:root{--bg:#F2EEE6;--paper:#FAF7F1;--ink:#2E2A26;--ink-70:rgba(46,42,38,.72);--ink-45:rgba(46,42,38,.45);--line:rgba(46,42,38,.14);--cream:#F2EEE6;--cream-70:rgba(242,238,230,.7);--cream-line:rgba(242,238,230,.16);--g:clamp(18px,2.2vw,36px);--serif:"Cormorant Garamond",Georgia,"Times New Roman",serif;--sans:"Manrope","Helvetica Neue",Arial,sans-serif}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);font-weight:400;font-size:15.5px;line-height:1.6;color:var(--ink);background:var(--bg);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}a{color:inherit;text-decoration:none}ul,ol{list-style:none}
h1,h2,h3,h4,.serif{font-family:var(--serif);font-weight:500;line-height:1.02;letter-spacing:-.01em;color:var(--ink)}
em{font-style:italic;font-weight:400}
.lbl{font-family:var(--sans);font-size:11.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-45)}
.h1{font-size:clamp(38px,4vw,62px)}
.h2{font-size:clamp(32px,3.6vw,54px)}
.h3{font-size:clamp(26px,2.4vw,36px)}
p{color:var(--ink-70)}
.pad{padding-left:var(--g);padding-right:var(--g)}
.tlink{display:inline-flex;align-items:center;gap:10px;font-family:var(--sans);font-size:13px;font-weight:600;letter-spacing:.02em;color:var(--ink);border-bottom:1px solid var(--line);padding-bottom:6px;transition:border-color .3s}
.tlink:after{content:"→";transition:transform .35s}
.tlink:hover{border-color:var(--ink)}.tlink:hover:after{transform:translateX(5px)}
.rule{height:1px;background:var(--line)}

/* NAV */
.nav{position:fixed;top:0;left:0;right:0;z-index:50;height:56px;display:flex;align-items:center;justify-content:space-between;padding:0 var(--g);color:#fff;mix-blend-mode:difference;font-family:var(--sans);font-size:12.5px;font-weight:600;letter-spacing:.06em}
.nav .brand{font-family:var(--serif);font-size:22px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;display:flex;align-items:center;gap:10px}
.nav .brand svg{width:20px;height:20px}
.nav .links{display:flex;gap:28px}
.nav .links span{opacity:.55;margin-right:8px}
.nav a:hover{opacity:.6}

/* HERO: split editorial */
.hero{display:grid;grid-template-columns:11fr 13fr;min-height:100svh;background:var(--bg)}
.hero .copy{display:flex;flex-direction:column;justify-content:flex-end;padding:140px var(--g) 56px}
.hero .copy .lbl{margin-bottom:28px}
.hero h1{max-width:16ch}
.hero h1 em{color:var(--ink-70)}
.hero p{margin:30px 0 0;max-width:40ch;font-size:16px}
.hero .cta{display:flex;gap:28px;margin-top:40px;flex-wrap:wrap}
.hero .media{position:relative;min-height:60svh;overflow:hidden;background:#1b1a18}
.hero .media img,.hero .media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 45%}
.hero .media video{opacity:0;transition:opacity 1.6s ease}
.hero .media video.on{opacity:1}
.hero .media:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.12),transparent 35%,transparent 70%,rgba(0,0,0,.35))}
.hero .media .cap{z-index:2}
@media (prefers-reduced-motion:reduce){.hero .media video{display:none}}
.hero .media .cap{position:absolute;left:var(--g);bottom:22px;color:var(--cream);font-family:var(--sans);font-size:12px;letter-spacing:.08em;opacity:.85}

/* STRIP */
.strip{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.strip a{padding:22px var(--g);border-right:1px solid var(--line);border-bottom:1px solid var(--line);display:grid;grid-template-columns:1fr auto;gap:8px 16px;align-items:baseline;transition:background .3s}
.strip a:last-child{border-right:0}
.strip a:hover{background:var(--paper)}
.strip b{font-family:var(--serif);font-size:24px;font-weight:500;color:var(--ink)}
.strip small{font-family:var(--sans);font-size:12px;color:var(--ink-45);letter-spacing:.04em}
.strip .n{font-family:var(--serif);font-size:24px;color:var(--ink-70);font-style:italic}

/* MANIFESTO */
.manifesto{padding:150px var(--g) 120px;text-align:center}
.manifesto h2{max-width:22ch;margin:22px auto 0}
.checks{display:grid;grid-template-columns:repeat(5,1fr);gap:var(--g);margin-top:90px;text-align:left;border-top:1px solid var(--line);padding-top:28px}
.checks i{display:block;font-family:var(--serif);font-style:italic;font-size:22px;color:var(--ink-45);margin-bottom:14px}
.checks h4{font-family:var(--sans);font-size:13.5px;font-weight:600;letter-spacing:.01em;margin-bottom:8px;line-height:1.3}
.checks p{font-size:13.5px;line-height:1.5}

/* FEATURE (pinned image left, copy right) */
.feature{display:grid;grid-template-columns:1fr 1fr}
.feature .media{position:sticky;top:0;height:100svh;overflow:hidden}
.feature .media img{width:100%;height:100%;object-fit:cover}
.feature .copy{padding:120px clamp(28px,6vw,110px);display:flex;flex-direction:column;justify-content:center;gap:40px;background:var(--paper)}
.feature .copy p{max-width:46ch;font-size:16px}
.feature .copy .quote{font-family:var(--serif);font-size:clamp(26px,2.6vw,38px);font-style:italic;font-weight:400;line-height:1.15;color:var(--ink);max-width:22ch}
.feature .copy .who{font-family:var(--sans);font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-45)}

/* INDEX: rows left, pinned preview right */
.index{padding:120px 0 110px}
.index .head{display:flex;justify-content:space-between;align-items:baseline;padding:0 var(--g) 28px}
.index .head h2{font-size:clamp(30px,3.2vw,46px)}
.index .grid{display:grid;grid-template-columns:7fr 5fr;gap:var(--g);padding:0 var(--g);align-items:start}
.index .rows{border-top:1px solid var(--line)}
.index .row{display:grid;grid-template-columns:36px 1.2fr 1.1fr auto;gap:16px;align-items:baseline;padding:16px 0;border-bottom:1px solid var(--line);color:var(--ink-45);transition:color .3s;font-family:var(--sans);font-size:14px;font-weight:500}
.index .row .cfg{font-family:var(--serif);font-size:24px;font-weight:500;color:inherit;line-height:1}
.index .row .proj{font-size:13px}
.index .row .price{font-family:var(--serif);font-size:20px;text-align:right;min-width:92px}
.index .row.on{color:var(--ink)}
.index .row:hover{color:var(--ink)}
.index .pic{position:sticky;top:72px;aspect-ratio:.92;overflow:hidden;background:#ddd6c9}
.index .pic img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .5s}
.index .pic img.on{opacity:1}
.index .note{padding:14px var(--g) 0;font-size:12px;color:var(--ink-45)}

/* DEVELOPMENTS */
.devs{padding:100px var(--g) 140px;border-top:1px solid var(--line)}
.devs .head{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:48px}
.dev-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:48px var(--g)}
.dev .media{aspect-ratio:3/4;overflow:hidden}
.dev .media img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s cubic-bezier(.2,.7,.2,1)}
.dev:hover .media img{transform:scale(1.03)}
.dev h3{font-size:clamp(26px,2.4vw,34px);margin-top:22px}
.dev .loc{font-size:13px;color:var(--ink-45);margin-top:6px}
.dev .stats{margin-top:20px;border-top:1px solid var(--line)}
.dev .stats div{display:flex;justify-content:space-between;gap:12px;padding:8px 0;border-bottom:1px solid var(--line);font-size:13px}
.dev .stats span{color:var(--ink-45)}
.dev .stats b{font-weight:500;text-align:right}
.dev .rera{font-size:10.5px;color:var(--ink-45);margin-top:12px;line-height:1.4;word-break:break-all;letter-spacing:.02em}
.dev .tlink{margin-top:20px}

/* PRACTICE (dark) */
.practice{background:var(--ink);color:var(--cream);padding:130px var(--g) 30px}
.practice .grid{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}
.practice h2{color:var(--cream);font-size:clamp(32px,3.6vw,54px)}
.practice p{color:var(--cream-70);max-width:44ch;font-size:15.5px}
.practice p+p{margin-top:16px}
.practice .lbl{color:rgba(242,238,230,.5)}
.practice .tlink{color:var(--cream);border-color:var(--cream-line);margin-top:30px}
.practice .tlink:hover{border-color:var(--cream)}
.practice .wordmark{font-family:var(--serif);font-weight:400;font-size:clamp(90px,18vw,280px);line-height:.8;letter-spacing:-.02em;color:var(--cream);margin-top:120px;opacity:.95}
.practice .wordmark sup{font-family:var(--sans);font-size:.09em;letter-spacing:0;vertical-align:top;margin-left:.1em;margin-top:.3em;display:inline-block}

/* WORDS */
.words{padding:130px var(--g)}
.words .head{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:60px}
.words .grid{display:grid;grid-template-columns:repeat(3,1fr);gap:calc(var(--g)*1.5)}
.words blockquote{font-family:var(--serif);font-size:clamp(22px,2vw,28px);font-style:italic;font-weight:400;line-height:1.25;color:var(--ink)}
.words figcaption{margin-top:22px;font-size:12.5px;color:var(--ink-45);border-top:1px solid var(--line);padding-top:12px}
.words figcaption b{display:block;color:var(--ink);font-weight:600;letter-spacing:.04em}

/* ENQUIRE */
.enq{display:grid;grid-template-columns:1fr 1fr;gap:80px;padding:120px var(--g) 110px;background:var(--paper);border-top:1px solid var(--line)}
.enq h2{margin-top:18px}
.enq .lead p{margin-top:26px;max-width:40ch;font-size:16px}
.enq .contact{margin-top:40px;border-top:1px solid var(--line)}
.enq .contact div{display:grid;grid-template-columns:130px 1fr;align-items:start;padding:10px 0;border-bottom:1px solid var(--line);font-size:14px}
.enq .contact span{color:var(--ink-45)}
.enq .contact p{color:var(--ink);margin:0}
form{display:grid;gap:34px;padding-top:36px}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:34px}
label{display:flex;flex-direction:column;gap:6px;font-family:var(--sans);font-size:11.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-45)}
input,select{border:0;border-bottom:1px solid var(--line);background:transparent;padding:8px 0 10px;font-family:var(--serif);font-size:20px;font-weight:500;color:var(--ink);outline:none;border-radius:0;width:100%;-webkit-appearance:none;appearance:none}
input::placeholder{color:var(--ink-45);font-weight:400}
input:focus,select:focus{border-bottom-color:var(--ink)}
select{background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%232E2A26' stroke-width='1.2'/%3E%3C/svg%3E") no-repeat right center}
button.tlink{background:none;border:0;border-bottom:1px solid var(--ink);cursor:pointer;font-family:var(--sans);color:var(--ink);font-size:13px}
.enq-actions{display:flex;gap:28px;align-items:center;flex-wrap:wrap}
.tlink.wa{color:#1a8f4a;border-color:rgba(26,143,74,.4)}
.tlink.wa:hover{border-color:#1a8f4a}
.fine{font-size:12px;color:var(--ink-45)}

/* FOOTER */
footer{background:var(--bg);padding:48px var(--g) 28px;font-size:13px;color:var(--ink-70)}
footer .grid{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:24px}
footer b{display:block;font-family:var(--serif);font-size:18px;font-weight:500;color:var(--ink);margin-bottom:10px}
footer li{margin-bottom:6px}footer a:hover{color:var(--ink)}
footer .legal{margin-top:44px;padding-top:16px;border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:11px;line-height:1.5;color:var(--ink-45)}

/* CINEMATIC film band */
.cinema{position:relative;height:88svh;min-height:520px;overflow:hidden;background:#12140f;display:flex;align-items:flex-end}
.cinema-v{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center}
.cinema:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,20,15,.25),transparent 40%,rgba(18,20,15,.82))}
.cinema-overlay{position:relative;z-index:2;padding:0 var(--g) 56px;max-width:760px;color:var(--cream)}
.cinema-overlay .lbl{color:rgba(242,238,230,.62);display:block;margin-bottom:18px}
.cinema-overlay h2{color:var(--cream);max-width:16ch}
.cinema-overlay p{color:rgba(242,238,230,.82);max-width:48ch;margin:20px 0 28px;font-size:16px}
.cinema-overlay .tlink{color:var(--cream);border-color:var(--cream-line)}
.cinema-overlay .tlink:hover{border-color:var(--cream)}
@media (prefers-reduced-motion:reduce){.cinema-v{display:none}.cinema{background:#12140f url(/images/embassy-film-1280.webp) center/cover}}

.js .rv{opacity:0;transform:translateY(14px);transition:opacity .9s ease,transform .9s cubic-bezier(.2,.7,.2,1)}
.js .rv.in{opacity:1;transform:none}

@media (max-width:1000px){
  .nav .links{display:none}
  .hero{grid-template-columns:1fr}
  .hero .copy{order:2;padding:48px var(--g) 56px}
  .hero .media{min-height:62svh}
  .strip{grid-template-columns:1fr}
  .strip a{border-right:0;border-bottom:1px solid var(--line)}
  .checks{grid-template-columns:1fr 1fr}
  .feature{grid-template-columns:1fr}
  .feature .media{position:relative;height:64svh}
  .feature .copy{padding:70px var(--g)}
  .index .grid{grid-template-columns:1fr}
  .index .pic{position:relative;top:0;aspect-ratio:1.25;order:-1;margin-bottom:12px}
  .index .row{grid-template-columns:28px 1fr auto}
  .index .row .proj{display:none}
  .sheet{grid-template-columns:1fr;margin-bottom:90px}
  .sheet:nth-child(even) .media{order:0}
  .dev-grid{grid-template-columns:1fr 1fr}
  .words .grid,.enq,.f2,.practice .grid{grid-template-columns:1fr}
  footer .grid{grid-template-columns:1fr 1fr}
}

/* subpages */
.strip a{display:block}.strip small{display:block;margin-top:4px}
.hero.sub{min-height:82svh}
.hero.sub h1{max-width:none;font-size:clamp(36px,3.8vw,58px)}
.crumb{font-size:12px;color:var(--ink-45);margin-bottom:26px}.crumb a:hover{color:var(--ink)}
.band{display:grid;grid-template-columns:repeat(6,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.band div{padding:22px var(--g);border-right:1px solid var(--line)}.band div:last-child{border-right:0}
.band span{display:block;font-size:11.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-45);margin-bottom:6px}
.band b{font-family:var(--serif);font-size:22px;font-weight:500;line-height:1.15;display:block}
.sec{padding:96px var(--g)}.sec.tint{background:var(--paper)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:start}
.prose p{font-size:17px;max-width:58ch}.prose p+p{margin-top:18px}
.sec h2{font-size:clamp(30px,3.2vw,46px);margin-bottom:28px}
.sec h3{font-size:clamp(24px,2vw,30px);margin-bottom:18px}
.tbl-wrap{overflow-x:auto}
table{width:100%;border-collapse:collapse;font-size:15px}
th{font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;text-align:left;color:var(--ink-45);font-weight:600;padding:0 16px 12px 0;white-space:nowrap}
td{padding:15px 16px 15px 0;border-top:1px solid var(--line);vertical-align:baseline}
td.pr{font-family:var(--serif);font-size:21px;font-weight:500;white-space:nowrap}
td a{border-bottom:1px solid var(--line)}td a:hover{border-color:var(--ink)}
.note{font-size:13px;color:var(--ink-45);margin-top:18px;max-width:80ch}
.list li{padding:11px 0 11px 18px;border-top:1px solid var(--line);position:relative;font-size:15px;color:var(--ink-70)}
.list li:before{content:"";position:absolute;left:0;top:23px;width:9px;height:1px;background:var(--ink-45)}
.gal{display:grid;grid-template-columns:repeat(2,1fr);gap:var(--g)}
.gal figure{margin:0}.gal .m{aspect-ratio:3/2;overflow:hidden;background:#ddd6c9}.gal img{width:100%;height:100%;object-fit:cover}
.gal figcaption{font-size:12.5px;color:var(--ink-45);margin-top:8px}
.faq{max-width:820px;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:20px 36px 20px 0;font-family:var(--serif);font-size:23px;font-weight:500;line-height:1.25;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";position:absolute;right:4px;top:18px;font-family:var(--sans);font-weight:400;font-size:20px;color:var(--ink-45)}
.faq details[open] summary:after{content:"–"}
.faq details p{padding:0 0 22px;max-width:66ch}
.chips{display:flex;flex-wrap:wrap;gap:10px 26px}
.pagemedia{position:relative;min-height:56svh;overflow:hidden;background:#1b1a18}
.pagemedia img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.words figcaption a{border-bottom:1px solid var(--line)}
.page-simple{padding:150px var(--g) 90px;max-width:820px}
.page-simple h1{font-size:clamp(38px,4vw,58px);margin-bottom:26px}.page-simple p{font-size:16.5px;margin-bottom:16px}
footer .grid{grid-template-columns:1.6fr 1.1fr 1.3fr 1fr}
.nav .mob{display:none}
@media (max-width:1000px){.strip{grid-template-columns:1fr 1fr}.strip a{padding:18px var(--g)}.strip small{grid-column:1/-1}.band{grid-template-columns:1fr 1fr}.band div:nth-child(2n){border-right:0}.band div{border-bottom:1px solid var(--line)}.two{grid-template-columns:1fr;gap:48px}.sec{padding:68px var(--g)}.hero.sub{min-height:0}.gal{grid-template-columns:1fr}.nav .mob{display:block}td,th{padding-right:12px}.dev-grid{grid-template-columns:1fr 1fr}}
@media (max-width:600px){th{white-space:normal;letter-spacing:.06em;font-size:10.5px;padding-right:8px}td{font-size:13.5px;padding-right:8px}td.pr{font-size:17px;white-space:normal}.cmp th:nth-child(3),.cmp td:nth-child(3){display:none}.dev-grid{grid-template-columns:1fr}footer .grid{grid-template-columns:1fr}.strip{grid-template-columns:1fr}.strip a{border-right:0}.index .row{grid-template-columns:24px 1fr auto;gap:10px}.index .row .cfg{font-size:21px}}