:root {
  --elevate-bg: #08090a;
  --elevate-panel: #101112;
  --elevate-panel-soft: rgba(20, 21, 22, 0.74);
  --elevate-text: #fff;
  --elevate-muted: rgba(246, 240, 229, 0.68);
  --elevate-border: rgba(214, 189, 140, 0.24);
  --elevate-gold: #c8b590;
  --elevate-gold-bright: #e3cfaa;
  --elevate-serif: "Cormorant Garamond", Georgia, serif;
  --elevate-sans: "Raleway", Arial, sans-serif;
}

html {
  scroll-behavior: smooth;
}

body.elevate-home {
  margin: 0;
  color: var(--elevate-text);
  background: var(--elevate-bg);
  font-family: var(--elevate-sans);
  line-height: 1.6;
}

body.elevate-home *,
body.elevate-home *::before,
body.elevate-home *::after {
  box-sizing: border-box;
}

body.elevate-home a {
 
}

body.elevate-home img,
body.elevate-home video {
  display: block;
  max-width: 100%;
}

body.elevate-home h1,
body.elevate-home h2,
body.elevate-home h3,
body.elevate-home p {
  margin: 0; color: #fff; 
}

body.elevate-home.modal-open {
  overflow: hidden;
}

body.elevate-home.modal-open .advisor-button {
  opacity: 0;
  pointer-events: none;
  transform: translateY(120%);
}

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 50;
  min-height: 112px;
  padding: 24px clamp(20px, 5vw, 72px);
  display: grid;
  grid-template-columns: minmax(150px, 240px) 1fr auto;
  align-items: center;
  gap: 32px;
  color: var(--elevate-text);
  transition: background 0.3s ease, border-color 0.3s ease, min-height 0.3s ease;
}

.site-header.is-scrolled {
  min-height: 82px;
  background: rgba(8, 9, 10, 0.94);
 
  backdrop-filter: blur(18px);
}

.brand,
.footer-brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  width: fit-content;
}

.brand-mark {
  width: 46px;
  height: 46px;
  display: block;
  flex: 0 0 46px;
  background-image: url("../img/logo.png");
  background-repeat: no-repeat;
  background-position: top center;
  background-size: 130px auto;
}

.brand-text {
  color: var(--elevate-gold-bright);
  font-family: var(--elevate-serif);
  font-size: 20px;
  letter-spacing: 0.18em;
  line-height: 1;
  text-transform: uppercase;
}

.main-nav {
  display: flex;
  justify-content: center;
  gap: clamp(24px, 4vw, 56px);
}

.main-nav a,
.footer nav a,
.social-links a,
.section-heading > a,
.section-heading__actions > a,
.scroll-link,
.property-footer a {
  color: var(--elevate-text);
  font-size: 10px;
  font-weight: normal;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.main-nav a:hover,
.footer a:hover,
.social-links a:hover,
.section-heading > a:hover,
.section-heading__actions > a:hover,
.property-footer a:hover {
  color: var(--elevate-gold-bright);
}

.header-actions {
  display: flex;
  align-items: center;
  gap: 12px;
}

.header-actions a {
  width: 42px;
  height: 42px;
  display: grid;
  place-items: center;
  border: 1px solid var(--elevate-border);
  color: var(--elevate-muted);
}

.header-actions a:hover {
  color: var(--elevate-gold-bright);
  border-color: var(--elevate-gold);
}

.language-select {
  position: relative;
}

.language-button {
  width: 58px;
  height: 42px;
  padding: 0 11px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 9px;
  border: 1px solid var(--elevate-border);
  background: transparent;
  color: var(--elevate-text);
}

.language-button img {
  width: 24px;
  height: 24px;
  border-radius: 50%;
  object-fit: cover;
}

.language-button i {
  font-size: 12px;
}

.language-button:hover {
  border-color: var(--elevate-gold);
  color: var(--elevate-gold-bright);
}

.language-menu {
  position: absolute;
  top: calc(100% + 10px);
  right: 0;
  width: 138px;
  padding: 8px;
  display: grid;
  gap: 4px;
  border: 1px solid var(--elevate-border);
  background: rgba(8, 9, 10, 0.96);
  box-shadow: 0 18px 42px rgba(0, 0, 0, 0.36);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-6px);
  transition: opacity 0.2s ease, transform 0.2s ease;
}

.language-select.is-open .language-menu {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.language-menu button {
  min-height: 38px;
  padding: 0 9px;
  display: flex;
  align-items: center;
  gap: 10px;
  border: 0;
  background: transparent;
  color: var(--elevate-text);
  font-size: 12px;
  font-weight: normal;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.language-menu button:hover {
  background: rgba(200, 181, 144, 0.12);
  color: var(--elevate-gold-bright);
}

.language-menu img {
  width: 22px;
  height: 22px;
  border-radius: 50%;
  object-fit: cover;
}

.menu-toggle {
  display: none;
  width: 42px;
  height: 42px;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 5px;
  border: 1px solid var(--elevate-border);
  background: transparent;
}

.menu-toggle span {
  width: 20px;
  height: 1px;
  display: block;
  background: var(--elevate-text);
}

.hero {
  position: relative;
  min-height: 100svh;
  overflow: hidden;
  display: flex;
  align-items: center;
  padding: 142px clamp(20px, 6vw, 86px) 64px;
}

.hero-media,
.hero-overlay {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-media {
  object-fit: cover;
  filter: saturate(0.95);
}

.hero-overlay {
  background:
    linear-gradient(90deg, rgba(8, 9, 10, 0.76) 0%, rgba(8, 9, 10, 0.46) 48%, rgba(8, 9, 10, 0.14) 100%),
    linear-gradient(180deg, rgba(8, 9, 10, 0.22) 0%, rgba(8, 9, 10, 0.72) 100%);
}

.hero-inner {
  position: relative;
  z-index: 1;
  width: min(625px, 100%);
}

.eyebrow {
  color: var(--elevate-gold);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.32em;
  text-transform: uppercase;
}

.hero h1 {
  margin-top: 24px;
  font-family: var(--elevate-serif);
  font-size: clamp(54px, 8vw, 90px);
  font-weight: 400;
  line-height: 0.94; padding-bottom: 20px;
  letter-spacing: 0;
  color: var(--elevate-text);
}

.hero h1 span {
  display: block;
}

.hero h1 .hero-word-accent {
  display: inline;
  color: #c8b590;
}

.hero h1 em {
  color: var(--elevate-text);
  font-style: italic;
}

.hero h1::first-line {
  color: var(--elevate-text);
}

.hero-copy {
  max-width: 760px;
  margin-top: 30px;
  color: var(--elevate-muted);
  font-size: clamp(14px, 2vw, 14px);
}

.legacy-search {
  width: min(960px, 100%);
  margin-top: 44px;
}

.legacy-tabs {
  display: flex;
  padding-bottom: 18px;
  border-bottom: 1px solid rgba(200, 181, 144, 0.16);
}

.legacy-tabs span {
  display: inline-flex;
  color: rgba(246, 240, 229, 0.72);
  font: 700 12px/1 var(--elevate-sans);
  letter-spacing: 0.38em;
  text-transform: uppercase;
}

.legacy-search-form {
  display: grid;
  grid-template-columns: minmax(340px, 1fr) 176px 192px;
  align-items: stretch;
  border: 1px solid var(--elevate-border);
  border-top: 0;
  background: rgba(6, 7, 8, 0.88);
  box-shadow: 0 24px 60px rgba(0, 0, 0, 0.35);
  backdrop-filter: blur(12px);
}

.legacy-field {
  position: relative;
  min-height: 52px;
  padding: 11px 20px;
  display: grid;
  grid-template-columns: 1fr;
  align-content: center;
  gap: 7px;
  border-right: 1px solid var(--elevate-border);
}

.legacy-field > span,
.legacy-advanced,
.legacy-submit {
  font: 600 11px/1 var(--elevate-sans);
  letter-spacing: 0.35em;
  text-transform: uppercase;
}

.legacy-field > span {
  color: rgba(246, 240, 229, 0.64);
  font-size: 11px;
}

.legacy-location-input {
  width: 100%;
  min-height: 20px;
  padding: 0;
  border: 0;
  background: transparent !important;
  color: rgba(246, 240, 229, 0.72);
  font: 500 14px/1.2 var(--elevate-sans);
  letter-spacing: 0;
  text-transform: none;
  box-shadow: none !important;
  outline: none !important;
  appearance: none;
  -webkit-appearance: none;
}

.legacy-location-input::placeholder {
  color: rgba(246, 240, 229, 0.5);
}

.legacy-autocomplete-menu {
  position: absolute;
  z-index: 30;
  top: 100%;
  right: -1px;
  left: -1px;
  padding: 6px;
  border: 1px solid var(--elevate-border);
  background: #050505;
  box-shadow: 0 18px 40px rgba(0, 0, 0, 0.52);
}

.legacy-autocomplete-menu button {
  width: 100%;
  padding: 11px 14px;
  display: block;
  border: 0;
  background: #050505;
  color: var(--elevate-gold);
  font: 500 13px/1.3 var(--elevate-sans);
  letter-spacing: 0;
  text-align: left;
  text-transform: none;
  cursor: pointer;
}

.legacy-autocomplete-menu button:hover,
.legacy-autocomplete-menu button:focus-visible,
.legacy-autocomplete-menu button[aria-selected="true"] {
  background: #15130e;
  color: var(--elevate-gold-bright);
  outline: none;
}

.legacy-advanced,
.legacy-submit {
  min-height: 52px;
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 12px;
  border: 0;
}

.legacy-advanced {
  border-right: 1px solid var(--elevate-border);
  background: transparent;
  color: rgba(246, 240, 229, 0.64);
}

.legacy-advanced i {
  display: none;
}

.legacy-submit {
  background: var(--elevate-gold);
  color: #111;
}

.legacy-submit i {
  font-size: 14px;
  letter-spacing: 0;
}

.scroll-link {
  display: inline-block;
  margin-top: 46px;
  color: var(--elevate-muted);
}

.ticker {
  border-block: 1px solid #272829;
  background: var(--elevate-panel-soft);
  padding: 34px 0 38px;
  display: block;
  overflow: hidden;
}

.ticker p {
  width: min(100% - 40px, 1720px);
  margin: 0 auto 28px;
  display: grid;
  grid-template-columns: minmax(40px, 1fr) auto minmax(40px, 1fr);
  align-items: center;
  gap: 22px;
  color: var(--elevate-gold);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.34em;
  line-height: 1;
  text-align: center;
  text-transform: uppercase;
  white-space: nowrap;
}

.ticker p::before,
.ticker p::after {
  content: "";
  height: 1px;
  background: #272829;
}

.ticker-marquee {
  --ticker-gap: clamp(54px, 8vw, 80px);
  min-width: 0;
  display: flex;
  overflow: hidden;
  mask-image: linear-gradient(90deg, transparent 0, #000 56px, #000 calc(100% - 56px), transparent 100%);
}

.ticker-track {
  display: flex;
  flex: 0 0 auto;
  gap: var(--ticker-gap);
  padding-right: var(--ticker-gap);
  color: rgba(246, 240, 229, 0.24);
  font-family: var(--elevate-serif);
  font-size: clamp(22px, 3.2vw, 24px);
  letter-spacing: 0.22em; padding-top: 25px;
  line-height: 1;
  text-transform: uppercase;
  white-space: nowrap;
  animation: developerMarquee 34s linear infinite;
  will-change: transform;
}

.ticker-track span {
  transition: color 0.25s ease;
}

.ticker-track span:hover {
  color: var(--elevate-gold-bright);
}

.ticker-marquee:hover .ticker-track {
  animation-play-state: paused;
}

@keyframes developerMarquee {
  from {
    transform: translateX(0);
  }

  to {
    transform: translateX(-100%);
  }
}

@media (prefers-reduced-motion: reduce) {
  .ticker-track {
    animation: none;
  }
}

.section {
  padding: clamp(84px, 11vw, 80px) clamp(20px, 6vw, 86px);
}

.section-heading,
.services-intro {
  margin-bottom: 52px;
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(260px, 0.8fr);
  gap: 48px;
  align-items: end;
}

.section h2,
.services h2,
.about h2,
.contact h2 {
  margin-top: 12px;
  font-family: var(--elevate-serif);
  font-size: clamp(44px, 6vw, 55px);
  font-weight: 400;
  line-height: 1.1 !important;
  color: var(--elevate-text);
}

.section-heading > a {
  justify-self: end;
  padding-bottom: 6px;
  border-bottom: 1px solid var(--elevate-gold);
  color: var(--elevate-gold);
}

.section-heading__actions {
  justify-self: end;
  display: flex;
  align-items: center;
  gap: 18px;
}

.section-heading__actions > a {
  padding-bottom: 6px;
  border-bottom: 1px solid var(--elevate-gold);
  color: var(--elevate-gold);
  white-space: nowrap;
}

.property-sort {
  min-width: 180px;
  padding: 10px 14px;
  display: grid;
  grid-template-columns: auto minmax(0, 1fr);
  align-items: center;
  gap: 12px;
  border: 1px solid var(--elevate-border);
  background: #0c0d0d;
}

.property-sort > span {
  color: var(--elevate-gold);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.property-sort select {
  width: 100%;
  border: 0;
  background: #0c0d0d;
  color: var(--elevate-text);
  font: 500 12px/1.2 var(--elevate-sans);
  outline: 0;
  cursor: pointer;
}

.property-sort select option {
  background: #0c0d0d;
  color: var(--elevate-gold);
}

.signature .section-heading h2 {
  color: #f6f0e5;
}

.property-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 24px;
}

.property-card {
  min-width: 0;
  display: flex;
  flex-direction: column;
  border: 1px solid var(--elevate-border);
  background: var(--elevate-panel-soft);
  overflow: hidden;
}

.property-image {
  position: relative;
  aspect-ratio: 3 / 3;
  display: block;
  overflow: hidden;
}

.property-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transform: scale(1.04);
  transition: transform 1.8s ease;
}

.property-image::after {
  content: attr(data-hover-label);
  position: absolute;
  right: 18px;
  bottom: 18px;
  z-index: 2;
  padding: 10px 14px;
  background: rgba(8, 9, 10, 0.84);
  border: 1px solid rgba(210, 184, 135, 0.42);
  color: var(--elevate-gold-bright);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  opacity: 0;
  transform: translateY(10px);
  transition: opacity 0.35s ease, transform 0.35s ease;
}

.property-card:hover .property-image img {
  transform: scale(1.12);
}

.property-card:hover .property-image::after,
.property-image:hover::after,
.property-image:focus-visible::after {
  opacity: 1;
  transform: translateY(0);
}

.property-image span {
  position: absolute;
  left: 18px;
  top: 18px;
  padding: 8px 12px;
  background: rgba(8, 9, 10, 0.82);
  border: 1px solid var(--elevate-border);
  color: var(--elevate-gold);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.property-content {
  flex: 1;
  display: flex;
  flex-direction: column;
  padding: 26px;
}

.property-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  color: var(--elevate-gold);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
}

.property-content h3 {
  margin-top: 12px;
  font-family: var(--elevate-serif);
  font-size: 30px;
  font-weight: 400;
  color: #c8b590;
  transition: color 0.25s ease;
}

.property-card:hover .property-content h3,
.property-content h3:hover {
  color: #fff;
}

.property-content p {
  margin-top: 14px;
  color: var(--elevate-muted);
}

.property-footer {
  margin-top: auto;
  padding-top: 24px;
  display: flex;
  justify-content: space-between;
  gap: 20px;
  align-items: center;
}

.property-footer strong {
  color: var(--elevate-text);
  font-size: 14px;
}

.property-footer a {
  margin-left: auto;
  display: inline-flex;
  align-items: center;
  justify-content: flex-end;
  gap: 10px;
  color: var(--elevate-gold);
  white-space: nowrap;
  transition: color 0.25s ease, transform 0.25s ease;
  transform-origin: right center;
}

.property-footer a i {
  font-size: 11px;
  transition: transform 0.25s ease;
}

.property-card:hover .property-footer a,
.property-footer a:hover {
  color: #c8b590;
  transform: translateX(6px);
}

.property-card:hover .property-footer a i,
.property-footer a:hover i {
  transform: translateX(6px);
}

.property-viewing-link {
  min-height: 54px;
  margin-top: 18px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid rgba(200, 181, 144, 0.45);
  background: rgba(24, 22, 18, 0.72);
  color: #f1eadc;
 
  font-size: 12px;
  font-weight: normal;
  letter-spacing: 0;
  text-transform: uppercase;
  text-decoration: none;
  transition: background 0.25s ease, border-color 0.25s ease, color 0.25s ease, transform 0.25s ease;
}

.property-viewing-link:hover {
  background: #c8b590;
  border-color: #c8b590;
  color: #111;
  transform: translateY(-2px);
}

.property-card--skeleton {
  pointer-events: none;
}

.property-skeleton {
  position: relative;
  display: block;
  overflow: hidden;
  background: #181713;
  border: 1px solid rgba(200, 181, 144, 0.08);
}

.property-skeleton::after {
  content: "";
  position: absolute;
  inset: 0;
  transform: translateX(-110%);
  background: linear-gradient(
    100deg,
    transparent 20%,
    rgba(200, 181, 144, 0.08) 42%,
    rgba(200, 181, 144, 0.16) 50%,
    rgba(200, 181, 144, 0.08) 58%,
    transparent 80%
  );
  animation: property-skeleton-shimmer 1.65s ease-in-out infinite;
}

.property-skeleton__image {
  background:
    linear-gradient(145deg, rgba(200, 181, 144, 0.04), transparent 50%),
    #111210;
}

.property-skeleton__image::before {
  content: "";
  position: absolute;
  inset: 0;
  transform: translateX(-110%);
  background: linear-gradient(
    100deg,
    transparent 22%,
    rgba(200, 181, 144, 0.05) 42%,
    rgba(200, 181, 144, 0.11) 50%,
    rgba(200, 181, 144, 0.05) 58%,
    transparent 78%
  );
  animation: property-skeleton-shimmer 1.65s ease-in-out infinite;
}

.property-image .property-skeleton__badge {
  width: 92px;
  height: 28px;
  padding: 0;
  border-color: rgba(200, 181, 144, 0.12);
  background: #191814;
}

.property-skeleton__meta {
  min-height: 13px;
}

.property-skeleton__meta .property-skeleton__line {
  height: 10px;
}

.property-skeleton__line {
  width: 100%;
  height: 12px;
  border-radius: 1px;
}

.property-skeleton__line--location {
  width: 72px;
}

.property-skeleton__line--city {
  width: 48px;
}

.property-skeleton__line--title {
  width: 64%;
  height: 29px;
  margin-top: 14px;
}

.property-skeleton__description {
  margin-top: 16px;
  display: grid;
  gap: 9px;
}

.property-skeleton__line--description-short {
  width: 82%;
}

.property-skeleton__specs {
  min-height: 14px;
}

.property-skeleton__line--spec {
  width: 92px;
}

.property-skeleton__line--developer {
  width: 66px;
}

.property-skeleton__footer {
  width: 100%;
}

.property-skeleton__line--price {
  width: 126px;
  height: 14px;
}

.property-skeleton__line--enquire {
  width: 78px;
  height: 12px;
}

.property-skeleton__viewing {
  width: 100%;
  min-height: 54px;
  margin-top: 18px;
  border-color: rgba(200, 181, 144, 0.18);
  background: rgba(24, 22, 18, 0.5);
}

@keyframes property-skeleton-shimmer {
  100% {
    transform: translateX(110%);
  }
}

@media (prefers-reduced-motion: reduce) {
  .property-skeleton::after,
  .property-skeleton__image::before {
    animation: none;
  }
}

.services {
  border-block: 1px solid #272829;
  
}

.services-intro > p {
  color: var(--elevate-muted);
  font-size: 18px;
}

.service-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-top: 1px solid #272829;
  border-left: 1px solid #272829;
}

.service-grid article {
  min-height: 260px;
  padding: 34px;
  display: grid;
  grid-template-columns: 58px minmax(0, 1fr);
  column-gap: 0px;
  align-content: center;
  align-items: start;
  border-right: 1px solid #272829;
  border-bottom: 1px solid #272829;
}

.service-grid span {
  grid-row: 1 / span 2;
  padding-top: 2px;
  color: var(--elevate-gold);
  font: 400 38px/1 var(--elevate-serif);
}

.service-grid h3 {
  margin-top: 0;
  margin-bottom: 0;
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: 28px;
  font-weight: 400;
  line-height: 1.18;
}

.service-grid p {
  margin-top: 18px !important;
  color: var(--elevate-muted);
  max-width: 580px;
}

.about {
  display: grid;
  grid-template-columns: minmax(280px, 0.86fr) minmax(0, 1fr);
  gap: clamp(36px, 7vw, 90px);
  align-items: center;
}

.about-image {
  position: relative;
  
  overflow: hidden;
  
}

.about-image img {
  width: 100%;
  height: 100%;
  min-height: 650px;
  object-fit: cover;
}

.about-image::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 45%, rgba(8, 9, 10, 0.9) 100%);
}

.about-image div {
  position: absolute;
  left: 28px;
  right: 28px;
  bottom: 28px;
  z-index: 1;
}

.about-image p {
  color: var(--elevate-gold);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
}

.about-image span {
  display: block;
  margin-top: 10px;
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: clamp(14px, 3vw, 18px);
  line-height: 1.15;
}

.about-copy p:not(.eyebrow) {
  margin-top: 22px;
  color: #fff;
  font-size: 16px;
}

.about-actions {
  margin-top: 34px;
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
}

.primary-link,
.outline-link,
.contact-form button {
  min-height: 56px;
  padding: 0 28px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid var(--elevate-gold);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  cursor: pointer;
  text-decoration: none;
  transition: background 0.25s ease, border-color 0.25s ease, color 0.25s ease, transform 0.25s ease;
}

.primary-link,
.contact-form button {
  background: var(--elevate-gold);
  color: #111;
}

.outline-link {
  color: var(--elevate-text);
}

.about-actions .primary-link:hover,
.about-actions .primary-link:focus-visible {
  background: transparent;
  border-color: #c8b590;
  color: #c8b590;
  transform: translateY(-3px);
}

.about-actions .outline-link:hover,
.about-actions .outline-link:focus-visible {
  background: #c8b590;
  border-color: #c8b590;
  color: #111;
  transform: translateY(-3px);
}

.about-actions .primary-link:active,
.about-actions .outline-link:active {
  transform: translateY(0);
}

.stats {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  border-block: 1px solid var(--elevate-border);
  background: var(--elevate-panel-soft);
}

.stats div {
  padding: 38px clamp(20px, 4vw, 54px);
  border-right: 1px solid var(--elevate-border);
}

.stats div:last-child {
  border-right: 0;
}

.stats strong {
  display: block;
  color: var(--elevate-gold);
  font-family: var(--elevate-serif);
  font-size: clamp(38px, 5vw, 50px);
  font-weight: 400;
  line-height: 1;
}

.stats span {
  display: block;
  margin-top: 12px;
  color: var(--elevate-muted);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.social-links {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 12px;
}

.social-links a {
  padding: 12px 16px;
  border: 1px solid var(--elevate-border);
  transition: background 0.25s ease, border-color 0.25s ease, color 0.25s ease, transform 0.25s ease;
}

.social-links a:hover {
  background: #c8b590;
  border-color: #c8b590;
  color: #080808;
  transform: translateY(-2px);
}

.social .section-heading h2 em {
  color: #c8b590;
  font-style: italic;
}

.social .section-heading p[style] {
  max-width: 640px;
  color: #747474 !important;
  line-height: 1.65 !important;
  padding-top: 15px !important;
}

.feed-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 30px;
}

.feed-card {
  min-width: 0;
  display: flex;
  flex-direction: column;
  border: 1px solid rgba(200, 181, 144, 0.16);
  background: #050606;
  color: inherit;
  overflow: hidden;
  transition: border-color 0.35s ease, box-shadow 0.35s ease, transform 0.35s ease;
}

.feed-card:hover,
.feed-card:focus-visible {
  border-color: rgba(200, 181, 144, 0.7);
  box-shadow: 0 24px 60px rgba(0, 0, 0, 0.42);
  transform: translateY(-8px);
}

.feed-media {
  position: relative;
  aspect-ratio: 1 / 1;
  overflow: hidden;
  background: #080808;
}

.feed-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0, 0, 0, 0.05) 35%, rgba(0, 0, 0, 0.62) 100%);
  transition: background 0.35s ease;
}

.feed-grid img {
  width: 100%;
  height: 100%;
  display: block;
  object-fit: cover;
  filter: brightness(0.78) saturate(0.92);
  transform: scale(1.035);
  transition: filter 0.55s ease, transform 1.4s ease;
}

.feed-card:hover img,
.feed-card:focus-visible img {
  filter: brightness(0.95) saturate(1.08);
  transform: scale(1.11);
}

.feed-card:hover .feed-media::after,
.feed-card:focus-visible .feed-media::after {
  background: linear-gradient(180deg, rgba(0, 0, 0, 0.02) 35%, rgba(0, 0, 0, 0.45) 100%);
}

.feed-platform {
  position: absolute;
  top: 16px;
  left: 16px;
  z-index: 2;
  padding: 9px 13px;
  background: rgba(6, 7, 8, 0.88);
  color: #c8b590;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.24em;
  line-height: 1;
  text-transform: uppercase;
  transition: background 0.3s ease, color 0.3s ease, transform 0.3s ease;
}

.feed-live {
  position: absolute;
  left: 18px;
  bottom: 18px;
  z-index: 2;
  display: inline-flex;
  align-items: center;
  gap: 9px;
  color: #f5f0e6;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.22em;
  line-height: 1;
  text-transform: uppercase;
  transition: color 0.3s ease, transform 0.3s ease;
}

.feed-live i {
  width: 7px;
  height: 7px;
  border-radius: 50%;
  background: #c8b590;
  box-shadow: 0 0 0 0 rgba(200, 181, 144, 0.4);
  transition: box-shadow 0.3s ease;
}

.feed-body {
  flex: 1;
  padding: 15px;
  display: grid;
  align-content: start;
  gap: 10px;
}

.feed-meta {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  color: #747474;
  font-size: 10px;
  font-weight: 600;
  letter-spacing: 0.24em;
  line-height: 1.5;
  text-transform: uppercase;
  transition: color 0.3s ease;
}

.feed-meta time {
  flex: 0 0 auto;
}

.feed-card strong {
  display: block;
 color: #bcbcbc;
  font-size: 14px;
  font-weight: normal;
  line-height: 1.5;
  transition: color 0.3s ease, transform 0.3s ease;
}

.feed-card:hover .feed-platform,
.feed-card:focus-visible .feed-platform {
  background: #c8b590;
  color: #080808;
  transform: translateY(0px);
}

.feed-card:hover .feed-live,
.feed-card:focus-visible .feed-live {
 color: #747474;
  transform: translateX(0px);
}

.feed-card:hover .feed-live i,
.feed-card:focus-visible .feed-live i {
  box-shadow: 0 0 0 6px rgba(200, 181, 144, 0.14);
}

.feed-card:hover .feed-meta,
.feed-card:focus-visible .feed-meta {
 color: #747474;
}

.feed-card:hover strong,
.feed-card:focus-visible strong {
  color: #bcbcbc;
  transform: translateX(0px);
}

.feed-note {
  margin: 48px auto 0;
  color: #bcbcbc;
  font-size: 10px; padding-top: 25px;
  font-weight: 600;
  letter-spacing: 0.34em;
  line-height: 1.8;
  text-align: center;
  text-transform: uppercase;
}

.feed-note span::before {
  content: " - ";
}

.contact {
  border-top: 1px solid var(--elevate-border);
}

.contact-heading {
  max-width: 840px;
  margin: 0 auto;
  text-align: center;
}

.contact-heading p:not(.eyebrow) {
  margin-top: 18px;
  color: var(--elevate-muted);
  font-size: 16px;
}

.contact-grid {
  width: min(100%, 1120px);
  margin-top: 56px;
  margin-inline: auto;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 18px;
}

.contact-grid a {
  min-height: 100px;
  padding: 10px;
  display: grid;
  grid-template-columns: 48px minmax(0, 1fr);
  column-gap: 10px;
  align-content: center;
  align-items: center;
  border: 1px solid rgba(200, 181, 144, 0.16);
  background: transparent;
  transition: border-color 0.28s ease, transform 0.28s ease, background 0.28s ease;
}

.contact-grid i {
  grid-row: 1 / span 2;
  width: 48px;
  height: 48px;
  display: grid;
  place-items: center;
  border: 1px solid rgba(200, 181, 144, 0.16);
  color: var(--elevate-text);
  font-size: 16px;
  transition: background 0.28s ease, border-color 0.28s ease, color 0.28s ease;
}

.contact-grid span {
  color: var(--elevate-gold);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.25em;
  line-height: 1;
  text-transform: uppercase;
}

.contact-grid strong {
  min-width: 0;
  overflow-wrap: anywhere;
  color: var(--elevate-text);
  font-size: 14px;
  font-weight: normal;
  line-height: 1.25;
  transition: color 0.28s ease;
}

.contact-grid a:nth-child(3) strong {
  overflow: hidden;
  text-overflow: ellipsis;
  white-space: nowrap;
}

.contact-grid a:hover,
.contact-grid a:focus-visible {
  border-color: rgba(200, 181, 144, 0.58);
  background: rgba(200, 181, 144, 0.035);
  transform: translateY(-4px);
}

.contact-grid a:hover i,
.contact-grid a:focus-visible i {
  border-color: #c8b590;
  background: #c8b590;
  color: #080808;
}

.contact-grid a:hover strong,
.contact-grid a:focus-visible strong {
  color: #c8b590;
}

.contact-form {
  width: min(100%, 900px);
  margin: 64px auto 0;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  column-gap: 30px;
  row-gap: 36px;
}

.contact-form label {
  display: grid;
  gap: 0px;
}

.contact-form span {
  color: var(--elevate-gold);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  min-height: 58px;
  padding: 0 0 18px;
  border: 0;
  border-bottom: 1px solid rgba(200, 181, 144, 0.16);
  border-radius: 0;
  background: transparent;
  color: var(--elevate-text);
  font: normal 14px/1.4 var(--elevate-sans);
  outline: none;
  transition: border-color 0.25s ease, color 0.25s ease;
}

.contact-form input::placeholder,
.contact-form textarea::placeholder {
  color: rgba(246, 240, 229, 0.34);
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus {
  border-bottom-color: #c8b590;
  color: #fff;
}

.contact-form select {
  appearance: none;
  color: rgba(246, 240, 229, 0.46);
  cursor: pointer;
}

.contact-form textarea {
  min-height: 118px;
  resize: vertical;
}

.contact-form select option {
  color: #111;
}

.message-field {
  grid-column: 1 / -1;
}

.contact-form button {
  width: fit-content;
  grid-column: 1 / -1;
  justify-self: center;
  cursor: pointer;
}

.filter-modal {
  position: fixed;
  inset: 0;
  z-index: 100;
  display: grid;
  place-items: center;
  padding: 24px;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.22s ease;
}

.filter-modal.is-open {
  opacity: 1;
  pointer-events: auto;
}

.filter-modal__overlay {
  position: absolute;
  inset: 0;
  border: 0;
  background: rgba(3, 4, 5, 0.46);
  backdrop-filter: blur(10px);
}

.filter-modal__panel {
  position: relative;
  width: min(920px, 100%);
  max-height: min(760px, calc(100svh - 48px));
  overflow: auto;
  scrollbar-width: none;
  -ms-overflow-style: none;
  padding: clamp(10px, 4vw, 44px);
  border: 1px solid var(--elevate-border);
  background: #0b0c0d;
  box-shadow: 0 34px 90px rgba(0, 0, 0, 0.55);
  transform: translateY(16px);
  transition: transform 0.22s ease;
}

.filter-modal__panel::-webkit-scrollbar {
  display: none;
}

.filter-modal.is-open .filter-modal__panel {
  transform: translateY(0);
}

.filter-modal__header {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  align-items: flex-start;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--elevate-border);
}

.filter-modal__header h2 {
  margin-top: 8px;
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: clamp(38px, 5vw, 58px);
  font-weight: 400;
  line-height: 1;
}

.filter-modal__close {
  width: 42px;
  height: 42px;
  display: grid;
  place-items: center;
  flex: 0 0 auto;
  border: 1px solid var(--elevate-border);
  background: transparent;
  color: var(--elevate-text);
}

.filter-modal__close:hover {
  color: var(--elevate-gold-bright);
  border-color: var(--elevate-gold);
}

.filter-form {
  margin-top: 28px;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 16px;
}

.filter-form label,
.filter-amenities {
  min-width: 0;
}

.filter-form label {
  display: grid;
  gap: 10px;
}

.filter-form span,
.filter-amenities legend {
  color: var(--elevate-gold);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.filter-form input,
.filter-form select {
  width: 100%;
  min-height: 45px;
  padding: 0 10px;
  border: 1px solid var(--elevate-border);
  background: var(--elevate-panel-soft);
  color: var(--elevate-text);
  font: 600 14px/1.4 var(--elevate-sans);
  outline: none;
}

.filter-form input::placeholder {
  color: rgba(246, 240, 229, 0.46);
}

.filter-form select option {
  color: #111;
}

.filter-amenities {
  grid-column: 1 / -1;
  margin: 8px 0 0;
  padding: 20px;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 14px;
  border: 1px solid var(--elevate-border);
}

.filter-amenities legend {
  padding: 0 8px;
}

.filter-amenities label {
  display: flex;
  align-items: center;
  gap: 10px;
  color: var(--elevate-muted);
  font-size: 14px;
}

.filter-amenities input {
  width: 16px;
  min-height: 16px;
  accent-color: var(--elevate-gold);
}

.filter-modal__actions {
  grid-column: 1 / -1;
  margin-top: 10px;
  display: flex;
  justify-content: flex-end;
  gap: 12px;
}

.filter-reset,
.filter-apply {
  min-height: 54px;
  padding: 0 24px;
  border: 1px solid var(--elevate-border);
  font-size: 12px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.filter-reset {
  background: transparent;
  color: var(--elevate-text);
}

.filter-apply {
  border-color: var(--elevate-gold);
  background: var(--elevate-gold);
  color: #111;
}

.footer {
  padding: 80px clamp(20px, 5vw, 58px) 40px;
  border-top: 1px solid var(--elevate-border);
  background: #020303;
}

.footer-main {
  display: grid;
  grid-template-columns: minmax(260px, 1fr) minmax(320px, 1fr) minmax(280px, 1fr);
  gap: 40px;
  align-items: start;
}

.footer-brand-block p,
.footer-bottom p {
  color: var(--elevate-muted);
}

.footer-brand-block p {
  max-width: 420px;
  margin-top: 28px;
  font-size: 14px;
  line-height: 1.55;
}

.footer .brand-mark {
  width: 70px;
  height: 70px;
  flex-basis: 70px;
  background-size: 198px auto;
}

.footer .brand-text {
  color: #c8b590;
  font-size: 25px;
  letter-spacing: 0.12em;
}

.footer-nav {
  max-width: none;
  margin-inline: auto;
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 28px 10px;
}

.footer-nav a:last-child {
  flex-basis: auto;
  margin-top: 0;
  text-align: inherit;
}

.footer-contact {
  justify-self: end;
  text-align: right;
}

.footer-kicker {
  margin: 0 0 24px;
  color: #c8b590;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.34em;
  text-transform: uppercase;
}

.footer-contact > a {
  display: block;
  color: #fff;
  font-size: 14px;
  font-weight: normal;
  line-height: 1.8;
}

.footer-contact > a span {
  font-weight: 700;
}

.footer-social {
  margin-top: 24px;
  display: flex;
  justify-content: flex-end;
  gap: 14px;
}

.footer-social a {
  width: 50px;
  height: 50px;
  display: grid;
  place-items: center;
  border-top: 1px solid var(--elevate-border);
  border: 1px solid rgba(200, 181, 144, 0.16);
  color: #fff;
  font-size: 16px;
  transition: background 0.25s ease, border-color 0.25s ease, color 0.25s ease, transform 0.25s ease;
}

.footer-social-text {
  font-family: var(--elevate-sans);
  font-size: 15px;
  font-weight: 700;
  letter-spacing: 0.02em;
}

.footer-social a:hover {
  border-color: #c8b590;
  background: #c8b590;
  color: #080808;
  transform: translateY(-3px);
}

.footer-bottom {
  margin-top: 60px;
  padding-top: 30px;
  display: grid;
  grid-template-columns: minmax(0, 1fr) auto;
  gap: 24px;
  align-items: center;
  border-top: 1px solid var(--elevate-border);
}

.footer-bottom p {
  margin: 0;
  font-size: 12px;
  letter-spacing: 0.12em;
}

.footer-bottom p:last-child {
  color: #c3c3c3;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

body.elevate-home .advisor-button {
  background: var(--elevate-gold);
  color: #111;
  text-decoration: none;
  opacity: 0;
  pointer-events: none;
  transform: translateY(120%);
  transition: opacity 0.35s ease, transform 0.35s ease, background 0.25s ease;
}

body.elevate-home .advisor-button.is-visible {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

body.elevate-home .advisor-button.is-visible:hover {
  background: #e1cea8;
  transform: translateY(-4px);
}

body.elevate-home.modal-open .advisor-button,
body.elevate-home.modal-open .advisor-button.is-visible {
  opacity: 0;
  pointer-events: none;
  transform: translateY(120%);
}

.main-nav a.is-active,
.footer-nav a.is-active {
  color: var(--elevate-gold);
}

.inner-page .site-header {
  
}

.inner-main {
  background:
    linear-gradient(180deg, rgba(200, 181, 144, 0.015), transparent 360px),
    var(--elevate-bg);
}

.inner-hero {
  position: relative;
  min-height: 72svh;
  padding: 172px clamp(20px, 6vw, 86px) 82px;
  display: grid;
  align-items: end;
  overflow: hidden;
}

.inner-hero::before,
.inner-hero::after {
  content: "";
  position: absolute;
  inset: 0;
}

.inner-hero::before {
  background-image: var(--inner-hero-image);
  background-size: cover;
  background-position: center;
  filter: saturate(0.92);
  transform: scale(1.02);
}

.about-hero::before {
  background-image: url("../img/hero-bg-7.jpg");
  background-position: center 38%;
  opacity: 0.78;
}

.services-hero::before {
  background-image: url("../img/service.jpg");
  background-position: center 42%;
  opacity: 0.78;
}

.properties-hero::before {
  background-image: url("../img/sfsd.jpg");
  background-position: center 48%;
  opacity: 0.8;
}

.contact-hero::before {
  background-image: url("../img/city-dubai.jpg");
  background-position: center 46%;
  opacity: 0.78;
}

.inner-hero::after {
  background:
    linear-gradient(90deg, rgba(8, 9, 10, 0.22) 0%, rgba(8, 9, 10, 0.22) 52%, rgba(8, 9, 10, 0.22) 100%),
    linear-gradient(180deg, rgba(8, 9, 10, 0.12) 0%, rgba(8, 9, 10, 0.22) 100%);
}

.services-hero::after {
  background:
    linear-gradient(90deg, rgba(8, 9, 10, 0.26) 0%, rgba(8, 9, 10, 0.26) 52%, rgba(8, 9, 10, 0.5) 100%),
    linear-gradient(180deg, rgba(8, 9, 10, 0.12) 0%, rgba(8, 9, 10, 0.12) 100%);
}

.about-hero::after,
.properties-hero::after,
.contact-hero::after {
  background:
    linear-gradient(90deg, rgba(8, 9, 10, 0.26) 0%, rgba(8, 9, 10, 0.26) 12%, rgba(8, 9, 10, 0.5) 100%),
    linear-gradient(180deg, rgba(8, 9, 10, 0.12) 0%, rgba(8, 9, 10, 0.12) 100%);
}

.inner-hero__content {
  position: relative;
  z-index: 1;
  width: min(800px, 100%);
}

.inner-hero__content h1 {
  max-width: 800px;
  margin-top: 18px;
  font-family: var(--elevate-serif);
  font-size: clamp(54px, 8vw, 60px);
  font-weight: 400;
  line-height: 0.96;
  color: var(--elevate-text);
}

.inner-hero__content h1 em {
  color: var(--elevate-gold);
  font-style: italic;
}

.inner-hero__content p:not(.eyebrow) {
  max-width: 660px;
  margin-top: 24px;
  color: var(--elevate-muted);
  font-size: 17px;
  line-height: 1.7;
}

.inner-kicker-row {
  margin-top: 34px;
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
}

.inner-section {
  padding: clamp(78px, 9vw, 126px) clamp(20px, 6vw, 86px);
}

.inner-section.is-compact {
  padding-block: clamp(56px, 7vw, 92px);
}

.inner-section.is-bordered {
  border-block: 1px solid var(--elevate-border);
  background: var(--elevate-panel-soft);
}

.inner-split {
  display: grid;
  grid-template-columns: minmax(280px, 0.78fr) minmax(0, 1fr);
  gap: clamp(34px, 7vw, 86px);
  align-items: center;
}

.inner-copy h2,
.inner-section-header h2,
.contact-panel h2 {
  margin-top: 12px;
  font-family: var(--elevate-serif);
  font-size: clamp(40px, 5.6vw, 55px);
  font-weight: 400;
  line-height: 1.02; color: #fff;
}

.inner-copy h2 em,
.inner-section-header h2 em,
.contact-panel h2 em {
  color: var(--elevate-gold);
  font-style: italic;
}

.inner-copy p:not(.eyebrow),
.inner-section-header p:not(.eyebrow),
.contact-panel p {
  margin-top: 22px;
  color: var(--elevate-muted);
  font-size: 16px;
  line-height: 1.75;
}

.inner-media {
  position: relative;
  min-height: 560px;
  overflow: hidden;
  border: 1px solid var(--elevate-border);
}

.inner-media img {
  width: 100%;
  height: 100%;
  min-height: 560px;
  object-fit: cover;
  filter: saturate(0.92);
  transition: transform 1.2s ease, filter 0.4s ease;
}

.inner-media:hover img {
  filter: saturate(1.05);
  transform: scale(1.045);
}

.inner-media__caption {
  position: absolute;
  left: 24px;
  right: 24px;
  bottom: 24px;
  z-index: 1;
  padding-top: 18px;
  border-top: 1px solid rgba(200, 181, 144, 0.38);
  color: var(--elevate-text);
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.inner-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, transparent 42%, rgba(5, 6, 7, 0.88));
}

.inner-section-header {
  width: min(940px, 100%);
  margin-bottom: 46px;
}

.values-grid,
.leadership-grid,
.market-grid,
.office-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 22px;
}

.values-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.value-card,
.leader-card,
.market-card,
.office-card,
.service-feature,
.contact-panel {
  min-width: 0;
  border: 1px solid rgba(200, 181, 144, 0.18);
  background: rgba(12, 13, 14, 0.78);
  transition: border-color 0.28s ease, transform 0.28s ease, background 0.28s ease;
}

.value-card,
.market-card,
.service-feature,
.office-card {
  padding: 28px;
}

.value-card:hover,
.leader-card:hover,
.market-card:hover,
.service-feature:hover,
.office-card:hover {
  border-color: rgba(200, 181, 144, 0.56);
  background: rgba(200, 181, 144, 0.035);
  transform: translateY(-5px);
}

.value-card span,
.service-feature span,
.market-card span {
  color: var(--elevate-gold);
  font: 400 34px/1 var(--elevate-serif);
}

.value-card h3,
.market-card h3,
.service-feature h3,
.office-card h3,
.leader-card h3 {
  margin-top: 20px;
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: 28px;
  font-weight: 400;
  line-height: 1.12;
}

.value-card p,
.market-card p,
.service-feature p,
.office-card p,
.leader-card p {
  margin-top: 14px;
  color: var(--elevate-muted);
  line-height: 1.65;
}

.leader-card {
  overflow: hidden;
}

.leader-card img {
  width: 100%;
  aspect-ratio: 4 / 4.6;
  object-fit: cover;
  filter: grayscale(0.18) saturate(0.9);
}

.leader-card div {
  padding: 22px;
}

.leader-card small {
  color: var(--elevate-gold);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.legacy-team-section {
  display: none;
}

.team-section {
  position: relative;
  border-top: 1px solid rgba(200, 181, 144, 0.16);
  background:
    radial-gradient(circle at 82% 8%, rgba(200, 181, 144, 0.08), transparent 30%),
    linear-gradient(180deg, rgba(12, 13, 14, 0.9), rgba(5, 6, 7, 0.96));
}

.team-section__intro {
  width: min(980px, 100%);
  margin-bottom: 48px;
}

.team-section__intro h2 {
  margin-top: 12px;
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: clamp(42px, 5.8vw, 76px);
  font-weight: 400;
  line-height: 1.02;
}

.team-section__intro p:not(.eyebrow) {
  max-width: 700px;
  margin-top: 20px;
  color: var(--elevate-muted);
  font-size: 16px;
  line-height: 1.75;
}

.team-profiles {
  display: grid;
  gap: 26px;
}

.team-profile {
  min-width: 0;
  display: grid;
  grid-template-columns: minmax(280px, 0.52fr) minmax(0, 1fr);
  border: 1px solid rgba(200, 181, 144, 0.22);
  background: rgba(12, 13, 14, 0.78);
  overflow: hidden;
  transition: border-color 0.3s ease, transform 0.3s ease, background 0.3s ease;
}

.team-profile:nth-child(even) {
  grid-template-columns: minmax(0, 1fr) minmax(280px, 0.52fr);
}

.team-profile:nth-child(even) .team-profile__media {
  order: 2;
}

.team-profile:hover {
  border-color: rgba(200, 181, 144, 0.58);
  background: rgba(200, 181, 144, 0.035);
  transform: translateY(-4px);
}

.team-profile__media {
  position: relative;
  min-height: 520px;
  margin: 0;
  overflow: hidden;
  background: #070808;
}

.team-profile__media img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  filter: grayscale(0.12) saturate(0.92);
  transform: scale(1.02);
  transition: filter 0.45s ease, transform 1.2s ease;
}

.team-profile:hover .team-profile__media img {
  filter: grayscale(0) saturate(1.04);
  transform: scale(1.07);
}

.team-profile__media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(5, 6, 7, 0.04), rgba(5, 6, 7, 0.72));
}

.team-profile__media figcaption {
  position: absolute;
  left: 24px;
  bottom: 24px;
  z-index: 1; display: none;
  padding: 10px 14px;
  border: 1px solid rgba(200, 181, 144, 0.34);
  background: rgba(8, 9, 10, 0.72);
  color: var(--elevate-gold);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.24em;
  text-transform: uppercase;
}

.team-profile__content {
  position: relative;
  padding: clamp(30px, 5vw, 64px);
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.team-profile__number {
  color: var(--elevate-gold);
  font-family: var(--elevate-serif);
  font-size: clamp(40px, 5vw, 74px);
  line-height: 0.9; display: none;
}

.team-profile__content h3 {
  margin-top: 14px;
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: clamp(38px, 4.6vw, 66px);
  font-weight: 400;
  line-height: 1;
}

.team-profile__content blockquote {
  margin: 24px 0 0;
  padding-left: 20px;
  border-left: 1px solid rgba(200, 181, 144, 0.58);
  color: #c8b590;
  font-family: var(--elevate-serif);
  font-size: clamp(22px, 2.2vw, 32px);
  font-weight: 400;
  line-height: 1.26;
}

.team-profile__content > p:not(.eyebrow) {
  max-width: 760px;
  margin-top: 22px;
  color: #fff;
  font-size: 15px;
  line-height: 1.78;
}

.team-focus {
  margin: 28px 0 0;
  padding: 0;
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  list-style: none;
}

.team-focus li {
  padding: 10px 12px;
  border: 1px solid rgba(200, 181, 144, 0.24);
  color: var(--elevate-text);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.timeline-list,
.process-list {
  border-top: 1px solid var(--elevate-border);
}

.timeline-item,
.process-item {
  display: grid;
  grid-template-columns: 110px minmax(0, 1fr) minmax(220px, 0.55fr);
  gap: clamp(22px, 4vw, 54px);
  align-items: start;
  padding: 32px 0;
  border-bottom: 1px solid var(--elevate-border);
}

.timeline-item span,
.process-item span {
  color: var(--elevate-gold);
  font: 400 34px/1 var(--elevate-serif);
}

.timeline-item h3,
.process-item h3 {
  font-family: var(--elevate-serif);
  font-size: clamp(28px, 4vw, 44px);
  font-weight: 400;
  line-height: 1.05;
}

.timeline-item p,
.process-item p {
  color: var(--elevate-muted);
  line-height: 1.7;
}

.service-feature-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  border-top: 1px solid #272829;
  border-left: 1px solid #272829;
}

.service-feature {
  min-height: 240px;
  border-top: 0;
  border-left: 0;
}

.property-toolbar {
  position: relative;
  z-index: 2;
  width: min(1120px, calc(100% - 40px));
  margin: -42px auto 0;
  border: 1px solid var(--elevate-border);
  background: rgba(5, 6, 7, 0.92);
  box-shadow: 0 24px 60px rgba(0, 0, 0, 0.35);
  backdrop-filter: blur(14px);
}

.property-toolbar form {
  display: grid;
  grid-template-columns: 1.2fr repeat(3, minmax(150px, 0.7fr)) auto;
}

.property-toolbar label,
.property-toolbar__field {
  position: relative;
  min-height: 76px;
  padding: 17px 20px;
  display: grid;
  gap: 8px;
  border-right: 1px solid var(--elevate-border);
}

.property-toolbar span {
  color: rgba(246, 240, 229, 0.64);
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
}

.property-toolbar input,
.property-toolbar select {
  width: 100%;
  border: 0;
  background: transparent;
  color: var(--elevate-text);
  font: 500 14px/1.2 var(--elevate-sans);
  outline: 0;
}

.property-autocomplete-field input {
  appearance: none;
  -webkit-appearance: none;
}

.property-autocomplete-menu {
  position: absolute;
  z-index: 40;
  top: 100%;
  right: -1px;
  left: -1px;
  padding: 6px;
  border: 1px solid var(--elevate-border);
  background: #050505;
  box-shadow: 0 18px 40px rgba(0, 0, 0, 0.52);
}

.property-toolbar .property-autocomplete-menu button {
  width: 100%;
  min-width: 0;
  padding: 11px 14px;
  display: block;
  border: 0;
  background: #050505;
  color: var(--elevate-gold);
  font: 500 13px/1.3 var(--elevate-sans);
  letter-spacing: 0;
  text-align: left;
  text-transform: none;
  cursor: pointer;
}

.property-toolbar .property-autocomplete-menu button:hover,
.property-toolbar .property-autocomplete-menu button:focus-visible,
.property-toolbar .property-autocomplete-menu button[aria-selected="true"] {
  background: #15130e;
  color: var(--elevate-gold-bright);
  outline: none;
}

.property-toolbar select option {
  color: #111;
}

.property-toolbar button {
  min-width: 180px;
  border: 0;
  background: var(--elevate-gold);
  color: #111;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.28em;
  text-transform: uppercase;
}

.property-toolbar__more {
  display: grid;
  grid-template-columns: repeat(3, minmax(170px, 1fr)) auto;
  border-top: 1px solid var(--elevate-border);
}

.property-toolbar .property-filter-reset {
  background: transparent;
  border-left: 1px solid var(--elevate-border);
  color: var(--elevate-gold);
}

.property-result-count {
  margin-top: 14px;
  color: var(--elevate-muted);
}

.property-status {
  padding: 44px 28px;
  border: 1px solid var(--elevate-border);
  background: var(--elevate-panel-soft);
  color: var(--elevate-muted);
  text-align: center;
}

.property-status--error {
  color: #f0b8b8;
}

.property-specs {
  margin: 18px 0;
  display: flex;
  flex-wrap: wrap;
  gap: 10px 18px;
  color: var(--elevate-muted);
  font-size: 12px;
}

.property-load-more {
  margin-top: 44px;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  gap: 14px;
}

.property-load-more button {
  min-width: 240px;
  padding: 15px 22px;
  border: 1px solid var(--elevate-border);
  background: var(--elevate-gold);
  color: #111;
  font-size: 11px;
  font-weight: 700;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  cursor: pointer;
}

.property-load-more button:disabled {
  opacity: 0.4;
  cursor: not-allowed;
}

.property-load-more span {
  color: var(--elevate-muted);
  font-size: 13px;
}

.properties-page-grid {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.property-collection {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(0, 1.1fr);
  gap: 24px;
  align-items: stretch;
}

.collection-panel {
  padding: clamp(28px, 4vw, 48px);
  border: 1px solid var(--elevate-border);
  background: rgba(12, 13, 14, 0.74);
}

.collection-panel h2 {
  margin-top: 12px;
  font-family: var(--elevate-serif);
  font-size: clamp(38px, 5vw, 62px);
  font-weight: 400;
  line-height: 1.02; color: #fff;
}

.collection-panel p {
  margin-top: 20px;
  color: var(--elevate-muted);
  line-height: 1.7;
}

.collection-media {
  min-height: 420px;
  overflow: hidden;
}

.collection-media img {
  width: 100%;
  height: 100%;
  min-height: 420px;
  object-fit: cover;
}

.contact-page-layout {
  display: grid;
  grid-template-columns: minmax(280px, 0.78fr) minmax(0, 1fr);
  gap: clamp(28px, 6vw, 76px);
  align-items: start;
}

.contact-panel {
  padding: clamp(20px, 4vw, 25px);
}

.contact-panel .contact-grid {
  width: 100%;
  margin-top: 34px;
  grid-template-columns: 1fr;
}

.contact-page-layout .contact-form {
  width: 100%;
  margin: 0;
  padding: clamp(26px, 4vw, 46px);
  border: 1px solid rgba(200, 181, 144, 0.18);
  background: rgba(12, 13, 14, 0.78);
}

.map-panel {
  min-height: 360px;
  padding: clamp(24px, 4vw, 42px);
  display: grid;
  align-content: end;
  border: 1px solid var(--elevate-border);
  background:
    linear-gradient(180deg, rgba(8, 9, 10, 0.08), rgba(8, 9, 10, 0.88)),
    url("../img/city-dubai.jpg") center/cover;
}

.map-panel h3 {
  color: var(--elevate-text);
  font-family: var(--elevate-serif);
  font-size: clamp(32px, 4vw, 48px);
  font-weight: 400;
}

.map-panel p {
  max-width: 520px;
  margin-top: 14px;
  color: var(--elevate-muted);
}

@media (max-width: 1180px) {
  .site-header {
    grid-template-columns: minmax(140px, 210px) 1fr auto;
  }

  .header-actions {
    display: flex;
    justify-self: end;
  }

  .header-actions > a {
    display: none;
  }

  .legacy-search-form {
    grid-template-columns: 1fr 1fr;
  }

  .legacy-field {
    grid-column: 1 / -1;
    border-bottom: 1px solid var(--elevate-border);
  }

  .legacy-advanced {
    border-bottom: 0;
  }

  .property-grid,
  .service-grid,
  .feed-grid,
  .contact-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .about,
  .section-heading,
  .services-intro,
  .inner-split,
  .property-collection,
  .contact-page-layout {
    grid-template-columns: 1fr;
  }

  .values-grid,
  .leadership-grid,
  .market-grid,
  .properties-page-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-toolbar form {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .property-toolbar button {
    grid-column: 1 / -1;
    min-height: 62px;
  }

  .footer-main {
    grid-template-columns: 1fr;
  }

  .footer-nav {
    margin-inline: 0;
    justify-content: flex-start;
  }

  .footer-nav a:last-child {
    text-align: left;
  }

  .footer-contact {
    justify-self: start;
    text-align: left;
  }

  .footer-social {
    justify-content: flex-start;
  }

  .footer-bottom {
    grid-template-columns: 1fr;
  }

  .section-heading > a,
  .section-heading__actions,
  .social-links {
    justify-self: start;
    justify-content: flex-start;
  }

  .section-heading__actions {
    flex-wrap: wrap;
  }

  .team-profile,
  .team-profile:nth-child(even) {
    grid-template-columns: 1fr;
  }

  .team-profile:nth-child(even) .team-profile__media {
    order: 0;
  }

  .team-profile__media {
    
  }
}

@media (max-width: 820px) {


  .filter-form {
    margin-top: 5px;
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 5px;
}


  .site-header {
    min-height: 78px;
    padding: 18px 22px;
    grid-template-columns: minmax(132px, 1fr) auto auto;
    gap: 10px;
  }

  .site-header.is-scrolled {
    min-height: 72px;
  }

  .main-nav {
    position: fixed;
    inset: 78px 16px auto;
    padding: 20px;
    display: none;
    flex-direction: column;
    align-items: flex-start;
    gap: 18px;
    background: rgba(8, 9, 10, 0.96);
    border: 1px solid var(--elevate-border);
  }

  .main-nav.is-open {
    display: flex;
  }

  .menu-toggle {
    width: 48px;
    height: 48px;
    display: flex;
    justify-self: end;
    gap: 4px;
    background: rgba(8, 9, 10, 0.18);
  }

  .hero {
    min-height: auto;
    padding: 112px 24px 42px;
  }

  .hero h1 {
    margin-top: 8px;
    padding-bottom: 8px;
    font-size: clamp(42px, 12vw, 58px);
    line-height: 0.98;
  }

  .hero-copy {
    margin-top: 14px;
    font-size: 15px;
    line-height: 1.55;
  }

  .legacy-search {
    margin-top: 28px;
  }

  .legacy-tabs {
    padding-bottom: 12px;
  }

  .legacy-tabs span {
    font-size: 10px;
    letter-spacing: 0.3em;
  }

  .legacy-search-form,
  .property-grid,
  .service-grid,
  .feed-grid,
  .contact-grid,
  .contact-form,
  .values-grid,
  .leadership-grid,
  .market-grid,
  .service-feature-grid,
  .properties-page-grid,
  .office-grid {
    grid-template-columns: 1fr;
  }

  .team-section__intro {
    margin-bottom: 30px;
  }

  .team-section__intro h2 {
    font-size: clamp(36px, 11vw, 52px);
  }

  .team-profile__media {
     
  }

  .team-profile__content {
    padding: 26px 22px 28px;
  }

  .team-focus {
    gap: 8px;
  }

  .team-focus li {
    width: 100%;
    text-align: center;
  }

  .inner-hero {
    min-height: 62svh;
    padding: 134px 24px 58px;
  }

  .inner-hero__content h1 {
    font-size: clamp(42px, 12vw, 64px);
  }

  .inner-hero__content p:not(.eyebrow) {
    font-size: 15px;
  }

  .inner-section {
    padding: 64px 24px;
  }

  .inner-media,
  .inner-media img {
    min-height: 380px;
  }

  .timeline-item,
  .process-item {
    grid-template-columns: 70px minmax(0, 1fr);
  }

  .timeline-item p,
  .process-item p {
    grid-column: 2;
  }

  .property-toolbar {
    width: calc(100% - 32px);
    margin-top: -26px;
  }

  .property-toolbar form {
    grid-template-columns: 1fr;
  }

  .property-toolbar__more {
    grid-template-columns: 1fr;
  }

  .property-toolbar label,
  .property-toolbar__field {
    min-height: 62px;
    border-right: 0;
    border-bottom: 1px solid var(--elevate-border);
  }

  .stats {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .legacy-field,
  .legacy-advanced,
  .legacy-submit {
    min-height: 40px;
    border-right: 0;
  }

  .legacy-field {
    grid-template-columns: 1fr;
    gap: 6px;
    padding: 13px 18px;
  }

  .legacy-location-input {
    font-size: 12px;
  }

  .scroll-link {
    margin-top: 26px;
  }

  .section {
    padding: 64px 24px;
  }

  .section-heading,
  .services-intro {
    margin-bottom: 34px;
    gap: 24px;
  }

  .section h2,
  .services h2,
  .about h2,
  .contact h2 {
    font-size: clamp(34px, 9vw, 42px);
  }

  .services-intro > p,
  .about-copy p:not(.eyebrow),
  .contact-heading p:not(.eyebrow) {
    font-size: 15px;
    line-height: 1.55;
  }

  .filter-form,
  .filter-amenities {
    grid-template-columns: 1fr;
  }

  .filter-modal__actions {
    justify-content: stretch;
  }

  .filter-reset,
  .filter-apply {
    flex: 1 1 0;
  }

  .about-image,
  .about-image img {
    min-height: 380px;
  }

  .about-copy p:not(.eyebrow) {
    margin-top: 16px;
  }

  .about-actions {
    margin-top: 26px;
  }

  .stats div {
    padding: 30px 24px;
  }

  .stats strong {
    font-size: 38px;
  }

  .stats div {
    border-right: 1px solid var(--elevate-border);
    border-bottom: 1px solid var(--elevate-border);
  }

  .stats div:nth-child(2n) {
    border-right: 0;
  }

  .stats div:nth-last-child(-n + 2) {
    border-bottom: 0;
  }
}

@media (max-width: 520px) {
  .section {
    padding-block: 56px;
  }

  .inner-section {
    padding-block: 56px;
  }

  .inner-copy h2,
  .inner-section-header h2,
  .contact-panel h2 {
    font-size: clamp(34px, 10vw, 44px);
  }

  .inner-kicker-row {
    gap: 10px;
  }

  .about-actions,
  .inner-kicker-row {
    flex-direction: column;
    align-items: stretch;
    width: 100%;
  }

  .about-actions .primary-link,
  .about-actions .outline-link,
  .inner-kicker-row .primary-link,
  .inner-kicker-row .outline-link {
    width: 100%;
    min-width: 0;
    box-sizing: border-box;
  }

  .timeline-item,
  .process-item {
    grid-template-columns: 1fr;
    gap: 14px;
    padding: 26px 0;
  }

  .timeline-item p,
  .process-item p {
    grid-column: auto;
  }

  .value-card,
  .market-card,
  .service-feature,
  .office-card,
  .contact-panel,
  .contact-page-layout .contact-form {
    padding: 22px;
  }

  .site-header {
    padding-inline: 20px;
  }

  .brand {
    gap: 10px;
  }

  .brand-mark {
    width: 40px;
    height: 40px;
    flex-basis: 40px;
    background-size: 114px auto;
  }

  .brand-text {
    font-size: 17px;
    letter-spacing: 0.14em;
  }

  .language-button {
    width: 48px;
    height: 44px;
    padding: 0 8px;
    gap: 7px;
  }

  .language-button img {
    width: 22px;
    height: 22px;
  }

  .menu-toggle {
    width: 48px;
    height: 48px;
  }

  .hero {
    padding: 106px 24px 34px;
  }

  .hero h1 {
    font-size: clamp(39px, 11.5vw, 48px);
  }

  .ticker {
    padding: 24px 0 28px;
  }

  .ticker p {
    width: min(100% - 32px, 1720px);
    margin-bottom: 22px;
    grid-template-columns: minmax(12px, 1fr) auto minmax(12px, 1fr);
    gap: 10px;
    font-size: 9px;
    letter-spacing: 0.2em;
  }

  .ticker-marquee {
    --ticker-gap: 44px;
    mask-image: linear-gradient(90deg, transparent 0, #000 24px, #000 calc(100% - 24px), transparent 100%);
  }

  .ticker-track {
    font-size: clamp(22px, 8vw, 30px);
    letter-spacing: 0.16em;
    animation-duration: 28s;
  }

  .hero-copy,
  .services-intro > p,
  .about-copy p:not(.eyebrow),
  .contact-heading p:not(.eyebrow) {
    font-size: 14px;
  }

  .property-content,
  .service-grid article {
    padding: 15px;     min-height: auto;
  }

  .property-content h3,
  .service-grid h3 {
    font-size: 23px;
  }

  .service-grid article {
    grid-template-columns: 30px minmax(0, 1fr);
    column-gap: 10px;
  }

  .service-grid span {
    font-size: 31px;
  }

  .service-grid h3 {
    font-size: 25px;
  }

  .contact-grid {
    gap: 14px;
  }

  .contact-grid a {
    min-height: 104px;
    padding: 20px;
    grid-template-columns: 42px minmax(0, 1fr);
    column-gap: 16px;
  }

  .contact-grid i {
    width: 42px;
    height: 42px;
    font-size: 15px;
  }

  .contact-grid strong {
    font-size: 15px;
  }

  .contact-form {
    margin-top: 36px;
  }

  .contact-form input,
  .contact-form select,
  .contact-form textarea {
    font-size: 14px;
  }

  .footer {
    padding-bottom: 20px;
  }
}