@font-face {
  font-family: "Geist";
  src: url("/fonts/Geist-Variable.woff2") format("woff2");
  font-weight: 100 900;
  font-display: swap;
}

:root {
  --ground: #f4f5f2;
  --paper: #ffffff;
  --ink: #17202b;
  --ink-2: #3d4652;
  --ink-3: #5f6873;
  --rule: #d9dcd6;
  --green: #1f5a44;
  --green-deep: #163f30;
  --green-tint: #e4ece7;
  --max: 1240px;
  --gutter: clamp(20px, 5vw, 56px);
  --ease: cubic-bezier(0.16, 1, 0.3, 1);
}

*,
*::before,
*::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--ground);
  color: var(--ink);
  font-family: "Geist", ui-sans-serif, system-ui, sans-serif;
  font-size: 1.0625rem;
  line-height: 1.6;
  font-feature-settings: "ss01";
  -webkit-font-smoothing: antialiased;
}

::selection { background: var(--green); color: #fff; }

img { display: block; max-width: 100%; height: auto; }

a { color: inherit; text-underline-offset: 0.22em; text-decoration-thickness: 1px; }

:focus-visible { outline: 2px solid var(--green); outline-offset: 3px; border-radius: 2px; }

.wrap { max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }

.skip { position: absolute; left: -9999px; }
.skip:focus { left: 16px; top: 16px; z-index: 10; background: var(--paper); padding: 8px 12px; }

/* Header */
.site-header {
  position: sticky; top: 0; z-index: 5;
  background: color-mix(in srgb, var(--ground) 92%, transparent);
  backdrop-filter: saturate(140%) blur(10px);
  border-bottom: 1px solid var(--rule);
}
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; height: 72px; }
.brand { display: inline-flex; align-items: center; }
.brand img { height: 30px; width: auto; }
.nav { display: flex; align-items: center; gap: clamp(16px, 2.4vw, 32px); }
.nav a { text-decoration: none; font-size: 0.9375rem; color: var(--ink-2); font-weight: 450; }
.nav a:hover { color: var(--ink); }
.nav a[aria-current="page"] { color: var(--ink); font-weight: 600; }
.nav .ext::after { content: " ↗"; font-size: 0.8em; }
.menu-btn { display: none; }

/* Buttons */
.btn {
  display: inline-flex; align-items: center; gap: 10px;
  padding: 14px 22px; border-radius: 4px;
  font-weight: 560; font-size: 1rem; text-decoration: none; line-height: 1.2;
  transition: background-color 0.25s var(--ease), color 0.25s var(--ease), border-color 0.25s var(--ease);
}
.btn svg { width: 16px; height: 16px; flex: none; }
.btn-primary { background: var(--green); color: #fff; }
.btn-primary:hover { background: var(--green-deep); }
.btn-ghost { border: 1px solid var(--ink); color: var(--ink); }
.btn-ghost:hover { background: var(--ink); color: #fff; }
.nav .btn, .nav .btn:hover { padding: 10px 16px; font-size: 0.9375rem; color: #fff; }

/* Hero */
.hero { padding: clamp(40px, 7vw, 96px) 0 0; }
.hero-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: clamp(32px, 5vw, 72px); align-items: end; }
.hero h1 {
  font-size: clamp(2.6rem, 6.2vw, 5.4rem);
  line-height: 0.98; letter-spacing: -0.035em; font-weight: 640;
  margin: 0 0 28px; text-wrap: balance;
}
.lede { font-size: clamp(1.125rem, 1.6vw, 1.3rem); color: var(--ink-2); max-width: 34ch; margin: 0 0 36px; }
.actions { display: flex; flex-wrap: wrap; gap: 12px; }
.hero-media { position: relative; }
.hero-media img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.hero-media figcaption { font-size: 0.875rem; color: var(--ink-3); margin-top: 12px; }

@media (prefers-reduced-motion: no-preference) {
  .hero-media img { animation: unveil 1.4s var(--ease) both; }
  @keyframes unveil {
    from { clip-path: inset(0 0 0 100%); filter: saturate(0.6); }
    to { clip-path: inset(0 0 0 0); filter: saturate(1); }
  }
}

/* Buy box band */
.buybox { margin-top: clamp(56px, 8vw, 112px); background: var(--ink); color: #eef0ec; }
.buybox .wrap { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); }
.buybox div.cell { padding: clamp(28px, 4vw, 48px) 0; padding-right: 24px; }
.buybox div.cell + div.cell { border-left: 1px solid #2f3a47; padding-left: clamp(20px, 3vw, 40px); }
.buybox dt { font-size: 0.875rem; color: #a9b2ad; margin-bottom: 8px; }
.buybox dd { margin: 0; font-size: clamp(1.125rem, 1.7vw, 1.375rem); line-height: 1.35; font-weight: 520; }

/* Sections */
.section { padding: clamp(72px, 10vw, 136px) 0; }
.section-head { display: flex; justify-content: space-between; align-items: end; gap: 24px; margin-bottom: clamp(32px, 4vw, 56px); }
h2 { font-size: clamp(2rem, 3.6vw, 3rem); line-height: 1.05; letter-spacing: -0.03em; font-weight: 620; margin: 0; text-wrap: balance; }
h3, .h3 { font-size: 1.25rem; line-height: 1.3; letter-spacing: -0.01em; font-weight: 600; margin: 0 0 8px; }
.more { font-weight: 560; text-decoration: none; border-bottom: 1px solid currentColor; padding-bottom: 2px; white-space: nowrap; }
.more:hover { color: var(--green); }

/* Featured: one large + two stacked */
.featured { display: grid; grid-template-columns: 1.4fr 1fr; gap: clamp(16px, 2vw, 28px); }
.featured .stack { display: grid; gap: clamp(16px, 2vw, 28px); }
.tile { position: relative; overflow: hidden; color: #fff; text-decoration: none; display: block; background: var(--ink); }
.tile img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease), opacity 0.6s var(--ease); opacity: 0.92; }
.tile:hover img { transform: scale(1.035); opacity: 1; }
.tile .big { aspect-ratio: 4 / 3.4; }
.tile .small { aspect-ratio: 16 / 10; }
.tile .label {
  position: absolute; left: 0; right: 0; bottom: 0;
  padding: 56px 24px 20px;
  background: linear-gradient(to top, rgba(14, 20, 27, 0.82), rgba(14, 20, 27, 0));
}
.tile .label strong { display: block; line-height: 1.35; font-size: 1.125rem; font-weight: 600; letter-spacing: -0.01em; }
.tile .label span { line-height: 1.4; font-size: 0.9375rem; color: #d7dcd8; }

/* Property list */
.props { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: clamp(40px, 5vw, 72px) clamp(24px, 3vw, 40px); }
.prop img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; margin-bottom: 20px; }
.prop .where { font-size: 0.9375rem; color: var(--ink-3); margin: 0 0 4px; }
.prop p.desc { color: var(--ink-2); margin: 0 0 16px; max-width: 52ch; }
.spec { display: flex; flex-wrap: wrap; gap: 8px; margin: 0 0 18px; padding: 0; list-style: none; }
.spec li { font-size: 0.875rem; background: var(--green-tint); color: var(--green-deep); padding: 4px 10px; border-radius: 3px; font-weight: 520; }
.link-arrow { font-weight: 560; text-decoration: none; color: var(--green); display: inline-flex; align-items: center; gap: 8px; }
.link-arrow:hover { text-decoration: underline; }
.link-arrow svg { width: 14px; height: 14px; }
.prop-wide { grid-column: 1 / -1; display: grid; grid-template-columns: 1.3fr 1fr; gap: clamp(24px, 4vw, 56px); align-items: center; }
.prop-wide img { margin: 0; aspect-ratio: 16 / 10; }

.page-title { padding: clamp(56px, 8vw, 104px) 0 clamp(32px, 4vw, 56px); border-bottom: 1px solid var(--rule); margin-bottom: clamp(48px, 6vw, 80px); }
.page-title h1 { font-size: clamp(2.6rem, 5.4vw, 4.5rem); line-height: 1; letter-spacing: -0.035em; font-weight: 640; margin: 0 0 16px; }
.page-title p { color: var(--ink-2); font-size: 1.1875rem; max-width: 56ch; margin: 0; }

.experience { background: var(--paper); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }

/* Criteria */
.criteria { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.3fr); gap: clamp(32px, 6vw, 96px); }
.asset-list { list-style: none; margin: 0; padding: 0; border-top: 1px solid var(--ink); }
.asset-list li { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; padding: 22px 0; border-bottom: 1px solid var(--rule); font-size: clamp(1.25rem, 2vw, 1.625rem); font-weight: 560; letter-spacing: -0.015em; }
.asset-list li span { font-size: 0.9375rem; font-weight: 450; color: var(--ink-3); letter-spacing: 0; text-align: right; }
.facts { display: grid; gap: 0; margin: 0; }
.facts div { padding: 22px 0; border-bottom: 1px solid var(--rule); }
.facts div:first-child { border-top: 1px solid var(--ink); }
.facts dt { font-size: 0.875rem; color: var(--ink-3); margin-bottom: 6px; }
.facts dd { margin: 0; font-size: 1.125rem; font-weight: 500; }
.facts dd.big { font-size: clamp(1.75rem, 3vw, 2.375rem); font-weight: 620; letter-spacing: -0.025em; }
.criteria-photo { margin-top: clamp(56px, 7vw, 96px); }
.criteria-photo img { width: 100%; aspect-ratio: 21 / 8; object-fit: cover; }

/* CTA close */
.close { background: var(--green); color: #fff; }
.close .wrap { padding-top: clamp(64px, 9vw, 120px); padding-bottom: clamp(64px, 9vw, 120px); display: grid; grid-template-columns: 1.4fr 1fr; gap: 40px; align-items: end; }
.close h2 { color: #fff; max-width: 16ch; }
.close p { color: #e8f0eb; margin: 16px 0 0; max-width: 46ch; }
.close .actions { justify-content: flex-end; }
.close .btn-primary { background: #fff; color: var(--green-deep); }
.close .btn-primary:hover { background: var(--green-tint); }
.close .btn-ghost { border-color: rgba(255, 255, 255, 0.6); color: #fff; }
.close .btn-ghost:hover { background: #fff; color: var(--green-deep); }
.close :focus-visible { outline-color: #fff; }

/* Contact */
.contact { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, 1fr); gap: clamp(32px, 6vw, 96px); padding-bottom: clamp(72px, 10vw, 136px); }
.email-big { font-size: clamp(1.75rem, 4.2vw, 3.25rem); font-weight: 620; letter-spacing: -0.03em; line-height: 1.1; text-decoration: none; border-bottom: 2px solid var(--green); color: var(--ink); overflow-wrap: anywhere; }
.email-big:hover { color: var(--green); }
.contact-note { color: var(--ink-2); max-width: 46ch; }
.contact aside { background: var(--paper); border: 1px solid var(--rule); padding: clamp(24px, 3vw, 40px); align-self: start; }
.contact aside p { color: var(--ink-2); margin: 0 0 20px; }

/* Footer */
.site-footer { border-top: 1px solid var(--rule); padding: 36px 0 44px; font-size: 0.9375rem; color: var(--ink-3); }
.site-footer .wrap { display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px 32px; }
.site-footer nav { display: flex; flex-wrap: wrap; gap: 8px 24px; }
.site-footer a { text-decoration: none; }
.site-footer a:hover { color: var(--ink); text-decoration: underline; }

/* Responsive */
@media (max-width: 900px) {
  .hero-grid, .featured, .criteria, .close .wrap, .contact, .prop-wide { grid-template-columns: 1fr; }
  .close .actions { justify-content: flex-start; }
  .buybox .wrap { grid-template-columns: 1fr; }
  .buybox div.cell { padding: 24px 0; }
  .buybox div.cell + div.cell { border-left: 0; border-top: 1px solid #2f3a47; padding-left: 0; }
}
@media (max-width: 760px) {
  .menu-btn {
    display: inline-flex; align-items: center; gap: 8px; background: none; border: 1px solid var(--ink);
    border-radius: 4px; padding: 8px 12px; font: inherit; font-size: 0.9375rem; color: var(--ink); cursor: pointer;
  }
  .nav {
    display: none; position: absolute; top: 72px; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: 0;
    background: var(--ground); border-bottom: 1px solid var(--rule); padding: 8px var(--gutter) 20px;
  }
  .nav.open { display: flex; }
  .nav a { padding: 14px 0; border-bottom: 1px solid var(--rule); font-size: 1.0625rem; }
  .nav .btn { margin-top: 16px; justify-content: center; border-bottom: 0; }
  .props { grid-template-columns: 1fr; }
  .section-head { flex-direction: column; align-items: start; }
  .asset-list li { flex-direction: column; gap: 4px; }
  .asset-list li span { text-align: left; }
}