:root {
  --navy-950: #06111d;
  --navy-900: #071828;
  --navy-800: #0b263e;
  --navy-700: #123754;
  --ink: #102334;
  --muted: #66717c;
  --gold: #e9b615;
  --gold-soft: #f7df89;
  --cream: #f4f0e7;
  --paper: #fbfaf6;
  --white: #ffffff;
  --line: rgba(16, 35, 52, 0.14);
  --dark-line: rgba(255, 255, 255, 0.15);
  --container: 1180px;
  --header-height: 82px;
  --radius-lg: 26px;
  --radius-md: 16px;
  --shadow: 0 24px 70px rgba(6, 17, 29, 0.12);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  overflow-x: hidden;
  color: var(--ink);
  background: var(--paper);
  font-family:
    "Noto Sans JP", "Hiragino Kaku Gothic ProN", "Yu Gothic", "PingFang SC",
    "Microsoft YaHei", system-ui, sans-serif;
  font-size: 16px;
  line-height: 1.85;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
}

button,
a {
  font: inherit;
}

a {
  color: inherit;
  text-decoration: none;
}

button {
  border: 0;
}

img {
  display: block;
  max-width: 100%;
}

svg {
  display: block;
}

h1,
h2,
h3,
h4,
p,
dl,
dd,
figure {
  margin: 0;
}

ul,
ol {
  margin: 0;
  padding: 0;
}

.skip-link {
  position: fixed;
  top: 8px;
  left: 8px;
  z-index: 1000;
  padding: 10px 14px;
  color: var(--navy-950);
  background: var(--white);
  border-radius: 8px;
  transform: translateY(-150%);
  transition: transform 180ms ease;
}

.skip-link:focus {
  transform: translateY(0);
}

.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 100;
  height: var(--header-height);
  color: var(--white);
  background: rgba(6, 17, 29, 0.78);
  border-bottom: 1px solid rgba(255, 255, 255, 0.08);
  backdrop-filter: blur(14px);
  transition:
    background 220ms ease,
    box-shadow 220ms ease;
}

.site-header.is-scrolled {
  background: rgba(6, 17, 29, 0.96);
  box-shadow: 0 12px 30px rgba(6, 17, 29, 0.16);
}

.header-inner {
  position: relative;
  z-index: 2;
  width: min(calc(100% - 48px), 1380px);
  height: 100%;
  margin: 0 auto;
  display: flex;
  align-items: center;
  gap: 34px;
}

.brand {
  flex: 0 0 auto;
  width: 190px;
}

.brand img {
  width: 100%;
  height: auto;
}

.desktop-nav {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: clamp(20px, 2.3vw, 38px);
  margin-left: auto;
}

.desktop-nav a {
  position: relative;
  padding: 27px 0 24px;
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.05em;
  white-space: nowrap;
}

.desktop-nav a::after {
  position: absolute;
  right: 0;
  bottom: 18px;
  left: 0;
  height: 2px;
  content: "";
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: right;
  transition: transform 220ms ease;
}

.desktop-nav a:hover::after,
.desktop-nav a:focus-visible::after {
  transform: scaleX(1);
  transform-origin: left;
}

.header-actions {
  display: flex;
  align-items: center;
  gap: 14px;
}

.language-switcher {
  display: flex;
  align-items: center;
  padding: 4px;
  background: rgba(255, 255, 255, 0.09);
  border: 1px solid rgba(255, 255, 255, 0.13);
  border-radius: 999px;
}

.language-button {
  min-width: 52px;
  min-height: 34px;
  padding: 5px 11px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 12px;
  font-weight: 800;
  cursor: pointer;
  background: transparent;
  border-radius: 999px;
  transition:
    color 180ms ease,
    background 180ms ease;
}

.language-button.is-active {
  color: var(--navy-950);
  background: var(--gold);
}

.header-contact {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 43px;
  padding: 0 19px;
  color: var(--navy-950);
  background: var(--gold);
  border: 1px solid var(--gold);
  border-radius: 999px;
  font-size: 12px;
  font-weight: 900;
  letter-spacing: 0.04em;
  white-space: nowrap;
  transition:
    color 180ms ease,
    background 180ms ease;
}

.header-contact:hover,
.header-contact:focus-visible {
  color: var(--white);
  background: transparent;
}

.menu-button {
  display: none;
  width: 44px;
  height: 44px;
  color: var(--white);
  cursor: pointer;
  background: transparent;
}

.menu-button span {
  display: block;
  width: 24px;
  height: 2px;
  margin: 6px auto;
  background: currentColor;
  transition:
    transform 200ms ease,
    opacity 200ms ease;
}

.menu-button[aria-expanded="true"] span:first-child {
  transform: translateY(4px) rotate(45deg);
}

.menu-button[aria-expanded="true"] span:last-child {
  transform: translateY(-4px) rotate(-45deg);
}

.mobile-menu {
  display: none;
}

.hero {
  min-height: 820px;
  display: grid;
  grid-template-columns: minmax(0, 1.04fr) minmax(460px, 0.96fr);
  color: var(--white);
  background:
    radial-gradient(circle at 12% 85%, rgba(19, 58, 89, 0.72), transparent 36%),
    var(--navy-950);
}

.hero-copy {
  position: relative;
  z-index: 2;
  min-width: 0;
  padding:
    clamp(150px, 14vh, 188px) clamp(54px, 6vw, 104px) 70px
    max(48px, calc((100vw - 1380px) / 2));
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.hero-copy::before {
  position: absolute;
  top: 150px;
  bottom: 60px;
  left: 0;
  width: 4px;
  content: "";
  background: linear-gradient(var(--gold), rgba(233, 182, 21, 0));
}

.eyebrow {
  display: flex;
  align-items: center;
  gap: 12px;
  margin-bottom: 20px;
  color: #a47b00;
  font-size: 11px;
  font-weight: 900;
  letter-spacing: 0.2em;
}

.eyebrow::before {
  width: 34px;
  height: 1px;
  content: "";
  background: currentColor;
}

.eyebrow.light {
  color: var(--gold-soft);
}

.hero h1 {
  max-width: 780px;
  font-size: clamp(48px, 5.3vw, 78px);
  font-weight: 800;
  line-height: 1.23;
  letter-spacing: -0.05em;
  text-wrap: balance;
}

.hero-lead {
  max-width: 690px;
  margin-top: 30px;
  color: rgba(255, 255, 255, 0.8);
  font-size: clamp(16px, 1.5vw, 20px);
  font-weight: 500;
  line-height: 2;
}

.hero-actions {
  margin-top: 42px;
  display: flex;
  align-items: center;
  gap: 30px;
  flex-wrap: wrap;
}

.button {
  display: inline-flex;
  min-height: 58px;
  padding: 0 28px;
  align-items: center;
  justify-content: center;
  border-radius: 999px;
  font-size: 14px;
  font-weight: 900;
  letter-spacing: 0.04em;
  transition:
    transform 180ms ease,
    box-shadow 180ms ease;
}

.button:hover,
.button:focus-visible {
  transform: translateY(-2px);
}

.button-gold {
  color: var(--navy-950);
  background: var(--gold);
  box-shadow: 0 14px 34px rgba(233, 182, 21, 0.18);
}

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  font-size: 13px;
  font-weight: 800;
}

.text-link span:last-child {
  font-size: 22px;
  transition: transform 180ms ease;
}

.text-link:hover span:last-child,
.text-link:focus-visible span:last-child {
  transform: translate(4px, 4px);
}

.light-link {
  color: rgba(255, 255, 255, 0.78);
}

.hero-values {
  max-width: 720px;
  margin-top: auto;
  padding-top: 62px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
}

.hero-values div {
  padding: 0 24px;
  border-left: 1px solid var(--dark-line);
}

.hero-values div:first-child {
  padding-left: 0;
  border-left: 0;
}

.hero-values dt {
  color: var(--gold-soft);
  font-size: 14px;
  font-weight: 900;
}

.hero-values dd {
  margin-top: 2px;
  color: rgba(255, 255, 255, 0.58);
  font-size: 11px;
  line-height: 1.6;
}

.hero-visual {
  position: relative;
  min-height: 820px;
  overflow: hidden;
}

.hero-visual > img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: 50% center;
  transform: scale(1.04);
}

.hero-visual-shade {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(6, 17, 29, 0.62), rgba(6, 17, 29, 0.02) 45%),
    linear-gradient(0deg, rgba(6, 17, 29, 0.82), transparent 46%);
}

.project-stamp {
  position: absolute;
  top: 132px;
  right: clamp(22px, 3vw, 54px);
  width: 114px;
  height: 114px;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: center;
  color: var(--navy-950);
  background: var(--gold);
  border-radius: 50%;
  transform: rotate(7deg);
  box-shadow: 0 14px 40px rgba(6, 17, 29, 0.2);
}

.project-stamp span {
  font-size: 21px;
  font-weight: 900;
  line-height: 1;
}

.project-stamp strong {
  max-width: 82px;
  margin-top: 4px;
  font-size: 9px;
  line-height: 1.25;
  letter-spacing: 0.08em;
  text-align: center;
}

.hero-caption {
  position: absolute;
  right: clamp(28px, 4vw, 68px);
  bottom: 55px;
  left: clamp(28px, 4vw, 68px);
  padding-left: 18px;
  border-left: 3px solid var(--gold);
}

.hero-caption p {
  color: var(--gold-soft);
  font-size: 11px;
  font-weight: 900;
  letter-spacing: 0.12em;
}

.hero-caption strong {
  display: block;
  margin-top: 3px;
  font-size: clamp(22px, 2.2vw, 34px);
  line-height: 1.4;
}

.hero-caption span {
  color: rgba(255, 255, 255, 0.67);
  font-size: 12px;
}

.section-shell {
  position: relative;
  width: min(calc(100% - 72px), var(--container));
  margin: 0 auto;
}

.section-index {
  position: absolute;
  top: 0;
  right: 0;
  color: rgba(16, 35, 52, 0.11);
  font-size: 56px;
  font-weight: 300;
  letter-spacing: -0.06em;
  line-height: 1;
}

.light-index {
  color: rgba(255, 255, 255, 0.13);
}

.intro {
  padding-top: 150px;
  padding-bottom: 150px;
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) minmax(340px, 0.8fr);
  gap: 100px;
  align-items: start;
}

.intro-heading h2,
.impact-heading h2,
.approach-heading h2,
.projects-heading h2,
.company-heading h2,
.contact-copy h2 {
  font-size: clamp(34px, 4.2vw, 57px);
  font-weight: 800;
  line-height: 1.45;
  letter-spacing: -0.045em;
  text-wrap: balance;
}

.intro-copy {
  padding-top: 50px;
  color: #344554;
  font-size: 16px;
  line-height: 2.2;
}

.intro-copy p + p {
  margin-top: 24px;
}

.business-selector {
  grid-column: 1 / -1;
  margin-top: -24px;
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 18px;
}

.business-choice {
  position: relative;
  min-height: 420px;
  overflow: hidden;
  color: var(--white);
  background: var(--navy-900);
  box-shadow: 0 18px 54px rgba(6, 17, 29, 0.1);
}

.business-choice img {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 600ms ease;
}

.primary-choice img {
  object-position: center 56%;
}

.secondary-choice img {
  object-position: center 44%;
}

.business-choice:hover img,
.business-choice:focus-visible img {
  transform: scale(1.035);
}

.business-choice-shade {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(0deg, rgba(6, 17, 29, 0.91), rgba(6, 17, 29, 0.06) 68%),
    linear-gradient(90deg, rgba(6, 17, 29, 0.38), transparent);
}

.choice-badge {
  position: absolute;
  top: 24px;
  left: 24px;
  padding: 8px 13px;
  color: var(--navy-950);
  background: var(--gold);
  border-radius: 999px;
  font-size: 10px;
  font-weight: 900;
  letter-spacing: 0.06em;
}

.secondary-choice .choice-badge {
  color: var(--navy-950);
  background: var(--gold);
  border: 0;
}

.choice-content {
  position: absolute;
  right: 28px;
  bottom: 30px;
  left: 28px;
  display: grid;
  grid-template-columns: minmax(0, 1fr) 28px;
  align-items: end;
  column-gap: 16px;
}

.choice-content strong,
.choice-content small {
  display: block;
  grid-column: 1;
}

.choice-content strong {
  font-size: clamp(24px, 3vw, 38px);
  font-style: normal;
  line-height: 1.4;
  letter-spacing: -0.04em;
}

.choice-content small {
  margin-top: 5px;
  color: rgba(255, 255, 255, 0.66);
  font-size: 12px;
  line-height: 1.7;
}

.choice-content i {
  grid-column: 2;
  grid-row: 1 / span 2;
  align-self: center;
  color: var(--gold);
  font-size: 26px;
  font-style: normal;
  transition: transform 180ms ease;
}

.business-choice:hover .choice-content i,
.business-choice:focus-visible .choice-content i {
  transform: translate(4px, 4px);
}

.impact-section {
  padding: 130px 0;
  background: var(--cream);
}

.impact-heading {
  max-width: 760px;
}

.impact-grid {
  margin-top: 68px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: rgba(16, 35, 52, 0.15);
  border: 1px solid rgba(16, 35, 52, 0.15);
}

.impact-card {
  position: relative;
  min-height: 390px;
  padding: 46px 38px;
  background: var(--cream);
  transition:
    background 220ms ease,
    transform 220ms ease;
}

.impact-card:hover {
  z-index: 1;
  background: var(--white);
  transform: translateY(-8px);
  box-shadow: var(--shadow);
}

.impact-number {
  position: absolute;
  top: 26px;
  right: 30px;
  color: rgba(16, 35, 52, 0.23);
  font-size: 11px;
  font-weight: 900;
}

.impact-icon {
  width: 62px;
  height: 62px;
  display: grid;
  place-items: center;
  color: var(--navy-800);
  background: rgba(233, 182, 21, 0.26);
  border-radius: 50%;
}

.impact-icon svg {
  width: 34px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.8;
  stroke-linecap: round;
  stroke-linejoin: round;
}

.impact-card h3 {
  margin-top: 32px;
  font-size: 24px;
  line-height: 1.45;
}

.impact-card p {
  margin-top: 18px;
  color: var(--muted);
  font-size: 14px;
  line-height: 2;
}

.approach {
  padding: 145px 0;
  color: var(--white);
  background:
    linear-gradient(120deg, rgba(18, 55, 84, 0.35), transparent 45%),
    var(--navy-900);
}

.approach .section-shell {
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(500px, 1.08fr);
  gap: 100px;
}

.approach-heading p:last-child {
  max-width: 520px;
  margin-top: 26px;
  color: rgba(255, 255, 255, 0.62);
  line-height: 2;
}

.process-list {
  list-style: none;
  border-top: 1px solid var(--dark-line);
}

.process-list li {
  padding: 28px 0;
  display: grid;
  grid-template-columns: 58px 1fr;
  gap: 18px;
  border-bottom: 1px solid var(--dark-line);
}

.process-list > li > span {
  color: var(--gold);
  font-size: 13px;
  font-weight: 900;
  letter-spacing: 0.08em;
}

.process-list h3 {
  font-size: 19px;
  line-height: 1.5;
}

.process-list p {
  margin-top: 7px;
  color: rgba(255, 255, 255, 0.57);
  font-size: 13px;
  line-height: 1.9;
}

.projects {
  padding-top: 150px;
  padding-bottom: 160px;
}

.projects-heading {
  max-width: 760px;
}

.projects-heading > p:last-child {
  margin-top: 18px;
  color: var(--muted);
}

.real-estate-principles {
  margin-top: 48px;
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.real-estate-principles div {
  padding: 24px 26px;
  display: grid;
  grid-template-columns: 38px 1fr;
  gap: 12px;
  align-items: center;
  border-left: 1px solid var(--line);
}

.real-estate-principles div:first-child {
  padding-left: 0;
  border-left: 0;
}

.real-estate-principles span {
  color: #a47b00;
  font-size: 10px;
  font-weight: 900;
}

.real-estate-principles strong {
  font-size: 13px;
  line-height: 1.6;
}

.featured-project {
  margin-top: 46px;
  display: grid;
  grid-template-columns: minmax(0, 1.06fr) minmax(390px, 0.94fr);
  background: var(--white);
  box-shadow: var(--shadow);
}

.project-gallery {
  position: relative;
  min-height: 720px;
  overflow: hidden;
  background: var(--navy-900);
}

.project-main-image,
.project-secondary-image,
.project-full-image {
  position: absolute;
  overflow: hidden;
}

.project-full-image {
  inset: 0;
}

.project-main-image {
  inset: 0 0 34% 0;
}

.project-secondary-image {
  right: 0;
  bottom: 0;
  left: 0;
  height: 34%;
  border-top: 7px solid var(--white);
}

.project-gallery img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.project-main-image img {
  object-position: center 45%;
  transform: scale(1.06);
}

.project-secondary-image img {
  object-position: center;
}

.status-badge {
  position: absolute;
  top: 28px;
  left: 28px;
  z-index: 2;
  padding: 9px 15px;
  color: var(--navy-950);
  background: var(--gold);
  border-radius: 999px;
  font-size: 11px;
  font-weight: 900;
  letter-spacing: 0.06em;
}

.status-badge.complete {
  color: var(--white);
  background: var(--navy-800);
}

.project-content {
  padding: clamp(48px, 5vw, 72px);
  align-self: center;
}

.project-location {
  color: #a47b00;
  font-size: 11px;
  font-weight: 900;
  letter-spacing: 0.14em;
}

.project-content h3,
.completed-content h3 {
  margin-top: 10px;
  font-size: clamp(28px, 3vw, 43px);
  font-weight: 800;
  line-height: 1.4;
  letter-spacing: -0.04em;
}

.project-summary {
  margin-top: 24px;
  color: #4c5d6b;
  font-size: 14px;
  line-height: 2.1;
}

.project-facts {
  margin-top: 36px;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
}

.project-facts div {
  min-width: 0;
  padding: 17px 15px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.project-facts dt {
  color: var(--muted);
  font-size: 10px;
  font-weight: 800;
}

.project-facts dd {
  margin-top: 3px;
  font-size: 13px;
  font-weight: 800;
  line-height: 1.55;
}

.project-goals {
  margin-top: 34px;
  padding: 24px 26px;
  background: var(--cream);
  border-left: 3px solid var(--gold);
}

.project-goals h4 {
  font-size: 14px;
  font-weight: 900;
}

.project-goals ul {
  margin-top: 12px;
  padding-left: 18px;
  color: #4f5f6c;
  font-size: 12px;
  line-height: 1.9;
}

.completed-project {
  margin-top: 42px;
  display: grid;
  grid-template-columns: minmax(0, 1.06fr) minmax(390px, 0.94fr);
  box-shadow: inset 0 0 0 1px var(--line);
}

.completed-image {
  position: relative;
  min-height: 430px;
  overflow: hidden;
}

.completed-image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.completed-content {
  padding: 60px 64px;
  align-self: center;
}

.completed-content > p:not(.project-location) {
  max-width: 650px;
  margin-top: 20px;
  color: var(--muted);
  font-size: 14px;
  line-height: 2;
}

.completed-facts {
  margin-top: 28px;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
}

.completed-facts div {
  min-width: 0;
  padding: 13px 15px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.completed-facts dt {
  color: var(--muted);
  font-size: 9px;
  font-weight: 800;
}

.completed-facts dd {
  margin-top: 2px;
  font-size: 12px;
  font-weight: 800;
  line-height: 1.55;
}

.completed-results {
  margin-top: 28px;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.completed-results div {
  padding: 18px 22px;
  border-left: 1px solid var(--line);
}

.completed-results div:first-child {
  padding-left: 0;
  border-left: 0;
}

.completed-results dt {
  color: var(--muted);
  font-size: 10px;
  font-weight: 800;
}

.completed-results dd {
  margin-top: 3px;
  font-size: 17px;
  font-weight: 900;
  line-height: 1.5;
}

.business {
  min-height: 630px;
  display: grid;
  grid-template-columns: minmax(360px, 0.86fr) minmax(0, 1.14fr);
  background: var(--navy-800);
}

.business-photo {
  position: relative;
  overflow: hidden;
}

.business-photo::after {
  position: absolute;
  inset: 0;
  content: "";
  background:
    linear-gradient(90deg, transparent 45%, var(--navy-800)),
    linear-gradient(0deg, rgba(7, 24, 40, 0.7), transparent);
}

.business-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center;
  filter: saturate(0.65);
  transform: scale(1.08);
}

.business-content {
  max-width: 740px;
  padding: 110px clamp(48px, 8vw, 130px);
  align-self: center;
  color: var(--white);
}

.business-content h2 {
  font-size: clamp(36px, 4.6vw, 60px);
  line-height: 1.4;
  letter-spacing: -0.04em;
}

.business-content > p:not(.eyebrow) {
  margin-top: 28px;
  color: rgba(255, 255, 255, 0.66);
  font-size: 15px;
  line-height: 2.1;
}

.business-note {
  margin-top: 42px;
  padding-top: 26px;
  display: grid;
  gap: 8px;
  border-top: 1px solid var(--dark-line);
}

.business-note strong {
  color: var(--gold-soft);
  font-size: 13px;
}

.business-note span {
  color: rgba(255, 255, 255, 0.56);
  font-size: 12px;
  line-height: 1.8;
}

.company {
  padding-top: 145px;
  padding-bottom: 145px;
  display: grid;
  grid-template-columns: minmax(0, 0.86fr) minmax(460px, 1.14fr);
  gap: 100px;
}

.company-heading > p:last-child {
  max-width: 480px;
  margin-top: 24px;
  color: var(--muted);
  font-size: 14px;
  line-height: 2;
}

.company-table {
  border-top: 1px solid var(--ink);
}

.company-table > div {
  padding: 22px 0;
  display: grid;
  grid-template-columns: 130px 1fr;
  gap: 26px;
  border-bottom: 1px solid var(--line);
}

.company-table dt {
  color: #a47b00;
  font-size: 12px;
  font-weight: 900;
}

.company-table dd {
  font-size: 14px;
  font-weight: 650;
  line-height: 1.8;
}

.contact {
  position: relative;
  overflow: hidden;
  color: var(--white);
  background:
    radial-gradient(circle at 8% 80%, rgba(18, 55, 84, 0.7), transparent 38%),
    var(--navy-950);
}

.contact::after {
  position: absolute;
  top: -50%;
  right: -10%;
  width: 600px;
  height: 600px;
  content: "";
  border: 1px solid rgba(255, 255, 255, 0.07);
  border-radius: 50%;
  box-shadow:
    0 0 0 75px rgba(255, 255, 255, 0.022),
    0 0 0 150px rgba(255, 255, 255, 0.018);
}

.contact-inner {
  position: relative;
  z-index: 2;
  width: min(calc(100% - 72px), var(--container));
  min-height: 590px;
  margin: 0 auto;
  padding: 115px 0;
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(420px, 1.1fr);
  gap: 100px;
  align-items: center;
}

.contact-copy > p:last-child {
  max-width: 540px;
  margin-top: 26px;
  color: rgba(255, 255, 255, 0.62);
  font-size: 14px;
  line-height: 2;
}

.contact-links {
  border-top: 1px solid var(--dark-line);
}

.contact-links > a {
  padding: 25px 0;
  display: grid;
  grid-template-columns: 74px minmax(0, 1fr) 26px;
  gap: 18px;
  align-items: center;
  border-bottom: 1px solid var(--dark-line);
}

.contact-links > a strong {
  min-width: 0;
  font-size: clamp(17px, 2vw, 24px);
  line-height: 1.5;
  overflow-wrap: anywhere;
}

.contact-links > a > span:last-child {
  color: var(--gold);
  font-size: 22px;
  transition: transform 180ms ease;
}

.contact-links > a:hover > span:last-child,
.contact-links > a:focus-visible > span:last-child {
  transform: translate(4px, -4px);
}

.contact-type {
  color: var(--gold-soft);
  font-size: 11px;
  font-weight: 900;
  letter-spacing: 0.08em;
}

.contact-links > p {
  margin-top: 22px;
  color: rgba(255, 255, 255, 0.48);
  font-size: 12px;
}

.site-footer {
  color: rgba(255, 255, 255, 0.54);
  background: #030a11;
}

.footer-inner {
  width: min(calc(100% - 72px), var(--container));
  min-height: 130px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
}

.footer-brand {
  width: 175px;
  opacity: 0.72;
}

.footer-inner p,
.back-to-top {
  font-size: 11px;
}

.back-to-top {
  display: inline-flex;
  gap: 10px;
  align-items: center;
}

.reveal {
  opacity: 0;
  transform: translateY(24px);
  transition:
    opacity 700ms ease,
    transform 700ms ease;
}

.reveal.is-visible {
  opacity: 1;
  transform: translateY(0);
}

@media (max-width: 1320px) {
  .desktop-nav {
    display: none;
  }

  .header-actions {
    margin-left: auto;
  }

  .menu-button {
    display: block;
  }

  .mobile-menu {
    position: absolute;
    z-index: 1;
    inset: 100% 0 auto;
    height: calc(100vh - var(--header-height));
    padding: 52px 36px;
    overflow-y: auto;
    overscroll-behavior: contain;
    display: flex;
    flex-direction: column;
    gap: 0;
    color: var(--white);
    background: rgba(6, 17, 29, 0.985);
    opacity: 0;
    pointer-events: none;
    transform: translateY(-10px);
    transition:
      opacity 180ms ease,
      transform 180ms ease;
  }

  .mobile-menu.is-open {
    opacity: 1;
    pointer-events: auto;
    transform: translateY(0);
  }

  .mobile-menu a {
    padding: 18px 0;
    border-bottom: 1px solid var(--dark-line);
    font-size: 18px;
    font-weight: 800;
  }
}

@media (max-width: 1160px) {
  .hero {
    grid-template-columns: minmax(0, 1fr) minmax(410px, 0.8fr);
  }

  .hero-copy {
    padding-right: 46px;
  }

  .intro,
  .company {
    gap: 64px;
  }

  .approach .section-shell,
  .contact-inner {
    gap: 64px;
  }

  .featured-project {
    grid-template-columns: 1fr;
  }

  .completed-project {
    grid-template-columns: 1fr;
  }

  .project-gallery {
    min-height: 680px;
  }

  .project-content {
    padding: 64px;
  }

  .business-content {
    padding-right: 54px;
    padding-left: 54px;
  }
}

@media (max-width: 900px) {
  :root {
    --header-height: 74px;
  }

  .header-inner {
    width: min(calc(100% - 30px), 100%);
  }

  .brand {
    width: 178px;
  }

  .header-contact {
    display: none;
  }

  .hero {
    min-height: auto;
    display: block;
  }

  .hero-copy {
    min-height: 740px;
    padding: 150px 36px 66px;
  }

  .hero-copy::before {
    top: 130px;
    bottom: 40px;
  }

  .hero-values {
    max-width: 650px;
  }

  .hero-visual {
    min-height: 620px;
  }

  .intro,
  .company {
    padding-top: 112px;
    padding-bottom: 112px;
    display: block;
  }

  .intro-copy {
    max-width: 690px;
    padding-top: 48px;
  }

  .impact-section,
  .approach,
  .projects {
    padding-top: 110px;
    padding-bottom: 110px;
  }

  .impact-grid {
    grid-template-columns: 1fr;
  }

  .impact-card {
    min-height: 0;
  }

  .approach .section-shell {
    display: block;
  }

  .process-list {
    margin-top: 60px;
  }

  .completed-project {
    grid-template-columns: 1fr;
  }

  .completed-image {
    min-height: 500px;
  }

  .business {
    grid-template-columns: 1fr;
  }

  .business-photo {
    min-height: 440px;
  }

  .business-photo::after {
    background:
      linear-gradient(0deg, var(--navy-800), transparent 46%),
      linear-gradient(90deg, rgba(7, 24, 40, 0.28), transparent);
  }

  .business-content {
    max-width: none;
    padding: 88px 48px 110px;
  }

  .company-table {
    margin-top: 58px;
  }

  .contact-inner {
    padding-top: 100px;
    padding-bottom: 100px;
    display: block;
  }

  .contact-links {
    margin-top: 58px;
  }
}

@media (max-width: 600px) {
  :root {
    --radius-lg: 18px;
  }

  body {
    font-size: 15px;
  }

  .header-inner {
    width: calc(100% - 24px);
    gap: 7px;
  }

  .brand {
    width: 157px;
  }

  .header-actions {
    gap: 4px;
  }

  .language-switcher {
    padding: 3px;
  }

  .language-button {
    min-width: 40px;
    min-height: 30px;
    padding: 4px 8px;
    font-size: 10px;
  }

  .menu-button {
    width: 38px;
    height: 40px;
  }

  .mobile-menu {
    padding: 38px 24px;
  }

  .section-shell,
  .contact-inner,
  .footer-inner {
    width: calc(100% - 44px);
  }

  .section-index {
    font-size: 42px;
  }

  .hero-copy {
    min-height: 700px;
    padding: 135px 22px 44px;
  }

  .hero-copy::before {
    display: none;
  }

  .eyebrow {
    margin-bottom: 15px;
    font-size: 9px;
  }

  .hero h1 {
    font-size: clamp(42px, 13.5vw, 58px);
    line-height: 1.28;
  }

  .hero-lead {
    margin-top: 24px;
    font-size: 15px;
    line-height: 1.9;
  }

  .hero-actions {
    margin-top: 34px;
    gap: 22px;
  }

  .button {
    min-height: 54px;
    padding: 0 24px;
    font-size: 13px;
  }

  .text-link {
    font-size: 12px;
  }

  .hero-values {
    margin-top: 60px;
    padding-top: 24px;
    display: grid;
    grid-template-columns: 1fr;
    gap: 12px;
    border-top: 1px solid var(--dark-line);
  }

  .hero-values div,
  .hero-values div:first-child {
    padding: 0;
    display: grid;
    grid-template-columns: 78px 1fr;
    align-items: baseline;
    border: 0;
  }

  .hero-values dt {
    font-size: 12px;
  }

  .hero-values dd {
    margin: 0;
    font-size: 10px;
  }

  .hero-visual {
    min-height: 540px;
  }

  .project-stamp {
    top: 32px;
    right: 22px;
    width: 92px;
    height: 92px;
  }

  .project-stamp span {
    font-size: 17px;
  }

  .project-stamp strong {
    max-width: 66px;
    font-size: 7px;
  }

  .hero-caption {
    right: 22px;
    bottom: 32px;
    left: 22px;
  }

  .intro,
  .company {
    padding-top: 90px;
    padding-bottom: 90px;
  }

  .intro-heading h2,
  .impact-heading h2,
  .approach-heading h2,
  .projects-heading h2,
  .company-heading h2,
  .contact-copy h2 {
    font-size: clamp(30px, 9.2vw, 40px);
    line-height: 1.5;
  }

  .intro-copy {
    padding-top: 34px;
    font-size: 14px;
    line-height: 2;
  }

  .business-selector {
    margin-top: 44px;
    grid-template-columns: 1fr;
  }

  .business-choice {
    min-height: 350px;
  }

  .primary-choice {
    min-height: 350px;
  }

  .impact-section,
  .approach,
  .projects {
    padding-top: 88px;
    padding-bottom: 88px;
  }

  .impact-grid {
    margin-top: 44px;
  }

  .impact-card {
    padding: 38px 28px;
  }

  .impact-card h3 {
    font-size: 21px;
  }

  .process-list {
    margin-top: 46px;
  }

  .process-list li {
    grid-template-columns: 40px 1fr;
    gap: 10px;
  }

  .projects-heading > p:last-child {
    font-size: 13px;
    line-height: 1.8;
  }

  .real-estate-principles {
    margin-top: 36px;
    grid-template-columns: 1fr;
  }

  .real-estate-principles div,
  .real-estate-principles div:first-child {
    padding: 15px 0;
    border-left: 0;
    border-bottom: 1px solid var(--line);
  }

  .real-estate-principles div:last-child {
    border-bottom: 0;
  }

  .featured-project {
    margin-top: 36px;
  }

  .project-gallery {
    min-height: 560px;
  }

  .project-main-image {
    inset: 0 0 36% 0;
  }

  .project-secondary-image {
    height: 36%;
  }

  .status-badge {
    top: 18px;
    left: 18px;
  }

  .project-content {
    padding: 38px 24px 42px;
  }

  .project-content h3,
  .completed-content h3 {
    font-size: 29px;
  }

  .project-summary {
    font-size: 13px;
  }

  .project-facts div {
    padding: 14px 10px;
  }

  .project-facts dd {
    font-size: 11px;
  }

  .project-goals {
    padding: 21px 20px;
  }

  .completed-project {
    margin-top: 28px;
  }

  .completed-image {
    min-height: 310px;
  }

  .completed-content {
    padding: 38px 24px 42px;
  }

  .completed-results {
    grid-template-columns: 1fr;
  }

  .completed-facts div {
    padding: 11px 10px;
  }

  .completed-facts dd {
    font-size: 11px;
  }

  .completed-results div,
  .completed-results div:first-child {
    padding: 13px 0;
    display: grid;
    grid-template-columns: 90px 1fr;
    align-items: baseline;
    border-left: 0;
    border-bottom: 1px solid var(--line);
  }

  .completed-results div:last-child {
    border-bottom: 0;
  }

  .completed-results dd {
    font-size: 15px;
  }

  .business-photo {
    min-height: 360px;
  }

  .business-content {
    padding: 68px 22px 82px;
  }

  .business-content h2 {
    font-size: 38px;
  }

  .business-content > p:not(.eyebrow) {
    font-size: 13px;
  }

  .company-table {
    margin-top: 44px;
  }

  .company-table > div {
    padding: 18px 0;
    grid-template-columns: 88px 1fr;
    gap: 14px;
  }

  .company-table dt,
  .company-table dd {
    font-size: 11px;
  }

  .contact-inner {
    min-height: auto;
    padding-top: 82px;
    padding-bottom: 82px;
  }

  .contact-links {
    margin-top: 46px;
  }

  .contact-links > a {
    padding: 20px 0;
    grid-template-columns: 1fr 26px;
    gap: 8px;
  }

  .contact-type {
    grid-column: 1 / -1;
  }

  .contact-links > a strong {
    font-size: 17px;
  }

  .footer-inner {
    min-height: 180px;
    padding: 34px 0;
    flex-direction: column;
    justify-content: center;
    gap: 16px;
  }

  .footer-brand {
    width: 160px;
  }
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    transition-duration: 0.01ms !important;
    animation-duration: 0.01ms !important;
    animation-iteration-count: 1 !important;
  }

  .reveal {
    opacity: 1;
    transform: none;
  }
}