:root {
  --immo-white: #F3F1F5;
  --immo-black: #191919;
  --immo-blue: #0F385A;
  --immo-line: rgba(25,25,25,.18);
  --immo-muted: rgba(25,25,25,.62);
  --page-pad: clamp(20px, 4vw, 72px);
  --section-space: clamp(84px, 11vw, 180px);
  --header-h: 84px;
  --radius: 2px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--immo-white);
  color: var(--immo-black);
  font-family: "Clash Display", "Helvetica Neue", Arial, sans-serif;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
body.nav-open { overflow: hidden; }
a { color: inherit; text-decoration: none; }
img { max-width: 100%; display: block; }
button, input, textarea, select { font: inherit; }
button { color: inherit; }
::selection { background: var(--immo-blue); color: var(--immo-white); }

.skip-link {
  position: fixed; left: 16px; top: -100px; z-index: 9999;
  background: var(--immo-black); color: var(--immo-white); padding: 12px 16px;
}
.skip-link:focus { top: 16px; }

.container { width: 100%; padding-inline: var(--page-pad); }
.section { padding-block: var(--section-space); }
.section--tight { padding-block: clamp(52px, 6vw, 96px); }
.section--dark { background: var(--immo-black); color: var(--immo-white); }
.section--blue { background: var(--immo-blue); color: var(--immo-white); }
.eyebrow {
  font-size: 12px; text-transform: uppercase; letter-spacing: .14em;
  display: flex; align-items: center; gap: 12px; font-weight: 600;
}
.eyebrow::before { content: ""; width: 32px; height: 1px; background: currentColor; }
.kicker { font-size: 12px; text-transform: uppercase; letter-spacing: .12em; font-weight: 600; }
.display {
  font-size: clamp(58px, 11vw, 168px); line-height: .82; letter-spacing: -.055em;
  font-weight: 600; margin: 0;
}
.display--medium { font-size: clamp(48px, 8vw, 118px); }
.h1 {
  font-size: clamp(48px, 7.8vw, 116px); line-height: .9; letter-spacing: -.05em;
  font-weight: 600; margin: 0;
}
.h2 {
  font-size: clamp(38px, 5.2vw, 76px); line-height: .96; letter-spacing: -.035em;
  font-weight: 600; margin: 0;
}
.h3 { font-size: clamp(26px, 3vw, 42px); line-height: 1; letter-spacing: -.025em; margin: 0; font-weight: 600; }
.lead { font-size: clamp(19px, 2.15vw, 30px); line-height: 1.32; letter-spacing: -.018em; margin: 0; }
.body-lg { font-size: clamp(17px, 1.45vw, 21px); line-height: 1.55; margin: 0; }
.body { font-size: 16px; line-height: 1.6; margin: 0; }
.muted { color: var(--immo-muted); }
.section--dark .muted, .section--blue .muted { color: rgba(243,241,245,.68); }

.site-header {
  min-height: var(--header-h); position: fixed; inset: 0 0 auto 0; z-index: 1000;
  display: flex; align-items: center; justify-content: space-between;
  padding: 16px var(--page-pad); border-bottom: 1px solid transparent;
  transition: background .25s ease, border-color .25s ease, color .25s ease;
}
.site-header.is-scrolled { background: rgba(243,241,245,.94); border-color: var(--immo-line); backdrop-filter: blur(14px); }
.brand { display: block; width: clamp(112px, 9vw, 152px); padding: 8px 0; }
.brand img { width: 100%; height: auto; }
.main-nav { display: flex; align-items: center; gap: clamp(24px, 3vw, 50px); }
.main-nav a { font-size: 13px; letter-spacing: .08em; text-transform: uppercase; position: relative; }
.main-nav a::after { content: ""; position: absolute; left: 0; bottom: -7px; width: 100%; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: right; transition: transform .25s ease; }
.main-nav a:hover::after, .main-nav a[aria-current="page"]::after { transform: scaleX(1); transform-origin: left; }
.nav-cta { border: 1px solid currentColor; padding: 11px 15px !important; }
.nav-cta::after { display: none; }
.menu-toggle { display: none; border: 0; background: transparent; width: 44px; height: 44px; padding: 9px; cursor: pointer; }
.menu-toggle span { display: block; width: 100%; height: 1px; background: currentColor; margin: 7px 0; transition: transform .2s, opacity .2s; }
.nav-open .menu-toggle span:first-child { transform: translateY(8px) rotate(45deg); }
.nav-open .menu-toggle span:nth-child(2) { opacity: 0; }
.nav-open .menu-toggle span:last-child { transform: translateY(-8px) rotate(-45deg); }

.btn {
  min-height: 50px; display: inline-flex; align-items: center; justify-content: space-between; gap: 28px;
  padding: 13px 18px; border: 1px solid var(--immo-black); background: transparent; color: var(--immo-black);
  font-size: 13px; text-transform: uppercase; letter-spacing: .1em; cursor: pointer; transition: background .2s, color .2s, border-color .2s;
}
.btn::after { content: "↗"; font-size: 18px; line-height: 1; }
.btn:hover { background: var(--immo-black); color: var(--immo-white); }
.btn--light { border-color: var(--immo-white); color: var(--immo-white); }
.btn--light:hover { background: var(--immo-white); color: var(--immo-black); }
.btn--blue { border-color: var(--immo-blue); color: var(--immo-white); background: var(--immo-blue); }
.btn--blue:hover { background: transparent; color: var(--immo-blue); }
.btn-row { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; }
.text-link { text-transform: uppercase; letter-spacing: .1em; font-size: 13px; border-bottom: 1px solid currentColor; padding-bottom: 4px; }

.hero {
  min-height: 100svh; padding: calc(var(--header-h) + 52px) var(--page-pad) clamp(46px, 6vw, 86px);
  display: grid; grid-template-columns: minmax(0, 1.15fr) minmax(300px, .72fr); align-items: end; gap: clamp(28px, 6vw, 100px);
}
.hero__copy { display: flex; flex-direction: column; gap: clamp(24px, 4vw, 58px); }
.hero__intro { max-width: 640px; display: grid; grid-template-columns: minmax(150px,.48fr) 1fr; gap: clamp(24px, 4vw, 70px); align-items: start; }
.hero__media { align-self: stretch; min-height: 560px; display: flex; align-items: flex-end; }
.hero__media .media-frame { width: 100%; height: min(74vh, 820px); }
.hero__bottomline { grid-column: 1 / -1; border-top: 1px solid var(--immo-line); padding-top: 16px; display: flex; justify-content: space-between; align-items: center; font-size: 12px; text-transform: uppercase; letter-spacing: .1em; }

.media-frame {
  background: var(--immo-black); color: var(--immo-white); position: relative; overflow: hidden; isolation: isolate;
  border: 1px solid rgba(25,25,25,.08);
}
.media-frame::before, .media-frame::after { content: ""; position: absolute; z-index: -1; opacity: .36; }
.media-frame::before { width: 130%; height: 1px; background: rgba(243,241,245,.35); left: -15%; top: 42%; transform: rotate(-18deg); }
.media-frame::after { width: 1px; height: 130%; background: rgba(243,241,245,.2); left: 62%; top: -15%; transform: rotate(16deg); }
.media-frame--blue { background: var(--immo-blue); }
.media-frame--light { background: #ddd9df; color: var(--immo-black); }
.media-frame__label { position: absolute; left: 18px; top: 17px; display: flex; justify-content: space-between; right: 18px; gap: 20px; font-size: 11px; text-transform: uppercase; letter-spacing: .12em; }
.media-frame__center { position: absolute; inset: 0; display: grid; place-items: center; padding: 30px; text-align: center; }
.media-frame__center span { max-width: 260px; font-size: 12px; text-transform: uppercase; letter-spacing: .15em; line-height: 1.6; }
.media-frame__index { position: absolute; right: 18px; bottom: 15px; font-size: 11px; letter-spacing: .12em; }
.play-chip { display: inline-flex; align-items: center; gap: 10px; border: 1px solid currentColor; padding: 9px 12px; font-size: 11px; text-transform: uppercase; letter-spacing: .1em; }
.play-chip::before { content: "▶"; font-size: 9px; }

.manifesto-grid { display: grid; grid-template-columns: .72fr 1.6fr .55fr; gap: clamp(28px, 5vw, 88px); align-items: start; }
.manifesto-grid .lead { max-width: 860px; }
.mini-stat { border-top: 1px solid currentColor; padding-top: 15px; }
.mini-stat strong { display: block; font-size: clamp(38px, 5vw, 72px); line-height: 1; font-weight: 600; letter-spacing: -.04em; }
.mini-stat span { display: block; margin-top: 9px; font-size: 12px; text-transform: uppercase; letter-spacing: .1em; }

.services-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); border-top: 1px solid var(--immo-line); }
.service-card { padding: clamp(26px, 4vw, 60px) clamp(12px, 3vw, 44px) clamp(34px, 5vw, 78px) 0; border-bottom: 1px solid var(--immo-line); position: relative; }
.service-card:nth-child(even) { padding-left: clamp(18px, 4vw, 64px); padding-right: 0; border-left: 1px solid var(--immo-line); }
.service-card__num { font-size: 12px; letter-spacing: .12em; margin-bottom: clamp(60px, 8vw, 120px); display: block; }
.service-card p { max-width: 560px; margin-top: 24px; }
.service-card .text-link { display: inline-block; margin-top: 32px; }

.carousel { position: relative; overflow: hidden; }
.carousel__track { display: flex; transition: transform .62s cubic-bezier(.2,.8,.2,1); will-change: transform; }
.carousel__slide { min-width: 100%; display: grid; grid-template-columns: 1.45fr .55fr; gap: clamp(24px, 4vw, 70px); align-items: end; }
.carousel__slide .media-frame { height: min(72vw, 720px); max-height: 720px; min-height: 440px; }
.slide-copy { padding-bottom: 6px; }
.slide-copy h3 { margin: 18px 0 12px; }
.slide-copy p { max-width: 430px; }
.carousel__controls { display: flex; align-items: center; justify-content: space-between; gap: 18px; border-top: 1px solid var(--immo-line); margin-top: 22px; padding-top: 16px; }
.carousel__buttons { display: flex; gap: 8px; }
.carousel__button { width: 48px; height: 48px; border: 1px solid var(--immo-black); background: transparent; cursor: pointer; font-size: 20px; transition: background .2s,color .2s; }
.carousel__button:hover { background: var(--immo-black); color: var(--immo-white); }
.carousel__dots { display: flex; gap: 8px; }
.carousel__dot { width: 24px; height: 2px; border: 0; padding: 0; background: rgba(25,25,25,.25); cursor: pointer; }
.carousel__dot.is-active { background: var(--immo-black); }

.split { display: grid; grid-template-columns: minmax(0,.8fr) minmax(0,1.2fr); gap: clamp(36px, 8vw, 140px); align-items: start; }
.split--reverse { grid-template-columns: minmax(0,1.2fr) minmax(0,.8fr); }
.sticky-col { position: sticky; top: calc(var(--header-h) + 36px); }
.copy-stack { display: grid; gap: clamp(28px, 4vw, 64px); }
.rule-list { border-top: 1px solid currentColor; }
.rule-item { display: grid; grid-template-columns: 60px minmax(0,1fr); gap: 20px; padding: 20px 0; border-bottom: 1px solid currentColor; }
.rule-item span { font-size: 12px; letter-spacing: .1em; }
.rule-item strong { font-size: clamp(22px, 2.5vw, 34px); font-weight: 500; letter-spacing: -.02em; }

.page-hero { padding: calc(var(--header-h) + clamp(72px,8vw,130px)) var(--page-pad) clamp(72px,10vw,150px); border-bottom: 1px solid var(--immo-line); }
.page-hero__top { display: grid; grid-template-columns: .6fr 1.4fr; gap: clamp(30px, 7vw, 120px); margin-bottom: clamp(46px, 8vw, 120px); }
.page-hero__title { max-width: 1300px; }
.page-hero__meta { display: flex; justify-content: space-between; gap: 20px; border-top: 1px solid var(--immo-line); padding-top: 14px; text-transform: uppercase; letter-spacing: .1em; font-size: 11px; }

.story-media { min-height: min(74vw, 900px); }
.quote-band { padding-block: clamp(70px, 10vw, 150px); }
.quote-band blockquote { margin: 0; max-width: 1200px; font-size: clamp(38px, 6vw, 94px); line-height: .98; letter-spacing: -.04em; font-weight: 500; }
.quote-band cite { display: block; margin-top: 28px; font-style: normal; text-transform: uppercase; letter-spacing: .1em; font-size: 12px; }

.service-feature { display: grid; grid-template-columns: .92fr 1.08fr; gap: clamp(36px, 7vw, 120px); padding-block: clamp(60px, 9vw, 140px); border-top: 1px solid var(--immo-line); }
.service-feature:last-child { border-bottom: 1px solid var(--immo-line); }
.service-feature__media .media-frame { height: min(60vw, 700px); min-height: 420px; }
.service-feature__copy { display: flex; flex-direction: column; justify-content: space-between; gap: 54px; }
.service-feature__copy ul { list-style: none; padding: 0; margin: 34px 0 0; border-top: 1px solid var(--immo-line); }
.service-feature__copy li { display: flex; justify-content: space-between; gap: 20px; padding: 14px 0; border-bottom: 1px solid var(--immo-line); font-size: 13px; text-transform: uppercase; letter-spacing: .08em; }
.process-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid rgba(243,241,245,.32); }
.process-step { min-height: 340px; padding: 28px 28px 30px 0; border-right: 1px solid rgba(243,241,245,.32); display: flex; flex-direction: column; justify-content: space-between; }
.process-step + .process-step { padding-left: 28px; }
.process-step:last-child { border-right: 0; }
.process-step span { font-size: 12px; letter-spacing: .12em; }
.process-step h3 { max-width: 320px; }

.contact-layout { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(50px, 9vw, 150px); align-items: start; }
.contact-aside { position: sticky; top: calc(var(--header-h) + 36px); }
.contact-aside .lead { margin: 24px 0 46px; }
.contact-list { border-top: 1px solid var(--immo-line); }
.contact-list a, .contact-list div { display: flex; justify-content: space-between; gap: 16px; padding: 15px 0; border-bottom: 1px solid var(--immo-line); font-size: 13px; text-transform: uppercase; letter-spacing: .08em; }
.contact-form { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 28px 18px; }
.form-field { display: grid; gap: 9px; }
.form-field--full { grid-column: 1 / -1; }
.form-field label { font-size: 11px; letter-spacing: .12em; text-transform: uppercase; font-weight: 600; }
.form-field input, .form-field textarea, .form-field select {
  width: 100%; border: 0; border-bottom: 1px solid var(--immo-black); border-radius: 0; background: transparent; color: var(--immo-black); padding: 12px 0 14px; outline: none;
}
.form-field textarea { resize: vertical; min-height: 132px; }
.form-field input:focus, .form-field textarea:focus, .form-field select:focus { border-bottom-width: 2px; }
.form-field--honeypot { position: absolute !important; left: -9999px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }
.form-note { grid-column: 1 / -1; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 18px; align-items: center; border-top: 1px solid var(--immo-line); padding-top: 24px; }
.form-note p { max-width: 520px; font-size: 12px; line-height: 1.5; margin: 0; color: var(--immo-muted); }
.status-message { grid-column: 1 / -1; padding: 14px 16px; border: 1px solid var(--immo-black); display: none; }
.status-message.is-visible { display: block; }

.cta-band { padding: clamp(64px, 9vw, 130px) var(--page-pad); display: grid; grid-template-columns: 1.5fr .5fr; gap: 40px; align-items: end; }
.cta-band .btn { justify-self: end; }

.site-footer { background: var(--immo-black); color: var(--immo-white); padding: clamp(56px, 7vw, 100px) var(--page-pad) 30px; }
.footer-top { display: grid; grid-template-columns: 1.35fr .35fr .3fr; gap: 40px; align-items: start; }
.footer-mark { max-width: 420px; filter: invert(1) brightness(2.1); }
.footer-nav { display: grid; gap: 12px; font-size: 13px; text-transform: uppercase; letter-spacing: .08em; }
.footer-small { border-top: 1px solid rgba(243,241,245,.28); margin-top: clamp(60px, 8vw, 110px); padding-top: 18px; display: flex; justify-content: space-between; gap: 24px; flex-wrap: wrap; font-size: 11px; text-transform: uppercase; letter-spacing: .1em; color: rgba(243,241,245,.64); }

.reveal { opacity: 0; transform: translateY(18px); transition: opacity .7s ease, transform .7s ease; }
.reveal.is-visible { opacity: 1; transform: translateY(0); }

@media (max-width: 980px) {
  :root { --header-h: 72px; }
  .menu-toggle { display: block; z-index: 2; }
  .main-nav { position: fixed; inset: 0; background: var(--immo-white); display: flex; flex-direction: column; justify-content: center; align-items: flex-start; padding: var(--page-pad); gap: 28px; transform: translateX(100%); transition: transform .35s ease; }
  .nav-open .main-nav { transform: translateX(0); }
  .main-nav a { font-size: clamp(30px, 7vw, 58px); letter-spacing: -.02em; text-transform: none; font-weight: 500; }
  .nav-cta { border: 0; padding: 0 !important; }
  .hero { min-height: auto; grid-template-columns: 1fr; padding-top: calc(var(--header-h) + 65px); }
  .hero__media { min-height: 0; }
  .hero__media .media-frame { height: 68svh; min-height: 500px; }
  .manifesto-grid { grid-template-columns: 1fr; }
  .manifesto-grid .mini-stat { max-width: 260px; }
  .carousel__slide { grid-template-columns: 1fr; }
  .carousel__slide .media-frame { height: 68vw; min-height: 390px; }
  .split, .split--reverse, .contact-layout, .service-feature { grid-template-columns: 1fr; }
  .sticky-col, .contact-aside { position: static; }
  .page-hero__top { grid-template-columns: 1fr; }
  .process-grid { grid-template-columns: 1fr; }
  .process-step, .process-step + .process-step { min-height: 250px; padding: 28px 0; border-right: 0; border-bottom: 1px solid rgba(243,241,245,.32); }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-mark { grid-column: 1 / -1; }
}

@media (max-width: 680px) {
  :root { --page-pad: 20px; }
  .hero__intro { grid-template-columns: 1fr; }
  .hero__media .media-frame { height: 70svh; min-height: 430px; }
  .services-grid { grid-template-columns: 1fr; }
  .service-card, .service-card:nth-child(even) { padding: 32px 0 48px; border-left: 0; }
  .service-card__num { margin-bottom: 64px; }
  .carousel__slide .media-frame { height: 108vw; }
  .carousel__controls { align-items: flex-end; }
  .page-hero__meta { flex-direction: column; }
  .service-feature__media .media-frame { height: 110vw; min-height: 390px; }
  .contact-form { grid-template-columns: 1fr; }
  .form-field--full { grid-column: 1; }
  .form-note { grid-column: 1; align-items: stretch; }
  .form-note .btn { width: 100%; }
  .status-message { grid-column: 1; }
  .cta-band { grid-template-columns: 1fr; }
  .cta-band .btn { justify-self: stretch; }
  .footer-top { grid-template-columns: 1fr; }
  .footer-mark { grid-column: auto; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; }
  .reveal { opacity: 1; transform: none; }
}