:root {
  --oxblood: #781f2c;
  --oxblood-dark: #52151d;
  --graphite: #20262d;
  --graphite-deep: #171c22;
  --slate: #5e6873;
  --porcelain: #f2f4f5;
  --white: #fff;
  --brass: #b49a67;
  --line: #d9dde0;
  --shell: min(1240px, calc(100vw - 64px));
  --display: "Songti TC", "Noto Serif TC", "PMingLiU", Georgia, serif;
  --body: "PingFang TC", "Noto Sans TC", "Microsoft JhengHei", Arial, sans-serif;
  --utility: "Arial Narrow", "Helvetica Neue", Arial, sans-serif;
  --shadow: 0 20px 55px rgba(22, 28, 34, 0.16);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
section[id], footer[id] { scroll-margin-top: 80px; }
body { margin: 0; color: var(--graphite); background: var(--white); font-family: var(--body); -webkit-font-smoothing: antialiased; }
body.modal-open { overflow: hidden; }
img { display: block; max-width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, select { font: inherit; }
button, select { cursor: pointer; }
button:focus-visible, a:focus-visible, input:focus-visible, select:focus-visible { outline: 3px solid #d3b66f; outline-offset: 3px; }
.shell { width: var(--shell); margin-inline: auto; }
.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; }
.section { padding-top: 108px; padding-bottom: 108px; }
.section-cream { background: var(--porcelain); }
.eyebrow { margin: 0 0 18px; color: var(--oxblood); font-family: var(--utility); font-size: 0.75rem; font-weight: 800; letter-spacing: 0.18em; }
.eyebrow.light { color: #ddc48f; }

/* Header */
.portal-header { position: sticky; top: 0; z-index: 50; height: 80px; background: rgba(255,255,255,.98); border-bottom: 1px solid var(--line); }
.portal-header-inner { height: 100%; display: grid; grid-template-columns: 215px 1fr; grid-template-rows: 28px 52px; }
.portal-brand { grid-row: 1 / 3; display: flex; align-items: center; padding-right: 22px; border-right: 1px solid var(--line); border-bottom: 4px solid var(--oxblood); }
.portal-brand img { width: 188px; max-height: 52px; object-fit: contain; }
.portal-utility { display: flex; justify-content: flex-end; align-items: center; gap: 20px; padding-left: 28px; border-bottom: 1px solid #e7e9ea; color: var(--slate); font-size: .7rem; }
.portal-utility a, .portal-utility button { padding: 0; border: 0; color: inherit; background: none; }
.portal-utility > [data-consult] { color: var(--oxblood); font-weight: 800; }
.site-switcher { position: relative; }
.site-switcher-trigger { display: flex; align-items: center; gap: 6px; min-height: 28px; white-space: nowrap; }
.site-switcher-trigger span { transition: transform .2s ease; }
.site-switcher.open .site-switcher-trigger span { transform: rotate(180deg); }
.site-switcher-menu { position: absolute; z-index: 60; top: calc(100% + 10px); left: 0; width: 220px; display: none; padding: 8px; color: var(--graphite); background: #fff; border: 1px solid var(--line); box-shadow: 0 14px 34px rgba(22,28,34,.16); }
.site-switcher.open .site-switcher-menu { display: grid; }
.site-switcher-menu button { min-height: 42px; padding: 0 12px; text-align: left; border: 0; background: transparent; font-size: .8rem; }
.site-switcher-menu button:hover, .site-switcher-menu button:focus-visible { background: var(--porcelain); }
.site-switcher-menu button.active { color: var(--oxblood); font-weight: 800; }
.portal-nav { display: flex; justify-content: flex-end; align-items: stretch; gap: clamp(14px,1.8vw,28px); padding-left: 28px; }
.portal-nav a { position: relative; display: flex; align-items: center; font-size: .82rem; font-weight: 700; white-space: nowrap; }
.portal-nav a:not(.portal-nav-destination)::after { content: ""; position: absolute; left: 0; right: 100%; bottom: 0; height: 3px; background: var(--oxblood); transition: right .2s ease; }
.portal-nav a:not(.portal-nav-destination):hover::after, .portal-nav a:not(.portal-nav-destination).active::after { right: 0; }
.portal-nav-destination { align-self: center; justify-content: space-between; gap: 12px; min-height: 36px; padding: 0 15px; color: #fff; background: var(--oxblood); transition: background .2s ease,transform .15s ease; }
.portal-nav-destination:hover { background: var(--oxblood-dark); }
.portal-nav-destination:active { transform: scale(.98); }
.portal-nav-destination.active { box-shadow: inset 0 -3px 0 #ddc48f; }
.portal-nav-destination::after { display: none; }
.menu-button { display: none; padding: 7px; border: 0; background: none; }
.menu-button span { display: block; width: 24px; height: 2px; margin: 3px 0; background: var(--graphite); }

/* Hero and finder */
.portal-hero { position: relative; min-height: 640px; height: calc(100dvh - 80px); max-height: 760px; overflow: hidden; color: var(--white); background: var(--graphite); }
.portal-hero > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 60%; }
.portal-hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(13,20,27,.86) 0%, rgba(13,20,27,.48) 48%, rgba(13,20,27,.08) 82%); }
.portal-hero-copy { position: relative; z-index: 2; padding-top: 86px; }
.portal-hero-copy > p { margin: 0 0 20px; font-family: var(--utility); font-size: .78rem; font-weight: 800; letter-spacing: .2em; }
.portal-hero-copy h1 { max-width: 640px; margin: 0; font-family: var(--display); font-size: clamp(3.2rem, 5.1vw, 4.65rem); font-weight: 400; line-height: 1.14; letter-spacing: -.035em; text-shadow: 0 3px 24px rgba(0,0,0,.2); }
.hero-proof { display: flex; gap: 0; margin-top: 28px; color: rgba(255,255,255,.82); font-size: .875rem; }
.hero-proof span { padding: 0 18px; border-right: 1px solid rgba(255,255,255,.35); }
.hero-proof span:first-child { padding-left: 0; }
.hero-proof span:last-child { border-right: 0; }
.route-stage { position: absolute; z-index: 3; top: 32px; right: max(20px,calc((100vw - 1240px)/2)); width: 269px; height: 325px; pointer-events: none; }
.route-advice { position: absolute; right: 4px; bottom: 2px; width: 265px; padding: 20px 22px; color: var(--graphite); background: rgba(255,255,255,.94); border-top: 3px solid var(--oxblood); box-shadow: 0 16px 38px rgba(8,15,22,.2); backdrop-filter: blur(12px); pointer-events: auto; }
.route-advice > small { display: block; color: var(--oxblood); font-size: .72rem; font-weight: 800; letter-spacing: .08em; }
.route-advice > strong { display: block; margin: 12px 0 7px; font-family: var(--display); font-size: 1.45rem; font-weight: 400; }
.route-advice p { min-height: 42px; margin: 0 0 14px; color: var(--slate); font-size: .78rem; line-height: 1.65; }
.route-advice a { display: flex; align-items: center; gap: 5px; padding-top: 12px; border-top: 1px solid var(--line); color: var(--oxblood); font-size: .78rem; font-weight: 800; }
.route-advice a b { font-size: 1.1rem; }.route-advice a span { margin-left: auto; }
.portal-finder { position: absolute; z-index: 4; left: 50%; bottom: 28px; transform: translateX(-50%); box-shadow: var(--shadow); }
.finder-sectors { display: inline-flex; background: rgba(24,30,37,.95); }
.finder-sectors button { min-height: 46px; padding: 0 25px; border: 0; border-right: 1px solid rgba(255,255,255,.14); color: rgba(255,255,255,.75); background: transparent; font-size: .8rem; font-weight: 700; }
.finder-sectors button.active { color: #fff; background: var(--oxblood); }
.finder-main { min-height: 80px; display: grid; grid-template-columns: 190px minmax(280px,1fr) 145px 170px; background: #fff; }
.finder-mode, .result-mode { display: flex; align-items: center; justify-content: center; gap: 18px; color: var(--graphite); border-right: 1px solid var(--line); font-size: .875rem; font-weight: 700; }
.finder-mode label, .result-mode label { display: flex; align-items: center; gap: 6px; }
.finder-mode input, .result-mode input { accent-color: var(--oxblood); }
.finder-keyword, .result-keyword { display: flex; align-items: center; padding: 0 28px; border-right: 1px solid var(--line); }
.finder-keyword input, .result-keyword input { width: 100%; border: 0; outline: 0; color: var(--graphite); background: transparent; font-size: 1rem; }
.finder-region, .result-region { border: 0; border-right: 1px solid var(--line); color: var(--graphite); background: #fff; font-size: 1.25rem; }
.finder-region small, .result-region small { display: block; margin-top: 4px; color: var(--slate); font-size: .75rem; }
.finder-submit { border: 0; color: #fff; background: var(--oxblood); font-weight: 800; transition: background .2s ease; }
.finder-submit:hover { background: var(--oxblood-dark); }
.finder-filters { min-height: 62px; display: grid; grid-template-columns: repeat(3,1fr); color: #fff; background: var(--graphite); }
.finder-filters label { display: grid; grid-template-columns: 85px 1fr; align-items: center; padding: 0 22px; border-right: 1px solid rgba(255,255,255,.14); font-size: .78rem; }
.finder-filters select { width: 100%; border: 0; outline: 0; color: #fff; background: var(--graphite); font-weight: 700; }
.finder-promise { min-height: 42px; display: flex; align-items: center; gap: 20px; margin: 0; padding: 0 22px; color: #33404c; background: #dfe5e7; font-size: .8rem; }
.finder-promise b { color: var(--oxblood); }.finder-promise span { padding-left: 20px; border-left: 1px solid #bdc6c9; }

/* Editorial sections */
.portal-story { min-height: 680px; display: grid; grid-template-columns: minmax(370px,.9fr) minmax(0,1.3fr); align-items: center; }
.portal-story-copy { position: relative; z-index: 2; margin-right: -82px; padding: 66px 74px 66px 0; background: #fff; }
.portal-story-copy h2, .portal-section-title h2, .portal-section-heading h2, .portal-event-card h2, .portal-detail-section h2 { margin: 0; font-family: var(--display); font-size: clamp(2.45rem,4vw,3.55rem); font-weight: 400; line-height: 1.2; letter-spacing: -.03em; }
.portal-story-copy > p:not(.eyebrow) { max-width: 490px; margin: 30px 0; color: var(--slate); font-size: 1rem; line-height: 1.95; }
.portal-story-image { width: 100%; height: 510px; object-fit: cover; }
.portal-link { display: inline-flex; align-items: center; gap: 18px; padding-bottom: 8px; border-bottom: 2px solid var(--oxblood); color: var(--oxblood); font-size: .875rem; font-weight: 800; }
.portal-principles { color: #fff; background: var(--graphite-deep); }
.portal-section-title { max-width: 780px; margin-bottom: 54px; }
.principle-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid rgba(255,255,255,.25); }
.principle-grid article { min-height: 310px; padding: 36px 42px 32px 0; border-right: 1px solid rgba(255,255,255,.16); }
.principle-grid article + article { padding-left: 42px; }
.principle-grid article:last-child { border-right: 0; }
.principle-grid span { color: #ddc48f; font-size: .8rem; font-weight: 800; }
.principle-grid h3 { margin: 26px 0 16px; font-family: var(--display); font-size: 1.75rem; font-weight: 400; }
.principle-grid p { min-height: 85px; margin: 0 0 28px; color: rgba(255,255,255,.7); font-size: .95rem; line-height: 1.8; }
.principle-grid a, .principle-grid button { padding: 0; border: 0; color: #fff; background: none; font-size: .875rem; font-weight: 800; }
.portal-section-heading { display: flex; align-items: end; justify-content: space-between; gap: 40px; margin-bottom: 44px; }
.portal-section-heading > p { max-width: 480px; margin: 0 0 4px; color: var(--slate); font-size: 1rem; line-height: 1.8; }
.section-intro { max-width: 520px; margin: 18px 0 0; color: var(--slate); font-size: 1rem; line-height: 1.8; }

/* Property cards */
.portal-property-grid { display: grid; grid-template-columns: repeat(3,minmax(0,1fr)); gap: 24px; }
.portal-property-card { min-width: 0; background: #fff; border: 1px solid var(--line); transition: transform .22s ease, box-shadow .22s ease; }
.portal-property-card:hover { transform: translateY(-5px); box-shadow: 0 14px 35px rgba(22,28,34,.11); }
.portal-property-card > a { display: block; overflow: hidden; }
.portal-property-card img { width: 100%; height: 255px; object-fit: cover; transition: transform .4s ease; }
.portal-property-card:hover img { transform: scale(1.025); }
.portal-property-card > div { padding: 27px 28px 30px; }
.portal-property-card small { color: var(--oxblood); font-size: .75rem; font-weight: 800; letter-spacing: .05em; text-transform: uppercase; }
.portal-property-card h3 { margin: 10px 0 12px; font-family: var(--display); font-size: 1.65rem; font-weight: 400; }
.portal-property-card p { margin: 0 0 18px; color: var(--slate); font-size: .925rem; line-height: 1.7; }
.property-fit { display: grid; grid-template-columns: 64px 1fr; align-items: center; margin: 0 0 20px; padding: 11px 12px; background: var(--porcelain); font-size: .78rem; }
.property-fit span { color: var(--slate); }
.property-fit b { color: var(--graphite); }
.portal-property-card strong, .portal-property-card > div > span { display: block; }
.portal-property-card strong { margin-bottom: 7px; color: var(--oxblood-dark); font-size: .95rem; }
.portal-property-card > div > span { color: var(--slate); font-size: .8rem; }

/* Service, markets, insight and event */
.portal-service { color: #fff; background: var(--oxblood-dark); }
.portal-service-grid { display: grid; grid-template-columns: minmax(320px,.85fr) minmax(470px,1.25fr); gap: 105px; }
.service-menu { border-top: 1px solid rgba(255,255,255,.28); }
.service-menu button { width: 100%; display: grid; grid-template-columns: 74px 1fr auto; align-items: center; gap: 18px; min-height: 104px; padding: 0; text-align: left; border: 0; border-bottom: 1px solid rgba(255,255,255,.25); color: #fff; background: none; }
.service-menu button > span { color: #e0c58e; font-size: .8rem; font-weight: 800; }
.service-menu strong { display: block; font-family: var(--display); font-size: 1.4rem; font-weight: 400; }
.service-menu small { grid-column: 2; display: block; margin-top: -27px; color: rgba(255,255,255,.65); font-size: .8rem; }
.service-menu i { grid-column: 3; grid-row: 1 / 3; font-style: normal; }
.market-row { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 18px; }
.market-card { position: relative; min-height: 440px; overflow: hidden; color: #fff; background: #263340; }
.market-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, transparent 30%, rgba(10,15,20,.8)); }
.market-card > img { width: 100%; height: 100%; object-fit: cover; transition: transform .45s ease; }
.market-card:hover > img { transform: scale(1.03); }
.market-card > div { position: absolute; z-index: 2; }
.market-card > div { left: 30px; right: 30px; bottom: 30px; }
.market-card small { color: rgba(255,255,255,.75); font-size: .75rem; letter-spacing: .13em; }
.market-card h3 { margin: 8px 0 0; font-family: var(--display); font-size: 2.4rem; font-weight: 400; }
.market-placeholder::before { position: absolute; right: -10px; top: 70px; z-index: 1; color: rgba(255,255,255,.1); font-family: var(--display); font-size: 6rem; }
.market-us { background: linear-gradient(135deg,#253449,#6e3940); }
.market-jp { background: linear-gradient(135deg,#4b262d,#a96f62); }
.market-us::before { content: "USA"; }
.market-jp::before { content: "日本"; }
.portal-insight-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.portal-insight-grid article { min-height: 250px; padding: 34px; background: #fff; }
.portal-insight-grid small { color: var(--oxblood); font-size: .78rem; font-weight: 800; }
.portal-insight-grid h3 { margin: 28px 0 48px; font-family: var(--display); font-size: 1.45rem; font-weight: 400; line-height: 1.55; }
.portal-insight-grid span { color: var(--slate); font-size: .78rem; }
.portal-event { position: relative; min-height: 580px; color: #fff; background: var(--graphite); }
.portal-event > img { width: 100%; height: 580px; object-fit: cover; }
.portal-event::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg,rgba(23,28,34,.72),transparent 70%); }
.portal-event-card { position: absolute; z-index: 2; left: max(32px,calc((100vw - 1240px)/2)); top: 50%; width: min(570px,calc(100vw - 64px)); padding: 50px 54px; transform: translateY(-50%); background: rgba(82,21,29,.95); }
.portal-event-card.reveal { transform: translateY(calc(-50% + 18px)); }
.portal-event-card.reveal.visible { transform: translateY(-50%); }
.portal-event-card p:not(.eyebrow) { margin: 24px 0 30px; color: rgba(255,255,255,.77); font-size: 1rem; }
.portal-event-card .finder-submit { min-height: 50px; padding: 0 28px; color: var(--oxblood-dark); background: #fff; }

/* Footer */
.portal-footer { padding: 72px 0 24px; color: rgba(255,255,255,.7); background: var(--graphite-deep); }
.portal-footer-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr 1.3fr; gap: 64px; padding-bottom: 58px; }
.portal-footer-grid > div:first-child img { width: 200px; margin-bottom: 18px; }
.portal-footer-grid h3 { margin: 0 0 22px; color: #fff; font-size: .95rem; }
.portal-footer-grid a, .portal-footer-grid p, .portal-footer-grid button { display: block; margin: 0 0 12px; padding: 0; border: 0; color: inherit; background: none; font-size: .85rem; line-height: 1.7; }
.portal-footer-bottom { display: flex; justify-content: space-between; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.13); font-size: .75rem; }
.compact-portal-footer { padding-top: 24px; }

/* Search results */
.portal-breadcrumb { height: 48px; display: flex; align-items: center; gap: 12px; color: var(--slate); font-size: .78rem; }
.portal-breadcrumb strong { color: var(--graphite); }
.portal-result-map { max-height: 490px; overflow: hidden; transition: max-height .42s ease; }
.portal-result-map.collapsed { max-height: 52px; }
.portal-result-map.collapsed .portal-map-canvas { height: 52px; background: var(--porcelain); }
.portal-result-map.collapsed .portal-map-canvas > :not(.hide-map) { display: none; }
.portal-result-map.collapsed .hide-map { top: 7px; bottom: auto; }
.portal-map-canvas { position: relative; height: 490px; overflow: hidden; background: #e9ecea; isolation: isolate; }
.portal-map-canvas::after { content: ""; position: absolute; inset: 0; z-index: 1; pointer-events: none; background: linear-gradient(90deg,rgba(255,255,255,.16),transparent 24%,transparent 76%,rgba(255,255,255,.15)); box-shadow: inset 0 0 80px rgba(64,75,76,.08); }
.portal-city-map { position: absolute; inset: 0; width: 100%; height: 100%; }
.map-parks path { fill: #dce6d9; stroke: #d2ded0; stroke-width: 2; }
.map-blocks path { fill: #f4f4f0; stroke: #e0e2de; stroke-width: 2; }
.map-minor-roads path, .map-major-roads path, .map-rail-lines path, .map-river path { fill: none; }
.map-minor-roads path { stroke: rgba(255,255,255,.88); stroke-width: 5; }
.map-major-roads path { stroke: #fff; stroke-width: 11; filter: drop-shadow(0 1px 0 rgba(157,164,164,.38)); }
.map-rail-lines path { stroke: #a7afb0; stroke-width: 2; stroke-dasharray: 8 7; opacity: .72; }
.map-river path { stroke: #bfd4dc; stroke-width: 28; stroke-linecap: round; filter: drop-shadow(0 1px 0 rgba(126,159,170,.4)); }
.map-city-labels text { fill: #677376; font-family: var(--utility); font-size: 11px; font-weight: 800; letter-spacing: .09em; paint-order: stroke; stroke: rgba(233,236,234,.92); stroke-width: 4px; }
.portal-map-caption { position: absolute; z-index: 4; top: 26px; left: max(28px,calc((100vw - 1240px)/2)); display: grid; gap: 4px; padding: 12px 15px; border-left: 3px solid var(--oxblood); background: rgba(255,255,255,.9); box-shadow: 0 8px 25px rgba(33,42,44,.08); backdrop-filter: blur(8px); }
.portal-map-caption strong { font-family: var(--display); font-size: 1rem; font-weight: 600; }
.portal-map-caption span { color: var(--slate); font-size: .65rem; letter-spacing: .08em; }
.portal-map-pin { position: absolute; z-index: 3; width: 42px; height: 42px; border: 3px solid #fff; border-radius: 50%; color: #fff; background: var(--oxblood); box-shadow: 0 6px 14px rgba(56,27,31,.26); font-weight: 800; transform: translate(-50%,-50%); transition: transform .2s ease,box-shadow .2s ease,background .2s ease; }
.portal-map-pin:hover, .portal-map-pin:focus-visible, .portal-map-pin.active { background: var(--oxblood-dark); box-shadow: 0 8px 22px rgba(56,27,31,.36); transform: translate(-50%,-50%) scale(1.1); }
.portal-pin-a { left: 18%; top: 21%; }.portal-pin-b { left: 37%; top: 72%; }.portal-pin-c { left: 70%; top: 65%; }.portal-pin-d { left: 49%; top: 56%; }
.portal-map-preview { position: absolute; z-index: 3; left: max(28px,calc((100vw - 1240px)/2)); bottom: 28px; width: 390px; display: grid; grid-template-columns: 150px 1fr; color: var(--graphite); background: #fff; box-shadow: var(--shadow); }
.portal-map-preview img { width: 150px; height: 160px; object-fit: cover; }
.portal-map-preview div { padding: 19px; }
.portal-map-preview small { color: var(--oxblood); font-size: .75rem; font-weight: 800; }
.portal-map-preview h3 { margin: 7px 0 11px; font-family: var(--display); font-size: 1.3rem; font-weight: 400; }
.portal-map-preview strong, .portal-map-preview a { display: block; font-size: .8rem; }
.portal-map-preview a { margin-top: 13px; color: var(--oxblood); font-weight: 800; }
.hide-map { position: absolute; z-index: 3; right: max(28px,calc((100vw - 1240px)/2)); bottom: 22px; min-height: 40px; padding: 0 18px; border: 1px solid #c6cac7; background: rgba(255,255,255,.94); font-size: .78rem; font-weight: 800; }
.portal-result-search { padding: 22px 0; color: #fff; background: var(--graphite); scroll-margin-top: 80px; }
.portal-finder { scroll-margin-top: 110px; }
.result-search-main { min-height: 70px; display: grid; grid-template-columns: 190px minmax(300px,1fr) 145px 155px; background: #fff; }
.result-filter-row { display: grid; grid-template-columns: repeat(3,1fr) 170px 120px; margin-top: 14px; border-top: 1px solid rgba(255,255,255,.14); border-bottom: 1px solid rgba(255,255,255,.14); }
.result-filter-row label { min-height: 60px; display: grid; grid-template-columns: 75px 1fr; align-items: center; padding: 0 18px; border-right: 1px solid rgba(255,255,255,.14); font-size: .78rem; }
.result-filter-row select { width: 100%; border: 0; outline: 0; color: #fff; background: var(--graphite); font-weight: 700; }
.result-more-filter, .result-clear { border: 0; border-right: 1px solid rgba(255,255,255,.14); color: #fff; background: transparent; font-size: .8rem; font-weight: 800; }
.result-clear { color: #dec38e; }
.portal-results { padding-top: 64px; padding-bottom: 100px; }
.portal-results-heading { display: flex; justify-content: space-between; align-items: end; gap: 50px; margin-bottom: 46px; }
.portal-results-heading h1 { margin: 0 0 14px; font-family: var(--display); font-size: 3.1rem; font-weight: 400; }
.portal-results-heading > div:first-child > p:last-child { max-width: 650px; color: var(--slate); font-size: 1rem; }
.results-tools { display: flex; align-items: center; gap: 18px; font-size: .8rem; }
.results-tools button, .results-tools select { min-height: 40px; padding: 0 14px; border: 1px solid var(--line); background: #fff; }
.portal-property-list { display: grid; gap: 24px; }
.portal-list-card { min-height: 310px; display: grid; grid-template-columns: minmax(320px,.9fr) minmax(330px,1.15fr) 190px; background: #fff; border: 1px solid var(--line); box-shadow: 0 7px 24px rgba(17,22,29,.055); }
.portal-list-card[hidden] { display: none; }
.portal-list-image { position: relative; min-width: 0; overflow: hidden; }
.portal-list-image img { width: 100%; height: 100%; object-fit: cover; }
.portal-list-image > span { position: absolute; top: 18px; left: 0; padding: 8px 14px; color: #fff; background: var(--oxblood); font-size: .75rem; font-weight: 800; }
.portal-list-image > button { position: absolute; top: 14px; right: 14px; width: 40px; height: 40px; border: 0; border-radius: 50%; color: var(--oxblood); background: #fff; font-size: 1.2rem; }
.portal-list-info { padding: 29px 34px; }
.portal-list-info small { color: var(--oxblood); font-size: .75rem; font-weight: 800; letter-spacing: .06em; }
.portal-list-info h2 { margin: 8px 0 13px; font-family: var(--display); font-size: 1.8rem; font-weight: 400; }
.portal-list-info > strong { color: var(--oxblood-dark); font-size: .95rem; }
.property-judgement { margin: 18px 0; border-top: 1px solid var(--line); }
.property-judgement span { display: grid; grid-template-columns: 68px 1fr; padding: 10px 0; border-bottom: 1px solid var(--line); color: var(--slate); font-size: .82rem; }
.property-judgement b { color: var(--graphite); }
.portal-list-info > p { margin: 0; color: var(--slate); font-size: .8rem; }
.portal-list-card > aside { display: flex; flex-direction: column; justify-content: center; padding: 28px; border-left: 1px solid var(--line); background: var(--porcelain); }
.portal-list-card > aside p { margin: 0 0 18px; color: var(--slate); font-size: .82rem; line-height: 1.6; }
.portal-list-card > aside strong { margin-bottom: 20px; font-size: .85rem; }
.portal-list-card > aside button { padding: 0; text-align: left; border: 0; color: var(--oxblood); background: none; font-size: .82rem; font-weight: 800; }
.empty-state { display: none; padding: 45px; text-align: center; color: var(--slate); background: var(--porcelain); }
.empty-state.show { display: block; }

/* Detail */
.portal-detail-hero { position: relative; height: 620px; color: #fff; background: var(--graphite); }
.portal-detail-hero > img { width: 100%; height: 100%; object-fit: cover; }
.detail-hero-arrow { position: absolute; top: 50%; width: 54px; height: 64px; border: 0; color: #fff; background: rgba(21,25,31,.68); transform: translateY(-50%); font-size: 2.4rem; }
.detail-hero-arrow.left { left: 0; }.detail-hero-arrow.right { right: 0; }
.detail-view-menu { position: absolute; left: 50%; bottom: 20px; display: flex; align-items: center; transform: translateX(-50%); }
.detail-view-menu button, .detail-view-menu span { min-height: 42px; display: grid; place-items: center; padding: 0 18px; border: 0; border-right: 1px solid rgba(255,255,255,.2); color: #fff; background: rgba(20,24,30,.84); font-size: .78rem; font-weight: 800; }
.detail-view-menu button.active { background: var(--oxblood); }
.portal-agent-card { position: absolute; z-index: 3; right: max(32px,calc((100vw - 1240px)/2)); bottom: -108px; width: 295px; padding: 28px 30px; color: var(--graphite); background: #fff; box-shadow: var(--shadow); }
.portal-agent-card p { margin: 0 0 8px; color: var(--oxblood); font-size: .75rem; font-weight: 800; letter-spacing: .1em; }
.portal-agent-card h3 { margin: 0 0 20px; font-family: var(--display); font-size: 1.45rem; font-weight: 400; }
.agent-avatar { width: 46px; height: 46px; display: grid; place-items: center; float: left; margin-right: 13px; border-radius: 50%; color: #fff; background: var(--oxblood); font-size: .8rem; font-weight: 800; }
.portal-agent-card strong, .portal-agent-card span, .portal-agent-card a { display: block; }
.portal-agent-card strong { padding-top: 4px; font-size: .82rem; }.portal-agent-card span { margin: 5px 0 22px; color: var(--slate); font-size: .75rem; }.portal-agent-card a { clear: both; margin-bottom: 14px; color: var(--oxblood); font-size: 1rem; font-weight: 800; }
.portal-agent-card button { width: 100%; min-height: 46px; border: 0; color: #fff; background: var(--oxblood); font-weight: 800; }
.portal-detail-summary { min-height: 190px; color: #fff; background: var(--graphite); }
.detail-summary-inner { min-height: 190px; display: grid; grid-template-columns: 175px 1fr 310px 105px; align-items: center; gap: 34px; padding-right: 330px; }
.detail-summary-inner > div:first-child small, .detail-summary-inner > div:first-child strong { display: block; }
.detail-summary-inner > div:first-child small { margin-bottom: 8px; color: rgba(255,255,255,.62); font-size: .75rem; }
.detail-summary-inner > div:first-child strong { font-size: 1.3rem; }
.detail-summary-title p { margin: 0 0 7px; color: #ddc48f; font-size: .75rem; font-weight: 800; letter-spacing: .09em; }
.detail-summary-title h1 { margin: 0 0 7px; font-family: var(--display); font-size: 2.2rem; font-weight: 400; }
.detail-summary-title span { color: rgba(255,255,255,.65); font-size: .78rem; }
.detail-summary-facts { display: grid; grid-template-columns: repeat(3,1fr); text-align: center; }
.detail-summary-facts span { padding: 0 13px; border-right: 1px solid rgba(255,255,255,.17); color: rgba(255,255,255,.58); font-size: .75rem; }
.detail-summary-facts b { display: block; margin-bottom: 8px; color: #fff; font-size: .82rem; }
.detail-summary-actions { display: flex; flex-direction: column; gap: 8px; }
.detail-summary-actions button { min-height: 34px; border: 1px solid rgba(255,255,255,.25); color: #fff; background: transparent; font-size: .75rem; }
.portal-detail-content { display: grid; grid-template-columns: minmax(0,880px) 1fr; gap: 70px; padding-top: 58px; padding-bottom: 90px; }
.lansha-read { display: grid; grid-template-columns: 250px 1fr; gap: 48px; padding: 34px; color: #fff; background: var(--oxblood-dark); }
.lansha-read small { color: #ddc48f; font-family: var(--utility); font-size: .75rem; font-weight: 800; letter-spacing: .12em; }
.lansha-read h2 { margin: 8px 0 10px; font-family: var(--display); font-size: 1.7rem; font-weight: 400; }
.lansha-read p { margin: 0; color: rgba(255,255,255,.68); font-size: .8rem; line-height: 1.7; }
.lansha-read dl { margin: 0; }
.lansha-read dl > div { display: grid; grid-template-columns: 74px 1fr; padding: 10px 0; border-bottom: 1px solid rgba(255,255,255,.18); }
.lansha-read dt { color: #ddc48f; font-size: .8rem; font-weight: 800; }.lansha-read dd { margin: 0; color: rgba(255,255,255,.88); font-size: .85rem; }
.portal-detail-nav { position: sticky; top: 80px; z-index: 15; display: flex; gap: 30px; padding: 18px 0; border-bottom: 1px solid var(--line); background: #fff; font-size: .85rem; font-weight: 800; }
.portal-detail-nav a:first-child { color: var(--oxblood); }
.portal-detail-section { padding: 70px 0; border-bottom: 1px solid var(--line); }
.portal-detail-section h2 { margin-bottom: 30px; font-size: 2.55rem; }
.portal-detail-section > p:not(.eyebrow) { max-width: 760px; color: var(--slate); font-size: 1rem; line-height: 2; }
.portal-feature-list { display: grid; grid-template-columns: 1fr 1fr; gap: 0 45px; margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.portal-feature-list li { position: relative; padding: 18px 0 18px 24px; border-bottom: 1px solid var(--line); color: var(--slate); font-size: .9rem; }
.portal-feature-list li::before { content: "✓"; position: absolute; left: 0; color: var(--oxblood); font-weight: 800; }
.portal-location-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 42px; }
.portal-location-grid ul { margin: 28px 0 0; padding: 0; list-style: none; }
.portal-location-grid li { display: flex; gap: 22px; padding: 12px 0; border-top: 1px solid var(--line); font-size: .85rem; }
.portal-location-grid li strong { min-width: 65px; color: var(--oxblood); }
.portal-mini-map { position: relative; min-height: 320px; overflow: hidden; background-color: #dce3e4; background-image: linear-gradient(40deg,transparent 45%,#fff 46%,#fff 49%,transparent 50%),linear-gradient(115deg,transparent 43%,rgba(255,255,255,.7) 44%,rgba(255,255,255,.7) 47%,transparent 48%); background-size: 120px 100px,180px 130px; }
.portal-mini-map span { position: absolute; color: #68777a; font-size: .78rem; }.portal-mini-map span:first-child { top: 32%; left: 16%; }.portal-mini-map span:nth-child(2) { right: 14%; bottom: 24%; }
.portal-mini-map i { position: absolute; top: 49%; left: 52%; padding: 10px 13px; color: #fff; background: var(--oxblood); font-size: .75rem; font-style: normal; transform: translate(-50%,-50%); }
.portal-school-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1px; background: var(--line); border: 1px solid var(--line); }
.portal-school-grid div { min-height: 105px; padding: 24px; background: #fff; }
.portal-school-grid strong, .portal-school-grid span { display: block; }.portal-school-grid strong { margin-bottom: 8px; font-family: var(--display); font-size: 1.08rem; }.portal-school-grid span { color: var(--slate); font-size: .8rem; }
.portal-mobile-enquiry { display: none; }

/* Modal and status */
.floating-consult { position: fixed; z-index: 35; right: 22px; bottom: 22px; width: 80px; height: 80px; display: grid; place-items: center; align-content: center; border: 3px solid #fff; border-radius: 50%; color: #fff; background: #276b5a; box-shadow: 0 9px 26px rgba(0,0,0,.2); font-size: .68rem; font-weight: 800; }
.floating-consult span { display: block; font-size: .9rem; }
.modal { position: fixed; z-index: 100; inset: 0; display: none; place-items: center; padding: 24px; }
.modal.open { display: grid; }
.modal-backdrop { position: absolute; inset: 0; border: 0; background: rgba(12,17,22,.72); }
.modal-card { position: relative; z-index: 1; width: min(620px,100%); max-height: calc(100vh - 48px); overflow: auto; padding: 44px; background: #fff; box-shadow: var(--shadow); }
.modal-card h2 { margin: 0 0 12px; font-family: var(--display); font-size: 2rem; font-weight: 400; }.modal-card > p:not(.eyebrow) { color: var(--slate); }
.modal-close { position: absolute; top: 16px; right: 18px; border: 0; background: none; font-size: 1.8rem; }
.consult-form { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; margin-top: 28px; }
.consult-form label { display: grid; gap: 8px; color: var(--slate); font-size: .8rem; }.consult-form input, .consult-form select { min-height: 48px; padding: 0 14px; border: 1px solid var(--line); background: #fff; }.consult-form button, .consult-form > small { grid-column: 1 / -1; }.consult-form > small { color: var(--slate); font-size: .75rem; }
.button { min-height: 50px; padding: 0 24px; border: 0; }.button-primary { color: #fff; background: var(--oxblood); font-weight: 800; }
.toast { position: fixed; z-index: 120; left: 50%; bottom: -100px; padding: 14px 22px; color: #fff; background: var(--graphite); transform: translateX(-50%); transition: bottom .25s ease; font-size: .85rem; }.toast.show { bottom: 28px; }
.reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s ease,transform .7s ease; }.reveal.visible { opacity: 1; transform: none; }

@media (max-width: 1100px) {
  .portal-header-inner { grid-template-columns: 205px 1fr; }.portal-brand { padding-right: 20px; }.portal-brand img { width: 180px; }.portal-nav { gap: 18px; padding-left: 24px; }.portal-nav a { font-size: .75rem; }
  .finder-main { grid-template-columns: 170px minmax(220px,1fr) 125px 150px; }.portal-service-grid { gap: 60px; }.portal-list-card { grid-template-columns: 38% 1fr 165px; }
  .detail-summary-inner { grid-template-columns: 155px 1fr 260px; padding-right: 320px; }.detail-summary-actions { display: none; }
  .portal-hero-copy h1 { max-width: 560px; }.route-stage { right: 10px; opacity: .9; }
}

@media (max-width: 880px) {
  :root { --shell: min(100% - 44px, 760px); }
  .section { padding-top: 82px; padding-bottom: 82px; }
  .portal-header { height: 74px; }.portal-header-inner { position: relative; display: flex; align-items: center; justify-content: space-between; }.portal-brand { width: 180px; height: 74px; padding: 0; border-right: 0; border-bottom-width: 4px; }.portal-brand img { width: 165px; }.portal-utility { position: absolute; right: 52px; top: 50%; display: block; padding: 0; border: 0; transform: translateY(-50%); }.portal-utility > :not(.site-switcher) { display: none; }.site-switcher-menu { right: 0; left: auto; }
  .portal-menu-button { display: flex; flex-direction: column; align-items: center; justify-content: center; }
  .portal-nav { position: absolute; z-index: 30; top: 74px; left: calc((100vw - var(--shell))/-2); right: calc((100vw - var(--shell))/-2); display: none; flex-direction: column; align-items: stretch; gap: 0; padding: 16px 32px 26px; background: #fff; box-shadow: var(--shadow); }.portal-nav.open { display: flex; }.portal-nav a { min-height: 46px; border-bottom: 1px solid var(--line); font-size: .88rem; }.portal-nav a:not(.portal-nav-destination)::after { display: none; }.portal-nav .portal-nav-destination { align-self: stretch; margin-bottom: 8px; padding: 0 16px; border-bottom: 0; }
  .portal-hero { min-height: 760px; height: auto; max-height: none; }.portal-hero-copy { padding-top: 74px; }.portal-hero-copy h1 { max-width: 560px; }.route-stage { top: 315px; right: 22px; width: calc(100% - 44px); height: 126px; opacity: 1; }.route-advice { position: static; width: 330px; margin-left: auto; padding: 16px 19px; }.route-advice > strong { margin: 8px 0 4px; font-size: 1.25rem; }.route-advice p { min-height: 0; margin-bottom: 9px; }.route-advice a { padding-top: 8px; }.finder-main { grid-template-columns: 160px 1fr 135px; }.finder-region { display: none; }.finder-filters { grid-template-columns: 1fr 1fr; }.finder-filters label:last-child { display: none; }
  .portal-story { min-height: auto; grid-template-columns: 1fr; padding-top: 80px; padding-bottom: 80px; }.portal-story-copy { margin: 0 0 -46px; padding: 0 34px 42px 0; }.portal-story-image { height: 430px; }
  .principle-grid { grid-template-columns: 1fr; }.principle-grid article, .principle-grid article + article { min-height: 0; padding: 32px 0; border-right: 0; border-bottom: 1px solid rgba(255,255,255,.16); }.principle-grid p { min-height: 0; }
  .portal-property-grid { grid-template-columns: 1fr 1fr; }.portal-property-card:last-child { display: none; }.portal-service-grid { grid-template-columns: 1fr; gap: 20px; }
  .market-row { grid-template-columns: 1fr 1fr; }.market-row .market-card:first-child { grid-column: 1 / -1; }.portal-insight-grid { grid-template-columns: 1fr; }.portal-insight-grid article { min-height: 0; }.portal-insight-grid h3 { margin-bottom: 26px; }
  .portal-footer-grid { grid-template-columns: 1fr 1fr; }.portal-footer-grid > div:first-child { grid-column: 1 / -1; }
  .portal-result-map { max-height: 390px; }.portal-map-canvas { height: 390px; }.result-search-main { grid-template-columns: 160px 1fr 135px; }.result-region { display: none; }.result-filter-row { grid-template-columns: repeat(3,1fr) 120px; }.result-clear { display: none; }
  .portal-results-heading { align-items: flex-start; flex-direction: column; }.portal-list-card { grid-template-columns: 42% 1fr; }.portal-list-card > aside { display: none; }
  .portal-detail-hero { height: 500px; }.portal-agent-card { display: none; }.detail-summary-inner { grid-template-columns: 145px 1fr; padding-right: 0; }.detail-summary-facts { grid-column: 1 / -1; padding-bottom: 24px; }
  .portal-detail-content { grid-template-columns: 1fr; }.portal-detail-nav { top: 74px; overflow-x: auto; white-space: nowrap; }.portal-mobile-enquiry { display: block; padding: 30px; background: var(--porcelain); }.portal-mobile-enquiry h3 { margin: 8px 0 20px; font-family: var(--display); font-size: 1.5rem; font-weight: 400; }.portal-mobile-enquiry .finder-submit { min-height: 48px; padding: 0 20px; }
}

@media (max-width: 580px) {
  :root { --shell: calc(100vw - 32px); }
  .section { padding-top: 66px; padding-bottom: 66px; }.eyebrow { font-size: .7rem; }
  .portal-header { height: 68px; }.portal-brand { width: 156px; height: 68px; }.portal-brand img { width: 150px; }.portal-nav { top: 68px; }.site-switcher-trigger { font-size: .72rem; }.site-switcher-menu { width: 205px; }
  .portal-hero { min-height: 805px; }.portal-hero > img { object-position: 58% center; }.portal-hero-copy { padding-top: 62px; }.portal-hero-copy > p { margin-bottom: 14px; font-size: .7rem; }.portal-hero-copy h1 { max-width: 355px; font-size: 2.65rem; }.hero-proof { max-width: 340px; flex-wrap: wrap; gap: 8px 0; margin-top: 20px; font-size: .75rem; }.hero-proof span { padding-inline: 10px; }.hero-proof span:first-child { padding-left: 0; }.route-stage { top: 342px; right: 16px; width: calc(100% - 32px); }.route-advice { width: 100%; }
  .portal-finder { bottom: 16px; }.finder-sectors { width: 100%; overflow-x: auto; }.finder-sectors button { flex: 0 0 auto; min-height: 40px; padding: 0 14px; font-size: .75rem; }.finder-main { min-height: auto; grid-template-columns: 1fr 105px; }.finder-mode { grid-column: 1 / -1; min-height: 48px; border-right: 0; border-bottom: 1px solid var(--line); }.finder-keyword { min-height: 64px; padding: 0 18px; }.finder-keyword input { font-size: .875rem; }.finder-filters { min-height: 58px; }.finder-filters label { grid-template-columns: 1fr; gap: 3px; padding: 8px 13px; }.finder-filters label span { color: rgba(255,255,255,.55); }.finder-filters select { font-size: .78rem; }.finder-promise { min-height: 50px; gap: 8px; padding: 8px 13px; font-size: .72rem; line-height: 1.4; }.finder-promise span { padding-left: 8px; }
  .portal-story-copy { margin-bottom: -24px; padding-right: 18px; }.portal-story-image { height: 300px; }.portal-story-copy h2, .portal-section-title h2, .portal-section-heading h2, .portal-event-card h2 { font-size: 2.25rem; }.portal-section-heading { align-items: flex-start; flex-direction: column; gap: 22px; }
  .portal-property-grid { grid-template-columns: 1fr; }.portal-property-card:nth-child(n+3) { display: none; }.portal-property-card img { height: 235px; }.service-menu button { grid-template-columns: 66px 1fr auto; }.service-menu strong { font-size: 1.2rem; }
  .market-row { grid-template-columns: 1fr; }.market-row .market-card:first-child { grid-column: auto; }.market-card { min-height: 330px; }
  .portal-event, .portal-event > img { min-height: 540px; height: 540px; }.portal-event-card { left: 16px; width: calc(100vw - 32px); padding: 36px 28px; }
  .portal-footer { padding-top: 50px; }.portal-footer-grid { grid-template-columns: 1fr; gap: 32px; }.portal-footer-grid > div:first-child { grid-column: auto; }.portal-footer-bottom { flex-direction: column; gap: 8px; }
  .portal-breadcrumb { overflow: hidden; white-space: nowrap; }.portal-result-map { max-height: 320px; }.portal-map-canvas { height: 320px; }.portal-map-caption { top: 14px; left: 16px; padding: 9px 11px; }.portal-map-caption strong { font-size: .88rem; }.portal-map-preview { display: none; }.hide-map { right: 16px; bottom: 14px; }
  .portal-result-search { padding: 14px 0; }.result-search-main { min-height: auto; grid-template-columns: 1fr 98px; }.result-mode { grid-column: 1 / -1; min-height: 46px; border-right: 0; border-bottom: 1px solid var(--line); }.result-keyword { min-height: 62px; padding: 0 16px; }.result-keyword input { font-size: .8rem; }.result-filter-row { grid-template-columns: 1fr 1fr; }.result-filter-row label { min-height: 56px; grid-template-columns: 1fr; gap: 4px; padding: 8px 12px; }.result-filter-row label:nth-child(3), .result-more-filter { display: none; }
  .portal-results { padding-top: 50px; padding-bottom: 70px; }.portal-results-heading h1 { font-size: 2.4rem; }.results-tools { width: 100%; justify-content: space-between; }.portal-list-card { min-height: 0; grid-template-columns: 1fr; }.portal-list-image { height: 240px; }.portal-list-info { padding: 25px 24px; }.portal-list-info h2 { font-size: 1.65rem; }
  .portal-detail-hero { height: 380px; }.detail-hero-arrow { width: 40px; height: 52px; }.detail-view-menu { bottom: 12px; overflow-x: auto; }.detail-view-menu button { padding: 0 12px; }.detail-view-menu button:nth-child(3), .detail-view-menu button:nth-child(4) { display: none; }
  .detail-summary-inner { min-height: 0; grid-template-columns: 1fr; gap: 24px; padding-top: 28px; padding-bottom: 30px; }.detail-summary-title { grid-row: 1; }.detail-summary-inner > div:first-child { grid-row: 2; }.detail-summary-facts { grid-column: auto; grid-row: 3; padding: 0; }.detail-summary-title h1 { font-size: 1.95rem; }
  .portal-detail-content { padding-top: 30px; padding-bottom: 60px; }.lansha-read { grid-template-columns: 1fr; gap: 20px; padding: 26px 22px; }.portal-detail-nav { top: 68px; gap: 22px; margin-inline: -16px; padding-inline: 16px; }.portal-detail-section { padding: 52px 0; }.portal-detail-section h2 { font-size: 2.05rem; }.portal-feature-list, .portal-location-grid, .portal-school-grid { grid-template-columns: 1fr; }.portal-mini-map { min-height: 260px; }
  .floating-consult { right: 14px; bottom: 14px; width: 68px; height: 68px; }.modal-card { padding: 36px 24px 26px; }.consult-form { grid-template-columns: 1fr; }.consult-form button, .consult-form > small { grid-column: auto; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; animation-duration: .01ms !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}