@font-face{font-family:"Playfair Display";src:url("../fonts/playfair-display-latin-wght.woff2") format("woff2");font-weight:400 900;font-style:normal;font-display:swap}
:root{
  --navy:#1f2f46;--navy-dark:#16222f;--navy-soft:#e8ecf2;
  --dove:#f3f1ea;--white:#fff;--ink:#1d232c;--muted:#566070;--line:#dcd9cf;
  --serif:"Playfair Display",Georgia,"Times New Roman",serif;
  --sans:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --max:1120px;--gut:16px;--hdr:60px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--hdr) + 8px)}
@media (prefers-reduced-motion:no-preference){html{scroll-behavior:smooth}}
body{margin:0;font:1rem/1.65 var(--sans);color:var(--ink);background:var(--white)}
img,picture{display:block;max-width:100%}
a{color:var(--navy)}
h1,h2,h3{font-family:var(--serif);color:var(--navy);line-height:1.2;margin:0 0 .5em;font-weight:600}
h2{font-size:clamp(1.7rem,5vw,2.4rem)}
h3{font-size:1.2rem}
p{margin:0 0 1em}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gut)}
section{padding:56px 0}
.alt{background:var(--dove)}
.eyebrow{font:600 .8rem/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:.8rem}
.lede{max-width:46rem}
.skip{position:absolute;left:-999px;top:0;background:var(--navy);color:#fff;padding:.6rem 1rem;z-index:100}
.skip:focus{left:8px;top:8px}
:focus-visible{outline:3px solid #2b6cb0;outline-offset:2px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;min-height:48px;padding:.7rem 1.4rem;border-radius:4px;border:2px solid var(--navy);background:var(--navy);color:#fff;font:600 1rem var(--sans);text-decoration:none;cursor:pointer}
.btn:hover{background:var(--navy-dark)}
.btn.ghost{background:transparent;color:var(--navy)}
.btn.ghost:hover{background:var(--navy-soft)}
.btn.light{background:#fff;color:var(--navy);border-color:#fff}
.btn.light:hover{background:var(--dove)}
.btn.line{background:transparent;color:#fff;border-color:#fff}
.btn.line:hover{background:rgba(255,255,255,.15)}
.btn[disabled]{opacity:.6;cursor:wait}
.icon{width:1.5em;height:1.5em;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;flex:none}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);border-bottom:1px solid var(--line);height:var(--hdr)}
.site-header .wrap{display:flex;align-items:center;gap:12px;height:100%}
.brand{font:600 1.05rem var(--serif);color:var(--navy);text-decoration:none;white-space:nowrap}
.hdr-price{margin-left:auto;font-weight:700;color:var(--navy)}
.site-header .btn{min-height:40px;padding:.4rem .9rem;font-size:.9rem}
.menu-btn{background:none;border:1px solid var(--line);border-radius:4px;width:44px;height:40px;color:var(--navy);cursor:pointer}
.nav{display:none;position:absolute;top:var(--hdr);left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:8px var(--gut) 16px}
.nav.open{display:block}
.nav a{display:block;padding:.65rem 0;text-decoration:none;font-weight:500;border-bottom:1px solid var(--dove)}
@media (min-width:900px){
  .menu-btn{display:none}
  .nav,.nav.open{display:flex;position:static;border:0;padding:0;gap:1.1rem;margin-left:1.5rem}
  .nav a{border:0;padding:.3rem 0;font-size:.92rem}
  .hdr-price{margin-left:auto}
}
@media (max-width:420px){.brand{font-size:.95rem}.hdr-price{font-size:.9rem}.site-header .btn{padding:.4rem .6rem;font-size:.82rem}}
/* hero */
.hero{position:relative;color:#fff;min-height:calc(100svh - var(--hdr));display:flex;align-items:flex-end;background:var(--navy-dark);padding:0}
.hero picture,.hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,20,34,.25) 0%,rgba(10,20,34,.75) 100%)}
.hero .wrap{position:relative;z-index:1;padding-top:80px;padding-bottom:40px;width:100%}
.hero h1{color:#fff;font-size:clamp(2.1rem,7vw,3.8rem);max-width:15em;text-wrap:balance}
.hero .price{font:600 clamp(1.8rem,6vw,2.6rem) var(--serif);margin:.2rem 0 .4rem}
.hero .addr{margin:0 0 .8rem;opacity:.95}
.stats{display:flex;flex-wrap:wrap;gap:.4rem 1.4rem;list-style:none;padding:0;margin:0 0 1.4rem;font-weight:600}
.cta{display:flex;flex-wrap:wrap;gap:12px}
/* facts strip */
.facts{background:var(--navy);color:#fff;padding:18px 0}
.facts ul{display:flex;flex-wrap:wrap;justify-content:center;gap:.5rem 1.8rem;list-style:none;margin:0;padding:0;font-weight:600;text-align:center}
.facts li+li::before{content:"·";margin-right:1.8rem;opacity:.6}
@media (max-width:640px){.facts li+li::before{display:none}.facts ul{gap:.4rem 1.2rem}}
/* grids */
.grid{display:grid;gap:18px}
.cards{grid-template-columns:repeat(auto-fit,minmax(240px,1fr))}
.card{background:#fff;border:1px solid var(--line);border-radius:6px;padding:20px}
.card .icon{color:var(--navy);width:2em;height:2em;margin-bottom:.6rem}
.card p{margin:0;color:var(--muted)}
.card.hl{border-color:var(--navy);box-shadow:inset 0 3px 0 var(--navy)}
.card ul{margin:0;padding-left:1.1rem}
.card li{margin:.2rem 0}
.two{display:grid;gap:32px}
@media (min-width:860px){.two{grid-template-columns:1fr 1fr}.about{grid-template-columns:1.4fr 1fr}}
.glance{align-self:start}
.tagline{font:italic 600 1.25rem var(--serif);color:var(--navy)}
/* gallery */
.gallery{display:grid;gap:10px;grid-template-columns:repeat(2,1fr)}
@media (min-width:700px){.gallery{grid-template-columns:repeat(3,1fr)}}
@media (min-width:1000px){.gallery{grid-template-columns:repeat(4,1fr)}}
.gitem{margin:0;position:relative;overflow:hidden;border-radius:3px;background:var(--navy-soft)}
.thumb{display:block;width:100%;padding:0;border:0;background:none;cursor:zoom-in;aspect-ratio:3/2;overflow:hidden}
.thumb img{width:100%;height:100%;object-fit:cover}
@media (prefers-reduced-motion:no-preference){.thumb img{transition:transform .35s}.gitem:hover .thumb img{transform:scale(1.04)}}
.gcap{position:absolute;left:0;right:0;bottom:0;pointer-events:none;color:#fff;background:linear-gradient(0deg,rgba(15,24,38,.88) 0%,rgba(15,24,38,.6) 70%,rgba(15,24,38,0) 100%);padding:28px 10px 8px}
.gnum{font:600 .72rem/1 var(--sans);letter-spacing:.12em;opacity:.85}
.gtitle{display:block;font:600 .95rem/1.25 var(--serif)}
.gtease{display:none;font-size:.82rem;line-height:1.4;margin-top:.3rem;opacity:.95}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
@media (hover:hover) and (min-width:900px){
  .gtease{display:-webkit-box;-webkit-box-orient:vertical;-webkit-line-clamp:3;max-height:0;opacity:0;overflow:hidden}
  .gitem:hover .gtease,.gitem:focus-within .gtease{max-height:4.5em;opacity:.95}
}
@media (hover:hover) and (min-width:900px) and (prefers-reduced-motion:no-preference){.gtease{transition:max-height .3s,opacity .3s}}
/* lightbox: photo ~2/3 + caption panel ~1/3 on desktop, stacked on mobile */
.lb{position:fixed;inset:0;z-index:200;background:#0b1320;display:none}
.lb.open{display:block}
.lb-fig{margin:0;height:100%;display:flex;flex-direction:column}
.lb-media{flex:0 0 auto;display:flex;align-items:center;justify-content:center;touch-action:pan-y;background:#0b1320}
.lb-media img{width:100%;height:auto;max-height:52vh;max-height:52dvh;object-fit:contain}
.lb-panel{flex:1;min-height:0;overflow:auto;background:var(--dove);color:var(--ink);padding:20px var(--gut) 28px}
.lb-count{font:600 .8rem/1 var(--sans);letter-spacing:.14em;color:var(--muted);margin-bottom:.7rem}
.lb-title{font:600 clamp(1.4rem,4vw,2rem)/1.2 var(--serif);color:var(--navy);margin:0}
.lb-rule{border:0;height:2px;width:56px;background:var(--navy);margin:.9rem 0 1rem}
.lb-desc{font-size:1.0625rem;line-height:1.6;max-width:60ch;margin:0}
.lb-fade{transition:opacity .2s}
.lb-fade.out{opacity:0}
@media (prefers-reduced-motion:reduce){.lb-fade{transition:none}}
.lb button{position:absolute;border:0;border-radius:50%;width:48px;height:48px;font-size:1.7rem;line-height:1;cursor:pointer;color:#fff;background:rgba(11,19,32,.65)}
.lb button:hover{background:rgba(11,19,32,.9)}
.lb .lb-close{top:10px;right:10px;background:var(--navy);z-index:2}
.lb-prev{left:10px;top:calc(min(33.3vw,26dvh) - 24px)}.lb-next{right:10px;top:calc(min(33.3vw,26dvh) - 24px)}
@media (min-width:900px){
  .lb-fig{flex-direction:row}
  .lb-media{flex:0 0 67%}
  .lb-media img{width:auto;max-width:100%;height:auto;max-height:100%}
  .lb-panel{flex:1;display:flex;padding:72px 36px;border-left:1px solid var(--line)}
  .lb-panel>.lb-fade{margin:auto 0;width:100%} /* centred; stays scrollable when text is long */
  .lb-prev{top:calc(50% - 24px)}.lb-next{top:calc(50% - 24px);right:calc(33% + 10px)}
}
body.noscroll{overflow:hidden}
/* schools / location */
.schools{list-style:none;margin:0;padding:0}
.schools li{display:flex;flex-wrap:wrap;justify-content:space-between;gap:.3rem 1rem;padding:.8rem 0;border-bottom:1px solid var(--line)}
.rating{font-weight:700;color:var(--navy)}
.note{font-size:.9rem;color:var(--muted)}
.map{display:block;border:1px solid var(--line);border-radius:6px;overflow:hidden;position:relative}
.map img{width:100%;height:auto}
.map span{position:absolute;right:10px;bottom:10px;background:var(--navy);color:#fff;padding:.4rem .8rem;border-radius:4px;font-weight:600;font-size:.9rem}
/* contact */
form{display:grid;gap:16px}
label,legend{font-weight:600;font-size:.95rem}
fieldset{border:0;margin:0;padding:0}
input[type=text],input[type=email],input[type=tel],select,textarea{width:100%;font:inherit;padding:.7rem .8rem;border:1px solid #8b93a0;border-radius:4px;background:#fff;color:var(--ink);min-height:46px}
textarea{min-height:110px}
.row{display:grid;gap:16px}
@media (min-width:640px){.row{grid-template-columns:1fr 1fr}}
.radios{display:flex;gap:1.4rem;flex-wrap:wrap;padding-top:.3rem}
.radios label{font-weight:400;display:inline-flex;gap:.4rem;align-items:center}
.req{color:#b3261e}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.status{padding:.8rem 1rem;border-radius:4px;display:none}
.status.ok{display:block;background:#e6f4ea;color:#14532d}
.status.err{display:block;background:#fdecea;color:#7a1c14}
.contact-side .btn{width:100%;margin-bottom:10px}
.side-box{background:#fff;border:1px solid var(--line);border-radius:6px;padding:20px}
[hidden]{display:none!important}
/* footer */
footer{background:var(--navy-dark);color:#d5dbe5;padding:40px 0;font-size:.9rem}
footer a{color:#fff}
.eho{display:flex;gap:12px;align-items:center;margin-bottom:1rem;color:#fff;font-weight:600}
.eho svg{width:44px;height:44px;flex:none}
.print-only{display:none}
/* simple pages */
.simple{padding:72px 0;min-height:60vh}
.simple .wrap{max-width:46rem}
.sprite{position:absolute}
.hero-eyebrow{color:#fff;opacity:.9}
.email-line{margin-top:1rem}
@media (max-width:520px){.brand{display:none}.menu-btn{order:-1}.hdr-price{margin-left:0}.site-header .btn{margin-left:auto;white-space:nowrap}}