: color .2s, border-color .2s;
}
.journal-card .j-link:hover { color: var(--magenta); border-color: var(--magenta); }

/* ============ RESPONSIVE ============ */
@media (max-width: 1080px) {
  .wrap, .wrap-wide { padding: 0 32px; }
  .hero {
    height: auto;
    min-height: 0;
    max-height: none;
    padding: 0;
  }
  .hero-art { position: absolute; inset: 0; }
  .hero-top {
    position: relative;
    top: auto; left: auto; right: auto;
    padding: 32px 32px 0;
    z-index: 3;
  }
  .hero-content {
    position: relative;
    inset: auto;
    display: block;
    padding: 80px 32px 56px;
    z-index: 3;
  }
  .hero-bottom { grid-template-columns: 1fr; gap: 28px; }
  .hero h1 { font-size: clamp(44px, 7vw, 72px); }
  .hero-sub { font-size: 17px; }
  .hero-r { gap: 16px; margin-top: 8px; }
  .hero-stat .num { font-size: 32px; }
  .hero-stat { padding-bottom: 10px; }
  .scroll-hint { display: none; }

  .nbhd:nth-child(1), .nbhd:nth-child(2), .nbhd:nth-child(3),
  .nbhd:nth-child(4), .nbhd:nth-child(5), .nbhd:nth-child(6) {
    grid-column: span 6;
  }
  .nbhd-img, .nbhd:nth-child(1) .nbhd-img, .nbhd:nth-child(6) .nbhd-img { aspect-ratio: 4/3; }

  .res-grid { grid-template-columns: repeat(2, 1fr); }
  .principals-grid { grid-template-columns: 1fr; gap: 48px; }
  .svc-grid { grid-template-columns: 1fr; }
  .svc { border-right: none; border-bottom: 1px solid var(--line); }
  .testim-grid { grid-template-columns: 1fr; gap: 48px; }
  .contact-grid { grid-template-columns: 1fr; gap: 48px; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 40px; }
  .dev-grid { grid-template-columns: 1fr 1fr 1fr; gap: 24px; }
  .dev-label { grid-column: span 3; }
  .mosaic { grid-template-columns: repeat(2, 1fr); grid-auto-rows: 140px; }
  .tile-1, .tile-2, .tile-3, .tile-4, .tile-5, .tile-6, .tile-7, .tile-8 {
    grid-column: span 2; grid-row: span 1;
  }
  .tile-1, .tile-6 { grid-row: span 2; }

  .nbhd-intro-grid { grid-template-columns: 1fr; gap: 48px; }
  .nbhd-hero-content { padding: 0 32px 48px; }
  .nbhd-hero-breadcrumb { left: 32px; }
  .nbhd-hero-meta { display: none; }
  .switcher-grid { grid-template-columns: repeat(3, 1fr); gap: 16px; }
  .journal-grid { grid-template-columns: 1fr 1fr; gap: 40px; }
}
@media (max-width: 720px) {
  nav.top .wrap-wide { height: 68px; }
  .nav-logo-img { height: 32px; }
  .nav-links a:not(.nav-cta) { display: none; }
  .hero h1 { font-size: 48px; }
  .field-row { grid-template-columns: 1fr; }
  .contact-form { padding: 28px; }
  .footer-bottom { flex-direction: column; gap: 16px; }
  .nbhd-hero h1 { font-size: clamp(44px, 10vw, 72px); }
  .switcher-grid { grid-template-columns: 1fr 1fr; }
  .journal-grid { grid-template-columns: 1fr; }
}