@font-face{font-family:EstateSerif;src:url('assets/serif.ttf') format('truetype');font-display:swap;font-weight:100 900}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:#faf9f6;color:#20211e;font-family:Arial,Helvetica,sans-serif;font-size:14px;-webkit-font-smoothing:antialiased}body.modal-open{overflow:hidden}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button{color:inherit}a{color:inherit;text-decoration:none}button{border:0;background:none}img{max-width:100%;display:block}h1,h2,h3,p{margin:0}h1,h2,h3{font-family:EstateSerif,Georgia,'Times New Roman',serif;font-weight:400}em{font-weight:400}button:focus-visible,a:focus-visible,summary:focus-visible{outline:2px solid #b39154;outline-offset:5px}input:focus,textarea:focus,select:focus{outline:2px solid #b39154;outline-offset:2px}.skip{position:fixed;top:-100px;left:20px;background:white;padding:15px;z-index:100}.skip:focus{top:10px}.header{height:99px;background:#161713;color:#fff;display:flex;align-items:center;justify-content:space-between;padding:0 5.4%;border-bottom:1px solid #ffffff20;gap:30px}.brand{display:flex;align-items:center;gap:17px;flex-shrink:0}.logo{height:62px;width:auto}.brand-name{font-size:14px;letter-spacing:2.3px;line-height:1.5}.brand-name>span{display:block;font-size:9px;letter-spacing:5.9px}.header nav{display:flex;gap:37px;font-size:12px;color:#deded8}.header nav a{padding:12px 0;border-bottom:1px solid transparent}.header nav a:hover{border-color:#c6a56a;color:#fff}.contact-nav{border:1px solid #b89d69;padding:13px 22px;min-width:135px;text-align:left;font-size:12px}.contact-nav span{float:right;color:#d2b67e;margin-left:25px}.contact-nav:hover{background:#c7ab75;color:#13140f}.menu-toggle{display:none}.hero{height:660px;min-height:570px;max-height:900px;position:relative;color:#fff;overflow:hidden;background:#44483d}.hero-image{width:100%;height:100%;object-fit:cover;object-position:center 54%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,13,9,.75) 0%,rgba(8,13,9,.43) 45%,rgba(8,13,9,.08) 100%),linear-gradient(0deg,rgba(0,0,0,.45),transparent 40%)}.hero-content{position:absolute;top:17%;left:7.6%;right:6%}.eyebrow{font-size:10px;letter-spacing:2.2px;font-weight:500;line-height:1.8;color:#8b6e39}.hero .eyebrow{color:#e0c18a;display:flex;align-items:center;gap:14px}.gold-line{width:34px;height:1px;background:#c7aa71;display:inline-block}h1{font-size:clamp(50px,5.2vw,82px);letter-spacing:-2px;line-height:1.13;margin:27px 0 22px}h1 em{color:#dfc393}.hero-description{font-size:14px;color:#eeeee8;line-height:1.9;margin-bottom:30px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:39px;padding:19px 25px;font-size:12px;line-height:1.2;min-height:52px;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.button span{font-size:19px;line-height:12px}.gold{background:#c8aa72;color:#171914}.gold:hover{background:#dfc38f}.hero-bottom{position:absolute;bottom:31px;left:7.6%;right:5.4%;display:flex;justify-content:space-between;align-items:center;gap:20px;font-size:8px;letter-spacing:2px;color:#e5e4dd}.hero-bottom a span{font-size:18px;margin-left:18px}.hero-side{position:absolute;right:30px;top:35%;writing-mode:vertical-rl;font-size:8px;letter-spacing:2.8px;color:#f2eee5}.principles{background:#191b16;min-height:78px;display:flex;justify-content:center;align-items:center;gap:65px;color:#d3d2c8;font-size:10px;letter-spacing:1.5px}.principles i{width:4px;height:4px;background:#b79a64;transform:rotate(45deg)}.section{padding:100px 7.6%}.section-top{display:flex;justify-content:space-between;align-items:flex-end;gap:35px}.section-top h2{margin-top:16px}.section-top>p{color:#71736c;font-size:12px;line-height:1.9;padding-bottom:5px}h2{font-size:clamp(36px,3.3vw,51px);line-height:1.17;letter-spacing:-1.2px}h2 em{color:#9a7b43}.collection-toolbar{display:flex;justify-content:space-between;align-items:center;margin:39px 0 30px;border-bottom:1px solid #deded5}.filters{display:flex;gap:30px;flex-wrap:wrap}.filters button{padding:0 0 16px;color:#777970;border-bottom:2px solid transparent;font-size:11px}.filters 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span{color:#989a91}.property h3{font-size:27px;letter-spacing:-.5px}.property h3 button{font:inherit;text-align:left;padding:0}.property>p{color:#72756b;font-size:11px;margin:10px 0 22px;line-height:1.5}.property-foot{border-top:1px solid #deded5;padding:16px 0;display:flex;align-items:center;justify-content:space-between;font-size:10px;color:#707368}.property-foot button{font-size:10px;color:#33372c;padding:0}.property-foot button span{margin-left:12px;color:#927139}.sample-note{font-size:10px;line-height:1.8;color:#77796e;margin-top:24px}.approach{display:grid;grid-template-columns:1fr 1fr;background:#efeee8}.approach-image{position:relative;min-height:580px;overflow:hidden}.approach-image img{width:100%;height:100%;object-fit:cover;position:absolute}.image-caption{position:absolute;left:40px;bottom:30px;color:white;font-size:8px;letter-spacing:2.5px;text-shadow:0 1px 5px #000}.approach-copy{padding:75px 15% 65px 12%;align-self:center}.approach-copy h2{margin:22px 0 26px;font-size:clamp(35px,3vw,47px)}.approach-copy>p:not(.eyebrow){font-size:12px;color:#6c7064;line-height:1.95;margin:0 0 18px}.text-link{font-size:11px;display:inline-flex;gap:40px;align-items:center;border-bottom:1px solid #aa8e57;padding:0 0 12px}.text-link span{font-size:17px;color:#a08248}.approach-copy .text-link{margin-top:12px}.signature{font-family:EstateSerif,Georgia,serif;font-style:italic;font-size:24px;color:#a48b5b;margin-top:45px}.services{display:grid;grid-template-columns:1fr 1.1fr;gap:80px;padding-top:106px;padding-bottom:110px}.services-intro h2{margin:20px 0 25px}.services-intro>p:not(.eyebrow){color:#717468;font-size:12px;line-height:1.9}.services-intro .text-link{margin-top:32px}.service-list details{border-bottom:1px solid #d5d7cc}.service-list details:first-child{border-top:1px solid #d5d7cc}.service-list summary{cursor:pointer;display:flex;align-items:center;gap:23px;padding:27px 0;list-style:none}.service-list summary::-webkit-details-marker{display:none}.service-number{font-size:10px;color:#a68c59}.service-list h3{font-size:26px}.plus{margin-left:auto;color:#a1844d;font-size:23px;font-weight:300;transition:transform .2s}.service-list details[open] .plus{transform:rotate(45deg)}.service-content{padding:0 40px 27px 37px}.service-content p{font-size:12px;line-height:1.9;color:#74766c}.service-content button{padding:0;margin-top:18px;font-size:10px;color:#8b6e39}.contact-section{background:#191c16;color:#fff;text-align:center;position:relative;padding:85px 25px 90px;overflow:hidden}.contact-section .eyebrow{color:#bda374;position:relative;z-index:1}.contact-section h2{font-size:clamp(38px,4.1vw,63px);margin:24px auto 34px;position:relative;z-index:1}.contact-section h2 em{color:#d4b67e}.contact-section .button{position:relative;z-index:1}.contact-watermark{position:absolute;right:-30px;bottom:-115px;font:420px Georgia,serif;color:#ffffff03;letter-spacing:-70px;pointer-events:none}footer{padding:48px 7.6% 25px;background:#12140f;color:#dddcd2}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:25px;padding-bottom:40px}.footer-top .brand-name{font-size:12px}.footer-top .brand-name>span{font-size:8px;letter-spacing:5px}.footer-top>p{font:italic 20px EstateSerif,Georgia,serif;color:#bdbdac}.back-top{font-size:8px;letter-spacing:1.8px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #ffffff15;padding-top:24px;font-size:9px;color:#aaaD9e}.footer-bottom div{display:flex;gap:25px}.footer-bottom button{padding:0;font-size:inherit;color:inherit}dialog{border:0;padding:0;max-width:90vw;max-height:90vh;overflow:auto;background:#faf9f6;color:#282b22}dialog::backdrop{background:#10140de6;backdrop-filter:blur(6px)}.dialog-close{position:absolute;right:17px;top:15px;z-index:2;background:#faf9f6;color:#34382e;border:1px solid #d7d9cc;border-radius:50%;height:34px;width:34px;font-size:23px;line-height:1}.property-dialog{width:830px}.property-dialog>img{width:100%;height:320px;object-fit:cover}.dialog-copy{padding:35px 45px}.dialog-copy h2{margin:13px 0 18px}.dialog-copy>p:not(.eyebrow){font-size:13px;line-height:1.8;color:#717666}.dialog-copy ul{padding-left:18px;font-size:12px;line-height:2.2;color:#555d49}.dialog-copy .button{margin-top:25px}.enquiry-dialog,.privacy-dialog{width:650px;padding:48px}.enquiry-dialog h2{margin:15px 0}.form-intro{color:#717468;font-size:13px;line-height:1.8;margin-bottom:25px}label{display:block;font-size:11px;line-height:1.5;margin:0 0 20px;color:#535a48}input,textarea,select{display:block;width:100%;background:transparent;border:1px solid #ced2c5;border-radius:0;padding:12px;color:#272d21;margin-top:7px;font-size:12px}textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:17px}.form-note{font-size:10px;color:#757d69;line-height:1.7;margin:0 0 22px}#enquiry-result h3{font-size:32px;margin:25px 0 15px}#enquiry-result p{font-size:13px;line-height:1.8;color:#727a65;margin-bottom:25px}#enquiry-result .text-link{display:block;margin-top:25px}.privacy-dialog h2{margin:18px 0 25px}.privacy-dialog>p:not(.eyebrow){font-size:13px;line-height:1.9;color:#6b735f;margin-top:20px}
@media(min-width:1600px){.hero{height:760px}.property-visual{height:360px}.section{padding-left:max(7.6%,calc((100% - 1450px)/2));padding-right:max(7.6%,calc((100% - 1450px)/2))}}
@media(max-width:1050px){.header{padding:0 5%;gap:20px}.header nav{gap:20px}.brand-name{font-size:12px;letter-spacing:1.5px}.brand-name>span{letter-spacing:4.5px}.hero{height:620px}.hero-content{left:6%}.section{padding:75px 6%}.section-top{align-items:flex-start}.section-top>p{max-width:230px}.property-grid{gap:19px}.property-visual{height:250px}.property h3{font-size:23px}.principles{gap:35px}.approach-copy{padding:55px 10%}.approach-image{min-height:550px}.services{gap:45px}.service-list h3{font-size:23px}.footer-top>p{font-size:18px}}
@media(max-width:760px){html{scroll-padding-top:20px}.header{height:83px;gap:15px;position:relative}.brand{gap:12px}.logo{height:52px}.brand-name{font-size:11px;letter-spacing:1.3px}.brand-name>span{font-size:8px;letter-spacing:3.7px}.contact-nav{margin-left:auto;min-width:auto;padding:10px 12px;font-size:11px}.contact-nav span{margin-left:13px}.menu-toggle{display:grid;gap:6px;padding:8px 0 8px 5px}.menu-toggle span{display:block;width:21px;height:1px;background:#d4bc8c}.header nav{display:none;position:absolute;top:83px;left:0;right:0;background:#191c16;padding:20px 6% 25px;z-index:10;box-shadow:0 10px 20px #0004}.header nav.open{display:flex;flex-direction:column;gap:8px}.hero{height:660px;min-height:0}.hero-image{object-position:63% center}.hero-shade{background:linear-gradient(90deg,#0c140cc9,#0c140c2e),linear-gradient(0deg,#0009,transparent 50%)}.hero-content{top:17%;left:7%;right:7%}.hero .eyebrow{font-size:8px;letter-spacing:1.7px}h1{font-size:53px;line-height:1.13;letter-spacing:-1.7px;margin-top:28px}.hero-description{font-size:13px;margin:22px 0 30px}.hero-side{display:none}.hero-bottom{left:7%;right:7%;bottom:28px}.hero-bottom p{font-size:7px;max-width:140px;line-height:1.8}.hero-bottom a{font-size:7px;letter-spacing:1.3px}.hero-bottom a span{margin-left:8px}.principles{gap:12px;padding:20px 6%;min-height:76px;font-size:8px;line-height:1.8;text-align:center;letter-spacing:.5px}.principles i{flex-shrink:0;width:3px;height:3px}.section{padding:65px 7%}.section-top{display:block}.section-top h2{max-width:340px}.section-top>p{margin-top:22px;max-width:100%;font-size:12px}.collection-toolbar{margin-top:32px}.filters{gap:20px}.filters button{font-size:10px;padding-bottom:14px}.collection-count{display:none}.property-grid{grid-template-columns:1fr;gap:35px}.property-visual{height:350px}.property h3{font-size:29px}.property>p{font-size:12px}.property-foot{font-size:11px}.property-foot button{font-size:11px}.sample-note{margin-top:24px}.approach{grid-template-columns:1fr}.approach-image{min-height:400px}.approach-copy{padding:55px 7%}.approach-copy h2{font-size:39px}.signature{margin-top:30px}.services{grid-template-columns:1fr;gap:40px}.services-intro h2{font-size:43px}.service-list h3{font-size:24px}.contact-section{padding:65px 7% 70px}.contact-section .eyebrow{font-size:8px;letter-spacing:1.5px}.contact-section h2{font-size:39px;line-height:1.2}.footer-top{flex-wrap:wrap;padding-bottom:30px}.footer-top>p{order:3;width:100%;margin-top:10px}.footer-bottom{flex-direction:column;gap:20px}footer{padding:38px 7% 25px}.property-dialog>img{height:240px}.dialog-copy,.enquiry-dialog,.privacy-dialog{padding:32px 25px}.dialog-copy h2,.enquiry-dialog h2{font-size:36px}.form-row{grid-template-columns:1fr;gap:0}.enquiry-dialog .eyebrow{padding-right:25px}.form-note{font-size:11px}.property-dialog .dialog-close{position:fixed;right:8%;top:7%}}
@media(max-width:380px){.contact-nav{padding:9px;font-size:10px}.contact-nav span{display:none}h1{font-size:46px}.property-visual{height:300px}.filters{gap:15px}.service-list h3{font-size:21px}.button{gap:25px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}