:root{--ivory:#f5f2ea;--ink:#282b25;--gold:#b69a65;--line:#d6d0c3;--muted:#626459}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}body{margin:0;background:var(--ivory);color:var(--ink);font:16px/1.75 Arial,sans-serif}button,input,select,textarea{font:inherit}a{color:inherit;text-decoration:none}button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible{outline:3px solid var(--gold);outline-offset:5px}h1,h2,p{margin-top:0}h1,h2{font-family:Georgia,serif;font-weight:400;letter-spacing:-.045em;line-height:1.06}h2{font-size:clamp(38px,4.4vw,66px);margin-bottom:30px}em{font-weight:400;color:inherit}p{margin-bottom:22px}header{position:absolute;z-index:5;width:100%;padding:25px 5%;display:flex;justify-content:space-between;align-items:center;color:white;border-bottom:1px solid #ffffff40}.brand{font-size:19px;letter-spacing:.18em;line-height:1.5}.brand span{display:block;font-size:10px;letter-spacing:.17em}nav{display:flex;gap:32px;align-items:center;font-size:12px}nav a:hover{color:#e0c68f}.nav-cta{border:1px solid #ffffff70;padding:10px 18px}#menu{display:none}.hero{height:92svh;min-height:680px;position:relative;color:white}.hero>img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center 53%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,#151a16b0,#151a1620 80%),linear-gradient(0deg,#101610a0,transparent 50%,#10161050)}.hero-content{position:absolute;left:7%;bottom:19%;max-width:900px}h1{font-size:clamp(58px,6.7vw,103px);margin:24px 0}.eyebrow{font-size:10px;letter-spacing:.22em;font-weight:600;margin-bottom:20px}.hero-sub{font-size:16px;max-width:470px;color:#f5f1e7}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:45px;padding:15px 24px;font-size:12px;letter-spacing:.04em;border:1px solid transparent;background:none;transition:.2s}.light{background:var(--ivory);color:var(--ink);margin-top:12px}.button:hover{background:var(--gold);color:var(--ink)}.hero-bottom{position:absolute;bottom:0;left:5%;width:90%;padding:22px 0;border-top:1px solid #ffffff60;display:flex;justify-content:space-between;font-size:10px;letter-spacing:.18em}.intro{display:grid;grid-template-columns:1fr 3fr;gap:40px;padding:110px 7% 45px}.section-index{font-size:10px;letter-spacing:.14em;padding-top:5px;color:var(--muted)}.intro-copy{display:grid;grid-template-columns:1fr 1fr;gap:40px;color:var(--muted);font-size:15px}.facts{display:grid;grid-template-columns:repeat(4,1fr);margin:25px 7% 100px;padding:35px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);text-align:center}.facts>div+div{border-left:1px solid var(--line)}.facts strong{display:block;font:42px Georgia,serif;letter-spacing:-.03em}.facts span{font-size:9px;letter-spacing:.17em;display:block;margin-top:12px}.editorial{display:grid;grid-template-columns:1.1fr 1fr;align-items:center;gap:8%;margin:0 7% 100px}.photo{border:0;padding:0;display:block;position:relative;width:100%;overflow:hidden;background:#d5d0c4}.photo img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .65s}.photo:hover img{transform:scale(1.025)}.photo.tall{height:640px}.editorial-copy p:not(.eyebrow){font-size:15px;color:var(--muted)}.text-link{border:0;border-bottom:1px solid var(--gold);padding:12px 0;background:none;display:inline-flex;gap:35px;font-size:12px}.enlarge{position:absolute;bottom:20px;right:20px;background:var(--ivory);width:38px;height:38px;display:grid;place-items:center}.duo{display:grid;grid-template-columns:1.4fr 1fr;gap:25px;margin:0 7% 110px}.duo .photo{height:390px}.photo-caption{position:absolute;bottom:0;left:0;padding:40px 22px 20px;color:white;font:italic 21px Georgia,serif;background:linear-gradient(transparent,#0008);width:100%;text-align:left}.landscape{height:650px;position:relative;color:white;margin-bottom:110px}.landscape>img{width:100%;height:100%;object-fit:cover}.landscape:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#10180db0,transparent)}.landscape-content{position:absolute;z-index:1;left:7%;top:23%;max-width:470px}.landscape-content p:last-child{max-width:380px}.reverse{grid-template-columns:1fr 1.1fr}.gallery-section{background:#eae6dc;padding:95px 7%}.gallery-heading{display:flex;justify-content:space-between;align-items:end;gap:40px}.gallery-heading>p{font-size:13px;color:var(--muted)}.filters{display:flex;gap:30px;margin:22px 0 35px;border-bottom:1px solid #c9c3b6}.filters button{border:0;background:none;padding:12px 0;font-size:12px;color:var(--muted);border-bottom:2px solid transparent}.filters button.active{color:var(--ink);border-color:var(--gold)}.gallery-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.gallery-grid .photo{aspect-ratio:1.38}.gallery-grid .photo:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}.outline{border-color:var(--ink);margin-top:35px}.small{font-size:11px;margin-top:14px;color:var(--muted)}.details{display:grid;grid-template-columns:1fr 1.2fr;gap:70px;padding:100px 7%}dl{margin:0}dl>div{display:flex;justify-content:space-between;gap:20px;border-bottom:1px solid var(--line);padding:13px 0;font-size:13px}dt{color:var(--muted)}dd{text-align:right;margin:0}.enquiry{background:var(--ink);color:var(--ivory);display:grid;grid-template-columns:1.2fr 1fr;padding:95px 7%;gap:9%}.enquiry .eyebrow{color:#cab386}.enquiry h2{font-size:clamp(38px,4vw,61px)}.enquiry p{font-size:14px;color:#d1d1c5}.agent{display:flex;align-items:center;gap:20px;margin-top:45px}.monogram{border:1px solid #b69a6580;padding:17px;font:30px Georgia,serif;color:#ccb78e}.agent strong{font:24px Georgia,serif;display:block}.agent div span,.agent div a{display:block;font-size:12px;margin-top:4px}.enquiry form{padding-top:10px}label{display:block;font-size:12px;margin:0 0 8px}label span{color:#b4b6ac}input,textarea,select{width:100%;background:#ffffff06;color:var(--ivory);border:1px solid #ffffff40;border-radius:0;padding:13px;margin-bottom:22px;font-size:14px}select option{color:var(--ink);background:var(--ivory)}textarea{resize:vertical}input::placeholder,textarea::placeholder{color:#b2b5aa}.gold{background:var(--gold);color:#1e211c;width:100%}.form-note{font-size:11px!important;margin-top:14px}#enquiry-fallback{border-top:1px solid #ffffff40;padding-top:20px}#enquiry-fallback p{font-size:12px}.enquiry .text-link{color:var(--ivory)}#copy-status{font-size:12px;margin-left:15px}footer{padding:40px 7%;display:flex;justify-content:space-between;align-items:center;gap:30px}footer p{font-size:10px;color:var(--muted);max-width:530px;margin:0}footer>a:last-child{font-size:11px;white-space:nowrap}.skip{position:fixed;top:-100px;z-index:20;background:var(--ivory);padding:15px}.skip:focus{top:0}dialog{padding:0;background:#131611;color:white;width:100vw;max-width:100vw;height:100dvh;max-height:100dvh;border:0}dialog::backdrop{background:#131611}dialog figure{margin:0;display:flex;flex-direction:column;align-items:center;justify-content:center;height:100%;padding:60px 80px 40px}dialog img{width:100%;max-height:82vh;object-fit:contain}dialog figcaption{font-size:12px;margin-top:12px;text-align:center}dialog button{position:absolute;z-index:2;background:#262b22bb;color:white;border:1px solid #ffffff60;width:45px;height:45px;font-size:25px}.close{right:20px;top:15px}.prev{left:15px;top:48%}.next{right:15px;top:48%}
@media(min-width:1700px){.hero-content{left:10%}.intro,.details,.enquiry{padding-left:10%;padding-right:10%}}
@media(max-width:900px){nav{gap:18px}.hero{min-height:650px}.intro{grid-template-columns:1fr;gap:20px;padding-top:70px}.intro-copy{gap:25px}.editorial{gap:5%}.photo.tall{height:520px}.duo .photo{height:310px}.enquiry{gap:6%}footer{flex-wrap:wrap}.landscape{height:550px}.gallery-heading>p{max-width:220px}}
@media(max-width:640px){header{padding:18px 6%}.brand{font-size:16px}#menu{display:block;background:none;border:1px solid #ffffff70;color:white;padding:6px 12px;font-size:12px}nav{display:none;position:absolute;top:80px;left:0;width:100%;background:var(--ink);padding:25px;flex-direction:column;align-items:stretch}nav.open{display:flex}.hero{height:89svh;min-height:630px}.hero>img{object-position:60% center}.hero-content{left:7%;right:7%;bottom:20%}h1{font-size:54px;letter-spacing:-.05em}.hero-sub{font-size:14px;max-width:280px}.hero-bottom{font-size:8px;gap:20px}.hero-bottom span:last-child{text-align:right}.eyebrow{font-size:9px}.intro{padding:65px 7% 20px}.intro-copy{grid-template-columns:1fr;gap:0}.facts{grid-template-columns:1fr 1fr;margin-bottom:65px;gap:30px 0}.facts strong{font-size:35px}.facts>div:nth-child(3){border-left:0}.editorial,.reverse{grid-template-columns:1fr;gap:35px;margin-bottom:65px}.photo.tall{height:440px}.reverse .editorial-copy{order:2}.reverse .photo{order:1}.duo{gap:12px;margin-bottom:65px;grid-template-columns:1fr 1fr}.duo .photo{height:270px}.photo-caption{font-size:17px;padding:40px 12px 15px}.landscape{height:520px;margin-bottom:65px}.landscape>img{object-position:60%}.landscape-content{right:7%;top:24%}.gallery-section{padding:65px 7%}.gallery-heading{display:block}.gallery-heading>p{max-width:none}.filters{gap:20px}.filters button{font-size:11px}.gallery-grid{grid-template-columns:1fr 1fr;gap:10px}.gallery-grid .photo:first-child{grid-row:span 1;aspect-ratio:1.4}.details{grid-template-columns:1fr;gap:10px;padding:65px 7%}dl>div{font-size:12px}.enquiry{grid-template-columns:1fr;gap:40px;padding:65px 7%}.agent{margin-top:30px}footer{padding:35px 7%}footer p{order:3}dialog figure{padding:65px 12px 90px}dialog .prev,dialog .next{top:auto;bottom:25px}.prev{left:calc(50% - 60px)}.next{right:calc(50% - 60px)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

[hidden]{display:none!important}

.email-contact{align-self:center;border-top:1px solid #ffffff40;padding-top:30px}.email-contact h3{font:32px/1.2 Georgia,serif;font-weight:400;margin:0 0 22px}.email-address{display:block;text-align:center;margin-top:17px;font-size:14px;color:var(--ivory);overflow-wrap:anywhere}.email-contact .form-note{text-align:center}

.floor-plans{padding:95px 7%;border-bottom:1px solid var(--line)}.plan-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:25px}.plan-card{background:#fff;border:1px solid var(--line)}.plan-image{display:block;background:white}.plan-image img{display:block;width:100%;height:auto}.plan-image:hover{opacity:.9}.plan-copy{padding:24px 28px 30px;border-top:1px solid var(--line)}.plan-copy h3{font:30px/1.2 Georgia,serif;margin:0 0 12px}.plan-copy p{font-size:14px;color:var(--muted);margin-bottom:12px}.plan-actions{display:flex;gap:25px;flex-wrap:wrap}.floor-plans>.small{margin-top:24px}@media(max-width:640px){.floor-plans{padding:65px 7%}.plan-grid{grid-template-columns:1fr;gap:24px}.plan-copy{padding:20px}.plan-actions{gap:20px}}

.prec{display:block;font-family:Arial,sans-serif;font-size:9px;font-weight:400;line-height:1.5;letter-spacing:.025em;margin:3px 0 5px}.agent .prec{font-size:10px}.enquiry-form h3{font:32px/1.2 Georgia,serif;margin:0 0 28px}.request-options{border:0;margin:0 0 25px;padding:0}.request-options legend{font-size:12px;margin-bottom:12px}.request-options label{display:flex;gap:12px;align-items:center;border:1px solid #ffffff40;padding:13px 15px;margin-bottom:9px;cursor:pointer}.request-options label:has(input:checked){border-color:var(--gold);background:#b69a6518}.request-options input{width:17px;height:17px;margin:0;accent-color:var(--gold);flex:none}.request-options label span{color:var(--ivory)}.form-trap{display:none}.enquiry-form input:focus-visible,.enquiry-form textarea:focus-visible{outline:2px solid var(--gold);outline-offset:3px}.enquiry-form .form-note a{text-decoration:underline}.enquiry-form button:disabled{opacity:.6;cursor:wait}#enquiry-status{margin-top:20px}#enquiry-status:empty{display:none}#enquiry-status[data-error="true"]{color:#ffd0bd}header .brand{flex-shrink:0}@media(max-width:900px) and (min-width:641px){nav{gap:12px;font-size:11px}.nav-cta{padding:8px}.brand{font-size:16px}}

.filters{flex-wrap:wrap;column-gap:25px;row-gap:0}.gallery-grid .photo.portrait{aspect-ratio:4/5}

.property-film{padding:90px 7%;background:var(--ink);color:var(--ivory)}.film-heading{display:flex;align-items:end;justify-content:space-between;gap:50px;margin-bottom:35px}.film-heading h2{margin-bottom:0}.film-heading .eyebrow{color:#cab386}.film-heading>p{max-width:300px;font-size:14px;color:#d1d1c5;margin-bottom:4px}.film-player{position:relative;aspect-ratio:16/9;background:#161814;border:1px solid #b69a6555}.film-player iframe{position:absolute;inset:0;width:100%;height:100%;border:0}.film-footer{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:18px}.film-footer>span{font-size:9px;letter-spacing:.14em;color:#d1d1c5}.film-footer .text-link{font-size:12px}@media(max-width:640px){.property-film{padding:60px 7%}.film-heading{display:block;margin-bottom:25px}.film-heading>p{margin-top:24px;max-width:none}.film-footer{align-items:start;flex-direction:column;gap:5px}}

.brokerage-logo{display:block;width:320px;max-width:100%;height:auto;background:#000;object-fit:contain;margin-top:28px}.footer-branding{flex:0 1 280px}.footer-branding .brokerage-logo{width:280px;margin-top:18px}@media(max-width:640px){.brokerage-logo{width:300px}.footer-branding{flex-basis:100%}}

/* Blend the supplied flat artwork without redrawing its letterforms. */
.brokerage-mark{display:block;position:relative;width:300px;max-width:100%;aspect-ratio:3.5;overflow:hidden;mix-blend-mode:screen;margin-top:28px}
.brokerage-mark .brokerage-logo,.footer-branding .brokerage-mark .brokerage-logo{position:absolute;left:50%;top:50%;transform:translate(-50%,-50%);width:135%;max-width:none;height:auto;margin:0;background:transparent}
.footer-branding .brokerage-mark{width:250px;margin-top:18px}
.header-branding{display:flex;align-items:center;gap:28px;flex-shrink:0}
.header-branding .brokerage-mark{width:190px;margin:0}
header{gap:24px;background:linear-gradient(180deg,#10161085,transparent)}
@media(min-width:901px) and (max-width:1250px){header{flex-wrap:wrap;gap:14px}.header-branding{width:100%;justify-content:space-between}nav{width:100%;justify-content:flex-end;gap:24px}}
@media(max-width:900px){.header-branding{display:block}.header-branding .brokerage-mark{width:160px;margin-top:12px}header{align-items:flex-start}nav{align-self:center}}
@media(max-width:640px){nav{top:145px}.header-branding .brokerage-mark{width:165px;margin-top:10px}.hero-content{bottom:18%}h1{font-size:50px}}
footer{background:var(--ink);color:var(--ivory);border-top:1px solid #ffffff25}footer p{color:#d1d1c5}
/* Keep the brokerage logo beside the agent name at every screen size. */
@media(max-width:900px){header{flex-wrap:wrap;gap:14px}.header-branding{display:flex;align-items:center;justify-content:space-between;gap:20px;width:100%}.header-branding .brokerage-mark{width:170px;margin:0;flex-shrink:0}nav{width:100%;justify-content:flex-end}}
@media(max-width:640px){header{padding:18px 6%;gap:12px}.header-branding{gap:14px}.header-branding .brokerage-mark{width:135px;margin:0}#menu{margin-left:auto}nav{top:126px}.header-branding .brand{font-size:15px}.header-branding .prec{font-size:8px}.header-branding .brand span{font-size:9px}}
@media(max-width:380px){.header-branding{gap:10px}.header-branding .brokerage-mark{width:112px}.header-branding .brand{font-size:13px}.header-branding .prec{font-size:7px}}