@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;1,400&family=Manrope:wght@400;500;600;700&display=swap');
:root{--navy:#101d29;--navy-light:#172938;--paper:#eeeae2;--gold:#d6c4a4;--muted:#b1b9bc;--line:#ffffff29;--ink:#263746;--serif:'Cormorant Garamond',Georgia,serif;--sans:Manrope,Arial,sans-serif;--low:#e0a995;--high:#a6c7bb}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;color:var(--paper);background:var(--navy);font:15px/1.75 var(--sans)}body.locked{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{color:inherit;border:0;background:none;cursor:pointer}button,a{-webkit-tap-highlight-color:transparent}button:disabled{opacity:.5;cursor:default}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible,textarea:focus-visible{outline:2px solid var(--gold);outline-offset:5px}::selection{background:var(--gold);color:var(--navy)}[hidden]{display:none!important}h1,h2,h3,p{margin-top:0}em{font-weight:400}h2{font:400 clamp(43px,5.1vw,76px)/1.08 var(--serif);letter-spacing:-1.3px;margin:24px 0 30px}h2 em{color:var(--gold)}h3{font-weight:400}.section-pad{padding:110px 7.3vw}.section-label,.small-label{font-size:11px;letter-spacing:2px;font-weight:500}.section-label{margin:0}.small-label{color:var(--muted)}.skip-link{position:fixed;left:20px;top:-100px;z-index:200;background:var(--paper);color:var(--navy);padding:12px 22px}.skip-link:focus{top:20px}.reading-progress{position:fixed;inset:0 auto auto 0;height:2px;width:0;background:var(--gold);z-index:100;pointer-events:none}
.header{position:absolute;inset:0 0 auto;z-index:2;height:115px;padding:0 4.5vw;display:flex;justify-content:space-between;align-items:center;gap:24px}.wordmark{font:36px/1 var(--serif);letter-spacing:-1px;white-space:nowrap}.wordmark span{display:block;font:9px var(--sans);letter-spacing:3px;margin-top:10px}.header-note{font-size:10px;letter-spacing:2px;opacity:.8}.header-actions{display:flex;align-items:center;gap:35px}.header-cta{font-size:12px;border-bottom:1px solid #ffffff65;padding:9px 0}.header-cta span{margin-left:15px}.menu-button{display:flex;gap:15px;align-items:center;font-size:13px;padding:14px 0}.menu-button>span{display:grid;gap:7px;width:26px}.menu-button i{height:1px;background:var(--paper);transition:transform .3s}.menu-button:hover i:first-child{transform:translateX(5px)}.menu-button:hover i:last-child{transform:translateX(-5px)}
.hero{min-height:790px;height:100svh;max-height:1150px;position:relative;overflow:hidden}.hero-photo{position:absolute;inset:-3%;background:url('new-york-hero.jpg') center 58%/cover;filter:brightness(.62) saturate(.5);transition:filter 1.2s;transform:translateY(var(--parallax,0px)) scale(1.03)}.hero.day .hero-photo{filter:brightness(.9) saturate(.6)}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,#101d298c,transparent 90%),linear-gradient(#08162770,transparent 30%,#101d29ee)}.hero-content{position:relative;padding:190px 8.5vw 135px;max-width:1550px;margin:auto}.eyebrow{font-size:11px;letter-spacing:2px;display:flex;align-items:center;gap:15px}.eyebrow>span{width:40px;height:1px;background:var(--gold)}h1{font:400 clamp(76px,9.4vw,145px)/.99 var(--serif);letter-spacing:-4px;margin:37px 0 30px}h1 em{display:inline-block;margin-left:7vw;color:var(--gold)}.hero-bottom{display:flex;align-items:center;justify-content:space-between;max-width:990px;gap:30px}.hero-bottom p{font-size:14px;line-height:1.9;margin:20px 0}.round-link{display:flex;align-items:center;gap:28px}.round-link>span{font-size:10px;letter-spacing:2px;line-height:1.9}.round-link b{font-size:28px;font-weight:400;width:82px;height:82px;border:1px solid #ffffff75;border-radius:50%;display:grid;place-items:center;transition:background .3s,color .3s,transform .3s}.round-link:hover b{background:var(--paper);color:var(--navy);transform:rotate(45deg)}.subtle-link{display:inline-flex;font-size:12px;gap:34px;border-bottom:1px solid #ffffff59;padding:8px 0;margin-top:12px}.hero-foot{position:absolute;bottom:27px;left:4.5vw;right:4.5vw;display:flex;align-items:center;justify-content:space-between;gap:25px;font-size:9px;letter-spacing:1.7px}.mood-switch{display:flex;gap:3px;border:1px solid #ffffff40;padding:4px;border-radius:30px;background:#101d2955;backdrop-filter:blur(10px)}.mood-switch button{font-size:11px;padding:6px 14px;border-radius:22px}.mood-switch [aria-pressed=true]{background:var(--paper);color:var(--navy)}
.intro{display:grid;grid-template-columns:1fr 3.6fr;gap:40px}.intro>.section-label{padding-top:34px;color:var(--muted)}.intro h2{margin-top:12px}.intro-copy{display:grid;grid-template-columns:1fr 1fr;gap:45px;margin:35px 0 15px}.intro-copy p{color:var(--muted);font-size:14px;max-width:400px}.line-link{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;padding:12px 0;border-bottom:1px solid currentColor;font-size:12px}.line-link span{transition:transform .3s}.line-link:hover span{transform:translate(3px,-3px)}.section-heading{display:flex;align-items:end;justify-content:space-between;gap:35px}.section-heading>p{font-size:13px;color:var(--muted);max-width:320px;padding-bottom:18px;line-height:1.9}.collection{background:var(--paper);color:var(--navy)}.collection h2 em{color:#806b50}.collection .section-heading>p{color:#53605f}.demo-note{max-width:830px;color:#5b625e;font-size:12px;line-height:1.8;border-left:2px solid #9b8767;padding-left:18px;margin:15px 0 40px}.catalog-toolbar{display:flex;align-items:center;justify-content:space-between;gap:20px;border-bottom:1px solid #101d2940;margin-bottom:30px}.catalog-filters{display:flex;gap:26px;overflow:auto}.catalog-filters button{font-size:12px;padding:13px 0;white-space:nowrap;border-bottom:2px solid transparent}.catalog-filters button[aria-pressed=true]{border-color:var(--navy);font-weight:700}.catalog-filters sup{font-size:9px;margin-left:5px}#catalog-count{font-size:11px;white-space:nowrap;color:#5b625e}.property-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.property-card{position:relative;border:1px solid #101d2929;padding:30px 34px;background:#f5f2ec;transition:background .3s,border-color .3s,transform .3s;display:flex;flex-direction:column;min-width:0}.property-card:hover{background:#fffdf8;border-color:#9b8767;transform:translateY(-3px)}.card-top{display:flex;justify-content:space-between;gap:15px;font-size:10px;letter-spacing:1.4px;color:#58635e}.card-number{font:42px/.95 var(--serif);color:#b5a995;letter-spacing:-1px}.card-location{font-size:11px;color:#66706c;margin:25px 0 3px}.property-card h3{font:45px/1.1 var(--serif);letter-spacing:-1px;margin:0 0 16px}.card-facts{display:flex;flex-wrap:wrap;gap:8px 22px;padding:13px 0;border-block:1px solid #101d291c;font-size:12px}.card-summary{font-size:13px;color:#59615c;margin:18px 0 24px;max-width:450px}.card-bottom{margin-top:auto;display:flex;justify-content:space-between;align-items:center;gap:16px}.card-bottom>span{font-size:10px;letter-spacing:.7px;color:#73766c}.card-open{font-size:12px;display:flex;align-items:center;gap:24px;padding:0}.card-open b{display:grid;place-items:center;width:42px;height:42px;border:1px solid #101d2940;border-radius:50%;font-size:20px;font-weight:400;transition:transform .3s,background .3s,color .3s}.card-open:hover b{transform:rotate(90deg);background:var(--navy);color:var(--paper)}.collection-bottom{display:flex;align-items:center;justify-content:space-between;gap:25px;margin-top:35px}.collection-bottom>span{font:27px var(--serif)}.collection :focus-visible{outline-color:#806b50}
.investment{background:#101e29}.calculator-intro{display:flex;justify-content:space-between;gap:40px;align-items:center;margin:5px 0 32px}.calculator-intro p{max-width:690px;color:var(--muted);font-size:14px;margin:0}.model-badge{border:1px solid #ffffff36;border-radius:20px;padding:9px 14px;white-space:nowrap;font-size:9px;letter-spacing:1.3px;color:var(--gold)}.calculator{display:grid;grid-template-columns:310px minmax(0,1fr);border:1px solid var(--line);background:#142533}.calculator-controls{padding:30px;border-right:1px solid var(--line);align-self:stretch}.calculator-controls>label{display:flex;justify-content:space-between;gap:12px;font-size:12px;margin:27px 0 10px}.calculator-controls>label:first-child{margin-top:0}.calculator-controls label>span,.calculator-controls output{color:var(--gold);white-space:nowrap;font-size:11px}.money-input{display:flex;align-items:center;border-bottom:1px solid #ffffff60;padding:4px 0 12px;gap:10px}.money-input>span{font:33px var(--serif);color:var(--gold)}.money-input input{width:100%;min-width:0;font:39px var(--serif);background:none;border:0;color:var(--paper)}.field-help{font-size:10px;color:var(--muted);margin:12px 0 30px;line-height:1.7}input[type=range]{width:100%;accent-color:var(--gold);height:24px;cursor:pointer;margin:0}.range-labels{display:flex;justify-content:space-between;color:#9ca9b0;font-size:10px;margin-top:2px}.cost-settings{margin-top:27px;border-block:1px solid var(--line)}summary{cursor:pointer;list-style:none}summary::-webkit-details-marker{display:none}.cost-settings summary,.data-table summary{display:flex;justify-content:space-between;align-items:center;gap:15px;font-size:12px;padding:15px 0}summary>span{font-size:20px;transition:transform .25s}details[open]>summary>span{transform:rotate(45deg)}.cost-grid{display:grid;grid-template-columns:1fr 1fr;gap:15px 12px;padding-bottom:20px}.cost-grid label{display:grid;align-content:start;gap:7px;color:var(--muted);font-size:10px;line-height:1.7}.cost-grid label:last-child{grid-column:1/-1}.cost-grid input,.cost-grid select{width:100%;min-width:0;background:#1a303e;border:1px solid var(--line);border-radius:2px;color:var(--paper);padding:9px;font-size:13px}.reset-button{font-size:10px;text-decoration:underline;text-underline-offset:4px;padding:20px 0 0;color:var(--muted)}.calculator-results{padding:30px;min-width:0}.chart-top{display:flex;justify-content:space-between;align-items:center;gap:10px}.chart-top h3{font:29px var(--serif);margin:7px 0 14px}.chart-top>span{font-size:10px;color:var(--muted)}.chart-wrap{width:100%;overflow:hidden}#investment-chart{display:block;width:100%;height:auto;overflow:visible}#chart-grid line{stroke:#ffffff19;stroke-width:1}#chart-labels text{fill:#b1b9bc;font:12px var(--sans)}.scenario-line{fill:none;stroke-width:3;vector-effect:non-scaling-stroke;stroke-linejoin:round;stroke-linecap:round}.scenario-line.low{stroke:var(--low);stroke-dasharray:5 6}.scenario-line.base{stroke:var(--gold);stroke-width:3.5}.scenario-line.high{stroke:var(--high);stroke-dasharray:12 5}.capital-line{stroke:#9ca9b0;stroke-width:1;stroke-dasharray:3 5;vector-effect:non-scaling-stroke}.chart-legend{display:flex;flex-wrap:wrap;gap:12px 22px;font-size:10px;margin:12px 0 14px}.chart-legend>span:before{content:'';display:inline-block;width:17px;height:2px;vertical-align:middle;margin-right:7px;background:var(--gold)}.chart-legend .legend-low:before{background:var(--low)}.chart-legend .legend-high:before{background:var(--high)}.chart-legend .legend-capital:before{background:#9ca9b0;height:1px}.chart-caption,.result-note{font-size:10px;line-height:1.8;color:var(--muted);margin:0 0 18px}.scenario-results{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));border-block:1px solid var(--line);margin-top:23px}.scenario-result{padding:20px 14px 20px 0;min-width:0}.scenario-result+.scenario-result{border-left:1px solid var(--line);padding-left:15px}.scenario-result>span{display:block;font-size:10px;color:var(--muted)}.scenario-result h4{font-size:11px;font-weight:500;margin:0 0 9px;color:var(--low)}.scenario-result.base h4{color:var(--gold)}.scenario-result.high h4{color:var(--high)}.scenario-result strong{display:block;font:clamp(24px,2.5vw,37px)/1.25 var(--serif);letter-spacing:-.5px;white-space:nowrap;margin:4px 0 8px}.scenario-result .change{font-size:11px;color:var(--gold)}.scenario-result .negative{color:var(--low)}.result-note{margin-top:12px}.data-table{border-block:1px solid var(--line);margin-top:20px}.data-table>p{font-size:11px;color:var(--muted);line-height:1.8}.table-scroll{overflow-x:auto;margin-bottom:18px}table{width:100%;border-collapse:collapse;text-align:right;font-size:11px;white-space:nowrap}caption{text-align:left;font-size:10px;color:var(--muted);padding:4px 0 15px}th,td{padding:9px 7px;border-bottom:1px solid var(--line)}th:first-child,td:first-child{text-align:left}th{font-weight:500;color:var(--gold)}.calculator-action{margin-top:27px;display:flex;flex-direction:column;align-items:start;gap:12px}.calculator-action>span{font-size:10px;color:var(--muted)}.pill-button{display:inline-flex;align-items:center;justify-content:space-between;gap:25px;padding:8px 8px 8px 22px;border:1px solid #ffffff55;border-radius:50px;font-size:12px;text-align:left;transition:color .3s,background .3s}.pill-button b{flex-shrink:0;display:grid;place-items:center;width:42px;height:42px;border-radius:50%;background:var(--paper);color:var(--navy);font-weight:400;font-size:21px;transition:transform .3s}.pill-button:hover{background:var(--paper);color:var(--navy)}.pill-button:hover b{transform:rotate(45deg)}.risk-note{display:grid;grid-template-columns:230px 1fr;gap:30px;margin:35px 0 0}.risk-note>span{font-size:10px;letter-spacing:1.3px;color:var(--gold);padding-top:3px}.risk-note p{font-size:12px;color:var(--muted);margin:0;max-width:870px}
.approach{background:var(--paper);color:var(--navy)}.approach h2 em{color:#806b50}.approach .section-heading>p{color:#53605f}.phase-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:35px;margin-top:34px}.phase-grid article{border-top:1px solid #101d2947;padding-top:24px}.phase-grid article>span{font-size:10px;letter-spacing:1.4px;color:#796b53}.phase-grid h3{font:30px var(--serif);margin:25px 0 18px}.phase-grid p{font-size:12px;line-height:1.9;color:#56615a}.questions{display:grid;grid-template-columns:1fr 1.3fr;gap:65px}.faq-list details{border-top:1px solid var(--line)}.faq-list details:last-child{border-bottom:1px solid var(--line)}.faq-list summary{display:flex;justify-content:space-between;align-items:center;gap:30px;font-size:14px;line-height:1.6;padding:22px 0}.faq-list p{font-size:13px;line-height:1.9;color:var(--muted);padding-right:30px}.closing{text-align:center;background:#172938;position:relative;overflow:hidden}.closing h2{font-size:clamp(52px,7vw,105px);line-height:1.02;margin-top:35px}.closing-copy{font-size:14px;color:var(--muted);margin:0 auto 30px}.contact-state{font-size:10px;color:var(--muted);margin:18px 0 0}.agency-contact{display:grid;grid-template-columns:1fr 1fr;gap:60px;text-align:left;border-top:1px solid var(--line);padding-top:38px;margin:70px auto 0;max-width:900px}.agency-contact h3{font:38px var(--serif);margin:10px 0}.agency-contact p{font-size:13px;color:var(--muted)}.agency-contact address{font-style:normal;font-size:14px;line-height:1.9;margin:15px 0}.agency-contact .line-link{font-size:11px}#contact-links{display:flex;flex-wrap:wrap;gap:15px}footer{padding:40px 4.5vw 100px;display:flex;align-items:center;justify-content:space-between;gap:25px;font-size:11px}footer .wordmark{font-size:30px}footer>span{color:var(--muted)}footer button{font-size:11px;padding:10px 0}.sticky-action{position:fixed;left:50%;bottom:18px;transform:translate(-50%,120px);opacity:0;transition:transform .4s,opacity .4s;z-index:5;display:flex;align-items:center;gap:30px;padding:7px 7px 7px 22px;border:1px solid #ffffff4d;border-radius:50px;background:#142431ed;box-shadow:0 8px 40px #0004;backdrop-filter:blur(15px)}.sticky-action.visible{opacity:1;transform:translate(-50%,0)}.sticky-action>span{font-size:11px;white-space:nowrap}.sticky-action button{font-size:11px;color:var(--navy);background:var(--paper);padding:10px 16px;border-radius:40px;white-space:nowrap}.sticky-action b{font-size:17px;font-weight:400;margin-left:15px}
dialog{border:0;padding:0;background:var(--navy);color:var(--paper)}dialog::backdrop{background:#07111ac7;backdrop-filter:blur(7px)}dialog[open]{animation:panel-in .35s both}@keyframes panel-in{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}.close-button{display:flex;align-items:center;gap:16px;flex-shrink:0;font-size:11px;padding:0}.close-button b{display:grid;place-items:center;width:44px;height:44px;border:1px solid #ffffff50;border-radius:50%;font-size:25px;font-weight:400;transition:transform .3s}.close-button:hover b{transform:rotate(90deg)}.dialog-top,.drawer-top{display:flex;align-items:center;justify-content:space-between;gap:20px}.navigation-dialog{width:100%;height:100dvh;max-width:none;max-height:none;padding:35px 5vw;margin:0;overflow:auto}.menu-layout{display:grid;grid-template-columns:1.8fr 1fr;gap:8vw;margin:8vh 3vw}.menu-links a{display:flex;align-items:center;gap:25px;padding:16px 0;border-bottom:1px solid var(--line)}.menu-links small{font-size:10px;color:var(--muted);align-self:start;padding-top:20px}.menu-links span{font:clamp(40px,5vw,78px) var(--serif);transition:transform .3s,color .3s}.menu-links i{font-style:normal;font-size:24px;color:var(--gold);margin-left:auto}.menu-links a:hover span{transform:translateX(8px);color:var(--gold)}.menu-aside{display:flex;flex-direction:column;justify-content:space-between;border-left:1px solid var(--line);padding-left:5vw}.menu-aside>span{font-size:10px;letter-spacing:2px;color:var(--muted)}.menu-aside p{font:clamp(35px,4vw,60px)/1.15 var(--serif);margin:30px 0;color:var(--gold)}.menu-footer{display:flex;justify-content:space-between;gap:20px;border-top:1px solid var(--line);padding-top:20px;font-size:10px;letter-spacing:1.3px}.drawer{margin:0 0 0 auto;width:min(700px,100%);height:100dvh;max-height:100dvh;max-width:100%;padding:32px 45px;overflow:auto}.drawer[open]{animation:drawer-in .4s both}@keyframes drawer-in{from{opacity:0;transform:translateX(100%)}to{opacity:1;transform:translateX(0)}}.drawer-top .section-label{font-size:10px}.property-picker{display:grid;gap:7px;font-size:11px;color:var(--muted);margin:30px 0}.property-picker select{padding:12px;font-size:14px}.drawer select{color-scheme:dark}.drawer input,.drawer select,.drawer textarea{width:100%;background:#1b2f3f;border:1px solid #ffffff30;border-radius:2px;color:var(--paper);font:14px var(--sans);padding:13px}.drawer textarea{resize:vertical}.detail-kicker{display:flex;justify-content:space-between;gap:20px;font-size:10px;letter-spacing:1px;color:var(--gold)}.property-detail h2{font-size:64px;margin:14px 0 20px}.property-detail>p{font-size:14px;color:var(--muted)}.detail-specs{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;padding:23px 0;border-block:1px solid var(--line);margin:30px 0}.detail-specs dt{font-size:10px;color:var(--muted)}.detail-specs dd{font:26px var(--serif);margin:6px 0 0}.property-detail>h3{font:32px var(--serif);margin:32px 0 20px}.feature-list{list-style:none;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:13px 20px;font-size:12px;color:var(--gold);margin:0 0 30px}.feature-list li:before{content:'+';padding-right:10px}.room-descriptions article{display:grid;grid-template-columns:110px 1fr;gap:20px;border-top:1px solid var(--line);padding:20px 0}.room-descriptions h4{font-size:12px;font-weight:500;margin:0;color:var(--gold)}.room-descriptions p{font-size:12px;color:var(--muted);margin:0}.property-detail .detail-note{font-size:11px;line-height:1.8;background:#ffffff05;border-left:2px solid var(--gold);padding:15px;margin:20px 0 27px}.detail-actions{display:flex;align-items:start;flex-direction:column;gap:17px}.text-button{font-size:11px;padding:8px 0;color:var(--muted)}.form-status{font-size:12px;color:var(--gold);line-height:1.8;min-height:21px;margin:14px 0 0}.enquiry-drawer h2{font-size:55px;margin:35px 0 25px}.enquiry-note{font-size:12px;color:var(--muted);border-left:2px solid var(--gold);padding-left:15px;margin-bottom:25px}.enquiry-drawer form{display:grid;gap:18px}.enquiry-drawer label{display:grid;gap:7px;font-size:12px}.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:15px}.enquiry-drawer label.checkbox-label{display:flex;align-items:center;gap:10px;font-size:11px}.checkbox-label input{width:16px;height:16px;accent-color:var(--gold);flex-shrink:0}.enquiry-scenario{font-size:11px;line-height:1.8;padding:15px;background:#ffffff05;color:var(--muted);white-space:pre-line}.enquiry-drawer .pill-button{justify-self:start}.form-privacy{font-size:10px;color:var(--muted);line-height:1.8;margin:0}.project-dialog{width:min(680px,calc(100% - 36px));max-height:90dvh;padding:35px;overflow:auto}.project-dialog>.close-button{margin:0 0 20px auto}.project-dialog h2{font-size:48px}.project-dialog p:not(.section-label){font-size:13px;color:var(--muted)}.project-dialog a{color:var(--gold);text-decoration:underline;text-underline-offset:3px}
.reveal{transition:opacity .7s,transform .7s}.js .reveal:not(.visible){opacity:0;transform:translateY(20px)}
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