/* ============================================================
   DRIVEN PROPERTIES — visual system
   Palette differentiator: warm brass on soft-paper ink, matte
   editorial — not navy/slate or black-and-gold trope.
   ============================================================ */

:root {
  /* Ink (text + dark surfaces) */
  --ink:        #0E1216;
  --ink-2:      #181D22;
  --ink-soft:   #2A2E33;
  --ink-mute:   #5A5E63;

  /* Paper */
  --paper:      #FBF9F4;       /* warm soft paper, not pure white */
  --paper-2:    #F2EFE7;       /* section break */
  --paper-3:    #E9E5DB;       /* deeper paper / divider blocks */
  --line:       #DDD7C8;       /* hairline on paper */
  --line-d:     #2A2F35;       /* hairline on ink */

  /* Brass accent (default) */
  --accent:     #B08D4F;
  --accent-d:   #8E6F36;
  --accent-l:   #D9BD86;

  /* Marine (alternate) */
  --marine:     #13384A;
  --marine-l:   #2E5C72;

  /* System */
  --focus:      #B08D4F;
  --shadow:     0 1px 2px rgba(14,18,22,.04), 0 8px 32px rgba(14,18,22,.06);
  --shadow-lg:  0 4px 12px rgba(14,18,22,.08), 0 24px 56px rgba(14,18,22,.10);

  /* Type */
  --serif:      "Cormorant Garamond", "Cormorant", "EB Garamond", Georgia, serif;
  --sans:       "Manrope", "Söhne", -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;
  --mono:       "JetBrains Mono", ui-monospace, SFMono-Regular, Menlo, monospace;
  --arabic:     "Noto Kufi Arabic", "IBM Plex Sans Arabic", var(--sans);
}

/* Marine variant — toggled on .palette-marine */
.palette-marine {
  --accent:     #13384A;
  --accent-d:   #0B2330;
  --accent-l:   #4E7E94;
  --focus:      #13384A;
}

/* Reset-ish */
*, *::before, *::after { box-sizing: border-box; }
html, body { margin: 0; padding: 0; }
body {
  font-family: var(--sans);
  background: var(--paper);
  color: var(--ink);
  font-size: 16px;
  line-height: 1.5;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
}
[dir="rtl"] body { font-family: var(--arabic); }

img { display: block; max-width: 100%; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
a { color: inherit; text-decoration: none; }

/* App scaffold */
#app { min-height: 100vh; display: flex; flex-direction: column; }
main { flex: 1 0 auto; }

/* ============================================================
   Type scale
   ============================================================ */
.eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--ink-mute);
  font-weight: 500;
}
.eyebrow.on-ink { color: var(--accent-l); }
.eyebrow .dot {
  display: inline-block;
  width: 5px; height: 5px;
  background: var(--accent);
  border-radius: 50%;
  margin: 0 .6em;
  vertical-align: middle;
}

.display {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -0.015em;
  line-height: 1.02;
  font-size: clamp(48px, 7.6vw, 124px);
  margin: 0;
}
.display em {
  font-style: italic;
  font-weight: 400;
  color: var(--accent);
}

.h1 {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -0.01em;
  line-height: 1.05;
  font-size: clamp(40px, 5.2vw, 80px);
  margin: 0;
}
.h1 em { font-style: italic; color: var(--accent); }

.h2 {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -0.005em;
  line-height: 1.1;
  font-size: clamp(32px, 3.4vw, 52px);
  margin: 0;
}
.h2 em { font-style: italic; color: var(--accent); }

.h3 {
  font-family: var(--serif);
  font-weight: 500;
  font-size: clamp(22px, 2vw, 28px);
  line-height: 1.2;
  margin: 0;
  letter-spacing: -0.002em;
}

.lede {
  font-family: var(--sans);
  font-size: clamp(16px, 1.15vw, 19px);
  line-height: 1.55;
  color: var(--ink-soft);
  max-width: 62ch;
  font-weight: 300;
}

.meta {
  font-family: var(--mono);
  font-size: 11.5px;
  letter-spacing: 0.06em;
  color: var(--ink-mute);
  text-transform: uppercase;
}

/* ============================================================
   Buttons
   ============================================================ */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  padding: 14px 22px;
  border: 1px solid var(--ink);
  background: var(--ink);
  color: var(--paper);
  font-family: var(--sans);
  font-size: 14px;
  letter-spacing: 0.02em;
  font-weight: 500;
  border-radius: 0;
  transition: background .2s ease, color .2s ease, border-color .2s ease, transform .2s ease;
  white-space: nowrap;
}
.btn:hover { background: var(--accent); border-color: var(--accent); color: var(--paper); }
.btn svg { width: 14px; height: 14px; }

.btn--ghost {
  background: transparent;
  color: var(--ink);
  border-color: var(--ink);
}
.btn--ghost:hover { background: var(--ink); color: var(--paper); border-color: var(--ink); }

.btn--ghost-light {
  background: transparent;
  color: var(--paper);
  border-color: rgba(255,255,255,.5);
}
.btn--ghost-light:hover { background: var(--paper); color: var(--ink); border-color: var(--paper); }

.btn--accent {
  background: var(--accent);
  border-color: var(--accent);
  color: var(--paper);
}
.btn--accent:hover { background: var(--accent-d); border-color: var(--accent-d); }

.btn--sm { padding: 10px 16px; font-size: 12.5px; }

.icon-btn {
  width: 40px; height: 40px;
  display: inline-flex; align-items: center; justify-content: center;
  border: 1px solid var(--line);
  background: var(--paper);
  transition: background .2s ease, border-color .2s ease;
}
.icon-btn:hover { background: var(--paper-2); border-color: var(--ink); }
.icon-btn svg { width: 16px; height: 16px; }

/* WhatsApp chip — distinct */
.wa-chip {
  display: inline-flex; align-items: center; gap: 8px;
  padding: 10px 14px;
  border: 1px solid var(--line);
  background: var(--paper);
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0;
}
.wa-chip:hover { border-color: var(--ink); }
.wa-chip .wa-dot { width: 8px; height: 8px; border-radius: 50%; background: #25D366; }

/* Floating WhatsApp FAB */
.wa-fab {
  position: fixed;
  bottom: 28px;
  inset-inline-end: 28px;
  z-index: 50;
  display: inline-flex; align-items: center; gap: 10px;
  padding: 14px 18px;
  background: var(--ink);
  color: var(--paper);
  border-radius: 999px;
  box-shadow: var(--shadow-lg);
  font-size: 13px;
  font-weight: 500;
  transition: transform .2s, background .2s;
}
.wa-fab:hover { background: var(--accent); transform: translateY(-2px); }
.wa-fab svg { width: 18px; height: 18px; }

/* ============================================================
   Layout
   ============================================================ */
.wrap {
  width: 100%;
  max-width: 1440px;
  margin: 0 auto;
  padding: 0 32px;
}
@media (max-width: 720px) { .wrap { padding: 0 20px; } }

.section { padding: 96px 0; }
.section--lg { padding: 128px 0; }
.section--sm { padding: 64px 0; }

.section--ink { background: var(--ink); color: var(--paper); }
.section--ink .lede { color: rgba(255,255,255,.7); }
.section--ink .h2 em,
.section--ink .h1 em { color: var(--accent-l); }
.section--ink .meta { color: rgba(255,255,255,.55); }
.section--ink .eyebrow { color: var(--accent-l); }

.section--paper2 { background: var(--paper-2); }

.divider {
  height: 1px;
  background: var(--line);
  border: 0;
  margin: 0;
}
.section--ink .divider { background: var(--line-d); }

/* ============================================================
   NAVBAR
   ============================================================ */
.nav {
  position: sticky;
  top: 0;
  z-index: 40;
  background: rgba(251,249,244,.92);
  backdrop-filter: blur(14px) saturate(1.1);
  -webkit-backdrop-filter: blur(14px) saturate(1.1);
  border-bottom: 1px solid var(--line);
}
.nav--ink {
  background: rgba(14,18,22,.78);
  border-bottom-color: var(--line-d);
  color: var(--paper);
}
.nav__row {
  display: flex; align-items: center; justify-content: space-between;
  height: 72px;
  gap: 32px;
}
.nav__logo {
  display: flex; align-items: center; gap: 12px;
  flex-shrink: 0;
}
.nav__logo svg { height: 22px; width: auto; }
.nav__logo .lockup {
  display: flex; align-items: center; gap: 12px;
  padding-inline-start: 12px;
  border-inline-start: 1px solid var(--line);
  font-family: var(--serif);
  font-style: italic;
  font-size: 13px;
  color: var(--ink-mute);
  line-height: 1.1;
}
.nav--ink .nav__logo .lockup { border-color: var(--line-d); color: rgba(255,255,255,.55); }
.nav__links {
  display: flex; align-items: center; gap: 28px;
  font-size: 13.5px;
  font-weight: 500;
}
.nav__links a {
  padding: 6px 0;
  border-bottom: 1px solid transparent;
  transition: border-color .2s, color .2s;
  cursor: pointer;
}
.nav__links a:hover { border-bottom-color: currentColor; }
.nav__links a.active { color: var(--accent); }
.nav__right { display: flex; align-items: center; gap: 14px; flex-shrink: 0; }

.lang-tog {
  display: inline-flex; align-items: stretch;
  border: 1px solid var(--line);
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .08em;
}
.nav--ink .lang-tog { border-color: var(--line-d); }
.lang-tog button {
  padding: 6px 10px;
  color: var(--ink-mute);
  background: transparent;
  text-transform: uppercase;
  border-inline-end: 1px solid var(--line);
}
.nav--ink .lang-tog button { color: rgba(255,255,255,.5); border-inline-end-color: var(--line-d); }
.lang-tog button:last-child { border-inline-end: 0; }
.lang-tog button.active { background: var(--ink); color: var(--paper); }
.nav--ink .lang-tog button.active { background: var(--accent); color: var(--paper); }

@media (max-width: 980px) {
  .nav__links { display: none; }
}

/* ============================================================
   HERO
   ============================================================ */
.hero {
  position: relative;
  min-height: 88vh;
  background: var(--ink);
  color: var(--paper);
  overflow: hidden;
  display: flex;
  align-items: flex-end;
}
.hero__img {
  position: absolute; inset: 0;
  width: 100%; height: 100%;
  object-fit: cover;
  opacity: .68;
  z-index: 0;
}
.hero__scrim {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,18,22,.25) 0%, rgba(14,18,22,.55) 60%, rgba(14,18,22,.92) 100%);
  z-index: 1;
}
.hero__content {
  position: relative;
  z-index: 2;
  width: 100%;
  padding: 64px 0 56px;
}
.hero__topline {
  display: flex; align-items: center; justify-content: space-between;
  margin-bottom: 80px;
  padding-bottom: 20px;
  border-bottom: 1px solid rgba(255,255,255,.15);
  flex-wrap: wrap;
  gap: 12px;
}
.hero__topline .eyebrow { color: var(--accent-l); }
.hero__title { max-width: 22ch; }
.hero__sub { margin-top: 28px; max-width: 56ch; color: rgba(255,255,255,.78); font-size: 18px; line-height: 1.55; font-weight: 300; }
.hero__cta { margin-top: 40px; display: flex; gap: 12px; flex-wrap: wrap; align-items: center; }
.hero__trust {
  margin-top: 48px;
  padding-top: 20px;
  border-top: 1px solid rgba(255,255,255,.15);
  display: flex;
  gap: 40px;
  flex-wrap: wrap;
  font-size: 12.5px;
  font-family: var(--mono);
  color: rgba(255,255,255,.6);
  letter-spacing: .05em;
}
.hero__trust span strong { color: var(--paper); font-family: var(--sans); font-weight: 500; font-size: 13px; letter-spacing: 0; display: block; margin-bottom: 2px; text-transform: none; }

/* hero corner badge */
.hero__badge {
  position: absolute;
  top: 32px;
  inset-inline-end: 32px;
  z-index: 3;
  padding: 12px 16px;
  background: rgba(14,18,22,.55);
  border: 1px solid rgba(255,255,255,.18);
  font-family: var(--mono);
  font-size: 10.5px;
  letter-spacing: .15em;
  color: var(--accent-l);
  text-transform: uppercase;
}

/* ============================================================
   Listing search bar
   ============================================================ */
.search-bar {
  background: var(--paper);
  border: 1px solid var(--line);
  display: grid;
  grid-template-columns: 100px 1fr 1fr 1fr 1fr auto;
  align-items: stretch;
  box-shadow: var(--shadow);
  margin-top: -36px;
  position: relative;
  z-index: 4;
}
.search-bar__seg {
  display: flex;
  flex-direction: column;
}
.search-bar__seg + .search-bar__seg { border-inline-start: 1px solid var(--line); }
.search-bar__tabs {
  grid-column: 1 / 2;
  display: flex;
  flex-direction: column;
}
.search-bar__tab {
  flex: 1;
  font-size: 11px;
  font-family: var(--mono);
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ink-mute);
  border-bottom: 1px solid var(--line);
  transition: all .15s;
}
.search-bar__tab:last-child { border-bottom: 0; }
.search-bar__tab.active { background: var(--ink); color: var(--paper); }

.search-bar__seg label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--ink-mute);
  padding: 14px 16px 4px;
}
.search-bar__seg select,
.search-bar__seg input {
  border: 0;
  background: transparent;
  padding: 0 16px 14px;
  font: inherit;
  color: var(--ink);
  font-size: 14px;
  font-weight: 500;
  appearance: none;
  outline: none;
  width: 100%;
  cursor: pointer;
}
.search-bar__seg select:focus, .search-bar__seg input:focus { color: var(--accent); }
.search-bar__go {
  background: var(--ink);
  color: var(--paper);
  padding: 0 36px;
  display: flex; align-items: center; gap: 10px;
  font-size: 13px;
  font-weight: 500;
  transition: background .2s;
}
.search-bar__go:hover { background: var(--accent); }
.search-bar__go svg { width: 14px; height: 14px; }

@media (max-width: 980px) {
  .search-bar { grid-template-columns: 1fr 1fr; }
  .search-bar__tabs { grid-column: 1 / -1; flex-direction: row; }
  .search-bar__tab { border-bottom: 0; border-inline-end: 1px solid var(--line); }
  .search-bar__go { grid-column: 1 / -1; padding: 14px; justify-content: center; }
  .search-bar__seg + .search-bar__seg { border-inline-start: 0; }
}

/* ============================================================
   Trust strip
   ============================================================ */
.trust {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border-block: 1px solid var(--line);
}
.trust__cell {
  padding: 36px 24px;
  border-inline-end: 1px solid var(--line);
  display: flex;
  flex-direction: column;
  gap: 8px;
}
.trust__cell:last-child { border-inline-end: 0; }
.trust__cell .meta { color: var(--ink-mute); }
.trust__cell .h3 { font-size: 22px; line-height: 1.2; }
.trust__cell .footnote { font-family: var(--mono); font-size: 10.5px; color: var(--ink-mute); letter-spacing: .06em; text-transform: uppercase; margin-top: auto; }
@media (max-width: 860px) {
  .trust { grid-template-columns: 1fr 1fr; }
  .trust__cell { border-bottom: 1px solid var(--line); }
  .trust__cell:nth-child(odd) { border-inline-end: 1px solid var(--line); }
  .trust__cell:nth-child(even) { border-inline-end: 0; }
  .trust__cell:nth-last-child(-n+2) { border-bottom: 0; }
}

/* ============================================================
   Section header
   ============================================================ */
.s-head {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: end;
  margin-bottom: 56px;
}
.s-head__left .eyebrow { display: block; margin-bottom: 16px; }
.s-head__right { padding-bottom: 8px; }
@media (max-width: 860px) {
  .s-head { grid-template-columns: 1fr; gap: 24px; }
}

/* ============================================================
   Areas grid
   ============================================================ */
.areas {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr;
  grid-template-rows: 380px 380px;
  gap: 12px;
}
.area-card {
  position: relative;
  overflow: hidden;
  background: var(--ink);
  color: var(--paper);
  cursor: pointer;
  group: card;
}
.area-card img {
  position: absolute; inset: 0; width: 100%; height: 100%;
  object-fit: cover;
  transition: transform .8s ease, opacity .6s;
  opacity: .85;
}
.area-card:hover img { transform: scale(1.04); opacity: 1; }
.area-card__scrim {
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,18,22,0) 30%, rgba(14,18,22,.85) 100%);
}
.area-card__content {
  position: absolute; inset: 0;
  padding: 28px;
  display: flex; flex-direction: column;
  justify-content: space-between;
}
.area-card__num {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .14em;
  color: var(--accent-l);
}
.area-card__bot { display: flex; flex-direction: column; gap: 6px; }
.area-card__title { font-family: var(--serif); font-size: 32px; line-height: 1; letter-spacing: -0.01em; }
.area-card__meta { font-family: var(--mono); font-size: 11px; letter-spacing: .1em; color: rgba(255,255,255,.7); text-transform: uppercase; }
.area-card--big { grid-row: 1 / 3; grid-column: 1 / 2; }
.area-card--big .area-card__title { font-size: 56px; }

@media (max-width: 980px) {
  .areas { grid-template-columns: 1fr 1fr; grid-template-rows: repeat(3, 280px); }
  .area-card--big { grid-row: 1 / 2; grid-column: 1 / -1; }
}
@media (max-width: 620px) {
  .areas { grid-template-columns: 1fr; grid-template-rows: repeat(6, 260px); }
  .area-card--big { grid-row: auto; grid-column: auto; }
}

/* ============================================================
   Listing cards
   ============================================================ */
.listings {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 32px;
}
@media (max-width: 980px) { .listings { grid-template-columns: 1fr 1fr; } }
@media (max-width: 620px) { .listings { grid-template-columns: 1fr; } }

.listing {
  background: var(--paper);
  border: 1px solid var(--line);
  display: flex; flex-direction: column;
  transition: border-color .2s, transform .3s;
}
.listing:hover { border-color: var(--ink); }
.listing__media {
  position: relative;
  aspect-ratio: 4/3;
  overflow: hidden;
  background: var(--paper-3);
}
.listing__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.listing:hover .listing__media img { transform: scale(1.03); }
.listing__tag {
  position: absolute; top: 14px; inset-inline-start: 14px;
  background: var(--paper);
  border: 1px solid var(--ink);
  padding: 6px 10px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .14em;
  text-transform: uppercase;
}
.listing__heart {
  position: absolute; top: 14px; inset-inline-end: 14px;
  width: 34px; height: 34px;
  background: rgba(251,249,244,.92);
  display: flex; align-items: center; justify-content: center;
  border: 1px solid transparent;
  transition: border-color .15s;
}
.listing__heart:hover { border-color: var(--ink); }
.listing__body { padding: 22px 22px 24px; display: flex; flex-direction: column; gap: 10px; flex: 1; }
.listing__area { font-family: var(--mono); font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mute); }
.listing__title { font-family: var(--serif); font-size: 24px; line-height: 1.15; }
.listing__specs { display: flex; gap: 16px; font-size: 13px; color: var(--ink-soft); margin-top: 4px; }
.listing__specs span { display: inline-flex; align-items: center; gap: 6px; }
.listing__price {
  padding-top: 16px;
  margin-top: auto;
  border-top: 1px solid var(--line);
  display: flex; align-items: center; justify-content: space-between;
  font-family: var(--mono);
  font-size: 12px;
  letter-spacing: .04em;
  color: var(--ink);
  text-transform: uppercase;
}
.listing__price .price-poa { color: var(--ink-mute); }
.listing__price .price-cta { color: var(--accent); display: inline-flex; align-items: center; gap: 6px; }
.listing__price .price-cta svg { width: 12px; height: 12px; }

/* fixture banner */
.fixture-note {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .06em;
  color: var(--ink-mute);
  padding: 10px 14px;
  border: 1px dashed var(--line);
  background: var(--paper-2);
  display: inline-flex; align-items: center; gap: 8px;
  margin-top: 24px;
}
.fixture-note .dot { width: 6px; height: 6px; background: var(--accent); border-radius: 50%; }

/* ============================================================
   Why Driven (split editorial)
   ============================================================ */
.why {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 80px;
  align-items: start;
}
@media (max-width: 980px) { .why { grid-template-columns: 1fr; gap: 40px; } }

.why__pillars { display: grid; gap: 0; border-top: 1px solid var(--line-d); }
.why__pillar {
  display: grid;
  grid-template-columns: 64px 1fr auto;
  align-items: start;
  gap: 24px;
  padding: 28px 0;
  border-bottom: 1px solid var(--line-d);
}
.why__pillar .num { font-family: var(--mono); font-size: 12px; color: var(--accent-l); letter-spacing: .12em; padding-top: 4px; }
.why__pillar h4 { font-family: var(--serif); font-size: 22px; margin: 0 0 8px; font-weight: 400; }
.why__pillar p { font-size: 14px; line-height: 1.55; color: rgba(255,255,255,.7); margin: 0; font-weight: 300; max-width: 52ch; }
.why__pillar .arrow { color: rgba(255,255,255,.4); padding-top: 6px; }

/* ============================================================
   Agents grid
   ============================================================ */
.agents-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 24px;
}
@media (max-width: 980px) { .agents-grid { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 560px) { .agents-grid { grid-template-columns: 1fr; } }

.agent-card {
  display: flex; flex-direction: column;
  cursor: pointer;
}
.agent-card__photo {
  position: relative;
  aspect-ratio: 3/4;
  background: var(--paper-3);
  overflow: hidden;
  margin-bottom: 16px;
}
.agent-card__photo img { width: 100%; height: 100%; object-fit: cover; transition: transform .6s; }
.agent-card:hover .agent-card__photo img { transform: scale(1.03); }
.agent-card__lang {
  position: absolute; bottom: 12px; inset-inline-start: 12px;
  display: flex; gap: 6px; flex-wrap: wrap;
}
.agent-card__lang span {
  background: rgba(251,249,244,.92);
  padding: 4px 8px;
  font-family: var(--mono);
  font-size: 9.5px;
  letter-spacing: .12em;
  text-transform: uppercase;
}
.agent-card__name { font-family: var(--serif); font-size: 22px; line-height: 1.15; }
.agent-card__role { font-family: var(--mono); font-size: 11px; letter-spacing: .1em; color: var(--ink-mute); text-transform: uppercase; margin-top: 4px; }
.agent-card__stats {
  margin-top: 12px; padding-top: 12px;
  border-top: 1px solid var(--line);
  display: flex; justify-content: space-between;
  font-family: var(--mono); font-size: 11px; color: var(--ink-soft);
  letter-spacing: .04em;
}

/* ============================================================
   Footer
   ============================================================ */
.footer {
  background: var(--ink);
  color: var(--paper);
  padding: 96px 0 32px;
}
.footer__top {
  display: grid;
  grid-template-columns: 1.4fr 1fr 1fr 1fr 1.2fr;
  gap: 48px;
  padding-bottom: 64px;
  border-bottom: 1px solid var(--line-d);
}
@media (max-width: 980px) {
  .footer__top { grid-template-columns: 1fr 1fr; }
}
.footer__col h5 {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: var(--accent-l);
  margin: 0 0 20px;
  font-weight: 500;
}
.footer__col a {
  display: block;
  padding: 6px 0;
  font-size: 13.5px;
  color: rgba(255,255,255,.7);
  transition: color .15s;
}
.footer__col a:hover { color: var(--paper); }
.footer__brand { font-family: var(--serif); font-size: 28px; line-height: 1.2; margin: 16px 0 24px; font-weight: 400; max-width: 22ch; }
.footer__contact div { padding: 6px 0; font-size: 13.5px; color: rgba(255,255,255,.7); }
.footer__contact div strong { color: var(--paper); display: block; font-family: var(--mono); font-size: 10.5px; letter-spacing: .12em; text-transform: uppercase; margin-bottom: 4px; font-weight: 500; color: var(--accent-l); }
.footer__bot {
  padding-top: 24px;
  display: flex; justify-content: space-between; align-items: center;
  font-family: var(--mono);
  font-size: 11px;
  color: rgba(255,255,255,.45);
  letter-spacing: .04em;
  flex-wrap: wrap;
  gap: 12px;
}
.footer__socials { display: flex; gap: 12px; }
.footer__socials a {
  width: 32px; height: 32px;
  display: inline-flex; align-items: center; justify-content: center;
  border: 1px solid var(--line-d);
  color: rgba(255,255,255,.6);
  transition: all .15s;
}
.footer__socials a:hover { color: var(--paper); border-color: var(--paper); }
.footer__socials svg { width: 14px; height: 14px; }

/* ============================================================
   AREA MICROSITE
   ============================================================ */
.area-hero {
  position: relative;
  min-height: 92vh;
  background: var(--ink);
  color: var(--paper);
  overflow: hidden;
}
.area-hero__img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: .7; }
.area-hero__scrim { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(14,18,22,.2) 0%, rgba(14,18,22,.5) 60%, rgba(14,18,22,.95) 100%); }
.area-hero__content {
  position: relative; z-index: 2;
  min-height: 92vh;
  display: flex; flex-direction: column;
  padding: 48px 0 64px;
}
.area-hero__crumbs { display: flex; align-items: center; gap: 12px; font-family: var(--mono); font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: rgba(255,255,255,.55); }
.area-hero__crumbs a { color: var(--accent-l); cursor: pointer; }
.area-hero__crumbs .sep { color: rgba(255,255,255,.35); }
.area-hero__center { margin-top: auto; }
.area-hero__center .display { max-width: 14ch; }
.area-hero__cap {
  position: absolute; bottom: 64px; inset-inline-end: 32px;
  z-index: 3;
  max-width: 380px;
  border-inline-start: 2px solid var(--accent);
  padding-inline-start: 20px;
  color: rgba(255,255,255,.85);
  font-size: 14px;
  line-height: 1.55;
  font-weight: 300;
}
.area-hero__cap .label { display: block; font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--accent-l); margin-bottom: 8px; }
@media (max-width: 860px) { .area-hero__cap { position: relative; bottom: auto; inset-inline-end: auto; margin-top: 32px; max-width: 100%; } }

.area-stats {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  padding: 32px 0;
  border-bottom: 1px solid var(--line);
}
.area-stats__cell { display: flex; flex-direction: column; gap: 4px; padding: 0 24px; border-inline-end: 1px solid var(--line); }
.area-stats__cell:last-child { border-inline-end: 0; }
.area-stats__cell .num { font-family: var(--serif); font-size: 36px; line-height: 1; font-weight: 400; }
.area-stats__cell .lbl { font-family: var(--mono); font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mute); }
.area-stats__cell .src { font-family: var(--mono); font-size: 10px; letter-spacing: .04em; color: var(--ink-mute); margin-top: 4px; }
@media (max-width: 860px) { .area-stats { grid-template-columns: 1fr 1fr; gap: 24px 0; } }

/* Editorial text block */
.editorial {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 80px;
}
@media (max-width: 980px) { .editorial { grid-template-columns: 1fr; gap: 24px; } }
.editorial__h { font-family: var(--mono); font-size: 11px; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-mute); padding-top: 8px; }
.editorial__b p {
  font-family: var(--serif);
  font-size: clamp(22px, 1.8vw, 28px);
  line-height: 1.4;
  font-weight: 400;
  letter-spacing: -0.002em;
  margin: 0 0 28px;
  color: var(--ink);
}
.editorial__b p:last-child { margin-bottom: 0; }
.editorial__b p em { color: var(--accent); font-style: italic; }

/* Why invest grid */
.invest-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border-top: 1px solid var(--line);
}
@media (max-width: 860px) { .invest-grid { grid-template-columns: 1fr; } }
.invest-card { padding: 36px 32px; border-inline-end: 1px solid var(--line); border-bottom: 1px solid var(--line); display: flex; flex-direction: column; gap: 14px; }
.invest-card:nth-child(3n) { border-inline-end: 0; }
@media (max-width: 860px) { .invest-card { border-inline-end: 0 !important; } }
.invest-card .num { font-family: var(--mono); font-size: 11px; letter-spacing: .14em; color: var(--accent); }
.invest-card h4 { font-family: var(--serif); font-size: 26px; margin: 0; font-weight: 400; line-height: 1.15; }
.invest-card p { font-size: 14px; line-height: 1.55; color: var(--ink-soft); margin: 0; font-weight: 300; }

/* Lifestyle gallery */
.gallery {
  display: grid;
  grid-template-columns: 1.4fr 1fr;
  gap: 12px;
  grid-auto-rows: 220px;
}
.gallery img { width: 100%; height: 100%; object-fit: cover; }
.gallery > * { overflow: hidden; }
.gallery .g1 { grid-row: 1 / 3; grid-column: 1 / 2; }
.gallery .g2 { grid-column: 2 / 3; }
.gallery .g3 { grid-column: 2 / 3; }
@media (max-width: 720px) { .gallery { grid-template-columns: 1fr; } .gallery .g1 { grid-row: auto; grid-column: auto; } }

/* CTA band */
.cta-band {
  background: var(--ink);
  color: var(--paper);
  padding: 96px 0;
  position: relative;
  overflow: hidden;
}
.cta-band__bg { position: absolute; inset: 0; opacity: .25; object-fit: cover; width: 100%; height: 100%; }
.cta-band__scrim { position: absolute; inset: 0; background: linear-gradient(135deg, rgba(14,18,22,.95), rgba(14,18,22,.7)); }
.cta-band__c { position: relative; z-index: 2; display: grid; grid-template-columns: 1.4fr 1fr; gap: 64px; align-items: end; }
@media (max-width: 860px) { .cta-band__c { grid-template-columns: 1fr; } }
.cta-band__title { max-width: 18ch; }
.cta-band__actions { display: flex; flex-direction: column; gap: 12px; }

/* ============================================================
   AGENT MICROSITE
   ============================================================ */
.agent-hero {
  background: var(--paper);
  padding: 56px 0 0;
}
.agent-hero__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 64px;
  align-items: end;
}
@media (max-width: 980px) { .agent-hero__grid { grid-template-columns: 1fr; gap: 32px; } }

.agent-hero__photo {
  aspect-ratio: 3/4;
  background: var(--paper-3);
  position: relative;
  overflow: hidden;
}
.agent-hero__photo img { width: 100%; height: 100%; object-fit: cover; }
.agent-hero__photo .tag {
  position: absolute; top: 24px; inset-inline-start: 24px;
  background: var(--paper);
  padding: 8px 12px;
  font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase;
  border: 1px solid var(--ink);
}

.agent-hero__info { padding-bottom: 32px; display: flex; flex-direction: column; gap: 24px; }
.agent-hero__info .display { font-size: clamp(40px, 5.5vw, 84px); max-width: 12ch; }
.agent-hero__role { font-family: var(--mono); font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-mute); }
.agent-hero__bio { font-size: 16px; line-height: 1.65; color: var(--ink-soft); max-width: 52ch; font-weight: 300; }
.agent-hero__facts {
  display: grid; grid-template-columns: 1fr 1fr; gap: 24px;
  padding: 24px 0;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.agent-hero__facts dt { font-family: var(--mono); font-size: 10.5px; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mute); margin-bottom: 4px; }
.agent-hero__facts dd { margin: 0; font-family: var(--serif); font-size: 18px; }
.agent-hero__cta { display: flex; gap: 12px; flex-wrap: wrap; }

/* ============================================================
   CONTACT
   ============================================================ */
.contact-hero { background: var(--ink); color: var(--paper); padding: 96px 0 64px; }
.contact-hero .display { max-width: 18ch; }
.contact-hero .lede { color: rgba(255,255,255,.7); margin-top: 24px; max-width: 56ch; }

.contact-grid {
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  gap: 64px;
}
@media (max-width: 980px) { .contact-grid { grid-template-columns: 1fr; } }

.contact-channels {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 0;
  border: 1px solid var(--line);
}
.contact-channel {
  padding: 28px;
  border-inline-end: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  display: flex; flex-direction: column; gap: 8px;
  cursor: pointer;
  transition: background .2s;
}
.contact-channel:hover { background: var(--paper-2); }
.contact-channel:nth-child(even) { border-inline-end: 0; }
.contact-channel:nth-last-child(-n+2) { border-bottom: 0; }
.contact-channel .lbl { font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--accent); }
.contact-channel .val { font-family: var(--serif); font-size: 22px; font-weight: 400; }
.contact-channel .sub { font-size: 13px; color: var(--ink-mute); }

.offices {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 0;
  border-top: 1px solid var(--line);
}
@media (max-width: 720px) { .offices { grid-template-columns: 1fr; } }
.office {
  padding: 32px 0;
  border-bottom: 1px solid var(--line);
  border-inline-end: 1px solid var(--line);
  padding-inline-end: 32px;
}
.office:nth-child(even) { padding-inline-start: 32px; padding-inline-end: 0; border-inline-end: 0; }
@media (max-width: 720px) { .office { padding-inline-start: 0 !important; padding-inline-end: 0 !important; border-inline-end: 0; } }
.office__hq { font-family: var(--mono); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--accent); margin-bottom: 12px; }
.office__name { font-family: var(--serif); font-size: 22px; margin-bottom: 8px; }
.office__addr { font-size: 13.5px; color: var(--ink-soft); line-height: 1.55; }

/* ============================================================
   Modal — lead capture
   ============================================================ */
.modal-bd {
  position: fixed; inset: 0; z-index: 100;
  background: rgba(14,18,22,.6);
  backdrop-filter: blur(6px);
  display: flex; align-items: center; justify-content: center;
  padding: 24px;
  opacity: 0;
  pointer-events: none;
  transition: opacity .25s;
}
.modal-bd.open { opacity: 1; pointer-events: auto; }
.modal {
  background: var(--paper);
  width: 100%;
  max-width: 920px;
  max-height: 92vh;
  overflow: auto;
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  transform: translateY(20px);
  transition: transform .3s ease;
  box-shadow: var(--shadow-lg);
}
.modal-bd.open .modal { transform: translateY(0); }
@media (max-width: 720px) { .modal { grid-template-columns: 1fr; } }
.modal__art {
  background: var(--ink);
  color: var(--paper);
  padding: 40px;
  position: relative;
  display: flex; flex-direction: column;
  min-height: 420px;
  overflow: hidden;
}
.modal__art img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; opacity: .35; }
.modal__art .scrim { position: absolute; inset: 0; background: linear-gradient(160deg, rgba(14,18,22,.5), rgba(14,18,22,.85)); }
.modal__art > * { position: relative; z-index: 2; }
.modal__art .eyebrow { color: var(--accent-l); margin-bottom: auto; }
.modal__art h3 { font-family: var(--serif); font-size: 36px; line-height: 1.1; margin: 0 0 16px; font-weight: 400; }
.modal__art p { font-size: 14px; color: rgba(255,255,255,.7); line-height: 1.55; margin: 0 0 24px; font-weight: 300; max-width: 30ch; }
.modal__art .trust { display: flex; flex-direction: column; gap: 8px; border: 0; padding: 16px 0 0; }
.modal__art .trust span { font-family: var(--mono); font-size: 10.5px; letter-spacing: .12em; color: rgba(255,255,255,.55); text-transform: uppercase; display: flex; align-items: center; gap: 8px; }
.modal__art .trust span::before { content: ""; width: 16px; height: 1px; background: var(--accent); }

.modal__form { padding: 40px; display: flex; flex-direction: column; gap: 16px; }
.modal__close {
  position: absolute; top: 16px; inset-inline-end: 16px;
  z-index: 5;
  width: 36px; height: 36px;
  background: var(--paper);
  display: inline-flex; align-items: center; justify-content: center;
  border: 1px solid var(--line);
}
.modal__close:hover { border-color: var(--ink); }
.modal__form .tabs {
  display: flex; gap: 0;
  border-bottom: 1px solid var(--line);
  margin-bottom: 12px;
}
.modal__form .tabs button {
  padding: 10px 0;
  margin-inline-end: 24px;
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: var(--ink-mute);
  border-bottom: 2px solid transparent;
  margin-bottom: -1px;
}
.modal__form .tabs button.active { color: var(--ink); border-bottom-color: var(--accent); }

.field { display: flex; flex-direction: column; gap: 6px; }
.field label { font-family: var(--mono); font-size: 10.5px; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-mute); }
.field input, .field select, .field textarea {
  font: inherit;
  font-size: 14px;
  padding: 12px 0;
  border: 0;
  border-bottom: 1px solid var(--line);
  background: transparent;
  color: var(--ink);
  outline: none;
  transition: border-color .15s;
}
.field input:focus, .field select:focus, .field textarea:focus { border-bottom-color: var(--accent); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.modal__form .submit-row { margin-top: 12px; display: flex; flex-direction: column; gap: 12px; }
.modal__form .submit-row .alt-row { display: flex; align-items: center; gap: 12px; font-size: 12px; color: var(--ink-mute); font-family: var(--mono); letter-spacing: .04em; }
.modal__form .submit-row .alt-row .line { flex: 1; height: 1px; background: var(--line); }
.success {
  text-align: center;
  padding: 40px 32px;
  display: flex; flex-direction: column; align-items: center; gap: 16px;
}
.success .check { width: 52px; height: 52px; border-radius: 50%; background: var(--accent); display: inline-flex; align-items: center; justify-content: center; color: var(--paper); }
.success h4 { font-family: var(--serif); font-size: 28px; margin: 0; font-weight: 400; }
.success p { color: var(--ink-soft); max-width: 36ch; font-size: 14px; line-height: 1.55; }

/* ============================================================
   RTL helpers (Manrope→Arabic font swap done above)
   ============================================================ */
[dir="rtl"] .display,
[dir="rtl"] .h1,
[dir="rtl"] .h2,
[dir="rtl"] .h3,
[dir="rtl"] .listing__title,
[dir="rtl"] .agent-card__name,
[dir="rtl"] .area-card__title,
[dir="rtl"] .editorial__b p,
[dir="rtl"] .invest-card h4,
[dir="rtl"] .office__name,
[dir="rtl"] .contact-channel .val,
[dir="rtl"] .footer__brand,
[dir="rtl"] .modal__art h3,
[dir="rtl"] .agent-hero__facts dd,
[dir="rtl"] .success h4 {
  font-family: var(--arabic);
  font-weight: 600;
  letter-spacing: 0;
}

/* Print etc */
.sr { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }