:root{--ink:#223c35;--paper:#f6f4ee;--line:#d8dbd1;--gold:#d9c5a4}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}button,a{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible{outline:3px solid #a78d58;outline-offset:5px}img{display:block;width:100%;object-fit:cover}header{height:88px;display:flex;align-items:center;justify-content:space-between;padding:0 4%;background:var(--paper);position:relative;z-index:5}.wordmark{font-family:Georgia,serif;font-size:38px;display:flex;align-items:center;gap:15px}.wordmark span{font:10px Arial;letter-spacing:2px;border-left:1px solid #a3aea3;padding-left:15px;max-width:150px;line-height:1.7}nav{display:flex;gap:33px;align-items:center;font-size:12px}nav a:hover{opacity:.65}.nav-cta{border:1px solid var(--ink);padding:15px 20px}.menu{display:none}.hero{height:min(780px,85svh);min-height:580px;position:relative;color:white}.hero>img{height:100%;object-position:center 55%}.shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,25,25,.65),rgba(8,25,25,.03)),linear-gradient(0deg,rgba(8,25,25,.5),transparent 40%)}.hero-content{position:absolute;top:19%;left:7%;right:5%}.eyebrow{font-size:10px;letter-spacing:2.5px;font-weight:600;margin:0 0 25px;line-height:1.6}.green{color:#607367}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;margin:0}h1{font-size:clamp(65px,7.9vw,119px);line-height:1.04;letter-spacing:-4px}em{font-weight:400}h2{font-size:clamp(37px,4.1vw,61px);line-height:1.12;letter-spacing:-1.7px}.hero-address{font-size:15px;margin:26px 0 33px}.hero-actions{display:flex;gap:28px;align-items:center}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;padding:18px 24px;font-size:12px;border:0;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.cream{background:var(--paper);color:var(--ink)}.cream:hover{background:#e3e6da}.film-link{font-size:12px;display:flex;align-items:center;gap:10px}.play{border:1px solid #ffffff80;border-radius:50%;width:35px;height:35px;display:grid;place-items:center}.hero-bottom{position:absolute;bottom:30px;left:7%;right:5%;display:flex;justify-content:space-between;align-items:center;font-size:10px;letter-spacing:1.8px}.hero-bottom a{font-size:11px;letter-spacing:0}.facts{display:grid;grid-template-columns:1.5fr 1fr 1fr 1.5fr;padding:35px 7%;border-bottom:1px solid var(--line);gap:25px}.facts>div{padding-left:25px;border-left:1px solid var(--line)}.facts>div:first-child{border:0;padding-left:0}.facts small{display:block;font-size:9px;letter-spacing:1.8px;margin-bottom:13px}.facts strong{font:29px Georgia;white-space:nowrap}.facts sup{font:9px Arial;vertical-align:baseline;margin-left:5px;letter-spacing:1px}.wrap{max-width:1320px;width:86%;margin:auto}.intro{padding-top:110px;padding-bottom:100px;display:grid;grid-template-columns:1fr 1fr;gap:12%}.intro-copy{padding-top:26px}.intro-copy p:first-child{font:23px/1.5 Georgia;margin-top:0}.intro-copy p,.editorial p:not(.eyebrow),.location p:not(.eyebrow){font-size:14px;line-height:1.9;color:#637068}.text-link{display:inline-flex;gap:35px;align-items:center;border-bottom:1px solid #87998d;padding:12px 0;font-size:12px;margin-top:12px}.editorial{display:grid;grid-template-columns:1.35fr 1fr;gap:7%;padding-bottom:110px;align-items:start}.photo-large{position:relative}.photo-large img{height:650px}.photo-note{position:absolute;bottom:20px;left:20px;background:var(--paper);font-size:9px;letter-spacing:1.5px;padding:12px 16px}.editorial-side{padding-top:40px}.editorial-side p:not(.eyebrow){margin:24px 0 35px}.editorial-side img{height:290px}.water{height:650px;position:relative;color:white}.water>img{height:100%;object-position:center}.water:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#102d32b8,transparent)}.water>div{position:absolute;top:22%;left:7%;z-index:1}.water h2{font-size:68px}.water p:not(.eyebrow){font-size:14px;line-height:1.9;margin:25px 0}.gallery-section{padding:105px 0}.section-head{display:flex;justify-content:space-between;gap:40px;align-items:end}.section-head>p{font-size:13px;line-height:1.8;color:#637068}.filters{display:flex;gap:10px;margin:40px 0 25px;flex-wrap:wrap}.filters button{background:none;border:1px solid #bdc6b9;padding:12px 18px;color:var(--ink);font-size:11px}.filters button.active{background:var(--ink);color:white;border-color:var(--ink)}.filters span{opacity:.6;padding-left:10px}.photo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.photo-grid button{padding:0;border:0;position:relative;overflow:hidden;background:#d5d9cc;aspect-ratio:1.35}.photo-grid img{height:100%;transition:transform .5s}.photo-grid button:hover img{transform:scale(1.04)}.photo-grid button span{position:absolute;right:12px;bottom:12px;background:#f6f4eedd;width:30px;height:30px;display:grid;place-items:center}.outline{background:none;color:var(--ink);border:1px solid var(--ink)}.load{margin:35px auto 0;display:flex}.film{background:var(--ink);color:var(--paper);padding:85px 0}.film .section-head{margin-bottom:35px}.film .section-head>span{font-size:9px;letter-spacing:1.5px}.video{aspect-ratio:16/8;position:relative;background:#10251f}.video>img{height:100%;filter:brightness(.7)}.video button{position:absolute;inset:0;background:none;border:0;color:white;display:flex;flex-direction:column;justify-content:center;align-items:center;gap:20px;letter-spacing:2px;font-size:10px}.video button span{width:80px;height:80px;border:1px solid #ffffffaa;border-radius:50%;display:grid;place-items:center;font-size:29px}.video iframe{width:100%;height:100%;border:0}.details{padding:110px 0;display:grid;grid-template-columns:1fr 1.25fr;gap:9%}.muted{font-size:14px;line-height:1.8;color:#637068;margin-top:25px}.listing{max-width:100%;line-height:1.6}dl{margin:0}dl>div{display:grid;grid-template-columns:1fr 1.8fr;gap:20px;padding:17px 0;border-bottom:1px solid var(--line);font-size:12px;line-height:1.6}dt{color:#718074}dd{margin:0}.location{display:grid;grid-template-columns:1.2fr 1fr;gap:8%;padding-bottom:110px;align-items:center}.location>img{height:440px}.location .address{padding-top:15px}.contact{background:var(--ink);color:var(--paper);padding:90px 0}.contact-inner{display:grid;grid-template-columns:1.2fr 1fr;gap:12%}.contact h2{font-size:55px}.contact p:not(.eyebrow){font-size:13px;line-height:1.8;color:#d1dbd2}.agent-box h3{font-size:25px;line-height:1.3}.agent{display:flex;justify-content:space-between;gap:10px;align-items:center;border-bottom:1px solid #ffffff30;padding:22px 0;font-size:12px}.agent span{display:block;opacity:.6;font-size:10px;margin-top:7px}.agent-box .button{margin-top:25px;width:100%}.agent-box>.eyebrow{color:#bbc8b8}footer{padding:35px 0}.footer-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:30px}.footer-top>span{font-size:10px}footer>p{font-size:10px;color:#7b857d;line-height:1.8;max-width:1050px}footer p a{text-decoration:underline}dialog{background:#0c1713;color:white;border:0;max-width:none;max-height:none;width:100%;height:100%;padding:60px 7%}dialog::backdrop{background:#0c1713}dialog[open]{display:flex;align-items:center;justify-content:center}dialog figure{margin:0;width:100%;height:100%;display:flex;flex-direction:column;justify-content:center;align-items:center}dialog img{max-height:90%;width:auto;max-width:100%;object-fit:contain}dialog figcaption{font-size:12px;padding:15px}dialog button{border:1px solid #ffffff50;background:#152a22;color:white;width:42px;height:42px;font-size:20px;position:absolute}.close{right:20px;top:15px}.prev{left:15px;top:50%}.next{right:15px;top:50%}@media(min-width:1500px){.hero-content{left:calc((100% - 1290px)/2)}.hero{max-height:850px}}@media(max-width:800px){header{height:75px;padding:0 6%}.menu{display:block;background:none;border:0;font-size:22px;color:var(--ink)}nav{display:none;position:absolute;top:75px;left:0;right:0;padding:25px 6%;background:var(--paper);flex-direction:column;align-items:start;gap:22px}nav.open{display:flex}.hero{min-height:600px;height:80svh}.hero-content{top:21%}h1{font-size:74px;letter-spacing:-3px}.hero>img{object-position:57%}.hero-bottom>span{display:none}.hero-bottom{justify-content:flex-end}.facts{grid-template-columns:1fr 1fr;padding:28px 7%;gap:25px}.facts>div:nth-child(3){border:0;padding-left:0}.facts strong{font-size:26px}.intro{padding:65px 0;grid-template-columns:1fr;gap:20px}.intro-copy{padding:0}.editorial{grid-template-columns:1fr;gap:35px;padding-bottom:65px}.photo-large img{height:440px}.editorial-side{padding:0}.editorial-side img{height:300px}.water{height:530px}.water h2{font-size:52px}.water>div{top:20%}.gallery-section{padding:65px 0}.section-head{display:block}.section-head>p{margin-top:25px}.photo-grid{grid-template-columns:1fr 1fr;gap:10px}.filters{gap:7px;margin-top:28px}.filters button{padding:11px;font-size:10px}.film{padding:60px 0}.film .section-head>span{display:block;margin-top:20px}.video{aspect-ratio:16/10}.details{padding:65px 0;grid-template-columns:1fr;gap:35px}.location{grid-template-columns:1fr;padding-bottom:65px;gap:35px}.location>img{height:320px}.contact{padding:65px 0}.contact-inner{grid-template-columns:1fr;gap:45px}.contact h2{font-size:45px}.footer-top{align-items:start;gap:25px;flex-direction:column}dialog{padding:60px 0}dialog img{max-height:82%}.hero-actions{gap:17px}.hero-actions .button{padding:17px;font-size:11px;gap:18px}.film-link{font-size:11px}}
.team-logo-inverse{width:215px;filter:invert(1);margin-bottom:25px}.team-home-photo{width:100%;height:235px;object-position:center 33%;margin-bottom:28px}.contact-intro{padding:35px 0 60px}.back-link{font-size:11px;color:#68776c;display:inline-block;padding:10px 0;margin-bottom:45px}.contact-heading{display:flex;align-items:center;justify-content:space-between;gap:60px}.contact-heading h1{font-size:clamp(43px,5.5vw,78px);letter-spacing:-2.5px;line-height:1.1}.contact-heading .team-logo{width:230px;height:auto;object-fit:contain}.contact-lead{font-size:14px;line-height:1.9;color:#637068;margin-top:30px}.team-section{display:grid;grid-template-columns:1fr 1fr;gap:8%;padding-bottom:95px;align-items:start}.team-image{position:relative}.team-image>img{height:640px;object-position:center center}.team-image>span{position:absolute;bottom:20px;left:20px;right:20px;text-align:center;background:var(--paper);padding:15px;font-size:9px;letter-spacing:1.8px}.team-details{padding:20px 0}.team-details>p:not(.eyebrow){font-size:14px;line-height:1.8;color:#637068}.agent-profile{padding:22px 0;border-bottom:1px solid var(--line)}.agent-title{display:flex;justify-content:space-between;align-items:center;gap:15px;margin-bottom:18px}.agent-title h3{font-size:29px}.agent-title>span{font-size:10px;color:#68776c}.agent-profile>a{display:flex;justify-content:space-between;font-size:13px;line-height:1.8;margin-top:8px}.agent-profile>a:hover{text-decoration:underline}.agent-profile>a>span{color:#87998d}.broker-info{display:flex;align-items:center;gap:22px;margin:28px 0 5px}.broker-info>img{width:70px;height:70px;object-fit:contain}.broker-info strong{font-size:11px;line-height:1.7}.broker-info p{font-size:12px;line-height:1.8;color:#637068;margin-bottom:0}.enquiry-section{padding:85px 0;background:#e9eae1}.enquiry-layout{display:grid;grid-template-columns:1fr 1.2fr;gap:10%}.enquiry-story>p:not(.eyebrow){font-size:14px;line-height:1.9;color:#637068;max-width:350px}.property-mini{margin:35px 0;border-top:1px solid #bcc6b7;border-bottom:1px solid #bcc6b7;padding:22px 0;display:flex;gap:20px;align-items:center}.property-mini img{width:130px;height:130px}.property-mini span{font-size:9px;letter-spacing:1.8px;color:#68776c}.property-mini h3{font-size:22px;margin-top:10px}.property-mini p{font-size:11px;color:#637068}.property-mini strong{font-size:12px;font-weight:400}.enquiry-story .enquiry-note{font-size:12px!important}.enquiry-note a{text-decoration:underline;text-underline-offset:4px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}.field{margin-bottom:22px}.field label{display:block;font-size:11px;margin-bottom:10px}.field label>span{color:#68776c}.field input,.field select,.field textarea{width:100%;background:#f8f8f2;border:1px solid #c9cfc3;border-radius:0;padding:14px;color:var(--ink);font:14px Arial;min-width:0}.field textarea{resize:vertical;line-height:1.7}.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid #748a77;outline-offset:2px}.dark{background:var(--ink);color:var(--paper)}.dark:hover{background:#385346}.form-info,.privacy-note{font-size:11px;line-height:1.8;color:#637068}.form-info{margin:0 0 22px}.privacy-note{margin-top:20px}.privacy-note a{text-decoration:underline}.contact-page footer{margin-top:0}#form-status{font-size:12px;line-height:1.8;border-left:2px solid #6b806c;padding-left:15px;margin-top:20px}#email-fallback{font-size:11px;line-height:1.8}#email-fallback .button{padding:12px 18px;margin-right:15px}nav [aria-current]{border-bottom:1px solid var(--ink);padding-bottom:4px}@media(max-width:800px){.contact-intro{padding-top:20px;padding-bottom:40px}.back-link{margin-bottom:28px}.contact-heading{display:block}.contact-heading .team-logo{width:175px;margin-top:35px}.contact-heading h1{font-size:49px;letter-spacing:-2px}.team-section{grid-template-columns:1fr;gap:25px;padding-bottom:55px}.team-image>img{height:auto;max-height:580px;object-fit:contain}.team-details{padding-top:0}.enquiry-section{padding:55px 0}.enquiry-layout{grid-template-columns:1fr;gap:30px}.enquiry-story>p:not(.eyebrow){max-width:none}.field-row{gap:12px}.property-mini img{width:110px;height:110px}.team-home-photo{height:260px}}@media(max-width:380px){.field-row{grid-template-columns:1fr;gap:0}.agent-profile>a{font-size:12px}.contact-heading h1{font-size:43px}}

.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.button:disabled{opacity:.6;cursor:wait;transform:none}#form-status.error{border-color:#9c503d;color:#7e392c}

.team-home-photo{height:auto;aspect-ratio:auto;object-fit:contain;object-position:center}

.hero,.water{overflow:hidden}.hero>.background-film,.water>.background-film{position:absolute;inset:0;width:100%;height:100%;padding:0;z-index:0;opacity:0;transition:opacity 1.2s;pointer-events:none;overflow:hidden;background:#152a22}.background-film.is-playing{opacity:1}.background-film iframe{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);border:0;min-width:100%;min-height:100%;pointer-events:none}.hero .shade{z-index:1}.hero-content,.hero-bottom{z-index:2}.water:after{z-index:1;pointer-events:none}.water>div:not(.background-film){z-index:2}.motion-toggle{position:fixed;bottom:18px;right:18px;z-index:8;border:1px solid #ffffff70;background:#223c35e8;color:#fff;padding:11px 15px;font-size:10px;letter-spacing:.4px;backdrop-filter:blur(8px)}.motion-toggle[hidden]{display:none}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.background-film{display:none}.motion-toggle{display:none}}

.sound-toggle{position:fixed;bottom:62px;right:18px;z-index:8;border:1px solid #ffffff70;background:#223c35ed;color:#fff;padding:11px 15px;font-size:10px;backdrop-filter:blur(8px);cursor:pointer}.sound-toggle[hidden],.sound-status[hidden]{display:none}.sound-status{position:fixed;right:18px;bottom:105px;z-index:8;max-width:280px;background:#f6f4ee;color:#223c35;padding:12px 15px;font-size:11px;line-height:1.6;box-shadow:0 2px 15px #0002}

.hero-actions .sound-toggle{position:static;backdrop-filter:none;background:#223c3555;border-color:#ffffff90;padding:17px 21px;font-size:12px;white-space:nowrap}.hero-actions{flex-wrap:wrap}@media(max-width:800px){.hero-actions .sound-toggle{font-size:11px;padding:16px}}

/* Mobile layout safeguards */
@media(max-width:800px){
html,body{max-width:100%;overflow-x:hidden}
.facts{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:24px 10px;padding:26px 6%}
.facts>div{min-width:0;padding-left:10px}
.facts>div:nth-child(3){border-left:0;padding-left:0}
.facts>div:nth-child(4){grid-column:auto;border-left:1px solid var(--line);padding-left:10px}
.facts small{font-size:8px;letter-spacing:1.5px;margin-bottom:10px}
.facts strong{display:block;font-size:clamp(18px,5.2vw,21px);white-space:nowrap}
.facts sup{font-size:8px;margin-left:3px;white-space:nowrap}
.motion-toggle{display:none!important}
}

@media(max-width:420px){
.wrap{width:86%}
.hero-content{left:6%;right:6%}
h1{font-size:clamp(52px,15vw,64px);line-height:1.02;letter-spacing:-2.5px}
.intro h2{font-size:clamp(35px,9.5vw,38px);line-height:1.08;letter-spacing:-1.2px}
.intro-copy p:first-child{font-size:20px;line-height:1.45}
}