@font-face{font-family:"Fraunces";font-style:normal;font-weight:100 900;font-display:swap;src:url(fonts/fraunces-latin-opsz-normal.woff2) format("woff2")}
@font-face{font-family:"Fraunces";font-style:italic;font-weight:100 900;font-display:swap;src:url(fonts/fraunces-latin-opsz-italic.woff2) format("woff2")}
@font-face{font-family:"Instrument Sans";font-style:normal;font-weight:400 700;font-display:swap;src:url(fonts/instrument-sans-latin-wght-normal.woff2) format("woff2")}

:root{
  --ink:#0c1915;--ink-2:#12241e;--ink-3:#1b3229;
  --sand:#efe6d6;--paper:#faf6ee;--stone:#d9cdb8;
  --gold:#d2a268;--gold-2:#e9c796;--terra:#b4623a;
  --text:#1c2622;--muted:#667069;
  --serif:"Fraunces",Georgia,serif;--sans:"Instrument Sans",system-ui,sans-serif;
  --pad:clamp(20px,5vw,72px);--max:1320px;
  --ease:cubic-bezier(.2,.7,.1,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--text);font-family:var(--sans);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%;height:auto}
a{color:inherit}
button{font:inherit;color:inherit;background:none;border:0;padding:0;cursor:pointer}
h1,h2,h3,p,figure,dl,dd{margin:0}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.wrap{width:min(100% - 2*var(--pad),var(--max));margin-inline:auto}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;z-index:99;background:#fff;padding:8px 12px}

.kicker{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;font-weight:600;color:var(--terra)}
.dark .kicker{color:var(--gold)}
h1,h2{font-family:var(--serif);font-weight:300;letter-spacing:-.02em;line-height:1.02;font-variation-settings:"opsz" 144}
h1 em,h2 em{font-style:italic;font-weight:300;color:var(--gold-2)}
.light h2 em{color:var(--terra)}
h2{font-size:clamp(2.3rem,5.4vw,4.6rem);margin-top:.35em}
.lead{font-size:clamp(1.02rem,1.3vw,1.2rem);max-width:46ch;color:var(--muted)}
.dark{background:var(--ink);color:#ece5d6}.dark .lead{color:#b9c2b8}
.section{padding-block:clamp(72px,11vw,160px)}
.head{display:grid;gap:24px 64px;align-items:end;margin-bottom:clamp(32px,5vw,64px)}
@media(min-width:900px){.head{grid-template-columns:1.25fr 1fr}}

/* header */
.top{position:fixed;inset:0 0 auto;z-index:40;color:#fff;transition:background .4s,backdrop-filter .4s,padding .4s;padding-block:18px}
.top.solid{background:rgba(12,25,21,.72);backdrop-filter:blur(16px) saturate(1.3);-webkit-backdrop-filter:blur(16px) saturate(1.3);padding-block:10px}
.top .wrap{display:flex;align-items:center;gap:28px}
.brand{font-family:var(--serif);font-size:1.25rem;text-decoration:none;letter-spacing:-.01em;margin-right:auto;white-space:nowrap}
.brand i{color:var(--gold-2)}
.top nav{display:none;gap:26px;font-size:.86rem}
.top nav a{text-decoration:none;opacity:.82;transition:opacity .2s}.top nav a:hover{opacity:1}
@media(min-width:980px){.top nav{display:flex}}
.langs{display:flex;gap:2px;font-size:.74rem;font-weight:600;letter-spacing:.08em;border:1px solid rgba(255,255,255,.25);border-radius:99px;padding:3px}
.langs a{text-decoration:none;padding:4px 9px;border-radius:99px}
.langs a[aria-current]{background:#fff;color:var(--ink)}
.progress{position:absolute;left:0;bottom:0;height:2px;width:100%;background:var(--gold);transform-origin:0 50%;transform:scaleX(0)}
@supports(animation-timeline:scroll()){.progress{animation:grow linear both;animation-timeline:scroll(root)}}
@keyframes grow{to{transform:scaleX(1)}}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;padding:15px 26px;border-radius:99px;font-weight:600;font-size:.94rem;text-decoration:none;transition:transform .3s var(--ease),background .3s,color .3s,box-shadow .3s}
.btn:hover{transform:translateY(-2px)}
.btn-gold{background:var(--gold);color:var(--ink);box-shadow:0 10px 30px -10px rgba(210,162,104,.7)}
.btn-gold:hover{background:var(--gold-2)}
.btn-ghost{border:1px solid rgba(255,255,255,.4);color:#fff;backdrop-filter:blur(6px)}
.btn-ghost:hover{background:#fff;color:var(--ink)}
.btn svg{width:18px;height:18px;flex:none}

/* hero */
.hero{position:relative;min-height:100svh;display:grid;align-items:end;color:#fff;overflow:clip;background:var(--ink)}
.hero-media{position:absolute;inset:0}
.hero-media img{width:100%;height:100%;object-fit:cover;object-position:50% 60%;animation:kb 26s var(--ease) both}
@keyframes kb{from{transform:scale(1.14)}to{transform:scale(1)}}
@supports(animation-timeline:scroll()){.hero-media{animation:drift linear both;animation-timeline:scroll(root);animation-range:0 100vh}}
@keyframes drift{to{transform:translateY(16%)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,16,13,.55) 0,rgba(8,16,13,0) 26%,rgba(8,16,13,.12) 48%,rgba(8,16,13,.9) 100%)}
.hero-in{position:relative;z-index:2;padding-block:120px clamp(36px,6vw,72px);display:grid;gap:28px}
.hero .kicker{color:var(--gold-2)}
h1{font-size:clamp(3rem,9.2vw,8.4rem);max-width:12ch}
.hero-row{display:grid;gap:28px;align-items:end}
@media(min-width:900px){.hero-row{grid-template-columns:1fr auto}}
.hero .lead{color:#e2ded2;max-width:44ch}
.price{font-family:var(--serif);font-size:clamp(2.2rem,4.6vw,3.8rem);line-height:1;font-weight:300;white-space:nowrap}
.price small{font-family:var(--sans);font-size:.3em;letter-spacing:.2em;font-weight:600;margin-left:.5em;color:var(--gold-2);vertical-align:.9em}
.price-label{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;opacity:.75;margin-bottom:8px}
.cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:22px}
.tag{position:absolute;z-index:3;right:14px;bottom:14px;font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;background:rgba(8,16,13,.55);color:#fff;padding:5px 10px;border-radius:99px;backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);pointer-events:none}
.hero .tag{top:84px;bottom:auto;right:var(--pad)}
.rise>*{animation:rise 1.1s var(--ease) both}
.rise>*:nth-child(2){animation-delay:.12s}.rise>*:nth-child(3){animation-delay:.24s}
@keyframes rise{from{opacity:0;transform:translateY(34px)}}

@media(max-width:700px){.hero-media img{object-position:64% 50%}.hero::after{background:linear-gradient(180deg,rgba(8,16,13,.6) 0,rgba(8,16,13,.05) 18%,rgba(8,16,13,.55) 40%,rgba(8,16,13,.94) 72%)}.lbl i{display:none}}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:radial-gradient(90% 70% at 0% 75%,rgba(8,16,13,.6),transparent 70%)}
.lbl i{font-style:normal}
/* facts */
.facts{border-top:1px solid rgba(255,255,255,.1)}
.facts dl{display:grid;grid-template-columns:repeat(2,1fr)}
@media(min-width:900px){.facts dl{grid-template-columns:repeat(4,1fr)}}
.facts div{padding:clamp(22px,3vw,40px) 0;padding-right:16px;border-bottom:1px solid rgba(255,255,255,.1)}
@media(min-width:900px){.facts div{border-bottom:0;padding-left:28px;border-left:1px solid rgba(255,255,255,.1)}.facts div:first-child{border-left:0;padding-left:0}}
.facts dt{font-family:var(--serif);font-size:clamp(1.9rem,3.4vw,3rem);font-weight:300;line-height:1.1;color:var(--gold-2)}
.facts dd{font-size:.86rem;color:#aab4aa;margin-top:6px}

/* shots */
.shot{position:relative;overflow:hidden;border-radius:clamp(10px,1.4vw,22px);background:var(--ink-2)}
.shot button{display:block;width:100%;height:100%;cursor:zoom-in}
.shot img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.shot:hover img{transform:scale(1.045)}
.shot figcaption{position:absolute;left:0;right:0;bottom:0;padding:44px 18px 16px;color:#fff;font-size:.9rem;background:linear-gradient(transparent,rgba(8,16,13,.72));pointer-events:none}
.shot .tag{top:14px;bottom:auto}

/* lights */
.stage{position:relative;aspect-ratio:16/9;border-radius:clamp(10px,1.4vw,22px);overflow:hidden;background:#000;box-shadow:0 60px 120px -50px #000}
@media(max-width:700px){.stage{aspect-ratio:4/5}}
.stage picture{position:absolute;inset:0;opacity:0;transition:opacity 1.6s ease}
.stage picture.on{opacity:1}
.stage img{width:100%;height:100%;object-fit:cover;transform:scale(1.08);transition:transform 7s linear}
.stage picture.on img{transform:scale(1)}
.stage-ui{position:absolute;z-index:3;left:0;right:0;bottom:0;padding:60px clamp(16px,3vw,36px) clamp(16px,2.4vw,30px);display:flex;flex-wrap:wrap;gap:16px;align-items:end;justify-content:space-between;background:linear-gradient(transparent,rgba(8,16,13,.8))}
.stage-cap{font-family:var(--serif);font-size:clamp(1.3rem,2.6vw,2.2rem);font-weight:300;font-style:italic;color:#fff}
.pills{display:flex;gap:4px;background:rgba(255,255,255,.14);padding:4px;border-radius:99px;backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px)}
.pills button{padding:9px 16px;border-radius:99px;font-size:.82rem;font-weight:600;color:#fff;transition:background .3s,color .3s}
.pills button[aria-pressed=true]{background:#fff;color:var(--ink)}

/* compare */
.compare{position:relative;aspect-ratio:1672/941;border-radius:clamp(10px,1.4vw,22px);overflow:hidden;--p:50%;user-select:none;touch-action:pan-y;background:var(--stone)}
@media(max-width:700px){.compare{aspect-ratio:4/4.2}}
.compare img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.compare .after{clip-path:inset(0 0 0 var(--p))}
.compare input{position:absolute;inset:0;width:100%;height:100%;opacity:0;cursor:ew-resize;margin:0;z-index:4}
.handle{position:absolute;top:0;bottom:0;left:var(--p);width:2px;background:#fff;z-index:3;pointer-events:none}
.handle::after{content:"‹ ›";position:absolute;top:50%;left:50%;translate:-50% -50%;width:54px;height:54px;border-radius:50%;background:#fff;color:var(--ink);display:grid;place-items:center;font-size:1.2rem;letter-spacing:.1em;box-shadow:0 10px 30px rgba(0,0,0,.35)}
.compare .lbl{position:absolute;top:16px;z-index:3;font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;background:rgba(8,16,13,.6);color:#fff;padding:6px 12px;border-radius:99px;backdrop-filter:blur(8px);pointer-events:none}
.lbl.l{left:16px}.lbl.r{right:16px}
.note{font-size:.8rem;color:var(--muted);margin-top:16px;max-width:70ch}
.dark .note{color:#8f9a90}

/* interiors */
.inside{display:grid;gap:clamp(14px,1.6vw,24px)}
@media(min-width:900px){.inside{grid-template-columns:1.9fr 1fr;grid-template-rows:auto auto}.inside .a{grid-column:1;grid-row:1}.inside .b{grid-column:1;grid-row:2}.inside .c{grid-column:2;grid-row:1/3}}
.inside .a,.inside .b{aspect-ratio:16/9}.inside .c{aspect-ratio:3/4}
@media(min-width:900px){.inside .c{aspect-ratio:auto}}
.feat{display:grid;gap:18px 40px;margin-top:clamp(36px,5vw,64px);grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.feat li{list-style:none;border-top:1px solid var(--stone);padding-top:16px}
.feat{padding:0}.feat b{display:block;font-family:var(--serif);font-weight:400;font-size:1.3rem;margin-bottom:4px}
.feat span{color:var(--muted);font-size:.93rem}

/* plan */
.plan-grid{display:grid;gap:clamp(32px,5vw,80px);align-items:center}
@media(min-width:960px){.plan-grid{grid-template-columns:1.05fr 1fr}}
.plan-card{background:radial-gradient(120% 90% at 30% 10%,var(--ink-3),var(--ink-2));border:1px solid rgba(255,255,255,.08);border-radius:clamp(14px,2vw,28px);padding:clamp(14px,3vw,40px);box-shadow:0 60px 120px -60px #000}
.plan-card svg{display:block;width:100%;height:auto;max-height:82vh}
.plan text{font-family:var(--sans);fill:#efe6d6}
.plan .t1{font-size:.42px;font-weight:600;letter-spacing:.02px}
.plan .t2{font-size:.3px;fill:#a9b3a8}
.plan .room{fill:#20392f;transition:fill .35s}
.plan .terr{fill:url(#tiles);transition:filter .35s}
.plan .wall{fill:#efe6d6}
.plan .glass{stroke:#8fd0d6;stroke-width:.07}
.plan .furn{fill:none;stroke:#efe6d6;stroke-opacity:.38;stroke-width:.03}
.plan .door{fill:none;stroke:#efe6d6;stroke-opacity:.55;stroke-width:.025}
.plan [data-room].hl .room{fill:#3a5d4d}
.plan [data-room].hl .terr{filter:brightness(1.7)}
.plan .dim{stroke:var(--gold);stroke-width:.02}.plan .dimt{font-size:.28px;fill:var(--gold-2)}
.rooms{list-style:none;padding:0;margin:28px 0 0}
.rooms li{display:flex;justify-content:space-between;gap:20px;align-items:baseline;padding:16px 4px;border-top:1px solid rgba(255,255,255,.12);cursor:default;transition:padding .3s var(--ease),color .3s}
.rooms li:last-child{border-bottom:1px solid rgba(255,255,255,.12)}
.rooms li.hl{padding-left:16px;color:var(--gold-2)}
.rooms b{font-family:var(--serif);font-weight:300;font-size:clamp(1.25rem,2vw,1.7rem)}
.rooms span{font-size:.86rem;color:#aab4aa;text-align:right;font-variant-numeric:tabular-nums}

/* residence */
.res{display:grid;gap:clamp(14px,1.6vw,24px)}
@media(min-width:900px){.res{grid-template-columns:1fr 1fr 1.25fr;align-items:stretch}}
.res .p{aspect-ratio:3/4}
.res-copy{display:flex;flex-direction:column;justify-content:center;gap:20px;padding:clamp(8px,2vw,32px)}
.res-wide{margin-top:clamp(14px,1.6vw,24px);aspect-ratio:21/9}
@media(max-width:700px){.res-wide{aspect-ratio:4/3}}
.link{font-weight:600;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:3px;align-self:start}

/* contact */
.visit{position:relative;color:#fff;overflow:clip;background:var(--ink)}
.visit-bg{position:absolute;inset:-12% 0}
.visit-bg img{width:100%;height:100%;object-fit:cover}
@supports(animation-timeline:view()){.visit-bg{animation:par linear both;animation-timeline:view();}}
@keyframes par{from{transform:translateY(-8%)}to{transform:translateY(8%)}}
.visit::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,16,13,.92),rgba(8,16,13,.55) 60%,rgba(8,16,13,.3))}
.visit .wrap{position:relative;z-index:2;padding-block:clamp(96px,14vw,200px);display:grid;gap:26px;max-width:var(--max)}
.visit h2{font-size:clamp(2.6rem,7vw,6rem);max-width:13ch}
.visit .lead{color:#dcd7ca}
.visit .price{margin-top:8px}

footer{background:#08110e;color:#8f9a90;font-size:.8rem;padding:28px 0 96px}
@media(min-width:760px){footer{padding-bottom:28px}}
footer .wrap{display:flex;flex-wrap:wrap;gap:10px 28px;justify-content:space-between}

/* mobile sticky bar */
.bar{position:fixed;z-index:45;left:10px;right:10px;bottom:10px;display:flex;align-items:center;justify-content:space-between;gap:12px;padding:10px 10px 10px 20px;border-radius:99px;background:rgba(12,25,21,.82);color:#fff;backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);box-shadow:0 20px 50px -15px rgba(0,0,0,.6);transform:translateY(140%);transition:transform .5s var(--ease)}
.bar.show{transform:none}
.bar b{font-family:var(--serif);font-weight:400;font-size:1.2rem;white-space:nowrap}
.bar .btn{padding:11px 18px;font-size:.86rem}
@media(min-width:760px){.bar{left:auto;right:24px;bottom:24px;gap:22px}}

/* reveal */
.js .rv{opacity:0;transform:translateY(36px);transition:opacity 1s var(--ease),transform 1.1s var(--ease)}
.js .rv.in{opacity:1;transform:none}
.js .rv.d1{transition-delay:.1s}.js .rv.d2{transition-delay:.2s}

/* lightbox */
dialog.lb{border:0;padding:0;margin:0;width:100vw;height:100dvh;max-width:none;max-height:none;background:rgba(6,12,10,.96);color:#fff}
dialog.lb::backdrop{background:#000}
dialog.lb[open]{display:grid;grid-template-rows:1fr auto;animation:fade .35s ease}
@keyframes fade{from{opacity:0}}
.lb-img{min-height:0;display:grid;place-items:center;padding:56px 12px 8px}
.lb-img img{max-width:100%;max-height:100%;width:auto;height:auto;object-fit:contain;border-radius:8px;view-transition-name:lb}
.lb-bar{display:flex;align-items:center;justify-content:space-between;gap:16px;padding:14px var(--pad) 22px}
.lb-bar p{font-size:.9rem;text-align:center;color:#d5d0c4}
.lb-bar small{display:block;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-2);margin-top:2px}
.lb button{width:46px;height:46px;border-radius:50%;border:1px solid rgba(255,255,255,.3);font-size:1.1rem;flex:none;transition:background .2s,color .2s}
.lb button:hover{background:#fff;color:var(--ink)}
.lb-x{position:absolute;top:12px;right:14px;z-index:2}

@media(prefers-reduced-motion:reduce){*,*::before,*::after{animation:none!important;transition-duration:.01ms!important}html{scroll-behavior:auto}.js .rv{opacity:1;transform:none}}

/* invest page */
.hero-compact{min-height:72svh}
.page-invest h1{max-width:16ch;font-size:clamp(2.6rem,7vw,6.2rem)}
.hero .note{color:#c8c2b4;max-width:46ch}
.hero .note a{color:var(--gold-2);text-underline-offset:3px}
.rates-wrap{overflow-x:auto}
table.rates{width:100%;border-collapse:collapse;font-size:.92rem}
table.rates th,table.rates td{text-align:left;padding:14px 16px 14px 0;border-bottom:1px solid rgba(255,255,255,.12);vertical-align:top}
.light table.rates th,.light table.rates td{border-bottom-color:rgba(12,25,21,.12)}
table.rates th{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
.light table.rates th{color:var(--terra)}
table.rates td.num,table.rates th.num{text-align:right;white-space:nowrap;padding-right:0}
table.rates tbody tr:last-child th,table.rates tbody tr:last-child td{border-bottom:0}
.hypo{border:1px solid rgba(210,162,104,.35);padding:clamp(20px,3vw,32px);border-radius:4px;margin-top:28px}
.hypo p+p{margin-top:12px}
.caveat{border-left:3px solid var(--gold);padding:8px 0 8px 18px;max-width:62ch}
.faq{display:grid;gap:0;border-top:1px solid rgba(255,255,255,.12)}
.faq details{border-bottom:1px solid rgba(255,255,255,.12)}
.faq summary{cursor:pointer;font-family:var(--serif);font-size:clamp(1.2rem,2vw,1.55rem);font-weight:300;padding:22px 0;list-style:none}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";float:right;color:var(--gold-2);font-weight:400}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 0 22px;max-width:62ch;color:#b9c2b8}
.light .btn-ghost{border-color:rgba(12,25,21,.3);color:var(--ink)}
.light .btn-ghost:hover{background:var(--ink);color:#fff}
footer a{text-underline-offset:2px}