/* Layout: one 1160px column; bands run full width with inner wrappers. Eucalyptus green on a cool paper ground, ochre used once per page. */
:root{
  --paper:#f5f7f4; --card:#ffffff; --ink:#16201b; --muted:#56635c; --line:#d8dfd9;
  --accent:#2c6a50; --accent-ink:#ffffff; --accent-soft:#e3eee8; --sun:#b9832a; --band:#16201b; --band-ink:#eef2ee;
  --f-display:"Schibsted Grotesk","Helvetica Neue",Arial,sans-serif;
  --f-body:"Public Sans","Segoe UI",Roboto,Arial,sans-serif;
  --f-data:"IBM Plex Mono",ui-monospace,"SF Mono",Menlo,Consolas,monospace;
  --wrap:1160px; --r:6px;
  color-scheme:light;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --paper:#101613; --card:#171f1b; --ink:#e7ece8; --muted:#9caaa2; --line:#29342e;
  --accent:#7cc0a0; --accent-ink:#0d1411; --accent-soft:#1c2b24; --sun:#ddb062; --band:#0a0f0c; --band-ink:#e7ece8; color-scheme:dark}}
:root[data-theme="dark"]{
  --paper:#101613; --card:#171f1b; --ink:#e7ece8; --muted:#9caaa2; --line:#29342e;
  --accent:#7cc0a0; --accent-ink:#0d1411; --accent-soft:#1c2b24; --sun:#ddb062; --band:#0a0f0c; --band-ink:#e7ece8; color-scheme:dark}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.65 var(--f-body)}
img{max-width:100%;height:auto;display:block}
a{color:var(--accent);text-underline-offset:3px}
a:hover{text-decoration-thickness:2px}
:focus-visible{outline:3px solid var(--accent);outline-offset:3px;border-radius:2px}
h1,h2,h3{font-family:var(--f-display);line-height:1.12;letter-spacing:-.015em;text-wrap:balance;margin:0}
h1{font-size:clamp(2.1rem,4.6vw,3.6rem);font-weight:700}
h2{font-size:clamp(1.6rem,3vw,2.3rem);font-weight:700}
h3{font-size:1.2rem;font-weight:650}
p{margin:0}
.prose{display:grid;gap:1.05em;max-width:66ch}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
.eyebrow{font:600 .78rem/1.2 var(--f-display);letter-spacing:.12em;text-transform:uppercase;color:var(--accent)}
.lede{font-size:1.18rem;color:var(--muted);max-width:60ch}
.num{font-family:var(--f-data);font-variant-numeric:tabular-nums}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:var(--paper);padding:8px 12px;z-index:50}
.skip:focus{left:12px;top:12px}

/* Header */
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:30;background:var(--paper)}
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:color-mix(in srgb,var(--paper) 92%,transparent);backdrop-filter:saturate(1.2) blur(8px);border-bottom:1px solid var(--line)}
.site-head .wrap{display:flex;align-items:center;gap:20px;min-height:68px}
.brand{display:flex;align-items:center;gap:12px;color:var(--ink);text-decoration:none;margin-right:auto}
.brand svg{width:46px;height:auto;color:var(--ink);flex:none}
.brand span{font:500 .82rem/1.15 var(--f-display);letter-spacing:.09em;text-transform:uppercase}
.brand b{font-weight:800}
.nav{display:flex;gap:4px}
.nav a{color:var(--ink);text-decoration:none;font:500 .95rem var(--f-display);padding:8px 12px;border-radius:var(--r)}
.nav a:hover{background:var(--accent-soft)}
.nav a[aria-current="page"]{color:var(--accent);box-shadow:inset 0 -2px 0 var(--accent);border-radius:0}
.btn{display:inline-flex;align-items:center;gap:8px;font:600 .95rem var(--f-display);text-decoration:none;padding:11px 18px;border-radius:var(--r);border:1.5px solid var(--accent);background:var(--accent);color:var(--accent-ink);cursor:pointer}
.btn:hover{filter:brightness(1.08)}
.btn.ghost{background:transparent;color:var(--accent)}
.head-call{white-space:nowrap}
.menu-btn{display:none;background:none;border:1.5px solid var(--line);color:var(--ink);border-radius:var(--r);padding:8px 12px;font:600 .9rem var(--f-display);cursor:pointer}
@media (max-width:880px){
  .head-call{display:none}
  .menu-btn{display:inline-block}
  .nav{display:none;position:absolute;left:0;right:0;top:100%;flex-direction:column;background:var(--paper);border-bottom:1px solid var(--line);padding:8px max(16px,env(safe-area-inset-right,0px)) 16px max(16px,env(safe-area-inset-left,0px))}
  .nav.open{display:flex}
  .nav a{padding:12px 4px;font-size:1.05rem}
  .nav a[aria-current="page"]{box-shadow:none}
}

/* Sections */
.section{padding-block:clamp(56px,8vw,104px)}
.section + .section{border-top:1px solid var(--line)}
.sec-head{display:grid;gap:12px;margin-bottom:36px;max-width:62ch}

/* Hero */
.hero{padding-block:clamp(40px,6vw,80px) clamp(48px,7vw,88px)}
.hero .wrap{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:clamp(28px,5vw,64px);align-items:center}
.hero-copy{display:grid;gap:22px;min-width:0}
.hero-copy h1 em{font-style:normal;color:var(--accent)}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:6px}
.hero-photo{position:relative;min-width:0}
.hero-photo img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:var(--r)}
.hero-photo figcaption{position:absolute;left:14px;bottom:14px;background:var(--paper);color:var(--ink);font:500 .78rem var(--f-data);padding:6px 10px;border-radius:4px}
@media (max-width:820px){.hero .wrap{grid-template-columns:1fr}.hero-photo{order:-1}}

/* Ledger band: the portfolio in figures */
.ledger{background:var(--band);color:var(--band-ink)}
.ledger .wrap{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));padding-block:34px}
.ledger .wrap>div{padding:6px 22px;border-left:1px solid color-mix(in srgb,var(--band-ink) 22%,transparent);display:grid;gap:4px}
.ledger .wrap>div:first-child{border-left:0;padding-left:0}
.ledger strong{font:500 clamp(1.7rem,3.2vw,2.5rem)/1 var(--f-data);font-variant-numeric:tabular-nums}
.ledger span{font-size:.9rem;opacity:.78}
@media (max-width:760px){.ledger .wrap{grid-template-columns:repeat(2,minmax(0,1fr));row-gap:22px}.ledger .wrap>div:nth-child(3){border-left:0;padding-left:0}}

/* Split blocks */
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.35fr);gap:clamp(28px,5vw,72px);align-items:start}
@media (max-width:820px){.split{grid-template-columns:1fr}}

/* Process: three real stages of a deal */
.stages{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0;border-top:2px solid var(--ink)}
.stage{padding:22px 26px 6px 0;display:grid;gap:10px;align-content:start;min-width:0}
.stage + .stage{padding-left:26px;border-left:1px solid var(--line)}
.stage .step{font:500 .85rem var(--f-data);color:var(--muted)}
.stage p{color:var(--muted)}
@media (max-width:820px){.stages{grid-template-columns:1fr}.stage,.stage + .stage{padding:22px 0;border-left:0;border-bottom:1px solid var(--line)}}

/* Property cards */
.grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:30px 24px}
.card{display:grid;gap:10px;color:var(--ink);text-decoration:none;align-content:start}
.card .ph{overflow:hidden;border-radius:var(--r);background:var(--accent-soft);aspect-ratio:7/4}
.card img{width:100%;height:100%;object-fit:cover;transition:transform .35s ease}
.card:hover img{transform:scale(1.04)}
.card h3{font-size:1.08rem}
.card:hover h3{color:var(--accent)}
.meta{display:flex;flex-wrap:wrap;gap:6px 14px;font:400 .82rem var(--f-data);color:var(--muted)}
.tag{display:inline-block;font:600 .7rem/1 var(--f-display);letter-spacing:.08em;text-transform:uppercase;padding:5px 7px;border-radius:3px;background:var(--accent-soft);color:var(--accent)}

/* Filters */
.filters{display:flex;flex-wrap:wrap;gap:8px 18px;align-items:center;margin-bottom:30px}
.chips{display:flex;flex-wrap:wrap;gap:6px}
.chip{font:500 .88rem var(--f-display);padding:7px 13px;border-radius:999px;border:1.5px solid var(--line);background:var(--card);color:var(--ink);cursor:pointer}
.chip[aria-pressed="true"]{background:var(--ink);border-color:var(--ink);color:var(--paper)}
.count{font:400 .85rem var(--f-data);color:var(--muted);margin-left:auto}

/* Partners strip */
.partners{display:flex;flex-wrap:wrap;gap:10px 28px;font:600 1rem var(--f-display);color:var(--muted)}

/* Seller band */
.cta-band{background:var(--accent);color:var(--accent-ink)}
.cta-band .wrap{display:grid;grid-template-columns:minmax(0,1.4fr) minmax(0,1fr);gap:32px;align-items:center;padding-block:clamp(44px,6vw,72px)}
.cta-band h2{color:inherit}
.cta-band p{opacity:.9;margin-top:12px;max-width:56ch}
.criteria{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.criteria li{display:flex;gap:12px;align-items:baseline;border-bottom:1px solid color-mix(in srgb,var(--accent-ink) 30%,transparent);padding-bottom:10px}
.criteria b{font:500 1.2rem var(--f-data);min-width:4.5ch}
.cta-band .btn{background:var(--accent-ink);color:var(--accent);border-color:var(--accent-ink);margin-top:20px}
@media (max-width:820px){.cta-band .wrap{grid-template-columns:1fr}}

/* Page header */
.page-head{padding-block:clamp(40px,6vw,72px) 8px;display:grid;gap:14px}
.crumbs{font:400 .85rem var(--f-data);color:var(--muted)}
.crumbs a{color:var(--muted)}

/* Property detail */
.detail{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:clamp(28px,5vw,64px);align-items:start;padding-block:28px 72px}
@media (max-width:860px){.detail{grid-template-columns:1fr}}
.detail .lead-img img{width:100%;border-radius:var(--r);aspect-ratio:7/4;object-fit:cover}
.gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;margin-top:10px}
.gallery img{border-radius:4px;aspect-ratio:3/2;object-fit:cover;width:100%}
.sheet{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:22px 24px;display:grid;gap:4px;position:sticky;top:calc(env(safe-area-inset-top,0px) + 88px)}
.sheet h2{font-size:1rem;letter-spacing:.1em;text-transform:uppercase;margin-bottom:8px}
.sheet dl{margin:0;display:grid;grid-template-columns:auto minmax(0,1fr);gap:0}
.sheet dt,.sheet dd{padding:9px 0;border-top:1px solid var(--line);margin:0}
.sheet dt{color:var(--muted);font-size:.88rem;padding-right:16px}
.sheet dd{font-family:var(--f-data);font-size:.9rem;text-align:right;font-variant-numeric:tabular-nums}
.sheet ul{list-style:none;margin:6px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:6px}
.sheet .sub{margin-top:14px;font:600 .75rem var(--f-display);letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.sheet li.pt{font-size:.9rem;width:100%;padding:3px 0}
.pn{display:flex;justify-content:space-between;gap:16px;border-top:1px solid var(--line);padding-block:22px 56px;font-family:var(--f-display);flex-wrap:wrap}

/* Team */
.team{display:grid;gap:56px}
.person{display:grid;grid-template-columns:180px minmax(0,1fr);gap:32px;align-items:start}
.person img{width:180px;border-radius:var(--r);aspect-ratio:2/3;object-fit:cover;background:var(--accent-soft)}
.person .role{color:var(--accent);font:600 .95rem var(--f-display);margin:4px 0 14px}
@media (max-width:620px){.person{grid-template-columns:1fr}.person img{width:140px}}

/* Contact */
.contact{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.2fr);gap:clamp(28px,5vw,64px);padding-block:28px 88px;align-items:start}
@media (max-width:820px){.contact{grid-template-columns:1fr}}
.info{display:grid;gap:22px}
.info .k{font:600 .75rem var(--f-display);letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:4px}
.info .v{font-size:1.15rem}
.copy{margin-left:8px;font:500 .78rem var(--f-display);border:1px solid var(--line);background:var(--card);color:var(--ink);border-radius:4px;padding:3px 8px;cursor:pointer}
form{display:grid;gap:16px;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:clamp(20px,3vw,32px)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:560px){.row2{grid-template-columns:1fr}}
label{display:grid;gap:6px;font:600 .88rem var(--f-display)}
input,select,textarea{font:400 1rem var(--f-body);color:var(--ink);background:var(--paper);border:1.5px solid var(--line);border-radius:var(--r);padding:11px 12px;width:100%}
input:focus,select:focus,textarea:focus{border-color:var(--accent);outline:none}
textarea{min-height:140px;resize:vertical}
.note{font-size:.88rem;color:var(--muted)}
.status{font-size:.95rem;padding:12px 14px;border-radius:var(--r);background:var(--accent-soft)}

/* Footer */
.site-foot{background:var(--band);color:var(--band-ink);padding-block:52px 34px;font-size:.92rem}
.site-foot .wrap{display:grid;grid-template-columns:minmax(0,1.4fr) repeat(2,minmax(0,1fr));gap:32px}
.site-foot a{color:var(--band-ink)}
.site-foot .brand{color:var(--band-ink)}
.site-foot .brand svg{color:var(--band-ink)}
.site-foot ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.site-foot .k{font:600 .72rem var(--f-display);letter-spacing:.12em;text-transform:uppercase;opacity:.65;margin-bottom:10px}
.legal{grid-column:1/-1;border-top:1px solid color-mix(in srgb,var(--band-ink) 18%,transparent);padding-top:20px;display:flex;flex-wrap:wrap;gap:8px 24px;opacity:.75;font-size:.82rem}
.eho{display:inline-flex;align-items:center;gap:8px}
.eho svg{width:22px;height:22px}
@media (max-width:760px){.site-foot .wrap{grid-template-columns:1fr}}

@media (prefers-reduced-motion:reduce){*{transition:none!important;animation:none!important}}