:root {
    --brand: #135872;
    --brand-dark: #143845;
    --text: #22333a;
    --text-muted: #5a6b73;
  }

  * { box-sizing: border-box; }

  html, body {
    margin: 0;
    padding: 0;
    background: #ffffff;
  }

  body {
    font-family: "Helvetica Neue", Helvetica, Arial, sans-serif;
    color: var(--text);
  }

  html {
    scroll-behavior: smooth;
    scroll-padding-top: 88px;
  }

  .site-header {
    position: sticky;
    top: 0;
    z-index: 100;
    background: #ffffff;
  }

  .site-nav {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 32px;
    max-width: 1228px;
    margin: 0 auto;
    padding: 20px 24px;
  }

  .nav-logo {
    display: block;
    width: 150px;
    height: auto;
  }

  .nav-links {
    display: flex;
    align-items: center;
    gap: 26px;
    margin: 0;
    padding: 0;
    list-style: none;
  }

  .nav-links a, .services-toggle {
    display: block;
    padding: 6px 2px;
    color: var(--brand);
    font-size: 14px;
    font-weight: 500;
    text-decoration: none;
    white-space: nowrap;
    transition: color 0.2s ease;
  }

  .nav-links a:hover,
  .nav-links a:focus-visible {
    color: var(--brand-dark);
    text-decoration: underline;
    text-underline-offset: 5px;
  }

  .nav-dropdown { position: relative; }
  .services-toggle { display: flex; align-items: center; justify-content: center; gap: 7px; border: 0; background: none; font-family: inherit; cursor: pointer; }
  .services-chevron { display: block; flex: 0 0 16px; }
  .services-menu { display: none; position: absolute; top: 100%; left: -16px; min-width: 260px; list-style: none; margin: 0; padding: 14px 16px; background: white; border-radius: 10px; box-shadow: 0 8px 24px #14384518; }
  .nav-dropdown.is-expanded > .services-menu { display: block; }
  .services-menu a { padding: 12px 0; }
  .menu-toggle {
    display: none;
    align-items: center;
    justify-content: center;
    width: 44px;
    height: 44px;
    padding: 0;
    border: 0;
    background: transparent;
    color: var(--brand);
    cursor: pointer;
  }

  .menu-icon {
    display: flex;
    flex-direction: column;
    gap: 5px;
  }

  .menu-icon span {
    display: block;
    width: 22px;
    height: 2px;
    border-radius: 999px;
    background: currentColor;
    transition: transform 0.22s ease, opacity 0.18s ease;
  }

  .menu-toggle[aria-expanded="true"] .menu-icon span:first-child {
    transform: translateY(7px) rotate(45deg);
  }

  .menu-toggle[aria-expanded="true"] .menu-icon span:nth-child(2) {
    opacity: 0;
    transform: scaleX(0.4);
  }

  .menu-toggle[aria-expanded="true"] .menu-icon span:last-child {
    transform: translateY(-7px) rotate(-45deg);
  }

  body.menu-open {
    overflow: hidden;
  }

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

  .hero {
    display: flex;
    align-items: stretch;
    justify-content: center;
    height: clamp(560px, calc(100svh - 120px), 680px);
    padding: 12px 24px 40px;
  }

  .hero-card {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    width: 100%;
    max-width: 1180px;
    padding: clamp(28px, 6vw, 72px);
    border-radius: 24px;
    overflow: hidden;
    text-align: left;
    background: url("assets/hero.jpg") center 55% / cover no-repeat;
    background-color: rgba(0, 0, 0, 0.15);
    background-blend-mode: multiply;
  }

  .hero-content {
    display: grid;
    width: min(100%, 540px);
    gap: 28px;
  }

  .hero-title {
    margin: 0;
    color: #ffffff;
    font-size: clamp(24px, 3.5vw, 38px);
    font-weight: 700;
    line-height: 1.15;
    letter-spacing: -0.02em;
    text-wrap: balance;
    text-shadow: none;
  }

  .hero-intro {
    display: grid;
    gap: 16px;
  }

  .hero-subtitle {
    max-width: 580px;
    margin: 0;
    color: rgba(255, 255, 255, 0.94);
    font-size: clamp(15px, 2vw, 18px);
    font-weight: 400;
    line-height: 1.55;
    text-wrap: balance;
  }

  .contact-btn {
    display: block;
    width: fit-content;
    min-width: 240px;
    background: #ffffff;
    color: var(--brand-dark);
    text-decoration: none;
    text-align: center;
    font-weight: 500;
    font-size: 16px;
    padding: 16px 40px;
    border-radius: 10px;
    transition: background 0.2s ease, transform 0.15s ease;
  }

  .contact-btn:hover {
    background: #e8edf0;
    transform: translateY(-1px);
  }

  .contact-btn:active {
    transform: translateY(0);
  }

  .services {
    background: #f7f8f9;
    padding: 40px 24px;
  }

  .content-section {
    padding: 72px 24px;
  }

  .content-section:nth-of-type(even) {
    background: #f7f8f9;
  }

  .content-inner {
    max-width: 1180px;
    margin: 0 auto;
  }

  .section-title {
    color: var(--brand);
    font-size: clamp(24px, 3.5vw, 32px);
    font-weight: 700;
    margin: 0 0 16px;
  }

  .services .section-title {
    margin-bottom: 28px;
  }

  .content-section p {
    max-width: 680px;
    color: var(--text-muted);
    font-size: 15px;
    line-height: 1.7;
    margin: 0;
  }

  .services-inner {
    max-width: 1180px;
    margin: 0 auto;
  }

  .services-grid {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 32px;
  }

  .service {
    display: flex;
    flex-direction: column;
    background: #ffffff;
    border-radius: 16px;
    padding: 32px 28px;
    box-shadow: 0 10px 30px rgba(20, 40, 50, 0.08);
  }

  .service h3 {
    color: var(--brand);
    font-size: 19px;
    margin: 0 0 10px;
  }

  .service .service-btn {
    margin-top: auto;
  }

  .service p {
    color: var(--text-muted);
    font-size: 15px;
    line-height: 1.65;
    margin: 0 0 20px;
  }

  .service-btn {
    display: block;
    width: 100%;
    text-align: center;
    background: var(--brand);
    color: #fff;
    text-decoration: none;
    font-weight: 500;
    font-size: 14px;
    padding: 12px 22px;
    border-radius: 10px;
    transition: background 0.2s ease;
  }

  .service-btn:hover {
    background: var(--brand-dark);
  }

  .portfolio-grid {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 28px;
    margin-top: 28px;
  }

  .property-card {
    min-width: 0;
    overflow: hidden;
    border-radius: 16px;
    background: #f7f8f9;
  }

  .property-gallery-wrap {
    position: relative;
  }

  .property-gallery {
    display: flex;
    overflow-x: auto;
    aspect-ratio: 4 / 3;
    scroll-snap-type: x mandatory;
    scroll-behavior: smooth;
    scrollbar-width: none;
    overscroll-behavior-x: contain;
  }

  .property-gallery::-webkit-scrollbar {
    display: none;
  }

  .property-slide {
    flex: 0 0 100%;
    margin: 0;
    scroll-snap-align: start;
  }

  .property-slide img {
    display: block;
    width: 100%;
    height: 100%;
    object-fit: cover;
  }

  .portfolio-badge {
    position: absolute;
    z-index: 2;
    top: 14px;
    right: 14px;
    padding: 9px 13px;
    border-radius: 8px;
    background: var(--brand);
    color: #ffffff;
    font-size: 12px;
    font-weight: 700;
    letter-spacing: 0.06em;
  }

  .portfolio-badge.is-rented {
    background: var(--brand-dark);
  }

  .gallery-arrow {
    position: absolute;
    z-index: 2;
    top: 50%;
    display: grid;
    place-items: center;
    width: 38px;
    height: 38px;
    padding: 0;
    border: 0;
    border-radius: 10px;
    background: rgba(255, 255, 255, 0.9);
    color: var(--brand-dark);
    font-size: 22px;
    cursor: pointer;
    transform: translateY(-50%);
  }

  .gallery-arrow.previous { left: 14px; }
  .gallery-arrow.next { right: 14px; }

  .property-info {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    justify-content: flex-start;
    gap: 18px;
    min-height: 92px;
    padding: 20px;
  }

  .property-info h3 {
    margin: 0;
    color: var(--text);
    font-size: clamp(17px, 2vw, 21px);
    line-height: 1.3;
  }

  .property-summary {
    min-width: 0;
  }

  .property-facts {
    display: flex;
    flex-wrap: wrap;
    gap: 7px;
    margin: 12px 0 0;
    padding: 0;
    list-style: none;
  }

  .property-facts li {
    padding: 6px 9px;
    border-radius: 7px;
    background: #e7edef;
    color: var(--brand-dark);
    font-size: 12px;
    font-weight: 600;
  }

  .portfolio-link {
    flex: 0 0 auto;
    display: inline-block;
    padding: 10px 14px;
    border-radius: 10px;
    background: var(--brand);
    color: #ffffff;
    font-size: 12px;
    font-weight: 500;
    letter-spacing: 0.03em;
    text-decoration: none;
    white-space: nowrap;
  }

  .external-icon {
    width: 13px;
    height: 13px;
    margin-left: 5px;
    vertical-align: -2px;
  }

  .portfolio-link:hover {
    background: var(--brand-dark);
  }

  @media (max-width: 900px) {
    .hero {
      height: auto;
      min-height: 85vh;
      min-height: 85svh;
    }

    .site-nav {
      position: relative;
      flex-direction: row;
      align-items: center;
      gap: 20px;
    }

    .menu-toggle {
      position: relative;
      z-index: 201;
      display: inline-flex;
    }

    .site-nav > a {
      position: relative;
      z-index: 201;
    }

    .nav-links {
      display: flex;
      position: fixed;
      z-index: 200;
      inset: 0;
      flex-direction: column;
      align-items: center;
      justify-content: flex-start;
      gap: 26px;
      padding: max(110px, calc((100svh - 314px) / 2)) 24px 48px;
      background: #ffffff;
      opacity: 0;
      visibility: hidden;
      pointer-events: none;
      transform: translateY(-18px);
      transition: opacity 0.2s ease, transform 0.24s cubic-bezier(0.22, 1, 0.36, 1), visibility 0.24s;
    }

    .nav-links.is-open {
      opacity: 1;
      visibility: visible;
      pointer-events: auto;
      transform: translateY(0);
    }

    .nav-links a, .services-toggle {
      text-align: center;
      font-size: 24px;
      line-height: 1.25;
    }
    .nav-links { overflow-y: auto; }
    .nav-links > li { flex-shrink: 0; }
    .services-menu { position: static; min-width: 0; padding: 14px 0 0; box-shadow: none; }
    .services-menu a { font-size: 17px; white-space: normal; }
    .services-toggle { margin: auto; }

    .services-grid {
      grid-template-columns: 1fr;
      gap: 32px;
    }

    .portfolio-grid {
      grid-template-columns: 1fr;
    }

    .property-info {
      align-items: flex-start;
      flex-direction: column;
      min-height: 0;
    }

    .hero-card {
      justify-content: center;
      background-position: center top;
    }

    .contact-btn {
      width: 100%;
      min-width: 0;
    }
  }

  footer {
    background: var(--brand-dark);
    color: rgba(255, 255, 255, 0.7);
    text-align: left;
    padding: 40px 24px;
  }

  .footer-inner {
    max-width: 1180px;
    margin: 0 auto;
  }

  footer a {
    color: #ffffff;
    text-decoration: none;
  }

  footer a:hover {
    text-decoration: underline;
  }

  .footer-logo {
    height: 28px;
    width: auto;
    display: block;
    margin: 8px 0 32px;
    filter: brightness(0) invert(1);
  }

  .footer-label {
    font-size: 14px;
    margin: 0 0 4px;
  }

  .footer-info {
    font-size: 14px;
    margin: 0 0 16px;
  }

  .footer-meta {
    font-style: normal;
    font-size: 12px;
    color: rgba(255, 255, 255, 0.5);
    border-top: 1px solid rgba(255, 255, 255, 0.15);
    margin-top: 24px;
    padding-top: 16px;
    line-height: 2.2;
  }

  .footer-legal,
  .footer-copyright {
    margin: 8px 0 0;
    font-size: 12px;
    color: rgba(255, 255, 255, 0.5);
  }

  .research-invitation{padding:40px 24px;background:#f7f8f9}
  .research-invitation-inner{max-width:1180px;margin:auto;display:flex;align-items:center;justify-content:space-between;gap:32px;background:#fff;border-radius:16px;padding:32px 28px;box-shadow:0 10px 30px rgba(20,40,50,.08)}
  .research-invitation .section-title{font-size:19px;margin:0 0 10px}
  .research-invitation-inner p{max-width:680px;margin:0;color:var(--text-muted);font-size:15px;line-height:1.7}
  .research-invitation-link{width:auto;flex-shrink:0}
  .research-invitation-link:hover{background:var(--brand-dark)}
  .research-invitation-link:focus-visible{outline:3px solid var(--brand);outline-offset:4px}
  @media(max-width:700px){.research-invitation-inner{flex-direction:column;align-items:stretch;gap:24px}}

  .footer-legal a {
    color: inherit;
    font-weight: inherit;
    text-decoration: underline;
    text-underline-offset: 3px;
  }