:root{--navy:#0b1d2d;--navy-dark:#050e16;--cream:#f8f9fa;--white:#fff;--bronze:#b8823f;--bronze-light:#d8ae6b;--ink:#18232c;--muted:#596873;--border:#d9dfe3;--pale:#edf1f4;--serif:"DM Serif Display",Georgia,serif;--sans:Inter,Arial,sans-serif;--shadow:0 22px 60px rgba(5,14,22,.16)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:84px}body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.7}img{display:block;max-width:100%}a{color:inherit}.container{width:min(1180px,calc(100% - 80px));margin-inline:auto}.narrow{max-width:860px}.section{padding:96px 0}.skip-link{position:fixed;left:1rem;top:-5rem;z-index:1000;background:var(--white);padding:.75rem 1rem}.skip-link:focus{top:1rem}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.site-header{height:80px;background:rgba(247,244,238,.96);border-bottom:1px solid var(--border);position:sticky;top:0;z-index:100;backdrop-filter:blur(14px)}.nav-wrap{height:100%;display:flex;align-items:center;justify-content:space-between}.brand img{width:160px;height:62px;object-fit:contain}.site-nav{display:flex;gap:24px;align-items:center}.site-nav>a{font-size:13px;font-weight:600;text-decoration:none}.site-nav>a:not(.button):hover{color:var(--bronze)}.menu-toggle{display:none;border:0;background:none;padding:10px}.menu-toggle>span:not(.sr-only){display:block;width:26px;height:2px;background:var(--navy);margin:5px 0}
.button{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:0 26px;border:1px solid var(--navy);border-radius:5px;background:var(--navy);color:var(--white);font-weight:700;font-size:14px;text-decoration:none;cursor:pointer;transition:.25s ease}.button:hover{background:var(--navy-dark);border-color:var(--navy-dark);transform:translateY(-1px)}.button-outline{background:transparent;color:var(--navy)}.button-outline:hover{color:var(--white)}.button-light{background:var(--white);border-color:var(--white);color:var(--navy)}.button-light:hover{background:var(--cream);border-color:var(--cream);color:var(--navy)}.button-small{min-height:42px;padding:0 18px}.button-full{width:100%}.button-row{display:flex;gap:12px;flex-wrap:wrap}
.eyebrow{margin:0 0 14px;color:var(--bronze);font-size:12px;font-weight:800;letter-spacing:.16em;text-transform:uppercase}.hero{padding:78px 0 88px;overflow:hidden}.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:70px;align-items:center}.hero h1,h2{font-family:var(--serif);font-weight:400;color:var(--navy);line-height:1.08;margin:0}.hero h1{font-size:clamp(43px,5vw,68px);letter-spacing:-.02em}.hero h1 em{font-style:normal;color:var(--bronze)}.hero-intro{font-size:19px;line-height:1.65;max-width:650px;margin:28px 0 34px}.quiet-links{display:flex;gap:25px;margin-top:22px}.quiet-links a{font-size:13px;font-weight:700;text-underline-offset:4px}.hero-visual{position:relative}.image-frame{position:relative;padding:0 0 24px 24px}.image-frame:before{content:"";position:absolute;left:0;bottom:0;width:60%;height:62%;background:var(--navy);z-index:-1}.image-frame img{height:470px;width:100%;object-fit:cover}.hero-badge{position:absolute;right:-14px;bottom:34px;background:var(--white);padding:16px 22px;box-shadow:var(--shadow);display:flex;flex-direction:column}.hero-badge span{font-size:11px;text-transform:uppercase;letter-spacing:.14em;color:var(--bronze);font-weight:800}.hero-badge strong{font-family:var(--serif);font-size:21px;color:var(--navy);font-weight:400}
.pathways{padding:80px 0;background:var(--white)}h2{font-size:clamp(34px,4vw,48px)}h3{color:var(--navy);line-height:1.25}.path-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin-top:42px}.path-card{display:flex;flex-direction:column;min-height:270px;padding:28px;border:1px solid var(--border);border-top:3px solid var(--navy);text-decoration:none;transition:.25s ease}.path-card:hover{transform:translateY(-4px);border-color:var(--bronze);box-shadow:var(--shadow)}.card-number{color:var(--bronze);font-weight:800;font-size:12px;letter-spacing:.12em}.path-card h3{font-family:var(--serif);font-size:25px;font-weight:400;margin:25px 0 10px}.path-card p{margin:0 0 22px;color:var(--muted);font-size:15px;line-height:1.55}.text-link{margin-top:auto;color:var(--navy);font-size:13px;font-weight:800}
.dark-section{background:var(--navy);color:var(--white)}.dark-section h2,.dark-section h3{color:var(--white)}.trust{padding:68px 0}.trust-grid{display:grid;grid-template-columns:1.6fr repeat(3,.7fr);gap:34px;align-items:center}.trust-intro h2{font-size:34px}.trust-item{padding-left:28px;border-left:1px solid rgba(211,166,104,.5)}.trust-item strong{font-family:var(--serif);font-size:42px;color:var(--bronze-light);font-weight:400}.trust-item p{font-size:14px;line-height:1.55;color:#d9e0e5;margin:4px 0}
.split-heading{display:grid;grid-template-columns:1fr .8fr;gap:80px;align-items:end;margin-bottom:46px}.split-heading>p{margin:0;color:var(--muted);font-size:17px}.service-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:50px}.service-image img{width:100%;height:100%;min-height:500px;object-fit:cover;object-position:68% center}.service-grid{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--border);border-left:1px solid var(--border)}.service-grid article{padding:30px;border-right:1px solid var(--border);border-bottom:1px solid var(--border)}.service-grid article>span{color:var(--bronze);font-size:12px;font-weight:800}.service-grid h3{font-family:var(--serif);font-weight:400;font-size:24px;margin:14px 0 10px}.service-grid p{font-size:14px;color:var(--muted);line-height:1.6}.service-grid a{font-size:13px;font-weight:800;text-underline-offset:4px}
.pale-section{background:var(--pale)}.content-split{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.lead{font-size:18px;color:#3f4b55}.photo-stack{position:relative;padding:0 40px 50px 0}.main-photo{width:100%;height:500px;object-fit:cover}.accent-card{position:absolute;right:0;bottom:0;width:250px;background:var(--navy);color:var(--white);padding:24px;box-shadow:var(--shadow)}.accent-card strong{font-family:var(--serif);font-weight:400;font-size:22px;display:block}.accent-card span{font-size:13px;color:#d9e0e5}.tick-list{padding:0;margin:28px 0 32px;list-style:none}.tick-list li{position:relative;padding:8px 0 8px 30px;border-bottom:1px solid rgba(16,38,61,.12)}.tick-list li:before{content:"✓";position:absolute;left:0;color:var(--bronze);font-weight:800}.details-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-top:65px}details{background:var(--white);border-bottom:1px solid var(--border)}summary{cursor:pointer;list-style:none;padding:20px 45px 20px 0;color:var(--navy);font-weight:700;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:"+";position:absolute;right:8px;top:18px;color:var(--bronze);font-size:22px;font-weight:400}details[open] summary:after{content:"−"}details p{margin:0;padding:0 25px 22px 0;color:var(--muted);font-size:15px}
.owner-investor{background:var(--white)}.dual-panels{display:grid;grid-template-columns:1fr 1fr;box-shadow:var(--shadow)}.owner-panel,.investor-panel{padding:65px}.owner-panel{background:var(--cream)}.investor-panel{background:var(--navy);color:var(--white)}.investor-panel h2{color:var(--white)}.owner-panel h2,.investor-panel h2{font-size:40px}.owner-panel p,.investor-panel p{margin:22px 0}.investor-panel p{color:#d9e0e5}.investor-panel .eyebrow{color:var(--bronze-light)}
.due-diligence{background:var(--cream)}.process-list{margin:30px 0}.process-list>div{display:grid;grid-template-columns:46px 1fr;gap:16px;padding:18px 0;border-bottom:1px solid var(--border)}.process-list span{color:var(--bronze);font-size:12px;font-weight:800;padding-top:4px}.process-list p{margin:0}.process-list strong{display:block;color:var(--navy)}.small-print{font-size:13px;line-height:1.6;color:var(--muted)}.tall-photo img{width:100%;height:650px;object-fit:cover}
.accommodation{display:grid;grid-template-columns:1.1fr .9fr;min-height:560px}.accommodation-image img{height:100%;width:100%;object-fit:cover}.accommodation-copy{padding:90px max(40px,calc((100vw - 1180px)/2)) 80px 70px}.accommodation-copy p:not(.eyebrow){color:#d9e0e5;max-width:520px}.portrait-wrap{background:var(--navy);padding:20px 0 0 20px}.portrait-wrap img{display:block;width:100%;height:auto;object-fit:contain;object-position:center top}.signature-line{font-family:var(--serif);font-size:25px;color:var(--navy);margin-top:30px}.signature-line span{display:block;font-family:var(--sans);font-size:12px;text-transform:uppercase;letter-spacing:.12em;color:var(--bronze);font-weight:800}
.standards-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px}.standards-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:10px;margin:28px 0}.standards-grid span{background:var(--white);border-left:3px solid var(--bronze);padding:15px 16px;color:var(--navy);font-weight:700;font-size:14px}.faq details{background:transparent}.faq h2{margin-bottom:35px}.faq summary{font-size:17px;padding:22px 46px 22px 0}.faq details p{font-size:16px;padding-bottom:25px}
.contact{padding:100px 0}.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px;align-items:start}.contact-copy>p:not(.eyebrow){color:#d9e0e5;font-size:18px}.contact-links{display:grid;gap:1px;margin-top:45px;background:rgba(255,255,255,.15)}.contact-links a{display:flex;flex-direction:column;padding:18px 0;background:var(--navy);text-decoration:none}.contact-links span{font-size:11px;color:var(--bronze-light);text-transform:uppercase;letter-spacing:.13em;font-weight:800}.contact-links strong{font-size:16px}.contact-form{background:var(--white);color:var(--ink);padding:38px;border-radius:8px}.form-heading{display:flex;align-items:baseline;justify-content:space-between}.form-heading h3{font-family:var(--serif);font-size:30px;font-weight:400;margin:0}.form-heading p{font-size:12px;color:var(--muted)}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field{margin-top:17px}.field label{display:block;font-size:13px;font-weight:700;color:var(--navy);margin-bottom:6px}.field input,.field select,.field textarea{width:100%;border:1px solid var(--border);border-radius:4px;background:var(--white);color:var(--ink);font:inherit;font-size:15px;padding:11px 13px}.field input,.field select{height:50px}.field textarea{resize:vertical}.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid rgba(168,116,54,.25);border-color:var(--bronze)}fieldset{border:0;border-top:1px solid var(--border);padding:20px 0 0;margin:24px 0 0}legend{font-weight:800;color:var(--navy);padding:0 12px 0 0}legend small{display:block;font-weight:400;color:var(--muted)}.consent{display:flex;gap:10px;margin:20px 0;font-size:13px;line-height:1.5}.consent input{margin-top:4px}.form-note{text-align:center;font-size:11px;color:var(--muted);margin:10px 0 0}
.footer{background:var(--navy-dark);color:#c8ced3;padding:70px 0 25px}.footer-grid{display:grid;grid-template-columns:1.3fr 1fr .7fr .8fr;gap:60px}.footer h3{color:var(--white);font-size:13px;text-transform:uppercase;letter-spacing:.12em}.footer a{display:block;color:#e6eaed;text-decoration:none;margin:5px 0}.footer a:hover{color:var(--bronze-light)}.footer address{font-style:normal;margin-top:14px}.footer-logo{width:190px;background:var(--white);padding:8px}.footer-grid p,.footer-grid address,.footer-grid a{font-size:14px}.footer-bottom{border-top:1px solid rgba(211,166,104,.35);margin-top:45px;padding-top:22px;display:flex;justify-content:space-between;font-size:12px}.footer-bottom a{display:inline}
@media(max-width:1000px){.container{width:min(100% - 48px,1180px)}.site-nav{gap:14px}.site-nav>a:not(.button){display:none}.hero-grid{gap:40px}.path-grid{grid-template-columns:1fr 1fr}.trust-grid{grid-template-columns:1fr 1fr}.trust-intro{grid-column:1/-1}.service-layout,.content-split,.standards-layout{gap:45px}.owner-panel,.investor-panel{padding:45px}.contact-grid{gap:45px}.footer-grid{grid-template-columns:1.2fr 1fr 1fr}}
@media(max-width:760px){html{scroll-padding-top:68px}.container{width:calc(100% - 40px)}.section{padding:58px 0}.site-header{height:66px}.brand img{width:128px;height:54px}.menu-toggle{display:block}.site-nav{display:none;position:absolute;left:0;right:0;top:66px;background:var(--white);padding:22px 20px 26px;box-shadow:var(--shadow);flex-direction:column;align-items:stretch;gap:5px}.site-nav.open{display:flex}.site-nav>a:not(.button){display:block;padding:8px 0;font-size:15px}.site-nav .button{margin-top:10px}.hero{padding:50px 0 58px}.hero-grid{grid-template-columns:1fr}.hero h1{font-size:43px}.hero-intro{font-size:17px}.button-row{flex-direction:column}.button-row .button{width:100%;min-height:52px}.quiet-links{flex-direction:column;gap:7px}.hero-visual{margin-top:10px}.image-frame{padding:0 0 16px 16px}.image-frame img{height:320px}.hero-badge{right:-8px;bottom:22px;padding:12px 16px}.pathways{padding:58px 0}.path-grid{grid-template-columns:1fr;margin-top:30px}.path-card{min-height:220px}.trust{padding:55px 0}.trust-grid{grid-template-columns:1fr}.trust-intro{grid-column:auto}.trust-item{padding:18px 0 0;border-left:0;border-top:1px solid rgba(211,166,104,.4)}.split-heading,.service-layout,.content-split,.standards-layout,.contact-grid{grid-template-columns:1fr}.split-heading{gap:18px;margin-bottom:30px}.service-image img{min-height:280px;height:280px}.service-grid{grid-template-columns:1fr}.photo-stack{padding:0 22px 45px 0}.main-photo{height:350px}.accent-card{width:220px}.details-grid{grid-template-columns:1fr;margin-top:42px}.dual-panels{grid-template-columns:1fr}.owner-panel,.investor-panel{padding:40px 26px}.owner-panel h2,.investor-panel h2{font-size:34px}.reverse-mobile>div:first-child{order:2}.reverse-mobile>div:last-child{order:1}.tall-photo img{height:390px}.accommodation{grid-template-columns:1fr}.accommodation-image img{height:320px}.accommodation-copy{padding:52px 20px 58px}.portrait-wrap img{height:auto}.standards-grid{grid-template-columns:1fr}.contact{padding:62px 0}.form-row{grid-template-columns:1fr}.contact-form{padding:25px 20px}.form-heading{display:block}.footer-grid{grid-template-columns:1fr;gap:26px}.footer-bottom{flex-direction:column;gap:8px}.footer-logo{width:160px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button,.path-card{transition:none}}

/* Luxury visual direction — version 2 */
.site-header{background:rgba(255,255,255,.97);border-bottom-color:rgba(11,29,45,.1)}
.hero{min-height:calc(100svh - 80px);padding:92px 0 70px;display:flex;align-items:center;background:linear-gradient(90deg,rgba(5,14,22,.98) 0%,rgba(5,14,22,.92) 38%,rgba(5,14,22,.48) 72%,rgba(5,14,22,.2) 100%),url("hero-bungalow-centred-v6.webp") center/cover no-repeat}
.hero-grid{display:grid;grid-template-columns:minmax(0,790px) 1fr;gap:0}
.hero h1{font-size:clamp(54px,6.3vw,88px);letter-spacing:-.025em;color:var(--white);max-width:850px}
.hero .eyebrow{color:var(--bronze-light)}
.hero-intro{font-size:20px;max-width:680px;color:#e1e7eb}
.hero .button{background:var(--bronze);border-color:var(--bronze);color:var(--navy-dark)}
.hero .button:hover{background:var(--bronze-light);border-color:var(--bronze-light)}
.hero .button-outline{background:transparent;border-color:rgba(255,255,255,.72);color:var(--white)}
.hero .button-outline:hover{background:var(--white);border-color:var(--white);color:var(--navy)}
.hero .quiet-links a{color:var(--white)}
.hero-proof{display:flex;gap:44px;margin-top:46px;padding-top:26px;border-top:1px solid rgba(216,174,107,.45);max-width:680px}
.hero-proof>div{display:grid;grid-template-columns:auto minmax(0,190px);gap:13px;align-items:center}
.hero-proof strong{font-family:var(--serif);font-size:36px;color:var(--bronze-light);font-weight:400;line-height:1}
.hero-proof span{font-size:11px;line-height:1.4;text-transform:uppercase;letter-spacing:.07em;color:#d9e0e5}
.path-card{border-top-color:var(--bronze)}
.owner-panel{background:var(--white)}
.service-grid article,.contact-form{box-shadow:0 10px 32px rgba(5,14,22,.04)}

@media(max-width:760px){
  .hero{min-height:calc(100svh - 66px);padding:56px 0 44px;background:linear-gradient(90deg,rgba(5,14,22,.97) 0%,rgba(5,14,22,.9) 72%,rgba(5,14,22,.62) 100%),url("hero-bungalow-centred-v6.webp") 58% center/cover no-repeat}
  .hero-grid{grid-template-columns:1fr}
  .hero h1{font-size:48px}
  .hero-intro{font-size:17px}
  .hero-proof{gap:18px;margin-top:32px;padding-top:20px}
  .hero-proof>div{grid-template-columns:auto 1fr;gap:8px}
  .hero-proof strong{font-size:28px}
  .hero-proof span{font-size:9px}
}