@font-face{font-family:"Jost";font-style:normal;font-weight:300 500;font-display:swap;src:url(/fonts/jost-latin.woff2) format("woff2")}
@font-face{font-family:"Cormorant Garamond";font-style:italic;font-weight:300 400;font-display:swap;src:url(/fonts/cormorant-garamond-italic-latin.woff2) format("woff2")}

:root{
  color-scheme:dark;
  --night:#17302F; --night-2:#1D3A38; --ivory:#EDE8E0; --stone:#A9A397; --stone-dark:#5E5850;
  --bronze:#B8906A; --bronze-hi:#D2AD86; --bronze-dk:#8A6644; --line:rgba(237,232,224,.14); --line-dark:rgba(17,17,16,.14);
  --ink:#10211F; --wa:#1FA855;
  --sans:"Jost", "Futura", "Avenir Next", "Helvetica Neue", Arial, sans-serif;
  --serif:"Cormorant Garamond", "Didot", Georgia, serif;
  --max:1320px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body{margin:0;background:var(--night);color:var(--ivory);font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
a{color:inherit}
img{max-width:100%;display:block}
:focus-visible{outline:1px solid var(--bronze-hi);outline-offset:4px}
.wrap{max-width:var(--max);margin:0 auto;padding-inline:clamp(16px,4vw,48px)}
h1,h2,h3{margin:0;font-weight:400;text-wrap:balance}
p{margin:0}
.cap{font-size:12px;letter-spacing:.24em;text-transform:uppercase;font-weight:400}
.it{font-family:var(--serif);font-style:italic;font-weight:300;text-transform:none;letter-spacing:0}
.display{font-size:clamp(34px,5vw,72px);line-height:1.04;letter-spacing:.04em;text-transform:uppercase;font-weight:300}
.display .it{font-size:1.08em;letter-spacing:-.01em}
.site[data-lang="de"] [data-l="en"], .site[data-lang="en"] [data-l="de"]{display:none!important}

header.top{position:absolute;top:0;left:0;right:0;z-index:20;padding-top:env(safe-area-inset-top,0px)}
.top .wrap{display:flex;align-items:center;height:88px;gap:36px}
.brand{order:-1;margin-right:auto}
nav.main{display:flex;gap:28px}
nav.main a{white-space:nowrap}
nav.main a{text-decoration:none;font-size:12px;letter-spacing:.2em;text-transform:uppercase;opacity:.85}
nav.main a:hover{opacity:1;color:var(--bronze-hi)}
.brand img{height:30px;width:auto}
.tools{display:flex;justify-content:flex-end;align-items:center;gap:18px}
.lang{display:flex;gap:2px;font-size:12px;letter-spacing:.16em}
.lang button{all:unset;cursor:pointer;padding:4px 6px;opacity:.55}
.lang button[aria-pressed="true"]{opacity:1;border-bottom:1px solid var(--bronze)}
.lang button:focus-visible{outline:1px solid var(--bronze-hi)}
.pill{display:inline-flex;align-items:center;gap:10px;border:1px solid rgba(237,232,224,.45);border-radius:999px;padding:10px 18px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;text-decoration:none;transition:background .3s,color .3s}
.pill:hover{background:var(--ivory);color:var(--ink)}
@media (max-width:1100px){nav.main{display:none}}
@media (max-width:420px){.brand img{height:24px}.pill{padding:8px 12px}}

.hero{position:relative;min-height:min(60vh,540px);display:flex;align-items:flex-end;overflow:hidden;isolation:isolate}
.hero > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;filter:saturate(.75)}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(12,30,29,.55) 0%,rgba(12,30,29,.45) 45%,rgba(12,30,29,.82) 100%)}
.hero-copy{width:100%;padding-block:130px clamp(44px,6vw,80px);display:flex;flex-direction:column;align-items:flex-start;gap:24px}
.hero .kicker{font-size:12px;letter-spacing:.24em;text-transform:uppercase;opacity:.8}
.hero h1{font-size:clamp(34px,4.4vw,62px);line-height:1.08;letter-spacing:.02em;text-transform:uppercase;font-weight:300;max-width:22ch}
.hero .sub{max-width:48ch;font-size:clamp(16px,1.3vw,18px);opacity:.85}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:8px}
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 28px;border-radius:999px;font-family:var(--sans);font-size:12px;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;cursor:pointer;border:1px solid transparent;transition:background .3s,color .3s,border-color .3s;font-weight:400}
.btn.solid{background:var(--ivory);color:var(--ink)}
.btn.solid:hover{background:#fff}
.btn.line{border-color:rgba(237,232,224,.5);color:var(--ivory)}
.btn.line:hover{background:var(--ivory);color:var(--ink)}
.wordmark img{width:100%;height:auto}

.light{background:var(--ivory);color:var(--ink)}
.light .muted{color:var(--stone-dark)}
.section{padding-block:clamp(80px,11vw,160px)}
.label{display:flex;align-items:center;gap:14px;color:var(--bronze)}
.label::before{content:"";width:36px;height:1px;background:currentColor}
.light .label{color:var(--bronze-dk)}

.about{display:grid;grid-template-columns:7fr 5fr;gap:clamp(32px,6vw,96px);align-items:center}
.about .display{margin-top:28px}
.about .body{display:grid;gap:20px;margin-top:40px;max-width:58ch;font-size:18px}
.about figure{margin:0}
.about figure img{width:100%;aspect-ratio:1/1;max-height:440px;object-fit:cover;object-position:30% 55%}
.about figcaption{margin-top:12px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone-dark)}
.values{display:grid;grid-template-columns:repeat(3,1fr);margin-top:clamp(56px,7vw,96px);border-top:1px solid var(--line-dark)}
.values div{padding:28px 28px 0 0}
.values div + div{padding-left:28px;border-left:1px solid var(--line-dark)}
.values h3{font-size:14px;letter-spacing:.22em;text-transform:uppercase;font-weight:500}
.values p{margin-top:10px;color:var(--stone-dark);font-size:16px}
@media (max-width:900px){.about{grid-template-columns:1fr}.about figure img{aspect-ratio:4/3}.values{grid-template-columns:1fr}.values div + div{padding-left:0;border-left:0;border-top:1px solid var(--line-dark)}.values div{padding-bottom:24px}}

.facts{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}
.fact{padding:clamp(36px,4vw,56px) 24px clamp(36px,4vw,56px) 0}
.fact + .fact{padding-left:24px;border-left:1px solid var(--line)}
.fact .n{font-size:clamp(40px,4.4vw,64px);line-height:1;font-weight:300;letter-spacing:.02em}
.fact .n .it{color:var(--bronze-hi)}
.fact p{margin-top:14px;font-size:14px;color:var(--stone);max-width:26ch}
@media (max-width:900px){.facts{grid-template-columns:1fr 1fr}.fact:nth-child(3){padding-left:0;border-left:0}.fact:nth-child(n+3){border-top:1px solid var(--line)}}
@media (max-width:440px){.facts{grid-template-columns:1fr}.fact + .fact{padding-left:0;border-left:0;border-top:1px solid var(--line)}}

.svc-head{display:flex;justify-content:space-between;align-items:end;gap:24px 60px;flex-wrap:wrap}
.svc-head p{max-width:44ch;color:var(--stone)}
.cards{display:grid;grid-template-columns:1fr 1fr;gap:clamp(16px,2vw,28px);margin-top:clamp(40px,5vw,72px)}
.card{position:relative;overflow:hidden;min-height:clamp(460px,50vw,680px);display:flex;flex-direction:column;justify-content:flex-end;padding:clamp(24px,3vw,44px);isolation:isolate;text-decoration:none}
.card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.card::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(12,30,29,0) 25%,rgba(12,30,29,.9) 100%)}
.card:hover img{transform:scale(1.05)}
.card .tag{position:absolute;top:clamp(24px,3vw,44px);left:clamp(24px,3vw,44px);font-size:12px;letter-spacing:.24em;text-transform:uppercase;border:1px solid rgba(237,232,224,.5);border-radius:999px;padding:8px 14px;background:rgba(12,30,29,.25);backdrop-filter:blur(4px)}
.card h3{font-size:clamp(30px,3.4vw,48px);line-height:1.05;text-transform:uppercase;letter-spacing:.04em;font-weight:300}
.card p{margin-top:14px;max-width:44ch;color:#DDD7CD;font-size:16px}
.card ul{list-style:none;padding:0;margin:20px 0 0;display:flex;flex-wrap:wrap;gap:8px}
.card li{font-size:12px;letter-spacing:.1em;border:1px solid rgba(237,232,224,.32);border-radius:999px;padding:6px 12px}
.card .go{margin-top:26px;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze-hi)}
.steps{display:grid;grid-template-columns:repeat(4,1fr);margin-top:clamp(56px,7vw,96px);border-top:1px solid var(--line)}
.step{padding:28px 24px 0 0}
.step + .step{padding-left:24px;border-left:1px solid var(--line)}
.step .no{font-family:var(--serif);font-style:italic;font-size:42px;line-height:1;color:var(--bronze-hi)}
.step h3{margin-top:18px;font-size:14px;letter-spacing:.22em;text-transform:uppercase;font-weight:500}
.step p{margin-top:10px;font-size:15px;color:var(--stone)}
.cert{margin-top:48px;font-size:14px;color:var(--stone);max-width:80ch}
@media (max-width:900px){.cards{grid-template-columns:1fr}.steps{grid-template-columns:1fr 1fr}.step:nth-child(3){padding-left:0;border-left:0}.step{padding-bottom:28px}}
@media (max-width:440px){.steps{grid-template-columns:1fr}.step + .step{padding-left:0;border-left:0;border-top:1px solid var(--line)}}

/* off-plan areas */
.op-head{display:grid;grid-template-columns:7fr 5fr;gap:24px 60px;align-items:end}
.op-head p{color:var(--stone-dark)}
.areas{display:grid;grid-template-columns:repeat(3,1fr);gap:48px 28px;margin-top:clamp(40px,5vw,64px)}
.area{padding-top:22px;border-top:1px solid var(--line-dark);display:flex;flex-direction:column;gap:14px}
.area-img{position:relative;aspect-ratio:3/2;max-width:100%;overflow:hidden;background:#D9D2C6}
.area-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s cubic-bezier(.2,.7,.2,1)}
.area:hover .area-img img{transform:scale(1.04)}
.area-img .emirate{position:absolute;top:10px;left:10px;font-size:10px;letter-spacing:.22em;text-transform:uppercase;background:rgba(237,232,224,.9);padding:4px 8px;color:var(--ink)}
.minimap{display:none}
.minimap svg{display:block;width:100%;height:100%}
.minimap .lm{font-family:var(--sans);font-size:15px;letter-spacing:.14em;text-transform:uppercase;fill:#6E665B}
.minimap .zone{fill:rgba(138,102,68,.16);stroke:#8A6644;stroke-width:1.4;stroke-dasharray:4 4}
.minimap .pin{fill:#10211F}
.minimap .pulse-ring{fill:none;stroke:#8A6644;stroke-width:1.2;transform-box:fill-box;transform-origin:center;animation:ring 2.6s ease-out infinite}
@keyframes ring{from{transform:scale(.4);opacity:.9}to{transform:scale(2.2);opacity:0}}
.minimap .name{font-family:var(--sans);font-size:12px;letter-spacing:.16em;text-transform:uppercase;fill:#10211F;font-weight:500}
.minimap .scale{stroke:#10211F;stroke-width:1.2}
.minimap .scale-t{font-family:var(--sans);font-size:14px;fill:#10211F;letter-spacing:.08em}
.minimap .emirate{position:absolute;top:10px;left:10px;font-size:10px;letter-spacing:.22em;text-transform:uppercase;background:rgba(237,232,224,.85);padding:4px 8px;color:var(--ink)}
.area .coord{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--stone-dark)}
.area h3{font-size:clamp(24px,2.2vw,32px);line-height:1.05;text-transform:uppercase;letter-spacing:.03em;font-weight:300}
.area p{font-size:15px;color:var(--stone-dark)}
.area dl{margin:4px 0 0;display:grid;gap:0;border-top:1px solid var(--line-dark)}
.area dl div{display:flex;justify-content:space-between;gap:12px;padding:10px 0;border-bottom:1px solid var(--line-dark);font-size:14px}
.area dt{color:var(--stone-dark)}
.area dd{margin:0;font-variant-numeric:tabular-nums;text-align:right}
.area .status{display:inline-flex;align-items:center;gap:8px;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze-dk)}
.area .status::before{content:"";width:7px;height:7px;border-radius:50%;background:var(--bronze-dk)}
.area button{all:unset;box-sizing:border-box;cursor:pointer;margin-top:auto;align-self:stretch;text-align:center;white-space:nowrap;font-size:11px;letter-spacing:.14em;text-transform:uppercase;padding:13px 20px;border-radius:999px;background:var(--ink);color:var(--ivory);transition:background .3s,color .3s}
.area button:hover{background:var(--bronze-dk)}
.area button:focus-visible{outline:1px solid var(--bronze-dk);outline-offset:3px}
.private{display:grid;grid-template-columns:auto 1fr auto;gap:20px 32px;align-items:center;margin-top:clamp(32px,4vw,48px);padding:clamp(22px,3vw,36px);background:var(--ink);color:var(--ivory)}
.private .seal{width:64px;height:64px;border:1px solid var(--bronze);border-radius:50%;display:grid;place-items:center;font-family:var(--serif);font-style:italic;font-size:26px;color:var(--bronze-hi)}
.private h3{font-size:14px;letter-spacing:.22em;text-transform:uppercase;font-weight:500}
.private p{margin-top:8px;color:#BDB6AB;font-size:15px;max-width:70ch}
.op-note{margin-top:14px;font-size:12px;color:var(--stone-dark)}
@media (max-width:1000px){.areas{grid-template-columns:1fr 1fr}.op-head{grid-template-columns:1fr}.private{grid-template-columns:1fr}}
@media (max-width:620px){.areas{grid-template-columns:1fr}}

/* market pulse */
.pulse{margin-top:clamp(40px,5vw,64px);border:1px solid var(--line)}
.pulse-top{display:flex;justify-content:space-between;align-items:center;gap:12px;flex-wrap:wrap;padding:18px clamp(20px,2.4vw,32px);border-bottom:1px solid var(--line)}
.pulse-top .live{display:inline-flex;align-items:center;gap:10px;font-size:12px;letter-spacing:.22em;text-transform:uppercase}
.pulse-top .live::before{content:"";width:8px;height:8px;border-radius:50%;background:var(--bronze-hi);box-shadow:0 0 0 0 rgba(210,173,134,.6);animation:ping 2s infinite}
@keyframes ping{70%{box-shadow:0 0 0 10px rgba(210,173,134,0)}100%{box-shadow:0 0 0 0 rgba(210,173,134,0)}}
.pulse-top .upd{font-size:12px;color:var(--stone);letter-spacing:.06em}
.kpis{display:grid;grid-template-columns:repeat(4,1fr)}
.kpi{padding:clamp(20px,2.4vw,32px)}
.kpi + .kpi{border-left:1px solid var(--line)}
.kpi .k{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone)}
.kpi .v{margin-top:14px;font-size:clamp(30px,3vw,44px);font-weight:300;line-height:1;font-variant-numeric:tabular-nums}
.kpi .v small{font-size:13px;color:var(--stone);margin-left:8px;letter-spacing:.08em}
.kpi .chg{margin-top:12px;display:flex;flex-wrap:wrap;gap:6px}
.chip{font-size:12px;border:1px solid var(--line);border-radius:999px;padding:4px 10px;font-variant-numeric:tabular-nums;white-space:nowrap}
.chip.dn::before{content:"▼ ";font-size:9px;color:#C98F7A}
.chip.up::before{content:"▲ ";font-size:9px;color:#9FB89A}
.kpi .d{margin-top:10px;font-size:12px;color:var(--stone)}
.pulse-body{display:block;border-top:1px solid var(--line)}
.pulse-body > div{padding:clamp(20px,2.4vw,32px)}
.pulse-body > div + div{border-left:1px solid var(--line)}
.pulse-body h3{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone);font-weight:400}
.pulse-body .comment{margin-top:16px;font-size:17px;line-height:1.6;max-width:80ch}
.pulse-body .comment + .comment{margin-top:12px;color:var(--stone);font-size:15px}
@media (max-width:1000px){.kpis{grid-template-columns:1fr 1fr}.kpi:nth-child(3){border-left:0}.kpi:nth-child(n+3){border-top:1px solid var(--line)}.pulse-body{grid-template-columns:1fr}.pulse-body > div + div{border-left:0;border-top:1px solid var(--line)}}
@media (max-width:480px){.kpis{grid-template-columns:1fr}.kpi + .kpi{border-left:0;border-top:1px solid var(--line)}}
.subhead{margin-top:clamp(56px,7vw,96px);font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone)}


/* before / after conflict */
.cmp{margin-top:clamp(56px,7vw,96px)}
.cmp h3.title{font-size:clamp(26px,2.6vw,38px);font-weight:300;text-transform:uppercase;letter-spacing:.03em;margin-top:18px;max-width:28ch}
.cmp .intro{margin-top:14px;color:var(--stone);max-width:70ch;font-size:16px}
.cmp-grid{display:grid;grid-template-columns:6fr 5fr;margin-top:32px;border:1px solid var(--line)}
.cmp-grid > div{padding:clamp(20px,2.4vw,32px);min-width:0}
.cmp-grid > div + div{border-left:1px solid var(--line)}
.cmp-tbl{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
.cmp-tbl th,.cmp-tbl td{text-align:left;padding:12px 12px 12px 0;border-bottom:1px solid var(--line);vertical-align:top}
.cmp-tbl thead th{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone);font-weight:400}
.cmp-tbl thead th small{display:block;letter-spacing:.06em;text-transform:none;margin-top:3px}
.cmp-tbl tbody th{font-weight:300;color:var(--stone);font-size:14px}
.cmp-tbl td{font-size:17px}
.cmp-tbl td.chg{white-space:nowrap}
.cmp-tbl tr:last-child th,.cmp-tbl tr:last-child td{border-bottom:0}
.cmp .note{margin-top:16px;font-size:12px;color:var(--stone);max-width:120ch}
@media (max-width:1000px){.cmp-grid{grid-template-columns:1fr}.cmp-grid > div + div{border-left:0;border-top:1px solid var(--line)}}
.cmp-scroll{overflow-x:auto}
.cmp-scroll table{min-width:520px}
.chart .ref{stroke:var(--ivory);stroke-width:1.2;stroke-dasharray:5 4;opacity:.8}
.chart .ref-t{font-family:var(--sans);font-size:11px;fill:var(--ivory);letter-spacing:.06em}

.band{position:relative;min-height:clamp(420px,60vw,820px);display:flex;align-items:center;overflow:hidden;isolation:isolate}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 58%;z-index:-2}
.band::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(12,30,29,.82) 0%,rgba(12,30,29,.3) 60%,rgba(12,30,29,.05) 100%)}
.band .wrap{width:100%}
.band .display{max-width:14ch}
.band .cap{margin-top:28px;color:var(--bronze-hi)}

.mkt-head{display:flex;justify-content:space-between;align-items:end;gap:24px;flex-wrap:wrap}
.asof{font-size:11px;letter-spacing:.22em;text-transform:uppercase;border:1px solid var(--line);border-radius:999px;padding:8px 14px;color:var(--stone)}
.charts{display:grid;grid-template-columns:1fr 1fr;gap:clamp(16px,2vw,28px);margin-top:clamp(40px,5vw,64px)}
.chart{margin:0;background:var(--night-2);border:1px solid var(--line);padding:clamp(22px,2.6vw,36px);position:relative;min-width:0}
.chart .t{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone)}
.chart .big{margin-top:22px;font-size:clamp(44px,5vw,72px);line-height:1;font-weight:300;font-variant-numeric:tabular-nums}
.chart .big small{font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:var(--stone);margin-left:12px}
.chart .delta{margin-top:10px;font-size:15px;color:var(--stone)}
.chart .delta b{color:var(--bronze-hi);font-weight:400}
.chart svg{width:100%;height:auto;margin-top:26px;overflow:visible}
.chart .axis text{font-family:var(--sans);font-size:11px;fill:var(--stone);letter-spacing:.06em}
.chart .gridline{stroke:rgba(237,232,224,.12);stroke-width:1}
.chart .line{fill:none;stroke:var(--bronze-hi);stroke-width:2;stroke-linejoin:round;stroke-linecap:round}
.chart .area{fill:url(#fade)}
.chart .dot{fill:var(--bronze-hi);stroke:var(--night-2);stroke-width:2}
.chart .bar{fill:var(--bronze)}
.chart .bar.partial{fill:#6B5B45}
.chart .lbl{font-family:var(--sans);font-size:12px;fill:var(--ivory)}
.chart .hit{fill:transparent;cursor:crosshair}
.chart .cross{stroke:rgba(237,232,224,.4);stroke-width:1;stroke-dasharray:3 3}
.chart .foot{margin-top:14px;font-size:12px;color:var(--stone)}
.tip{position:absolute;pointer-events:none;background:var(--ivory);color:var(--ink);font-size:13px;line-height:1.35;padding:8px 12px;white-space:nowrap;transform:translate(-50%,-100%);z-index:2}
.rent{display:grid;grid-template-columns:repeat(4,1fr);margin-top:clamp(16px,2vw,28px);border:1px solid var(--line)}
.rent > div{padding:clamp(20px,2.4vw,32px)}
.rent > div + div{border-left:1px solid var(--line)}
.rent .k{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone)}
.rent .v{margin-top:14px;font-size:clamp(26px,2.4vw,34px);font-weight:300;font-variant-numeric:tabular-nums;line-height:1.1}
.rent .d{margin-top:8px;font-size:13px;color:var(--stone)}

.rent-pp > div{display:flex;flex-direction:column;gap:10px}
.rent-pp .k{min-height:3.2em}
.rent-pp .pp{display:flex;flex-direction:column;gap:2px;padding-top:10px;border-top:1px solid var(--line)}
.rent-pp .pp .lbl{font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:var(--stone)}
.rent-pp .pp .val{font-size:clamp(20px,1.9vw,26px);font-weight:300;font-variant-numeric:tabular-nums;line-height:1.2}
.rent-pp .pp.post .lbl{color:var(--bronze-hi)}
.rent-pp .pp small{font-size:12px;color:var(--stone)}
.rent-pp .chg{display:flex}
.rent-pp .d{margin-top:auto}

.rent-yr .ry{display:flex;flex-direction:column;gap:12px}
.rent-yr .k{min-height:3.2em}
.rent-yr svg{width:100%;height:auto;display:block}
.rent-yr .d{margin-top:auto}
.rent-yr .yl{font-family:var(--sans);font-size:11px;fill:var(--stone);letter-spacing:.04em}
.rent-yr .yv{font-family:var(--sans);font-size:12px;fill:var(--ivory);font-variant-numeric:tabular-nums}
.rent-yr .b{fill:var(--bronze)}
.rent-yr .b.ytd{fill:var(--bronze-hi)}
.rent-yr .b2{fill:#6F8C88}
.rent-yr .lg{font-family:var(--sans);font-size:10.5px;fill:var(--stone)}
details.tbl{margin-top:22px}
details.tbl summary{cursor:pointer;color:var(--bronze-hi);letter-spacing:.18em;text-transform:uppercase;font-size:12px}
.tblwrap{overflow-x:auto;margin-top:14px;font-size:14px}
.tblwrap table{border-collapse:collapse;font-variant-numeric:tabular-nums;min-width:520px}
.tblwrap th,.tblwrap td{text-align:left;padding:10px 20px 10px 0;border-bottom:1px solid var(--line)}
.tblwrap th{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone);font-weight:400}
.tblwrap small{color:var(--stone)}
.sources{margin-top:18px;font-size:12px;color:var(--stone);max-width:120ch}
@media (max-width:900px){.charts{grid-template-columns:1fr}.rent{grid-template-columns:1fr 1fr}.rent > div:nth-child(3){border-left:0}.rent > div:nth-child(n+3){border-top:1px solid var(--line)}}
@media (max-width:440px){.rent{grid-template-columns:1fr}.rent > div + div{border-left:0;border-top:1px solid var(--line)}}

.founder{display:grid;grid-template-columns:5fr 7fr;gap:clamp(32px,6vw,110px);align-items:center}
.founder figure{margin:0}
.founder figure img{width:100%;height:auto;aspect-ratio:3/4;object-fit:cover;object-position:50% 100%}
.founder h2{margin-top:28px;font-size:clamp(46px,6.4vw,96px);line-height:.95;text-transform:uppercase;letter-spacing:.03em;font-weight:300}
.founder h2 .it{display:block;font-size:.46em;color:var(--bronze-dk);margin-bottom:12px}
.founder .role{margin-top:18px;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone-dark)}
.founder .body{margin-top:36px;display:grid;gap:18px;max-width:56ch;font-size:18px}
.founder blockquote{margin:40px 0 0;font-family:var(--serif);font-style:italic;font-weight:300;font-size:clamp(28px,2.8vw,40px);line-height:1.2;max-width:24ch}
.founder blockquote::before{content:"";display:block;width:36px;height:1px;background:var(--bronze-dk);margin-bottom:22px}
@media (max-width:900px){.founder{grid-template-columns:1fr}.founder figure{max-width:480px}}

.contact{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,100px)}
.contact .display{margin-top:28px}
.contact .lead{margin-top:28px;color:var(--stone);max-width:44ch}
.channels{margin:44px 0 0;border-top:1px solid var(--line)}
.ch{display:grid;grid-template-columns:130px 1fr;gap:12px;padding:18px 0;border-bottom:1px solid var(--line)}
.ch dt{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone);padding-top:4px}
.ch dd{margin:0;font-size:17px;user-select:all}
.ch dd a{text-decoration:none;border-bottom:1px solid var(--bronze)}
form.inq{display:grid;gap:30px;align-self:end}
.f{display:grid;gap:4px}
.f label{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone)}
.f input,.f textarea,.f select{font:inherit;font-size:18px;font-weight:300;color:var(--ivory);background:transparent;border:0;border-bottom:1px solid rgba(237,232,224,.3);padding:10px 0;width:100%;border-radius:0}
.f select option{color:var(--ink);background:var(--ivory)}
.f input:focus,.f textarea:focus,.f select:focus{outline:none;border-bottom-color:var(--bronze-hi)}
.f textarea{min-height:110px;resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:30px}
.consent{display:flex;gap:12px;font-size:13px;color:var(--stone);line-height:1.5}
.consent input{margin-top:3px;flex:none;accent-color:var(--bronze)}
.form-msg{font-size:14px;padding:12px 16px;border:1px solid var(--bronze)}
@media (max-width:900px){.contact{grid-template-columns:1fr}}
@media (max-width:520px){.two{grid-template-columns:1fr}.ch{grid-template-columns:1fr;gap:2px}}

footer{border-top:1px solid var(--line);padding-block:48px 28px}
footer .row{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px 32px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--stone)}
footer .row nav{display:flex;gap:28px;flex-wrap:wrap}
footer a{text-decoration:none}
footer a:hover{color:var(--ivory)}
footer .wordmark{margin-top:36px;padding-bottom:0;max-width:260px;opacity:.85}

.legal{padding-block:160px 100px}
.legal h1{margin-top:24px;font-size:clamp(40px,6vw,88px);text-transform:uppercase;letter-spacing:.03em;font-weight:300;line-height:1}
.legal dl{display:grid;grid-template-columns:260px 1fr;margin-top:56px;border-top:1px solid var(--line);max-width:960px}
.legal dt,.legal dd{margin:0;padding:18px 0;border-bottom:1px solid var(--line)}
.legal dt{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--stone);padding-top:22px}
.legal .body{margin-top:48px;display:grid;gap:18px;max-width:70ch}
.legal .body h2{font-size:13px;letter-spacing:.22em;text-transform:uppercase;font-weight:500;margin-top:14px;color:var(--bronze-hi)}
.back{display:inline-block;margin-top:48px;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--bronze-hi);text-decoration:none}
@media (max-width:640px){.legal dl{grid-template-columns:1fr}.legal dt{border-bottom:0;padding-bottom:0}}

.wa{position:fixed;right:18px;bottom:calc(18px + env(safe-area-inset-bottom,0px));z-index:30;width:58px;height:58px;display:grid;place-items:center;background:var(--wa);color:#fff;border-radius:50%;box-shadow:0 10px 30px rgba(0,0,0,.35);transition:transform .3s}
.wa:hover{transform:scale(1.06)}
.wa svg{width:28px;height:28px}

.lang a{color:inherit;text-decoration:none;padding:4px 6px;opacity:.55}
.lang a[aria-current="true"]{opacity:1;border-bottom:1px solid var(--bronze)}
.lang a:hover{opacity:1}
.hp{position:absolute!important;left:-9999px!important;width:1px;height:1px;overflow:hidden}
.form-msg.ok{color:var(--bronze-dk)}