:root {
  --ink: #102033;
  --muted: #526173;
  --paper: #f6f8fa;
  --panel: #ffffff;
  --line: #cfd9e3;
  --blue: #285b7a;
  --sage: #6f876b;
  --gold: #b28a3c;
  --soft: #e9eff4;
  --radius: 14px;
  font-family: "Segoe UI Variable", "Segoe UI", Arial, sans-serif;
}

* { box-sizing: border-box; }
body { margin: 0; background: var(--paper); color: var(--ink); }
a { color: var(--blue); text-underline-offset: 3px; }
.site-header {
  min-height: 64px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 12px clamp(20px, 4vw, 56px);
  border-bottom: 1px solid var(--line);
  background: rgba(246,248,250,.95);
  position: sticky;
  top: 0;
  z-index: 10;
}
.brand { display: inline-flex; align-items: center; gap: 10px; text-decoration: none; color: var(--ink); font-weight: 650; }
.brand-mark {
  width: 38px;
  height: 38px;
  display: grid;
  place-items: center;
  border: 1px solid #b9c7d3;
  border-radius: 10px;
  background: #eef3f6;
  color: var(--blue);
  font-weight: 750;
}
nav { display: flex; gap: 18px; flex-wrap: wrap; }
nav a { color: var(--ink); text-decoration: none; font-size: 14px; }
nav a:hover { text-decoration: underline; }
.hero {
  min-height: 520px;
  display: grid;
  align-items: center;
  padding: clamp(54px, 8vw, 104px) clamp(20px, 5vw, 72px);
  position: relative;
  overflow: hidden;
  border-bottom: 1px solid var(--line);
}
.estate-hero {
  background:
    linear-gradient(90deg, rgba(246,248,250,.97), rgba(246,248,250,.82) 50%, rgba(246,248,250,.35)),
    repeating-linear-gradient(45deg, #dce5ec 0 1px, transparent 1px 38px),
    #edf2f5;
}
.hero-inner { max-width: 760px; position: relative; z-index: 2; }
.eyebrow, .section-kicker { margin: 0 0 12px; color: var(--sage); text-transform: uppercase; letter-spacing: .08em; font-size: 12px; font-weight: 700; }
h1, h2, h3, p { margin-top: 0; }
h1 { font-size: clamp(40px, 6vw, 76px); line-height: 1.02; margin-bottom: 20px; letter-spacing: 0; }
h2 { font-size: clamp(26px, 4vw, 44px); line-height: 1.08; margin-bottom: 14px; }
h3 { font-size: 20px; margin-bottom: 10px; }
p { line-height: 1.62; color: var(--muted); }
.hero p { font-size: clamp(18px, 2vw, 22px); max-width: 720px; color: #344456; }
.estate-map {
  position: absolute;
  inset: 16% 5% 10% 52%;
  border: 1px solid rgba(82,97,115,.22);
  border-radius: 28px;
  background:
    linear-gradient(120deg, rgba(40,91,122,.1), rgba(111,135,107,.13)),
    repeating-linear-gradient(0deg, rgba(40,91,122,.16) 0 1px, transparent 1px 58px),
    repeating-linear-gradient(90deg, rgba(40,91,122,.12) 0 1px, transparent 1px 72px);
}
.pin { position: absolute; width: 18px; height: 18px; border-radius: 50%; border: 4px solid #fff; background: var(--gold); box-shadow: 0 0 0 1px rgba(16,32,51,.2), 0 8px 18px rgba(16,32,51,.18); }
.pin-a { left: 18%; top: 34%; }
.pin-b { right: 26%; top: 22%; background: var(--blue); }
.pin-c { left: 48%; bottom: 25%; background: var(--sage); }
.line { position: absolute; height: 2px; background: rgba(40,91,122,.34); transform-origin: left center; }
.line-a { left: 21%; top: 38%; width: 42%; transform: rotate(-13deg); }
.line-b { left: 49%; bottom: 29%; width: 28%; transform: rotate(-34deg); }
.section { padding: clamp(48px, 7vw, 86px) clamp(20px, 5vw, 72px); }
.intro-grid { display: grid; grid-template-columns: minmax(0, 1.25fr) minmax(280px, .75fr); gap: 34px; align-items: start; }
.metric-strip {
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--panel);
  overflow: hidden;
}
.metric-strip div { padding: 18px 20px; border-bottom: 1px solid var(--line); display: grid; gap: 3px; }
.metric-strip div:last-child { border-bottom: 0; }
.metric-strip strong { color: var(--ink); }
.metric-strip span { color: var(--muted); font-size: 14px; }
.section-heading { max-width: 720px; margin-bottom: 24px; }
.property-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 18px; }
.property-card {
  min-height: 238px;
  padding: 24px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--panel);
  display: flex;
  flex-direction: column;
  justify-content: space-between;
}
.property-code {
  width: fit-content;
  min-width: 42px;
  padding: 6px 10px;
  border-radius: 999px;
  border: 1px solid #b9c7d3;
  background: var(--soft);
  color: var(--blue);
  font-weight: 700;
}
.split-band {
  display: grid;
  grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr);
  gap: 28px;
  background: #e7edf1;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
footer {
  display: flex;
  justify-content: space-between;
  gap: 20px;
  padding: 22px clamp(20px, 5vw, 72px);
  color: var(--muted);
  font-size: 14px;
}

.network-links {
  display: grid;
  grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr);
  gap: 24px;
  align-items: start;
  background: rgba(255,255,255,.48);
  border-top: 1px solid var(--line);
}
.network-list {
  display: grid;
  gap: 12px;
}
.network-list a {
  display: grid;
  gap: 4px;
  padding: 16px 18px;
  border: 1px solid var(--line);
  border-radius: var(--radius);
  background: var(--panel);
  color: var(--ink);
  text-decoration: none;
  font-weight: 650;
}
.network-list span {
  color: var(--muted);
  font-size: 14px;
  font-weight: 400;
}
footer nav {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
}
@media (max-width: 860px) {
  .site-header, footer { align-items: flex-start; flex-direction: column; }
  .estate-map { opacity: .22; inset: 24% 2% 8% 18%; }
  .intro-grid, .property-grid, .split-band, .network-links { grid-template-columns: 1fr; }
  h1 { font-size: 42px; }
}