:root{
  --navy:#2f4854;
  --navy-2:#415f69;
  --sea:#789ca6;
  --sea-pale:#dfe9e8;
  --ivory:#f7f3eb;
  --ivory-2:#eee6da;
  --sand:#d8c5a8;
  --sage:#aeb9aa;
  --brass:#b59667;
  --ink:#293236;
  --muted:#697176;
  --white:#fffdf8;
  --line:#d8d0c5;
  --brass-deep:#9a7d4e;   /* AA-safe brass for text on light bg */
  --body-2:#54606a;       /* consolidated body copy grey */
  --font-display:"Fraunces","Libre Baskerville",Georgia,serif;
  --font-body:"DM Sans",Arial,sans-serif;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--ivory);color:var(--ink);font-family:var(--font-body);line-height:1.6}
img{width:100%;height:100%;display:block;object-fit:cover}
a{text-decoration:none;color:inherit}
button{font:inherit}
.topbar{height:74px;display:flex;align-items:center;justify-content:space-between;padding:0 5vw;background:rgba(247,243,235,.96);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:20;backdrop-filter:blur(12px)}
.logo{font-family:var(--font-display);font-size:20px;color:var(--navy)}
.topbar nav{display:flex;gap:28px;font-size:13px;color:var(--navy)}
.topbar nav a:hover{color:var(--brass)}
.hero{display:grid;grid-template-columns:44% 56%;gap:0;min-height:650px;background:var(--white);overflow:hidden}
.hero-copy{padding:64px 4vw 64px 6vw;display:flex;flex-direction:column;justify-content:center;min-width:0}
.eyebrow{font-size:11px;text-transform:uppercase;letter-spacing:.17em;font-weight:600;color:var(--sea)}
.section-label{display:inline-flex;align-items:center;width:max-content;padding:7px 13px;border-radius:999px;background:rgba(47,72,84,.07);border:1px solid rgba(47,72,84,.14);font-size:13px;text-transform:uppercase;letter-spacing:.16em;font-weight:700;color:var(--navy-2);line-height:1.2}
.hero h1{font-family:var(--font-display);font-weight:400;font-size:clamp(40px,4.2vw,64px);line-height:1.08;margin:18px 0 12px;color:var(--navy);max-width:680px}
.hero h2{font-family:var(--font-display);font-weight:400;font-size:clamp(24px,2.3vw,34px);line-height:1.25;color:var(--brass-deep);letter-spacing:-.005em;margin:0 0 24px;max-width:620px}
.hero p{font-size:16px;max-width:610px;color:var(--body-2)}
.hero-links{display:flex;gap:22px;align-items:center;margin-top:18px}
.button{display:inline-flex;background:var(--navy);color:white;border-radius:999px;padding:13px 20px;font-size:13px;font-weight:600}
.subtle-link{font-size:13px;color:var(--navy);border-bottom:1px solid var(--sea)}
.hero-image-wrap{padding:28px 28px 28px 0;background:var(--white);min-width:0}
.hero-image-wrap img{border-radius:4px;object-position:center 45%}
.overview{display:grid;grid-template-columns:1fr 1fr;gap:8vw;padding:105px 7vw;background:var(--ivory)}
.overview h2,.section-head h2,.views h2,.location h2{font-family:var(--font-display);font-size:clamp(36px,4vw,58px);line-height:1.16;font-weight:400;color:var(--navy);margin:16px 0 0;letter-spacing:-.012em}
.overview-copy>p{font-size:18px;margin:0 0 36px}
.highlights{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.highlights div{background:var(--white);border:1px solid var(--line);padding:22px}
.highlights strong{display:block;font-family:var(--font-display);font-size:28px;color:var(--navy)}
.highlights span{font-size:13px;color:var(--muted)}
.story-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;padding:0 7vw 110px;background:var(--ivory)}
.story-card{background:var(--white);border:1px solid var(--line)}
.ratio-landscape{aspect-ratio:16/10;overflow:hidden}
.story-text{padding:30px 32px 36px}
.story-text h3,.feature-group h3{font-family:var(--font-display);font-weight:400;color:var(--navy)}
.story-text h3{font-size:30px;margin:10px 0 12px}
.story-text p{margin:0;color:var(--body-2)}
.views{display:grid;grid-template-columns:.88fr 1.12fr;background:var(--sea-pale);min-height:520px}
.views-copy{padding:90px 7vw;display:flex;flex-direction:column;justify-content:center}
.views-copy p{font-size:18px;max-width:570px}
.views-placeholder{margin:42px 42px 42px 0;border:1px solid rgba(47,72,84,.22);display:flex;align-items:center;justify-content:center;background:
linear-gradient(to bottom,#c7dee5 0 50%,#9fb7b4 50% 60%,#6c8b8b 60% 100%);position:relative;overflow:hidden}
.views-placeholder:before{content:"";position:absolute;width:110px;height:110px;background:rgba(255,244,214,.82);border-radius:50%;right:18%;top:16%;box-shadow:0 0 35px rgba(255,244,214,.55)}
.placeholder-label{position:relative;z-index:2;background:rgba(255,253,248,.9);color:var(--navy);padding:18px 22px;text-align:center;letter-spacing:.15em;font-size:11px;font-weight:600}
.features{padding:110px 7vw;background:var(--white)}
.section-head{max-width:850px;margin-bottom:54px}
.section-head p{font-size:17px;color:var(--muted)}
.feature-group{display:grid;grid-template-columns:.34fr .66fr;gap:6vw;padding:34px 0;border-top:1px solid var(--line)}
.feature-group:last-child{border-bottom:1px solid var(--line)}
.feature-group h3{font-size:26px;margin:0}
.feature-list{display:grid;grid-template-columns:1fr 1fr;gap:0 32px}
.feature-list p{margin:0;padding:0 0 18px 22px;position:relative;color:var(--body-2)}
.feature-list p:before{content:"";position:absolute;left:0;top:.62em;width:8px;height:8px;border-radius:50%;background:var(--sea)}
.outdoor,.gallery{padding:110px 7vw;background:var(--ivory)}
.outdoor .narrow,.gallery .narrow{max-width:760px}
.image-pair{display:grid;grid-template-columns:1fr 1fr;gap:24px}
figure{margin:0;background:var(--white);border:1px solid var(--line)}
figcaption{padding:20px 22px;color:var(--body-2);font-size:14px}
.gallery{background:var(--ivory-2)}
.gallery-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.gallery-grid button{border:1px solid var(--line);background:var(--white);padding:0;text-align:left;cursor:pointer}
.gallery-grid button:hover{transform:translateY(-2px);transition:.2s}
.ratio-gallery{aspect-ratio:4/3;overflow:hidden}
.gallery-grid span{display:block;padding:14px 16px;color:var(--navy);font-size:13px;font-weight:600}
.location{display:grid;grid-template-columns:.9fr 1.1fr;gap:8vw;padding:100px 7vw;background:var(--navy);color:white}
.location .section-label{color:#e7f0f1;background:rgba(255,255,255,.08);border-color:rgba(255,255,255,.18)}
.location h2{color:white}
.location-points{display:grid;gap:14px;align-content:center}
.location-points p{margin:0;padding:18px 0;border-bottom:1px solid rgba(255,255,255,.2);font-size:17px}
.enquiries{display:grid;grid-template-columns:.9fr 1.1fr;gap:42px 8vw;padding:96px 7vw 48px;background:var(--ivory);border-top:1px solid var(--line)}
.enquiries h2{font-family:var(--font-display);font-size:clamp(36px,4vw,58px);line-height:1.16;font-weight:400;color:var(--navy);margin:16px 0 0;letter-spacing:-.012em}
.enquiries-content{align-self:center;display:grid;grid-template-columns:minmax(180px,.7fr) 1.3fr;gap:42px;align-items:start}
.enquiries-person h3{font-family:var(--font-display);font-size:28px;line-height:1.2;font-weight:400;color:var(--navy);margin:0 0 8px}
.enquiries-phone{font-size:18px;color:var(--navy);border-bottom:1px solid rgba(47,72,84,.3);padding-bottom:3px}
.enquiries-phone:hover{border-color:var(--navy)}
.enquiries-content p{margin:0;color:var(--body-2);font-size:15px;line-height:1.75;max-width:560px}
.image-disclaimer{grid-column:1/-1;border-top:1px solid var(--line);padding-top:26px;margin-top:8px;max-width:1180px;color:var(--muted);font-size:11px;line-height:1.65}
.image-disclaimer strong{display:block;color:var(--navy-2);font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;margin-bottom:6px}
.image-disclaimer p{margin:0}
.site-footer{display:flex;justify-content:space-between;align-items:center;padding:22px 7vw;background:var(--navy);color:rgba(255,255,255,.72);font-size:12px}
.site-footer a{color:inherit;text-decoration:none}
.site-footer a:hover{color:white}
dialog{padding:0;border:0;background:transparent;max-width:94vw;max-height:92vh}
dialog::backdrop{background:rgba(16,24,28,.9)}
dialog img{max-width:94vw;max-height:90vh;object-fit:contain}
.close{position:fixed;right:24px;top:20px;border:1px solid rgba(255,255,255,.55);background:rgba(0,0,0,.25);color:white;width:42px;height:42px;border-radius:50%;font-size:26px;cursor:pointer}
@media(max-width:950px){
  .topbar nav{display:none}
  .hero,.overview,.views,.location{grid-template-columns:1fr}
  .hero-copy{padding:60px 6vw 38px}
  .hero-image-wrap{padding:0 6vw 60px}
  .hero-image-wrap{height:auto}.hero-image-wrap img{aspect-ratio:4/3}
  .story-grid{grid-template-columns:1fr}
  .views-placeholder{margin:0 6vw 60px;min-height:360px}
  .feature-group{grid-template-columns:1fr}
  .feature-list{grid-template-columns:1fr}
  .image-pair{grid-template-columns:1fr}
  .gallery-grid{grid-template-columns:1fr 1fr}
}
@media(max-width:600px){
  .topbar{padding:0 5vw}
  .hero h1{font-size:42px}
  .hero h2{font-size:28px}
  .hero p{font-size:16px}
  .hero-links{flex-direction:column;align-items:flex-start}
  .overview,.features,.outdoor,.gallery,.location{padding:72px 5vw}
  .story-grid{padding:0 5vw 72px}
  .highlights{grid-template-columns:1fr}
  .gallery-grid{grid-template-columns:1fr}
}

.hero-copy,.hero-copy h1,.hero-copy p{color:var(--ink)}
.hero-copy h1{color:var(--navy)!important}
.hero-copy h2{color:var(--brass-deep)!important}
.hero-copy .eyebrow{color:var(--sea)!important}
.hero-copy .button{color:#fff!important}
.hero-copy .subtle-link{color:var(--navy)!important}

/* V4 — editorial residence overview */
.editorial-overview{
  grid-template-columns:.9fr 1.1fr;
  align-items:start;
  background:var(--ivory);
  padding-top:92px;
  padding-bottom:92px;
}
.editorial-overview .overview-title h2{
  max-width:700px;
}
.editorial-overview .overview-copy>p{
  font-size:19px;
  line-height:1.75;
  max-width:760px;
  margin:0;
}
.facts-line{
  margin-top:38px;
  padding:22px 0;
  border-top:1px solid var(--sand);
  border-bottom:1px solid var(--sand);
  display:flex;
  flex-wrap:wrap;
  gap:12px 0;
  color:var(--navy);
  font-family:var(--font-display);
  font-size:16px;
  line-height:1.5;
}
.facts-line span{
  display:inline-flex;
  align-items:center;
}
.facts-line span:not(:last-child)::after{
  content:"·";
  color:var(--brass);
  margin:0 16px;
  font-family:var(--font-body);
  font-weight:600;
}
@media(max-width:950px){
  .editorial-overview{grid-template-columns:1fr;gap:30px}
}
@media(max-width:650px){
  .editorial-overview{padding-top:68px;padding-bottom:68px}
  .facts-line{
    display:grid;
    gap:10px;
    font-size:15px;
  }
  .facts-line span:not(:last-child)::after{display:none}
}

/* V5 — compact residence introduction */
.residence-intro{
  background:var(--ivory);
  padding:72px 7vw 82px;
}
.residence-intro-inner{
  max-width:1500px;
  margin:0 auto;
}
.residence-lead{
  max-width:1080px;
  margin:18px 0 42px;
  font-family:var(--font-display);
  font-size:clamp(26px,2.25vw,38px);
  line-height:1.45;
  color:var(--navy);
  letter-spacing:-.015em;
}
.residence-facts{
  display:grid;
  grid-template-columns:repeat(4,1fr);
  border-top:1px solid var(--sand);
  border-bottom:1px solid var(--sand);
}
.residence-facts>div{
  padding:22px 26px 22px 0;
  min-width:0;
}
.residence-facts>div+div{
  border-left:1px solid var(--line);
  padding-left:26px;
}
.residence-facts strong{
  display:block;
  font-family:var(--font-display);
  font-size:23px;
  line-height:1.2;
  color:var(--navy);
  font-weight:400;
}
.residence-facts span{
  display:block;
  margin-top:7px;
  font-size:13px;
  color:var(--muted);
  letter-spacing:.02em;
}
@media(max-width:900px){
  .residence-intro{padding:60px 6vw 68px}
  .residence-facts{grid-template-columns:1fr 1fr}
  .residence-facts>div:nth-child(3){border-left:0}
  .residence-facts>div:nth-child(n+3){border-top:1px solid var(--line)}
}
@media(max-width:560px){
  .residence-intro{padding:50px 5vw 56px}
  .residence-lead{font-size:25px;margin-bottom:30px}
  .residence-facts{grid-template-columns:1fr}
  .residence-facts>div,
  .residence-facts>div+div{
    border-left:0;
    border-top:1px solid var(--line);
    padding:16px 0;
  }
  .residence-facts>div:first-child{border-top:0}
}

/* V6 — six editorial residence highlights */
.residence-intro{
  padding:78px 7vw 92px;
}
.residence-lead{
  max-width:1120px;
  margin-bottom:50px;
}
.residence-highlights{
  display:grid;
  grid-template-columns:1fr 1fr;
  column-gap:70px;
  row-gap:0;
  border-top:1px solid var(--sand);
}
.residence-highlight{
  display:grid;
  grid-template-columns:46px 1fr;
  gap:18px;
  padding:28px 0 30px;
  border-bottom:1px solid var(--line);
}
.highlight-number{
  font-size:11px;
  letter-spacing:.14em;
  color:var(--brass);
  font-weight:600;
  padding-top:7px;
}
.residence-highlight h3{
  margin:0 0 8px;
  font-family:var(--font-display);
  font-size:24px;
  line-height:1.25;
  font-weight:400;
  color:var(--navy);
}
.residence-highlight p{
  margin:0;
  max-width:570px;
  color:var(--muted);
  font-size:14px;
  line-height:1.7;
}
@media(max-width:900px){
  .residence-highlights{
    grid-template-columns:1fr;
    column-gap:0;
  }
}
@media(max-width:560px){
  .residence-intro{padding:58px 5vw 66px}
  .residence-highlight{
    grid-template-columns:34px 1fr;
    gap:12px;
    padding:22px 0 24px;
  }
  .residence-highlight h3{font-size:21px}
}

/* V7 — softer Coastal Hamptons highlight treatment */
.residence-intro{
  position:relative;
  overflow:hidden;
  background:
    radial-gradient(circle at 8% 10%, rgba(218,198,169,.22), transparent 34%),
    radial-gradient(circle at 88% 14%, rgba(126,159,166,.18), transparent 30%),
    radial-gradient(circle at 82% 92%, rgba(171,187,169,.18), transparent 31%),
    linear-gradient(135deg, #f8f4ec 0%, #f4efe6 46%, #eef3f1 100%);
}
.residence-intro:before{
  content:"";
  position:absolute;
  inset:0;
  pointer-events:none;
  background:linear-gradient(115deg, rgba(255,255,255,.28), transparent 38%, rgba(255,255,255,.16));
}
.residence-intro-inner{
  position:relative;
  z-index:1;
}
.residence-lead{
  max-width:1120px;
  margin-bottom:52px;
}
.residence-highlights{
  display:grid;
  grid-template-columns:1fr 1fr;
  column-gap:54px;
  row-gap:18px;
  border-top:0;
}
.residence-highlight{
  display:block;
  position:relative;
  padding:27px 30px 29px 32px;
  border:1px solid rgba(94,119,124,.16);
  background:rgba(255,253,248,.52);
  border-radius:3px;
  box-shadow:0 10px 28px rgba(47,72,84,.028);
}
.residence-highlight:before{
  content:"";
  position:absolute;
  left:0;
  top:18px;
  bottom:18px;
  width:3px;
  border-radius:2px;
  background:linear-gradient(
    to bottom,
    rgba(181,150,103,.78),
    rgba(126,159,166,.75),
    rgba(171,187,169,.72)
  );
}
.residence-highlight h3{
  margin:0 0 9px;
  font-size:25px;
  color:var(--navy);
}
.residence-highlight p{
  margin:0;
  max-width:620px;
  color:var(--body-2);
  font-size:14px;
  line-height:1.72;
}
.highlight-number{display:none!important}

@media(max-width:900px){
  .residence-highlights{
    grid-template-columns:1fr;
    gap:15px;
  }
}
@media(max-width:560px){
  .residence-highlight{
    padding:22px 22px 24px 25px;
  }
}

/* V8 — warmer editorial section treatments */
.features{
  background:
    linear-gradient(180deg, rgba(255,253,248,.96), rgba(247,243,235,.98));
}
.features .section-head{
  max-width:920px;
  margin-bottom:42px;
}
.features .section-head p{
  max-width:760px;
  color:var(--body-2);
  font-size:17px;
  line-height:1.75;
}
.feature-group{
  position:relative;
  margin:0 -1.2vw;
  padding:34px 1.2vw;
  border-top:1px solid rgba(126,159,166,.20);
}
.feature-group:nth-of-type(odd){
  background:rgba(223,233,232,.20);
}
.feature-group:nth-of-type(even){
  background:rgba(232,220,202,.14);
}
.feature-group h3{
  color:var(--navy);
}
.feature-list p:before{
  background:linear-gradient(135deg, var(--sea), var(--sage));
}

.outdoor{
  background:
    radial-gradient(circle at 85% 15%, rgba(126,159,166,.14), transparent 34%),
    radial-gradient(circle at 12% 82%, rgba(216,197,168,.18), transparent 30%),
    var(--ivory);
}
.outdoor .section-head p{
  max-width:760px;
  font-size:17px;
  line-height:1.75;
  color:var(--body-2);
  margin-top:18px;
}

.gallery{
  background:
    linear-gradient(135deg, #efe5d7 0%, #f4efe7 52%, #e9f0ee 100%);
}
.gallery .section-head p{
  max-width:680px;
  font-size:17px;
  line-height:1.75;
  color:var(--body-2);
}

/* V9 — redesigned feature section for stronger readability and warmer Hamptons character */
.features{
  padding:110px 7vw 120px;
  background:
    radial-gradient(circle at 10% 0%, rgba(216,197,168,.18), transparent 30%),
    radial-gradient(circle at 90% 8%, rgba(126,159,166,.13), transparent 28%),
    linear-gradient(180deg,#f8f4ec 0%,#f4efe6 100%);
}
.feature-intro{
  max-width:900px;
  margin-bottom:52px;
}
.feature-intro h2{
  max-width:760px;
}
.feature-intro p{
  max-width:760px;
  font-size:18px;
  line-height:1.75;
  color:var(--body-2);
}
.feature-card-grid{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:26px;
  max-width:1500px;
  margin:0 auto;
}
.feature-card{
  position:relative;
  overflow:hidden;
  border:1px solid rgba(69,92,98,.15);
  border-radius:8px;
  padding:0;
  box-shadow:0 10px 28px rgba(47,72,84,.035);
}
.feature-card-head{
  display:flex;
  align-items:flex-start;
  gap:18px;
  padding:28px 30px 20px;
  border-bottom:1px solid rgba(69,92,98,.12);
}
.feature-card-head span{
  display:inline-flex;
  align-items:center;
  justify-content:center;
  width:34px;
  height:34px;
  flex:0 0 34px;
  border-radius:50%;
  background:rgba(255,255,255,.62);
  color:var(--brass);
  font-size:10px;
  font-weight:600;
  letter-spacing:.08em;
}
.feature-card-head h3{
  margin:2px 0 0;
  font-family:var(--font-display);
  font-size:28px;
  line-height:1.25;
  font-weight:400;
  color:var(--navy);
}
.feature-card-body{
  padding:8px 30px 24px;
}
.feature-card-body p{
  position:relative;
  margin:0;
  padding:17px 0 17px 24px;
  font-size:16px;
  line-height:1.68;
  color:var(--body-2);
  border-bottom:1px solid rgba(69,92,98,.10);
}
.feature-card-body p:last-child{
  border-bottom:0;
}
.feature-card-body p:before{
  content:"";
  position:absolute;
  left:0;
  top:26px;
  width:7px;
  height:7px;
  border-radius:50%;
  background:var(--sea);
}
.tone-sand{background:linear-gradient(145deg,rgba(239,229,214,.92),rgba(250,247,241,.96))}
.tone-sea{background:linear-gradient(145deg,rgba(224,236,236,.92),rgba(249,250,247,.96))}
.tone-sage{background:linear-gradient(145deg,rgba(229,235,226,.94),rgba(249,248,243,.96))}
.tone-sky{background:linear-gradient(145deg,rgba(228,238,242,.92),rgba(249,249,246,.96))}
.tone-stone{background:linear-gradient(145deg,rgba(234,229,221,.94),rgba(250,248,244,.96))}
.tone-ivory{background:linear-gradient(145deg,rgba(248,244,235,.96),rgba(241,237,228,.94))}
@media(max-width:980px){
  .feature-card-grid{grid-template-columns:1fr}
}
@media(max-width:600px){
  .features{padding:74px 5vw 82px}
  .feature-card-head{padding:24px 22px 18px}
  .feature-card-head h3{font-size:24px}
  .feature-card-body{padding:5px 22px 20px}
  .feature-card-body p{font-size:15px}
}

/* V10 — real coastal outlook image */
.views-real{
  display:grid;
  grid-template-columns:.72fr 1.28fr;
  min-height:620px;
  background:
    radial-gradient(circle at 12% 18%, rgba(216,197,168,.17), transparent 30%),
    linear-gradient(135deg,#eef4f2 0%,#f6f1e8 100%);
}
.views-real .views-copy{
  padding:90px 6vw 90px 7vw;
}
.views-real .views-copy h2{
  max-width:620px;
}
.views-real .views-copy p{
  max-width:560px;
  font-size:18px;
  line-height:1.75;
  color:var(--body-2);
}
.views-image{
  margin:0;
  min-height:620px;
  overflow:hidden;
}
.views-image img{
  width:100%;
  height:100%;
  object-fit:cover;
  object-position:center center;
}
@media(max-width:950px){
  .views-real{grid-template-columns:1fr}
  .views-image{min-height:58vw}
}
@media(max-width:600px){
  .views-real .views-copy{padding:66px 5vw 44px}
  .views-image{min-height:72vw}
}

@media (max-width: 820px){
  .enquiries{grid-template-columns:1fr;padding:72px 5vw 40px;gap:34px}
  .enquiries-content{grid-template-columns:1fr;gap:24px}
  .image-disclaimer{margin-top:0}
  .site-footer{padding:22px 5vw;gap:20px;align-items:flex-end}
}

/* V11 — tighten transition from Features to Outdoor Living */
.features{
  padding-bottom:70px;
}
.outdoor{
  padding-top:76px;
}
@media(max-width:600px){
  .features{padding-bottom:54px}
  .outdoor{padding-top:58px}
}


/* V12 — Outdoor images use the same lightbox interaction as Gallery */
.lightbox-trigger{cursor:zoom-in}
.lightbox-trigger .ratio-landscape{overflow:hidden}
.lightbox-trigger img{transition:transform .25s ease}
.lightbox-trigger:hover img{transform:scale(1.012)}
.lightbox-trigger:focus-visible{outline:2px solid var(--navy);outline-offset:4px}