:root{--paper:#f5f3ed;--white:#fffefa;--forest:#203a31;--ink:#25382f;--muted:#6e786d;--line:#d9ddd2;--sage:#e6e9df;--sand:#dfdacd;--serif:Georgia,'Times New Roman',serif;--sans:-apple-system,BlinkMacSystemFont,'Segoe UI',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:15px;line-height:1.6;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a,input,select,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a,button,input,select,summary{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible{outline:2px solid #9a783d;outline-offset:5px}img{display:block;max-width:100%;object-fit:cover}figure{margin:0}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);letter-spacing:-.045em;line-height:1.05}h1{font-size:clamp(48px,6.5vw,94px);margin-bottom:28px}h2{font-size:clamp(38px,4.2vw,62px);margin-bottom:28px}h3{font-size:24px;line-height:1.2}em{font-weight:400;color:#728271}p{margin-bottom:22px}ul{padding-left:20px}button:disabled{opacity:.45;cursor:default}.wrap{width:min(1380px,calc(100% - 100px));margin-left:auto;margin-right:auto}.eyebrow{font-size:10px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;line-height:1.6;margin-bottom:24px}.text-link,.text-button{font-size:13px;line-height:1.4;display:inline-flex;gap:26px;align-items:center;padding:10px 0;border:0;border-bottom:1px solid currentColor;background:transparent;color:inherit}.text-link:hover,.text-button:hover{color:#758371}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:28px;min-height:54px;padding:17px 24px;background:var(--forest);color:var(--white);border:1px solid var(--forest);font-size:12px;line-height:1.4;white-space:normal;transition:background .2s}.button:hover{background:#385448}.button-outline{background:transparent;color:var(--forest)}.button-outline:hover{color:var(--white)}.button span:last-child{font-size:19px}.small-note,.price-note,.section-footnote,.model-note{font-size:11px;line-height:1.65;color:var(--muted)}.muted{color:var(--muted)}.skip-link{position:absolute;left:20px;top:-100px;background:var(--forest);color:#fff;padding:15px;z-index:30}.skip-link:focus{top:10px}.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}
.site-header{min-height:110px;display:flex;align-items:center;gap:40px;border-bottom:1px solid var(--line)}.wordmark{font-family:var(--sans);font-size:35px;line-height:1;font-weight:500;letter-spacing:-.055em;display:block;white-space:nowrap}.wordmark>span:first-child{color:#97a68c}.wordmark-caption{display:block;margin-top:11px;font-size:7px;letter-spacing:.14em;font-weight:500}.desktop-nav{display:flex;gap:30px;margin:auto;font-size:12px}.desktop-nav a{padding:12px 0}.desktop-nav a:hover,.desktop-nav [aria-current]{border-bottom:1px solid var(--ink)}.desktop-action{font-size:11px;gap:22px}.mobile-menu{display:none}
.home-hero{padding-top:58px}.hero-intro{display:grid;grid-template-columns:1.5fr .55fr;gap:60px;align-items:end;margin-bottom:42px}.hero-intro h1{font-size:clamp(55px,6.1vw,91px);margin-bottom:0}.hero-intro .eyebrow{display:flex;align-items:center;gap:12px}.tiny-star{font-size:22px;font-weight:400}.hero-aside{max-width:315px;padding-bottom:8px}.hero-aside p{font-size:13px;line-height:1.8;color:var(--muted)}.hero-visual{position:relative;height:clamp(350px,43vw,610px);overflow:hidden;background:var(--sand)}.hero-visual>img{width:100%;height:100%}.hero-visual>figcaption{position:absolute;inset:auto 0 0;display:flex;align-items:end;justify-content:space-between;padding:25px;background:linear-gradient(transparent,rgba(0,0,0,.24));color:white}.hero-visual>figcaption>span{font-size:9px;letter-spacing:.09em;text-transform:uppercase;padding-bottom:5px;text-shadow:0 1px 3px #000}.hero-visual>figcaption>a{min-width:290px;display:grid;grid-template-columns:1fr auto;gap:7px 40px;background:var(--paper);color:var(--ink);padding:20px 25px}.hero-visual small{grid-column:1/-1;font-size:9px;text-transform:uppercase;letter-spacing:.08em}.hero-visual strong{font-family:var(--serif);font-size:30px;font-weight:400}.hero-visual a>span{font-size:27px}.hero-editorial,.object-editorial{background:var(--forest);color:var(--paper);padding:8%;min-height:440px;display:flex;flex-direction:column;justify-content:space-between}.hero-editorial>span{font-size:20px}.hero-editorial p,.object-editorial p{font-family:var(--serif);font-size:clamp(38px,7vw,100px);line-height:1.05;margin:20px 0}.object-editorial{min-height:350px}.selector-section{display:grid;grid-template-columns:.6fr 2fr;gap:35px;align-items:center;padding:38px 0 52px;border-bottom:1px solid var(--line)}.selector-heading .eyebrow{font-size:8px;margin-bottom:10px}.selector-heading h2{font-size:27px;margin:0;letter-spacing:-.035em}.scenario-selector{display:grid;grid-template-columns:1.2fr 1fr .9fr auto;gap:16px;align-items:end}.scenario-selector label,.catalog-filters label{font-size:9px;letter-spacing:.04em;color:var(--muted)}select{appearance:none;background:transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='m1 1 5 5 5-5' stroke='%23203831' fill='none'/%3E%3C/svg%3E") right 8px center/10px no-repeat;color:var(--ink);border:0;border-bottom:1px solid #a9b2a3;border-radius:0;padding:11px 22px 11px 0;width:100%;min-width:0;font-size:11px;line-height:1.5}.scenario-selector .button{padding:15px 18px;min-height:44px;font-size:10px;gap:16px}.section{padding-top:108px;padding-bottom:24px}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:44px}.section-heading h2{margin-bottom:0}.section-heading>.text-link{flex-shrink:0}.section-intro{max-width:340px;font-size:13px;line-height:1.8;color:var(--muted);margin-bottom:4px}.region-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));grid-auto-rows:280px;gap:18px}.region-card{position:relative;isolation:isolate;overflow:hidden;background:var(--forest);color:var(--paper);padding:26px;display:flex;flex-direction:column;justify-content:space-between}.region-card>img{position:absolute;inset:0;width:100%;height:100%;z-index:-2;transition:transform .6s}.region-card::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.2),rgba(0,0,0,.04) 30%,rgba(0,0,0,.64));z-index:-1}.region-card:hover>img{transform:scale(1.025)}.region-card-featured{grid-row:span 2}.region-card-top{display:flex;justify-content:space-between;align-items:center;font-size:11px;letter-spacing:.12em}.region-card-top>span:last-child{font-size:25px}.region-card-body>span:first-child{font-size:10px;opacity:.9}.region-card-body h3{font-family:var(--serif);font-size:33px;letter-spacing:-.035em;line-height:1.1;margin:9px 0 12px;overflow-wrap:anywhere}.region-card-featured h3{font-size:48px}.region-count{font-size:8px;letter-spacing:.04em;opacity:.9}.project-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:55px 27px}.project-card{min-width:0}.project-image{display:block;position:relative;aspect-ratio:1.25;background:var(--sage);overflow:hidden}.project-image>img{width:100%;height:100%;transition:transform .6s}.project-image:hover>img{transform:scale(1.025)}.image-kind{position:absolute;left:15px;bottom:15px;background:rgba(255,254,250,.94);padding:5px 8px;font-size:8px;letter-spacing:.025em}.image-arrow{position:absolute;right:14px;top:14px;display:grid;place-items:center;width:32px;height:32px;border-radius:50%;background:var(--paper);font-size:19px}.card-meta{display:flex;justify-content:space-between;gap:16px;font-size:8px;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);margin:21px 0 12px}.project-card h3{font-family:var(--serif);font-size:32px;letter-spacing:-.035em;margin:0 0 14px;overflow-wrap:anywhere}.card-description{font-size:11px;line-height:1.85;color:var(--muted);min-height:62px;margin-bottom:20px}.card-price{border-top:1px solid var(--line);padding-top:14px;display:flex;gap:14px;justify-content:space-between;align-items:center}.card-price>span{font-size:13px}.card-price .text-link{font-size:10px;gap:13px;border:0;padding:0}.price-note{font-size:9px;margin:9px 0 0}.section-footnote{margin:28px 0 0;font-size:10px;max-width:750px}.typographic-cover{display:flex;flex-direction:column;justify-content:space-between;width:100%;height:100%;padding:28px;background:var(--sage);color:var(--forest)}.typographic-cover>span{font-size:8px;text-transform:uppercase;letter-spacing:.1em}.typographic-cover strong{font-family:var(--serif);font-weight:400;font-size:clamp(24px,3vw,45px);line-height:1.1;letter-spacing:-.04em;overflow-wrap:anywhere}
.strategy-section{background:var(--forest);color:var(--paper);margin-top:110px;padding:85px 0}.strategy-section em{color:#aebea8}.strategy-section .section-intro{color:#b6c1b5}.strategy-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:42px;margin-top:64px}.strategy-card{border-top:1px solid #6a7e6d;padding-top:22px;display:flex;flex-direction:column;min-width:0}.strategy-number{font-family:var(--serif);font-size:72px;letter-spacing:-.05em;color:#a9b9a3;margin-bottom:30px;line-height:1}.strategy-card .eyebrow{font-size:8px;color:#bbc6b9;margin-bottom:18px}.strategy-card h3{font-family:var(--serif);font-size:35px;letter-spacing:-.035em;margin-bottom:24px}.strategy-card>p:not(.eyebrow){font-size:12px;color:#b6c1b5;line-height:1.8;margin-bottom:36px}.strategy-link{font-size:10px;border-top:1px solid #526b57;padding-top:18px;display:flex;justify-content:space-between;gap:20px;margin-top:auto}.strategy-link>span{font-size:21px}.strategy-card:hover .strategy-link{color:#c9d8b5}.approach{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-top:112px;padding-bottom:105px}.approach>.section-intro{margin-top:25px}.approach-steps article{display:grid;grid-template-columns:40px 1fr;gap:20px;padding:24px 0;border-top:1px solid var(--line)}.approach-steps article>span{font-size:11px;color:#81907c}.approach-steps h3{font-size:17px;margin:0 0 12px}.approach-steps p{font-size:12px;line-height:1.8;color:var(--muted);margin:0}.closing-section{padding:75px 0 95px;text-align:center;border-top:1px solid var(--line)}.closing-section h2{font-size:clamp(44px,5vw,70px)}.closing-section .button{margin-top:12px}.site-footer{border-top:1px solid var(--line);padding:38px 0 26px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:40px;padding-bottom:45px}.footer-top p{font-family:var(--serif);font-size:22px;line-height:1.35;margin:0}.footer-top .text-link{font-size:11px}.footer-bottom{display:flex;justify-content:space-between;align-items:start;gap:50px;border-top:1px solid var(--line);padding-top:22px;font-size:9px;color:var(--muted)}.footer-bottom p{max-width:580px;font-size:9px;margin:0}.footer-bottom>span{flex-shrink:0}
.page-intro{padding-top:68px;padding-bottom:48px}.page-intro h1{font-size:clamp(48px,6.2vw,85px);max-width:1050px}.page-description{max-width:540px;font-size:14px;line-height:1.8;color:var(--muted);margin-bottom:0}.breadcrumb{display:inline-block;font-size:11px;color:var(--muted);margin-bottom:40px}.catalog-section{padding-bottom:85px}.catalog-filters{display:grid;grid-template-columns:1fr 1fr 1.3fr auto;gap:30px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:24px 0}.catalog-filters select{font-size:13px;padding-top:13px}.catalog-filters .button{align-self:end}.catalog-summary{display:flex;align-items:center;gap:24px;margin:22px 0 32px;font-size:11px}.catalog-summary p{margin:0}.catalog-summary .small-note{margin-left:auto;font-size:9px;max-width:300px}.catalog-summary .text-link{font-size:10px}.compare-check{display:flex;align-items:center;gap:7px;font-size:10px;cursor:pointer}.compare-check input{accent-color:var(--forest);width:15px;height:15px;margin:0}.compare-bar{position:sticky;bottom:16px;z-index:3;display:flex;justify-content:space-between;align-items:center;gap:30px;max-width:680px;margin:50px auto 0;padding:17px 22px;background:var(--white);border:1px solid var(--line);box-shadow:0 8px 30px #21372c12}.compare-bar .eyebrow{font-size:8px;margin:0 0 4px}.compare-bar p{font-size:11px;margin:0}.compare-bar .button{min-height:44px;padding:10px 18px;font-size:11px}.empty-state{grid-column:1/-1;padding:55px 0;max-width:660px}.empty-state h2{font-size:42px}.empty-state p{color:var(--muted)}.empty-page{padding-bottom:110px;min-height:55vh}.empty-page .button{margin-top:30px}.region-tagline{font-family:var(--serif);font-size:30px;color:var(--muted);margin-bottom:0}.region-hero>img{width:100%;height:clamp(330px,40vw,580px)}figcaption{font-size:9px;color:var(--muted);line-height:1.5;margin-top:12px}.region-context{display:grid;grid-template-columns:1.1fr .8fr;gap:100px}.large-copy{font-size:17px;line-height:1.9;color:var(--muted);max-width:660px}.editorial-aside{background:var(--sage);padding:40px;align-self:start}.editorial-aside h3{font-family:var(--serif);font-size:33px;letter-spacing:-.03em}.plain-list{list-style:none;padding:0;margin:0 0 25px}.plain-list li{padding:17px 0;border-bottom:1px solid #cbd2c4;font-size:13px;line-height:1.8;position:relative}.plain-list li:first-child{padding-top:0}.sources-disclosure{font-size:11px;margin-top:25px}.sources-disclosure summary{cursor:pointer}.sources-disclosure a{text-decoration:underline;text-underline-offset:4px}.heading-count{font-family:var(--sans);font-size:15px;vertical-align:top;letter-spacing:0;margin-left:18px;color:var(--muted)}.project-intro{padding-top:38px;padding-bottom:45px}.project-title-row{display:flex;justify-content:space-between;gap:55px;align-items:end}.project-title-row>div:first-child{min-width:0;flex:1}.project-title-row h1{font-size:clamp(48px,6vw,87px);overflow-wrap:anywhere;margin-bottom:18px}.project-location{font-size:12px;color:var(--muted);margin:0}.project-start-price{width:300px;max-width:100%;flex-shrink:0;padding-bottom:4px}.project-start-price .eyebrow{font-size:8px;display:block;margin-bottom:11px}.project-start-price strong{font-size:22px;font-weight:400;letter-spacing:-.02em}.project-start-price p{font-size:10px;color:var(--muted);margin:10px 0 0}.object-hero>img{width:100%;height:clamp(350px,46vw,660px)}.object-hero figcaption{display:flex;justify-content:space-between;gap:20px}.project-overview{display:grid;grid-template-columns:1.1fr .8fr;gap:100px}.project-facts{margin:0}.project-facts>div{border-top:1px solid var(--line);padding:19px 0;display:grid;grid-template-columns:1fr 1.4fr;gap:25px}.project-facts dt{font-size:10px;color:var(--muted)}.project-facts dd{font-size:12px;margin:0;line-height:1.6}.project-actions{display:flex;align-items:center;gap:25px;margin-top:35px}.project-actions .button{font-size:10px}.project-actions .text-button{font-size:11px}.gallery{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:30px;margin-top:55px}.gallery img{width:100%;aspect-ratio:1.3}.evidence-section{display:grid;grid-template-columns:1.1fr .8fr;gap:100px;padding-bottom:100px}.evidence-section .plain-list{max-width:620px}.evidence-section .small-note{margin:25px 0 0}.comparison-section{padding-bottom:90px}.comparison-tools{display:flex;align-items:center;gap:30px;border-top:1px solid var(--line);padding:20px 0;font-size:11px}.comparison-tools .text-link,.comparison-tools .text-button{font-size:11px}.comparison-tools .text-button{margin-left:auto}.comparison-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}.comparison-1{grid-template-columns:minmax(0,440px)}.comparison-2{grid-template-columns:repeat(2,minmax(0,1fr))}.comparison-project{min-width:0}.comparison-project img{width:100%;aspect-ratio:1.5}.comparison-project h2{font-size:32px;min-height:70px;margin:25px 0 0;overflow-wrap:anywhere}.comparison-project dl>div{border-top:1px solid var(--line);padding:18px 0;min-height:90px}.comparison-project dt{font-size:9px;color:var(--muted);margin-bottom:9px}.comparison-project dd{font-size:13px;margin:0}.comparison-project small{display:block;font-size:10px;color:var(--muted);margin-top:12px}.comparison-project .comparison-price{min-height:160px}.comparison-cover{aspect-ratio:1.5;background:var(--sage);font-family:var(--serif);font-size:40px;padding:30px;display:grid;align-items:center}.comparison-note{background:var(--sage);padding:24px 32px;font-size:12px;color:var(--muted);margin-top:30px}
.strategy-intro{padding-top:38px;padding-bottom:75px}.strategy-title-row{display:grid;grid-template-columns:1.25fr .5fr;gap:50px;align-items:center}.strategy-title-row h1{font-size:clamp(46px,5.8vw,82px);max-width:930px}.strategy-title-row .text-link{margin-top:24px}.strategy-hero-number{font-family:var(--serif);font-size:clamp(150px,24vw,350px);line-height:.9;text-align:right;letter-spacing:-.1em;color:#d7ddcf}.strategy-reading{display:grid;grid-template-columns:.8fr 1.7fr;gap:80px;padding:45px 0 90px;border-top:1px solid var(--line)}.strategy-reading h2{font-size:44px}.reading-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px}.reading-grid h3{font-size:16px;margin-bottom:20px}.reading-grid p{font-size:12px;line-height:1.9;color:var(--muted);margin:0}.calculator-section{padding:80px 0;background:var(--sage)}.calculator{background:var(--paper);padding:38px 40px 22px}.rental-inputs{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:70px}.deposit-inputs{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:42px}fieldset{border:0;padding:0;margin:0;min-width:0}legend{padding:0 0 24px;font-family:var(--serif);font-size:29px;line-height:1.2;letter-spacing:-.025em;width:100%}legend>span:first-child{font-family:var(--sans);font-size:10px;margin-right:15px;color:var(--muted)}.calc-field{display:block;position:relative;font-size:11px;margin-bottom:20px;line-height:1.5}.field-unit{font-size:9px;color:var(--muted);margin-left:6px}.calc-field input,.calc-field select{width:100%;min-width:0;display:block;margin-top:8px;border:0;border-bottom:1px solid #a7b09f;background-color:transparent;border-radius:0;font-size:17px;color:var(--ink);padding:10px 0;line-height:1.4}.calc-field select{font-size:12px;padding-right:24px}.calc-field input::placeholder{font-size:12px;color:#7b8676}.calculator .small-note{font-size:10px}.calculation-actions{display:flex;align-items:center;gap:25px;margin:27px 0}.calculation-actions .small-note{margin:0}.calculation-error{font-size:12px;color:#8c432d;margin:12px 0}.calculation-error:empty{display:none}.calculation-result{background:var(--forest);color:var(--paper);padding:35px;margin-top:25px}.calculation-result .eyebrow{color:#adbea5;font-size:8px;margin-bottom:18px}.result-placeholder{font-family:var(--serif);font-size:25px;line-height:1.3;margin:0}.result-metrics{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:40px}.result-metric p{font-size:10px;color:#c2cfbb;margin:0 0 12px}.result-metric strong{font-family:var(--serif);font-weight:400;font-size:clamp(32px,4vw,55px);line-height:1.1;letter-spacing:-.04em;display:block}.result-metric>span{font-size:10px;color:#c2cfbb;display:block;margin-top:12px}.result-explanation{font-size:12px;margin:25px 0 0}.calculation-result .small-note{color:#b7c8ae;margin-top:20px;margin-bottom:0}.calculation-print{display:flex;align-items:center;gap:22px;justify-content:space-between;margin-top:20px}.calculation-print button{font-size:11px}.model-note{margin:25px 0 0;max-width:950px;font-size:10px}.calculator-instruction{font-size:12px;color:var(--muted);max-width:650px;margin-bottom:35px}.portfolio-row{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr 1fr;gap:15px;align-items:end;margin-bottom:28px;padding-top:14px;border-bottom:1px solid var(--line)}.portfolio-row legend{font-family:var(--sans);font-size:12px;letter-spacing:0;padding-bottom:15px}.portfolio-row legend span{font-size:12px;color:var(--ink)}.portfolio-row .calc-field{font-size:9px;margin-bottom:12px}.portfolio-row .calc-field input{font-size:13px}.portfolio-row .calc-field input::placeholder{font-size:10px}.portfolio-row .calc-field select{font-size:10px}.portfolio-row .field-unit{font-size:8px}.remove-position{grid-column:1/-1;justify-self:end;font-size:10px;margin-bottom:18px}.concentration-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:34px;margin-top:38px}.concentration-grid h3{font-size:15px}.concentration-list{list-style:none;margin:0;padding:0}.concentration-list li{display:grid;grid-template-columns:1fr auto;gap:6px 15px;padding:13px 0;border-top:1px solid #566d59;font-size:12px}.concentration-list li>span{overflow-wrap:anywhere}.concentration-list strong{font-weight:400}.concentration-list small{font-size:9px;color:#b7c8ae;grid-column:1/-1}.concentration-list meter{width:100%;grid-column:1/-1;height:5px;background:#536b54;border:0}.concentration-list meter::-webkit-meter-bar{background:#536b54;border:0}.concentration-list meter::-webkit-meter-optimum-value{background:#c1d1b1}.strategy-checklist{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-bottom:85px}.numbered-list{list-style:none;counter-reset:questions;margin:0;padding:0}.numbered-list li{counter-increment:questions;display:grid;grid-template-columns:30px 1fr;gap:24px;padding:22px 0;border-top:1px solid var(--line);font-size:14px;line-height:1.8}.numbered-list li::before{content:'0' counter(questions);font-size:10px;color:var(--muted)}.strategy-next{border-top:1px solid var(--line);padding:65px 0 80px;display:flex;align-items:center;justify-content:space-between;gap:50px}.strategy-next h2{margin-bottom:0}.notice{padding:20px;border:1px solid var(--muted);font-size:13px}
.selection-dialog{position:fixed;max-width:580px;width:calc(100% - 32px);max-height:calc(100dvh - 32px);padding:50px;background:var(--paper);color:var(--ink);border:0;overflow:auto}.selection-dialog::backdrop{background:rgba(18,35,27,.55);backdrop-filter:blur(4px)}.dialog-close{position:absolute;top:15px;right:18px;background:transparent;border:0;font-size:30px;color:var(--ink);width:38px;height:38px}.selection-dialog h2{font-size:53px}.selection-dialog>p:not(.eyebrow){font-size:13px;line-height:1.8;color:var(--muted)}.dialog-choices{margin:30px 0}.dialog-choices a{display:flex;align-items:center;justify-content:space-between;gap:22px;padding:19px 0;border-top:1px solid var(--line);font-size:13px}.dialog-choices a:last-child{border-bottom:1px solid var(--line)}.dialog-choices a:hover{color:#7a896f}
@media(min-width:1600px){.hero-intro{grid-template-columns:1.4fr .6fr}.hero-aside{justify-self:end}}
@media(max-width:1150px){.wrap{width:calc(100% - 64px)}.desktop-nav{gap:20px}.site-header{gap:24px}.desktop-action{display:none}.desktop-nav{margin-left:auto;margin-right:0}.hero-intro{gap:35px;grid-template-columns:1.6fr .7fr}.hero-aside p{font-size:11px}.hero-intro h1{font-size:65px}.selector-section{grid-template-columns:1fr;gap:20px}.selector-heading{display:flex;align-items:center;justify-content:space-between}.selector-heading h2{font-size:24px}.selector-heading h2 br{display:none}.selector-heading .eyebrow{margin:0}.scenario-selector{grid-template-columns:1.1fr 1fr .9fr auto}.region-grid{grid-auto-rows:250px}.region-card{padding:20px}.region-card-body h3{font-size:29px}.region-card-featured h3{font-size:40px}.approach,.region-context,.project-overview,.evidence-section,.strategy-checklist{gap:55px}.strategy-reading{grid-template-columns:1fr;gap:25px}.strategy-reading h2 br{display:none}.project-grid{gap:45px 20px}.project-card h3{font-size:28px}.card-price{align-items:start;flex-wrap:wrap;gap:8px}.card-description{min-height:82px}.strategy-grid{gap:25px}.strategy-card h3{font-size:30px}.project-start-price{width:270px}.calculator{padding:30px}.deposit-inputs{gap:25px}.portfolio-row{grid-template-columns:repeat(3,minmax(0,1fr))}.portfolio-row>label:first-of-type{grid-column:span 2}.portfolio-row>label:nth-of-type(3),.portfolio-row>label:nth-of-type(4),.portfolio-row>label:nth-of-type(5){grid-column:auto}.footer-bottom{gap:25px}.comparison-grid{gap:20px}.comparison-project h2{font-size:28px}.comparison-project .comparison-price{min-height:190px}}
@media(max-width:800px){.wrap{width:calc(100% - 40px)}.site-header{min-height:90px}.wordmark{font-size:30px}.wordmark-caption{font-size:6px}.desktop-nav{display:none}.mobile-menu{display:block;margin-left:auto;position:relative}.mobile-menu summary{font-size:11px;cursor:pointer;list-style:none;display:flex;gap:15px;align-items:center;padding:12px 0}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu summary>span{font-size:22px}.mobile-menu nav{position:absolute;right:0;top:48px;width:250px;z-index:10;background:var(--paper);border:1px solid var(--line);padding:20px;box-shadow:0 12px 22px #203a3110;display:flex;flex-direction:column;gap:10px}.mobile-menu nav>a{padding:10px;font-size:13px}.mobile-menu nav>button{margin:5px 10px;font-size:11px}.home-hero{padding-top:36px}.hero-intro{grid-template-columns:1fr;gap:22px}.hero-intro h1{font-size:clamp(44px,8vw,68px)}.hero-intro .eyebrow{font-size:8px;letter-spacing:.13em;margin-bottom:18px}.hero-aside{max-width:440px;padding:0}.hero-aside p{font-size:12px;margin-bottom:8px}.hero-aside .text-link{font-size:11px}.hero-visual{height:400px}.hero-visual>figcaption{padding:17px}.hero-visual>figcaption>a{min-width:230px;padding:16px 18px}.hero-visual strong{font-size:25px}.hero-visual small{font-size:8px}.hero-visual>figcaption>span{font-size:7px;max-width:130px}.selector-section{padding:28px 0 35px}.scenario-selector{grid-template-columns:repeat(2,minmax(0,1fr));gap:20px}.scenario-selector select{font-size:12px}.scenario-selector .button{min-height:45px}.section{padding-top:70px}.section-heading{gap:30px;margin-bottom:30px;align-items:start}.section-heading h2{font-size:44px}.section-heading .section-intro{font-size:11px;max-width:240px}.eyebrow{font-size:8px;margin-bottom:18px}.region-grid{grid-template-columns:repeat(2,minmax(0,1fr));grid-auto-rows:280px;gap:16px}.region-card-featured{grid-row:span 1;grid-column:span 2}.region-card-featured h3{font-size:42px}.project-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:38px 20px}.project-grid>.project-card:last-child:nth-child(3){grid-column:auto}.card-description{min-height:0}.project-card h3{font-size:28px}.card-meta{font-size:7px}.project-image{aspect-ratio:1.1}.strategy-section{margin-top:70px;padding:60px 0}.strategy-grid{grid-template-columns:1fr;gap:30px;margin-top:35px}.strategy-card{display:grid;grid-template-columns:80px 1fr;gap:0 30px}.strategy-number{grid-column:1;grid-row:1/5;font-size:65px}.strategy-card>.eyebrow,.strategy-card>h3,.strategy-card>p,.strategy-card>.strategy-link{grid-column:2}.strategy-card h3{font-size:34px;margin-bottom:16px}.strategy-card>p:not(.eyebrow){margin-bottom:18px}.strategy-link{padding-top:15px}.approach{grid-template-columns:1fr;gap:35px;padding-bottom:70px}.approach .section-intro{max-width:500px}.closing-section{padding:55px 0 65px}.footer-top{gap:30px;flex-wrap:wrap;padding-bottom:30px}.footer-top .text-link{margin-left:auto}.footer-top p{font-size:19px}.footer-bottom{flex-wrap:wrap;gap:18px}.footer-bottom p{order:3;max-width:100%;flex-basis:100%}.footer-bottom>span:last-child{margin-left:auto}.page-intro{padding-top:45px;padding-bottom:35px}.page-intro h1{font-size:58px}.page-description{font-size:13px}.catalog-filters{grid-template-columns:repeat(2,minmax(0,1fr));gap:18px 24px}.catalog-summary{flex-wrap:wrap;gap:12px}.catalog-summary .small-note{max-width:100%;margin-left:0;flex-basis:100%}.catalog-summary .text-link{margin-left:auto}.compare-bar{bottom:8px;gap:15px;padding:15px;max-width:580px}.compare-bar .button{flex-shrink:0;font-size:10px;gap:10px}.compare-bar .eyebrow{font-size:7px}.compare-bar p{font-size:10px}.region-context,.project-overview,.evidence-section{grid-template-columns:1fr;gap:38px}.editorial-aside{padding:30px}.region-hero>img{height:380px}.large-copy{font-size:16px}.project-title-row{display:block}.project-start-price{width:100%;margin-top:30px;max-width:500px}.project-start-price p{font-size:11px}.project-intro{padding-bottom:30px}.project-title-row h1{font-size:64px}.object-hero>img{height:440px}.project-facts>div{grid-template-columns:1fr 1.7fr}.evidence-section{padding-bottom:65px}.gallery{gap:20px}.comparison-grid{grid-template-columns:1fr}.comparison-project{display:grid;grid-template-columns:.75fr 1.3fr;column-gap:25px;border-top:1px solid var(--line);padding:25px 0}.comparison-project figure,.comparison-cover{grid-column:1;grid-row:1}.comparison-project h2{grid-column:2;margin-top:0;min-height:0;font-size:32px}.comparison-project dl{grid-column:1/-1;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 25px}.comparison-project dl>div,.comparison-project .comparison-price{min-height:0}.comparison-project dd{font-size:12px}.comparison-tools{flex-wrap:wrap;gap:15px}.comparison-tools .text-button{margin-left:0}.comparison-note{padding:23px;font-size:11px}.strategy-intro{padding-top:28px;padding-bottom:50px}.strategy-title-row{grid-template-columns:1fr;gap:0;position:relative}.strategy-title-row h1{font-size:56px}.strategy-hero-number{display:none}.strategy-reading{padding-bottom:55px;gap:16px}.strategy-reading h2{font-size:40px}.reading-grid{gap:20px}.reading-grid h3{font-size:14px}.reading-grid p{font-size:11px}.calculator-section{padding:55px 0}.calculator-section .section-heading{display:block}.calculator-section .section-intro{max-width:480px;margin-top:22px;font-size:12px}.rental-inputs{gap:35px}.calculator{padding:25px}.deposit-inputs{grid-template-columns:1fr;gap:30px}.deposit-inputs fieldset{display:grid;grid-template-columns:1fr 1fr;gap:0 25px}.deposit-inputs legend{grid-column:1/-1;font-size:30px}.deposit-inputs fieldset p{grid-column:1/-1}.calculation-result{padding:25px}.result-metrics{gap:25px}.calculation-print{display:block}.calculation-print>span{display:block;margin-top:12px}.concentration-grid{grid-template-columns:1fr;gap:25px}.strategy-checklist{grid-template-columns:1fr;gap:35px;padding-bottom:55px}.strategy-next{padding:45px 0 60px}.strategy-next h2{font-size:40px}.strategy-next .button{max-width:230px}.section-intro{max-width:480px}.portfolio-row{grid-template-columns:repeat(2,minmax(0,1fr))}.portfolio-row>label:first-of-type{grid-column:span 2}.portfolio-row>label:nth-of-type(5){grid-column:span 2}.portfolio-row .calc-field{font-size:10px}.portfolio-row .calc-field input,.portfolio-row .calc-field select{font-size:12px}}
@media(max-width:480px){.wrap{width:calc(100% - 32px)}h1{font-size:43px}h2{font-size:38px}.site-header{min-height:82px}.wordmark{font-size:29px}.hero-intro h1{font-size:42px;line-height:1.1}.hero-intro{margin-bottom:27px}.hero-intro .eyebrow{font-size:7px;letter-spacing:.1em}.tiny-star{font-size:18px}.hero-aside p{font-size:11px}.hero-visual{height:350px}.hero-visual>figcaption{padding:12px;display:block}.hero-visual>figcaption>span{display:block;margin-bottom:8px;max-width:none}.hero-visual>figcaption>a{min-width:0;width:100%;padding:13px 17px;gap:4px 20px}.hero-visual strong{font-size:27px}.hero-visual small{font-size:7px}.hero-visual a>span{font-size:23px}.selector-heading h2{font-size:22px}.selector-heading .eyebrow{max-width:90px}.scenario-selector{gap:16px 20px}.scenario-selector select{font-size:10px}.scenario-selector .button{font-size:9px;padding:13px 10px;gap:8px}.section-heading{display:block;margin-bottom:27px}.section-heading .section-intro{margin-top:22px;max-width:290px}.section-heading>.text-link{margin-top:20px;font-size:11px}.section-heading h2{font-size:39px}.region-grid{gap:12px;grid-auto-rows:225px}.region-card{padding:16px}.region-card-body>span:first-child{font-size:8px}.region-card-body h3{font-size:28px}.region-card-featured h3{font-size:39px}.region-card-body .region-count{font-size:7px;line-height:1.5;display:block}.region-card-top{font-size:9px}.region-card-top>span:last-child{font-size:22px}.project-grid{grid-template-columns:1fr;gap:38px}.project-image{aspect-ratio:1.25}.project-card h3{font-size:34px}.card-meta{font-size:8px}.card-description{font-size:12px}.card-price{flex-wrap:nowrap;align-items:center}.card-price>span{font-size:14px}.price-note{font-size:10px}.card-price .text-link{font-size:11px}.strategy-card{grid-template-columns:48px 1fr;gap:0 20px}.strategy-number{font-size:48px}.strategy-card h3{font-size:31px}.strategy-card>.eyebrow{font-size:7px}.strategy-card>p:not(.eyebrow){font-size:11px}.strategy-link{font-size:9px}.approach-steps article{gap:15px;grid-template-columns:24px 1fr}.approach-steps h3{font-size:16px}.closing-section h2{font-size:42px}.closing-section .button{font-size:10px;padding:15px 18px}.footer-top p{font-size:17px}.footer-top .text-link{margin-left:0}.page-intro h1{font-size:44px}.page-description{font-size:12px}.breadcrumb{font-size:10px;margin-bottom:28px}.catalog-filters{gap:18px}.catalog-filters select{font-size:10px}.catalog-filters .button{min-height:44px;font-size:10px;padding:12px 15px}.catalog-summary{font-size:10px}.compare-bar{gap:10px;margin-top:35px}.compare-bar .eyebrow{display:none}.compare-bar p{font-size:9px;max-width:130px}.compare-bar .button{padding:10px 12px;gap:12px}.region-tagline{font-size:26px}.region-hero>img{height:290px}.editorial-aside{padding:25px}.editorial-aside h3{font-size:29px}.plain-list li{font-size:12px}.project-title-row h1{font-size:50px}.project-start-price strong{font-size:24px}.project-location{font-size:11px}.object-hero>img{height:320px}.object-hero figcaption{font-size:8px}.project-actions{align-items:start;gap:20px;flex-direction:column}.project-actions .button{font-size:11px}.project-facts>div{grid-template-columns:.9fr 1.3fr;gap:20px}.gallery{grid-template-columns:1fr;gap:24px}.comparison-project{grid-template-columns:1fr;gap:15px}.comparison-project h2{grid-column:1;grid-row:2;font-size:34px;margin-top:12px}.comparison-project figure{grid-column:1}.comparison-project dl{grid-template-columns:1fr;margin-top:0}.comparison-project dl>div{padding:15px 0;display:grid;grid-template-columns:.8fr 1.3fr;gap:15px}.comparison-project dt{margin-bottom:0}.comparison-project dd{font-size:11px}.comparison-tools{font-size:10px}.comparison-tools .text-link,.comparison-tools .text-button{font-size:10px}.strategy-title-row h1{font-size:44px}.strategy-reading h2{font-size:36px}.reading-grid{grid-template-columns:1fr;gap:25px}.reading-grid h3{margin-bottom:10px;font-size:16px}.reading-grid p{font-size:12px}.calculator{padding:22px 18px}.rental-inputs{grid-template-columns:1fr;gap:35px}.rental-inputs fieldset+fieldset{padding-top:25px;border-top:1px solid var(--line)}.deposit-inputs fieldset{grid-template-columns:1fr}.deposit-inputs fieldset legend{font-size:28px}.calc-field{font-size:11px}.calculation-actions{display:block}.calculation-actions>.small-note{display:block;margin-top:13px}.calculation-result{padding:23px 19px}.result-metrics{grid-template-columns:1fr;gap:25px}.result-metric strong{font-size:38px}.result-explanation{font-size:11px}.result-placeholder{font-size:23px}.calculation-print .text-button{font-size:10px}.model-note{font-size:9px}.strategy-next{flex-direction:column;align-items:start;gap:28px}.strategy-next .button{max-width:100%;font-size:11px}.selection-dialog{padding:44px 28px 30px}.selection-dialog h2{font-size:46px}.selection-dialog>p:not(.eyebrow){font-size:12px}.dialog-choices a{font-size:12px}.portfolio-row{grid-template-columns:1fr;gap:10px}.portfolio-row>label:first-of-type,.portfolio-row>label:nth-of-type(5){grid-column:1}.portfolio-row .calc-field{margin-bottom:6px}.portfolio-row .calc-field input,.portfolio-row .calc-field select{font-size:13px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important}}
@media print{@page{size:A4;margin:16mm}body{font-size:10pt;background:white;color:#172d22}a{color:inherit}.wrap{width:100%;max-width:none}.site-header,.site-footer,.selection-dialog,.mobile-menu,.skip-link,.breadcrumb,.strategy-hero-number,.strategy-next,.compare-bar,.comparison-tools,.calculation-actions,.calculation-print,.remove-position,[data-add-row],.project-actions,.strategy-title-row .text-link{display:none!important}.strategy-intro,.page-intro{padding:0 0 20px}.strategy-title-row{display:block}h1,.strategy-title-row h1,.page-intro h1{font-size:31pt}h2,.section-heading h2,.strategy-reading h2{font-size:23pt}.strategy-reading,.strategy-checklist{padding:20px 0;gap:25px;display:block}.reading-grid{gap:20px}.reading-grid p,.small-note,.model-note{font-size:8pt;color:#444}.calculator-section{background:white;padding:20px 0}.calculator{padding:18px;border:1px solid #bbb;background:white;break-inside:auto}.calculator-section .section-heading{margin-bottom:25px}.calculator-section .section-intro{font-size:9pt}.rental-inputs{gap:30px}.deposit-inputs{gap:20px}.calc-field{margin-bottom:12px;font-size:8pt}.calc-field input,.calc-field select{font-size:10pt;padding:4px 0;border-color:#aaa;appearance:none;background:none}.calc-field input::placeholder{color:transparent}legend{font-size:17pt;padding-bottom:18px}.calculation-result{background:#f0f2ec;color:#1c3329;padding:22px;break-inside:avoid}.calculation-result .small-note,.result-metric p,.result-metric>span,.calculation-result .eyebrow{color:#485a45}.result-metric strong{font-size:26pt}.result-explanation{font-size:9pt}.concentration-grid{gap:22px}.concentration-list small{color:#485a45}.numbered-list li{font-size:9pt;break-inside:avoid}.portfolio-row{grid-template-columns:repeat(3,minmax(0,1fr));break-inside:avoid}.portfolio-row label:first-of-type{display:none}.model-note{margin-top:18px}.comparison-grid{gap:20px;display:grid;grid-template-columns:repeat(3,minmax(0,1fr))}.comparison-1{grid-template-columns:1fr}.comparison-2{grid-template-columns:repeat(2,minmax(0,1fr))}.comparison-project{display:block;border:0;padding:0}.comparison-project h2{font-size:17pt;min-height:0}.comparison-project dl{display:block}.comparison-project dl>div{min-height:0;display:block;break-inside:avoid}.comparison-project dd{font-size:8pt}.comparison-note{font-size:8pt;break-inside:avoid}.strategy-checklist .section-intro{font-size:9pt}.calculation-error{color:#222}}

.filter-explanation{font-size:12px;color:var(--muted);margin:0 0 30px;max-width:720px}.model-disclosure{margin-top:24px;font-size:11px;color:var(--muted)}.model-disclosure summary{cursor:pointer}.model-disclosure .model-note{margin-top:15px}@media print{.model-disclosure>p{display:block!important}.model-disclosure{font-size:8pt}}

/* Printed strategy reports keep the entered values, result and model together. */
.print-report-header,
.print-input-value {
  display: none;
}
@media print {
  @page { size: A4; margin: 14mm; }
  .print-report-header {
    display: block;
    padding: 0 0 10pt;
    margin-bottom: 12pt;
    border-bottom: 1px solid #a6aea0;
  }
  .print-report-header p {
    margin: 0 0 5pt;
    font-size: 9pt;
    line-height: 1.35;
  }
  .print-report-header p:first-child { font-weight: 600; }
  .print-report-header h2 {
    margin: 0 0 6pt;
    font-size: 23pt;
    line-height: 1.1;
    letter-spacing: -.025em;
  }
  .strategy-intro,
  .strategy-reading,
  .strategy-checklist,
  .calculator-section > .wrap > .section-heading,
  .calculator-instruction {
    display: none !important;
  }
  .calculator-section { padding: 0; }
  .calculator {
    padding: 0;
    border: 0;
    font-size: 9pt;
    line-height: 1.35;
  }
  .rental-inputs {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 18pt;
  }
  .deposit-inputs {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 13pt;
  }
  .rental-inputs fieldset,
  .deposit-inputs fieldset {
    display: block;
    padding: 0;
    margin: 0;
    border: 0;
    break-inside: auto;
  }
  .calculator legend {
    font-family: var(--sans);
    font-size: 11pt;
    font-weight: 600;
    line-height: 1.25;
    padding: 0 0 8pt;
    letter-spacing: 0;
    break-after: avoid;
  }
  .calculator legend span { font-size: 9pt; }
  .calculator .calc-field {
    margin: 0 0 7pt;
    font-size: 9pt;
    line-height: 1.3;
    break-inside: avoid;
  }
  .calculator .field-unit { font-size: 9pt; }
  .calculator input,
  .calculator select { display: none !important; }
  .calculator .print-input-value {
    display: block;
    width: 100%;
    margin-top: 3pt;
    padding-bottom: 3pt;
    border-bottom: 1px solid #cdd1c8;
    font-size: 10pt;
    line-height: 1.3;
    white-space: normal;
    overflow-wrap: anywhere;
  }
  .calculator .small-note {
    font-size: 9pt;
    line-height: 1.35;
    margin: 5pt 0 0;
    color: #465440;
  }
  .calculation-result {
    margin-top: 13pt;
    padding: 12pt;
    border: 1px solid #cdd1c8;
    break-inside: auto;
  }
  .calculation-result .eyebrow {
    margin: 0 0 9pt;
    font-size: 9pt;
    letter-spacing: .06em;
    break-after: avoid;
  }
  .result-metrics {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 18pt;
    break-inside: avoid;
  }
  .result-metric p,
  .result-metric > span {
    font-size: 9pt;
    line-height: 1.35;
    margin: 0 0 4pt;
  }
  .result-metric strong {
    font-size: 23pt;
    margin-bottom: 5pt;
  }
  .result-explanation {
    font-size: 9pt;
    line-height: 1.4;
    margin: 9pt 0 0;
    orphans: 3;
    widows: 3;
  }
  .model-disclosure {
    margin-top: 10pt;
    font-size: 9pt;
    line-height: 1.4;
    break-inside: avoid;
  }
  .model-disclosure summary {
    font-size: 9pt;
    font-weight: 600;
    list-style: none;
    break-after: avoid;
  }
  .model-disclosure .model-note {
    font-size: 9pt;
    line-height: 1.4;
    margin: 5pt 0 0;
    color: #465440;
  }
  .portfolio-row {
    display: grid;
    grid-template-columns: repeat(4, minmax(0, 1fr));
    gap: 5pt 11pt;
    margin: 0 0 11pt;
    padding: 0 0 7pt;
    break-inside: avoid;
  }
  .portfolio-row > .calc-field {
    display: block;
    grid-column: auto;
    margin: 0;
    font-size: 9pt;
  }
  .portfolio-row > .calc-field:first-of-type { display: block; grid-column: 1 / -1; }
  .portfolio-row > .calc-field:nth-of-type(5) { grid-column: auto; }
  .portfolio-row legend { padding-bottom: 6pt; }
  .concentration-grid {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 13pt;
    margin-top: 12pt;
    break-inside: auto;
  }
  .concentration-grid h3 {
    font-size: 10pt;
    margin: 0 0 6pt;
    break-after: avoid;
  }
  .calculation-result > .result-metric { break-inside: avoid; break-after: avoid; }
  .concentration-list li {
    padding: 3pt 0;
    gap: 1pt 6pt;
    font-size: 9pt;
    line-height: 1.25;
    break-inside: avoid;
  }
  .concentration-list small { font-size: 9pt; line-height: 1.25; }
  .concentration-list meter { height: 4pt; }
}