:root{--navy:#0a1628;--gold:#DBB155;--gold-d:#b8913a;--cream:#faf7f1;--cream2:#f3ecdf;--white:#fff;--ink2:#46536a;
--serif:"Cormorant Garamond","Cormorant",Georgia,serif;--sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif}
*{box-sizing:border-box;margin:0;padding:0}
html{background:var(--cream);-webkit-text-size-adjust:100%}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-smooth{scroll-behavior:auto!important}
body{font-family:var(--sans);color:var(--navy);background:var(--cream);overflow-x:clip;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{color:inherit}
.vh{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* top bar */
.bar{position:fixed;top:0;left:0;right:0;z-index:50;display:flex;align-items:center;justify-content:space-between;gap:12px;
 padding:12px 16px;background:rgba(250,247,241,.92);border-bottom:1px solid rgba(10,22,40,.08)}
.bar .tag{font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;font-weight:600;line-height:1.3}
.bar .tag b{color:var(--gold-d);font-weight:700}
.bar .cta{flex:none;font-size:13px;font-weight:700;text-decoration:none;background:var(--navy);color:#fff;border-radius:999px;padding:11px 16px;min-height:44px;display:inline-flex;align-items:center}
.bar .home{font-size:12px;text-decoration:none;font-weight:600;color:var(--ink2);margin-right:auto;margin-left:14px;display:none}
@media(min-width:900px){.bar{padding:14px 32px}.bar .tag{font-size:12px}.bar .home{display:inline}}

/* progress path */
.prog{position:fixed;left:50%;bottom:calc(10px + env(safe-area-inset-bottom));z-index:49;width:min(92vw,560px);transform:translate3d(-50%,0,0);
 background:rgba(255,255,255,.94);border:1px solid rgba(10,22,40,.08);border-radius:999px;padding:9px 18px 8px;box-shadow:0 10px 30px rgba(10,22,40,.08);
 opacity:0;transition:opacity .4s ease;pointer-events:none}
.prog.on{opacity:1}
.prog .track{position:relative;height:2px;background:rgba(10,22,40,.12);margin:0 6px}
.prog .fill{position:absolute;inset:0;background:var(--gold);transform-origin:0 50%;transform:scaleX(0);will-change:transform}
.prog .stops{display:flex;justify-content:space-between;margin-top:7px}
.prog .stop{font-size:10px;letter-spacing:.08em;text-transform:uppercase;font-weight:700;color:rgba(10,22,40,.38);transition:color .3s}
.prog .stop.on{color:var(--navy)}
.prog .dots{position:absolute;inset:-4px 0;display:flex;justify-content:space-between}
.prog .dot{width:10px;height:10px;margin-top:0;border-radius:50%;background:#fff;border:2px solid rgba(10,22,40,.2);transition:border-color .3s,background .3s}
.prog .dot.on{border-color:var(--gold);background:var(--gold)}
@media(min-width:900px){.prog .stop{font-size:11px}}

/* type */
.kicker{font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;color:var(--gold-d)}
.display{font-family:var(--serif);font-weight:500;line-height:.95;letter-spacing:-.01em}
.split .w{display:inline-block;overflow:hidden;vertical-align:top;padding:.1em 0 .14em;margin:-.1em 0 -.14em}
.split .c,.split .wi{display:inline-block;will-change:transform}
.num{font-variant-numeric:tabular-nums lining-nums}

/* scenes */
.scene{position:relative}
.sticky{position:sticky;top:0;height:100lvh;overflow:hidden}
.layer{position:absolute;inset:0;will-change:transform,opacity;backface-visibility:hidden}
.layer img,.fill-img{width:100%;height:100%;object-fit:cover}
.card{position:absolute;background:rgba(255,255,255,.96);color:var(--navy);border-radius:16px;padding:16px 18px;box-shadow:0 18px 50px rgba(10,22,40,.14);will-change:transform,opacity;max-width:min(86vw,440px)}
.card h3{font-family:var(--serif);font-weight:600;font-size:clamp(28px,7vw,44px);line-height:1;margin:6px 0 8px}
.card p,.card li{font-size:15px;line-height:1.45;color:var(--ink2)}
.card ul{list-style:none}.card li{padding-left:16px;position:relative}.card li:before{content:"";position:absolute;left:0;top:.62em;width:7px;height:2px;background:var(--gold)}
.cap-bl{left:16px;top:calc(100svh - 190px)}
.cap-tl{left:16px;top:84px}
@media(min-width:900px){.cap-bl{left:48px;top:calc(100svh - 240px)}.cap-tl{left:48px;top:110px}.card{padding:22px 26px}}

/* hero */
.hero{height:230svh;background:var(--cream)}
.hero .head{position:absolute;left:0;right:0;top:84px;text-align:center;padding:0 16px;z-index:3;will-change:transform,opacity}
.hero h1{font-size:clamp(50px,14.5vw,148px);color:var(--navy)}
.hero .place{margin-top:12px;font-size:14px;letter-spacing:.06em;color:var(--ink2);font-weight:600}
.hero .ph{clip-path:inset(39% 5% 7% 5% round 22px);z-index:2}
.hero .ph img{transform:scale(1.22);transform-origin:50% 60%}
.hero .pcard{left:16px;right:16px;top:calc(100svh - 196px);max-width:none;z-index:4;display:flex;align-items:flex-end;justify-content:space-between;gap:10px;flex-wrap:wrap}
.hero .price{font-family:var(--serif);font-size:clamp(36px,9vw,58px);font-weight:600;line-height:1}
.hero .hint{font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--gold-d)}
@media(min-width:900px){.hero .head{top:104px}.hero .ph{clip-path:inset(42% 18% 6% 18% round 26px)}.hero .pcard{left:auto;right:48px;width:440px;top:calc(100svh - 230px)}}

/* facts */
.facts{background:var(--white);padding:96px 20px 90px}
.facts .inner{max-width:1080px;margin:0 auto}
.facts .lede{font-family:var(--serif);font-size:clamp(30px,7.4vw,62px);line-height:1.08;font-weight:500;margin:14px 0 46px}
.facts .lede .wi{opacity:.16}
.grid4{display:grid;grid-template-columns:1fr 1fr;gap:26px 18px}
.stat{border-top:1px solid rgba(10,22,40,.14);padding-top:14px}
.stat .v{font-family:var(--serif);font-size:clamp(48px,13vw,96px);font-weight:500;line-height:1}
.stat .v small{font-size:.42em;margin-left:4px}
.stat .l{font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:var(--ink2);margin-top:6px}
@media(min-width:900px){.grid4{grid-template-columns:repeat(4,1fr)}.facts{padding:150px 48px 140px}}

/* walk */
.walk{height:520svh;background:var(--cream)}
.walk .light{background:#fffdf8;opacity:0}
.walk .big{position:absolute;left:0;right:0;top:calc(50svh - 70px);text-align:center;z-index:6;pointer-events:none}
.walk .big .display{font-size:clamp(64px,19vw,190px);color:#fff;text-shadow:0 2px 4px rgba(10,22,40,.35),0 6px 40px rgba(10,22,40,.5)}

/* living split */
.living{height:420svh;background:var(--cream2)}
.living .bgword{position:absolute;top:calc(50svh - 18vw);left:0;white-space:nowrap;font-family:var(--serif);font-size:44vw;line-height:1;color:transparent;-webkit-text-stroke:1.5px rgba(10,22,40,.12);will-change:transform;z-index:0}
.living .field{position:absolute;right:-8vw;top:16svh;width:56vw;height:62svh;background:var(--gold);opacity:.28;border-radius:24px;will-change:transform;z-index:0}
.living .intro{position:absolute;left:20px;right:20px;top:84px;z-index:3;will-change:transform,opacity}
.living .intro h2{font-size:clamp(46px,12vw,110px)}
.living .intro p{margin-top:10px;font-size:15px;color:var(--ink2);max-width:420px}
.stage{clip-path:inset(34% 5% 9% 5% round 20px);z-index:2}
.half{position:absolute;top:0;bottom:0;width:50%;overflow:hidden;will-change:transform}
.half img{position:absolute;top:0;height:100%;width:200%;max-width:none;object-fit:cover}
.half.l{left:0}.half.l img{left:0}.half.r{right:0}.half.r img{right:0}
.hh{position:absolute;left:0;right:0;height:50%;overflow:hidden;will-change:transform}
.hh img{position:absolute;left:0;width:100%;height:200%;max-width:none;object-fit:cover}
.hh.t{top:0}.hh.t img{top:0}.hh.b{bottom:0}.hh.b img{bottom:0}
@media(min-width:900px){.stage{clip-path:inset(12% 6% 10% 42% round 26px)}.living .intro{left:48px;right:auto;width:34%;top:calc(50svh - 150px)}.living .bgword{font-size:30vw;top:calc(50svh - 15vw)}}

/* gallery 3d */
.gal{background:var(--white)}
.gal .sticky{display:flex;align-items:center}
.gal .track{display:flex;align-items:center;gap:4vw;padding:0 6vw;will-change:transform;perspective:1400px}
.gal .intro{flex:none;width:68vw;max-width:520px}
.gal .intro h2{font-size:clamp(46px,12vw,104px)}
.gal .intro p{font-size:15px;color:var(--ink2);margin-top:12px;max-width:380px}
.gal .intro .bigc{font-family:var(--serif);font-size:clamp(90px,26vw,200px);line-height:.9;color:var(--gold-d);margin-top:16px}
.gal .intro .bigc .lbl{font-size:16px;font-family:var(--sans);color:var(--navy);letter-spacing:.14em;text-transform:uppercase;font-weight:700;margin-left:6px;vertical-align:middle}
.gcard{flex:none;width:80vw;max-width:760px;transform-style:preserve-3d;will-change:transform,opacity}
.gcard .frame{height:min(56svh,520px);border-radius:18px;overflow:hidden;box-shadow:0 30px 60px rgba(10,22,40,.16)}
.gcard .frame img{width:116%;max-width:none;height:100%;object-fit:cover;margin-left:-8%;will-change:transform}
.gcard .lab{margin-top:14px;font-size:13px;letter-spacing:.12em;text-transform:uppercase;font-weight:700}
.gcard .lab span{color:var(--gold-d);margin-right:8px}
@media(min-width:900px){.gcard{width:52vw}.gal .intro{width:34vw}}

/* stack */
.stack{height:460svh;background:var(--cream)}
.stack .intro{position:absolute;left:20px;right:20px;top:80px;z-index:1}
.stack .intro h2{font-size:clamp(44px,11vw,100px)}
.scard{position:absolute;left:4vw;right:4vw;top:200px;bottom:calc(100lvh - 100svh + 74px);border-radius:20px;overflow:hidden;box-shadow:0 -10px 40px rgba(10,22,40,.12);will-change:transform;background:#fff;transform-origin:50% 0}
.scard img{width:100%;height:100%;object-fit:cover}
.scard .tagc{position:absolute;left:12px;bottom:12px;right:12px;max-width:420px;background:rgba(255,255,255,.96);border-radius:14px;padding:12px 14px}
.scard .tagc b{display:block;font-family:var(--serif);font-size:26px;font-weight:600;line-height:1.05}
.scard .tagc span{font-size:14px;color:var(--ink2)}
@media(min-width:900px){.stack .intro{left:48px;top:110px;width:30%}.scard{left:36%;right:48px;top:96px;bottom:calc(100lvh - 100svh + 90px)}.scard .tagc{left:20px;bottom:20px;padding:16px 20px}}

/* mosaic */
.mosaic{background:var(--white);padding:110px 16px 120px;overflow:hidden}
.mosaic .head{max-width:1080px;margin:0 auto 40px}
.mosaic .head .row{display:flex;align-items:flex-end;gap:14px}
.mosaic .bigc{font-family:var(--serif);font-size:clamp(110px,32vw,260px);line-height:.8;color:var(--navy)}
.mosaic .head h2{font-size:clamp(36px,9vw,72px);padding-bottom:10px}
.mosaic .head p{font-size:15px;color:var(--ink2);margin-top:14px}
.cols{display:grid;grid-template-columns:1fr 1fr;gap:12px;max-width:1080px;margin:0 auto}
.col{display:flex;flex-direction:column;gap:12px;will-change:transform}
.col .ph{border-radius:14px;overflow:hidden;aspect-ratio:3/4}
.col .ph img{width:100%;height:100%;object-fit:cover}
.col.b{margin-top:70px}
.lowerlv{max-width:1080px;margin:80px auto 0}
.lowerlv .curtain{border-radius:18px;overflow:hidden;aspect-ratio:4/3;clip-path:inset(0 50% 0 50%);will-change:clip-path}
.lowerlv .curtain img{width:100%;height:100%;object-fit:cover;transform:scale(1.15);will-change:transform}
.lowerlv h3{font-family:var(--serif);font-size:clamp(34px,8vw,60px);font-weight:500;margin:22px 0 8px}
.lowerlv ul{list-style:none;color:var(--ink2);font-size:15px;line-height:1.6}
@media(min-width:900px){.cols{grid-template-columns:repeat(3,1fr);gap:20px}.col.c{margin-top:140px}.lowerlv{display:grid;grid-template-columns:1.5fr 1fr;gap:48px;align-items:center}.mosaic{padding:160px 48px}}
@media(max-width:899px){.col.c{display:none}}

/* outside */
.out{height:560svh;background:var(--cream)}
.out .pool{clip-path:inset(100% 0 0 0)}
.out .cnt{font-family:var(--serif);font-size:clamp(54px,15vw,110px);line-height:1;font-weight:500;color:var(--navy)}
.out .cnt i{font-style:normal;color:var(--gold-d)}

/* closing */
.closing{background:var(--cream);padding-bottom:120px}
.closing .pic{height:72svh;overflow:hidden;position:relative}
.closing .pic img{width:100%;height:120%;object-fit:cover;will-change:transform;transform:translate3d(0,-8%,0)}
.closing .panel{position:relative;margin:-90px 14px 0;background:#fff;border-radius:22px;padding:28px 20px 26px;box-shadow:0 30px 70px rgba(10,22,40,.14);max-width:760px}
.closing h2{font-size:clamp(42px,11vw,86px)}
.closing .meta{margin-top:10px;font-size:15px;color:var(--ink2)}
.closing .price2{font-family:var(--serif);font-size:34px;font-weight:600;margin-top:8px}
form{margin-top:22px;display:grid;gap:12px}
label{font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;display:grid;gap:6px}
input,select,textarea{font:16px var(--sans);color:var(--navy);border:1px solid rgba(10,22,40,.2);border-radius:12px;padding:13px 14px;background:#fff;min-height:48px;width:100%}
textarea{min-height:90px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);outline-offset:1px}
button{font:700 16px var(--sans);background:var(--navy);color:#fff;border:0;border-radius:999px;min-height:52px;padding:0 24px;cursor:pointer}
.note{font-size:13px;color:var(--ink2)}
.sent{display:none;background:var(--cream2);border-left:3px solid var(--gold);padding:14px 16px;border-radius:10px;font-size:15px;line-height:1.45}
.sent.show{display:block}
.contact{display:flex;gap:10px;flex-wrap:wrap;margin-top:18px}
.contact a{display:inline-flex;align-items:center;min-height:48px;padding:0 18px;border-radius:999px;border:1px solid rgba(10,22,40,.2);text-decoration:none;font-weight:700;font-size:15px}
footer{padding:36px 20px 110px;text-align:center;font-size:13px;color:var(--ink2);line-height:1.7;background:var(--cream)}
footer b{color:var(--navy)}
@media(min-width:900px){.closing .panel{margin:-140px auto 0;padding:44px 48px}form{grid-template-columns:1fr 1fr}form .full{grid-column:1/-1}}

/* hub */
.hub{min-height:100svh;padding:110px 18px 60px;max-width:1180px;margin:0 auto}
.hub h1{font-size:clamp(46px,12vw,110px)}
.hub .lst{display:grid;gap:22px;margin-top:40px}
.hub a.item{display:block;text-decoration:none;background:#fff;border-radius:20px;overflow:hidden;box-shadow:0 20px 50px rgba(10,22,40,.1)}
.hub a.item .im{aspect-ratio:16/10;overflow:hidden}.hub a.item img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.hub a.item:hover img{transform:scale(1.04)}
.hub a.item .tx{padding:18px 20px 22px}.hub a.item h2{font-family:var(--serif);font-size:36px;font-weight:600;line-height:1}
.hub a.item p{color:var(--ink2);margin-top:6px;font-size:15px}
@media(min-width:900px){.hub .lst{grid-template-columns:1fr 1fr}}

/* reduced motion / no-js: everything static, readable */
html:not(.anim) .scene{height:auto!important}
html:not(.anim) .sticky{position:relative;height:auto;overflow:visible;display:block}
html:not(.anim) .layer{position:relative;inset:auto;opacity:1!important;clip-path:none!important;height:70svh}
html:not(.anim) .layer img{transform:none!important}
html:not(.anim) .walk .light,html:not(.anim) .walk .big,html:not(.anim) .living .bgword,html:not(.anim) .living .field{display:none}
html:not(.anim) .card{position:relative;inset:auto;margin:-40px 16px 30px;opacity:1!important;transform:none!important}
html:not(.anim) .hero .head,html:not(.anim) .living .intro,html:not(.anim) .stack .intro{position:relative;top:auto;left:auto;right:auto;width:auto;padding:90px 20px 24px}
html:not(.anim) .stage{clip-path:none}
html:not(.anim) .half,html:not(.anim) .hh{position:relative;width:100%;height:auto;transform:none!important}
html:not(.anim) .half img,html:not(.anim) .hh img{position:relative;width:100%;height:auto}
html:not(.anim) .half.r,html:not(.anim) .hh.b{display:none}
html:not(.anim) .gal .track{flex-direction:column;transform:none!important;padding:60px 16px}
html:not(.anim) .gcard{width:100%;transform:none!important;opacity:1!important}
html:not(.anim) .scard{position:relative;inset:auto;height:60svh;margin:16px;transform:none!important}
html:not(.anim) .lowerlv .curtain{clip-path:none}
html:not(.anim) .split .c,html:not(.anim) .split .wi{transform:none!important;opacity:1!important}
html:not(.anim) .facts .lede .wi{opacity:1}
html:not(.anim) .prog{display:none}

.phwrap{position:absolute;inset:0;z-index:2;will-change:transform,opacity}
html:not(.anim) .phwrap{position:relative}
html:not(.anim) .gal .track{perspective:none}html:not(.anim) .gcard{transform-style:flat}html:not(.anim) .gcard *,html:not(.anim) .col{will-change:auto}