*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.7 Arial,sans-serif}a{color:inherit;text-underline-offset:5px}button,select{font:inherit}button,a,select{touch-action:manipulation}button{cursor:pointer}a:focus-visible,button:focus-visible,select:focus-visible{outline:3px solid currentColor;outline-offset:5px}[hidden]{display:none!important}.skip{position:absolute;top:-100px;left:20px;z-index:99;background:#fff;color:#111;padding:10px}.skip:focus{top:8px}.concept-bar{position:sticky;top:0;z-index:20;background:#0b1925;color:#fff;min-height:42px;padding:9px 4%;display:flex;justify-content:space-between;gap:15px;font-size:11px;letter-spacing:.03em}.concept-bar a{text-decoration:none}.concept-bar a:last-child{color:#bfff82}.demo-header{display:flex;align-items:center;justify-content:space-between;padding:30px 5%;gap:30px;border-bottom:1px solid #8884}.demo-brand{font:700 22px/1.1 Georgia,serif;text-decoration:none;letter-spacing:.04em}.demo-brand small{display:block;font:9px/1.4 Arial,sans-serif;letter-spacing:.18em;margin-top:8px}.demo-header nav{display:flex;gap:25px;font-size:12px;align-items:center}.demo-header nav a{text-decoration:none}.nav-contact{border:1px solid currentColor;padding:10px 16px}.demo-hero{position:relative;display:grid;grid-template-columns:1fr 1fr;min-height:580px;align-items:center}.hero-text{padding:70px 7% 70px 10%;position:relative;z-index:2}.kicker{font:700 10px/1.5 Arial,sans-serif;letter-spacing:.18em;text-transform:uppercase;margin:0 0 27px}h1,h2,h3,p{margin-top:0}h1{font:400 clamp(42px,5vw,76px)/1.05 Georgia,serif;letter-spacing:-.04em;margin-bottom:27px}h1 em,h2 em{color:var(--accent);font-style:italic}.lead{max-width:490px;font-size:15px;line-height:1.85;opacity:.8;margin-bottom:30px}.hero-visual{height:100%;min-height:580px;position:relative;overflow:hidden}.hero-visual img{display:block;width:100%;height:100%;object-fit:cover}.image-caption{position:absolute;bottom:20px;right:25px;font-size:8px;letter-spacing:.16em;background:var(--paper);padding:5px 9px;color:var(--ink)}.demo-actions{display:flex;align-items:center;flex-wrap:wrap;gap:17px;font-size:11px}.demo-actions>a:not(.primary){text-decoration:none;border-bottom:1px solid;padding-bottom:4px}.primary{display:inline-flex;justify-content:center;align-items:center;min-height:48px;background:var(--ink);color:var(--paper);padding:13px 23px;text-decoration:none;border:1px solid var(--ink);font-size:12px;cursor:pointer}.primary:hover{filter:brightness(1.2)}.market{margin:35px 0 0;font-size:10px;letter-spacing:.1em;text-transform:uppercase}.section-wrap{padding:85px 5%}.search-section{margin:0 5%;padding:35px 0;display:flex;gap:45px;align-items:center;justify-content:space-between;border-bottom:1px solid #8885}.search-section .kicker{margin-bottom:9px}.search-section h2{font:400 23px Georgia,serif;margin:0}.search-section form{display:flex;align-items:center;gap:10px}.search-section label{font-size:11px}.search-section select{background:transparent;border:1px solid #8886;padding:13px;font-size:12px;color:inherit;min-width:160px}.section-top{display:flex;align-items:flex-end;justify-content:space-between;gap:50px;margin-bottom:35px}.section-top h2,.approach h2{font:400 clamp(29px,3.1vw,46px)/1.15 Georgia,serif;letter-spacing:-.03em;margin-bottom:0}.section-top .kicker{margin-bottom:15px}.section-top>p{max-width:360px;font-size:12px;opacity:.75;margin-bottom:0}.listing-grid,.area-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:23px}.result-count{font-size:11px;opacity:.7}.listing{border:1px solid #8885;background:#fff9}.listing>img{display:block;width:100%;height:230px;object-fit:cover}.listing:nth-child(2)>img{object-position:75%;filter:hue-rotate(16deg)}.listing:nth-child(3)>img{object-position:20%;filter:saturate(.6)}.listing-copy{padding:25px}.listing-copy>small{font-size:8px;letter-spacing:.12em}.listing h3{font:400 26px Georgia,serif;margin:13px 0 10px}.listing p{font-size:12px;margin-bottom:12px}.spec{opacity:.65}.listing-bottom{display:flex;align-items:center;justify-content:space-between;gap:10px;border-top:1px solid #8884;padding-top:15px}.listing-bottom strong{font-weight:500;font-size:16px}.listing-bottom small{font-size:8px}.listing-bottom button{font-size:10px;background:none;border:0;border-bottom:1px solid;color:inherit;padding:5px 0}.approach{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center;background:var(--ink);color:var(--paper)}.about-monogram{display:grid;place-content:center;aspect-ratio:1;font:90px Georgia,serif;border:1px solid #fff4;background:linear-gradient(135deg,#fff2,transparent)}.approach h2{margin-bottom:25px}.approach p,.approach li{font-size:13px;opacity:.85}.approach ul{list-style:none;padding:0;margin:25px 0}.approach li{border-bottom:1px solid #fff3;padding:10px 0}.text-action{display:inline-block;font-size:12px;margin-top:15px}.area-grid a{border-top:1px solid;padding:28px 0;text-decoration:none}.area-grid span{font-size:10px;opacity:.65}.area-grid h3{font:400 25px Georgia,serif;margin:20px 0 10px}.area-grid p{font-size:12px;opacity:.75}.area-grid a{font-size:11px}.demo-cta{text-align:center;padding:90px 25px;background:var(--accent);color:var(--ink)}.demo-cta h2{font:400 clamp(35px,4vw,60px)/1.1 Georgia,serif;letter-spacing:-.04em;margin-bottom:20px}.demo-cta p{font-size:14px}.demo-cta .primary{margin-top:15px}footer{padding:40px 5%;font-size:10px;opacity:.8}footer p{max-width:850px}footer>a{margin-right:25px}dialog{max-width:520px;width:calc(100% - 36px);padding:45px;background:var(--paper);color:var(--ink);border:1px solid var(--ink)}dialog::backdrop{background:#07131dbc}dialog h2{font:35px Georgia,serif}dialog p{font-size:14px}#closeListing{position:absolute;right:15px;top:8px;background:none;border:0;font-size:30px;color:inherit}.editorial .demo-header{background:var(--ink);color:var(--paper);border-color:#fff3}.editorial .demo-hero{background:var(--ink);color:var(--paper)}.editorial .hero-visual{min-height:640px}.editorial .hero-text{padding-right:9%}.editorial .primary{background:var(--accent);color:var(--ink);border-color:var(--accent)}.neighbourhood .hero-visual{margin:40px 8% 40px 0;min-height:480px;height:480px;border-radius:160px 160px 0 0}.neighbourhood h1{font-family:Georgia,serif}.neighbourhood h1 em{color:var(--ink);background:linear-gradient(transparent 70%,var(--accent) 0)}.urban h1,.urban h2,.urban .demo-brand,.urban h3{font-family:Arial,sans-serif;font-weight:800;letter-spacing:-.055em}.urban .hero-text{padding-right:3%}.urban h1{font-size:clamp(50px,6.2vw,95px)}.urban .hero-visual{margin:35px 7% 35px 0;min-height:530px;height:530px}.urban .hero-visual img{transform:scale(1.06)}.urban .primary{background:var(--accent);color:var(--ink);border-color:var(--accent)}.urban .demo-header{border-bottom:2px solid}.urban .demo-cta{background:var(--ink);color:var(--paper)}.urban .listing{border:0;border-top:2px solid}.warm .demo-header{padding-bottom:20px}.warm .demo-hero{padding:25px 0}.warm h1 em{color:var(--accent)}.warm .hero-visual{margin:25px 8% 25px 0;border-radius:50% 50% 12px 12px;min-height:530px;height:530px}.warm .primary{border-radius:40px}.warm .listing{border-radius:14px;overflow:hidden}.warm .about-monogram{border-radius:50%}.warm .demo-cta{background:#e7d5c1}.investment .demo-hero{background:var(--ink);color:var(--paper)}.investment h1,.investment h2,.investment h3,.investment .demo-brand{font-family:Arial,sans-serif;font-weight:500;letter-spacing:-.045em}.investment .kicker,.investment .market,.investment .listing-copy>small{font-family:monospace}.investment .primary{background:var(--accent);color:var(--ink);border-color:var(--accent)}.investment .hero-visual{min-height:600px}.folio-strip{grid-column:1/-1;display:flex;justify-content:space-around;padding:23px;border-top:1px solid #fff3;font:11px monospace}.investment .listing{background:transparent}.investment .about-monogram{font-family:monospace}.team .demo-hero{display:flex;flex-direction:column;text-align:center}.team .hero-text{padding:65px 5% 40px;max-width:940px}.team h1{font-size:clamp(44px,5.5vw,82px)}.team h1 br{display:none}.team .lead{margin-inline:auto;max-width:600px}.team .demo-actions{justify-content:center}.team .market{margin-top:25px}.team .hero-visual{width:90%;height:340px;min-height:340px;margin-bottom:45px}.team .hero-visual img{object-position:center 55%}.team h1 em{color:var(--ink)}.team .demo-header{border-bottom:0}.team .nav-contact{background:var(--ink);color:var(--paper)}@media(max-width:850px){.demo-header{gap:20px;padding:24px 5%}.demo-header nav{gap:15px;font-size:10px}.demo-hero{grid-template-columns:1fr}.hero-text{padding:50px 6%!important}.hero-visual,.editorial .hero-visual,.investment .hero-visual{min-height:340px;height:340px}.neighbourhood .hero-visual,.warm .hero-visual,.urban .hero-visual{margin:0 5% 35px;width:90%;min-height:340px;height:340px;border-radius:10px}.hero-visual img{object-position:center 60%}.search-section{flex-direction:column;align-items:flex-start;gap:20px}.listing-grid{grid-template-columns:1fr 1fr}.listing:last-child{grid-column:1/-1}.section-top{gap:20px;align-items:flex-start;flex-direction:column}.section-top>p{max-width:600px}.approach{gap:35px}.about-monogram{font-size:50px}.listing>img{height:190px}.concept-bar span{display:none}.section-wrap{padding:60px 5%}.team .hero-visual{height:300px;min-height:300px}.demo-cta{padding:65px 5%}}@media(max-width:550px){.demo-header{align-items:flex-start;flex-direction:column;gap:22px}.demo-header nav{width:100%;justify-content:space-between;gap:10px}.demo-brand{font-size:19px}.nav-contact{padding:8px}.concept-bar{font-size:9px;padding:10px 5%}.hero-text{padding:45px 5%!important}h1{font-size:45px}.urban h1{font-size:53px}.lead{font-size:14px}.demo-actions{gap:15px}.listing-grid,.area-grid,.approach{grid-template-columns:1fr}.listing:last-child{grid-column:auto}.search-section form{width:100%;flex-wrap:wrap}.search-section select{flex:1}.search-section label{width:100%}.search-section button{width:100%}.section-top h2,.approach h2{font-size:33px}.listing>img{height:220px}.about-monogram{max-height:230px;font-size:64px}.folio-strip{font-size:8px;gap:12px;padding:20px 5%}.team .hero-text{padding-bottom:20px!important}.team .hero-visual{height:260px;min-height:260px}.primary{font-size:11px}.demo-cta h2{font-size:42px}.hero-visual,.editorial .hero-visual,.investment .hero-visual{min-height:300px;height:300px}dialog{padding:35px 25px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}