/* ==========================================================================
   Trading Places — styles
   ========================================================================== */
:root {
  --ink: #1c1c1a;
  --ink-2: #3f3f3a;
  --muted: #6a6861;
  --bg: #faf8f4;
  --surface: #ffffff;
  --stone: #f1ece3;
  --stone-2: #e7e0d3;
  --line: #e2dccf;
  --accent: #1f5745;       /* "front-door green" */
  --accent-600: #163f32;
  --accent-50: #e7f0eb;
  --accent-ink: #ffffff;
  --warn: #9a3b1f;
  --ok: #1f5745;
  --radius: 14px;
  --radius-sm: 10px;
  --shadow-sm: 0 1px 2px rgba(28, 28, 26, .06), 0 1px 1px rgba(28, 28, 26, .04);
  --shadow: 0 10px 30px -12px rgba(28, 28, 26, .18), 0 2px 6px rgba(28, 28, 26, .05);
  --shadow-lg: 0 30px 60px -20px rgba(28, 28, 26, .35);
  --font-display: 'Fraunces', Georgia, 'Times New Roman', serif;
  --font-body: 'Manrope', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --wrap: 1240px;
  --gutter: clamp(16px, 4vw, 40px);
  --header-h: 76px;
  --ease: cubic-bezier(.2, .7, .2, 1);
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; transition-duration: .01ms !important; }
}
body {
  margin: 0; background: var(--bg); color: var(--ink);
  font: 400 16px/1.6 var(--font-body);
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
button, input, select, textarea { font: inherit; color: inherit; }
h1, h2, h3, h4 { font-family: var(--font-display); font-weight: 500; line-height: 1.12; letter-spacing: -.01em; margin: 0 0 .5em; font-optical-sizing: auto; }
h1 { font-size: clamp(2.2rem, 5vw, 3.8rem); }
h2 { font-size: clamp(1.75rem, 3.4vw, 2.6rem); }
h3 { font-size: clamp(1.2rem, 2vw, 1.45rem); }
p { margin: 0 0 1em; }
.sr-only { position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }

:focus-visible { outline: 3px solid var(--accent); outline-offset: 3px; border-radius: 6px; }
.on-dark :focus-visible, .hero :focus-visible { outline-color: #fff; }

.skip-link { position: absolute; left: 12px; top: -60px; background: var(--ink); color: #fff; padding: 10px 16px; border-radius: 8px; z-index: 200; text-decoration: none; font-weight: 600; }
.skip-link:focus { top: 12px; }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.section { padding: clamp(56px, 8vw, 110px) 0; }
.section--tight { padding: clamp(40px, 5vw, 64px) 0; }
.section--stone { background: var(--stone); }
.section--ink { background: var(--ink); color: #f4f1ea; }
.eyebrow { display: inline-flex; align-items: center; gap: 10px; font-size: .78rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--accent); margin-bottom: 14px; }
.eyebrow::before { content: ''; width: 22px; height: 2px; background: currentColor; border-radius: 2px; }
.section--ink .eyebrow { color: #a9d3c2; }
.lead { font-size: clamp(1.05rem, 1.4vw, 1.2rem); color: var(--ink-2); max-width: 62ch; }
.section--ink .lead { color: #cfcbc2; }
.section-head { display: flex; align-items: end; justify-content: space-between; gap: 24px; margin-bottom: clamp(28px, 4vw, 48px); flex-wrap: wrap; }
.section-head > div { max-width: 640px; }
.section-head h2 { margin-bottom: .25em; }
.section-head p { margin: 0; color: var(--muted); }
.muted { color: var(--muted); }
.center { text-align: center; }

/* ---------- Buttons ---------- */
.btn {
  --b-bg: var(--accent); --b-fg: var(--accent-ink); --b-bd: var(--accent);
  display: inline-flex; align-items: center; justify-content: center; gap: 10px;
  min-height: 48px; padding: 12px 22px; border-radius: 999px; border: 1.5px solid var(--b-bd);
  background: var(--b-bg); color: var(--b-fg); font-weight: 700; font-size: .95rem; letter-spacing: .01em;
  text-decoration: none; cursor: pointer; transition: background .2s, color .2s, border-color .2s, transform .2s var(--ease), box-shadow .2s;
  white-space: nowrap;
}
.btn:hover { --b-bg: var(--accent-600); --b-bd: var(--accent-600); transform: translateY(-1px); box-shadow: 0 8px 20px -10px rgba(31, 87, 69, .6); }
.btn:active { transform: translateY(0); }
.btn .arrow { transition: transform .25s var(--ease); }
.btn:hover .arrow, .link-arrow:hover .arrow, .card:hover .link-arrow .arrow { transform: translateX(4px); }
.btn--dark { --b-bg: var(--ink); --b-bd: var(--ink); }
.btn--dark:hover { --b-bg: #000; --b-bd: #000; }
.btn--ghost { --b-bg: transparent; --b-fg: var(--ink); --b-bd: var(--line); }
.btn--ghost:hover { --b-bg: var(--surface); --b-fg: var(--ink); --b-bd: var(--ink); box-shadow: none; }
.btn--light { --b-bg: #fff; --b-fg: var(--ink); --b-bd: #fff; }
.btn--light:hover { --b-bg: #f1ece3; --b-bd: #f1ece3; --b-fg: var(--ink); }
.btn--outline-light { --b-bg: transparent; --b-fg: #fff; --b-bd: rgba(255,255,255,.55); }
.btn--outline-light:hover { --b-bg: rgba(255,255,255,.1); --b-bd: #fff; --b-fg: #fff; box-shadow: none; }
.btn--sm { min-height: 40px; padding: 8px 16px; font-size: .88rem; }
.btn--block { width: 100%; }
.btn[disabled], .btn[aria-busy="true"] { opacity: .7; cursor: progress; transform: none; }
.link-arrow { display: inline-flex; align-items: center; gap: 8px; font-weight: 700; color: var(--accent); text-decoration: none; }
.link-arrow:hover { text-decoration: underline; text-underline-offset: 4px; }
.spinner { width: 16px; height: 16px; border-radius: 50%; border: 2px solid currentColor; border-right-color: transparent; animation: spin .7s linear infinite; }
@keyframes spin { to { transform: rotate(360deg); } }

/* ---------- Logo ---------- */
.logo { display: inline-flex; align-items: center; gap: 12px; text-decoration: none; color: inherit; }
.logo svg, .logo__mark { width: 44px; height: 44px; flex: none; }
.logo__word { display: flex; flex-direction: column; line-height: 1; }
.logo__name { font-family: var(--font-display); font-weight: 600; font-size: 1.22rem; letter-spacing: .12em; }
.logo__tag { font-size: .62rem; letter-spacing: .22em; text-transform: uppercase; opacity: .7; margin-top: 5px; font-weight: 600; }

/* ---------- Header ---------- */
.site-header {
  position: sticky; top: 0; z-index: 60; height: var(--header-h);
  background: rgba(250, 248, 244, .92); backdrop-filter: saturate(1.4) blur(12px); -webkit-backdrop-filter: saturate(1.4) blur(12px);
  border-bottom: 1px solid transparent; transition: background .3s, border-color .3s, color .3s;
}
.site-header.scrolled { border-bottom-color: var(--line); }
body.is-home .site-header:not(.scrolled):not(.menu-open) { background: transparent; color: #fff; backdrop-filter: none; -webkit-backdrop-filter: none; }
body.is-home .site-header { position: fixed; left: 0; right: 0; }
.header-inner { height: 100%; display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.main-nav { display: flex; align-items: center; gap: 2px; }
.main-nav a { position: relative; padding: 10px 12px; font-weight: 600; font-size: .93rem; text-decoration: none; border-radius: 8px; }
.main-nav a::after { content: ''; position: absolute; left: 12px; right: 12px; bottom: 4px; height: 2px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .25s var(--ease); }
.main-nav a:hover::after, .main-nav a[aria-current="page"]::after { transform: scaleX(1); }
.header-actions { display: flex; align-items: center; gap: 10px; }
.saved-link { position: relative; display: inline-flex; align-items: center; gap: 8px; padding: 10px 12px; font-weight: 600; font-size: .93rem; text-decoration: none; border-radius: 999px; }
.saved-link:hover { background: rgba(0,0,0,.05); }
body.is-home .site-header:not(.scrolled):not(.menu-open) .saved-link:hover { background: rgba(255,255,255,.12); }
.saved-link svg { width: 20px; height: 20px; }
.badge-count { min-width: 20px; height: 20px; padding: 0 6px; border-radius: 999px; background: var(--accent); color: #fff; font-size: .72rem; font-weight: 800; display: inline-grid; place-items: center; }
.badge-count[hidden] { display: none; }
body.is-home .site-header:not(.scrolled):not(.menu-open) .btn { --b-bg: #fff; --b-fg: var(--ink); --b-bd: #fff; }
.menu-toggle { display: none; width: 48px; height: 48px; border: 0; background: transparent; border-radius: 12px; cursor: pointer; align-items: center; justify-content: center; }
.menu-toggle span { display: block; width: 22px; height: 2px; background: currentColor; border-radius: 2px; position: relative; transition: background .2s; }
.menu-toggle span::before, .menu-toggle span::after { content: ''; position: absolute; left: 0; width: 22px; height: 2px; background: currentColor; border-radius: 2px; transition: transform .25s var(--ease); }
.menu-toggle span::before { top: -7px; } .menu-toggle span::after { top: 7px; }
.menu-open .menu-toggle span { background: transparent; }
.menu-open .menu-toggle span::before { transform: translateY(7px) rotate(45deg); }
.menu-open .menu-toggle span::after { transform: translateY(-7px) rotate(-45deg); }

.mobile-nav { position: fixed; inset: var(--header-h) 0 0 0; z-index: 59; background: var(--bg); padding: 16px var(--gutter) 32px; overflow-y: auto; transform: translateY(-8px); opacity: 0; visibility: hidden; transition: opacity .25s, transform .25s var(--ease), visibility .25s; }
.mobile-nav.open { opacity: 1; transform: none; visibility: visible; }
.mobile-nav ul { list-style: none; margin: 0 0 24px; padding: 0; }
.mobile-nav li a { display: flex; justify-content: space-between; align-items: center; padding: 16px 4px; border-bottom: 1px solid var(--line); font-family: var(--font-display); font-size: 1.4rem; text-decoration: none; }
.mobile-nav .btn { width: 100%; margin-top: 10px; }
.mobile-nav__contact { margin-top: 28px; font-size: .92rem; color: var(--muted); }

@media (max-width: 1080px) {
  .main-nav, .header-actions .btn, .header-actions .saved-link__label { display: none; }
  .menu-toggle { display: inline-flex; }
}
.logo__name { white-space: nowrap; }
@media (max-width: 420px) {
  .header-inner { gap: 6px; } .logo { gap: 9px; } .logo__tag { display: none; } .logo__name { font-size: 1rem; letter-spacing: .07em; } .logo svg, .logo__mark { width: 36px; height: 36px; }
  .header-actions { gap: 2px; } .saved-link { padding: 10px 8px; } .menu-toggle { width: 44px; }
}
@media (max-width: 360px) { .logo__name { font-size: .9rem; letter-spacing: .04em; } .logo svg, .logo__mark { width: 32px; height: 32px; } }

/* ---------- Hero ---------- */
.hero { position: relative; min-height: min(92vh, 860px); display: flex; align-items: flex-end; color: #fff; isolation: isolate; padding: calc(var(--header-h) + 40px) 0 clamp(28px, 5vw, 60px); }
.hero__media { position: absolute; inset: 0; z-index: -2; overflow: hidden; background: #3b3a35; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; animation: heroZoom 14s var(--ease) both; }
@keyframes heroZoom { from { transform: scale(1.06); } to { transform: scale(1); } }
.hero::before { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(20,20,18,.62) 0%, rgba(20,20,18,.28) 55%, rgba(20,20,18,0) 85%), linear-gradient(180deg, rgba(20,20,18,.5) 0%, rgba(20,20,18,.1) 30%, rgba(20,20,18,.3) 60%, rgba(20,20,18,.75) 100%); }
.hero h1, .hero .lead, .hero__brand { text-shadow: 0 1px 24px rgba(0,0,0,.25); }
.hero__brand { font-family: var(--font-body); font-size: .8rem; font-weight: 700; letter-spacing: .3em; text-transform: uppercase; opacity: .9; margin-bottom: 14px; }
.hero h1 { font-size: clamp(2.4rem, 6.2vw, 5rem); max-width: 14ch; margin-bottom: .3em; font-weight: 400; }
.hero h1 em { font-style: italic; }
.hero p.lead { color: rgba(255,255,255,.9); margin-bottom: clamp(24px, 4vw, 36px); }
.hero--page { min-height: clamp(360px, 52vh, 520px); align-items: flex-end; padding-top: calc(var(--header-h) + 40px); }
.hero--page h1 { max-width: 18ch; font-size: clamp(2.1rem, 5vw, 3.8rem); }

/* ---------- Search panel ---------- */
.search-panel { background: var(--surface); color: var(--ink); border-radius: 18px; box-shadow: var(--shadow-lg); padding: 8px; max-width: 1060px; }
.search-tabs { display: inline-flex; gap: 4px; padding: 6px; margin: 6px 6px 0; background: var(--stone); border-radius: 999px; }
.search-tabs button { border: 0; background: transparent; padding: 9px 18px; border-radius: 999px; font-weight: 800; font-size: .8rem; letter-spacing: .1em; cursor: pointer; color: var(--muted); min-height: 40px; }
.search-tabs button[aria-selected="true"] { background: var(--surface); color: var(--ink); box-shadow: var(--shadow-sm); }
.search-grid { display: grid; grid-template-columns: 1.6fr 1fr .8fr 1fr auto; gap: 0; align-items: stretch; padding: 8px; }
.search-field { display: flex; flex-direction: column; justify-content: center; padding: 8px 16px; border-right: 1px solid var(--line); min-width: 0; }
.search-field:nth-last-child(2) { border-right: 0; }
.search-field label { font-size: .72rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: 2px; }
.search-field input, .search-field select { border: 0; background: transparent; padding: 6px 0; font-size: 1rem; font-weight: 600; width: 100%; min-height: 36px; outline: none; appearance: none; -webkit-appearance: none; cursor: pointer; text-overflow: ellipsis; }
.search-field input { cursor: text; }
.search-field select { background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none'%3E%3Cpath d='M1 1.5l5 5 5-5' stroke='%236a6861' stroke-width='1.6' stroke-linecap='round'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 0 center; padding-right: 18px; }
.search-field:focus-within { background: var(--stone); border-radius: 12px; }
.search-field input:focus-visible, .search-field select:focus-visible { outline: none; }
.search-submit { padding: 6px 6px 6px 10px; display: flex; align-items: center; }
.search-submit .btn { height: 100%; min-height: 58px; border-radius: 12px; padding: 0 26px; }
@media (max-width: 900px) {
  .search-grid { grid-template-columns: 1fr 1fr; gap: 8px; }
  .search-field { border: 1px solid var(--line); border-radius: 12px; }
  .search-field:first-child { grid-column: 1 / -1; }
  .search-submit { grid-column: 1 / -1; padding: 0; }
  .search-submit .btn { width: 100%; }
}
@media (max-width: 380px) { .search-grid { grid-template-columns: 1fr; } }

/* ---------- Property cards ---------- */
.grid { display: grid; gap: clamp(18px, 2.4vw, 28px); }
.grid--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.grid--2 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
.grid--4 { grid-template-columns: repeat(4, minmax(0, 1fr)); }
@media (max-width: 1024px) { .grid--3, .grid--4 { grid-template-columns: repeat(2, minmax(0, 1fr)); } }
@media (max-width: 640px) { .grid--3, .grid--2, .grid--4 { grid-template-columns: 1fr; } }

.card { position: relative; display: flex; flex-direction: column; background: var(--surface); border-radius: var(--radius); overflow: hidden; box-shadow: var(--shadow-sm); border: 1px solid var(--line); transition: transform .35s var(--ease), box-shadow .35s var(--ease); animation: fadeUp .5s var(--ease) backwards; }
.card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
@keyframes fadeUp { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }
.card__media { position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: var(--stone-2); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease); }
.card:hover .card__media img { transform: scale(1.05); }
.card__badges { position: absolute; top: 14px; left: 14px; display: flex; gap: 6px; flex-wrap: wrap; z-index: 1; }
.tag { display: inline-flex; align-items: center; gap: 6px; padding: 6px 10px; border-radius: 999px; font-size: .7rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; background: #fff; color: var(--ink); box-shadow: var(--shadow-sm); }
.tag--sale { background: var(--ink); color: #fff; }
.tag--rent { background: var(--accent); color: #fff; }
.tag--new { background: #fff; color: var(--accent); }
.tag--offer { background: #f6e7c8; color: #6b4a12; }
.card__photos { position: absolute; right: 14px; bottom: 14px; z-index: 1; background: rgba(20,20,18,.6); color: #fff; font-size: .75rem; font-weight: 700; padding: 5px 9px; border-radius: 999px; display: inline-flex; align-items: center; gap: 6px; }
.fav-btn { position: absolute; top: 10px; right: 10px; z-index: 2; width: 44px; height: 44px; border-radius: 50%; border: 0; background: rgba(255,255,255,.95); display: grid; place-items: center; cursor: pointer; box-shadow: var(--shadow-sm); transition: transform .2s var(--ease), background .2s; color: var(--ink); }
.fav-btn:hover { transform: scale(1.08); }
.fav-btn svg { width: 20px; height: 20px; transition: transform .3s var(--ease); }
.fav-btn[aria-pressed="true"] { color: #c0392b; }
.fav-btn[aria-pressed="true"] svg { fill: currentColor; animation: pop .35s var(--ease); }
@keyframes pop { 50% { transform: scale(1.3); } }
.card__body { padding: 20px 20px 18px; display: flex; flex-direction: column; flex: 1; }
.card__price { font-family: var(--font-display); font-size: 1.6rem; font-weight: 500; line-height: 1.1; margin-bottom: 6px; display: flex; align-items: baseline; gap: 8px; flex-wrap: wrap; }
.card__price small { font-family: var(--font-body); font-size: .78rem; font-weight: 700; color: var(--muted); letter-spacing: .02em; }
.card__title { font-family: var(--font-body); font-size: 1rem; font-weight: 700; margin: 0 0 2px; text-transform: capitalize; }
.card__title a { text-decoration: none; }
.card__title a::after { content: ''; position: absolute; inset: 0; z-index: 0; }
.card__loc { color: var(--muted); font-size: .92rem; margin-bottom: 14px; }
.specs { display: flex; flex-wrap: wrap; gap: 14px; font-size: .88rem; font-weight: 600; color: var(--ink-2); margin: 0 0 14px; padding: 0; list-style: none; }
.specs li { display: inline-flex; align-items: center; gap: 6px; }
.specs svg { width: 18px; height: 18px; color: var(--accent); }
.card__desc { font-size: .92rem; color: var(--muted); margin-bottom: 16px; display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; overflow: hidden; }
.card__foot { margin-top: auto; padding-top: 14px; border-top: 1px solid var(--line); display: flex; justify-content: space-between; align-items: center; gap: 6px 12px; flex-wrap: wrap; }
.card__foot .link-arrow { white-space: nowrap; }
#results.grid--3 { grid-template-columns: repeat(auto-fill, minmax(265px, 1fr)); gap: 22px; }
.card__foot .link-arrow { position: relative; z-index: 1; }
.card__foot .muted { font-size: .82rem; }

/* skeleton */
.skeleton { pointer-events: none; animation: none; }
.skeleton .card__media, .skeleton .sk { background: linear-gradient(90deg, var(--stone) 0%, #f8f5ef 50%, var(--stone) 100%); background-size: 200% 100%; animation: shimmer 1.2s linear infinite; }
.skeleton .sk { height: 14px; border-radius: 6px; margin-bottom: 10px; }
@keyframes shimmer { to { background-position: -200% 0; } }

/* ---------- Split cards (Buy/Rent, Sell/Let) ---------- */
.split-card { position: relative; display: flex; align-items: flex-end; min-height: clamp(320px, 42vw, 480px); border-radius: 20px; overflow: hidden; color: #fff; text-decoration: none; isolation: isolate; padding: clamp(24px, 4vw, 44px); }
.split-card img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1s var(--ease); }
.split-card::before { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(180deg, rgba(20,20,18,0) 30%, rgba(20,20,18,.8) 100%); }
.split-card:hover img { transform: scale(1.05); }
.split-card__kicker { font-size: .78rem; font-weight: 800; letter-spacing: .24em; margin-bottom: 10px; }
.split-card h3 { font-size: clamp(1.6rem, 3vw, 2.3rem); font-weight: 400; margin-bottom: 14px; }
.split-card .link-arrow { color: #fff; }

.feature-panel { display: grid; grid-template-columns: 1.05fr 1fr; gap: clamp(28px, 5vw, 72px); align-items: center; }
.feature-panel__media { position: relative; border-radius: 20px; overflow: hidden; aspect-ratio: 5 / 4; }
.feature-panel__media img { width: 100%; height: 100%; object-fit: cover; }
.feature-panel--reverse .feature-panel__media { order: 2; }
@media (max-width: 860px) { .feature-panel { grid-template-columns: 1fr; } .feature-panel--reverse .feature-panel__media { order: 0; } }

.check-list { list-style: none; padding: 0; margin: 0 0 28px; display: grid; gap: 12px; }
.check-list li { display: flex; gap: 12px; align-items: flex-start; }
.check-list li::before { content: ''; flex: none; width: 22px; height: 22px; margin-top: 2px; border-radius: 50%; background: var(--accent-50) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='10' fill='none'%3E%3Cpath d='M1 5l3.5 3.5L11 1.5' stroke='%231f5745' stroke-width='2' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center no-repeat; }
.check-list--2 { grid-template-columns: 1fr 1fr; }
@media (max-width: 560px) { .check-list--2 { grid-template-columns: 1fr; } }

.tile { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(22px, 3vw, 32px); transition: transform .3s var(--ease), box-shadow .3s; }
.tile:hover { transform: translateY(-3px); box-shadow: var(--shadow); }
.tile__icon { width: 48px; height: 48px; border-radius: 12px; background: var(--accent-50); color: var(--accent); display: grid; place-items: center; margin-bottom: 18px; }
.tile__icon svg { width: 24px; height: 24px; }
.tile h3 { font-size: 1.2rem; margin-bottom: 8px; }
.tile p { color: var(--muted); margin: 0; font-size: .96rem; }
.section--ink .tile { background: rgba(255,255,255,.04); border-color: rgba(255,255,255,.1); }
.section--ink .tile p { color: #bfbab0; }
.section--ink .tile__icon { background: rgba(169, 211, 194, .12); color: #a9d3c2; }

/* steps */
.steps-tabs { display: inline-flex; background: var(--surface); border: 1px solid var(--line); padding: 5px; border-radius: 999px; margin-bottom: 32px; flex-wrap: wrap; }
.steps-tabs button { border: 0; background: transparent; padding: 10px 18px; border-radius: 999px; font-weight: 700; cursor: pointer; color: var(--muted); min-height: 44px; }
.steps-tabs button[aria-selected="true"] { background: var(--ink); color: #fff; }
.steps { counter-reset: step; list-style: none; padding: 0; margin: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.steps li { counter-increment: step; position: relative; padding-top: 58px; animation: fadeUp .45s var(--ease) backwards; }
.steps li::before { content: counter(step, decimal-leading-zero); position: absolute; top: 0; left: 0; font-family: var(--font-display); font-size: 2.2rem; color: var(--accent); line-height: 1; }
.steps li::after { content: ''; position: absolute; top: 18px; left: 64px; right: 0; height: 1px; background: var(--line); }
.steps li:last-child::after { display: none; }
.steps h3 { font-size: 1.15rem; }
.steps p { color: var(--muted); font-size: .95rem; margin: 0; }
@media (max-width: 860px) { .steps { grid-template-columns: 1fr 1fr; } .steps li::after { display: none; } }
@media (max-width: 520px) { .steps { grid-template-columns: 1fr; } }

/* spotlight */
.spotlight { display: grid; grid-template-columns: 1.4fr 1fr; background: var(--surface); border-radius: 22px; overflow: hidden; border: 1px solid var(--line); box-shadow: var(--shadow); }
.spotlight__media { position: relative; min-height: 420px; }
.spotlight__media img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.spotlight__body { padding: clamp(28px, 4vw, 52px); display: flex; flex-direction: column; justify-content: center; }
.spotlight__price { font-family: var(--font-display); font-size: clamp(1.8rem, 3vw, 2.4rem); margin-bottom: 4px; }
@media (max-width: 860px) { .spotlight { grid-template-columns: 1fr; } .spotlight__media { min-height: 280px; } }

/* testimonials */
.quotes { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.quote { margin: 0; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 28px; display: flex; flex-direction: column; }
.quote svg { width: 30px; height: 30px; color: var(--accent); opacity: .5; margin-bottom: 12px; }
.quote blockquote { margin: 0 0 20px; font-family: var(--font-display); font-size: 1.12rem; line-height: 1.5; }
.quote figcaption { margin-top: auto; font-size: .88rem; color: var(--muted); }
.quote figcaption strong { color: var(--ink); display: block; }
.demo-note { display: inline-flex; align-items: center; gap: 8px; font-size: .8rem; font-weight: 600; color: var(--muted); background: var(--surface); border: 1px dashed var(--stone-2); padding: 6px 12px; border-radius: 999px; }
@media (max-width: 960px) { .quotes { grid-template-columns: 1fr 1fr; } .quotes .quote:nth-child(3) { display: none; } }
@media (max-width: 620px) { .quotes { grid-template-columns: 1fr; } .quotes .quote:nth-child(3) { display: flex; } }

/* CTA band */
.cta-band { position: relative; border-radius: 24px; overflow: hidden; color: #fff; padding: clamp(36px, 6vw, 80px); isolation: isolate; display: grid; grid-template-columns: 1.3fr auto; gap: 28px; align-items: center; }
.cta-band img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.cta-band::before { content: ''; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(22,63,50,.94) 0%, rgba(22,63,50,.82) 50%, rgba(22,63,50,.45) 100%); }
.cta-band h2 { margin-bottom: .3em; }
.cta-band p { color: rgba(255,255,255,.85); margin: 0; max-width: 52ch; }
.cta-band__actions { display: flex; gap: 12px; flex-wrap: wrap; }
@media (max-width: 760px) { .cta-band { grid-template-columns: 1fr; } }

.contact-cta { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.contact-cta a, .contact-cta div.tile { text-decoration: none; }
@media (max-width: 860px) { .contact-cta { grid-template-columns: 1fr; } }

/* ---------- Forms ---------- */
.form { display: grid; gap: 16px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.form-row--3 { grid-template-columns: 1fr 1fr 1fr; }
@media (max-width: 560px) { .form-row, .form-row--3 { grid-template-columns: 1fr; } }
.field { display: flex; flex-direction: column; gap: 6px; min-width: 0; }
.field > label, .field > .label { font-size: .88rem; font-weight: 700; }
.field .opt { font-weight: 500; color: var(--muted); }
.input, .field input:not([type="checkbox"]):not([type="radio"]), .field select, .field textarea {
  width: 100%; min-height: 50px; padding: 12px 14px; border-radius: var(--radius-sm); border: 1.5px solid var(--line); background: var(--surface);
  font-size: 1rem; transition: border-color .2s, box-shadow .2s;
}
.field textarea { min-height: 110px; resize: vertical; }
.field select { appearance: none; -webkit-appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none'%3E%3Cpath d='M1 1.5l5 5 5-5' stroke='%236a6861' stroke-width='1.6' stroke-linecap='round'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 14px center; padding-right: 36px; }
.field input:hover, .field select:hover, .field textarea:hover { border-color: #cfc7b7; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 4px rgba(31, 87, 69, .14); }
.field.has-error input, .field.has-error select, .field.has-error textarea { border-color: var(--warn); }
.field-error { color: var(--warn); font-size: .84rem; font-weight: 600; display: flex; gap: 6px; align-items: center; }
.field-error::before { content: '!'; flex: none; width: 16px; height: 16px; border-radius: 50%; background: var(--warn); color: #fff; font-size: .7rem; font-weight: 800; display: grid; place-items: center; }
.check { display: flex; gap: 12px; align-items: flex-start; font-size: .92rem; cursor: pointer; }
.check input { width: 20px; height: 20px; margin: 2px 0 0; accent-color: var(--accent); flex: none; cursor: pointer; }
.form-note { font-size: .8rem; color: var(--muted); margin: 0; }
.form-alert { padding: 12px 14px; border-radius: var(--radius-sm); background: #fbeee9; color: var(--warn); font-weight: 600; font-size: .92rem; border: 1px solid #f1d3c8; }
.success:focus { outline: none; }
.success { text-align: center; padding: 28px 12px; animation: fadeUp .4s var(--ease) both; }
.success__icon { width: 64px; height: 64px; border-radius: 50%; background: var(--accent-50); color: var(--accent); display: grid; place-items: center; margin: 0 auto 16px; }
.success__icon svg { width: 30px; height: 30px; }
.success h3 { margin-bottom: 8px; }
.success p { color: var(--muted); max-width: 44ch; margin: 0 auto 18px; }
.success .ref { font-size: .8rem; color: var(--muted); }

.panel { background: var(--surface); border: 1px solid var(--line); border-radius: 18px; padding: clamp(22px, 3.4vw, 40px); box-shadow: var(--shadow-sm); }
.panel h2 { font-size: clamp(1.5rem, 2.6vw, 2rem); }

.two-col { display: grid; grid-template-columns: 1fr 1.25fr; gap: clamp(28px, 5vw, 72px); align-items: start; }
@media (max-width: 900px) { .two-col { grid-template-columns: 1fr; } }

/* ---------- Results page ---------- */
.results-top { background: var(--surface); border-bottom: 1px solid var(--line); padding: 28px 0 20px; }
.results-top h1 { font-size: clamp(1.8rem, 3.4vw, 2.6rem); margin-bottom: 16px; }
.results-bar { display: flex; gap: 12px; align-items: center; flex-wrap: wrap; }
.results-bar .seg { display: inline-flex; background: var(--stone); padding: 4px; border-radius: 999px; }
.seg button, .seg a { border: 0; background: transparent; padding: 9px 18px; border-radius: 999px; font-weight: 700; font-size: .9rem; cursor: pointer; color: var(--muted); min-height: 40px; text-decoration: none; display: inline-flex; align-items: center; }
.seg [aria-pressed="true"], .seg [aria-current="page"] { background: var(--surface); color: var(--ink); box-shadow: var(--shadow-sm); }
.loc-search { flex: 1 1 300px; position: relative; display: flex; }
.loc-search svg { position: absolute; left: 16px; top: 50%; transform: translateY(-50%); width: 18px; height: 18px; color: var(--muted); pointer-events: none; }
.loc-search input { width: 100%; min-height: 48px; border-radius: 999px; border: 1.5px solid var(--line); padding: 10px 16px 10px 44px; background: var(--bg); font-size: 1rem; }
.loc-search input:focus { outline: none; border-color: var(--accent); box-shadow: 0 0 0 4px rgba(31, 87, 69, .14); background: #fff; }
.results-layout { display: grid; grid-template-columns: 270px minmax(0, 1fr); gap: 28px; padding-top: 28px; padding-bottom: 80px; }
.filters { position: sticky; top: calc(var(--header-h) + 16px); align-self: start; max-height: calc(100vh - var(--header-h) - 32px); overflow-y: auto; background: var(--surface); border: 1px solid var(--line); border-radius: 16px; padding: 22px; scrollbar-width: thin; }
.filters h2 { font-family: var(--font-body); font-size: 1rem; font-weight: 800; margin: 0; }
.filters__head { display: flex; justify-content: space-between; align-items: center; margin-bottom: 14px; }
.filters .field { margin-bottom: 14px; }
.filters .field input, .filters .field select { min-height: 44px; padding: 8px 12px; font-size: .95rem; }
.filters fieldset { border: 0; padding: 0; margin: 4px 0 16px; }
.filters legend { font-size: .88rem; font-weight: 700; margin-bottom: 8px; padding: 0; }
.filters .check { padding: 6px 0; }
.filters hr { border: 0; border-top: 1px solid var(--line); margin: 6px 0 16px; }
.text-btn { border: 0; background: none; color: var(--accent); font-weight: 700; cursor: pointer; padding: 6px 4px; font-size: .9rem; text-decoration: underline; text-underline-offset: 3px; }
.results-meta { display: flex; justify-content: space-between; align-items: center; gap: 12px; margin-bottom: 20px; flex-wrap: wrap; }
.results-count { font-weight: 700; font-size: 1.05rem; margin: 0; }
.sort-select { display: flex; align-items: center; gap: 8px; font-size: .9rem; font-weight: 600; }
.sort-select select { min-height: 42px; border-radius: 999px; border: 1.5px solid var(--line); padding: 6px 36px 6px 14px; background: var(--surface) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none'%3E%3Cpath d='M1 1.5l5 5 5-5' stroke='%236a6861' stroke-width='1.6' stroke-linecap='round'/%3E%3C/svg%3E") no-repeat right 14px center; appearance: none; -webkit-appearance: none; font-weight: 600; cursor: pointer; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; margin-bottom: 18px; }
.chip { display: inline-flex; align-items: center; gap: 6px; background: var(--accent-50); color: var(--accent-600); border: 0; border-radius: 999px; padding: 6px 8px 6px 12px; font-size: .84rem; font-weight: 700; cursor: pointer; min-height: 34px; }
.chip span[aria-hidden] { width: 18px; height: 18px; border-radius: 50%; background: rgba(31,87,69,.15); display: grid; place-items: center; font-size: .8rem; }
.chip:hover { background: #d6e7de; }
.filter-toggle { display: none; }
.filters .filters__close, .filters__apply { display: none; }
.filters__head .text-btn { margin-left: auto; margin-right: 6px; }
.empty { text-align: center; padding: clamp(40px, 8vw, 80px) 20px; background: var(--surface); border: 1px dashed var(--stone-2); border-radius: 18px; }
.empty__icon { width: 64px; height: 64px; margin: 0 auto 16px; color: var(--muted); }
.empty h2 { font-size: 1.5rem; }
.empty p { color: var(--muted); max-width: 46ch; margin: 0 auto 20px; }
.load-more { display: flex; flex-direction: column; align-items: center; gap: 10px; margin-top: 36px; }
.load-more p { font-size: .88rem; color: var(--muted); margin: 0; }
.progress { width: 200px; height: 4px; background: var(--line); border-radius: 4px; overflow: hidden; }
.progress span { display: block; height: 100%; background: var(--accent); }
.alert-inline { margin-top: 36px; display: grid; grid-template-columns: 1fr auto; gap: 16px; align-items: center; background: var(--ink); color: #fff; border-radius: 16px; padding: 24px 28px; }
.alert-inline h3 { margin: 0 0 4px; font-size: 1.2rem; }
.alert-inline p { margin: 0; color: #cfcbc2; font-size: .94rem; }
@media (max-width: 620px) { .alert-inline { grid-template-columns: 1fr; } }

@media (max-width: 960px) {
  .results-layout { grid-template-columns: 1fr; }
  .filter-toggle { display: inline-flex; }
  .filters { position: fixed; inset: 0; z-index: 90; max-height: none; border-radius: 0; border: 0; transform: translateX(-100%); transition: transform .3s var(--ease); padding: 20px var(--gutter) 100px; visibility: hidden; }
  .filters.open { transform: none; visibility: visible; }
  .filters .filters__close { display: grid; }
  .filters__apply { display: block; position: fixed; left: 0; right: 0; bottom: 0; padding: 14px var(--gutter); background: var(--surface); border-top: 1px solid var(--line); }
  .mobile-filter-fab { position: fixed; bottom: 18px; left: 50%; transform: translateX(-50%); z-index: 40; box-shadow: var(--shadow-lg); }
}
@media (min-width: 961px) { .mobile-filter-fab { display: none !important; } }

/* ---------- Property details ---------- */
.breadcrumbs { font-size: .86rem; color: var(--muted); padding: 18px 0; }
.breadcrumbs ol { list-style: none; display: flex; flex-wrap: wrap; gap: 6px; margin: 0; padding: 0; }
.breadcrumbs li:not(:last-child)::after { content: '/'; margin-left: 6px; opacity: .5; }
.breadcrumbs a { text-decoration: none; }
.breadcrumbs a:hover { text-decoration: underline; }
.gallery { display: grid; grid-template-columns: 2fr 1fr; grid-template-rows: 1fr 1fr; gap: 10px; height: clamp(300px, 52vw, 560px); border-radius: 20px; overflow: hidden; position: relative; }
.gallery button { border: 0; padding: 0; margin: 0; cursor: zoom-in; overflow: hidden; background: var(--stone-2); display: block; width: 100%; height: 100%; }
.gallery button img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease), filter .3s; }
.gallery button:hover img { transform: scale(1.04); }
.gallery .g-main { grid-row: 1 / 3; }
.gallery__all { position: absolute; right: 16px; bottom: 16px; }
.gallery__all .btn { box-shadow: var(--shadow); }
.thumbs { display: flex; gap: 10px; margin-top: 10px; overflow-x: auto; padding-bottom: 6px; scrollbar-width: thin; }
.thumbs button { flex: none; width: 110px; height: 76px; border-radius: 10px; overflow: hidden; border: 2px solid transparent; padding: 0; cursor: pointer; background: var(--stone-2); }
.thumbs button img { width: 100%; height: 100%; object-fit: cover; }
.thumbs button:hover { border-color: var(--accent); }
@media (max-width: 700px) {
  .gallery { grid-template-columns: 1fr; grid-template-rows: 1fr; height: 300px; border-radius: 16px; }
  .gallery button:not(.g-main) { display: none; }
  .gallery .g-main { grid-row: auto; }
}
.prop-layout { display: grid; grid-template-columns: minmax(0, 1fr) 380px; gap: clamp(28px, 4vw, 56px); padding: 36px 0 90px; }
@media (max-width: 1000px) { .prop-layout { grid-template-columns: 1fr; } }
.prop-head { display: flex; justify-content: space-between; gap: 20px; align-items: flex-start; flex-wrap: wrap; padding-bottom: 24px; border-bottom: 1px solid var(--line); margin-bottom: 28px; }
.prop-head .price { font-family: var(--font-display); font-size: clamp(2rem, 4vw, 2.9rem); line-height: 1; margin: 12px 0 8px; }
.prop-head .price small { font-family: var(--font-body); font-size: .9rem; color: var(--muted); font-weight: 700; }
.prop-head h1 { font-family: var(--font-body); font-size: clamp(1.15rem, 2vw, 1.4rem); font-weight: 700; margin: 0 0 4px; text-transform: capitalize; letter-spacing: 0; }
.prop-head .addr { color: var(--muted); margin: 0; display: flex; align-items: center; gap: 6px; }
.prop-head .addr svg { width: 18px; height: 18px; }
.prop-actions { display: flex; gap: 8px; flex-wrap: wrap; }
.prop-actions .btn svg { width: 18px; height: 18px; }
.prop-actions .btn[aria-pressed="true"] { --b-fg: #c0392b; --b-bd: #e8b4ad; }
.prop-actions .btn[aria-pressed="true"] svg { fill: currentColor; }
.key-facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: 14px; overflow: hidden; margin-bottom: 40px; }
.key-facts div { background: var(--surface); padding: 16px 18px; }
.key-facts dt { font-size: .74rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: 4px; }
.key-facts dd { margin: 0; font-weight: 700; display: flex; align-items: center; gap: 8px; }
.key-facts dd svg { width: 18px; height: 18px; color: var(--accent); flex: none; }
@media (max-width: 640px) { .key-facts { grid-template-columns: 1fr 1fr; } }
.prop-section { margin-bottom: 44px; }
.prop-section h2 { font-size: clamp(1.4rem, 2.4vw, 1.8rem); }
.prop-section p { color: var(--ink-2); }
.epc { display: inline-flex; align-items: center; justify-content: center; min-width: 28px; height: 24px; padding: 0 8px; border-radius: 6px; font-weight: 800; font-size: .82rem; color: #fff; }
.epc-A, .epc-B { background: #2b8a3e; } .epc-C { background: #6aa84f; } .epc-D { background: #d8a100; color: #1c1c1a; } .epc-E { background: #e07b24; } .epc-F, .epc-G { background: #c0392b; }
.map { position: relative; height: 320px; border-radius: 16px; overflow: hidden; border: 1px solid var(--line); background: #e9e4d8; }
.map svg { width: 100%; height: 100%; display: block; }
.map__pin { position: absolute; left: 50%; top: 50%; transform: translate(-50%, -50%); }
.map__radius { width: 150px; height: 150px; border-radius: 50%; background: rgba(31, 87, 69, .15); border: 2px dashed rgba(31, 87, 69, .5); display: grid; place-items: center; }
.map__dot { width: 18px; height: 18px; border-radius: 50%; background: var(--accent); border: 3px solid #fff; box-shadow: 0 2px 8px rgba(0,0,0,.3); }
.map__label { position: absolute; left: 16px; bottom: 16px; background: var(--surface); padding: 10px 14px; border-radius: 10px; font-size: .86rem; box-shadow: var(--shadow); max-width: calc(100% - 32px); }
.map__label strong { display: block; }
.info-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-top: 20px; }
.info-grid .tile { padding: 20px; }
.info-grid ul { margin: 0; padding-left: 18px; color: var(--ink-2); font-size: .94rem; }
.info-grid li { margin-bottom: 6px; }
@media (max-width: 640px) { .info-grid { grid-template-columns: 1fr; } }
.enquiry-card { position: sticky; top: calc(var(--header-h) + 20px); }
.enquiry-card .panel { padding: 26px; }
.enquiry-card h2 { font-size: 1.45rem; margin-bottom: 4px; }
.enquiry-card .form { gap: 12px; }
.enquiry-card .field input:not([type=checkbox]), .enquiry-card .field textarea { min-height: 46px; padding: 10px 12px; }
.enquiry-card .field textarea { min-height: 90px; }
.agent-box { display: flex; gap: 12px; align-items: center; padding: 14px 0 18px; margin-bottom: 16px; border-bottom: 1px solid var(--line); font-size: .9rem; }
.agent-box__avatar { width: 46px; height: 46px; border-radius: 50%; background: var(--accent); color: #fff; display: grid; place-items: center; flex: none; }
.agent-box__avatar svg { width: 26px; height: 26px; }
.viewing-cta { margin-top: 14px; }
.mortgage { display: grid; grid-template-columns: repeat(3, 1fr); gap: 14px; }
.mortgage-result { margin-top: 18px; padding: 18px 20px; background: var(--accent-50); border-radius: 14px; display: flex; justify-content: space-between; align-items: center; gap: 12px; flex-wrap: wrap; }
.mortgage-result strong { font-family: var(--font-display); font-size: 1.8rem; font-weight: 500; }
@media (max-width: 640px) { .mortgage { grid-template-columns: 1fr; } }
.mobile-enquire { display: none; }
@media (max-width: 1000px) {
  .enquiry-card { position: static; }
  .mobile-enquire { display: flex; gap: 10px; position: fixed; left: 0; right: 0; bottom: 0; z-index: 45; padding: 12px var(--gutter); background: rgba(255,255,255,.96); border-top: 1px solid var(--line); backdrop-filter: blur(8px); }
  .mobile-enquire .btn { flex: 1; }
  .page-property { padding-bottom: 76px; }
}

/* ---------- Modal & lightbox ---------- */
.modal { position: fixed; inset: 0; z-index: 120; display: grid; place-items: center; padding: 16px; }
.modal[hidden] { display: none; }
.modal__backdrop { position: absolute; inset: 0; background: rgba(20,20,18,.6); animation: fade .25s both; }
.modal__dialog { position: relative; width: 100%; max-width: 560px; max-height: calc(100vh - 32px); overflow-y: auto; background: var(--surface); border-radius: 20px; padding: clamp(22px, 4vw, 36px); box-shadow: var(--shadow-lg); animation: modalIn .3s var(--ease) both; }
.modal__dialog h2 { font-size: 1.7rem; padding-right: 40px; }
.modal__close { position: absolute; top: 14px; right: 14px; width: 44px; height: 44px; border-radius: 50%; border: 0; background: var(--stone); cursor: pointer; display: grid; place-items: center; }
.modal__close:hover { background: var(--stone-2); }
.modal__close svg { width: 18px; height: 18px; }
@keyframes fade { from { opacity: 0; } }
@keyframes modalIn { from { opacity: 0; transform: translateY(16px) scale(.98); } }
body.no-scroll { overflow: hidden; }

.lightbox { position: fixed; inset: 0; z-index: 130; background: rgba(12,12,11,.96); color: #fff; display: flex; flex-direction: column; animation: fade .25s both; }
.lightbox[hidden] { display: none; }
.lightbox__top { display: flex; justify-content: space-between; align-items: center; padding: 14px 18px; }
.lightbox__stage { flex: 1; position: relative; display: flex; align-items: center; justify-content: center; min-height: 0; padding: 0 70px; }
.lightbox__stage img { max-width: 100%; max-height: 100%; object-fit: contain; border-radius: 6px; animation: fade .3s both; }
.lb-btn { width: 52px; height: 52px; border-radius: 50%; border: 1px solid rgba(255,255,255,.25); background: rgba(255,255,255,.08); color: #fff; cursor: pointer; display: grid; place-items: center; transition: background .2s; }
.lb-btn:hover { background: rgba(255,255,255,.2); }
.lb-btn svg { width: 22px; height: 22px; }
.lightbox__prev, .lightbox__next { position: absolute; top: 50%; transform: translateY(-50%); }
.lightbox__prev { left: 12px; } .lightbox__next { right: 12px; }
.lightbox__strip { display: flex; gap: 8px; padding: 14px 18px 20px; overflow-x: auto; justify-content: center; }
.lightbox__strip button { flex: none; width: 80px; height: 56px; border-radius: 8px; overflow: hidden; border: 2px solid transparent; padding: 0; opacity: .55; cursor: pointer; background: #333; }
.lightbox__strip button[aria-current="true"] { opacity: 1; border-color: #fff; }
.lightbox__strip img { width: 100%; height: 100%; object-fit: cover; }
@media (max-width: 640px) { .lightbox__stage { padding: 0 8px; } .lightbox__prev, .lightbox__next { top: auto; bottom: -64px; transform: none; } .lightbox__prev { left: 18px; } .lightbox__next { right: 18px; } .lightbox__strip { justify-content: flex-start; padding-top: 80px; } }

/* ---------- Cookie banner ---------- */
.cookie { position: fixed; left: 16px; right: 16px; bottom: 16px; z-index: 110; max-width: 560px; background: var(--ink); color: #f4f1ea; border-radius: 18px; padding: 22px 24px; box-shadow: var(--shadow-lg); animation: fadeUp .4s var(--ease) both; }
.cookie[hidden] { display: none; }
.cookie p { margin: 0 0 16px; font-size: .94rem; color: #d9d5cc; }
.cookie p strong { color: #fff; display: block; font-size: 1rem; margin-bottom: 4px; }
.cookie__actions { display: flex; gap: 10px; flex-wrap: wrap; }
.cookie a { color: #fff; }
.toggle-row { display: flex; justify-content: space-between; align-items: flex-start; gap: 20px; padding: 16px 0; border-bottom: 1px solid var(--line); }
.toggle-row:last-of-type { border-bottom: 0; }
.toggle-row p { margin: 2px 0 0; font-size: .88rem; color: var(--muted); }
.switch { position: relative; flex: none; width: 52px; height: 30px; }
.switch input { position: absolute; inset: 0; opacity: 0; margin: 0; cursor: pointer; z-index: 1; }
.switch span { position: absolute; inset: 0; background: #cfc8ba; border-radius: 999px; transition: background .2s; }
.switch span::after { content: ''; position: absolute; top: 3px; left: 3px; width: 24px; height: 24px; background: #fff; border-radius: 50%; transition: transform .2s var(--ease); box-shadow: var(--shadow-sm); }
.switch input:checked + span { background: var(--accent); }
.switch input:checked + span::after { transform: translateX(22px); }
.switch input:focus-visible + span { outline: 3px solid var(--accent); outline-offset: 3px; }
.switch input:disabled { cursor: not-allowed; }
.switch input:disabled + span { opacity: .6; }

/* ---------- Toast ---------- */
.toast-region { position: fixed; top: calc(var(--header-h) + 12px); right: 16px; z-index: 140; display: flex; flex-direction: column; gap: 8px; pointer-events: none; }
.toast { pointer-events: auto; background: var(--ink); color: #fff; padding: 12px 16px; border-radius: 12px; font-size: .92rem; font-weight: 600; box-shadow: var(--shadow-lg); display: flex; align-items: center; gap: 10px; animation: toastIn .3s var(--ease) both; max-width: 340px; }
.toast a { color: #a9d3c2; }
.toast.out { animation: toastOut .3s var(--ease) both; }
@keyframes toastIn { from { opacity: 0; transform: translateY(-8px); } }
@keyframes toastOut { to { opacity: 0; transform: translateY(-8px); } }

/* ---------- Footer ---------- */
.site-footer { background: var(--ink); color: #d9d5cc; padding: clamp(56px, 8vw, 90px) 0 28px; }
.footer-top { display: grid; grid-template-columns: 1.5fr repeat(4, 1fr); gap: 36px; padding-bottom: 48px; border-bottom: 1px solid rgba(255,255,255,.1); }
.site-footer .logo { color: #fff; margin-bottom: 16px; }
.site-footer h2 { font-family: var(--font-body); font-size: .78rem; font-weight: 800; letter-spacing: .16em; text-transform: uppercase; color: #fff; margin-bottom: 16px; }
.site-footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.site-footer a { text-decoration: none; color: #d9d5cc; }
.site-footer a:hover { color: #fff; text-decoration: underline; text-underline-offset: 4px; }
.site-footer address { font-style: normal; line-height: 1.7; }
.footer-tagline { font-family: var(--font-display); font-size: 1.3rem; color: #fff; margin-bottom: 20px; }
.footer-bottom { display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; padding-top: 24px; font-size: .84rem; color: #9f9a90; }
.footer-bottom button { background: none; border: 0; color: #9f9a90; text-decoration: underline; cursor: pointer; padding: 0; font-size: .84rem; }
@media (max-width: 960px) { .footer-top { grid-template-columns: 1fr 1fr; } .footer-top > :first-child { grid-column: 1 / -1; } }
@media (max-width: 420px) { .footer-top { grid-template-columns: 1fr; } }

/* ---------- Content pages ---------- */
.prose { max-width: 760px; }
.prose h2 { margin-top: 1.6em; font-size: 1.6rem; }
.prose p, .prose li { color: var(--ink-2); }
.faq { border-top: 1px solid var(--line); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary { list-style: none; cursor: pointer; padding: 20px 44px 20px 0; font-weight: 700; font-size: 1.05rem; position: relative; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: '+'; position: absolute; right: 6px; top: 50%; transform: translateY(-50%); font-size: 1.6rem; font-weight: 400; color: var(--accent); transition: transform .25s var(--ease); }
.faq details[open] summary::after { transform: translateY(-50%) rotate(45deg); }
.faq details p { color: var(--ink-2); padding-bottom: 20px; margin: 0; max-width: 70ch; }
.stat-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.stat-row div { border-top: 2px solid var(--accent); padding-top: 16px; }
.stat-row strong { font-family: var(--font-display); font-size: 2rem; font-weight: 500; display: block; }
.stat-row span { color: var(--muted); font-size: .92rem; }
@media (max-width: 760px) { .stat-row { grid-template-columns: 1fr 1fr; } }
.contact-list { list-style: none; padding: 0; margin: 0 0 28px; display: grid; gap: 18px; }
.contact-list li { display: flex; gap: 14px; }
.contact-list .tile__icon { margin: 0; flex: none; }
.contact-list strong { display: block; }
.not-found { min-height: 60vh; display: grid; place-items: center; text-align: center; padding: 80px 0; }
.not-found .big { font-family: var(--font-display); font-size: clamp(4rem, 12vw, 8rem); color: var(--accent); line-height: 1; margin-bottom: 10px; }
.page-fade { animation: pageIn .45s var(--ease) backwards; }
@keyframes pageIn { from { opacity: 0; transform: translateY(6px); } }
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.in { opacity: 1; transform: none; }
.hide-sm { } @media (max-width: 640px) { .hide-sm { display: none !important; } }

/* ---------- Staff-managed media on property pages (only rendered when present) ---------- */
.media-embed { margin: 0 0 22px; }
.media-embed figcaption { margin-top: 8px; font-size: .9rem; color: var(--muted); }
.media-frame { position: relative; aspect-ratio: 16 / 9; border-radius: 16px; overflow: hidden; background: #111; border: 1px solid var(--line); }
.media-frame iframe, .media-frame video { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; background: #111; }
.media-grid { display: grid; grid-template-columns: repeat(auto-fill, minmax(180px, 1fr)); gap: 14px; }
.media-grid .media-embed--wide { grid-column: 1 / -1; }
.media-thumb { display: flex; flex-direction: column; padding: 0; border: 1px solid var(--line); border-radius: 12px; overflow: hidden; background: var(--surface); text-align: left; text-decoration: none; cursor: zoom-in; transition: box-shadow .25s, transform .25s var(--ease); }
a.media-thumb { cursor: pointer; }
.media-thumb:hover { box-shadow: var(--shadow); transform: translateY(-2px); }
.media-thumb img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; background: var(--stone); }
.media-thumb > span:last-child { padding: 10px 12px; font-weight: 600; font-size: .9rem; }
.media-thumb__pdf { aspect-ratio: 4 / 3; display: grid; place-items: center; background: var(--stone); color: var(--accent); font-weight: 800; letter-spacing: .12em; }

/* ---------- Staff preview bar (only on /staff/properties/:id/preview) ---------- */
.preview-bar { position: relative; z-index: 1; background: #fbf3dd; border-bottom: 1px solid #ecdcae; color: #4a3a12; padding: 12px 0; margin-top: var(--header-h); }
.preview-bar__inner { display: flex; align-items: center; justify-content: space-between; gap: 12px 20px; flex-wrap: wrap; }
.preview-bar p { margin: 0; font-size: .92rem; }
.preview-bar__status { display: inline-block; margin-left: 6px; padding: 2px 10px; border-radius: 999px; background: #fff; font-weight: 700; font-size: .78rem; }
.preview-bar__actions { display: flex; gap: 8px; flex-wrap: wrap; }
body:not(.is-home) .preview-bar { margin-top: 0; }

/* ==========================================================================
   Lettings additions: HMO & room listings, reference images, disclaimers
   (built from the existing tokens so they sit naturally in the approved design)
   ========================================================================== */
.ref-badge { position: absolute; left: 10px; bottom: 10px; z-index: 1; max-width: calc(100% - 20px); padding: 5px 9px; border-radius: 8px; background: rgba(28, 28, 26, .78); color: #fff; font-size: .7rem; font-weight: 700; line-height: 1.3; pointer-events: none; }
.card__media .ref-badge { bottom: 44px; }
.gallery button { position: relative; }
.lightbox__ref { position: absolute; left: 50%; bottom: 14px; transform: translateX(-50%); margin: 0; padding: 6px 12px; border-radius: 8px; background: rgba(0, 0, 0, .7); color: #fff; font-size: .8rem; font-weight: 600; text-align: center; max-width: 90%; }
.room-chips { list-style: none; padding: 0; margin: 0 0 14px; display: flex; flex-wrap: wrap; gap: 6px; }
.room-chips li { padding: 4px 10px; border-radius: 999px; background: var(--accent-50); color: var(--accent-600); font-size: .78rem; font-weight: 700; }
.results-bar--looking { margin-top: 14px; }
.looking-label { font-weight: 700; font-size: .9rem; color: var(--ink-2); }
.rooms-summary { font-size: 1.05rem; margin: 0 0 16px; }
.room-grid { margin-bottom: 18px; }
.room-tile { display: flex; flex-direction: column; border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: var(--surface); color: inherit; text-decoration: none; transition: box-shadow .3s var(--ease), transform .3s var(--ease); }
.room-tile:hover { box-shadow: var(--shadow); transform: translateY(-2px); }
.room-tile__img { position: relative; display: block; aspect-ratio: 10 / 7; background: var(--stone); overflow: hidden; }
.room-tile__img img { width: 100%; height: 100%; object-fit: cover; }
.room-tile__ph { display: grid; place-items: center; height: 100%; color: var(--muted); }
.room-tile__ph svg { width: 34px; height: 34px; }
.room-tile__body { display: grid; gap: 4px; padding: 14px 16px 16px; }
.room-tile__body > span:first-of-type { color: var(--muted); font-size: .9rem; }
.room-tile__price { font-family: var(--font-display); font-size: 1.25rem; font-weight: 600; }
.room-tile--let, .room-tile--unavailable { opacity: .72; }
.room-status { display: inline-flex; align-items: center; gap: 6px; font-size: .78rem; font-weight: 800; letter-spacing: .04em; color: var(--muted); }
.room-status::before { content: ''; width: 8px; height: 8px; border-radius: 50%; background: currentColor; }
.room-status--available { color: var(--accent); }
.room-status--let { color: #8a5a12; }
.room-list { list-style: none; padding: 0; margin: 0; border: 1px solid var(--line); border-radius: var(--radius-sm); overflow: hidden; }
.room-list li { display: flex; justify-content: space-between; gap: 12px; padding: 10px 14px; background: var(--surface); }
.room-list li + li { border-top: 1px solid var(--line); }
.info-list { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--radius-sm); overflow: hidden; margin: 0 0 18px; }
.info-list div { background: var(--surface); padding: 12px 16px; }
.info-list dt { font-size: .72rem; font-weight: 800; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); margin-bottom: 2px; }
.info-list dd { margin: 0; font-weight: 600; }
@media (max-width: 560px) { .info-list { grid-template-columns: 1fr; } }
.h-sub { font-size: 1.05rem; margin: 18px 0 10px; }
.third-party-note { margin-top: 10px; padding: 12px 14px; border-radius: var(--radius-sm); background: var(--stone); font-size: .85rem; }
.third-party-note p { margin: 0 0 6px; color: var(--ink-2); }
.third-party-note p:last-child { margin: 0; }
.important-info { border-top: 1px solid var(--line); padding-top: 28px; }
.important-info__item h3 { font-size: .95rem; margin: 0 0 6px; }
.important-info__item p { font-size: .86rem; color: var(--muted); margin: 0 0 8px; }
.important-info__item + .important-info__item { margin-top: 14px; }
.room-context { margin: -18px 0 22px; color: var(--ink-2); }
.fp-pins { margin: 0 0 18px; }
.fp-pins__img { position: relative; border: 1px solid var(--line); border-radius: var(--radius-sm); overflow: hidden; background: #fff; }
.fp-pins__img img { display: block; width: 100%; height: auto; }
.fp-pin { position: absolute; transform: translate(-50%, -50%); min-width: 30px; height: 30px; padding: 0 8px; border-radius: 999px; display: grid; place-items: center; font-size: .78rem; font-weight: 800; color: #fff; text-decoration: none; box-shadow: 0 2px 6px rgba(0, 0, 0, .25); border: 2px solid #fff; }
.fp-pin--available { background: var(--accent); }
.fp-pin--let, .fp-pin--unavailable { background: #8a857b; }
.fp-pins figcaption { margin-top: 8px; font-size: .85rem; color: var(--muted); display: flex; flex-wrap: wrap; gap: 12px; align-items: center; }
.fp-key { display: inline-flex; align-items: center; gap: 6px; }
.fp-key__dot { width: 12px; height: 12px; border-radius: 50%; display: inline-block; }

/* ---- Brand refresh (Oct 2026): mint #00DEB6 + deep navy #102A43 + white replace the black / dark-grey
   branding areas. Existing dark green buttons and links (--accent) are deliberately unchanged. */
:root { --tp-mint: #00DEB6; --tp-navy: #102A43; --tp-slate: #52606D; }
.section--ink, .site-footer { background: var(--tp-navy); }
.site-footer { border-top: 4px solid var(--tp-mint); }
.site-footer h2 { color: var(--tp-mint); }
.section--ink .eyebrow { color: var(--tp-mint); }
.section--ink .tile__icon { background: rgba(0, 222, 182, .12); color: var(--tp-mint); }
.alert-inline { background: var(--tp-mint); color: var(--tp-navy); }
.alert-inline p { color: #1d3a57; }
.tag--sale { background: var(--tp-mint); color: var(--tp-navy); }
.steps-tabs button[aria-selected="true"], .skip-link, .cookie, .toast { background: var(--tp-navy); }

/* Deposit protection scheme logos in the homepage hero (supplied DPS / TDS artwork, cropped with CSS only
   so the original files are shown undistorted). */
.hero__schemes { display: flex; flex-wrap: wrap; align-items: center; gap: 10px 12px; margin-top: 22px; }
.hero__schemes-label { font-size: .74rem; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: #fff; opacity: .9; text-shadow: 0 1px 12px rgba(0,0,0,.35); margin-right: 4px; }
.scheme { display: inline-flex; align-items: center; background: #fff; border-radius: 12px; padding: 7px 12px; box-shadow: 0 10px 24px -14px rgba(0,0,0,.55); }
.scheme__crop { position: relative; display: block; overflow: hidden; height: 44px; }
.scheme__crop img { position: absolute; max-width: none; height: auto; }
.scheme--dps .scheme__crop { aspect-ratio: 352 / 385; }
.scheme--dps .scheme__crop img { width: 363.64%; left: -131.25%; top: -43.12%; }
.scheme--tds .scheme__crop { aspect-ratio: 1855 / 720; }
.scheme--tds .scheme__crop img { width: 127.65%; left: -13.48%; top: -28.47%; }
@media (max-width: 520px) { .scheme__crop { height: 36px; } .hero__schemes-label { flex-basis: 100%; } }
.prequal-next { margin-top: 16px; padding-top: 16px; border-top: 1px solid var(--line); text-align: left; }
.prequal-next p { margin: 0 0 12px; font-size: .95rem; }
.scheme--rics img { display: block; height: 38px; width: auto; }
@media (max-width: 520px) { .scheme--rics img { height: 30px; } }

/* ---- Brand colour (Oct 2026, client request): every dark green becomes mint #00DEB6.
   Mint fills carry deep navy text (#102A43). Text and icons that used the green on light backgrounds
   become navy, because mint text on white isn't readable (contrast about 1.9:1). */
:root { --accent: #00DEB6; --accent-600: #00C7A3; --accent-50: #E0FBF5; --accent-ink: #102A43; --ok: #00A383; --accent-text: #102A43; }
:focus-visible { outline-color: var(--accent-text); }
.eyebrow, .link-arrow, .text-btn, .tag--new, .faq summary::after, .room-status--available, .media-thumb__pdf, .not-found .big { color: var(--accent-text); }
.specs svg, .key-facts dd svg, .tile__icon, .success__icon, .quote svg { color: var(--accent-text); }
.chip, .room-chips li { background: var(--accent-50); color: var(--accent-text); }
.chip span[aria-hidden] { background: rgba(0, 222, 182, .3); }
.badge-count, .tag--rent, .agent-box__avatar { color: var(--accent-ink); }
.btn:hover { box-shadow: 0 8px 20px -10px rgba(0, 160, 130, .7); }
.field input:focus, .field select:focus, .field textarea:focus, .loc-search input:focus { border-color: var(--accent-text); box-shadow: 0 0 0 4px rgba(0, 222, 182, .3); }
.check input { accent-color: var(--accent-text); }
.check-list li::before { background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='10' fill='none'%3E%3Cpath d='M1 5l3.5 3.5L11 1.5' stroke='%23102A43' stroke-width='2' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E"); }
.map__radius { background: rgba(0, 222, 182, .18); border-color: rgba(0, 170, 140, .6); }
.switch input:focus-visible + span { outline-color: var(--accent-text); }
.thumbs button:hover { border-color: var(--accent-text); }
.toast a, .section--ink .eyebrow { color: var(--accent); }
.steps li::before { color: var(--accent); }
.section--ink .tile__icon { color: var(--accent); }