/* ===========================================================
   Siam Elite Consulting — modern startup tone, liquid glass
   One continuous soft gradient canvas; frosted-glass panels
   float on top instead of alternating flat color blocks.
   Navy + gold identity, Thai-first, bilingual.
   =========================================================== */
:root{
  --white:#ffffff;
  --paper:#faf9f5;      /* warm off-white, used sparingly */
  --paper2:#f4f1ea;
  --navy-900:#0b1836;   /* deepest royal navy */
  --navy-800:#15265c;   /* primary royal navy */
  --navy-700:#213a72;
  --navy-ink:#101f3d;   /* heading navy */
  --gold:#c39a3f;       /* refined, less yellow luxury gold */
  --gold-400:#e2c88a;
  --gold-600:#9c7522;   /* readable gold on white */
  --gold-soft:rgba(195,154,63,.12);
  --ink:#2b323d;        /* body text */
  --muted:#6d7683;
  --line:#e9e5dc;       /* warm hairline */
  --line-2:#efece5;
  --line-navy:rgba(16,31,61,.09);
  --shadow-sm:0 1px 3px rgba(16,31,61,.04), 0 6px 18px -12px rgba(16,31,61,.12);
  --shadow:0 18px 44px -28px rgba(16,31,61,.24);
  --shadow-lg:0 34px 80px -44px rgba(16,31,61,.30);
  --radius:16px;
  --radius-sm:12px;
  --serif:"Manrope","IBM Plex Sans Thai",system-ui,-apple-system,sans-serif;
  --sans:"Inter","IBM Plex Sans Thai",system-ui,-apple-system,sans-serif;
  --maxw:1200px;

  /* ---- Type scale (one modular scale, used everywhere) ---- */
  --fs-display:clamp(2.05rem,3.3vw,2.75rem); /* hero h1 */
  --fs-h2:clamp(1.65rem,2.5vw,2.2rem);       /* section headings */
  --fs-h3:1.3rem;                             /* card / block headings */
  --fs-lede:1.06rem;
  --lh-heading-th:1.5;

  /* ---- Glass tokens — used sparingly now, only over photos / dark ---- */
  --glass-blur: blur(20px) saturate(150%);
  --glass-blur-soft: blur(12px) saturate(140%);
  --glass-light-bg: rgba(255,255,255,.9);
  --glass-light-bg-soft: rgba(255,255,255,.7);
  --glass-light-border: rgba(255,255,255,.7);
  --glass-dark-bg: linear-gradient(135deg,rgba(21,38,92,.6),rgba(11,24,54,.72));
  --glass-dark-border: rgba(195,154,63,.26);
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{
  font-family:var(--sans);
  color:var(--ink);
  font-size:17px;
  line-height:1.8;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
  background:var(--white);
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--serif);font-weight:700;line-height:1.22;letter-spacing:0;color:var(--navy-ink)}
:lang(th) h1,:lang(th) h2,body:not(.en) h1,body:not(.en) h2{line-height:var(--lh-heading-th);letter-spacing:0}
:lang(th) h3,:lang(th) h4,body:not(.en) h3,body:not(.en) h4{line-height:var(--lh-heading-th)}
/* CRITICAL: bilingual spans inside headings/buttons must not inherit the 1.9 body
   line-height — that was inflating every heading and button on the page */
h1 .lang-th,h1 .lang-en,h2 .lang-th,h2 .lang-en,h3 .lang-th,h3 .lang-en,
h4 .lang-th,h4 .lang-en,h5 .lang-th,h5 .lang-en{line-height:inherit}
.btn .lang-th,.btn .lang-en,.tag .lang-th,.tag .lang-en,.eyebrow .lang-th,.eyebrow .lang-en{line-height:1.5}
.container{max-width:var(--maxw);margin:0 auto;padding:0 32px}
.narrow{max-width:760px;margin-left:auto;margin-right:auto}

/* Thai-first: Thai visible by default, English shown when body.en */
.lang-en{display:none}
.lang-th{display:inline}
.lang-th.block{display:block}
body.en .lang-en{display:inline}
body.en .lang-en.block{display:block}
body.en .lang-th{display:none}
:lang(th),.lang-th{line-height:1.9}

.eyebrow{
  font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;
  color:var(--muted);font-weight:600;margin-bottom:18px;display:inline-flex;align-items:center;gap:11px;
}
.eyebrow::before{content:"";width:22px;height:1px;background:var(--gold);display:inline-block}
.section{padding:104px 0}
.section-head{max-width:680px;margin:0 auto 56px;text-align:center}
.section-head h2{font-size:var(--fs-h2)}
.section-head p{color:var(--muted);margin-top:14px;font-size:1rem}
.gold-text{color:var(--gold-600)}
.lede{font-size:var(--fs-lede);color:var(--muted);line-height:1.85}

/* ---------- Line-icon system (replaces emoji — thin, monochrome, premium) ---------- */
.svic{width:20px;height:20px;stroke:currentColor;fill:none;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;flex:none;display:inline-block;vertical-align:middle}
.svic.sm{width:16px;height:16px}
.svic.lg{width:26px;height:26px}

/* ---------- Buttons: exactly 2 archetypes — gold primary, glass secondary ---------- */
.btn{
  display:inline-flex;align-items:center;gap:9px;justify-content:center;
  padding:13px 26px;border-radius:999px;font-weight:600;font-size:.95rem;font-family:var(--sans);
  cursor:pointer;border:1.5px solid transparent;transition:.25s ease;white-space:nowrap;
}
.btn-gold{background:var(--gold);color:var(--navy-ink);box-shadow:none}
.btn-gold:hover{background:var(--gold-600);color:#fff}
/* secondary glass — for light/mesh backgrounds */
.btn-outline{
  background:var(--glass-light-bg-soft);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);
  border-color:rgba(14,35,64,.14);color:var(--navy-ink);
}
.btn-outline:hover{background:rgba(255,255,255,.85);border-color:var(--gold)}
/* secondary glass — for the dark hero photo */
.btn-outline-light{
  background:rgba(255,255,255,.1);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);
  border-color:rgba(255,255,255,.35);color:#fff;
}
.btn-outline-light:hover{background:rgba(255,255,255,.2);border-color:#fff}
.btn.sm{padding:9px 18px;font-size:.875rem}
.link-gold{color:var(--navy-800);font-weight:600;font-size:.96rem;display:inline-flex;gap:8px;align-items:center;transition:.2s}
.link-gold:hover{color:var(--gold-600);gap:12px}

/* ---------- Header ---------- */
.header{position:sticky;top:0;z-index:60;background:rgba(11,24,54,.78);backdrop-filter:blur(18px) saturate(160%);-webkit-backdrop-filter:blur(18px) saturate(160%);border-bottom:1px solid rgba(212,166,60,.2);transition:.3s}
.header .container{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand{display:flex;align-items:center;gap:12px}
.brand img{height:42px;width:42px}
.brand .bt{line-height:1.15}
.brand .bt strong{font-family:var(--serif);font-size:1.18rem;letter-spacing:.3px;display:block;font-weight:600;color:#fff}
.brand .bt small{font-size:.56rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-400);font-weight:600}
.nav{display:flex;align-items:center;gap:30px}
.nav a{color:#e7ecf5;font-size:.94rem;font-weight:500;transition:.2s}
.nav a:hover{color:var(--gold-400)}
.nav-cta{display:flex;align-items:center;gap:16px}
.lang-switch{display:flex;gap:4px;align-items:center;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:999px;padding:3px}
.lang-switch button{
  background:none;border:1px solid transparent;color:#e7ecf5;cursor:pointer;opacity:.7;
  font-size:.78rem;font-weight:700;padding:5px 12px;border-radius:999px;font-family:var(--sans);transition:.2s
}
.lang-switch button:hover{opacity:1}
.lang-switch button.active{color:var(--navy-ink);border-color:transparent;background:var(--gold-400);opacity:1}
.burger{display:none;background:none;border:none;cursor:pointer;flex-direction:column;gap:5px;padding:6px}
.burger span{width:26px;height:2px;background:var(--gold-400);display:block;transition:.3s;border-radius:2px}
@media(max-width:960px){
  .nav{position:fixed;inset:72px 0 auto 0;background:var(--navy-800);flex-direction:column;padding:30px;gap:24px;transform:translateY(-150%);transition:.35s;border-bottom:1px solid rgba(212,166,60,.2);box-shadow:var(--shadow)}
  .nav.open{transform:translateY(0)}
  .burger{display:flex}
}

/* ---------- Hero — clean navy canvas, no photo (crisp at any resolution) ---------- */
.hero{
  background:
    radial-gradient(1100px 720px at 84% 8%, rgba(195,154,63,.16), transparent 58%),
    radial-gradient(900px 640px at 6% 116%, rgba(33,58,114,.55), transparent 56%),
    linear-gradient(120deg, var(--navy-900) 0%, var(--navy-800) 58%, #17306b 100%);
  padding:96px 0 88px;position:relative;overflow:hidden;color:#fff}
.hero .container{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center;position:relative;z-index:2}
.hero .eyebrow{color:var(--gold-400)}
.hero .eyebrow::before{background:var(--gold-400)}
.hero h1{font-size:var(--fs-display);color:#fff;font-weight:700}
.hero h1 em{font-style:normal;color:var(--gold-400)}
.hero .lead{color:#cdd7ea;font-size:var(--fs-lede);margin:22px 0 32px;max-width:500px;line-height:1.8}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}
.hero-card{
  background:var(--glass-light-bg);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);
  border:1px solid var(--glass-light-border);border-radius:20px;padding:30px;
  box-shadow:0 24px 60px -34px rgba(0,0,0,.4);position:relative
}
.hero-card h3{color:var(--navy-ink);font-size:var(--fs-h3);margin-bottom:6px}
.hero-card p.sub{color:var(--muted);font-size:.9rem;margin-bottom:22px}
.pillrow{display:flex;flex-direction:column;gap:13px}
.pillrow .pill{
  display:flex;align-items:center;gap:15px;
  background:rgba(255,255,255,.5);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);
  border:1px solid rgba(255,255,255,.7);padding:13px 16px;border-radius:13px;color:var(--navy-ink);font-size:.95rem;font-weight:500;transition:.2s
}
.pillrow .pill:hover{border-color:var(--gold);background:rgba(255,255,255,.8)}
.pillrow .pill .ic{width:40px;height:40px;border-radius:11px;background:var(--gold-soft);display:grid;place-items:center;color:var(--gold-600);flex:none}
@media(max-width:960px){.hero{padding:56px 0 64px}.hero .container{grid-template-columns:1fr;gap:36px;align-items:start}.hero-card{max-width:520px}}

/* ---------- Page intro band (dedicated sub-pages, e.g. properties.html) ---------- */
.page-hero{
  background:
    radial-gradient(700px 500px at 88% 0%, rgba(212,166,60,.16), transparent 60%),
    radial-gradient(800px 600px at 6% 100%, rgba(33,58,114,.55), transparent 60%),
    linear-gradient(160deg,var(--navy-900),var(--navy-800));
  color:#fff;padding:64px 0 56px;
}
.page-hero .crumb{font-size:.85rem;color:#aeb9d0;margin-bottom:20px;display:flex;gap:8px;align-items:center}
.page-hero .crumb a{color:#aeb9d0;transition:.2s}
.page-hero .crumb a:hover{color:var(--gold-400)}
.page-hero .eyebrow{color:var(--gold-400)}
.page-hero .eyebrow::before{background:var(--gold-400)}
.page-hero h1{color:#fff;font-size:var(--fs-h2)}
.page-hero p{color:#cdd7ea;margin-top:14px;font-size:1rem;max-width:600px;line-height:1.8}

/* ---------- Trust strip — floating glass bar straddling the hero seam ---------- */
.trustbar{position:relative;z-index:5;margin-top:-46px;margin-bottom:8px}
.trustbar .container{
  background:var(--glass-light-bg);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);
  border:1px solid var(--glass-light-border);border-radius:20px;
  padding:22px 36px;box-shadow:var(--shadow-lg);
  display:flex;flex-wrap:wrap;gap:16px 40px;align-items:center;justify-content:center;text-align:center;
}
.trustbar .container>span{font-size:.88rem;color:var(--navy-ink);display:flex;align-items:center;gap:8px;font-weight:500}
.trustbar .svic{color:var(--gold-600)}
.trustbar b.gold-text{font-family:var(--serif);font-size:1.08rem}
@media(max-width:640px){.trustbar{margin-top:-28px}.trustbar .container{padding:20px 22px;border-radius:16px;gap:14px 26px}}

/* ---------- Sections base ---------- */
.alt{background:var(--paper)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.split.rev .split-media{order:2}
.split-text h2{font-size:var(--fs-h2)}
@media(max-width:900px){.split{grid-template-columns:1fr;gap:44px}.split.rev .split-media{order:0}}

/* ---------- Visa table ---------- */
.visa-table{width:100%;border-collapse:separate;border-spacing:0;background:rgba(255,255,255,.9);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-sm)}
.visa-table th,.visa-table td{padding:18px 20px;text-align:left;font-size:.96rem;border-bottom:1px solid var(--line)}
.visa-table thead th{background:var(--navy-800);color:var(--gold-400);font-family:var(--sans);font-weight:600;font-size:.86rem;letter-spacing:.03em}
.visa-table tbody tr:last-child td{border-bottom:none}
.visa-table tbody tr:hover{background:var(--paper)}
.visa-table .vt-name{font-weight:700;color:var(--navy-ink)}
.badge{display:inline-block;padding:3px 12px;border-radius:999px;font-size:.72rem;font-weight:700;letter-spacing:.03em;margin-left:6px}
.badge.pop{background:var(--gold-soft);color:var(--gold-600)}
.badge.new{background:rgba(28,66,114,.1);color:var(--navy-800)}
.table-scroll{overflow-x:auto}
.callout{
  background:var(--glass-dark-bg);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);
  color:#fff;border-radius:var(--radius);padding:40px;box-shadow:var(--shadow);position:relative;overflow:hidden;
  border:1px solid var(--glass-dark-border);
}
.callout h3{color:#fff;font-size:1.4rem;margin-bottom:10px}
.callout p{color:#c7d2e2;margin-bottom:24px;font-size:.98rem}

/* ---------- Property ---------- */
.filters{
  display:flex;flex-wrap:wrap;gap:16px;
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:22px;box-shadow:var(--shadow-sm);margin-bottom:18px
}
.filters .f{flex:1;min-width:150px;display:flex;flex-direction:column;gap:7px}
.filters label{font-size:.7rem;font-weight:700;text-transform:uppercase;letter-spacing:.12em;color:var(--muted)}
.filters select,.filters input{padding:13px 14px;border:1px solid var(--line);border-radius:11px;font-family:var(--sans);font-size:.94rem;background:var(--paper);color:var(--ink);transition:border-color .2s}
.filters select{cursor:pointer}
.filters select:focus,.filters input:focus{outline:none;border-color:var(--gold);background:#fff}
.filters-search{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:22px}
.filters-search input{
  flex:1;min-width:220px;padding:13px 16px;border:1px solid var(--line);border-radius:11px;font-family:var(--sans);font-size:.94rem;
  background:#fff;color:var(--ink);transition:border-color .2s
}
.filters-search input:focus{outline:none;border-color:var(--gold)}
.prop-meta{margin-bottom:22px;font-size:.88rem;color:var(--muted);font-weight:500}
.prop-empty{text-align:center;padding:64px 24px;color:var(--muted);font-size:1rem;border:1.5px dashed var(--line);border-radius:var(--radius);background:rgba(250,248,243,.6)}
.prop-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.prop-card{display:block;color:inherit;background:#fff;border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);box-shadow:none;transition:transform .35s cubic-bezier(.2,.7,.2,1),box-shadow .35s,border-color .35s}
.prop-card:hover{transform:translateY(-3px);box-shadow:var(--shadow-sm);border-color:var(--line-navy)}
.prop-img{aspect-ratio:4/3;position:relative;overflow:hidden;background:var(--paper2)}
.prop-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .7s cubic-bezier(.2,.7,.2,1)}
.prop-card:hover .prop-img img{transform:scale(1.06)}
.prop-img .tag{position:absolute;top:14px;left:14px;font-size:.72rem;font-weight:700;padding:6px 13px;border-radius:999px;letter-spacing:.04em;z-index:2;text-transform:uppercase}
.tag.tag-sale{background:rgba(11,24,54,.82);color:#fff;backdrop-filter:blur(4px)}
.tag.tag-rent{background:rgba(255,255,255,.9);color:var(--navy-ink);backdrop-filter:blur(4px)}
.pin{width:15px;height:15px;fill:var(--gold-600);flex:none}
.prop-body{padding:20px 22px 22px}
.prop-top{display:flex;align-items:baseline;justify-content:space-between;gap:12px;margin-bottom:4px}
.prop-price{font-family:var(--serif);font-size:1.22rem;font-weight:700;color:var(--navy-ink);line-height:1.2;letter-spacing:-.01em}
.prop-code{font-size:.7rem;font-weight:600;letter-spacing:.05em;color:var(--muted);white-space:nowrap}
.prop-body h4{font-family:var(--serif);font-size:1.05rem;color:var(--navy-ink);margin-bottom:6px;line-height:1.45;font-weight:600;display:-webkit-box;-webkit-line-clamp:1;-webkit-box-orient:vertical;overflow:hidden}
.prop-body .loc{color:var(--muted);font-size:.86rem;display:flex;align-items:center;gap:6px;margin-bottom:14px}
.prop-specs{display:flex;gap:18px;padding-top:14px;border-top:1px solid var(--line-2);color:var(--muted);font-size:.82rem}
.prop-specs>span{display:flex;align-items:center;gap:5px}
.prop-specs b{color:var(--navy-ink);font-weight:600;font-size:.9rem}
.prop-view{margin-top:14px;color:var(--navy-800);font-weight:600;font-size:.86rem;display:flex;align-items:center;gap:6px;transition:gap .2s}
.prop-card:hover .prop-view{gap:11px;color:var(--gold-600)}
@media(max-width:900px){.prop-grid{grid-template-columns:1fr;gap:22px}}
@media(min-width:901px) and (max-width:1100px){.prop-grid{grid-template-columns:repeat(2,1fr)}}
.addon{
  margin-top:56px;
  background:var(--paper);
  border:1px solid var(--line);border-radius:var(--radius);padding:38px;display:flex;align-items:center;gap:28px;flex-wrap:wrap
}
.addon .ic{width:60px;height:60px;border-radius:14px;background:#fff;border:1px solid var(--line);color:var(--gold-600);display:grid;place-items:center;flex:none}
.addon .txt{flex:1;min-width:240px}
.addon h4{font-family:var(--serif);font-size:1.2rem;color:var(--navy-ink);margin-bottom:6px}
.addon p{color:var(--muted);font-size:.94rem}

/* ---------- Property detail page (property.html) ---------- */
.crumb{font-size:.85rem;color:var(--muted);display:flex;gap:9px;align-items:center;flex-wrap:wrap;margin-bottom:30px}
.crumb a{color:var(--muted);transition:.2s}
.crumb a:hover{color:var(--gold-600)}
.crumb .cur{color:var(--gold-600);font-weight:600}
.pd-missing{text-align:center;padding:80px 24px;color:var(--muted);font-size:1.1rem}
.pd-gallery{margin-bottom:44px}
.pd-main{border-radius:var(--radius);overflow:hidden;height:clamp(300px,46vw,520px);box-shadow:var(--shadow);border:1px solid var(--line);background:var(--paper2)}
.pd-main img{width:100%;height:100%;object-fit:cover;display:block}
.pd-thumbs{display:flex;gap:14px;margin-top:14px;flex-wrap:wrap}
.pd-thumb{width:110px;height:76px;border-radius:12px;overflow:hidden;border:2px solid transparent;padding:0;cursor:pointer;background:var(--paper2);transition:.2s;opacity:.7}
.pd-thumb img{width:100%;height:100%;object-fit:cover;display:block}
.pd-thumb:hover{opacity:1}
.pd-thumb.on{border-color:var(--gold);opacity:1}
.pd-layout{display:grid;grid-template-columns:1.7fr 1fr;gap:52px;align-items:start}
.pd-badges{display:flex;gap:10px;align-items:center;margin-bottom:16px}
.pd-badges .tag{position:static;font-size:.72rem;font-weight:700;padding:6px 13px;border-radius:999px;letter-spacing:.04em;text-transform:uppercase}
.pd-type{font-size:.8rem;font-weight:600;color:var(--navy-800);background:var(--paper2);padding:6px 14px;border-radius:999px}
.pd-info h1{font-size:var(--fs-h2);color:var(--navy-ink);margin-bottom:10px}
.pd-loc{color:var(--muted);font-size:1rem;display:flex;align-items:center;gap:8px;margin-bottom:28px}
.pd-specs{display:grid;grid-template-columns:repeat(auto-fit,minmax(110px,1fr));gap:14px;margin-bottom:38px}
.pd-spec{background:#fff;border:1px solid var(--line);border-radius:14px;padding:18px 14px;text-align:center;box-shadow:var(--shadow-sm)}
.pd-spec-ic{display:block;margin:0 auto 10px;color:var(--gold-600)}
.pd-spec-ic .svic{width:22px;height:22px}
.pd-spec b{display:block;font-family:var(--serif);font-size:1.12rem;color:var(--navy-ink);font-weight:700;line-height:1.3}
.pd-spec b.pd-spec-bi{font-size:.95rem}
.pd-lbl{font-size:.78rem;color:var(--muted);margin-top:4px;display:block}
.pd-section{margin-bottom:34px}
.pd-section h3{font-size:1.18rem;color:var(--navy-ink);margin-bottom:12px}
.pd-section p{color:var(--muted);font-size:.98rem;line-height:1.9}
.pd-features{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:12px}
.pd-features li{color:var(--ink);font-size:.98rem;display:flex;gap:10px;align-items:flex-start}
.pd-features li .svic{color:var(--gold-600);margin-top:2px}
.pd-note{display:flex;gap:16px;background:var(--paper);border:1px solid var(--line);border-left:3px solid var(--gold);border-radius:14px;padding:24px;margin-bottom:30px}
.pd-note-ic{flex:none;color:var(--gold-600);line-height:1}
.pd-note b{display:block;color:var(--navy-ink);font-size:1.02rem;margin-bottom:6px}
.pd-note p{color:var(--muted);font-size:.95rem;line-height:1.8}
.pd-disclaimer{font-size:.84rem;color:var(--muted);font-style:italic}
.pd-enquire{position:sticky;top:104px;background:#fff;border:1px solid var(--line);border-radius:18px;padding:30px;box-shadow:var(--shadow)}
.pd-e-price{font-family:var(--serif);font-size:1.85rem;font-weight:700;color:var(--navy-ink);line-height:1.1}
.pd-e-own{font-size:.86rem;color:var(--navy-800);font-weight:600;margin-top:6px;padding-bottom:18px;border-bottom:1px solid var(--line)}
.pd-enquire p{color:var(--muted);font-size:.95rem;line-height:1.7;margin:18px 0 20px}
.pd-enquire .btn{width:100%;margin-bottom:12px}
.pd-e-meta{text-align:center;font-size:.8rem;color:var(--muted);margin-top:6px;letter-spacing:.04em}
@media(max-width:900px){
  .pd-layout{grid-template-columns:1fr;gap:36px}
  .pd-enquire{position:static}
  .pd-features{grid-template-columns:1fr}
}

/* ---------- About map + Team ---------- */
.about-media iframe{width:100%;height:100%;min-height:380px;border:0;display:block}
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.team-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px 28px;text-align:center;box-shadow:var(--shadow-sm);transition:.3s}
.team-card:hover{transform:translateY(-3px);box-shadow:var(--shadow-sm);border-color:var(--line-navy)}
.team-av{width:80px;height:80px;border-radius:50%;margin:0 auto 16px;overflow:hidden;background:var(--navy-800);display:grid;place-items:center;color:var(--gold-400);font-family:var(--serif);font-size:1.6rem;font-weight:700;border:1.5px solid var(--gold-400)}
.team-av img{width:100%;height:100%;object-fit:cover}
.team-card h4{font-size:1.08rem;color:var(--navy-ink);margin-bottom:4px}
.team-role{color:var(--gold-600);font-weight:600;font-size:.88rem;margin-bottom:10px}
.team-langs{color:var(--muted);font-size:.86rem;display:flex;align-items:center;justify-content:center;gap:7px}
.team-langs .svic{color:var(--gold-600)}
@media(max-width:900px){.team-grid{grid-template-columns:1fr;gap:20px}}

/* ---------- FAQ accordion ---------- */
.faq{max-width:820px;margin:0 auto}
.faq-item{background:#fff;border:1px solid var(--line);border-radius:14px;margin-bottom:14px;overflow:hidden;transition:border-color .2s}
.faq-item.open{border-color:var(--gold-400)}
.faq-q{width:100%;display:flex;justify-content:space-between;align-items:center;gap:18px;padding:20px 24px;background:none;border:none;cursor:pointer;font-family:var(--sans);font-size:.98rem;font-weight:600;color:var(--navy-ink);text-align:left;line-height:1.6}
.faq-ic{flex:none;width:24px;height:24px;position:relative;transition:transform .3s}
.faq-ic::before,.faq-ic::after{content:"";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);background:var(--gold-600);border-radius:2px}
.faq-ic::before{width:14px;height:2px}
.faq-ic::after{width:2px;height:14px;transition:opacity .3s}
.faq-item.open .faq-ic::after{opacity:0}
.faq-a{max-height:0;overflow:hidden;transition:max-height .35s ease,padding .35s ease;padding:0 24px;color:var(--muted);line-height:1.85;font-size:.94rem}
.faq-item.open .faq-a{max-height:420px;padding:0 24px 22px}

/* ---------- Legal pages (privacy / terms) ---------- */
.legal{max-width:820px;margin:0 auto}
.legal h1{font-size:var(--fs-h2);margin-bottom:8px}
.legal .updated{color:var(--muted);font-size:.9rem;margin-bottom:36px}
.legal h2{font-size:1.3rem;color:var(--navy-ink);margin:34px 0 12px}
.legal p{color:var(--muted);line-height:1.9;margin-bottom:14px}
.legal ul{color:var(--muted);line-height:1.9;margin:0 0 16px 22px}
.legal li{margin-bottom:6px}
.legal a{color:var(--gold-600);text-decoration:underline}

/* ---------- Lead form: property reference chip + consent ---------- */
.lead-propref{background:var(--gold-soft);border:1px solid var(--gold-400);border-radius:10px;padding:12px 14px;font-size:.9rem;color:var(--navy-ink);margin-bottom:20px}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:.84rem;color:var(--muted);margin-bottom:20px;line-height:1.6;cursor:pointer}
.consent input{margin-top:2px;flex:none;width:18px;height:18px;accent-color:var(--gold-600);cursor:pointer}
.consent a{color:var(--gold-600);text-decoration:underline}
.consent.err{color:#c0392b}
.consent.err input{outline:2px solid #c0392b;outline-offset:2px}

/* ---------- Process ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}
.step{text-align:center}
.step .num{
  width:56px;height:56px;margin:0 auto 18px;border-radius:50%;
  background:#fff;border:1px solid var(--gold-400);display:grid;place-items:center;font-family:var(--serif);font-size:1.3rem;font-weight:700;color:var(--gold-600)
}
.step h4{font-size:1.08rem;margin-bottom:8px}
.step p{color:var(--muted);font-size:.92rem}
@media(max-width:820px){.steps{grid-template-columns:1fr 1fr;gap:34px}}

/* ---------- Testimonials ---------- */
.testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.testi{
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:30px;box-shadow:none
}
.testi .stars{color:var(--gold);margin-bottom:16px;letter-spacing:2px;font-size:.85rem}
.testi p{color:var(--ink);font-size:.96rem;margin-bottom:24px;line-height:1.85}
.testi .who{display:flex;align-items:center;gap:14px}
.testi .av{width:50px;height:50px;border-radius:50%;background:var(--navy-800);display:grid;place-items:center;color:var(--gold-400);font-weight:700;font-family:var(--serif);font-size:1.1rem}
.testi .who b{display:block;color:var(--navy-ink);font-size:.98rem}
.testi .who small{color:var(--muted);font-size:.84rem}
@media(max-width:900px){.testi-grid{grid-template-columns:1fr;gap:22px}}

/* ---------- About ---------- */
.about-media{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);border:1px solid var(--line);min-height:380px;background:
  linear-gradient(160deg,var(--navy-700),var(--navy-900));position:relative}
.about-media .map-pin{position:absolute;inset:0;display:grid;place-items:center;color:#fff;text-align:center;padding:24px}
.about-media .map-pin .p{font-size:2.8rem;margin-bottom:6px}
.about-facts{list-style:none;margin-top:30px;display:grid;gap:18px}
.about-facts li{display:flex;gap:16px;align-items:flex-start;font-size:1rem}
.about-facts .ic{width:44px;height:44px;border-radius:12px;background:var(--gold-soft);color:var(--gold-600);display:grid;place-items:center;flex:none;font-size:1.15rem}
.about-facts b{color:var(--navy-ink)}
.about-facts span{color:var(--muted)}

/* ---------- Lead form — dark glass mesh, distinct from the hero photo ---------- */
#contact.lead{
  background:
    radial-gradient(700px 500px at 88% 0%, rgba(212,166,60,.16), transparent 60%),
    radial-gradient(800px 620px at 6% 100%, rgba(33,58,114,.55), transparent 60%),
    linear-gradient(160deg,var(--navy-900),var(--navy-800));
  color:#fff;
}
#contact .eyebrow{color:var(--gold-400)}
#contact .eyebrow::before{background:var(--gold-400)}
.lead-wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:64px;align-items:center}
.lead-copy h2{font-size:var(--fs-h2);color:#fff}
.lead-copy p{color:#cdd7ea;margin:18px 0 26px;font-size:1rem}
.lead-copy ul{list-style:none;display:grid;gap:16px}
.lead-copy ul li{display:flex;gap:13px;align-items:center;color:#e7ecf5;font-size:1rem}
.lead-copy ul li .ic{color:var(--gold-400);font-weight:700}
.form-card{
  background:var(--glass-light-bg);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);
  border-radius:20px;padding:34px;color:var(--ink);box-shadow:0 24px 60px -34px rgba(0,0,0,.4);border:1px solid var(--glass-light-border)
}
.form-progress{display:flex;gap:8px;margin-bottom:30px}
.form-progress .bar{height:5px;flex:1;background:var(--paper2);border-radius:99px;overflow:hidden}
.form-progress .bar i{display:block;height:100%;width:0;background:var(--gold);transition:.4s}
.form-progress .bar.done i{width:100%}
.fstep{display:none;animation:fade .4s ease}
.fstep.active{display:block}
@keyframes fade{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.fstep h3{font-size:1.35rem;color:var(--navy-ink);margin-bottom:6px}
.fstep .sub{color:var(--muted);font-size:.92rem;margin-bottom:24px}
.opt-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.opt{border:1.5px solid var(--line);border-radius:14px;padding:18px;cursor:pointer;display:flex;align-items:center;gap:13px;transition:.2s;font-weight:600;color:var(--navy-ink);background:rgba(250,248,243,.7)}
.opt:hover{border-color:var(--gold)}
.opt.sel{border-color:var(--gold);background:var(--gold-soft);box-shadow:0 0 0 3px rgba(195,154,63,.13)}
.opt .em{color:var(--gold-600);display:inline-flex}
.opt .single{grid-column:span 2}
.field{margin-bottom:18px}
.field label{display:block;font-size:.84rem;font-weight:700;color:var(--navy-ink);margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;padding:14px 15px;border:1.5px solid var(--line);border-radius:12px;font-family:var(--sans);font-size:.98rem;background:rgba(250,248,243,.7);color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold);background:#fff}
.form-nav{display:flex;justify-content:space-between;gap:14px;margin-top:30px}
.form-nav .btn{flex:1}
.form-success{display:none;text-align:center;padding:24px 0}
.form-success.show{display:block}
.form-success .ok{width:80px;height:80px;border-radius:50%;background:var(--gold-soft);color:var(--gold-600);display:grid;place-items:center;font-size:2.4rem;margin:0 auto 22px}
.form-success h3{color:var(--navy-ink);margin-bottom:10px}
.form-success p{color:var(--muted)}
@media(max-width:900px){.lead-wrap{grid-template-columns:1fr;gap:40px}.opt-grid{grid-template-columns:1fr}.opt .single{grid-column:span 1}}

/* ---------- Footer ---------- */
.footer{background:var(--navy-900);color:#a9b6ca;padding:72px 0 30px}
.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.2fr;gap:40px;margin-bottom:48px}
.footer h5{color:#fff;font-family:var(--serif);font-size:1rem;margin-bottom:18px;font-weight:600}
.footer .fbrand{display:flex;align-items:center;gap:12px;margin-bottom:18px}
.footer .fbrand img{height:44px;width:44px}
.footer .fbrand b{color:#fff;font-family:var(--serif);font-size:1.1rem}
.footer p{font-size:.9rem;line-height:1.85;color:#a9b6ca}
.footer ul{list-style:none;display:grid;gap:12px}
.footer ul a{font-size:.9rem;transition:.2s;color:#a9b6ca}
.footer ul a:hover{color:var(--gold-400)}
.foot-contact li{display:flex;gap:10px;font-size:.9rem;align-items:flex-start;margin-bottom:12px;color:#a9b6ca}
.foot-contact .ic{color:var(--gold);flex:none}
.foot-social{display:flex;gap:11px;margin-top:20px}
.foot-social a{width:42px;height:42px;border-radius:11px;background:rgba(255,255,255,.06);display:grid;place-items:center;color:#cdd6e6;transition:.2s;font-weight:700;font-size:.78rem}
.foot-social a:hover{background:var(--gold);color:var(--navy-ink)}
.foot-bottom{border-top:1px solid rgba(255,255,255,.1);padding-top:28px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.84rem;color:#8394ab}
.foot-bottom a{color:#8394ab}
.foot-bottom a:hover{color:var(--gold-400)}
@media(max-width:900px){.foot-grid{grid-template-columns:1fr 1fr;gap:36px}}
@media(max-width:560px){.foot-grid{grid-template-columns:1fr}}

/* ---------- Floating contact widget ---------- */
.fab{position:fixed;right:26px;bottom:26px;z-index:80;display:flex;flex-direction:column;align-items:flex-end;gap:13px}
.fab-menu{display:flex;flex-direction:column;gap:12px;transform:scale(.6) translateY(20px);opacity:0;pointer-events:none;transform-origin:bottom right;transition:.28s cubic-bezier(.2,.8,.3,1.2)}
.fab.open .fab-menu{transform:scale(1) translateY(0);opacity:1;pointer-events:auto}
.fab-item{
  display:flex;align-items:center;gap:11px;
  background:var(--glass-light-bg);backdrop-filter:var(--glass-blur-soft);-webkit-backdrop-filter:var(--glass-blur-soft);
  padding:11px 18px 11px 12px;border-radius:999px;box-shadow:var(--shadow);font-weight:600;font-size:.92rem;color:var(--navy-ink);border:1px solid var(--glass-light-border);transition:.2s
}
.fab-item:hover{transform:translateX(-3px)}
.fab-item .ci{width:36px;height:36px;border-radius:50%;display:grid;place-items:center;color:#fff;font-weight:800;font-size:.8rem;flex:none}
.ci.line{background:#06c755}.ci.wa{background:#25d366}.ci.wc{background:#09b83e}.ci.tel{background:var(--navy-800)}.ci.mail{background:var(--gold-600)}
.fab-toggle{width:60px;height:60px;border-radius:50%;border:none;cursor:pointer;background:var(--navy-800);color:#fff;box-shadow:var(--shadow);display:grid;place-items:center;transition:.3s;position:relative}
.fab-toggle:hover{background:var(--navy-900)}
.fab.open .fab-toggle{transform:rotate(90deg)}
.fab-toggle .ping{display:none}

/* ---------- Sticky mobile CTA ---------- */
.sticky-cta{
  position:fixed;left:0;right:0;bottom:0;z-index:70;
  background:var(--glass-light-bg);backdrop-filter:var(--glass-blur);-webkit-backdrop-filter:var(--glass-blur);
  padding:12px 16px;display:none;gap:10px;border-top:1px solid var(--glass-light-border);box-shadow:0 -8px 30px -18px rgba(14,35,64,.3)
}
.sticky-cta .btn{flex:1}
@media(max-width:640px){
  .sticky-cta{display:flex}
  .fab{bottom:82px}
  .section{padding:72px 0}
  .section-head{margin-bottom:40px}
  .container{padding:0 22px}
  .brand .bt small{display:none}
  .brand img{height:36px;width:36px}
  .brand .bt strong{font-size:1.05rem}
}

/* reveal */
.reveal{opacity:0;transform:translateY(28px);transition:.7s cubic-bezier(.2,.7,.2,1)}
.reveal.in{opacity:1;transform:none}