/* ============================================================
   THE ELEET — dark luxury design system
   Gold sampled from their own logo: #CBA273 (dominant),
   #F5D9A0 (highlight), #9E7C55 (shadow). Nothing guessed.
   ============================================================ */

:root{
  /* base */
  --ink:#08080A;
  --ink-2:#0E0E11;
  --surface:#141418;
  --surface-2:#1B1B20;
  --line:rgba(203,162,115,.16);
  --line-soft:rgba(255,255,255,.07);

  /* gold ramp — straight off the logo */
  --gold:#CBA273;
  --gold-lt:#F5D9A0;
  --gold-dp:#9E7C55;
  --gold-glow:rgba(203,162,115,.28);
  --gold-grad:linear-gradient(120deg,#9E7C55 0%,#CBA273 28%,#F5D9A0 52%,#CBA273 74%,#9E7C55 100%);

  /* type */
  --txt:#EDE8E1;
  --txt-mut:#9A948C;
  --txt-dim:#6E6963;
  --serif:"Marcellus",'Times New Roman',serif;
  --sans:"Jost",-apple-system,BlinkMacSystemFont,"Segoe UI",Helvetica,Arial,sans-serif;

  --shell:1280px;
  --pad:clamp(20px,5vw,64px);
  --hdr:84px;
  --ease:cubic-bezier(.22,.61,.36,1);
  --ease-lux:cubic-bezier(.16,1,.3,1);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{
  margin:0;background:var(--ink);color:var(--txt);
  font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.65;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}
img{max-width:100%;display:block;height:auto}
a{color:inherit;text-decoration:none}
button{font:inherit;border:0;background:none;color:inherit}
section[id]{scroll-margin-top:96px}
@media(max-width:640px){section[id]{scroll-margin-top:88px}}

/* ---------- grain + vignette: the "expensive" layer ---------- */
body::before{
  content:"";position:fixed;inset:0;z-index:1;pointer-events:none;opacity:.5;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)' opacity='.32'/%3E%3C/svg%3E");
  mix-blend-mode:overlay;
}
body::after{
  content:"";position:fixed;inset:0;z-index:1;pointer-events:none;
  background:radial-gradient(120% 80% at 50% 0%,transparent 40%,rgba(0,0,0,.55) 100%);
}
main,header,footer{position:relative;z-index:2}

/* ---------- type ---------- */
h1,h2,h3,h4{font-family:var(--serif);font-weight:400;letter-spacing:.004em;margin:0;line-height:1.14}
h1{font-size:clamp(37px,5.6vw,74px)}
h2{font-size:clamp(29px,4vw,50px)}
h3{font-size:clamp(21px,2.4vw,28px)}
p{margin:0 0 1.1em}
.lede{font-size:clamp(17px,1.7vw,21px);color:var(--txt-mut);line-height:1.75;font-weight:300}
.eyebrow{
  font-family:var(--sans);font-size:11px;font-weight:500;letter-spacing:.34em;
  text-transform:uppercase;color:var(--gold);margin:0 0 20px;display:flex;align-items:center;gap:14px;
}
.eyebrow::before{content:"";width:34px;height:1px;background:var(--gold-grad);flex:none}
.eyebrow.ctr{justify-content:center}
.gold{
  background:var(--gold-grad);background-size:200% auto;
  -webkit-background-clip:text;background-clip:text;color:transparent;
  animation:shimmer 7s linear infinite;
}
@keyframes shimmer{to{background-position:200% center}}

/* ---------- layout ---------- */
.wrap{max-width:var(--shell);margin:0 auto;padding-inline:var(--pad)}
.sec{padding:clamp(72px,10vw,140px) 0}
.sec-tight{padding:clamp(52px,7vw,92px) 0}
.grid{display:grid;gap:clamp(20px,3vw,36px)}
.g2{grid-template-columns:repeat(2,1fr)}
.g3{grid-template-columns:repeat(3,1fr)}
.g4{grid-template-columns:repeat(4,1fr)}
.hair{height:1px;background:linear-gradient(90deg,transparent,var(--line),transparent);border:0;margin:0}

/* ---------- header ---------- */
.hd{
  position:fixed;top:var(--cnote-h,0px);left:0;right:0;z-index:80;height:var(--hdr);
  display:flex;align-items:center;
  transition:background .5s var(--ease),backdrop-filter .5s,height .4s var(--ease),border-color .5s;
  border-bottom:1px solid transparent;
}
.hd.stuck{
  height:70px;background:rgba(8,8,10,.82);backdrop-filter:blur(18px) saturate(140%);
  -webkit-backdrop-filter:blur(18px) saturate(140%);border-bottom-color:var(--line);
}
.hd .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;width:100%}
.brand{display:inline-flex;align-items:center;min-height:44px}
.brand img{height:38px;width:auto;transition:height .4s var(--ease)}
.hd.stuck .brand img{height:32px}
.nav{display:flex;align-items:center;gap:clamp(16px,2vw,30px)}
.nav a{
  font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--txt-mut);
  font-weight:400;position:relative;padding:8px 0;transition:color .35s;
}
.nav a::after{
  content:"";position:absolute;left:0;bottom:2px;height:1px;width:0;
  background:var(--gold-grad);transition:width .45s var(--ease-lux);
}
.nav a:hover,.nav a[aria-current="page"]{color:var(--gold-lt)}
.nav a:hover::after,.nav a[aria-current="page"]::after{width:100%}
.hd-cta{display:flex;align-items:center;gap:14px}
.burger{display:none;width:46px;height:46px;align-items:center;justify-content:center;flex-direction:column;gap:5px;cursor:pointer}
.burger i{display:block;width:22px;height:1.5px;background:var(--gold);transition:transform .4s var(--ease),opacity .3s}
.burger.on i:nth-child(1){transform:translateY(6.5px) rotate(45deg)}
.burger.on i:nth-child(2){opacity:0}
.burger.on i:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}

/* mobile nav */
.mnav{
  position:fixed;left:0;right:0;top:0;z-index:70;background:rgba(8,8,10,.98);
  backdrop-filter:blur(20px);-webkit-backdrop-filter:blur(20px);
  padding:calc(var(--hdr) + 18px) var(--pad) 40px;
  transform:translateY(-102%);transition:transform .55s var(--ease-lux);
  max-height:100dvh;overflow-y:auto;border-bottom:1px solid var(--line);
}
.mnav.open{transform:translateY(0)}
.mnav a{
  display:block;padding:15px 0;font-family:var(--serif);font-size:24px;color:var(--txt);
  border-bottom:1px solid var(--line-soft);
}
.mnav a:last-of-type{border-bottom:0}
.mnav .btn{margin-top:22px;width:100%;justify-content:center}

/* ---------- buttons ---------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:10px;
  min-height:52px;padding:0 30px;border-radius:2px;cursor:pointer;
  font-size:12.5px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;
  position:relative;overflow:hidden;transition:transform .4s var(--ease-lux),box-shadow .4s,color .4s;
}
.btn-gold{background:var(--gold-grad);background-size:200% auto;color:#0A0A0B;box-shadow:0 6px 30px -12px var(--gold-glow)}
.btn-gold:hover{background-position:100% center;transform:translateY(-2px);box-shadow:0 14px 42px -14px var(--gold-glow)}
.btn-line{border:1px solid var(--line);color:var(--txt)}
.btn-line:hover{border-color:var(--gold);color:var(--gold-lt);transform:translateY(-2px)}
.btn-sm{min-height:44px;padding:0 20px;font-size:11.5px}
@media(max-width:640px){.btn{width:100%}.btn.auto{width:auto}}

/* link with arrow */
.alink{
  display:inline-flex;align-items:center;gap:9px;color:var(--gold);
  font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;
  padding:8px 0;min-height:40px;
}
.alink svg{transition:transform .45s var(--ease-lux)}
.alink:hover svg{transform:translateX(6px)}

/* ---------- hero ---------- */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;overflow:hidden;padding-top:calc(var(--hdr) + var(--cnote-h,0px))}
.hero-bg{position:absolute;inset:0;z-index:0}
.hero-bg img{width:100%;height:100%;object-fit:cover;transform:scale(1.1);filter:saturate(.72) contrast(1.05) brightness(.55)}
.hero-bg::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(8,8,10,.72) 0%,rgba(8,8,10,.5) 45%,rgba(8,8,10,.96) 100%);
}
.hero .wrap{position:relative;z-index:3;width:100%;padding-block:clamp(60px,10vh,110px)}
.hero h1{max-width:16ch}
.hero .lede{max-width:52ch;margin-top:26px}
.hero-cta{display:flex;gap:14px;margin-top:38px;flex-wrap:wrap}
@media(max-width:640px){.hero-cta{flex-direction:column}.hero{min-height:auto;padding-bottom:70px}}

/* word cascade */
.casc{display:block;overflow:hidden}
.casc>span{display:inline-block;transform:translateY(105%);opacity:0}
.ready .casc>span{animation:cascIn 1.05s var(--ease-lux) forwards}
@keyframes cascIn{to{transform:translateY(0);opacity:1}}

/* scroll cue */
.cue{position:absolute;bottom:34px;left:50%;transform:translateX(-50%);z-index:3;display:flex;flex-direction:column;align-items:center;gap:10px}
.cue span{font-size:9.5px;letter-spacing:.3em;text-transform:uppercase;color:var(--txt-dim)}
.cue i{display:block;width:1px;height:52px;background:linear-gradient(var(--gold),transparent);position:relative;overflow:hidden}
.cue i::after{content:"";position:absolute;top:-52px;left:0;width:1px;height:52px;background:var(--gold-lt);animation:cueRun 2.4s var(--ease) infinite}
@keyframes cueRun{to{top:52px}}
@media(max-width:640px){.cue{display:none}}

/* ---------- reveal engine ---------- */
.rv{opacity:0;transform:translateY(26px);filter:blur(6px);transition:opacity 1s var(--ease-lux),transform 1s var(--ease-lux),filter 1s var(--ease-lux)}
.rv.in{opacity:1;transform:none;filter:blur(0)}
.rv-l{opacity:0;transform:translateX(-30px);filter:blur(6px);transition:all 1.05s var(--ease-lux)}
.rv-l.in{opacity:1;transform:none;filter:blur(0)}
.rv-r{opacity:0;transform:translateX(30px);filter:blur(6px);transition:all 1.05s var(--ease-lux)}
.rv-r.in{opacity:1;transform:none;filter:blur(0)}
.rv-s{opacity:0;transform:scale(1.06);filter:blur(8px);transition:all 1.3s var(--ease-lux)}
.rv-s.in{opacity:1;transform:none;filter:blur(0)}
[data-d="1"]{transition-delay:.09s}[data-d="2"]{transition-delay:.18s}
[data-d="3"]{transition-delay:.27s}[data-d="4"]{transition-delay:.36s}
[data-d="5"]{transition-delay:.45s}[data-d="6"]{transition-delay:.54s}
@media(prefers-reduced-motion:reduce){
  .rv,.rv-l,.rv-r,.rv-s{opacity:1!important;transform:none!important;filter:none!important;transition:none}
  .casc>span{opacity:1!important;transform:none!important;animation:none!important}
  .gold{animation:none}
}

/* scroll progress */
.prog{position:fixed;top:0;left:0;height:2px;width:0;z-index:99;background:var(--gold-grad);box-shadow:0 0 14px var(--gold-glow)}

/* ---------- stat band ---------- */
.stats{border-block:1px solid var(--line);background:linear-gradient(180deg,rgba(203,162,115,.05),transparent)}
.stats .grid{gap:0}
.stat{padding:clamp(30px,4.4vw,54px) clamp(14px,2vw,28px);text-align:center;border-right:1px solid var(--line-soft)}
.stat:last-child{border-right:0}
.stat b{display:block;font-family:var(--serif);font-size:clamp(34px,4.8vw,58px);font-weight:400;line-height:1}
.stat small{display:block;margin-top:12px;font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--txt-mut)}
@media(max-width:860px){.stats .g4{grid-template-columns:repeat(2,1fr)}.stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid var(--line-soft)}}

/* ---------- cards ---------- */
.card{
  background:linear-gradient(165deg,var(--surface),var(--ink-2));
  border:1px solid var(--line-soft);border-radius:3px;padding:clamp(26px,3.4vw,40px);
  position:relative;overflow:hidden;transition:border-color .55s,transform .55s var(--ease-lux),background .55s;
}
.card::before{
  content:"";position:absolute;top:0;left:0;right:0;height:1px;
  background:var(--gold-grad);opacity:0;transition:opacity .55s;
}
.card:hover{border-color:var(--line);transform:translateY(-4px)}
.card:hover::before{opacity:1}
.card h3{margin-bottom:12px}
.card p{color:var(--txt-mut);font-size:15.5px;margin-bottom:0}
.card .num{
  font-family:var(--serif);font-size:13px;letter-spacing:.2em;color:var(--gold-dp);
  display:block;margin-bottom:18px;
}

/* ---------- property / sold cards ---------- */
.pcard{
  border:1px solid var(--line-soft);border-radius:3px;overflow:hidden;background:var(--ink-2);
  transition:border-color .5s,transform .5s var(--ease-lux);display:block;
}
.pcard:hover{border-color:var(--gold);transform:translateY(-5px)}
.pcard .shot{position:relative;aspect-ratio:16/10;overflow:hidden;background:var(--surface)}
.pcard .shot img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--ease-lux)}
.pcard:hover .shot img{transform:scale(1.06)}
.pcard .body{padding:20px 22px 24px}
.pcard .suburb{font-family:var(--serif);font-size:20px;margin:0 0 5px}
.pcard .addr{font-size:13.5px;color:var(--txt-mut);margin:0 0 14px;min-height:1.2em}
.pcard .meta{display:flex;align-items:center;justify-content:space-between;gap:12px;padding-top:14px;border-top:1px solid var(--line-soft)}
.pcard .size{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}
.tag{
  position:absolute;top:14px;left:14px;z-index:2;
  background:var(--gold-grad);color:#0A0A0B;font-size:10px;font-weight:600;
  letter-spacing:.18em;text-transform:uppercase;padding:6px 12px;border-radius:2px;
}
.tag.avail{background:linear-gradient(120deg,#1F6F4E,#34A06F)}
.tag.dark{background:rgba(8,8,10,.82);color:var(--gold-lt);border:1px solid var(--line)}

/* ---------- team ---------- */
.tcard{position:relative;overflow:hidden;border-radius:3px;background:var(--surface);border:1px solid var(--line-soft);transition:border-color .5s,transform .5s var(--ease-lux)}
.tcard:hover{border-color:var(--gold);transform:translateY(-5px)}
.tcard .shot{aspect-ratio:4/5;overflow:hidden;position:relative}
.tcard .shot img{width:100%;height:100%;object-fit:cover;filter:grayscale(1) contrast(1.06) brightness(.9);transition:filter .8s var(--ease),transform 1.1s var(--ease-lux)}
.tcard:hover .shot img{filter:grayscale(0) contrast(1) brightness(1);transform:scale(1.05)}
.tcard .shot::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 46%,rgba(8,8,10,.92) 100%)}
.tcard .who{position:absolute;left:0;right:0;bottom:0;padding:20px;z-index:2}
.tcard .who b{display:block;font-family:var(--serif);font-size:19px;font-weight:400;line-height:1.25}
.tcard .who small{display:block;margin-top:5px;font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--gold)}

/* ---------- split feature ---------- */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(32px,5vw,80px);align-items:center}
.split.rev{grid-template-columns:1fr 1.05fr}
.split .art{position:relative;border-radius:3px;overflow:hidden;aspect-ratio:4/3.2}
.split .art img{width:100%;height:100%;object-fit:cover}
.split .art::after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px var(--line);pointer-events:none}
@media(max-width:900px){.split,.split.rev{grid-template-columns:1fr}}

/* gold frame accent */
.framed{position:relative}
.framed::before{
  content:"";position:absolute;inset:-14px -14px 14px 14px;border:1px solid var(--line);
  border-radius:3px;pointer-events:none;z-index:-1;
}
@media(max-width:640px){.framed::before{display:none}}

/* ---------- accordion (FAQ) ---------- */
.acc{border-top:1px solid var(--line-soft)}
.acc-i{border-bottom:1px solid var(--line-soft)}
.acc-q{
  width:100%;display:flex;align-items:center;justify-content:space-between;gap:20px;
  padding:26px 0;text-align:left;cursor:pointer;font-family:var(--serif);
  font-size:clamp(18px,2vw,23px);color:var(--txt);transition:color .4s;min-height:56px;
}
.acc-q:hover{color:var(--gold-lt)}
.acc-q i{flex:none;width:26px;height:26px;position:relative}
.acc-q i::before,.acc-q i::after{content:"";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);background:var(--gold);transition:transform .45s var(--ease-lux),opacity .3s}
.acc-q i::before{width:14px;height:1.5px}
.acc-q i::after{width:1.5px;height:14px}
.acc-i.open .acc-q i::after{transform:translate(-50%,-50%) rotate(90deg);opacity:0}
.acc-a{overflow:hidden;height:0;transition:height .55s var(--ease-lux)}
.acc-a div{padding:0 0 28px;color:var(--txt-mut);max-width:76ch}

/* ---------- forms ---------- */
.form-card{
  background:linear-gradient(170deg,var(--surface),var(--ink-2));
  border:1px solid var(--line);border-radius:4px;overflow:hidden;
}
.form-logo{
  padding:26px 20px 22px;text-align:center;
  background:linear-gradient(180deg,rgba(203,162,115,.13),transparent);
  border-bottom:1px solid var(--line-soft);
}
.form-logo img{height:44px;width:auto;margin:0 auto 10px}
.form-logo small{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--txt-mut)}
.form-body{padding:clamp(22px,3vw,34px)}
.fr{margin-bottom:18px}
.fr label{display:block;font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:var(--txt-mut);margin-bottom:9px}
.fr input,.fr select,.fr textarea{
  width:100%;min-height:52px;padding:14px 16px;background:rgba(0,0,0,.34);
  border:1px solid var(--line-soft);border-radius:2px;color:var(--txt);
  font:inherit;font-size:16px;transition:border-color .4s,background .4s;
}
.fr textarea{min-height:128px;resize:vertical;line-height:1.6}
.fr input:focus,.fr select:focus,.fr textarea:focus{outline:0;border-color:var(--gold);background:rgba(0,0,0,.55)}
.fr input::placeholder,.fr textarea::placeholder{color:var(--txt-dim)}
.fr select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%23CBA273' stroke-width='1.5'%3E%3Cpath d='M1 1l5 5 5-5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 16px center}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media(max-width:640px){.f2{grid-template-columns:1fr;gap:0}}
.chips{display:flex;flex-wrap:wrap;gap:9px}
.chip{
  border:1px solid var(--line-soft);border-radius:2px;padding:11px 17px;min-height:44px;
  display:inline-flex;align-items:center;font-size:13px;color:var(--txt-mut);cursor:pointer;
  transition:all .35s;background:rgba(0,0,0,.24);
}
.chip:hover{border-color:var(--line);color:var(--txt)}
.chip.on{border-color:var(--gold);color:var(--gold-lt);background:rgba(203,162,115,.1)}
.fnote{font-size:12.5px;color:var(--txt-dim);margin-top:14px;line-height:1.6}
.fok{display:none;text-align:center;padding:30px 10px}
.fok.show{display:block}
.fok b{display:block;font-family:var(--serif);font-size:26px;color:var(--gold-lt);margin-bottom:10px}

/* ---------- footer ---------- */
.ft{border-top:1px solid var(--line);background:linear-gradient(180deg,var(--ink-2),var(--ink));padding:clamp(56px,7vw,88px) 0 0}
.ft-top{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.2fr;gap:clamp(26px,4vw,54px)}
@media(max-width:900px){.ft-top{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.ft-top{grid-template-columns:1fr;gap:34px}}
.ft h4{font-family:var(--sans);font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold);margin:0 0 20px;font-weight:500}
.ft a,.ft p{color:var(--txt-mut);font-size:14.5px}
.ft ul{list-style:none;margin:0;padding:0}
.ft li{margin-bottom:2px}
.ft ul a{display:inline-block;padding:7px 0;min-height:40px;transition:color .35s}
.ft ul a:hover{color:var(--gold-lt)}
/* office phone/email links sit in <p>, not a list — they need their own tap area */
.ft p a{display:inline-block;padding:10px 0;min-height:42px;transition:color .35s}
.ft p a:hover{color:var(--gold-lt)}
.ft-logo img{height:40px;width:auto;margin-bottom:20px}
.ft-bar{
  margin-top:clamp(40px,5vw,64px);border-top:1px solid var(--line-soft);
  padding:24px 0 30px;display:flex;align-items:center;justify-content:space-between;gap:16px;flex-wrap:wrap;
}
.ft-bar small{color:var(--txt-dim);font-size:12.5px}
.attr{color:var(--txt-dim);font-size:12.5px}
.attr b{color:var(--gold);font-weight:600}
.socials{display:flex;gap:8px;margin-top:22px}
.socials a{
  width:42px;height:42px;border:1px solid var(--line-soft);border-radius:2px;
  display:flex;align-items:center;justify-content:center;transition:all .4s;
}
.socials a:hover{border-color:var(--gold);color:var(--gold-lt)}
.socials svg{width:16px;height:16px}

/* ---------- page hero (inner pages) ---------- */
.phero{position:relative;padding:calc(var(--hdr) + var(--cnote-h,0px) + clamp(60px,9vw,120px)) 0 clamp(48px,7vw,92px);overflow:hidden}
.phero-bg{position:absolute;inset:0;z-index:0}
.phero-bg img{width:100%;height:100%;object-fit:cover;filter:saturate(.72) contrast(1.04) brightness(.62)}
.phero-bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,8,10,.68) 0%,rgba(8,8,10,.8) 55%,rgba(8,8,10,.96) 100%)}
.phero .wrap{position:relative;z-index:2}
.phero h1{max-width:20ch}
.phero .lede{max-width:60ch;margin-top:20px}
.crumb{font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--txt-dim);margin-bottom:22px}
.crumb a{color:var(--txt-mut);padding:11px 0;display:inline-block;min-height:42px}
.crumb a:hover{color:var(--gold)}

/* ---------- notice / concept banner ---------- */
/* Fixed and ABOVE the header, with the header pushed down by its measured
   height. In normal flow the fixed header painted straight over it. */
.cnote{
  position:fixed;top:0;left:0;right:0;z-index:81;
  background:rgba(20,16,12,.97);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);
  border-bottom:1px solid var(--line);
  padding:10px var(--pad);font-size:12.5px;color:var(--txt-mut);text-align:center;line-height:1.5;
}
.cnote b{color:var(--gold-lt);font-weight:500}
.cnote button{margin-left:12px;color:var(--gold);font-size:11px;letter-spacing:.14em;text-transform:uppercase;cursor:pointer;padding:8px;min-height:40px}
.cnote .short{display:none}
@media(max-width:760px){
  .cnote{font-size:11.5px;padding:9px 14px}
  .cnote .long{display:none}
  .cnote .short{display:inline}
}

/* ---------- misc ---------- */
.marq{overflow:hidden;border-block:1px solid var(--line-soft);padding:18px 0;background:rgba(203,162,115,.03)}
.marq-t{display:flex;gap:52px;white-space:nowrap;animation:marq 46s linear infinite;width:max-content}
.marq-t span{font-family:var(--serif);font-size:17px;color:var(--txt-dim);letter-spacing:.05em}
.marq-t span::after{content:"·";margin-left:52px;color:var(--gold-dp)}
@keyframes marq{to{transform:translateX(-50%)}}
@media(prefers-reduced-motion:reduce){.marq-t{animation:none}}

.quote{max-width:60ch;margin:0 auto;text-align:center}
.quote p{font-family:var(--serif);font-size:clamp(22px,2.8vw,34px);line-height:1.5;color:var(--txt)}
.quote cite{display:block;margin-top:24px;font-family:var(--sans);font-style:normal;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}

.pill{display:inline-flex;align-items:center;gap:8px;border:1px solid var(--line);border-radius:100px;padding:8px 16px;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold)}

@media(max-width:1000px){
  .nav{display:none}
  .burger{display:flex}
  .hd-cta .btn{display:none}
  .g4{grid-template-columns:repeat(2,1fr)}
  .g3{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:640px){
  body{font-size:16px}
  .g2,.g3,.g4{grid-template-columns:1fr}
  .ft-bar{flex-direction:column;align-items:flex-start;gap:10px}

  /* Card grids stay 2-up on a phone. One column turned the sold portfolio
     into a 22,000px scroll; two columns halves it and still reads well. */
  .grid.dense{grid-template-columns:repeat(2,1fr)!important;gap:11px}
  .dense .pcard .body{padding:13px 13px 16px}
  .dense .pcard .suburb{font-size:16px;line-height:1.25}
  .dense .pcard .addr{font-size:11.5px;margin-bottom:10px}
  .dense .pcard .meta{padding-top:10px;flex-direction:column;align-items:flex-start;gap:4px}
  .dense .pcard .size{font-size:10.5px}
  .dense .pcard .meta .alink{font-size:10px;padding:4px 0;min-height:28px}
  .dense .tcard .who{padding:12px}
  .dense .tcard .who b{font-size:15px}
  .dense .tcard .who small{font-size:8.5px;letter-spacing:.1em;margin-top:3px}
}

/* ============================================================
   LIQUID GLASS + PERSISTENT SIDE ENQUIRY FORM
   Standing standard: every public page carries this form in its
   hero, on the right, so an enquiry is always one tap away.
   ============================================================ */

.glass{
  position:relative;
  border-radius:22px;
  background:
    linear-gradient(152deg,rgba(255,255,255,.11) 0%,rgba(255,255,255,.035) 42%,rgba(203,162,115,.08) 100%);
  backdrop-filter:blur(30px) saturate(165%);
  -webkit-backdrop-filter:blur(30px) saturate(165%);
  box-shadow:
    0 34px 80px -24px rgba(0,0,0,.78),
    0 2px 10px -4px rgba(0,0,0,.5),
    inset 0 1px 0 rgba(255,255,255,.30),
    inset 0 0 0 1px rgba(255,255,255,.085),
    inset 0 -22px 44px -30px rgba(203,162,115,.5);
  isolation:isolate;
}
/* specular sheen, top left, the thing that makes it read as glass */
.glass::before{
  content:"";position:absolute;inset:0;border-radius:inherit;pointer-events:none;z-index:0;
  background:
    radial-gradient(130% 78% at 12% -6%,rgba(255,255,255,.20) 0%,rgba(255,255,255,.05) 38%,transparent 62%),
    radial-gradient(90% 60% at 100% 105%,rgba(203,162,115,.16),transparent 60%);
}
/* refracted gold rim along the lower edge */
.glass::after{
  content:"";position:absolute;inset:0;border-radius:inherit;pointer-events:none;z-index:0;
  padding:1px;
  background:linear-gradient(180deg,rgba(255,255,255,.34) 0%,transparent 34%,transparent 62%,rgba(203,162,115,.42) 100%);
  -webkit-mask:linear-gradient(#000,#000) content-box,linear-gradient(#000,#000);
  -webkit-mask-composite:xor;mask:linear-gradient(#000,#000) content-box,linear-gradient(#000,#000);
  mask-composite:exclude;
}
.glass>*{position:relative;z-index:1}
/* No backdrop-filter support: fall back to a solid dark card, never a washed out box */
@supports not ((backdrop-filter:blur(1px)) or (-webkit-backdrop-filter:blur(1px))){
  .glass{background:linear-gradient(165deg,rgba(24,24,28,.96),rgba(10,10,13,.97))}
}

/* ---------- hero becomes copy + glass form ---------- */
.hero-grid{
  display:grid;grid-template-columns:minmax(0,1.12fr) minmax(0,404px);
  gap:clamp(28px,4vw,64px);align-items:center;width:100%;
}
.phero-grid{
  display:grid;grid-template-columns:minmax(0,1.12fr) minmax(0,404px);
  gap:clamp(28px,4vw,60px);align-items:center;width:100%;
}
@media(max-width:1040px){
  .hero-grid,.phero-grid{grid-template-columns:1fr;gap:clamp(30px,6vw,44px)}
}

/* ---------- the side form ---------- */
.sform{padding:clamp(22px,2.4vw,30px);min-width:0}
.sform-hd{text-align:center;padding-bottom:18px;margin-bottom:20px;border-bottom:1px solid rgba(255,255,255,.11)}
.sform-hd img{height:40px;width:auto;margin:0 auto 12px}
.sform-hd b{
  display:block;font-family:var(--serif);font-weight:400;font-size:21px;color:var(--txt);line-height:1.25;
}
.sform-hd small{
  display:block;margin-top:7px;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-lt);
}
.sform .fr{margin-bottom:13px}
.sform .fr label{
  display:block;font-size:10px;letter-spacing:.17em;text-transform:uppercase;
  color:rgba(237,232,225,.72);margin-bottom:7px;
}
.sform .fr input,.sform .fr select,.sform .fr textarea{
  width:100%;min-height:48px;padding:12px 14px;font:inherit;font-size:16px;color:var(--txt);
  background:rgba(8,8,10,.42);border:1px solid rgba(255,255,255,.14);border-radius:11px;
  transition:border-color .38s,background .38s,box-shadow .38s;
}
.sform .fr textarea{min-height:74px;resize:vertical;line-height:1.55}
.sform .fr input::placeholder,.sform .fr textarea::placeholder{color:rgba(237,232,225,.38)}
.sform .fr input:focus,.sform .fr select:focus,.sform .fr textarea:focus{
  outline:0;border-color:var(--gold);background:rgba(8,8,10,.6);
  box-shadow:0 0 0 3px rgba(203,162,115,.16);
}
.sform .fr select{
  appearance:none;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%23F5D9A0' stroke-width='1.5'%3E%3Cpath d='M1 1l5 5 5-5'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right 14px center;
}
.sform .f2{display:grid;grid-template-columns:1fr 1fr;gap:11px}
@media(max-width:420px){.sform .f2{grid-template-columns:1fr;gap:0}}
.sform .btn{width:100%;border-radius:11px;margin-top:5px}
.sform .fnote{font-size:11.5px;color:rgba(237,232,225,.5);margin:12px 0 0;line-height:1.55;text-align:center}
.sform .fok{display:none;text-align:center;padding:16px 4px}
.sform .fok.show{display:block}
.sform .fok b{display:block;font-family:var(--serif);font-size:24px;color:var(--gold-lt);margin-bottom:9px}
.sform .fok p{color:rgba(237,232,225,.72);font-size:14px;margin:0}
.sform .trust{
  display:flex;align-items:center;justify-content:center;gap:8px;margin-top:14px;
  font-size:10.5px;letter-spacing:.11em;text-transform:uppercase;color:rgba(237,232,225,.5);
}
.sform .trust svg{width:13px;height:13px;color:var(--gold);flex:none}

/* On a phone the glass form IS the hero call to action, so the twin buttons
   above it are redundant and were pushing the form ~140px further down. */
@media(max-width:1040px){
  .hero .hero-cta{display:none}
  .hero{min-height:auto;padding-bottom:clamp(40px,8vw,64px)}
  .sform{padding:clamp(20px,4vw,26px)}
}
/* Keep the panel inside a 900px tall laptop viewport */
@media(min-width:1041px) and (max-height:940px){
  .sform{padding:22px 24px}
  .sform-hd{padding-bottom:14px;margin-bottom:16px}
  .sform-hd img{height:34px;margin-bottom:9px}
  .sform-hd b{font-size:19px}
  .sform .fr{margin-bottom:11px}
  .sform .fr input,.sform .fr select{min-height:44px;padding:10px 13px}
  .sform .fr label{margin-bottom:5px}
  .sform .btn{min-height:48px}
  .hero .wrap{padding-block:clamp(30px,5vh,60px)}
}

/* ---------- mobile hero type: pull the glass form up the page ---------- */
@media(max-width:640px){
  .hero h1{font-size:clamp(29px,7.7vw,38px)}
  .hero .lede{font-size:15.5px;line-height:1.62;margin-top:16px}
  .hero .eyebrow{letter-spacing:.2em;font-size:10px;margin-bottom:16px}
  .phero h1{font-size:clamp(29px,7.7vw,38px)}
  .phero .lede{font-size:15.5px;line-height:1.62}
}

/* ---------- pinned glass action bar, phones only ----------
   The full form cannot sit above a phone fold next to a hero headline, so the
   bar keeps an enquiry one tap away from anywhere on the page. */
.qbar{
  position:fixed;left:0;right:0;bottom:0;z-index:92;display:none;
  gap:9px;padding:10px 12px calc(10px + env(safe-area-inset-bottom));
  background:linear-gradient(180deg,rgba(255,255,255,.09),rgba(255,255,255,.03) 40%,rgba(203,162,115,.09));
  backdrop-filter:blur(26px) saturate(160%);-webkit-backdrop-filter:blur(26px) saturate(160%);
  border-top:1px solid rgba(255,255,255,.14);
  box-shadow:0 -18px 44px -18px rgba(0,0,0,.8),inset 0 1px 0 rgba(255,255,255,.24);
  transform:translateY(102%);transition:transform .5s var(--ease-lux);
}
.qbar.up{transform:translateY(0)}
.qbar a,.qbar button{
  flex:1;min-height:50px;display:inline-flex;align-items:center;justify-content:center;gap:8px;
  border-radius:12px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;cursor:pointer;
}
.qbar .q-primary{background:var(--gold-grad);background-size:200% auto;color:#0A0A0B;flex:1.5}
.qbar .q-call{border:1px solid rgba(255,255,255,.2);color:var(--txt);background:rgba(8,8,10,.34)}
.qbar svg{width:16px;height:16px;flex:none}
@media(max-width:1040px){
  .qbar{display:flex}
  /* lift the chat button clear of the bar */
  .chat{bottom:calc(74px + env(safe-area-inset-bottom))}
}
/* the form flashes gold when the bar sends you to it */
@keyframes sformPing{0%,100%{box-shadow:0 34px 80px -24px rgba(0,0,0,.78),inset 0 1px 0 rgba(255,255,255,.30),inset 0 0 0 1px rgba(255,255,255,.085)}
  45%{box-shadow:0 34px 80px -24px rgba(0,0,0,.78),inset 0 1px 0 rgba(255,255,255,.4),inset 0 0 0 1px rgba(203,162,115,.75),0 0 0 4px rgba(203,162,115,.18)}}
.sform.ping{animation:sformPing 1.5s var(--ease) 1}
@media(prefers-reduced-motion:reduce){.qbar{transition:none}.sform.ping{animation:none}}