:root{--ink:#14161a;--ink2:#1d2026;--ink3:#23262d;--line:#2b2f36;--cream:#f4efe8;--slate:#2e3640;--oak:#c79b75;--pink:#e23ec2;--text:#f3ece3;--mute:#b9b3a9}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--ink);color:var(--text);font:16px/1.55 system-ui,-apple-system,"Segoe UI",Roboto,sans-serif}
a{color:inherit}img{max-width:100%}
.skip{position:absolute;left:-999px;top:8px;background:#fff;color:#000;padding:8px 12px;border-radius:6px;z-index:100}.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--pink);outline-offset:2px}
.wrap{max-width:1120px;margin:0 auto;padding:0 18px}
.site-header{position:sticky;top:0;z-index:50;background:rgba(20,22,26,.96);border-bottom:1px solid var(--line);backdrop-filter:blur(6px)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;min-height:64px}
.logo{font-weight:800;font-size:1.45rem;letter-spacing:.02em;text-decoration:none}.logo i{font-style:normal;color:var(--pink)}
.nav{display:flex;gap:6px;align-items:center}.nav a{text-decoration:none;padding:10px 14px;border-radius:8px;color:#e8dfd3}.nav a:hover{background:var(--ink3)}.nav a[aria-current="page"]{color:#fff;box-shadow:inset 0 -2px 0 var(--pink)}
.burger{display:none;background:none;border:1px solid var(--line);border-radius:8px;width:46px;height:46px;color:inherit;cursor:pointer}
.burger span{display:block;width:20px;height:2px;background:currentColor;margin:0 auto;box-shadow:0 6px 0 currentColor,0 -6px 0 currentColor}
@media(max-width:760px){.burger{display:block}.nav{display:none;position:absolute;left:0;right:0;top:64px;background:var(--ink);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:8px 14px 14px}.nav.open{display:flex}.nav a{padding:14px}}
.btn{display:inline-block;padding:13px 22px;border-radius:9px;font-weight:600;text-decoration:none;border:0;cursor:pointer;font:inherit;font-weight:600;background:var(--pink);color:#fff}.btn:hover{filter:brightness(1.08)}
.btn.ghost{background:transparent;border:1px solid rgba(255,255,255,.7)}.btn.small{padding:9px 15px;font-size:.92rem}
.eyebrow{margin:0 0 12px;font-size:.78rem;letter-spacing:.2em;color:var(--oak);text-transform:uppercase}
h1,h2,h3{line-height:1.15;margin:0 0 .5em;font-weight:600}h1{font-size:clamp(2rem,6vw,3.6rem)}h2{font-size:clamp(1.5rem,3.5vw,2.1rem)}
.dot{color:var(--pink)}
/* hero */
.hero{position:relative;min-height:78vh;display:flex;align-items:flex-end;overflow:hidden;background:#101216}
.hero-bg{position:absolute;inset:0;background:linear-gradient(160deg,#5d8fc4 0%,#9db8d0 24%,#c4a184 46%,#a1654a 68%,#5a3a2e 86%,#2a1f1b 100%);background-size:140% 140%;animation:drift 28s ease-in-out infinite alternate}
@keyframes drift{from{background-position:0% 0%}to{background-position:100% 100%}}
.hero video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,22,26,.35),rgba(20,22,26,.12) 35%,rgba(20,22,26,.9))}
.hero.paused .hero-bg{animation-play-state:paused}
.hero .wrap{position:relative;z-index:2;width:100%;padding-bottom:44px;padding-top:120px}
.hero h1{max-width:15em}.hero p.lead{font-size:1.15rem;max-width:34em;color:#eee6da;margin:0 0 22px}
.hero .cta{display:flex;gap:12px;flex-wrap:wrap}
.pause{position:absolute;z-index:3;top:16px;right:16px;background:rgba(14,15,18,.7);color:#fff;border:1px solid rgba(255,255,255,.45);border-radius:99px;padding:8px 14px;cursor:pointer;font:inherit;font-size:.88rem}
.hint-tag{position:absolute;z-index:3;left:18px;top:16px;font-size:.75rem;color:#e8dfd3;background:rgba(14,15,18,.55);padding:4px 10px;border-radius:99px}
@media(prefers-reduced-motion:reduce){.hero-bg{animation:none}.hero video{display:none}}
section.block{padding:56px 0}
.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(290px,1fr));gap:20px}
.card{background:var(--ink2);border:1px solid var(--line);border-radius:14px;overflow:hidden;text-decoration:none;display:block;transition:transform .15s,border-color .15s}.card:hover{transform:translateY(-3px);border-color:#4a4f59}
.card .ph{height:190px;position:relative}.card .body{padding:14px 16px 16px}
.price{font-size:1.2rem;font-weight:600}.pill{font-size:.76rem;padding:3px 10px;border-radius:99px;background:var(--ink3);color:var(--pink);float:right}
.addr{margin:6px 0 8px;color:#dcd5ca}.chips{display:flex;flex-wrap:wrap;gap:6px}.chip{font-size:.78rem;padding:3px 10px;border-radius:99px;background:var(--ink3);color:#d9d2c7}
.tag{position:absolute;left:10px;top:10px;font-size:.74rem;background:rgba(14,15,18,.7);padding:3px 10px;border-radius:99px;color:#fff}
.more{text-align:center;margin-top:24px}.more a{color:var(--pink);text-decoration:none;border-bottom:1px solid var(--pink)}
.strip{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:170px 170px;gap:12px}.strip figure{margin:0;border-radius:12px;position:relative;overflow:hidden}.strip figure:first-child{grid-row:1/3}
.strip figcaption{position:absolute;left:10px;bottom:10px;font-size:.85rem;background:rgba(14,15,18,.65);padding:3px 10px;border-radius:99px}
@media(max-width:700px){.strip{grid-template-columns:1fr 1fr;grid-template-rows:150px 150px 150px}.strip figure:first-child{grid-row:auto;grid-column:1/3}}
/* neon */
.neon-band{padding:20px 0 56px}
.niche{border-radius:22px;background:#0e0f12;border:1px solid #4a2a46;box-shadow:inset 0 0 60px rgba(226,62,194,.18),0 0 34px rgba(226,62,194,.12);padding:46px 24px;display:grid;gap:26px;grid-template-columns:1fr 1fr;align-items:center}
@media(max-width:760px){.niche{grid-template-columns:1fr;text-align:center}}
.neon{font-family:"Segoe Script","Brush Script MT","Snell Roundhand",cursive;color:#ff6fe0;font-size:clamp(2.4rem,7vw,4.2rem);line-height:1.2;margin:0;text-shadow:0 0 6px rgba(255,120,225,.9),0 0 20px rgba(226,62,194,.8),0 0 46px rgba(226,62,194,.55)}
.tick{display:inline-block;vertical-align:middle;margin-left:14px;width:.62em;height:.62em;border:3px solid #ff6fe0;border-radius:6px;box-shadow:0 0 12px rgba(255,111,224,.8);font:.5em/.58em system-ui,sans-serif;text-align:center}
.three{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}@media(max-width:760px){.three{grid-template-columns:1fr}}
.tile{background:var(--ink2);border:1px solid var(--line);border-radius:14px;padding:22px;text-decoration:none;display:block}.tile:hover{border-color:var(--pink)}.tile h3{margin-bottom:6px}.tile p{margin:0;color:var(--mute)}
.cta-box{background:var(--ink2);border:1px solid var(--line);border-radius:16px;padding:28px;display:flex;gap:20px;align-items:center;justify-content:space-between;flex-wrap:wrap}.cta-box h2{margin:0 0 4px}.cta-box p{margin:0;color:var(--mute)}
footer.site-footer{border-top:1px solid var(--line);padding:30px 0 40px;color:#9a948b;font-size:.9rem}footer .row{display:flex;gap:18px;justify-content:space-between;flex-wrap:wrap}footer a{text-decoration:none;margin-right:14px}footer small{display:block;margin-top:14px;line-height:1.6}
/* light pages (search, property) */
body.light{background:var(--cream);color:#232a32}body.light .site-header{background:var(--slate)}body.light .logo,body.light .nav a{color:#fff}
.band{background:var(--slate);color:#fff;padding:26px 0 54px}.band h1{font-size:clamp(1.7rem,4.5vw,2.6rem);margin:0 0 6px}.band p{margin:0;opacity:.85}
.filters{margin:-32px auto 0;max-width:1120px;padding:0 18px;position:relative;z-index:2}
.fbox{background:#fff;border-radius:14px;padding:16px;box-shadow:0 8px 24px rgba(0,0,0,.14);display:grid;gap:12px;grid-template-columns:2fr 1fr 1.4fr auto;align-items:end}
@media(max-width:900px){.fbox{grid-template-columns:1fr 1fr}.fbox .go{grid-column:1/3}}@media(max-width:520px){.fbox{grid-template-columns:1fr}.fbox .go{grid-column:auto}}
label.f{display:block;font-size:.82rem;color:#5a5249;margin-bottom:4px}.fbox input,.fbox select,.form input,.form select,.form textarea{width:100%;font:inherit;padding:11px 12px;border:1px solid #d8cfc2;border-radius:8px;background:#fff;color:#232a32}
.rentrow{display:flex;gap:8px}.rentrow input{flex:1}.rentrow select{width:auto}
.kinds{display:flex;gap:8px;flex-wrap:wrap;margin:16px 0 4px}.kinds button{font:inherit;font-size:.9rem;padding:8px 14px;border-radius:99px;border:1px solid #d3c9bb;background:#ece5da;color:#4a4238;cursor:pointer}.kinds button[aria-pressed="true"]{background:var(--slate);color:#fff;border-color:var(--slate)}
.bar{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:10px;margin:18px 0 14px;color:#5a5249}.bar select{font:inherit;padding:8px;border-radius:8px;border:1px solid #d3c9bb;background:#fff}
body.light .card{background:#fff;border-color:#eadfce;color:#232a32}body.light .card:hover{border-color:#cdbfa9}body.light .addr{color:#4a4238}body.light .chip{background:#f4efe8;color:#4a4238}body.light .pill{background:#f4e3f0;color:#a41e83}
.empty{background:#fff;border-radius:12px;padding:30px;text-align:center;color:#5a5249}
.crumbs{font-size:.9rem;margin:22px 0 10px}.crumbs a{color:#5a5249}
.gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:150px 150px;gap:10px;margin-bottom:22px}.gallery div{border-radius:12px;position:relative}.gallery div:first-child{grid-row:1/3}
.gallery span{position:absolute;left:10px;bottom:10px;font-size:.8rem;background:rgba(20,22,26,.65);color:#fff;padding:2px 10px;border-radius:99px}
@media(max-width:700px){.gallery{grid-template-columns:1fr 1fr;grid-template-rows:140px 140px 140px}.gallery div:first-child{grid-row:auto;grid-column:1/3}}
.cols{display:grid;grid-template-columns:2fr 1fr;gap:26px;align-items:start;margin-bottom:56px}@media(max-width:860px){.cols{grid-template-columns:1fr}}
.panel{background:#fff;border:1px solid #eadfce;border-radius:14px;padding:20px;margin-bottom:18px}.panel h2,.panel h3{margin-top:0}
.dl{display:grid;grid-template-columns:1fr 1fr;gap:10px 20px;margin:0}.dl div{border-bottom:1px solid #f0e8db;padding-bottom:8px}.dl dt{font-size:.8rem;color:#7a7268}.dl dd{margin:0;font-weight:500}
.feat{columns:2;margin:0;padding-left:20px}.rooms{width:100%;border-collapse:collapse}.rooms th,.rooms td{text-align:left;padding:9px 6px;border-bottom:1px solid #f0e8db}
.epc{display:inline-block;width:34px;height:34px;border-radius:6px;color:#fff;text-align:center;line-height:34px;font-weight:700}
.big{font-size:1.9rem;font-weight:600;margin:0}
.form label{display:block;font-size:.85rem;color:#5a5249;margin:12px 0 4px}.form textarea{min-height:110px}.form .note{margin:12px 0 0;padding:10px 12px;border-radius:8px;background:#e9f6ec;color:#1c5d2b;display:none}.form .note.show{display:block}
.hp{position:absolute;left:-9999px}
/* team, contact, account */
body.plain .main{padding:48px 0 70px}
.team{display:grid;grid-template-columns:repeat(auto-fill,minmax(240px,1fr));gap:20px}.person{background:var(--ink2);border:1px solid var(--line);border-radius:14px;overflow:hidden}.person .av{height:210px;display:flex;align-items:center;justify-content:center;font-size:3rem;font-weight:700;color:rgba(255,255,255,.9)}.person .tx{padding:14px 16px 18px}.person h3{margin:0}.person small{color:var(--oak);display:block;margin:2px 0 8px}.person p{margin:0;color:var(--mute);font-size:.95rem}
.two{display:grid;grid-template-columns:1fr 1fr;gap:24px}@media(max-width:820px){.two{grid-template-columns:1fr}}
.dark-panel{background:var(--ink2);border:1px solid var(--line);border-radius:14px;padding:22px}.dark-panel .form label{color:#cfc8bc}.dark-panel .form input,.dark-panel .form textarea,.dark-panel .form select{background:var(--ink);border-color:#3a3f48;color:var(--text)}
.hours{width:100%;border-collapse:collapse}.hours td{padding:6px 0;border-bottom:1px solid var(--line)}.hours td:last-child{text-align:right;color:var(--mute)}
.mapph{height:200px;border-radius:12px;margin-top:16px;background:repeating-linear-gradient(45deg,#1d2026,#1d2026 12px,#23262d 12px,#23262d 24px);display:flex;align-items:center;justify-content:center;color:var(--mute);border:1px solid var(--line)}
.acct{max-width:760px;margin:0 auto;text-align:center}.acct .tile{text-align:left;padding:26px;margin-bottom:14px}.acct .tile h3{font-size:1.5rem}.acct .btn{margin-top:14px}
.login{max-width:440px;margin:0 auto}.login .note{display:none;margin-top:14px;padding:10px 12px;border-radius:8px;background:#2a2230;color:#f0c8ea}.login .note.show{display:block}
.back{color:var(--mute);text-decoration:none}

.sign-wall{position:relative;border-radius:18px;overflow:hidden;padding:34px 22px 56px;background:radial-gradient(120% 90% at 50% 40%,#3a1830 0%,#241020 55%,#160a14 100%);box-shadow:inset 0 0 60px rgba(0,0,0,.55)}
.sign-wall:before{content:"";position:absolute;left:-10%;right:-10%;top:-34px;height:78px;transform:rotate(-4deg);background:linear-gradient(180deg,#7a1f58,#4d1038);box-shadow:0 14px 30px rgba(120,20,90,.35)}
.sign-wall:after{content:"";position:absolute;left:0;right:0;bottom:0;height:34px;background:linear-gradient(180deg,#c79b75,#8a6240);box-shadow:0 -8px 20px rgba(0,0,0,.4)}
.sign{position:relative;z-index:1;display:block;width:100%;height:auto;max-width:560px;margin:0 auto;overflow:visible}
@media(prefers-reduced-motion:no-preference){.sign{animation:buzz 6s ease-in-out infinite}@keyframes buzz{0%,100%{filter:brightness(1)}48%{filter:brightness(1)}50%{filter:brightness(.88)}52%{filter:brightness(1)}}}

.pause{opacity:.85}.pause:hover,.pause:focus-visible{opacity:1}
@media(max-width:700px){.pause{top:14px;right:14px;width:38px;height:38px;padding:0;border-radius:50%;display:flex;align-items:center;justify-content:center;opacity:.6;background:rgba(14,15,18,.5);border-color:rgba(255,255,255,.3)}.pause .txt{display:none}.pause .ico{font-size:12px;letter-spacing:-1px}.hint-tag{display:none}}

/* live site additions */
.card .ph img,.gallery img,.gmain img,.person .av img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.person .av{position:relative;overflow:hidden}
.hero-img{position:absolute;inset:0;background-size:cover;background-position:center}
.strip figure video,.strip figure img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.errbox{background:#2a2230;border:1px solid #5a3a58;color:#f0d6ec;border-radius:12px;padding:18px 20px;margin:22px 0}
body.light .errbox{background:#fff;border-color:#eadfce;color:#5a2a50}
.gmain{position:relative;height:420px;border-radius:14px;overflow:hidden;background:linear-gradient(135deg,#3b424a,#6d7783)}
@media(max-width:700px){.gmain{height:260px}}
.thumbs{display:flex;gap:8px;margin:10px 0 6px;overflow-x:auto;padding-bottom:6px}.thumbs button{flex:none;width:92px;height:68px;border:2px solid transparent;border-radius:8px;overflow:hidden;position:relative;cursor:pointer;padding:0;background:#6d7783}.thumbs button[aria-current="true"]{border-color:var(--pink)}.thumbs img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.gcap{font-size:.9rem;color:#5a5249;margin:0 0 20px;min-height:1.4em}
.more-btn{display:block;margin:6px auto 0}
.room-by-room h3{margin:14px 0 2px;font-size:1.05rem}.room-by-room p{margin:2px 0 6px}.room-by-room .meta{font-size:.85rem;color:#7a7268}
.sold{opacity:.6}
.maplink{display:inline-block;margin-top:14px;color:var(--pink)}
.form .note.bad{background:#fde8e8;color:#7a1a1a}.dark-panel .form .note.bad{background:#3a1f26;color:#f6c9d0}

/* the neon sign text: as in the first design, with the tick box drawn like the one in the photo */
.neon{font-family:"Liberation Serif","Times New Roman",Times,serif;font-weight:400}
.tickbox{display:inline-block;width:.95em;height:.95em;margin-left:.28em;vertical-align:-.06em;overflow:visible;filter:drop-shadow(0 0 4px rgba(255,120,225,.9)) drop-shadow(0 0 14px rgba(226,62,194,.8)) drop-shadow(0 0 30px rgba(226,62,194,.55))}

/* the pause / play symbol is drawn, not typed */
.pause{display:inline-flex;align-items:center;justify-content:center;gap:7px}.pause .ico{display:inline-flex;align-items:center;line-height:0}.pause .ico svg{display:block}
@media(max-width:700px){.pause .ico svg{width:15px;height:15px}}

/* the website logo */
.logo-img{display:block;height:44px;width:auto;max-width:220px;object-fit:contain}.site-footer .logo-img{height:34px}
@media(max-width:480px){.logo-img{height:38px;max-width:170px}}

/* brand fonts: Montserrat (SemiBold/Bold for the logo and headlines, Light/Regular for supporting text); the neon sign is drawn in Allura */
@font-face{font-family:"Montserrat";src:url("fonts/montserrat-latin.woff2") format("woff2");font-weight:100 900;font-style:normal;font-display:swap}
body{font-family:"Montserrat",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;font-weight:400}
input,select,textarea,button{font-family:inherit}
h1,h2,h3{font-weight:600;letter-spacing:.005em}h1{font-size:clamp(1.85rem,5vw,3.2rem);line-height:1.15}h2{font-size:clamp(1.4rem,3.2vw,2rem)}
.logo{font-weight:700;letter-spacing:.04em}.btn,.pill,.price{font-weight:600}.nav a{font-weight:500}
.hero p.lead,.eyebrow,.tile p,.cta-box p,.person p,.person small,footer.site-footer{font-weight:300}.eyebrow{font-weight:400}
.sign-wrap{border-radius:12px;padding:6px 0}
.sign{display:block;width:100%;height:auto;max-width:500px;margin:0 auto;overflow:visible}

/* dark everywhere: the background of every page is #030615 */
:root{--ink:#030615;--ink2:#0a1024;--ink3:#121a36;--line:#1b2442}
body,body.plain,body.light{background:#030615;color:var(--text)}
.site-header,body.light .site-header{background:rgba(3,6,21,.96);border-color:#1b2442}
.hero{background:var(--ink)}.hero:after{background:linear-gradient(180deg,rgba(3,6,21,.35),rgba(3,6,21,.12) 35%,rgba(3,6,21,.92))}
.niche{background:#02040e;border-color:#3a1f4a}
footer.site-footer,footer.site-footer[style]{background:#030615!important;border-top:1px solid #1b2442}
.band{background:var(--ink2);color:var(--text);border-bottom:1px solid var(--line)}
.fbox{background:var(--ink2);border:1px solid var(--line);box-shadow:none}
label.f{color:#b9b3a9}.fbox input,.fbox select{background:var(--ink);border-color:#2a345a;color:var(--text)}
.kinds button{background:var(--ink2);border-color:var(--line);color:#dcd5ca}.kinds button[aria-pressed="true"]{background:var(--pink);border-color:var(--pink);color:#fff}
.bar,.crumbs,.crumbs a{color:#b9b3a9}.bar select{background:var(--ink2);color:var(--text);border-color:var(--line)}
.empty{background:var(--ink2);color:#b9b3a9}
.panel{background:var(--ink2);border-color:var(--line);color:var(--text)}
.dl div{border-color:var(--line)}.dl dt{color:#9aa3bd}.rooms th,.rooms td{border-color:var(--line)}
.form label{color:#cfc8bc}.form input,.form select,.form textarea{background:var(--ink);border-color:#2a345a;color:var(--text)}
.gcap{color:#b9b3a9}.room-by-room .meta{color:#9aa3bd}.card{background:var(--ink2);border-color:var(--line);color:var(--text)}.card .addr{color:#dcd5ca}.chip{background:var(--ink3);color:#dcd5ca}.pill{background:var(--ink3);color:var(--pink)}
.errbox{background:#1a1230;border-color:#4a2a58;color:#f0d6ec}
.hint{color:#b9b3a9}
/* the menu has Home, and the logo is a little larger */
.site-header .wrap{min-height:72px}
.logo{font-size:1.7rem}.logo-img{height:52px;max-width:260px}.site-footer .logo-img{height:38px}
@media(max-width:760px){.nav{top:72px}}
@media(max-width:480px){.logo-img{height:44px;max-width:200px}.logo{font-size:1.55rem}}

/* the logo: larger and readable, shrinking as the page is scrolled; the menu shows the page you are on */
.site-header .wrap{min-height:104px}.site-header.compact .wrap{min-height:76px}
.logo-img{display:block;height:92px;width:auto;max-width:300px;object-fit:contain;mix-blend-mode:screen;transition:height .2s}
.site-header.compact .logo-img{height:56px}.site-footer .logo-img{height:76px}
@media(max-width:760px){.site-header .nav{top:100%}.site-header .wrap{min-height:92px}.logo-img{height:76px;max-width:230px}.site-header.compact .wrap{min-height:68px}.site-header.compact .logo-img{height:52px}.site-footer .logo-img{height:64px}}
@media(prefers-reduced-motion:reduce){.logo-img{transition:none}}

/* the neon sign is the picture from the brand sheet, with the brick wall taken away */
.sign-img{display:block;width:100%;max-width:520px;height:auto;margin:0 auto}


/* the footer is centred on every page; the type filters are three short chips on one row */
footer .row{flex-direction:column;align-items:center;justify-content:center;text-align:center;gap:14px}
footer .row>div{display:flex;flex-wrap:wrap;justify-content:center;align-items:center;gap:6px 4px}footer .row>div:first-child{flex-direction:column;gap:8px}
footer a{margin:0 8px}footer .row>div:first-child a{margin:0}footer small{text-align:center}footer .logo{display:inline-block}
.kinds{flex-wrap:nowrap;gap:6px}.kinds button{flex:1 1 auto;white-space:nowrap;text-align:center;padding:10px 12px}
@media(max-width:480px){.kinds{gap:5px}.kinds button{font-size:.82rem;padding:10px 6px}}

/* the header: it is always the same height in the page, so scrolling never moves the content; the part below the compact size slides away as you scroll, and the logo shrinks in step with the scroll position (no switch point, so no flicker) */
:root{--hfull:104px;--hmin:76px;--dh:28px;--ls:.61}
@media(max-width:760px){:root{--hfull:92px;--hmin:68px;--dh:24px;--ls:.684}}
.site-header{top:calc(var(--dh) * -1);height:var(--hfull);box-sizing:border-box}
.site-header .wrap,.site-header.compact .wrap{height:100%;min-height:0}
.site-header .logo{display:flex;align-items:center;transform:translateY(calc(var(--p,0) * var(--dh) / 2));will-change:transform}
.site-header .logo-img,.site-header.compact .logo-img{height:92px;transform:scale(calc(1 - var(--p,0) * (1 - var(--ls))));transform-origin:left center;transition:none;will-change:transform}
.site-header .burger{transform:translateY(calc(var(--p,0) * var(--dh) / 2))}
@media(min-width:761px){.site-header .nav{transform:translateY(calc(var(--p,0) * var(--dh) / 2))}}
@media(max-width:760px){.site-header .logo-img,.site-header.compact .logo-img{height:76px}.site-header .nav{top:100%}}
@media(max-width:480px){.site-header .logo-img,.site-header.compact .logo-img{height:76px;max-width:230px}}

/* the home page banner as a slideshow: the slides sit on top of each other and fade */
.hero .slides{position:absolute;inset:0;z-index:0}
.hero .slide{position:absolute;inset:0;opacity:0;transition:opacity 1.2s ease}.hero .slide.on{opacity:1}.hero .slide.now{transition:none}
.hero .slide video,.hero .slide .hero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;background-size:cover;background-position:center}
@media(prefers-reduced-motion:reduce){.hero .slide{transition:none}}

/* the search page: the header band stays navy; the search box is the page navy with a glowing logo-pink edge */
.band{background:#0a1024}
.fbox{background:#030615;border:1px solid rgba(226,62,194,.75);box-shadow:0 0 0 1px rgba(226,62,194,.18),0 0 30px rgba(226,62,194,.28)}
.fbox input,.fbox select{background:#0a1024;border-color:#2a345a}

/* the featured property cards: the price and the available-from date share a row */
.card .top{display:flex;justify-content:space-between;align-items:baseline;flex-wrap:wrap;gap:4px 10px}.card .top .pill{float:none;white-space:nowrap}

/* the property advert: the price and the date share a row, and the EPC rating and council tax band are always shown */
.toprow{display:flex;justify-content:space-between;align-items:baseline;flex-wrap:wrap;gap:6px 12px}.toprow .big{margin:0}.toprow .pill{float:none;white-space:nowrap}
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:12px;margin:12px 0 18px}
.fact{background:var(--ink);border:1px solid var(--line);border-radius:12px;padding:14px 16px}.fact small{display:block;color:var(--mute);font-size:.8rem;margin-bottom:8px}
.fact .v{font-size:1.2rem;font-weight:600}.soft{color:#9aa3bd}.epcline{display:flex;align-items:center;gap:14px}.epcline .txt{font-size:.92rem;color:#dcd5ca;line-height:1.4}
.epc.lg{display:inline-flex;align-items:center;justify-content:center;width:48px;height:48px;border-radius:9px;font-size:1.6rem;font-weight:700;color:#14161a}

/* the contact page map: Google's map of the office, and the whole map opens Google Maps when it is clicked or tapped */
.mapbox{position:relative;height:300px;border-radius:14px;overflow:hidden;border:1px solid var(--line);margin-top:22px;background:var(--ink2)}
.mapframe{display:block;width:100%;height:100%;border:0;filter:invert(92%) hue-rotate(180deg) contrast(.92)}
.mapbtns{display:flex;flex-wrap:wrap;gap:10px;margin:14px 0 0}
@media(max-width:700px){.mapbox{height:250px}}

/* the featured properties: a carousel (one card on a phone, two on a tablet, three on a wide screen) */
.car{position:relative}
.car .track{position:relative;display:flex;gap:20px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding:6px 0 4px;overscroll-behavior-x:contain}
.car .track::-webkit-scrollbar{display:none}
.car .track>.card{flex:0 0 100%;min-width:0;scroll-snap-align:start}
@media(min-width:640px){.car .track>.card{flex-basis:calc((100% - 20px)/2)}}
@media(min-width:1000px){.car .track>.card{flex-basis:calc((100% - 40px)/3)}}
.car .track>.card:focus-visible{outline-offset:-3px}
.car-ctl{display:flex;align-items:center;justify-content:center;gap:12px;margin-top:16px}
.car-ctl[hidden]{display:none}
.car-btn{width:42px;height:42px;flex:none;padding:0;border-radius:50%;border:1px solid var(--line);background:var(--ink2);color:#fff;cursor:pointer;display:inline-flex;align-items:center;justify-content:center}
.car-btn:hover{border-color:var(--oak)}
.car-btn svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round}
.car-btn svg .fill{fill:currentColor;stroke:none}
.dots{display:flex;flex-wrap:wrap;justify-content:center;max-width:55%}
.dots button{width:28px;height:28px;border:0;background:none;padding:0;cursor:pointer;display:inline-flex;align-items:center;justify-content:center}
.dots button:before{content:"";width:10px;height:10px;border-radius:50%;border:1px solid var(--mute);background:transparent}
.dots button.on:before{background:var(--pink);border-color:var(--pink)}
/* the small line over the banner (Ellerker Dixon • Lettings Specialists): a soft dark shadow behind the words so they can be read on top of any video or picture */
.hero .eyebrow{position:relative;z-index:0;display:inline-block;text-shadow:0 0 3px rgba(3,6,21,.95),0 0 8px rgba(3,6,21,.95),0 0 18px rgba(3,6,21,.9),0 2px 3px rgba(3,6,21,.9)}
.hero .eyebrow:before{content:"";position:absolute;z-index:-1;left:-34px;right:-34px;top:-16px;bottom:-16px;border-radius:50%;background:radial-gradient(ellipse at center,rgba(3,6,21,.74) 0%,rgba(3,6,21,.54) 45%,rgba(3,6,21,0) 74%);filter:blur(7px);pointer-events:none}
/* the small line stays on one row at every width: it gets a little smaller on narrow screens instead of wrapping */
.hero .eyebrow{white-space:nowrap}
@media(max-width:600px){.hero .eyebrow{font-size:min(.78rem,calc((100vw - 44px)/27.5));letter-spacing:.14em}}
/* the In the Community page */
.c-banner{width:100%;height:clamp(200px,38vw,460px);overflow:hidden;background:var(--ink2)}
.c-banner img,.c-banner video{display:block;width:100%;height:100%;object-fit:cover}
body.plain .main.has-banner{padding-top:0}.has-banner>.wrap{padding-top:34px}
.c-intro{max-width:46em;margin:0 0 38px;color:var(--mute);font-size:1.08rem}.c-intro p{margin:0 0 1em}
.c-blocks{display:grid;gap:48px}
.c-block{display:grid;gap:22px;align-items:center}
.c-media img,.c-media video{display:block;width:100%;height:auto;border-radius:14px;background:var(--ink2)}
.c-text{min-width:0}.c-text h2{margin-top:0}.c-text p{margin:0 0 1em;max-width:44em}.c-text .eyebrow{margin-bottom:8px}.c-text p.c-btn{margin-top:18px}
.c-text.only{max-width:46em}
@media(min-width:760px){.c-left,.c-right{grid-template-columns:1fr 1fr;gap:36px}.c-left .c-media{order:0}.c-left .c-text{order:1}.c-right .c-media{order:1}.c-right .c-text{order:0}}
.sr-only{position:absolute;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.ref{margin:0 0 6px;color:var(--mute);font-size:.95rem}.ref b{color:#fff;letter-spacing:.05em}

/* the online portals */
.pnav{display:flex;flex-wrap:wrap;gap:6px 18px;align-items:center;margin:0 0 22px;padding:0 0 12px;border-bottom:1px solid var(--line)}.pnav a{color:var(--mute);text-decoration:none;padding:6px 0}.pnav a:hover,.pnav a[aria-current]{color:#fff}.pnav a[aria-current]{border-bottom:2px solid var(--pink)}.pnav .who{margin-left:auto;color:var(--mute)}
.ptiles{display:grid;gap:16px;grid-template-columns:1fr;margin:22px 0}@media(min-width:760px){.ptiles{grid-template-columns:repeat(3,1fr)}}.ptile{display:block;padding:18px 20px;border:1px solid var(--line);border-radius:14px;background:var(--ink2);color:#fff;text-decoration:none}.ptile:hover{border-color:var(--pink)}.ptile h3{margin:0 0 6px}.ptile p{margin:0;color:var(--mute)}
.panel.rq h2,.panel.rq h3{margin:0 0 4px;font-size:1.1rem}.pc.pr-urgent{border-color:#d86a6a;color:#f1aaaa}.pc.pr-high{border-color:#d9a441;color:#f0cf8f}.pc.st-open{border-color:var(--pink);color:#fff}.pc.st-done{color:var(--mute)}
.pre{white-space:pre-line;overflow-wrap:anywhere}.pphotos{display:flex;flex-wrap:wrap;gap:10px;margin:8px 0 14px}.pphotos a,.pth{display:block;width:120px}.pphotos img{width:120px;height:120px;object-fit:cover;border-radius:8px;border:1px solid var(--line);display:block}.pth .btn{margin-top:6px;width:100%}
.phist{list-style:none;margin:0;padding:0}.phist li{border-left:3px solid var(--line);padding:2px 0 12px 14px;margin:0 0 4px 4px}.phist p{margin:4px 0 0}.plist{list-style:none;margin:0;padding:0}.plist li{padding:8px 0;border-bottom:1px solid var(--line)}.plist small{color:var(--mute)}
.ptop{display:flex;flex-wrap:wrap;gap:10px 14px;align-items:center;margin:0 0 14px}.ptop select{width:auto;min-width:160px;font:inherit;color:#fff;background:var(--ink2);border:1px solid var(--line);border-radius:8px;padding:10px 12px;min-height:44px}.ptop label{font-weight:600}.chk{display:flex;gap:10px;align-items:center;margin:8px 0}.chk input{width:22px;height:22px;flex:none}.note.ok{background:#1d2a24;color:#bfe6cf}.dl div{display:grid;grid-template-columns:minmax(120px,200px) 1fr;gap:4px 14px;padding:8px 0;border-bottom:1px solid var(--line)}.dl dt{font-weight:600}.dl dd{margin:0;overflow-wrap:anywhere}@media(max-width:600px){.dl div{grid-template-columns:1fr}}
.printonly{display:none}
@media print{.site-header,.site-footer,.pnav,.no-print,.skip,.burger{display:none!important}body,body.plain{background:#fff!important;color:#000!important}.main{padding:0!important}.panel,.dark-panel{background:#fff!important;color:#000!important;border:1px solid #888!important;box-shadow:none!important}h1,h2,h3,dt,b{color:#000!important}.soft,small,.chip{color:#333!important}.chip{border-color:#666!important}.pphotos img{border-color:#666}a{color:#000!important;text-decoration:none}.printonly{display:block}.preq{page-break-after:always;break-after:page;margin-bottom:24px}.preq:last-child{page-break-after:auto}#list{display:none}}
/* find us online: listing portals, reviews, telephone and social media */
.pt-h{margin:0 0 18px;text-align:center}.pt-logos{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:22px clamp(20px,3vw,38px);justify-content:center;align-items:center}.pt-logo a,.pt-logo span{display:flex;align-items:center;justify-content:center;min-height:56px;padding:6px 4px;color:#fff;font-weight:700;font-size:1.25rem;letter-spacing:.01em;text-decoration:none}.pt-logo img{display:block;width:auto;max-width:100%;height:34px;opacity:.92;transition:opacity .15s,transform .15s}.pt-rightmove img{height:34px}.pt-zoopla img{height:28px}.pt-onthemarket img{height:40px}.pt-spareroom img{height:34px}.pt-unihomes img{height:36px}.pt-logo a:hover img,.pt-logo a:focus-visible img{opacity:1;transform:translateY(-2px)}.pt-logo a:focus-visible{outline:2px solid #fff;outline-offset:4px;border-radius:6px}@media(max-width:700px){.pt-rightmove img{height:28px}.pt-zoopla img{height:23px}.pt-onthemarket img{height:33px}.pt-spareroom img{height:28px}.pt-unihomes img{height:30px}}@media(prefers-reduced-motion:reduce){.pt-logo img{transition:none}.pt-logo a:hover img{transform:none}}
.rev-box{min-height:60px}.rev-box .trustpilot-widget a{color:var(--mute)}




.pview{position:sticky;top:0;z-index:20;display:flex;flex-wrap:wrap;gap:10px 14px;align-items:center;padding:12px 16px;margin:0 0 18px;border:1px solid #d9a441;border-radius:12px;background:#2a2412;color:#f6e3b4}.pview span{flex:1 1 320px}.pview b{color:#fff}.pview a.btn,.pview button.btn{flex:none}

/* portal on a phone: one row of icons fixed along the bottom, and a compact staff banner */
.ptab,.pmore{display:none}
@media(max-width:700px){
.pnav{display:none}
body.has-ptab .main{padding-bottom:100px}body.has-ptab footer.site-footer{padding-bottom:96px}
.ptab{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));position:fixed;left:0;right:0;bottom:0;z-index:40;background:var(--ink2);border-top:1px solid var(--line);padding:4px 4px calc(4px + env(safe-area-inset-bottom))}
.ptab .pt{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;min-height:56px;padding:4px 1px;margin:0;color:var(--mute);text-decoration:none;background:none;border:0;border-top:2px solid transparent;border-radius:0;font:inherit;font-size:.64rem;line-height:1.1;cursor:pointer;min-width:0}
.ptab .pt svg{width:24px;height:24px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linecap:round;stroke-linejoin:round}
.ptab .pt span{max-width:100%;overflow:hidden;text-overflow:ellipsis;white-space:nowrap}
.ptab .pt[aria-current],.ptab .pt[aria-expanded="true"]{color:#fff;border-top-color:var(--pink)}
.pmore:not([hidden]){display:grid;gap:8px;position:fixed;right:8px;bottom:calc(72px + env(safe-area-inset-bottom));z-index:41;min-width:210px;padding:12px;border:1px solid var(--line);border-radius:12px;background:var(--ink2);box-shadow:0 8px 24px rgba(0,0,0,.5)}
.pmore .pm-who{margin:0;color:var(--mute);font-size:.85rem}.pmore a{color:#fff;text-decoration:none;padding:10px 0}.pmore .btn{width:100%;justify-content:center;min-height:44px}
.pview{position:static;padding:12px 14px;font-size:.92rem;line-height:1.45;gap:10px}
.pview span{flex:1 1 100%}
.pview a.btn,.pview button.btn{flex:1 1 100%;text-align:center;font-size:.92rem;padding:10px;min-height:44px}
}

/* social icons: exactly three, always shown. Live = solid pink with a white icon (like the telephone button); not linked yet = a plain grey outline */

/* social icons: three outline icons in the theme pink (grey and not clickable until a link is set), in the menu and, smaller, in the footer */
.soc-row{display:flex;justify-content:center;align-items:center;gap:6px}
.soc{display:flex;align-items:center;justify-content:center;flex:none;width:48px;height:48px;padding:0;border:0;background:none;color:var(--pink);text-decoration:none;transition:transform .15s,filter .15s}
.soc .si{display:block;width:30px;height:30px;background:currentColor;-webkit-mask:var(--m) center/contain no-repeat;mask:var(--m) center/contain no-repeat}
.soc-facebook{--m:url(img/social/facebook-100.png)}.soc-instagram{--m:url(img/social/instagram-100.png)}.soc-tiktok{--m:url(img/social/tiktok-100.png)}
a.soc:hover,a.soc:focus-visible{transform:translateY(-2px) scale(1.08);filter:brightness(1.25)}
a.soc:focus-visible{outline:2px solid #fff;outline-offset:2px;border-radius:8px}
.soc-off{color:var(--mute);opacity:.55;cursor:default}
.soc-sm{width:40px;height:40px}.soc-sm .si{width:24px;height:24px}
.foot-soc{display:flex;flex-direction:column;align-items:center;gap:6px;min-width:150px;text-align:center}
.foot-soc .soc-h{display:block;margin:0;color:var(--mute);font-size:.95rem}
@media(min-width:760px){.foot-soc{align-items:flex-start;text-align:left}.foot-soc .soc-row{justify-content:flex-start}}
.nav-soc{display:none}
@media(max-width:760px){.nav.open .nav-soc{display:flex;flex-direction:column;align-items:center;gap:4px;border-top:1px solid var(--line);margin-top:10px;padding-top:14px}.nav-soc .soc-h{color:var(--mute);font-size:.95rem}.nav .nav-soc a.soc,.nav .nav-soc span.soc{display:flex;width:48px;height:48px;padding:0;margin:0;border:0;border-radius:0;background:none;color:var(--pink)}.nav .nav-soc span.soc-off{color:var(--mute)}}
@media(prefers-reduced-motion:reduce){.soc{transition:none}a.soc:hover{transform:none}}
/* the phone icon beside the menu button, and the sheet it opens */
.ph-btn{order:3;display:flex;align-items:center;justify-content:center;flex:none;width:46px;height:46px;margin-left:14px;padding:0;border:1px solid var(--pink);border-radius:8px;background:transparent;color:var(--pink);cursor:pointer;transition:background .15s,color .15s}
.ph-btn[hidden]{display:none}.ph-btn svg{width:22px;height:22px}
.ph-btn:hover,.ph-btn[aria-expanded="true"]{background:var(--pink);color:#fff}.ph-btn:focus-visible{outline:2px solid #fff;outline-offset:2px}
.site-header .nav{order:2;margin-left:auto}.site-header .burger{order:4}
@media(max-width:760px){.ph-btn{margin-left:auto;margin-right:10px}.site-header .nav{margin-left:0}}
.ph-ov{position:fixed;inset:0;z-index:100;background:rgba(0,0,0,.6);display:flex;align-items:flex-end;justify-content:center}.ph-ov[hidden]{display:none}
.ph-sheet{width:100%;max-width:480px;background:var(--ink2);border-top:1px solid var(--line);border-radius:22px 22px 0 0;padding:14px 22px calc(26px + env(safe-area-inset-bottom));text-align:center;animation:phUp .22s ease-out}
@keyframes phUp{from{transform:translateY(100%)}to{transform:none}}
.ph-grab{width:44px;height:5px;border-radius:3px;background:var(--line);margin:0 auto 16px}
.ph-h{margin:0;color:var(--mute)}.ph-num{margin:4px 0 18px;font-size:2rem;font-weight:700;letter-spacing:.02em;color:#fff}
.ph-call{display:flex;align-items:center;justify-content:center;gap:10px;min-height:56px;padding:16px;background:var(--pink);color:#fff;text-decoration:none;border-radius:14px;font-weight:700;font-size:1.2rem}.ph-call svg{width:22px;height:22px}
.ph-x{margin-top:12px;min-height:48px;padding:10px 24px;background:none;border:0;border-radius:10px;color:var(--mute);font:inherit;cursor:pointer}
.ph-call:focus-visible,.ph-x:focus-visible{outline:3px solid #fff;outline-offset:3px}
body.ph-open{overflow:hidden}
@media(min-width:761px){.ph-ov{align-items:center}.ph-sheet{border:1px solid var(--line);border-radius:18px;max-width:380px;padding-bottom:24px;animation-name:phFade}.ph-grab{display:none}@keyframes phFade{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:none}}}
@media(prefers-reduced-motion:reduce){.ph-sheet{animation:none}}
/* the landlord Maintenance filters: each control is a labelled block; three across on a computer, stacked full width on a phone */
.ptop{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.4fr) auto;gap:12px 14px;align-items:end;margin:0 0 14px}
.pf{display:flex;flex-direction:column;gap:6px;min-width:0}.pf label{font-weight:600;font-size:.9rem;color:var(--mute)}
.ptop select{width:100%;min-width:0;text-overflow:ellipsis}
.ptop .btn{align-self:end;min-height:46px;display:inline-flex;align-items:center;justify-content:center;white-space:nowrap}
@media(max-width:700px){.ptop{grid-template-columns:1fr;gap:14px}.ptop .btn{width:100%}}
/* My details (tenant and landlord portals) */
.acc-list{display:grid;gap:16px;margin:0 0 26px}.acc-signin{margin:0}
.acc-card{padding:18px 20px}.acc-t{margin:0 0 6px;font-size:1.1rem}
.acc-v{margin:0 0 10px;font-size:1.05rem;overflow-wrap:anywhere}.acc-v.none{color:var(--mute)}
.acc-hint{font-size:.9rem;margin:4px 0 10px}
.acc-form{display:grid;gap:12px;margin:8px 0 0}
.acc-f label{display:block;font-weight:600;margin:0 0 6px}
.acc-f input{width:100%;font:inherit;color:#fff;background:var(--ink2);border:1px solid var(--line);border-radius:8px;padding:12px 14px;min-height:46px;box-sizing:border-box}
.acc-f input:focus-visible{outline:2px solid var(--pink);outline-offset:1px}
.acc-addr{grid-template-columns:1fr}
@media(min-width:700px){.acc-addr{grid-template-columns:1fr 1fr}.acc-addr .acc-f:nth-child(1),.acc-addr .acc-f:nth-child(2),.acc-addr .acc-f:nth-child(7){grid-column:1/-1}.acc-addr .acc-btns{grid-column:1/-1}}
.acc-btns{display:flex;flex-wrap:wrap;gap:10px;margin-top:6px}
@media(max-width:700px){.acc-btns .btn{flex:1 1 100%;justify-content:center;min-height:46px}}
.acc-open{border:1px solid var(--pink);border-radius:12px;padding:14px 16px;margin:8px 0 0;background:rgba(226,62,194,.07)}.acc-open p{margin:0 0 8px}
.acc-code{display:flex;gap:10px;align-items:flex-end;flex-wrap:wrap;margin:6px 0 8px}.acc-code .acc-f{flex:1 1 160px}.acc-code .btn{min-height:46px}
.acc-h{font-size:1.25rem;margin:28px 0 8px}
.acc-hrow{display:flex;justify-content:space-between;gap:14px;flex-wrap:wrap;padding:12px 0;border-top:1px solid var(--line)}
.acc-hv{display:block;color:var(--mute);overflow-wrap:anywhere}.acc-hn{display:block;color:#d9a07b;font-size:.9rem;margin-top:2px}
.acc-hs{text-align:right}.acc-hs small{display:block;color:var(--mute);margin-top:4px}
@media(max-width:700px){.acc-hs{text-align:left}}