@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:wght@400;500;600&display=swap');
:root{--ink:#123d50;--muted:#5d727a;--accent:#147d75;--paper:#fff;--soft:#f4f7f5;--line:#dce5e3;--serif:'Playfair Display',Georgia,'Noto Serif SC','Songti SC',serif;--sans:'DM Sans','PingFang SC','Microsoft YaHei',sans-serif;color-scheme:light}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;color:var(--ink);background:var(--paper);font:16px/1.75 var(--sans);overflow-wrap:break-word}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--accent);outline-offset:5px}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.25}h1{font-size:clamp(42px,5.6vw,76px);letter-spacing:-1.8px;margin-bottom:24px}h2{font-size:clamp(28px,3.2vw,43px);letter-spacing:-.8px;margin-bottom:20px}h3{font-size:27px}body[data-language=zh] h1{line-height:1.45;letter-spacing:1px}body[data-language=zh] h2,body[data-language=zh] h3{line-height:1.5;letter-spacing:.5px}p{margin-bottom:20px}.wrap{width:min(1200px,calc(100% - 80px));margin-inline:auto}.topbar{background:var(--ink);color:#edf4f2;font-size:12px}.topbar .wrap{display:flex;gap:25px;align-items:center;min-height:39px}.topbar .wrap>span{margin-left:auto;color:#cbdedb}.header{background:white;border-bottom:1px solid var(--line)}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:110px}.brand{display:flex;align-items:center;gap:15px;flex-shrink:0}.brand-mark{font:38px var(--serif);border:1px solid #b6c9c5;width:55px;height:62px;display:grid;place-items:center}.brand strong{display:block;font:25px var(--serif);line-height:1.2}.brand small{display:block;font-size:11px;line-height:1.5}.brand .brokerage{font-size:10px;color:var(--muted)}nav{display:flex;align-items:center;gap:23px;font-size:13px}nav a:hover,nav [aria-current=page]{color:var(--accent)}.language{border-left:1px solid var(--line);padding-left:18px;white-space:nowrap}.nav-contact{border:1px solid var(--ink);padding:10px 15px;white-space:nowrap}.menu-toggle{display:none}.hero{position:relative;min-height:610px;display:grid;align-items:center;background:#6d7f7c;color:white;overflow:hidden}.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 54%}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,#092e40dc,#0d354b66 55%,#163b4610)}.hero-content{position:relative;padding-block:85px}.hero .eyebrow{color:#d6eae2}.hero h1{max-width:700px;color:#fff}.hero-summary{font-size:18px;max-width:540px;line-height:1.8}.hero-identity{font-size:12px;letter-spacing:.6px;color:#d9e6e3;margin-bottom:32px}.eyebrow{text-transform:uppercase;letter-spacing:2px;font-size:11px;font-weight:600;color:var(--accent);margin-bottom:20px}.actions{display:flex;gap:14px;flex-wrap:wrap}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:28px;padding:15px 23px;background:var(--ink);border:1px solid var(--ink);color:white;font-size:13px;line-height:1.5;font-weight:500;transition:background .2s}.button:hover{background:var(--accent);border-color:var(--accent)}.button.secondary{background:transparent;color:var(--ink);border-color:#aabfba}.button.secondary:hover{background:#e9f2ee}.hero .button{background:#e3eee6;color:var(--ink);border-color:#e3eee6}.hero .button:hover{background:white}.hero .secondary{background:transparent;border-color:#e7f3e99c;color:white}.hero .secondary:hover{background:#ffffff20}.image-caption{position:absolute;right:30px;bottom:14px;color:#f4f8f6;font-size:10px;letter-spacing:.5px}.trust-strip{display:flex;justify-content:space-between;padding-block:25px;border-bottom:1px solid var(--line);font-size:12px;letter-spacing:1px}.section{padding-block:82px}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:45px;margin-bottom:34px}.section-heading h2{margin:0;max-width:720px}.section-heading>p{max-width:290px;color:var(--muted);font-size:14px;margin-bottom:0}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.service-card{border:1px solid var(--line);padding:32px 30px;background:white;display:flex;flex-direction:column;align-items:flex-start}.service-card .eyebrow{margin-bottom:30px}.service-card p{color:var(--muted);font-size:15px;flex:1}.text-link{color:var(--accent);font-size:13px;border-bottom:1px solid #9ec4b9;padding-bottom:5px;display:inline-block}.text-link:hover{color:var(--ink);border-color:var(--ink)}.soft{background:var(--soft)}.property-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}.property-card{border:1px solid var(--line);background:white;overflow:hidden}.property-card[hidden]{display:none}.property-card>img{display:block;width:100%;aspect-ratio:2/1;object-fit:cover}.property-art{position:relative;height:185px;display:flex;align-items:center;justify-content:center;flex-direction:column;background:#e6efeb;color:#486c68;overflow:hidden}.property-card:nth-child(2n) .property-art{background:#e9eff1;color:#54727d}.property-art svg{width:280px;height:100px;stroke:currentColor;stroke-width:1;opacity:.55}.property-art>span,.property-art small{font-size:9px;letter-spacing:2px}.property-content{padding:27px 30px}.status{display:inline-block;background:#edf5f0;padding:3px 10px;font-size:10px;letter-spacing:1px;color:#21645b}.area{font-size:12px;color:var(--muted);margin:14px 0 5px}.property-card h3{font:23px/1.4 var(--sans);margin-bottom:15px}.price{font-size:18px;margin-bottom:8px}.specs{font-size:13px;color:var(--muted);min-height:23px}.fine{font-size:12px;color:var(--muted);line-height:1.9;margin-top:23px}.about-split{display:grid;grid-template-columns:.85fr 1.15fr;gap:85px;align-items:center}.about-monogram{min-height:375px;background:#edf1eb;display:flex;flex-direction:column;align-items:center;justify-content:center;border:1px solid #dce5da}.about-monogram span{font:150px var(--serif);line-height:1.2;color:#45675d}.about-monogram small{font-size:11px;letter-spacing:4px}.identity{color:var(--muted);font-size:13px}.lead{font-size:18px;line-height:1.9;max-width:740px;color:var(--muted)}.about-split .button{margin-top:12px}.radar-panel{display:flex;gap:40px;align-items:center;justify-content:space-between;background:var(--ink);color:white;padding:46px 50px}.radar-panel h2{font-size:38px}.radar-panel .eyebrow{color:#abd9c4}.radar-panel p{max-width:650px;color:#dfebe7}.radar-panel small{font-size:11px;color:#b8d1c7}.radar-panel .button{background:#e7f1eb;color:var(--ink);border-color:#e7f1eb;flex-shrink:0}.cta{display:flex;align-items:center;justify-content:space-between;gap:40px;padding-block:64px;border-top:1px solid var(--line);margin-bottom:50px}.cta h2{margin-bottom:18px}.cta p:last-child{margin-bottom:0;color:var(--muted)}.cta .button{flex-shrink:0}footer{background:#f2f5f3;padding:55px 0 25px}.footer-main{display:grid;grid-template-columns:1fr 1.2fr 1fr;gap:40px}.footer-main h2{font-size:28px;margin-bottom:12px}.footer-main p{font-size:12px;color:var(--muted)}.footer-contact a{display:block;font-size:14px;margin-bottom:8px;overflow-wrap:anywhere}.footer-nav{display:flex;flex-direction:column;gap:10px;font-size:13px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;padding-top:25px;margin-top:30px;border-top:1px solid var(--line);font-size:11px;color:var(--muted)}.mobile-contact{display:none}.page-intro{padding-top:80px;padding-bottom:55px}.page-intro h1{max-width:950px}.page-intro .lead{margin-bottom:0}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;padding-bottom:65px}.step{border-top:1px solid var(--line);padding-top:28px}.step h2{font-size:26px}.step p{color:var(--muted)}.service-contact{padding:40px;background:var(--soft);display:flex;align-items:center;justify-content:space-between;gap:30px}.service-contact h2{font-size:29px;margin-bottom:0}.faq{max-width:850px}.faq details{border-bottom:1px solid var(--line);padding:23px 0}.faq summary{cursor:pointer;font-weight:500}.faq p{color:var(--muted);padding:15px 0 0;margin-bottom:0}.listing-section{padding-bottom:80px}.filters{display:flex;gap:12px;margin-bottom:30px}.filter{border:1px solid var(--line);background:white;color:var(--ink);padding:10px 25px;font-size:14px}.filter.active{background:var(--ink);color:white;border-color:var(--ink)}.editorial{max-width:750px;padding-block:25px}.editorial p{color:var(--muted)}.values{display:flex;flex-wrap:wrap;gap:15px;margin-top:30px}.values span{border-top:1px solid var(--line);padding-top:12px;font-size:13px}.contact-layout{display:grid;grid-template-columns:.8fr 1.5fr;gap:70px;padding-bottom:90px}.contact-aside{background:var(--soft);padding:30px;align-self:start}.contact-aside h2{font-size:30px}.contact-aside p{font-size:13px}.contact-links{display:flex;flex-direction:column;gap:10px;margin-block:25px}.contact-links a{font-size:14px;color:var(--accent);overflow-wrap:anywhere}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}.form-grid label{font-size:13px;display:block;margin-bottom:7px}.form-grid input:not([type=checkbox]),.form-grid select,.form-grid textarea{display:block;width:100%;padding:13px 14px;border:1px solid #bfceca;border-radius:0;background:white;color:var(--ink);min-width:0}.form-grid textarea{resize:vertical}.full{grid-column:1/-1}.field-note{font-size:12px;color:var(--muted);margin:-10px 0 0}.form-grid .check{display:flex;align-items:flex-start;gap:12px;font-size:12px;color:var(--muted)}.check input{width:18px;height:18px;flex-shrink:0;margin-top:3px;accent-color:var(--ink)}.check a{text-decoration:underline}.trap{position:absolute;left:-9999px}.button:disabled{opacity:.6;cursor:wait}#form-status{font-size:14px;line-height:1.8;margin-top:20px}.legal{max-width:850px;padding-bottom:80px}.legal h2{font-size:25px;margin-top:30px}.legal p{color:var(--muted)}.skip{position:absolute;top:-100px;left:20px;background:white;padding:10px;z-index:5}.skip:focus{top:10px}
@media(min-width:1100px){.hero{min-height:650px}}@media(max-width:1100px){nav{gap:15px;font-size:12px}.brand strong{font-size:22px}.brand-mark{width:44px;height:52px;font-size:30px}.wrap{width:calc(100% - 50px)}.header-inner{gap:15px}.language{padding-left:12px}.nav-contact{padding:8px 10px}.contact-layout{gap:35px}.about-split{gap:50px}}
@media(max-width:880px){.topbar .wrap>span{display:none}.topbar .wrap{justify-content:space-between}.header-inner{flex-wrap:wrap;min-height:100px;padding-block:20px}.menu-toggle{display:block;border:1px solid var(--line);padding:9px 13px;background:white;color:var(--ink);font-size:13px}nav{display:none;flex-basis:100%;flex-direction:column;align-items:stretch;gap:0;border-top:1px solid var(--line);padding-top:12px}nav.open{display:flex}nav a{padding:11px 0;font-size:14px}.language{border:0}.nav-contact{margin-top:8px;padding-left:15px}.service-grid,.steps{gap:18px}.service-card{padding:25px 20px}.service-card h3{font-size:25px}.radar-panel{padding:35px;align-items:flex-start;flex-direction:column;gap:25px}.radar-panel p{margin-bottom:12px}.contact-layout{grid-template-columns:1fr}.contact-aside{padding:25px}.contact-links{margin-block:15px}.contact-aside .fine{margin-bottom:0}.contact-aside>p:last-child{margin-bottom:0}.footer-main{grid-template-columns:1fr 1.2fr}.footer-nav{grid-column:1/-1;flex-direction:row;gap:25px;flex-wrap:wrap}.about-monogram{min-height:320px}.about-monogram span{font-size:120px}}
@media(max-width:600px){body{font-size:15px}.wrap{width:calc(100% - 36px)}.topbar .wrap{gap:12px;min-height:36px;font-size:10px}.topbar a:last-of-type{font-size:10px;letter-spacing:-.1px}.header-inner{min-height:92px;padding-block:15px}.brand{gap:11px}.brand strong{font-size:22px}.brand small{font-size:10px}.brand .brokerage{font-size:9px}.brand-mark{width:42px;height:53px}.hero{min-height:565px}.hero>img{object-position:61% center}.hero-overlay{background:linear-gradient(90deg,#123444d9,#143a4b70)}.hero-content{padding-top:60px;padding-bottom:70px}.hero h1{font-size:44px;letter-spacing:-1px}.hero-summary{font-size:16px;max-width:340px}.hero-identity{font-size:10px;letter-spacing:.1px}.hero .eyebrow{font-size:9px;letter-spacing:1.6px}body[data-language=zh] .hero h1{font-size:41px}.button{font-size:12px;padding:13px 16px;gap:20px}.image-caption{font-size:8px;right:18px;bottom:12px}.trust-strip{font-size:9px;letter-spacing:.1px;padding-block:20px;gap:10px}.section{padding-block:52px}.section-heading{display:block;margin-bottom:25px}.section-heading>p,.section-heading>.text-link{margin-top:18px}.section-heading h2{font-size:29px}.service-grid,.property-grid,.steps{grid-template-columns:1fr}.service-card{padding:25px}.service-card .eyebrow{margin-bottom:15px}.service-card p{margin-bottom:20px}.property-grid{gap:22px}.property-art{height:160px}.property-content{padding:23px}.property-card h3{font-size:21px}.price{font-size:17px}.about-split{grid-template-columns:1fr;gap:30px}.about-monogram{min-height:230px}.about-monogram span{font-size:105px}.about-monogram small{font-size:9px}.lead{font-size:16px}.radar-panel{padding:30px 24px}.radar-panel h2{font-size:30px}.cta{display:block;padding-block:40px;margin-bottom:20px}.cta .button{margin-top:25px}.cta h2{font-size:29px}.page-intro{padding-top:48px;padding-bottom:35px}.page-intro h1{font-size:39px}.page-intro .eyebrow{font-size:10px}.steps{padding-bottom:40px;gap:15px}.step{padding-top:22px}.step h2{font-size:26px}.service-contact{display:block;padding:28px 24px}.service-contact h2{font-size:25px;margin-bottom:24px}.form-grid{grid-template-columns:1fr;gap:18px}.full{grid-column:auto}.form-grid input:not([type=checkbox]),.form-grid textarea,.form-grid select{font-size:16px}.contact-layout{padding-bottom:55px;gap:30px}.contact-aside .contact-links a{font-size:14px}.footer-main{grid-template-columns:1fr;gap:22px}.footer-nav{grid-column:auto;display:flex;flex-direction:column;gap:10px}.footer-main p{margin-bottom:10px}.footer-contact .eyebrow{margin-bottom:10px}.footer-bottom{font-size:10px;flex-wrap:wrap;gap:8px;margin-top:25px}footer{padding-top:40px;padding-bottom:100px}.mobile-contact{position:fixed;bottom:0;left:0;right:0;display:grid;grid-template-columns:repeat(3,1fr);background:var(--ink);color:#fff;z-index:4;padding-bottom:env(safe-area-inset-bottom);box-shadow:0 -4px 20px #123d5015}.mobile-contact a{padding:15px 4px;text-align:center;font-size:12px}.mobile-contact a+a{border-left:1px solid #ffffff30}.filter{padding:9px 20px}.listing-section{padding-bottom:50px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.about-portrait{display:block;width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;border:1px solid var(--line)}

/* Client planning and discovery */
.header-language{display:none}.quick-paths{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));background:var(--ink);color:white;margin-top:0}.quick-paths a{display:flex;justify-content:space-between;gap:12px;padding:25px 22px;border-right:1px solid #ffffff30;font-size:15px}.quick-paths a:last-child{border:0}.quick-paths a:hover{background:#ffffff14}.hero-radar{color:white;border-bottom:1px solid #e4c68e;padding:12px 0;font-size:14px}.hero .actions{align-items:center;flex-wrap:wrap}.guide-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:20px}.guide-card{padding:28px 22px;background:white;border:1px solid var(--line);display:flex;flex-direction:column}.guide-card h3{font-size:23px;line-height:1.4;margin:12px 0}.guide-card p{color:var(--muted);margin:0 0 24px}.guide-card .text-link{margin-top:auto}.home-faq{max-width:940px}.home-faq h2{margin-bottom:28px}.faq details{padding:20px 0}.faq summary{cursor:pointer;font-weight:600;font-size:17px;line-height:1.6}.faq p{max-width:780px;line-height:1.9}.planning-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px}.planning-card{padding:36px;background:#f5f7f7;border:1px solid var(--line);scroll-margin-top:120px}.planning-card h2{font-size:29px;margin:12px 0 20px}.planning-card ol{padding-left:24px;line-height:1.9;color:var(--muted)}.planning-card li{padding-left:8px;margin-bottom:15px}.guide-note{padding-top:25px}.region-panel{max-width:940px}.region-panel p{color:var(--muted);max-width:660px}.community-tags{display:flex;flex-wrap:wrap;gap:12px;margin-top:24px}.community-tags a{border:1px solid var(--line);padding:10px 18px;background:white;font-size:14px}.community-tags a:hover{border-color:var(--ink)}a:focus-visible,summary:focus-visible,button:focus-visible{outline:3px solid #ba934d;outline-offset:4px}
@media(min-width:881px){#main-nav{gap:14px;font-size:12px}}
@media(max-width:1100px){.guide-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:1000px) and (min-width:881px){.header-inner{flex-wrap:wrap;padding-block:16px}#main-nav{flex-basis:100%;justify-content:space-between}}
@media(max-width:880px){.header-language{display:block;margin-left:auto;font-size:12px;border-bottom:1px solid var(--line);white-space:nowrap}.quick-paths{grid-template-columns:repeat(2,minmax(0,1fr))}.quick-paths a{padding:20px;border-bottom:1px solid #ffffff30}.planning-card{padding:26px}}
@media(max-width:600px){.guide-grid,.planning-grid{grid-template-columns:1fr}.guide-card{padding:26px}.quick-paths a{font-size:13px;padding:18px 14px}.hero-radar{font-size:12px}.header-language{font-size:11px}.header-inner{gap:10px}.brand strong{font-size:21px}.menu-toggle{padding:8px}.region-panel h2,.home-faq h2{font-size:28px}.planning-card h2{font-size:26px}}

/* Voice briefing (homepage) */
.briefing-card{background:#fff;border:1px solid #dbe4ea;border-radius:16px;padding:18px 20px;margin:14px 0}
.briefing-card audio{width:100%;margin:8px 0 10px}
.briefing-meta{font-size:13px;color:#5a6b76;margin:0}
.briefing-text{line-height:1.75;color:#243746;margin:4px 0 0}
.briefing-card .text-link{margin-top:12px}
/* Regional upgrade (site-wide, visual layer only): sticky header keeps the phone line visible; one card spec; one quiet hero secondary action */
.topbar{position:sticky;top:0;z-index:6}.header{position:sticky;top:39px;z-index:6}
.service-card,.property-card,.guide-card,.planning-card{border-radius:12px;box-shadow:0 1px 3px rgba(18,61,80,.06)}
.hero .actions .button.secondary{background:transparent;color:#fff;border-color:transparent;padding-left:0;padding-right:0}
@media (max-width:880px){.header{top:36px}}

/* Clickable listing photos preserve the original card image dimensions. */
.property-photo{display:block;position:relative}.property-photo img{display:block;width:100%;aspect-ratio:2/1;object-fit:cover}.property-photo-label{position:absolute;right:12px;bottom:12px;padding:5px 10px;border-radius:4px;background:rgba(18,61,80,.9);color:#fff;font-size:12px}.property-photo:focus-visible{outline:3px solid #1687a7;outline-offset:-3px}.property-card h3 a{color:inherit;text-decoration:none}.property-card h3 a:hover,.property-card h3 a:focus-visible{text-decoration:underline}

/* Phase-one narrow-screen contact improvements. */
.skip{z-index:30}.contact-shortcuts{display:none}#contact-form{scroll-margin-top:100px}
@media(max-width:600px){
 .topbar{display:none}.header{top:0}.header-inner{min-height:76px;padding-block:10px;gap:8px}.brand-mark{width:34px;height:43px;font-size:27px}.brand{gap:8px}.brand strong{font-size:19px}.brand small{font-size:9px}.brand .brokerage{font-size:8px}.header-language{display:flex;align-items:center;min-height:44px;font-size:10px;border:0}.menu-toggle{min-height:44px;min-width:44px;padding:8px;font-size:12px}
 .mobile-contact{background:#fff;color:var(--ink);border-top:1px solid var(--line);padding:8px 10px calc(8px + env(safe-area-inset-bottom));gap:5px;box-shadow:0 -4px 18px #123d5010}.mobile-contact a{min-height:44px;display:flex;align-items:center;justify-content:center;padding:10px 5px;font-size:12px;border-radius:4px}.mobile-contact a+a{border:0}.mobile-contact a:last-child{background:var(--ink);color:#fff;font-weight:600}.mobile-contact a:focus-visible{outline-offset:-3px}
 .contact-page .page-intro{padding-top:30px;padding-bottom:26px}.contact-page .page-intro h1{font-size:30px;line-height:1.4;margin-bottom:14px}.contact-page .page-intro .eyebrow{margin-bottom:12px}.contact-page .page-intro .lead{font-size:14px}.contact-shortcuts{display:flex;gap:12px;margin-top:18px}.contact-shortcuts a{border:1px solid var(--line);padding:10px 16px;min-height:44px;font-size:13px;background:var(--soft)}.contact-page .contact-layout{gap:32px}.contact-page #contact-form{order:-1}.contact-page #contact-form button[type=submit]{width:100%;min-height:52px;justify-content:center;font-size:15px}.contact-page .form-grid label{font-size:14px}.contact-page .form-grid .check{padding-block:8px;line-height:1.8}.contact-page:has(#contact-form:focus-within) .mobile-contact{display:none}
}

.link-arrow{display:inline-block;vertical-align:-1px;flex-shrink:0;margin-left:3px}.button .link-arrow{margin-left:0}
@media(max-width:600px){.contact-page .contact-form-panel{order:-1}}
@media(max-width:380px){.header-inner .brand-mark{display:none}.header-inner .brand strong{font-size:18px}}