:root{--navy:#2C3B4D;--beige:#EEE9DF;--oatmeal:#C9C1B1;--orange:#FFB162;--terra:#A35139;--abyss:#1B2632;--white:#fff;--text-dark:#1a2433;--text-mid:#4a5568;--text-light:#8d99ae;--card-radius:18px;--trans:.35s cubic-bezier(.4,0,.2,1)}*,*:before,*:after{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth;font-size:16px;overflow-x:hidden}body{font-family:Poppins,sans-serif;background:var(--beige);color:var(--text-dark);overflow-x:hidden}img{display:block;max-width:100%}a{text-decoration:none;color:inherit}ul{list-style:none}::-webkit-scrollbar{width:6px}::-webkit-scrollbar-track{background:var(--beige)}::-webkit-scrollbar-thumb{background:var(--oatmeal);border-radius:4px}.container{max-width:1280px;margin:0 auto;padding:0 24px}.section-tag{font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;color:var(--terra);font-weight:600;margin-bottom:12px}.section-title{font-family:Playfair Display,serif;font-size:clamp(1.9rem,4vw,3rem);line-height:1.2;color:var(--text-dark)}.section-title span{color:var(--terra);font-style:italic}.section-sub{font-size:.95rem;color:var(--text-mid);line-height:1.8;margin-top:14px;max-width:540px}.btn{display:inline-flex;align-items:center;gap:8px;padding:13px 28px;border-radius:50px;font-size:.88rem;font-weight:600;letter-spacing:.04em;cursor:pointer;transition:var(--trans);border:none;outline:none}.btn-orange{background:var(--orange);color:var(--abyss)}.btn-orange:hover{background:#f5a24e;transform:translateY(-2px);box-shadow:0 12px 30px #ffb16266}.btn-outline{background:transparent;border:1.5px solid currentColor;color:var(--white)}.btn-outline:hover{background:rgba(255,255,255,.12);transform:translateY(-2px)}.btn-dark{background:var(--navy);color:var(--beige)}.btn-dark:hover{background:var(--abyss);transform:translateY(-2px);box-shadow:0 12px 28px #1b263259}.fade-up{opacity:0;transform:translateY(40px);transition:opacity .7s ease,transform .7s ease}.fade-up.visible{opacity:1;transform:translateY(0)}.fade-left{opacity:0;transform:translate(-40px);transition:opacity .7s ease,transform .7s ease}.fade-left.visible{opacity:1;transform:translate(0)}.fade-right{opacity:0;transform:translate(40px);transition:opacity .7s ease,transform .7s ease}.fade-right.visible{opacity:1;transform:translate(0)}#navbar{position:fixed;top:0;left:0;width:100%;z-index:1000;transition:var(--trans);overflow:visible}.nav-top{background:rgba(27,38,50,.92);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px);border-bottom:1px solid rgba(255,255,255,.07);overflow:visible}.nav-top .container{display:flex;align-items:center;justify-content:space-between;height:68px;gap:20px}.logo{font-family:Playfair Display,serif;font-size:1.45rem;font-weight:700;color:var(--beige);letter-spacing:.03em;display:flex;align-items:center;gap:10px}.logo span{color:var(--orange)}.nav-links{display:flex;align-items:center;gap:4px}.nav-links a{font-size:.82rem;font-weight:500;color:#eee9dfd1;padding:7px 13px;border-radius:8px;transition:var(--trans)}.nav-links a:hover,.nav-links a.active{color:var(--beige);background:rgba(255,255,255,.1)}.nav-ctas{display:flex;align-items:center;gap:10px}.btn-nav-outline{padding:8px 18px;font-size:.8rem;border:1.5px solid rgba(255,255,255,.55);color:var(--beige);border-radius:50px;cursor:pointer;transition:var(--trans);background:transparent}.btn-nav-outline:hover{border-color:var(--beige);background:rgba(255,255,255,.1)}.btn-nav-filled{padding:8px 18px;font-size:.8rem;background:var(--orange);color:var(--abyss);border-radius:50px;cursor:pointer;transition:var(--trans);border:none}.btn-nav-filled:hover{background:#f5a24e;box-shadow:0 6px 20px #ffb16266}.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:6px}.hamburger span{display:block;width:24px;height:2px;background:#fff;border-radius:2px;transition:var(--trans)}.nav-secondary{background:rgba(44,59,77,.95);-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px)}.nav-secondary .container{display:flex;align-items:center;gap:24px;height:38px}.nav-secondary a{font-size:.78rem;font-weight:500;color:#eee9dfb3;letter-spacing:.05em;transition:var(--trans);padding:4px 0;border-bottom:1.5px solid transparent}.nav-secondary a:hover{color:var(--beige);border-bottom-color:var(--orange)}#navbar.scrolled .nav-top{background:rgba(27,38,50,.98);box-shadow:0 4px 30px #0000004d}.mobile-menu{display:none;position:fixed;top:0;left:0;width:100%;height:100%;background:var(--abyss);z-index:999;padding:90px 32px 40px;flex-direction:column;gap:8px;overflow-y:auto}.mobile-menu.open{display:flex}.mobile-menu a{font-size:1.1rem;font-weight:500;color:#eee9dfd9;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.07);transition:var(--trans)}.mobile-menu a:hover{color:var(--orange);padding-left:8px}.mobile-menu-ctas{margin-top:24px;display:flex;flex-direction:column;gap:12px}.sticky-bar{display:none;position:fixed;bottom:0;left:0;width:100%;background:var(--navy);z-index:998;padding:12px 20px;gap:10px;justify-content:space-around;border-top:1px solid rgba(255,255,255,.1)}.sticky-bar a{display:flex;flex-direction:column;align-items:center;gap:4px;color:var(--beige);font-size:.68rem;font-weight:500}.sticky-bar a i{font-size:1.15rem;color:var(--orange)}#hero{position:relative;min-height:100svh;display:flex;align-items:center;overflow:hidden}.hero-bg{position:absolute;top:0;right:0;bottom:0;left:0;background:linear-gradient(135deg,#2c3b4d 0%,#1b2632 60%,#3a2820 100%)}.hero-bg:before{content:"";position:absolute;top:0;right:0;bottom:0;left:0;background:url(https://images.unsplash.com/photo-1613977257363-707ba9348227?w=1800&q=80) center/cover no-repeat;opacity:.32}.hero-overlay{position:absolute;top:0;right:0;bottom:0;left:0;background:linear-gradient(to right,rgba(27,38,50,.92) 45%,rgba(27,38,50,.3) 100%)}.hero-content{position:relative;z-index:2;max-width:720px}.hero-content .section-tag{color:var(--orange);font-size:.75rem}.hero-title{font-family:Playfair Display,serif;font-size:clamp(2.6rem,6vw,4.8rem);color:var(--beige);line-height:1.1;margin-bottom:20px;font-weight:700}.hero-title em{color:var(--orange);font-style:italic}.hero-sub{font-size:1.05rem;color:#eee9dfb8;line-height:1.8;margin-bottom:36px;max-width:500px}.hero-btns{display:flex;flex-wrap:wrap;gap:14px;margin-bottom:52px}.search-bar{background:rgba(255,255,255,.1);-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);border:1px solid rgba(255,255,255,.18);border-radius:16px;overflow:hidden;max-width:680px}.search-tabs{display:flex;border-bottom:1px solid rgba(255,255,255,.12)}.search-tabs button{flex:1;padding:12px;font-size:.8rem;font-weight:600;background:transparent;border:none;color:#eee9df8c;cursor:pointer;transition:var(--trans);letter-spacing:.06em}.search-tabs button.active{color:var(--beige);background:rgba(255,255,255,.12);border-bottom:2px solid var(--orange)}.search-fields{display:flex;align-items:center;gap:0;padding:14px 14px 14px 18px;gap:8px;flex-wrap:wrap}.search-fields select,.search-fields input{background:transparent;border:none;outline:none;color:var(--beige);font-size:.85rem;font-family:Poppins,sans-serif;flex:1;min-width:120px}.search-fields select option{color:#333}.search-fields select::placeholder,.search-fields input::placeholder{color:#eee9df73}.search-divider{width:1px;height:28px;background:rgba(255,255,255,.2);flex-shrink:0}.search-fields .btn-orange{white-space:nowrap;flex-shrink:0;border-radius:10px;padding:10px 20px}.hero-shape{position:absolute;right:-60px;bottom:-40px;width:500px;height:500px;border-radius:50%;background:radial-gradient(circle,rgba(163,81,57,.18) 0%,transparent 70%);pointer-events:none}.hero-shape2{position:absolute;right:8%;top:15%;width:320px;height:320px;border-radius:50%;border:1px solid rgba(255,177,98,.12);animation:rotate 18s linear infinite;pointer-events:none}.hero-shape3{position:absolute;right:12%;top:20%;width:200px;height:200px;border-radius:50%;border:1px dashed rgba(255,177,98,.2);animation:rotate 12s linear infinite reverse;pointer-events:none}@keyframes rotate{to{transform:rotate(360deg)}}.hero-stats{position:absolute;bottom:0;left:0;width:100%;z-index:3;background:rgba(27,38,50,.75);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);border-top:1px solid rgba(255,255,255,.07)}.hero-stats .container{display:flex;justify-content:space-around;padding:16px 24px;flex-wrap:wrap;gap:8px}.stat-item{text-align:center}.stat-num{font-family:Playfair Display,serif;font-size:1.8rem;font-weight:700;color:var(--beige)}.stat-num span{color:var(--orange)}.stat-label{font-size:.72rem;color:#eee9df99;letter-spacing:.08em;text-transform:uppercase;margin-top:2px}.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.about-img-wrap{position:relative}.about-img-main{border-radius:20px;width:100%;height:480px;object-fit:cover;box-shadow:0 30px 80px #2c3b4d2e}.about-img-badge{position:absolute;bottom:-28px;right:-28px;background:#fff;border-radius:16px;padding:22px 26px;box-shadow:0 20px 50px #2c3b4d26;text-align:center}.about-img-badge strong{font-family:Playfair Display,serif;font-size:2.2rem;color:var(--terra);display:block}.about-img-badge span{font-size:.78rem;color:var(--text-mid);letter-spacing:.06em;text-transform:uppercase}.about-img-sm{position:absolute;top:-28px;left:-28px;width:160px;height:160px;border-radius:14px;object-fit:cover;border:5px solid #fff;box-shadow:0 12px 30px #0000001a}.about-counters{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:40px}.counter-card{background:#fff;border-radius:14px;padding:22px 18px;text-align:center;box-shadow:0 4px 20px #2c3b4d12;border:1px solid rgba(201,193,177,.3)}.counter-num{font-family:Playfair Display,serif;font-size:2rem;font-weight:700;color:var(--navy)}.counter-num span{color:var(--orange)}.counter-label{font-size:.75rem;color:var(--text-mid);margin-top:4px;letter-spacing:.06em;text-transform:uppercase}#services{padding:110px 0;background:#fff}.services-header{text-align:center;margin-bottom:60px}.services-header .section-sub{margin:14px auto 0}.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.service-card{background:var(--beige);border-radius:var(--card-radius);padding:36px 28px;border:1px solid rgba(201,193,177,.4);transition:var(--trans);cursor:pointer;position:relative;overflow:hidden}.service-card:before{content:"";position:absolute;bottom:0;left:0;right:0;height:3px;background:linear-gradient(to right,var(--orange),var(--terra));transform:scaleX(0);transform-origin:left;transition:var(--trans)}.service-card:hover{transform:translateY(-8px);box-shadow:0 30px 70px #2c3b4d1f;background:#fff;border-color:#ffb1624d}.service-card:hover:before{transform:scaleX(1)}.service-icon{width:60px;height:60px;background:var(--navy);border-radius:14px;display:flex;align-items:center;justify-content:center;margin-bottom:24px;transition:var(--trans)}.service-card:hover .service-icon{background:var(--orange)}.service-icon i{font-size:1.4rem;color:var(--beige)}.service-card h3{font-family:Playfair Display,serif;font-size:1.2rem;font-weight:700;color:var(--text-dark);margin-bottom:12px}.service-card p{font-size:.875rem;color:var(--text-mid);line-height:1.7}.service-link{display:inline-flex;align-items:center;gap:6px;margin-top:20px;font-size:.82rem;font-weight:600;color:var(--terra);transition:var(--trans)}.service-link:hover{gap:10px}#properties{padding:110px 0;background:var(--beige)}.properties-header{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:40px;flex-wrap:wrap;gap:20px}.prop-tabs{display:flex;gap:4px;background:#fff;border-radius:50px;padding:5px;box-shadow:0 4px 20px #2c3b4d14}.prop-tabs button{padding:9px 22px;border-radius:50px;font-size:.8rem;font-weight:600;cursor:pointer;border:none;background:transparent;color:var(--text-mid);transition:var(--trans)}.prop-tabs button.active{background:var(--navy);color:var(--beige)}.filters-bar{display:flex;gap:12px;margin-bottom:36px;flex-wrap:wrap}.filter-select{background:#fff;border:1.5px solid rgba(201,193,177,.6);border-radius:50px;padding:9px 20px;font-size:.82rem;font-family:Poppins,sans-serif;color:var(--text-dark);cursor:pointer;outline:none;transition:var(--trans)}.filter-select:focus{border-color:var(--orange)}.props-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.prop-card{background:#fff;border-radius:var(--card-radius);overflow:hidden;box-shadow:0 4px 20px #2c3b4d12;transition:var(--trans);cursor:pointer}.prop-card:hover{transform:translateY(-6px);box-shadow:0 24px 60px #2c3b4d24}.prop-img-wrap{position:relative;overflow:hidden;height:220px}.prop-img-wrap img{width:100%;height:100%;object-fit:cover;transition:.5s ease}.prop-card:hover .prop-img-wrap img{transform:scale(1.08)}.prop-img-overlay{position:absolute;top:0;right:0;bottom:0;left:0;background:linear-gradient(to top,rgba(27,38,50,.6) 0%,transparent 55%);opacity:0;transition:var(--trans)}.prop-card:hover .prop-img-overlay{opacity:1}.prop-tag{position:absolute;top:14px;left:14px;background:var(--orange);color:var(--beige);font-size:.7rem;font-weight:700;padding:4px 12px;border-radius:50px;letter-spacing:.08em;text-transform:uppercase}.prop-fav{position:absolute;top:14px;right:14px;width:34px;height:34px;background:rgba(255,255,255,.9);border-radius:50%;display:flex;align-items:center;justify-content:center;cursor:pointer;transition:var(--trans)}.prop-fav:hover{background:#fff;transform:scale(1.1)}.prop-fav i{font-size:.85rem;color:var(--text-mid);transition:var(--trans)}.prop-fav:hover i,.prop-fav.active i{color:var(--terra)}.prop-body{padding:20px 22px 24px}.prop-price{font-family:Playfair Display,serif;font-size:1.35rem;font-weight:700;color:var(--navy);margin-bottom:6px}.prop-name{font-size:.92rem;font-weight:600;color:var(--text-dark);margin-bottom:6px}.prop-loc{font-size:.8rem;color:var(--text-mid);display:flex;align-items:center;gap:5px;margin-bottom:14px}.prop-specs{display:flex;gap:16px;padding-top:14px;border-top:1px solid rgba(201,193,177,.4)}.prop-spec{font-size:.78rem;color:var(--text-mid);display:flex;align-items:center;gap:5px}.prop-spec i{color:var(--terra);font-size:.8rem}#projects{padding:110px 0;background:#fff}.projects-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:60px}.project-card{border-radius:var(--card-radius);overflow:hidden;position:relative;height:320px;cursor:pointer}.project-card img{width:100%;height:100%;object-fit:cover;transition:.6s ease}.project-card:hover img{transform:scale(1.06)}.project-overlay{position:absolute;top:0;right:0;bottom:0;left:0;background:linear-gradient(to top,rgba(27,38,50,.85) 0%,transparent 55%);transition:var(--trans)}.project-card:hover .project-overlay{background:linear-gradient(to top,rgba(27,38,50,.92) 0%,rgba(27,38,50,.3) 100%)}.project-info{position:absolute;bottom:0;left:0;right:0;padding:28px;transform:translateY(10px);transition:var(--trans)}.project-card:hover .project-info{transform:translateY(0)}.project-info .tag{font-size:.7rem;color:var(--orange);letter-spacing:.1em;text-transform:uppercase;font-weight:600;margin-bottom:8px}.project-info h3{font-family:Playfair Display,serif;font-size:1.2rem;color:var(--beige);font-weight:700;margin-bottom:6px}.project-info p{font-size:.8rem;color:#eee9dfb3;line-height:1.6;max-height:0;overflow:hidden;transition:.4s ease}.project-card:hover .project-info p{max-height:80px}.project-card.large{grid-column:span 2;height:380px}#management{padding:110px 0;background:var(--beige)}.mgmt-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;margin-top:60px}.mgmt-steps{display:flex;flex-direction:column;gap:0}.mgmt-step{display:flex;gap:24px;padding:28px 0;border-bottom:1px solid rgba(201,193,177,.5);position:relative}.mgmt-step:last-child{border-bottom:none}.step-num{width:48px;height:48px;background:var(--navy);border-radius:12px;display:flex;align-items:center;justify-content:center;font-family:Playfair Display,serif;font-size:1.1rem;font-weight:700;color:var(--beige);flex-shrink:0;transition:var(--trans)}.mgmt-step:hover .step-num{background:var(--orange)}.step-body h4{font-size:1rem;font-weight:700;color:var(--text-dark);margin-bottom:8px}.step-body p{font-size:.875rem;color:var(--text-mid);line-height:1.7}.mgmt-img{border-radius:20px;overflow:hidden;height:520px;position:relative;box-shadow:0 30px 80px #2c3b4d2e}.mgmt-img img{width:100%;height:100%;object-fit:cover}.mgmt-img-badge{position:absolute;bottom:24px;left:24px;background:rgba(255,255,255,.96);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);border-radius:14px;padding:18px 22px;box-shadow:0 8px 30px #2c3b4d26}.mgmt-img-badge p{font-size:.8rem;color:var(--text-mid)}.mgmt-img-badge strong{font-family:Playfair Display,serif;font-size:1.4rem;color:var(--terra);display:block;margin-top:2px}#investors{padding:110px 0;background:var(--abyss)}.investors-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}.inv-tag{color:var(--orange)!important}.inv-title{color:var(--beige)!important}.inv-sub{color:#eee9dfa6!important}.inv-cards{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:36px}.inv-card{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.1);border-radius:14px;padding:24px;transition:var(--trans)}.inv-card:hover{background:rgba(255,255,255,.1);border-color:#ffb1624d;transform:translateY(-4px)}.inv-card-icon{font-size:1.6rem;color:var(--orange);margin-bottom:12px}.inv-card h4{font-size:.95rem;font-weight:700;color:var(--beige);margin-bottom:6px}.inv-card p{font-size:.8rem;color:#eee9df8c;line-height:1.6}.inv-visual{position:relative}.inv-chart{background:rgba(255,255,255,.05);border:1px solid rgba(255,255,255,.1);border-radius:20px;padding:32px;overflow:hidden}.inv-chart h4{font-size:.82rem;color:#eee9df99;letter-spacing:.08em;text-transform:uppercase;margin-bottom:24px}.chart-bars{display:flex;align-items:flex-end;gap:12px;height:160px}.bar-wrap{flex:1;display:flex;flex-direction:column;align-items:center;gap:8px;height:100%}.bar{width:100%;border-radius:8px 8px 0 0;background:linear-gradient(to top,var(--terra),var(--orange));transition:var(--trans);cursor:pointer}.bar:hover{filter:brightness(1.15)}.bar-label{font-size:.7rem;color:#eee9df73;text-align:center}.inv-stats{display:flex;gap:20px;margin-top:24px}.inv-stat{flex:1;text-align:center;background:rgba(255,255,255,.05);border-radius:12px;padding:18px 10px;border:1px solid rgba(255,255,255,.07)}.inv-stat-num{font-family:Oswald,sans-serif;font-size:2rem;font-weight:700;color:var(--orange);letter-spacing:.02em}.inv-stat-label{font-size:.7rem;color:#eee9df73;margin-top:4px;text-transform:uppercase;letter-spacing:.07em}#testimonials{padding:110px 0;background:#fff}.testi-header{text-align:center;margin-bottom:60px}.testi-single-wrap{display:flex;align-items:center;gap:20px;max-width:800px;margin:0 auto}.testi-single-card{flex:1;background:var(--beige);border:1px solid rgba(201,193,177,.4);border-radius:var(--card-radius);padding:44px;box-shadow:0 8px 30px #2c3b4d0f}.testi-quote{font-size:2.5rem;color:var(--orange);font-family:Playfair Display,serif;line-height:1;margin-bottom:16px}.testi-text{font-size:.95rem;color:var(--text-mid);line-height:1.9;margin-bottom:28px;font-style:italic}.testi-author{display:flex;align-items:center;gap:14px}.testi-avatar{width:54px;height:54px;border-radius:50%;object-fit:cover;border:2px solid var(--oatmeal)}.testi-name{font-weight:700;font-size:.9rem;color:var(--text-dark)}.testi-role{font-size:.77rem;color:var(--text-mid);margin-top:2px}.testi-stars{color:var(--orange);font-size:.85rem;margin-bottom:12px}.testi-nav{display:flex;justify-content:center;gap:12px;margin-top:36px}.testi-dot{width:8px;height:8px;border-radius:50%;background:var(--oatmeal);cursor:pointer;transition:var(--trans)}.testi-dot.active{background:var(--orange);width:24px;border-radius:4px}.testi-btn{width:44px;height:44px;border-radius:50%;border:1.5px solid 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