:root{--ink:#1c1c1c;--paper:#f7f7f5;--stone:#c9c3b9;--muted:#66645f;--line:#e7e7e5}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:25px}body{background:var(--paper);color:var(--ink);-webkit-font-smoothing:antialiased;margin:0;font-family:Arial,Helvetica,sans-serif;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}:is(a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible){outline-offset:5px;outline:2px solid #81715c}button{cursor:pointer}img{max-width:100%;display:block}h1,h2,h3,p,figure{margin:0}h1,h2,h3{letter-spacing:-.05em;font-weight:400;line-height:1.08}h1{font-size:clamp(44px,5.2vw,78px)}h2{font-size:clamp(34px,3.8vw,57px)}h3{letter-spacing:-.035em;font-size:26px}h1 em,h2 em{color:#77736b;letter-spacing:-.055em;font-family:Georgia,serif;font-weight:400}p{color:var(--muted);margin:0 0 20px;font-size:15px;line-height:1.8}h2+p,h3+p{margin-top:24px}.wrap{width:min(1320px,100% - 96px);margin:auto}.section{padding-top:105px;padding-bottom:105px}.eyebrow{letter-spacing:2.3px;color:#68675f;margin-bottom:25px;font-size:10px;font-weight:600}.lead{color:#32312e;margin-top:28px;margin-bottom:18px;font-size:20px;line-height:1.5}.fineprint{font-size:12px;line-height:1.8}.button{border:1px solid var(--ink);background:var(--ink);color:#fff;letter-spacing:.8px;text-transform:uppercase;justify-content:space-between;align-items:center;gap:27px;min-height:56px;padding:17px 23px;font-size:11px;font-weight:600;line-height:1.5;transition:background .2s,transform .2s;display:inline-flex}.button span{flex:none;font-size:20px;line-height:1}.button:hover{background:#3b3934;transform:translateY(-2px)}.button.secondary{color:var(--ink);background:0 0;border-color:#c5c3bc}.button.secondary:hover{background:#e9e7e1}.actions{flex-wrap:wrap;gap:14px;margin-top:28px;display:flex}.underlink{text-underline-offset:6px;background:0 0;border:0;padding:3px 0;font-size:14px;text-decoration:underline;display:inline-block}.site-header{background:#fff}.header-inner{align-items:center;gap:25px;min-height:112px;display:flex}.brand{flex:none;display:block}.logo-window{width:174px;height:60px;display:block;position:relative;overflow:hidden}.logo-window img{mix-blend-mode:multiply;width:244px;max-width:none;height:244px;position:absolute;top:-95px;left:-35px}.site-header nav{flex:1;justify-content:center;align-items:center;gap:24px;margin-left:25px;display:flex}.site-header nav a{white-space:nowrap;font-size:11px;line-height:1.5}.site-header nav a[aria-current=page]{border-bottom:1px solid #777;padding-bottom:5px}.header-enquire{text-transform:uppercase;letter-spacing:1px;border-bottom:1px solid #555;padding-bottom:4px;font-size:11px}.menu-toggle{display:none}.home-hero{color:#fff;background:#1c1c1c;grid-template-columns:1.08fr 1fr;min-height:700px;margin:0 24px;display:grid}.hero-copy{padding:70px 48px 58px max(30px,50vw - 684px)}.hero-copy .eyebrow{color:#c9c3b9;margin-bottom:33px}.hero-copy h1{letter-spacing:-3px;font-size:clamp(45px,4.3vw,68px);line-height:1.09}.hero-copy h1 em{color:#d0cabf;line-height:1.3}.hero-copy p{color:#b6b4ae;max-width:480px}.hero-copy .hero-descriptor{color:#eeeae1;margin-top:27px;margin-bottom:18px;font-size:15px}.hero-copy .actions{flex-direction:column;align-items:flex-start;gap:18px}.hero-copy .button{color:#1c1c1c;background:#f7f7f5;border-color:#f7f7f5}.hero-copy .button.secondary{color:#fff;background:0 0;border:0;border-bottom:1px solid #605d55;min-height:30px;padding:0 0 8px}.hero-copy .hero-location{max-width:350px;margin-top:36px;margin-bottom:0;font-size:11px;line-height:1.8}.property-image{background:#dedbd4;height:570px;margin:0;position:relative;overflow:hidden}.property-image img{object-fit:cover;width:100%;height:100%}.hero-photo{height:100%;min-height:700px}.hero-photo img{object-position:48% 50%}.property-image figcaption{color:#fff;letter-spacing:.4px;text-shadow:0 1px 8px #000;background:#2228;width:fit-content;padding:5px 9px;font-size:9px;position:absolute;bottom:14px;left:18px;right:15px}.intro-strip{border-bottom:1px solid var(--line);grid-template-columns:repeat(3,1fr);gap:30px;padding:35px 0;display:grid}.intro-strip>div{border-left:1px solid #d2d0c9;padding-left:25px}.intro-strip>div:first-child{border:0;padding-left:0}.intro-strip span{color:#817c72;letter-spacing:1.5px;margin-bottom:7px;font-size:9px;display:block}.intro-strip strong{font-size:15px;font-weight:400}.section-heading{grid-template-columns:1fr 2fr;gap:60px;margin-bottom:50px;display:grid}.section-heading>.eyebrow{padding-top:8px}.section-heading p:not(.eyebrow){max-width:650px}.section-heading h2{margin-bottom:24px}.expertise-grid{grid-template-columns:repeat(3,1fr);gap:24px;display:grid}.expertise-card{background:#fff;border:1px solid #d4d1c9;flex-direction:column;padding:33px 30px 25px;transition:background .25s;display:flex}.card-index{letter-spacing:1.5px;color:#858174;margin-bottom:45px;font-size:11px;display:block}.expertise-card h3{margin-bottom:20px}.expertise-card p{flex:1;font-size:14px}.card-link{border-top:1px solid var(--line);text-transform:uppercase;letter-spacing:1px;justify-content:space-between;margin-top:24px;padding-top:22px;font-size:11px;display:flex}.card-link span{font-size:20px}.dark{color:#f7f7f5;background:#1c1c1c}.dark p{color:#bcb8af}.dark .eyebrow{color:#b4ad9f}.dark h2 em{color:#c9c3b9}.dark .button.secondary{color:#fff;border-color:#605d55}.dark .button.secondary:hover{background:#37352f}.split{grid-template-columns:1fr 1fr;gap:100px;display:grid}.approach{padding:100px 0}.approach p{max-width:480px;margin-top:26px}.line-list{margin:10px 0 0;padding:0;list-style:none}.line-list li{border-top:1px solid #494640;gap:24px;padding:24px 0;font-size:17px;line-height:1.5;display:flex}.line-list li:last-child{border-bottom:1px solid #494640}.line-list span{color:#918a7d;padding-top:3px;font-size:10px}.portfolio-teaser{grid-template-columns:1.1fr 1fr;align-items:center;gap:95px;display:grid}.portfolio-teaser>div>p:not(.eyebrow){max-width:490px;margin-top:25px}.portfolio-coming{text-align:center;background:linear-gradient(135deg,#eeece5,#f7f7f5);border:1px solid #d0ccc2;flex-direction:column;justify-content:center;align-items:center;min-height:340px;padding:30px;display:flex}.portfolio-coming .eyebrow{margin-bottom:18px}.portfolio-coming p{font-size:13px;line-height:1.7}.portfolio-coming h3{font-size:35px}.thin-cross{color:#a8a093;margin-bottom:24px;font-size:32px;font-weight:100}.final-cta{color:#fff;background:#262522;padding:90px 0}.final-cta .eyebrow{color:#b3ac9e}.final-cta h2{max-width:850px;font-size:clamp(37px,4.5vw,68px)}.cta-bottom{justify-content:space-between;align-items:center;gap:70px;margin-top:35px;display:flex}.cta-bottom p{color:#beb9ae;max-width:590px;margin:0}.cta-bottom .button{color:#1c1c1c;background:#f7f7f5;flex:none}.page-hero{grid-template-columns:1.05fr 1fr;align-items:center;gap:65px;padding-top:65px;padding-bottom:85px;display:grid}.page-hero p:not(.eyebrow){max-width:540px}.page-hero.no-photo{max-width:1100px;padding-top:80px;display:block}.page-hero.no-photo h1{max-width:1000px}.page-hero.no-photo p:not(.eyebrow){max-width:620px}.fee-panel{padding:68px 0}.fee-grid{grid-template-columns:1fr 1fr;align-items:center;gap:110px;display:grid}.fee-number{letter-spacing:-10px;color:#fff!important;margin-bottom:25px!important;font-size:150px!important;line-height:1!important}.fee-number>span{letter-spacing:-6px;font-size:74px}.fee-grid h2{letter-spacing:-1px;font-size:29px}.fee-grid h3{font-size:35px}.included-grid{grid-template-columns:1fr 1fr;gap:0 60px;display:grid}.included-grid>div{border-top:1px solid #d6d2c9;align-items:flex-start;gap:22px;padding:23px 0;display:flex}.included-grid span{color:#8a8276;min-width:24px;padding-top:6px;font-size:10px}.included-grid p{color:#3d3a34;margin:0;font-size:17px}.stone-section{background:#eceae4}.steps-grid{grid-template-columns:repeat(4,1fr);gap:30px;margin-bottom:35px;display:grid}.steps-grid h3{margin-bottom:18px;font-size:23px}.steps-grid p{font-size:14px}.steps-grid .card-index{border-top:1px solid #bfb9af;margin-bottom:24px;padding-top:23px}.enquiry-section{grid-template-columns:.9fr 1.1fr;gap:100px;padding-top:100px;padding-bottom:110px;display:grid}.enquiry-section h2{margin-bottom:30px}.enquiry-section>div>p{max-width:420px}.enquiry-form{background:#fff;border:1px solid #ddd9d1;gap:19px;padding:35px;display:grid}.enquiry-form label{color:#38352e;gap:8px;font-size:12px;display:grid}.enquiry-form label>span{color:#777}.enquiry-form input,.enquiry-form select,.enquiry-form textarea{color:#222;background:#fff;border:1px solid #c9c5bb;border-radius:0;width:100%;max-width:100%;min-height:47px;padding:12px 11px;font-size:16px}.enquiry-form textarea{resize:vertical}.field-row{grid-template-columns:1fr 1fr;gap:18px;display:grid}.enquiry-form .fineprint{margin:0;font-size:11px}.enquiry-form .fineprint a{text-decoration:underline}.form-result{border-top:1px solid #d4d0c8;margin-top:10px;padding-top:25px}.form-result[hidden]{display:none}.form-result h3{font-size:25px}.message-preview{white-space:pre-wrap;word-break:break-word;background:#f6f5f2;margin:20px 0;padding:16px;font:13px/1.8 Arial,sans-serif}.send-options{flex-wrap:wrap;align-items:center;gap:15px;display:flex}.send-options .button{min-height:48px;padding:12px 17px;font-size:10px}.service-rows article{border-top:1px solid #d5d1c7;grid-template-columns:.15fr 1fr 1.25fr;align-items:start;gap:40px;padding:40px 0;display:grid}.service-rows article>span{color:#8c8477;padding-top:7px;font-size:11px}.service-rows h3{font-size:27px}.service-rows p{margin:0}.service-rows .underlink{margin-top:20px;font-size:12px}.service-rows.section{padding-top:0}.availability-note{max-width:800px;padding-top:75px;padding-bottom:75px}.availability-note h2{margin-bottom:30px}.note-block{border-top:1px solid #d3cec3;padding:35px 0 75px}.note-block p{max-width:850px}.portfolio-pending{grid-template-columns:1.6fr 1fr;align-items:center;gap:80px;padding-bottom:100px;display:grid}.portfolio-frame{text-align:center;background:#eeece6;border:1px solid #cbc6ba;padding:60px}.portfolio-frame>span{color:#aaa190;margin-bottom:25px;font-size:45px;display:block}.portfolio-frame h2{margin-bottom:25px}.portfolio-frame p{max-width:450px;margin-left:auto;margin-right:auto}.portfolio-frame .eyebrow{font-size:9px}.plain-list{margin:0 0 28px;padding:0;list-style:none}.plain-list li{border-bottom:1px solid #d8d2c8;padding:15px 0;font-size:18px}.about-story{border-top:1px solid #d6d2c8;padding-top:30px;padding-bottom:50px}.legal{max-width:880px;padding-top:70px;padding-bottom:80px}.legal h1{margin-bottom:40px}.legal h2{letter-spacing:-.6px;margin-top:35px;margin-bottom:18px;font-size:27px}.legal a{text-decoration:underline}.site-footer{color:#efede7;background:#1c1c1c;padding:70px 0 25px}.footer-main{grid-template-columns:1.3fr 1fr 1fr;gap:65px;display:grid}.site-footer .logo-window{margin-bottom:30px}.site-footer .logo-window img{mix-blend-mode:lighten}.site-footer p{color:#a9a498;font-size:13px}.site-footer .eyebrow{color:#ded8cc;margin:0 0 24px;font-size:10px}.site-footer nav a,.footer-main>section:last-child>a{margin-bottom:12px;font-size:13px;display:block}.footer-main>section:last-child>p:last-child{margin-top:24px}.footer-bottom{border-top:1px solid #3d3a34;justify-content:space-between;gap:40px;margin-top:55px;padding-top:25px;display:flex}.footer-bottom p{margin:0;font-size:10px;line-height:1.9}.footer-bottom>div{gap:28px;font-size:11px;display:flex}.floating-enquiry{z-index:10;color:#1c1c1c;background:#fff;border:1px solid #d2ccc1;align-items:center;gap:17px;padding:12px 17px;font-size:11px;display:flex;position:fixed;bottom:22px;right:25px;box-shadow:0 3px 24px #0002}.floating-enquiry span{font-size:18px}.skip{z-index:100;background:#fff;padding:15px;position:fixed;top:-100px;left:15px}.skip:focus{top:10px}@media (prefers-reduced-motion:no-preference){main{animation:.45s ease-out appear}@keyframes appear{0%{opacity:.45;transform:translateY(5px)}to{opacity:1;transform:none}}}@media (max-width:1200px){.wrap{width:calc(100% - 60px)}.header-inner{gap:20px;min-height:95px}.site-header nav{gap:15px;margin-left:0}.site-header nav a{font-size:10px}.home-hero{min-height:660px;margin:0 15px}.hero-copy{padding:55px 30px}.hero-copy h1{font-size:51px}.hero-photo{min-height:660px}.split,.portfolio-teaser,.enquiry-section{gap:55px}.page-hero{gap:40px}.page-hero h1{font-size:55px}.fee-grid{gap:70px}}@media (max-width:1000px){.site-header nav{flex-direction:column;flex-basis:100%;order:4;align-items:flex-start;gap:0;margin:0;padding:10px 0 15px;display:none}.site-header nav.open{display:flex}.site-header nav a{width:100%;font-size:14px;border-bottom:1px solid #e4e0d8!important;padding:12px 0!important}.header-inner{flex-wrap:wrap;gap:15px;padding:12px 0}.brand{margin-right:auto}.menu-toggle{background:0 0;border:0;flex-direction:column;justify-content:center;gap:6px;width:36px;height:42px;padding:7px;display:flex}.menu-toggle span{background:#222;width:22px;height:1px;display:block}.header-enquire{margin-left:auto;margin-right:15px}.home-hero{grid-template-columns:1fr 1fr}.hero-copy h1{letter-spacing:-2px;font-size:44px}.hero-copy{padding:45px 28px}.hero-photo{min-height:680px}.hero-copy .button{padding:15px;font-size:9px}.section-heading{grid-template-columns:.7fr 1.6fr;gap:40px}.expertise-grid{gap:16px}.expertise-card{padding:26px 22px}.expertise-card h3{font-size:23px}.page-hero h1{font-size:48px}.page-hero .property-image{height:500px}.steps-grid{grid-template-columns:1fr 1fr;gap:30px}.fee-number{font-size:130px!important}.footer-main{gap:35px}.enquiry-form{padding:27px}.field-row{grid-template-columns:1fr}}@media (max-width:760px){.wrap{width:calc(100% - 40px)}h1{font-size:43px}h2{font-size:36px}.section{padding-top:65px;padding-bottom:65px}.logo-window{width:150px;height:52px}.logo-window img{width:211px;height:211px;top:-82px;left:-30px}.header-inner{min-height:84px;padding:14px 0}.header-enquire{margin-right:2px;font-size:9px}.home-hero{flex-direction:column;margin:0 10px;display:flex}.hero-copy{padding:42px 24px 40px}.hero-copy h1{letter-spacing:-2.3px;font-size:clamp(40px,10vw,64px)}.hero-copy .eyebrow{margin-bottom:25px;font-size:9px}.hero-copy .hero-descriptor{margin-top:23px;font-size:13px}.hero-copy p{font-size:14px}.hero-copy .button{padding:15px 19px;font-size:10px}.hero-copy .hero-location{margin-top:28px;font-size:10px}.hero-photo{height:330px;min-height:0}.property-image figcaption{font-size:8px;bottom:10px;left:12px}.intro-strip{grid-template-columns:1fr;gap:0;padding:18px 0}.intro-strip>div,.intro-strip>div:first-child{border:0;border-top:1px solid #e1ddd4;justify-content:space-between;align-items:center;gap:20px;padding:14px 0;display:flex}.intro-strip>div:first-child{border:0}.intro-strip span{max-width:105px;margin:0;font-size:8px}.intro-strip strong{text-align:right;max-width:210px;font-size:12px}.section-heading{margin-bottom:35px;display:block}.section-heading .eyebrow{margin-bottom:22px;padding:0}.section-heading h2{font-size:36px}.section-heading p{font-size:14px}.expertise-grid{grid-template-columns:1fr;gap:17px}.expertise-card{padding:28px}.expertise-card h3{font-size:29px}.card-index{margin-bottom:28px}.expertise-card p{font-size:14px}.card-link{margin-top:8px}.split,.portfolio-teaser,.fee-grid,.enquiry-section,.portfolio-pending{grid-template-columns:1fr;gap:40px}.approach{padding:60px 0}.approach p{font-size:14px}.line-list li{padding:21px 0;font-size:16px}.portfolio-coming{min-height:300px}.portfolio-teaser{gap:35px}.final-cta{padding:60px 0}.final-cta h2{font-size:40px}.cta-bottom{flex-direction:column;align-items:flex-start;gap:27px;margin-top:25px}.cta-bottom p{font-size:14px}.page-hero{grid-template-columns:1fr;gap:35px;padding-top:42px;padding-bottom:55px}.page-hero h1{letter-spacing:-2px;font-size:clamp(40px,10.5vw,60px)}.page-hero .lead{font-size:18px}.page-hero p:not(.lead){font-size:14px}.page-hero .eyebrow{font-size:9px}.page-hero .property-image{height:340px}.page-hero.no-photo{padding-top:45px}.fee-panel{padding:48px 0}.fee-grid{gap:30px}.fee-number{letter-spacing:-7px;font-size:110px!important}.fee-number span{font-size:60px}.fee-grid h2{font-size:25px}.fee-grid h3{font-size:31px}.fee-grid p{font-size:14px}.included-grid{grid-template-columns:1fr}.included-grid>div{padding:18px 0}.included-grid p{font-size:15px}.steps-grid{grid-template-columns:1fr;gap:10px}.steps-grid .card-index{margin-bottom:20px}.steps-grid h3{font-size:26px}.enquiry-section{gap:30px;padding:60px 0 70px}.enquiry-form{padding:23px}.enquiry-form .button{gap:15px;padding:16px;font-size:10px}.enquiry-section h2{font-size:37px}.service-rows article{grid-template-columns:30px 1fr;gap:15px;padding:30px 0}.service-rows article>p,.service-rows article>div{grid-column:2}.service-rows h3{font-size:27px}.service-rows p{font-size:14px}.availability-note{padding:55px 0}.availability-note h2{font-size:36px}.note-block{padding:25px 0 55px}.portfolio-frame{padding:35px 25px}.portfolio-frame h2{font-size:36px}.portfolio-frame p{font-size:14px}.portfolio-pending{gap:30px;padding-bottom:60px}.about-story{gap:30px;padding-top:35px}.site-footer{padding-top:50px;padding-bottom:90px}.footer-main{grid-template-columns:1fr 1fr;gap:35px 25px}.footer-main>section:first-child{grid-column:1/-1}.site-footer .logo-window{margin-bottom:22px}.site-footer nav a,.footer-main>section:last-child>a{overflow-wrap:anywhere;font-size:12px}.footer-bottom{flex-direction:column;gap:23px;margin-top:25px;padding-top:25px}.floating-enquiry{min-height:46px;font-size:10px;bottom:15px;right:15px}.legal{padding:45px 0 60px}.legal h1{font-size:42px}.legal h2{font-size:25px}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}.button:hover{transform:none}}.arrow-icon{vertical-align:middle;flex:none;width:18px;height:18px;display:inline-block}:root{--accent:#b09a71;--paper:#f8f7f3}h1 em,h2 em{color:#887455}.hero-copy h1 em,.dark h2 em,.hero-copy .eyebrow{color:#dec89e}.hero-copy .button:not(.secondary){background:#e4d3af;border-color:#e4d3af}.expertise-card{overflow:hidden}.expertise-card .card-photo{flex:none;width:calc(100% + 60px);height:205px;margin:-33px -30px 27px}.expertise-card .card-index{margin-bottom:20px}.card-photo img{transition:transform .5s}.expertise-card:hover .card-photo img{transform:scale(1.035)}.expertise-card:hover{background:#f6f1e6}.locations-section{padding-bottom:30px}.location-grid{grid-template-columns:1fr 1fr;gap:28px;display:grid}.location-card{background:#fff;border:1px solid #ded9ce}.location-card .property-image{height:340px}.location-copy{padding:32px}.location-copy .eyebrow{color:#79613d;margin-bottom:15px}.location-copy h3{font-size:31px}.location-copy p:not(.eyebrow){margin:20px 0 0}.location-copy .underlink{margin-top:22px}.location-card:first-child img{object-position:center 55%}.final-cta{background:linear-gradient(115deg,#292925,#39362e)}.floating-enquiry{border-color:#b09a71}.intro-strip{border-bottom-color:#d7cab0}.site-footer .logo-window{isolation:isolate}@media (max-width:1000px) and (min-width:761px){.expertise-card .card-photo{width:calc(100% + 44px);height:170px;margin:-26px -22px 25px}}@media (max-width:760px){.expertise-card .card-photo{width:calc(100% + 56px);height:220px;margin:-28px -28px 26px}.location-grid{grid-template-columns:1fr;gap:24px}.location-card .property-image{height:260px}.location-copy{padding:26px}.location-copy h3{font-size:29px}.locations-section{padding-bottom:0}.expertise-card .card-index{margin-bottom:18px}}@media (prefers-reduced-motion:reduce){.expertise-card:hover .card-photo img{transform:none}}.calculator-section{background:#eeece5;border-top:1px solid #ddd5c5;border-bottom:1px solid #ddd5c5}.calculator-grid{grid-template-columns:1fr 1fr;align-items:start;gap:45px;display:grid}.calculator-inputs{min-width:0}.calculator-note{background:#fff8;border-left:2px solid #b09a71;padding:18px;font-size:13px}.calc-fields{grid-template-columns:1fr 1fr;gap:16px;display:grid}.calc-fields label{color:#484137;align-content:start;gap:7px;font-size:12px;display:grid}.calc-fields input,.calc-fields select{color:#1c1c1c;background:#fff;border:1px solid #c9c2b6;border-radius:0;width:100%;min-width:0;min-height:46px;padding:10px;font-size:16px}.full-field{grid-column:1/-1}.calculator-inputs fieldset{border:0;border-top:1px solid #c9c2b6;min-width:0;margin:28px 0 0;padding:24px 0 0}.calculator-inputs legend{padding:0 16px 0 0;font-size:18px}.calculator-inputs fieldset .fineprint{margin:18px 0}.calculator-inputs details{margin-top:25px;font-size:13px}.calculator-inputs summary{cursor:pointer;text-underline-offset:5px;padding:10px 0;font-size:14px;text-decoration:underline}.calculator-inputs details p{margin:14px 0;font-size:12px}.calculator-results{color:#fff;background:#252520;min-width:0;padding:34px}.calculator-results p{color:#ccc7bb}.calculator-results .eyebrow{color:#dfcaa3}.period-switch{border:1px solid #686357;margin-bottom:30px;display:flex}.period-switch button{color:#ded8cc;background:0 0;border:0;flex:1;padding:12px 10px;font-size:12px}.period-switch button[aria-pressed=true]{color:#222;background:#e4d3af}.result-pair{grid-template-columns:1fr 1fr;gap:24px;display:grid}.result-pair h3{letter-spacing:-.4px;min-height:50px;font-size:19px;line-height:1.3}.result-pair strong{letter-spacing:-1px;overflow-wrap:anywhere;font-size:clamp(24px,3vw,40px);font-weight:400;line-height:1.25;display:block}.result-pair article:last-child strong{color:#e4d3af}.result-pair p{margin:12px 0;font-size:11px;line-height:1.5}.result-caption{border-bottom:1px solid #555045;margin-top:18px;padding-bottom:20px;font-size:11px}.revenue-table{border-collapse:collapse;width:100%;font-size:12px}.revenue-table caption{text-align:left;color:#d5cfc0;margin:6px 0 18px;font-size:12px}.revenue-table th,.revenue-table td{text-align:right;overflow-wrap:anywhere;border-bottom:1px solid #514c42;padding:12px 0;font-weight:400}.revenue-table th:first-child{text-align:left;width:43%;padding-right:15px}.revenue-table thead th{color:#dfcaa3;font-size:11px}.scenario-difference{margin:24px 0 14px;font-size:16px;color:#eee5d2!important}.calculator-results .button{color:#222;text-align:left;background:#e4d3af;justify-content:center;width:100%;font-size:10px}.calculator-results>.underlink{margin-top:20px;font-size:12px}.calc-error{background:#ffffff12;padding:20px}.guide-grid{grid-template-columns:repeat(3,1fr);gap:25px;display:grid}.guide-card{background:#fff;border:1px solid #d9d3c7;flex-direction:column;transition:transform .2s;display:flex}.guide-card:hover{transform:translateY(-3px)}.guide-card>img{object-fit:cover;width:100%;height:210px}.guide-card>div{flex-direction:column;flex:1;padding:28px;display:flex}.guide-card .eyebrow{margin-bottom:18px;font-size:9px}.guide-card h3{font-size:27px;line-height:1.16}.guide-card p:not(.eyebrow){flex:1;margin:20px 0;font-size:13px}.guide-card .underlink{font-size:12px}.guides-index{padding-top:0}.owner-guide{max-width:900px;padding-top:55px;padding-bottom:90px}.owner-guide header{margin:40px 0}.owner-guide h1{font-size:clamp(39px,5vw,65px)}.owner-guide header .fineprint{margin-top:25px}.guide-body h2{letter-spacing:-.7px;margin:38px 0 20px;font-size:30px;line-height:1.2}.guide-body a{text-underline-offset:3px;text-decoration:underline}.guide-body ul{color:var(--muted);padding-left:22px;font-size:15px}.guide-body li{padding-bottom:10px}.guide-next{background:#ece8de;margin-top:50px;padding:35px}.guide-next h2{font-size:34px}.guide-next p{margin:20px 0}@media (max-width:1000px){.calculator-grid{grid-template-columns:1fr;gap:30px}.guide-grid{gap:16px}.guide-card>div{padding:22px}.guide-card h3{font-size:24px}}@media (max-width:760px){.calculator-results{padding:25px 20px}.result-pair{gap:15px}.result-pair strong{font-size:29px}.result-pair h3{font-size:17px}.revenue-table{font-size:11px}.guide-grid{grid-template-columns:1fr;gap:22px}.guide-card>img{height:230px}.guide-card>div{padding:26px}.guide-card h3{font-size:28px}.calc-fields{gap:15px 12px}.calc-fields label{font-size:11px}.owner-guide{padding-top:35px;padding-bottom:60px}.guide-body h2{font-size:27px}.guide-next{padding:25px}.guide-next h2{font-size:30px}}@media (prefers-reduced-motion:reduce){.guide-card:hover{transform:none}}.quick-rates{margin-top:20px}.calculator-inputs .calc-assumptions{border-top:1px solid #c9c2b6;margin-top:25px;padding-top:10px}.result-breakdown summary{cursor:pointer;color:#e4d3af;padding:10px 0;font-size:12px}.calculator-results .result-caption{margin-bottom:8px}.calculator-results .scenario-difference{font-size:15px}.estimate-submit{justify-content:center;width:100%;margin-top:22px}.estimate-submit:disabled{opacity:.65;cursor:wait;transform:none}.lookup-privacy{margin:14px 0 0;font-size:11px}.lookup-privacy a,.calc-assumptions a,.london-note a{text-underline-offset:3px;text-decoration:underline}.estimate-error{background:#fff;border-left:2px solid #955938;margin-top:20px;padding:15px;font-size:13px}.estimate-empty h3{margin-bottom:20px;font-size:35px;line-height:1.2}.estimate-empty em{color:#dfcaa3;font-family:Georgia,serif}.estimate-empty p{font-size:14px}.estimate-area{margin-bottom:25px;font-size:16px;color:#eee9df!important}.estimate-area span{color:#c9c1b2;font-size:11px}.range-to{letter-spacing:0;font-size:14px;line-height:1.8;display:block}.simple-estimator .result-pair strong{font-size:clamp(28px,3vw,40px)}.estimate-disclaimer{margin:16px 0 0;font-size:11px}.fee-adjust{gap:8px;max-width:220px;margin:18px 0;font-size:12px;display:grid}.fee-adjust input{border:1px solid #c9c2b6;width:100%;padding:10px;font-size:16px}.london-note{background:#ffffff0b;border:1px solid #6b604b;margin:20px 0;padding:17px}.london-note p{margin:0 0 14px;font-size:11px}.london-note label{align-items:flex-start;gap:10px;font-size:12px;line-height:1.5;display:flex}.london-note input{accent-color:#ddc89f;flex:none;width:16px;height:16px;margin-top:3px}.simple-estimator .calculator-results>.button{margin-top:8px}@media (max-width:760px){.simple-estimator .result-pair strong{font-size:30px}.estimate-empty h3{font-size:31px}}.intro-strip{border:0;align-items:stretch;gap:16px;padding:28px 0}.intro-strip .highlight-card{background:linear-gradient(135deg,#f8f5ee,#eee7d9);border:1px solid #d9d1c2;border-radius:14px;flex-direction:column;align-items:flex-start;padding:25px 28px;transition:transform .25s,box-shadow .25s,border-color .25s;display:flex;position:relative;overflow:hidden;box-shadow:0 5px 22px #30281b07}.intro-strip .highlight-card:nth-child(2){color:#fff;background:#252923;border-color:#252923}.intro-strip .highlight-top{justify-content:space-between;align-items:center;gap:12px;width:100%;max-width:none;margin:0 0 18px;display:flex}.intro-strip .highlight-label{letter-spacing:1.4px;color:#625b4d;max-width:none;margin:0;font-size:11px;line-height:1.4}.highlight-icon{color:#877047;flex-shrink:0;width:28px;height:28px}.intro-strip strong{letter-spacing:-1px;text-align:left;max-width:none;font-size:clamp(25px,2.7vw,36px);font-weight:500;line-height:1.15}.intro-strip .highlight-detail{letter-spacing:0;color:#635d52;max-width:none;margin:7px 0 22px;font-size:15px;line-height:1.5}.intro-strip .highlight-cta{letter-spacing:.1px;width:100%;color:inherit;border-top:1px solid #c8bda8;justify-content:space-between;align-items:center;gap:16px;max-width:none;margin:auto 0 0;padding-top:16px;font-size:13px;display:flex}.highlight-cta svg{width:20px;height:20px;transition:transform .25s}.intro-strip .highlight-card:nth-child(2) .highlight-label,.intro-strip .highlight-card:nth-child(2) .highlight-detail,.intro-strip .highlight-card:nth-child(2) .highlight-icon{color:#dfcfaa}.intro-strip .highlight-card:nth-child(2) .highlight-cta{border-color:#66614e}.highlight-card:active{transform:scale(.98)}#where-we-work{scroll-margin-top:110px}@media (hover:hover){.highlight-card:hover{border-color:#ad9463;transform:translateY(-5px);box-shadow:0 12px 24px #30281b15}.highlight-card:hover .highlight-cta svg{transform:translate(4px)}}@media (max-width:760px){.intro-strip{grid-template-columns:1fr;gap:12px;padding:24px 0 10px}.intro-strip .highlight-card{padding:22px 24px}.intro-strip strong{font-size:32px}.intro-strip .highlight-top{margin-bottom:13px}.intro-strip .highlight-detail{margin-bottom:17px;font-size:16px}.intro-strip .highlight-label{font-size:12px}.intro-strip .highlight-cta{padding-top:12px;font-size:14px}}@media (prefers-reduced-motion:no-preference){.highlight-card.highlight-visible{animation:.55s both highlight-arrive}.highlight-card.highlight-visible:nth-child(2){animation-delay:.1s}.highlight-card.highlight-visible:nth-child(3){animation-delay:.2s}@keyframes highlight-arrive{0%{opacity:.6;transform:translateY(16px)}to{opacity:1;transform:translateY(0)}}}@media (prefers-reduced-motion:reduce){.highlight-card,.highlight-cta svg{transition:none!important;animation:none!important}}.home-hero .hero-copy h1{font-size:clamp(40px,4.1vw,64px)}.rental-paths{grid-template-columns:1fr 1fr;gap:24px;padding-top:36px;padding-bottom:65px;display:grid}.rental-path{background:#fff;border:1px solid #d7d5ce;padding:40px;transition:transform .25s,box-shadow .25s,border-color .25s;display:block;position:relative}.rental-path:last-child{background:#eeece6}.rental-path:hover{border-color:#555;transform:translateY(-5px);box-shadow:0 14px 35px #0000000a}.rental-path .eyebrow{margin-bottom:25px;display:block}.rental-path h2{margin-bottom:18px;font-size:48px}.rental-path h3{letter-spacing:0;font:16px/1.5 Arial,sans-serif}.rental-path ul{color:#666;margin:20px 0 30px;padding-left:18px;font-size:14px}.path-link{text-transform:uppercase;letter-spacing:1px;border-top:1px solid #d9d6ce;justify-content:space-between;align-items:center;padding-top:20px;font-size:12px;display:flex}.path-link>span{font-size:25px}.assessment-section{background:#eceae4;scroll-margin-top:20px}.assessment-shell{background:#fff;border:1px solid #d5d1c9;grid-template-columns:.8fr 1.2fr;display:grid}.assessment-aside{color:#fff;background:#1c1c1c;padding:40px}.assessment-aside h3{font-size:33px}.assessment-aside p{color:#c4c0b7;margin-top:25px}.assessment-aside .eyebrow{margin-top:0}.assessment-progress{margin:35px 0;padding:0;list-style:none}.assessment-progress li{color:#aaa;border-top:1px solid #444;gap:20px;padding:15px 0;display:flex}.assessment-progress li.active{color:#fff}.assessment-progress span{font-size:12px}.assessment-main{min-width:0;padding:42px}.assessment-main h3{margin-bottom:28px;font-size:30px}.assessment-main h3:focus{outline:none}.assessment-main form{gap:22px;display:grid}.assessment-main label{gap:8px;font-size:13px;display:grid}.assessment-main input,.scenario-lookup input,.scenario-lookup select,.scenario-input-grid input{background:#fff;border:1px solid #bdb9af;border-radius:0;width:100%;min-height:48px;padding:12px;font-size:16px}.assessment-main .button{justify-content:center}.choice-grid{grid-template-columns:1fr 1fr;gap:15px;margin-bottom:30px;display:grid}.choice-grid button{text-align:left;background:#fafaf8;border:1px solid #cdc8bd;justify-content:space-between;align-items:center;gap:14px;padding:23px 18px;font-size:17px;transition:background .2s,transform .2s;display:flex}.choice-grid button:hover,.choice-grid button[aria-pressed=true]{color:#fff;background:#1c1c1c;transform:translateY(-2px)}.assessment-summary{overflow-wrap:anywhere}.assessment-pathways{grid-template-columns:1fr 1fr;gap:20px;margin-bottom:20px;display:grid}.assessment-pathways article{border-top:1px solid #ccc;padding-top:20px}.assessment-pathways h4{margin:0 0 12px;font-size:16px;font-weight:500}.assessment-pathways p{font-size:13px;line-height:1.7}.assessment-pathways .underlink{font-size:12px}.assessment-contact{border-top:1px solid #d9d6cf;margin-top:20px;padding-top:30px}.assessment-contact h3{margin-bottom:0;font-size:25px}.assessment-whatsapp{margin-top:25px}.form-trap{width:1px!important;height:1px!important;position:absolute!important;left:-10000px!important;overflow:hidden!important}.enquiry-form .privacy-check,.assessment-main .privacy-check{align-items:flex-start;gap:12px;font-size:12px;line-height:1.6;display:flex}.privacy-check input{flex-shrink:0;width:18px;height:18px;min-height:18px;margin:2px 0 0}.enquiry-success{background:#f0f1ec;border-left:3px solid #666a55;padding:22px;font-size:15px}.enquiry-success h3{font-size:25px}.enquiry-success p{margin:20px 0 0}.service-selectors{grid-template-columns:repeat(3,1fr);align-items:start;gap:20px;margin-bottom:35px;display:grid}.service-selectors details{background:#fff;border:1px solid #d1cec6;padding:24px}.service-selectors summary{cursor:pointer;justify-content:space-between;align-items:center;gap:12px;min-height:30px;font-size:19px;list-style:none;display:flex}.service-selectors summary::-webkit-details-marker{display:none}.service-selectors details[open] summary>span{transform:rotate(45deg)}.service-selectors details p{margin:20px 0;font-size:14px}.service-selectors summary>span{transition:transform .2s}.service-selectors .underlink{font-size:13px}.process-journey small{color:#bcb8af;margin-top:8px;font-size:13px;line-height:1.65;display:block}.approach-comparison{grid-template-columns:1fr 1fr;gap:35px;margin-bottom:30px;display:grid}.approach-comparison article{border-top:1px solid #cbc5b9;padding-top:25px}.scenario-lookup{background:#eeece6;margin-bottom:30px;padding:30px}.scenario-lookup form{align-items:end;gap:20px;display:flex}.scenario-lookup .calc-fields{flex:1;margin:0}.scenario-lookup label{gap:8px;font-size:12px;display:grid}.scenario-lookup .fineprint{margin:16px 0 0}.scenario-input-grid{grid-template-columns:1fr 1fr;gap:25px;display:grid}.scenario-input-grid fieldset{background:#fff;border:1px solid #d1cdc3;grid-template-columns:1fr 1fr;gap:20px;min-width:0;padding:28px;display:grid}.scenario-input-grid legend{padding:0 12px;font-size:24px}.scenario-input-grid label{flex-direction:column;justify-content:space-between;gap:8px;min-width:0;font-size:12px;display:flex}.scenario-input-grid .fineprint{grid-column:1/-1;margin:0}.annual-results{color:#fff;background:#1c1c1c;margin-top:30px;padding:35px}.annual-heading .eyebrow{color:#c7c1b6}.annual-heading h3{margin-bottom:35px;font-size:30px}.annual-result-grid{grid-template-columns:1fr 1fr;gap:40px;display:grid}.annual-result-grid h3{font-size:23px}.annual-result-grid dl{margin:24px 0}.annual-result-grid dl>div{color:#d2cec6;border-bottom:1px solid #444;justify-content:space-between;gap:16px;padding:10px 0;font-size:13px;display:flex}.annual-result-grid dd{white-space:nowrap;margin:0}.annual-result-grid strong{font-size:38px;font-weight:400;line-height:1.2;display:block}.annual-result-grid strong>span{color:#cbc5bb;margin-top:8px;font-size:12px;display:block}.annual-results .fineprint{color:#bdb7ac;margin:25px 0 0}.income-bar{background:#41403c;height:10px;margin-top:24px}.income-bar>span{background:#dbd4c8;height:100%;transition:width .3s;display:block}.income-bar .negative{background:#d6a38d}.calculator-consult{border-top:1px solid #d2cec4;justify-content:space-between;align-items:center;gap:30px;margin-top:35px;padding-top:40px;display:flex}.calculator-consult h3{font-size:29px}.calculator-consult p{margin:15px 0 0}.calculator-consult .button{flex-shrink:0}.button:disabled{opacity:.65;cursor:wait}.scenario-lookup .calc-fields{grid-template-columns:1fr 1fr;gap:18px;display:grid}.process-journey li{position:relative}.process-journey li:not(:last-child):after{content:"";z-index:1;background:#8e887e;width:1px;height:14px;position:absolute;bottom:-7px;left:5px}@media (prefers-reduced-motion:no-preference){.highlight-visible.rental-path,.highlight-visible.expertise-card,.highlight-visible.process-journey li{animation:.5s ease-out appear}.assessment-main>div,.assessment-main>form{animation:.25s ease-out appear}}@media (max-width:1000px){.assessment-shell{grid-template-columns:1fr 1.3fr}.assessment-main,.assessment-aside{padding:28px}.scenario-lookup form{flex-direction:column;align-items:stretch}.scenario-input-grid fieldset{grid-template-columns:1fr;padding:20px}.service-selectors{gap:12px}.service-selectors details{padding:18px}.site-header nav{gap:14px}}@media (max-width:760px){.home-hero .hero-copy h1{font-size:41px}.rental-paths{grid-template-columns:1fr;gap:16px;padding-top:20px;padding-bottom:40px}.rental-path{padding:28px}.rental-path h2{font-size:39px}.rental-path ul{margin-bottom:22px}.rental-path .eyebrow{margin-bottom:18px}.assessment-shell{grid-template-columns:1fr}.assessment-aside h3{font-size:29px}.assessment-aside{padding:28px}.assessment-aside>p:not(.eyebrow):not(.fineprint){display:none}.assessment-progress{gap:16px;margin:25px 0 0;display:flex}.assessment-progress li{flex:1;font-size:11px;line-height:1.5;display:block}.assessment-progress span{margin-bottom:7px;display:block}.assessment-aside .fineprint{margin-bottom:0;font-size:11px}.assessment-main{padding:27px 22px}.assessment-main h3{font-size:28px}.choice-grid button{min-height:65px;padding:20px 12px;font-size:16px}.assessment-pathways{grid-template-columns:1fr}.service-selectors{grid-template-columns:1fr;gap:12px}.service-selectors summary{min-height:38px;font-size:20px}.approach-comparison{grid-template-columns:1fr}.scenario-input-grid{grid-template-columns:1fr;gap:25px}.scenario-input-grid fieldset{grid-template-columns:1fr 1fr;gap:18px 12px;padding:20px 16px}.scenario-input-grid legend{font-size:23px}.scenario-input-grid label{font-size:12px;line-height:1.6}.scenario-lookup{padding:22px 18px}.scenario-lookup .calc-fields{grid-template-columns:1fr}.annual-results{padding:27px 20px}.annual-result-grid{grid-template-columns:1fr;gap:35px}.annual-result-grid article+article{border-top:1px solid #555;padding-top:28px}.annual-heading h3{font-size:26px}.annual-result-grid dl>div{font-size:12px}.calculator-consult{flex-direction:column;align-items:stretch;gap:20px}.calculator-consult .button{justify-content:center}.floating-enquiry{color:#fff;background:#1c1c1c;border-color:#888;justify-content:center;padding:15px;font-size:12px;bottom:12px;left:15px;right:15px}.site-footer{padding-bottom:90px}.assessment-main .button{font-size:10px}.enquiry-form .form-whatsapp{font-size:12px}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.income-bar>span,.rental-path,.choice-grid button{transition:none}.rental-path:hover,.choice-grid button:hover{transform:none}}.real-projects{grid-template-columns:1fr 1fr;gap:50px 30px;padding-bottom:90px;display:grid}.project-comparison{aspect-ratio:1.4;background:#ddd;position:relative;overflow:hidden}.project-comparison img{object-fit:cover;width:100%;height:100%}.before-layer{position:absolute;inset:0}.compare-divider{pointer-events:none;border-left:2px solid #fff;position:absolute;top:0;bottom:0}.before-label,.after-label{color:#fff;background:#1c1c1c;padding:5px 10px;font-size:12px;position:absolute;top:15px}.before-label{left:15px}.after-label{right:15px}.comparison-control{gap:10px;margin:20px 0;font-size:13px;display:grid}.comparison-control input{accent-color:#1c1c1c;width:100%;min-height:35px}.real-project h2{margin-top:25px;font-size:30px}.real-project p{margin-top:20px}@media (max-width:760px){.real-projects{grid-template-columns:1fr;gap:40px}}@media (min-width:1001px){.header-inner{gap:22px;min-height:108px}.site-header nav{gap:22px;margin-left:0}.site-header nav a{color:#242424;align-items:center;min-height:46px;padding:10px 0;font-size:16px;font-weight:500;line-height:1.45;transition:color .2s;display:inline-flex;position:relative}.site-header nav a[aria-current=page]{border-bottom:0;padding-bottom:10px}.site-header nav a:after{content:"";transform-origin:0;background:#9b8050;height:2px;transition:transform .2s;position:absolute;bottom:3px;left:0;right:0;transform:scaleX(0)}.site-header nav a:hover:after,.site-header nav a[aria-current=page]:after{transform:scaleX(1)}.site-header nav a:focus-visible:after{transform:scaleX(1)}.header-enquire{letter-spacing:.8px;background:#e9dec1;border:1px solid #d1bf96;justify-content:center;align-items:center;min-height:46px;padding:12px 18px;font-size:13px;font-weight:600;transition:background .2s;display:inline-flex}.header-enquire:hover{background:#dac799}}@media (min-width:1001px) and (max-width:1199px){.header-inner{flex-wrap:wrap;gap:10px 22px;padding:20px 0 10px}.site-header nav{border-top:1px solid #e9e5db;flex-basis:100%;order:4;justify-content:space-between;gap:18px;padding-top:8px}.header-enquire{margin-left:auto}}.rental-path{isolation:isolate;background:radial-gradient(at 100% 0,#e9d7aa 0%,#0000 64%),linear-gradient(135deg,#fffdf6,#f2ecde);border-color:#d7c7a5;transition:transform .3s,box-shadow .3s,border-color .3s;overflow:hidden;box-shadow:0 5px 18px #3c301108}.rental-path:before{content:"";pointer-events:none;z-index:-1;background:linear-gradient(110deg,#0000 20%,#fff5 48%,#0000 76%);position:absolute;inset:0;transform:translate(-120%)}.rental-path:last-child{color:#faf7ef;background:radial-gradient(at 100% 0,#514b3c,#0000 70%),#242421;border-color:#57503e}.rental-path:last-child .eyebrow,.rental-path:last-child ul{color:#d2cbbb}.rental-path .path-link{border-color:#b7a37566;min-height:65px;font-size:13px;font-weight:600}.rental-path:last-child .path-link{border-color:#ffffff30}.path-link svg{box-sizing:content-box;color:#f8f3e7;background:#1c1c1c;border-radius:50%;flex-shrink:0;width:20px;height:20px;padding:13px;transition:transform .3s,background .3s}.rental-path:last-child .path-link svg{color:#242421;background:#e5d4a8}:is(.rental-path:hover,.rental-path:focus-visible){border-color:#ad8e54;transform:translateY(-6px);box-shadow:0 18px 38px #3127071c}:is(.rental-path:hover .path-link svg,.rental-path:focus-visible .path-link svg){transform:translate(3px,-3px)rotate(6deg)}.rental-path:active{transform:translateY(-2px)scale(.995)}@media (prefers-reduced-motion:no-preference){.rental-path:hover:before{animation:.7s ease-out both card-sheen}.rental-path:focus-visible:before{animation:.7s ease-out both card-sheen}.rental-path.highlight-visible{animation:.65s cubic-bezier(.2,.7,.2,1) both rental-arrive}.rental-path.highlight-visible:last-child{animation-delay:.12s}@keyframes card-sheen{to{transform:translate(120%)}}@keyframes rental-arrive{0%{opacity:.35;translate:0 16px}to{opacity:1;translate:0}}}@media (prefers-reduced-motion:reduce){.rental-path,.rental-path:before,.path-link svg,.site-header nav a:after{transition:none!important;animation:none!important}.rental-path:hover,.rental-path:active,.rental-path:hover .path-link svg{transform:none}.rental-path:focus-visible{transform:none}.rental-path:focus-visible .path-link svg{transform:none}}.eyebrow{letter-spacing:1.5px;font-weight:600;line-height:1.5;font-size:16px!important}.fee-grid .fee-label{letter-spacing:1.1px;margin-bottom:24px;font-size:22px!important}.fee-grid .fee-from{letter-spacing:1px;color:#fff;margin-bottom:10px;line-height:1.2;font-size:26px!important}@media (max-width:760px){.eyebrow{letter-spacing:1.2px;font-size:15px!important}.fee-grid .fee-label{margin-bottom:22px;font-size:20px!important}.fee-grid .fee-from{margin-bottom:10px;font-size:24px!important}}.service-selectors{gap:18px;margin-bottom:40px}.service-selectors details{background:#fff;border:1px solid #dadad6;border-radius:8px;min-width:0;padding:0;transition:background .25s,border-color .25s,box-shadow .25s,transform .25s;box-shadow:0 3px 12px #00000004}.service-selectors summary{border-radius:8px;grid-template-columns:44px minmax(0,1fr) 28px;gap:14px;min-height:136px;padding:26px 22px;display:grid;position:relative}.service-selectors summary:focus-visible{outline-offset:5px;outline:2px solid #1c1c1c}.service-selectors summary>span,.service-selectors details[open] summary>span{transform:none}.service-selectors .service-icon{color:#222;background:#f2f2ef;border-radius:6px;place-items:center;width:44px;height:50px;transition:background .25s,color .25s,transform .25s;display:grid}.service-selectors .service-title{min-width:0;display:block}.service-selectors .service-title strong{letter-spacing:-.8px;color:#1c1c1c;font-size:24px;font-weight:500;line-height:1.15;display:block}.service-selectors .service-title small{color:#666;letter-spacing:0;margin-top:9px;font-size:13px;line-height:1.5;display:block}.service-selectors .service-toggle{color:#222;border:1px solid #d8d8d3;border-radius:50%;place-items:center;width:28px;height:28px;transition:transform .25s,background .25s,color .25s;display:grid}.service-selectors details[open]{background:#202020;border-color:#202020;box-shadow:0 12px 28px #00000012}.service-selectors details[open] .service-title strong{color:#fff}.service-selectors details[open] .service-title small,.service-selectors details[open]>p{color:#d4d4ce}.service-selectors details[open] .service-icon{color:#fff;background:#383838}.service-selectors details[open] .service-toggle{color:#1c1c1c;background:#fff;border-color:#fff;transform:rotate(45deg)}.service-selectors details>p{border-top:1px solid #ffffff2b;margin:0 24px;padding-top:22px;font-size:15px;line-height:1.75}.service-selectors details>.underlink{color:#fff;align-items:center;min-height:44px;margin:18px 24px 24px;font-size:14px;text-decoration-thickness:1px;display:inline-flex}@media (hover:hover){.service-selectors details:not([open]):hover{border-color:#74746e;transform:translateY(-4px);box-shadow:0 10px 25px #0000000c}.service-selectors details:not([open]):hover .service-icon{color:#fff;background:#222;transform:translateY(-2px)}.service-selectors details:not([open]):hover .service-toggle{color:#fff;background:#222;border-color:#222}}.service-selectors summary:active .service-icon{transform:scale(.94)}@media (min-width:761px) and (max-width:1100px){.service-selectors summary{grid-template-columns:minmax(0,1fr) 28px;gap:14px;min-height:185px;padding:22px 18px}.service-selectors .service-icon{grid-area:1/1}.service-selectors .service-title{grid-area:2/1/auto/-1}.service-selectors .service-toggle{grid-area:1/2}}@media (max-width:760px){.service-selectors{gap:14px}.service-selectors summary{gap:13px;min-height:112px;padding:22px 18px}.service-selectors .service-title strong{font-size:23px}.service-selectors details>p,.service-selectors details>.underlink{margin-left:20px;margin-right:20px}}@media (prefers-reduced-motion:reduce){.service-selectors details,.service-selectors summary>span{transition:none}.service-selectors details:not([open]):hover,.service-selectors details:not([open]):hover .service-icon,.service-selectors summary:active .service-icon{transform:none}}body main p:not(.eyebrow):not(.fineprint):not(.fee-number){font-size:clamp(16px,1.15vw,18px);line-height:1.75}body .fineprint{line-height:1.7;font-size:14px!important}body .button{letter-spacing:.65px;line-height:1.5;font-size:13px!important}body .underlink{align-content:center;min-height:44px;font-size:15px}body .hero-copy .hero-location{max-width:420px;font-size:14px}body .hero-copy .hero-descriptor{font-size:19px}body .rental-path ul,body .guide-body ul{font-size:16px;line-height:1.75}body .card-link,body .path-link,body .floating-enquiry{font-size:14px}body .site-footer p,body .site-footer nav a,body .footer-main>section:last-child>a{font-size:15px}body .footer-bottom p,body .footer-bottom>div{font-size:13px}body .enquiry-form label,body .assessment-main label,body .scenario-lookup label,body .scenario-input-grid label,body .calc-fields label{font-size:15px;line-height:1.6}body .enquiry-form .privacy-check,body .assessment-main .privacy-check{font-size:14px}body .assessment-pathways h4{font-size:21px}body .assessment-progress span{font-variant-numeric:tabular-nums;font-size:22px}body .assessment-progress li{font-size:14px}body .annual-result-grid dl>div{font-size:15px;line-height:1.6}body .annual-result-grid strong>span,body .service-selectors .service-title small{font-size:14px}.expertise-card{border-radius:10px;transition:transform .3s,box-shadow .3s,border-color .3s,background .3s;box-shadow:0 6px 24px #00000006}.expertise-card .card-index{letter-spacing:-1px;color:#fff;font-variant-numeric:tabular-nums;background:#1c1c1c;border-radius:50%;align-self:flex-start;place-items:center;min-width:62px;min-height:62px;margin-bottom:24px;font-size:28px;font-weight:500;line-height:1;display:inline-grid}.expertise-card .card-link{align-items:center;min-height:64px}.expertise-card .card-link svg{transition:transform .25s}.numbered-disclosures{align-items:start;gap:18px}.numbered-card{background:#fff;border:1px solid #d4d4cf;border-radius:10px;min-width:0;transition:transform .25s,box-shadow .25s,border-color .25s,background .25s;box-shadow:0 5px 20px #00000004}.numbered-card summary,.journey-step summary{cursor:pointer;grid-template-columns:58px minmax(0,1fr) 28px;align-items:center;gap:20px;padding:25px;list-style:none;display:grid}.numbered-card summary::-webkit-details-marker{display:none}.journey-step summary::-webkit-details-marker{display:none}:is(.numbered-card summary:focus-visible,.journey-step summary:focus-visible){outline-offset:5px;border-radius:10px;outline:2px solid}.numbered-card .ordinal,.journey-step .ordinal{color:#222;letter-spacing:-1px;font-variant-numeric:tabular-nums;background:#edede9;border-radius:50%;flex:none;place-items:center;width:58px;min-width:58px;height:58px;padding:0;font-size:28px;font-weight:500;line-height:1;transition:background .25s,color .25s;display:grid}.numbered-card .disclosure-title,.journey-step .disclosure-title{letter-spacing:-.6px;color:#222;margin:0;font-size:23px;font-weight:400;line-height:1.3}.disclosure-toggle{width:28px;min-width:28px;height:28px;color:inherit;border:1px solid #c7c7c1;border-radius:50%;place-items:center;transition:transform .25s,background .25s;padding:0!important;display:grid!important}.numbered-card[open]{background:#f0f0ed;border-color:#303030;box-shadow:0 10px 28px #00000008}.numbered-card[open] .ordinal{color:#fff;background:#222}.numbered-card[open] .disclosure-toggle,.journey-step[open] .disclosure-toggle{transform:rotate(45deg)}.numbered-card .disclosure-body{border-top:1px solid #d2d2cc;margin:0 25px 25px;padding-top:20px}.numbered-card .disclosure-body p{color:#494945;margin:0}.numbered-card .disclosure-body .underlink{color:#222;margin-top:14px;font-size:15px}.steps-grid{gap:20px}.step-card summary{grid-template-columns:minmax(0,1fr) 28px;gap:24px 12px;min-height:210px;padding:25px}.step-card .ordinal{grid-area:1/1}.step-card .disclosure-toggle{grid-area:1/2}.step-card .disclosure-title{grid-area:2/1/auto/-1;font-size:25px}.service-rows.numbered-disclosures{gap:18px;display:grid}.landlord-service-card summary{grid-template-columns:64px minmax(0,1fr) 32px;padding:28px 30px}.landlord-service-card .disclosure-title{font-size:28px}.landlord-service-card .disclosure-body{margin-left:114px;margin-right:30px}.process-journey{gap:16px;margin:0;display:grid;position:relative}.process-journey:before{content:"";background:#88877f;width:1px;position:absolute;top:32px;bottom:32px;left:49px}.process-journey li,.process-journey li:last-child{border:0;min-width:0;padding:0;display:block;position:relative}.process-journey li:not(:last-child):after{display:none}.journey-step{color:#fff;background:#272725;border:1px solid #54544f;border-radius:10px;transition:background .25s,border-color .25s,transform .25s}.journey-step summary{gap:20px;padding:20px}.journey-step .ordinal{color:#222;z-index:1;background:#eeeee8;position:relative}.journey-step .disclosure-title{color:#fff;font-size:24px}.journey-step .disclosure-toggle{color:#efefeb;border-color:#8d8d86}.journey-step[open]{background:#343431;border-color:#a6a69c}.journey-step .disclosure-body{border-top:1px solid #62625b;margin:0 22px 22px 98px;padding-top:17px}body main .journey-step .disclosure-body p{color:#e0e0da;margin:0;font-size:17px}@media (hover:hover){:is(.expertise-card:hover,.expertise-card:focus-visible){background:#fff;border-color:#777;transform:translateY(-5px);box-shadow:0 15px 35px #00000010}:is(.expertise-card:hover .card-link svg,.expertise-card:focus-visible .card-link svg){transform:translate(3px,-3px)}.numbered-card:hover{border-color:#70706a;transform:translateY(-3px);box-shadow:0 12px 28px #0000000c}.journey-step:hover{background:#343431;border-color:#a6a69c;transform:translate(3px)}}.numbered-card summary:active .ordinal,.journey-step summary:active .ordinal{transform:scale(.96)}@media (max-width:1000px){.step-card summary{min-height:180px}}@media (max-width:760px){.numbered-disclosures{gap:14px}.numbered-card summary,.journey-step summary{grid-template-columns:50px minmax(0,1fr) 26px;gap:14px;min-height:100px;padding:20px 17px}.numbered-card .ordinal,.journey-step .ordinal{width:50px;min-width:50px;height:50px;font-size:26px}.numbered-card .disclosure-title,.journey-step .disclosure-title{font-size:22px}.numbered-card .disclosure-body{margin:0 20px 22px;padding-top:18px}.step-card .ordinal,.step-card .disclosure-title,.step-card .disclosure-toggle{grid-area:auto}.step-card .disclosure-title{font-size:23px}.process-journey:before{left:42px}.journey-step .disclosure-body{margin:0 20px 22px;padding-top:17px}.expertise-card .card-index{min-width:58px;min-height:58px;font-size:27px}body .button{gap:16px;font-size:13px!important}body .assessment-progress li{font-size:13px}body .annual-result-grid dl>div{font-size:14px}}@media (prefers-reduced-motion:no-preference){.numbered-card[open] .disclosure-body,.journey-step[open] .disclosure-body{animation:.28s ease-out disclosure-reveal}@keyframes disclosure-reveal{0%{opacity:.3;transform:translateY(-5px)}to{opacity:1;transform:translateY(0)}}}@media (prefers-reduced-motion:reduce){.expertise-card,.expertise-card .card-link svg,.numbered-card,.numbered-card .ordinal,.journey-step,.journey-step .ordinal,.disclosure-toggle{transition:none!important}.expertise-card:hover,.expertise-card:hover .card-link svg,.numbered-card:hover,.journey-step:hover,.numbered-card summary:active .ordinal,.journey-step summary:active .ordinal{transform:none}.expertise-card:focus-visible{transform:none}.expertise-card:focus-visible .card-link svg{transform:none}}.header-whatsapp{display:none}body .floating-enquiry{color:#171511;background:#b78b52;border-color:#946b38;min-height:52px;font-weight:600;transition:background .2s,box-shadow .2s;box-shadow:0 6px 24px #46321f35}body .floating-enquiry:hover{background:#c99d62;box-shadow:0 8px 28px #46321f45}@media (max-width:1000px){.site-header .header-enquire{display:none}.site-header .header-whatsapp{color:#fff;white-space:nowrap;text-transform:none;letter-spacing:0;background:#147d46;border:1px solid #127542;border-radius:5px;flex:none;justify-content:center;align-items:center;min-height:44px;margin-left:auto;padding:10px 12px;font-size:13px;font-weight:600;line-height:1.4;display:inline-flex}.site-header .header-whatsapp:hover{background:#10683b}.site-header .header-inner{gap:8px}.site-header .menu-toggle{flex:none;align-items:center;width:44px;height:44px}}@media (max-width:360px){.site-header .logo-window{width:110px;height:38px}.site-header .logo-window img{width:155px;height:155px;top:-60px;left:-22px}}@media (max-width:760px){body .floating-enquiry{bottom:calc(12px + env(safe-area-inset-bottom,0px));padding:15px 18px}}@media (prefers-reduced-motion:reduce){body .floating-enquiry{transition:none}}.featured-property{border-top:1px solid var(--line);grid-template-columns:1.2fr 1fr;align-items:center;gap:64px;display:grid}.featured-property-photo{background:#1c1c1c;border-radius:8px;display:block;overflow:hidden;box-shadow:0 18px 45px #00000012}.featured-property-photo img{width:100%;height:auto;transition:filter .25s}.featured-property-photo:hover img{filter:brightness(1.06)}.featured-property-copy .property-location{letter-spacing:1px;color:#80653f;margin:28px 0 20px;font-weight:600;font-size:14px!important}.featured-property-copy .actions{align-items:center}.properties-intro>p:last-child{max-width:580px;margin-top:25px;margin-bottom:0}.property-listing{padding-bottom:100px}.property-listing-heading{border-top:1px solid #d4d0c8;justify-content:space-between;align-items:end;gap:25px;padding:35px 0;display:flex}.property-listing-heading .eyebrow{margin-bottom:14px}.property-listing-heading h2{font-size:clamp(34px,4vw,52px)}.property-bedroom-tag{white-space:nowrap;background:#efece5;border:1px solid #ccc5b9;border-radius:30px;padding:10px 18px;font-size:15px;display:inline-flex}.property-gallery{max-width:1100px;margin:0 auto}.property-gallery-main{text-align:left;background:#1c1c1c;border:0;border-radius:8px;width:100%;padding:0;display:block;position:relative;overflow:hidden}.property-gallery-main>img{aspect-ratio:4/3;object-fit:contain;width:100%;height:auto}.gallery-enlarge{color:#222;background:#ffffffed;border-radius:4px;align-items:center;gap:24px;padding:10px 16px;font-size:14px;display:flex;position:absolute;top:20px;right:20px;box-shadow:0 3px 15px #0002}.gallery-enlarge>span{font-size:24px;line-height:1}.gallery-toolbar{justify-content:space-between;align-items:center;gap:20px;padding:20px 0;display:flex}.gallery-toolbar p{color:#272622;margin:0;line-height:1.4!important}.gallery-toolbar p>span{color:#85704e;font-variant-numeric:tabular-nums;margin-right:18px}.gallery-toolbar>div{flex-shrink:0;gap:10px;display:flex}.gallery-toolbar button{background:#fff;border:1px solid #bfb6a6;border-radius:50%;width:48px;height:48px;font-size:24px;transition:background .2s,color .2s}.gallery-toolbar button:hover{color:#fff;background:#1c1c1c}.property-thumbnails{scroll-snap-type:x proximity;scrollbar-color:#aa9170 #e7e3da;gap:12px;padding:4px 4px 18px;display:flex;overflow-x:auto}.property-thumbnails button{scroll-snap-align:start;opacity:.65;background:#1c1c1c;border:3px solid #0000;border-radius:4px;flex:0 0 140px;padding:0;transition:opacity .2s,border-color .2s;position:relative;overflow:hidden}.property-thumbnails button:hover,.property-thumbnails button[aria-pressed=true]{opacity:1;border-color:#9b8050}.property-thumbnails img{aspect-ratio:4/3;object-fit:contain;width:100%;height:auto}.property-thumbnails button>span{color:#fff;background:#1c1c1cdd;border-radius:2px;min-width:25px;padding:2px 5px;font-size:12px;position:absolute;top:5px;left:5px}.property-listing-details{grid-template-columns:1.15fr 1fr;align-items:start;gap:70px;margin-top:55px;display:grid}.property-listing-details h3{font-size:32px}.property-listing-details>div>p{max-width:590px}.property-features{flex-wrap:wrap;gap:12px;margin:26px 0 0;padding:0;list-style:none;display:flex}.property-features li{background:#fff;border:1px solid #d4cfc6;border-radius:4px;padding:9px 14px;font-size:15px}.property-enquiry{color:#fff;background:#1c1c1c;border-radius:8px;padding:38px}.property-enquiry p{color:#d1cbc1}.property-enquiry .eyebrow{color:#d8bf96}.property-enquiry .button{color:#171511;background:#c6a36f;border-color:#c6a36f;justify-content:center;width:100%;min-height:56px}.property-enquiry .button:hover{background:#ddbb87}.property-enquiry .fineprint{margin:20px 0 0}.property-lightbox{color:#fff;background:#191919;border:1px solid #686158;border-radius:8px;width:fit-content;max-width:min(1150px,96vw);max-height:96dvh;margin:auto;padding:16px;position:fixed;inset:0;overflow:auto}.property-lightbox::backdrop{-webkit-backdrop-filter:blur(5px);backdrop-filter:blur(5px);background:#000e}.property-lightbox>img{object-fit:contain;width:auto;max-width:100%;height:auto;max-height:calc(96dvh - 155px);margin:auto}.lightbox-heading,.lightbox-controls{justify-content:space-between;align-items:center;gap:18px;padding:5px 0 15px;display:flex}.lightbox-heading p{color:#fff;margin:0;font-size:15px!important}.lightbox-controls{padding:15px 0 0}.property-lightbox button{color:#fff;white-space:nowrap;background:#333;border:1px solid #8b8171;border-radius:4px;min-height:44px;padding:9px 15px}.property-lightbox button:hover{background:#615440}body:has(.property-lightbox[open]){overflow:hidden}@media (min-width:1001px) and (max-width:1399px){.header-inner{flex-wrap:wrap;gap:10px 22px;padding:20px 0 10px}.site-header nav{border-top:1px solid #e9e5db;flex-basis:100%;order:4;justify-content:space-between;gap:18px;padding-top:8px}.header-enquire{margin-left:auto}}@media (max-width:1000px){.featured-property{gap:32px}.property-listing-details{gap:30px}.property-enquiry{padding:28px}}@media (max-width:760px){.featured-property{grid-template-columns:1fr;gap:30px}.properties-intro{padding-top:45px;padding-bottom:35px}.property-listing-heading{padding:25px 0;display:block}.property-bedroom-tag{margin-top:20px;font-size:14px}.property-listing-details{grid-template-columns:1fr;gap:30px;margin-top:35px}.property-gallery-main{border-radius:4px}.gallery-enlarge{gap:12px;padding:7px 11px;font-size:12px;top:10px;right:10px}.gallery-toolbar{gap:12px;padding:14px 0}.gallery-toolbar p{font-size:14px!important}.gallery-toolbar p>span{margin:0 0 4px;display:block}.property-thumbnails button{flex-basis:105px}.property-thumbnails{gap:8px}.property-enquiry{padding:28px 22px}.property-listing{padding-bottom:55px}.property-lightbox{max-width:98vw;padding:10px}.lightbox-heading p{font-size:13px!important}.property-lightbox button{font-size:14px}}@media (prefers-reduced-motion:reduce){.featured-property-photo img,.gallery-toolbar button,.property-thumbnails button{transition:none}}.properties-intro{padding-top:55px;padding-bottom:36px}.properties-intro h1{font-size:clamp(42px,4.5vw,62px)}.properties-intro .eyebrow{margin-bottom:18px}.properties-intro>p:last-child{max-width:none;margin-top:18px}.property-results{gap:28px;padding-bottom:85px;display:grid}.property-result-card{background:#fff;border:1px solid #ddd8ce;border-radius:12px;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:0;transition:box-shadow .25s,border-color .25s;display:grid;overflow:hidden;box-shadow:0 6px 25px #211b1205}.property-result-card:hover{border-color:#b7a78c;box-shadow:0 12px 35px #211b120c}.listing-gallery{align-self:start;min-width:0;padding:22px 0 22px 22px}.listing-cover{cursor:pointer;background:#1c1c1c;border:0;border-radius:8px;width:100%;padding:0;display:block;position:relative;overflow:hidden}.listing-cover>img{aspect-ratio:4/3;object-fit:contain;width:100%;height:auto}.listing-photo-count{color:#222;background:#ffffffed;border-radius:5px;align-items:center;gap:15px;padding:9px 13px;font-size:13px;font-weight:600;display:flex;position:absolute;top:14px;right:14px;box-shadow:0 2px 12px #0002}.listing-photo-count>span{font-size:20px;line-height:1}.property-result-copy{flex-direction:column;justify-content:center;min-width:0;padding:28px 32px;display:flex}.property-result-copy .eyebrow{letter-spacing:1px;color:#7d6746;margin-bottom:12px;font-size:13px!important}.property-result-copy h2{letter-spacing:-1.2px;font-size:clamp(29px,2.8vw,39px);line-height:1.15}body main p.property-result-description{margin:16px 0 20px;font-size:16px;line-height:1.65}.listing-amenities{flex-wrap:wrap;gap:13px 22px;margin:0;padding:0;list-style:none;display:flex}.listing-amenities li{color:#4c4a45;align-items:center;gap:9px;font-size:15px;line-height:1.5;display:flex}.listing-amenities svg{color:#7d6746;flex:none}.listing-booking{border-top:1px solid #e6e1d9;margin-top:24px;padding-top:22px}.listing-whatsapp{text-transform:none;letter-spacing:0;background:#147d46;border-color:#147d46;border-radius:5px;justify-content:center;min-height:49px;padding:13px 24px;font-size:15px!important}.listing-whatsapp:hover{background:#10683b;border-color:#10683b}.listing-booking .fineprint{margin:10px 0 0;font-size:13px!important}.listing-lightbox>img{max-height:calc(96dvh - 250px)}.listing-lightbox .property-thumbnails{max-width:100%;margin-top:14px;padding-bottom:8px}.listing-lightbox .property-thumbnails button{border:2px solid #0000;flex-basis:85px;min-height:0;padding:0}.listing-lightbox .property-thumbnails button[aria-pressed=true]{border-color:#c7a16b}@media (max-width:1000px){.property-result-copy{padding:24px}.listing-gallery{padding:20px 0 20px 20px}.listing-amenities{gap:12px}.property-result-copy h2{font-size:30px}}@media (max-width:760px){.properties-intro{padding-top:35px;padding-bottom:25px}.property-results{gap:22px;padding-bottom:55px}.property-result-card{grid-template-columns:1fr}.listing-gallery{padding:12px 12px 0}.property-result-copy{padding:22px}.property-result-copy h2{font-size:29px}.listing-amenities{grid-template-columns:1fr;gap:11px;display:grid}.listing-booking{margin-top:21px;padding-top:20px}.listing-whatsapp{width:100%}.listing-photo-count{padding:7px 10px;font-size:12px;top:10px;right:10px}.listing-lightbox>img{max-height:calc(96dvh - 235px)}}@media (prefers-reduced-motion:reduce){.property-result-card{transition:none}}
