:root{
  --ink:#0b1118;
  --ink-2:#111922;
  --ink-3:#18232f;
  --paper:#ffffff;
  --paper-2:#f8f5ef;
  --paper-3:#f1ece4;
  --gold:#d8b16f;
  --gold-2:#edcf98;
  --gold-dark:#b78d4d;
  --text:#161a1f;
  --muted:#6a7078;
  --line:#e7e2da;
  --line-dark:rgba(255,255,255,.12);
  --shadow:0 20px 60px rgba(10,16,24,.16);
  --shadow-soft:0 12px 34px rgba(10,16,24,.08);
  --radius:22px;
  --max:min(1320px,calc(100% - 64px));
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:Inter,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;color:var(--text);background:#fff;line-height:1.5}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
button,input,select,textarea{font:inherit}
.wrap{width:var(--max);margin:0 auto}
.serif,h1,h2,h3{font-family:Georgia,"Times New Roman",serif;font-weight:400;letter-spacing:-.02em}
.eyebrow{display:block;text-transform:uppercase;letter-spacing:.2em;font-size:.76rem;font-weight:700;color:var(--gold-dark);margin-bottom:12px}
.section{padding:70px 0}
.section-title{font-size:clamp(2.2rem,4vw,4.6rem);line-height:.98;margin:0}
.section-sub{color:var(--muted);max-width:720px;font-size:1rem}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.7rem;border:0;border-radius:8px;padding:14px 22px;font-weight:700;cursor:pointer;transition:transform .25s ease,background .25s ease,box-shadow .25s ease}
.btn:hover{transform:translateY(-2px)}
.btn.gold{background:linear-gradient(135deg,var(--gold-2),var(--gold));color:#22180c;box-shadow:0 12px 28px rgba(216,177,111,.24)}
.btn.dark{background:var(--ink);color:white}
.btn.outline{border:1px solid rgba(255,255,255,.4);background:rgba(0,0,0,.15);color:white;backdrop-filter:blur(8px)}

/* header */
.site-header{position:fixed;top:0;left:0;right:0;z-index:50;transition:.3s ease}
.site-header.scrolled{background:rgba(7,10,15,.9);backdrop-filter:blur(18px);box-shadow:0 8px 30px rgba(0,0,0,.2);border-bottom:1px solid rgba(255,255,255,.08)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:18px 0}
.brand{display:flex;align-items:center;gap:12px;color:#fff}
.brand img{width:72px;height:auto}
.brand-meta{display:none}
.nav-links{display:flex;align-items:center;gap:28px;color:#fff;font-size:.92rem}
.nav-links a{position:relative;opacity:.96}
.nav-links a:after{content:"";position:absolute;left:0;right:0;bottom:-8px;height:2px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:.25s ease}
.nav-links a:hover:after,.nav-links a.active:after{transform:scaleX(1)}
.nav-links .btn:after{display:none}
.location-pill{font-size:.82rem;color:rgba(255,255,255,.88);white-space:nowrap}
.menu-btn{display:none;border:0;background:none;color:#fff;font-size:1.8rem;padding:6px}
.mobile-panel{display:none;position:fixed;top:78px;left:18px;right:18px;padding:16px;background:rgba(11,17,24,.97);border:1px solid rgba(255,255,255,.1);border-radius:16px;z-index:49;box-shadow:var(--shadow)}
.mobile-panel.open{display:flex;flex-direction:column;gap:4px}
.mobile-panel a{padding:12px 10px;color:#fff;border-bottom:1px solid rgba(255,255,255,.08)}
.mobile-panel a:last-child{border-bottom:0}

/* hero */
.hero{position:relative;min-height:790px;color:#fff;background:var(--ink);overflow:hidden;display:flex;align-items:flex-end;padding:130px 0 30px}
.hero-bg{position:absolute;inset:0;background:url('assets/hero-dubai.png') center 56%/cover no-repeat;transform:scale(1.015)}
.hero-bg:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,12,18,.88) 0%,rgba(8,12,18,.55) 41%,rgba(8,12,18,.22) 68%,rgba(8,12,18,.32) 100%),linear-gradient(180deg,rgba(8,12,18,.05) 0%,rgba(8,12,18,.13) 50%,rgba(8,12,18,.68) 100%)}
.hero-inner{position:relative;z-index:2}
.hero-main{display:grid;grid-template-columns:minmax(0,1.08fr) minmax(260px,.35fr);gap:40px;align-items:end}
.hero-copy{max-width:730px;padding-bottom:24px}
.hero-copy .eyebrow{color:#edca92;margin-bottom:16px}
.hero h1{font-size:clamp(3.2rem,6vw,6.5rem);line-height:.92;margin:0 0 18px;color:#fff}
.hero .sub{font-size:1.08rem;color:rgba(255,255,255,.86);max-width:650px;margin:0 0 24px}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap}
.hero-side{justify-self:end;align-self:end;text-align:right;text-transform:uppercase;letter-spacing:.2em;font-size:.76rem;color:rgba(255,255,255,.86);padding:0 10px 80px 0}
.hero-side:before{content:"";display:block;width:40px;height:1px;background:rgba(255,255,255,.4);margin:0 0 18px auto}
.hero-side span{display:block}
.hero-bottom-note{margin:22px 0 18px;text-transform:uppercase;letter-spacing:.16em;font-size:.74rem;color:rgba(255,255,255,.8)}
.hero-bottom-note:before{content:"";display:block;width:42px;height:1px;background:rgba(255,255,255,.38);margin-bottom:8px}
.search-shell{background:#0c1219;padding:14px;border-radius:12px;box-shadow:0 18px 45px rgba(0,0,0,.3);border:1px solid rgba(255,255,255,.08)}
.search-grid{display:grid;grid-template-columns:1.1fr 1.1fr 1.05fr 1fr 140px;gap:10px}
.search-cell{display:flex;align-items:center;gap:12px;min-height:64px;border-radius:8px;border:1px solid rgba(255,255,255,.08);background:#171f29;padding:12px 14px}
.search-icon{font-size:1.1rem;color:var(--gold-2)}
.search-label small{display:block;color:#aab2bc;font-size:.72rem;margin-bottom:2px}
.search-label strong{display:block;color:#fff;font-size:.92rem;font-weight:600}
.search-btn{border:0;border-radius:8px;background:linear-gradient(135deg,var(--gold-2),var(--gold));font-weight:700;color:#23180c;cursor:pointer}

/* stats */
.stats{background:#fff;border-bottom:1px solid var(--line)}
.stats-row{display:grid;grid-template-columns:1.6fr repeat(4,1fr);align-items:center;padding:22px 0}
.stats-intro{font-size:.76rem;letter-spacing:.17em;text-transform:uppercase;color:#767c84}
.stat{text-align:center;padding:0 20px;border-left:1px solid var(--line)}
.stat strong{display:block;font-family:Georgia,"Times New Roman",serif;font-size:2rem;font-weight:400}
.stat span{font-size:.82rem;color:var(--muted)}

/* featured */
.featured-head{display:flex;justify-content:space-between;align-items:end;gap:30px;margin-bottom:28px}
.featured-head h2{font-size:clamp(2.3rem,3.9vw,4.2rem);line-height:1;margin:0}
.view-link{font-weight:700;font-size:.9rem;border-bottom:1px solid #1c232b;padding-bottom:4px}
.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.property-card{border:1px solid #ebe6df;border-radius:8px;overflow:hidden;background:#fff;box-shadow:var(--shadow-soft);transition:transform .28s ease,box-shadow .28s ease}
.property-card:hover{transform:translateY(-5px);box-shadow:0 18px 46px rgba(10,16,24,.12)}
.property-media{position:relative;aspect-ratio:4/3;overflow:hidden}
.property-media img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease}
.property-card:hover img{transform:scale(1.04)}
.badge{position:absolute;top:12px;left:12px;background:rgba(16,24,34,.68);backdrop-filter:blur(6px);color:#fff;padding:7px 10px;border-radius:4px;text-transform:uppercase;letter-spacing:.12em;font-size:.64rem}
.fav{position:absolute;right:12px;top:12px;width:34px;height:34px;border-radius:50%;display:grid;place-items:center;background:rgba(10,16,24,.55);color:#fff;border:1px solid rgba(255,255,255,.2)}
.property-body{padding:14px 14px 16px}
.property-body h3{font-size:1.45rem;line-height:1.05;margin:0 0 9px}
.meta{display:flex;gap:8px;flex-wrap:wrap;color:#6d737b;font-size:.82rem;margin-bottom:7px}
.meta span+span:before{content:"·";margin-right:8px}
.price{font-size:1.45rem;font-weight:700}

/* services */
.services{position:relative;background:#0b1117;color:#fff;overflow:hidden;padding:58px 0 46px}
.services:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,12,18,.96),rgba(8,12,18,.86)),url('assets/hero-dubai.png') center/cover no-repeat;opacity:1}
.services .wrap{position:relative;z-index:1}
.services h2{font-size:clamp(2.2rem,3.8vw,4rem);margin:0 0 26px}
.service-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.service-item{padding:12px 30px 6px;border-right:1px solid rgba(255,255,255,.16)}
.service-item:first-child{padding-left:0}.service-item:last-child{border-right:0}
.service-icon{width:48px;height:48px;display:grid;place-items:center;color:var(--gold-2);font-size:1.9rem;margin-bottom:14px}
.service-item h3{font-family:Inter,system-ui,sans-serif;font-size:1rem;font-weight:700;margin:0 0 7px}
.service-item p{font-size:.84rem;color:rgba(255,255,255,.76);margin:0 0 10px}
.service-item a{font-size:.8rem;color:#f1ca8d;font-weight:700}

/* developers */
.developers{padding:28px 0 24px;background:#fff;border-bottom:1px solid var(--line)}
.dev-title{margin-bottom:18px}
.dev-title .eyebrow{margin-bottom:4px}
.dev-title h2{font-size:1.8rem;margin:0}
.dev-row{display:grid;grid-template-columns:repeat(8,1fr);gap:20px;align-items:center}
.dev-logo{text-align:center;font-weight:800;letter-spacing:.04em;font-size:1.15rem;color:#20252b;white-space:nowrap}
.dev-logo small{display:block;font-size:.58rem;font-weight:500;letter-spacing:.09em;color:#7e848c;margin-top:2px}

/* investment */
.investment{display:grid;grid-template-columns:1.05fr 1.15fr;background:#fff}
.investment-image{min-height:430px;background:url('assets/investment-interior.png') center/cover no-repeat;position:relative}
.investment-image:after{content:"STRATEGIC INVESTMENTS\A LASTING VALUE";white-space:pre;position:absolute;left:44px;bottom:36px;color:#fff;text-transform:uppercase;letter-spacing:.18em;font-size:.72rem;text-shadow:0 2px 12px rgba(0,0,0,.4)}
.investment-copy{display:grid;grid-template-columns:1.25fr .75fr;gap:26px;padding:52px 56px;background:#fbfaf8}
.investment-copy h2{font-size:clamp(2.5rem,4vw,4.6rem);line-height:.95;margin:0 0 18px}
.investment-copy p{color:var(--muted);font-size:.95rem;margin:0 0 22px}
.invest-points{border-left:1px solid var(--line);padding-left:24px;display:grid;align-content:center;gap:18px}
.invest-point{display:grid;grid-template-columns:38px 1fr;gap:12px;align-items:start}
.invest-point .ico{width:36px;height:36px;border-radius:50%;display:grid;place-items:center;border:1px solid #e5d8c4;color:var(--gold-dark)}
.invest-point b{display:block;font-size:.84rem}
.invest-point span{font-size:.76rem;color:var(--muted)}

/* why */
.why{position:relative;background:#0b1118;color:#fff;overflow:hidden;padding:42px 0}
.why:after{content:"";position:absolute;right:0;top:0;width:38%;height:100%;background:linear-gradient(90deg,rgba(11,17,24,.75),rgba(11,17,24,.3)),url('assets/investment-interior.png') center/cover no-repeat;opacity:.75}
.why .wrap{position:relative;z-index:1}
.why-head h2{font-size:2.3rem;margin:0 0 24px}
.why-grid{display:grid;grid-template-columns:repeat(4,1fr);width:74%}
.why-item{padding:4px 24px 4px 0;margin-right:24px;border-right:1px solid rgba(255,255,255,.14)}
.why-item:last-child{border-right:0}
.why-icon{font-size:1.8rem;color:var(--gold-2);margin-bottom:10px}
.why-item h3{font-family:Inter,system-ui,sans-serif;font-size:.95rem;font-weight:700;margin:0 0 5px}
.why-item p{font-size:.78rem;color:rgba(255,255,255,.72);margin:0}

/* cta/footer */
.cta{padding:24px 0;background:#f7f4ee;border-bottom:1px solid var(--line)}
.cta-row{display:flex;align-items:center;justify-content:space-between;gap:24px}
.cta h2{font-size:2rem;margin:0 0 3px}
.cta p{margin:0;color:var(--muted)}
.footer{background:#0a1016;color:#fff;padding:24px 0 16px}
.footer-main{display:grid;grid-template-columns:1.1fr 1.7fr .9fr;gap:30px;align-items:center;padding-bottom:20px;border-bottom:1px solid rgba(255,255,255,.08)}
.footer-links{display:flex;justify-content:center;gap:30px;font-size:.78rem;color:rgba(255,255,255,.74)}
.footer-social{display:flex;align-items:center;justify-content:flex-end;gap:9px}
.social{width:34px;height:34px;border-radius:50%;display:grid;place-items:center;border:1px solid rgba(255,255,255,.18);font-size:.78rem;color:#fff}
.footer-location{text-align:right;font-size:.74rem;color:rgba(255,255,255,.72);margin-top:10px}
.footer-bottom{display:flex;justify-content:space-between;gap:24px;align-items:center;padding-top:13px;font-size:.72rem;color:rgba(255,255,255,.55)}

/* pages */
.page-hero{position:relative;min-height:460px;padding:160px 0 70px;color:#fff;display:flex;align-items:flex-end;background:#0b1118;overflow:hidden}
.page-hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(7,10,15,.86),rgba(7,10,15,.35)),var(--page-image) center/cover no-repeat}
.page-hero .wrap{position:relative;z-index:1}
.page-hero h1{font-size:clamp(3.2rem,5.6vw,6.2rem);line-height:.95;margin:0 0 14px;max-width:900px}
.page-hero p{max-width:700px;color:rgba(255,255,255,.82)}
.page-layout{display:grid;grid-template-columns:280px 1fr;gap:26px}
.filter{position:sticky;top:110px;align-self:start;background:#fff;border:1px solid var(--line);border-radius:14px;padding:20px;box-shadow:var(--shadow-soft)}
.filter h3{font-size:1.65rem;margin:0 0 16px}
.form-group{margin-bottom:14px}
.form-group label{display:block;font-size:.82rem;font-weight:700;margin-bottom:7px}
.control{width:100%;padding:12px;border:1px solid #ddd7ce;border-radius:8px;background:#fff}
.property-grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:36px;align-items:center}
.about-grid img{width:100%;border-radius:16px;box-shadow:var(--shadow)}
.values{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.value{padding:22px;border:1px solid var(--line);border-radius:12px;background:#fff}
.value h3{font-size:1.35rem;margin:8px 0}
.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:24px}
.contact-card{padding:28px;background:#0e151e;color:#fff;border-radius:16px}
.contact-card p{color:rgba(255,255,255,.75)}
.contact-box{padding:17px;border:1px solid rgba(255,255,255,.1);border-radius:10px;background:rgba(255,255,255,.04);margin-top:12px}
.contact-form{padding:28px;border:1px solid var(--line);border-radius:16px;background:#fff;box-shadow:var(--shadow-soft)}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
textarea.control{min-height:130px;resize:vertical}

/* motion */
[data-reveal]{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
[data-reveal="left"]{transform:translateX(-24px)}
[data-reveal="right"]{transform:translateX(24px)}
[data-reveal].visible{opacity:1;transform:none}
.delay-1{transition-delay:.08s}.delay-2{transition-delay:.16s}.delay-3{transition-delay:.24s}

@media(max-width:1120px){
  .nav-links{gap:18px}.location-pill{display:none}
  .cards{grid-template-columns:repeat(2,1fr)}
  .service-grid{grid-template-columns:repeat(2,1fr);gap:26px}.service-item{border-right:0;padding:0}
  .dev-row{grid-template-columns:repeat(4,1fr)}
  .investment{grid-template-columns:1fr}.investment-image{min-height:380px}
  .why-grid{width:100%}
  .stats-row{grid-template-columns:1fr 1fr 1fr}.stats-intro{grid-column:1/-1;text-align:center;margin-bottom:14px}.stat:nth-child(2){border-left:0}
  .page-layout{grid-template-columns:1fr}.filter{position:static}
}
@media(max-width:860px){
  :root{--max:min(100% - 30px,1320px)}
  .nav-links,.nav .btn.gold{display:none}.menu-btn{display:block}.brand img{width:62px}
  .hero{min-height:720px;padding-top:110px}.hero-main{grid-template-columns:1fr}.hero-side{display:none}.hero h1{font-size:clamp(3rem,11vw,5rem)}
  .search-grid{grid-template-columns:1fr 1fr}.search-btn{min-height:56px;grid-column:1/-1}
  .featured-head{align-items:flex-start;flex-direction:column}.cards{grid-template-columns:1fr 1fr}
  .investment-copy{grid-template-columns:1fr;padding:36px 24px}.invest-points{border-left:0;border-top:1px solid var(--line);padding:22px 0 0}
  .why:after{display:none}.why-grid{grid-template-columns:1fr 1fr}.why-item{margin-right:0;border-right:0;border-bottom:1px solid rgba(255,255,255,.1);padding:14px 14px 18px 0}
  .footer-main{grid-template-columns:1fr}.footer-links{justify-content:flex-start;flex-wrap:wrap}.footer-social{justify-content:flex-start}.footer-location{text-align:left}
  .page-hero{min-height:410px}.about-grid,.contact-grid{grid-template-columns:1fr}.values{grid-template-columns:1fr 1fr}
}
@media(max-width:560px){
  .section{padding:54px 0}.stats-row{grid-template-columns:1fr 1fr}.stat{padding:12px 6px}.stat:nth-child(odd){border-left:0}
  .cards,.property-grid-2,.why-grid,.values,.form-row{grid-template-columns:1fr}.search-grid{grid-template-columns:1fr}.search-btn{grid-column:auto}
  .dev-row{grid-template-columns:repeat(2,1fr)}.cta-row{align-items:flex-start;flex-direction:column}.footer-bottom{align-items:flex-start;flex-direction:column}
  .hero{min-height:760px}.hero-copy .sub{font-size:.98rem}.hero-actions{flex-direction:column;align-items:stretch}.hero-actions .btn{width:100%}
}