/* Nationwide Real Estate v2
   Monotone interface, vivid photography. No external fonts or scripts (loads in mainland China). */
:root {
  --ink: #111210;
  --ink-2: #2b2d29;
  --mute: #6f716c;
  --line: #dcdbd5;
  --paper: #f4f3ef;
  --white: #ffffff;
  --brand: #145c08;      /* logo green, used sparingly */
  --brand-hi: #00a200;   /* logo underline green */
  --max: 1280px;
  --pad: clamp(16px, 4vw, 48px);
  --sans: "Helvetica Neue", Helvetica, Arial, "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei", "Noto Sans SC", sans-serif;
}
html[lang="zh-Hans"] { --sans: "PingFang SC", "Hiragino Sans GB", "Microsoft YaHei", "Noto Sans SC", "Helvetica Neue", Arial, sans-serif; }

* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
body { margin: 0; font-family: var(--sans); font-size: 17px; line-height: 1.6; color: var(--ink); background: var(--paper); }
html[lang="zh-Hans"] body { line-height: 1.8; letter-spacing: .02em; }
img { max-width: 100%; display: block; }
a { color: inherit; }
p { margin: 0 0 1em; }
h1, h2, h3 { margin: 0; font-weight: 500; letter-spacing: -.025em; line-height: 1.04; }
html[lang="zh-Hans"] h1, html[lang="zh-Hans"] h2, html[lang="zh-Hans"] h3 { letter-spacing: .01em; line-height: 1.25; font-weight: 600; }
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 var(--pad); }
.skip { position: absolute; left: -9999px; }
.skip:focus { left: 16px; top: 16px; background: #fff; padding: 8px 12px; z-index: 50; }

/* ---------- Header ---------- */
.site-header { position: absolute; inset: 0 0 auto 0; z-index: 20; color: #fff; }
.site-header.solid { position: sticky; top: 0; background: rgba(244,243,239,.92); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); color: var(--ink); border-bottom: 1px solid var(--line); }
.header-inner { display: flex; align-items: center; justify-content: space-between; gap: 20px; min-height: 84px; flex-wrap: wrap; }
.wordmark { text-decoration: none; display: inline-flex; flex-direction: column; line-height: 1; }
.wm-top { font-size: 26px; font-weight: 600; letter-spacing: -.03em; }
.wm-top b { font-weight: 700; box-shadow: inset 0 -3px 0 var(--brand-hi); }
.wm-sub { font-size: 10px; letter-spacing: .7em; margin-top: 7px; opacity: .8; text-transform: uppercase; }
.nav { display: flex; align-items: center; gap: 2px; flex-wrap: wrap; }
.nav a { text-decoration: none; font-size: 15px; padding: 8px 12px; border-radius: 99px; opacity: .85; }
.nav a:hover { opacity: 1; background: rgba(127,127,127,.15); }
.nav a[aria-current="page"] { opacity: 1; font-weight: 600; }
.nav .lang { margin-left: 8px; border: 1px solid currentColor; opacity: .9; font-size: 14px; }
@media (max-width: 820px) {
  .header-inner { padding-top: 10px; padding-bottom: 10px; }
  /* Phones: every menu item stays on screen. Links wrap onto rows; the language switch sits top right. */
  .header-inner { position: relative; padding-top: 14px; padding-bottom: 12px; gap: 10px; min-height: 0; }
  .site-header.solid { position: relative; }
  .nav { width: 100%; flex-wrap: wrap; gap: 2px 4px; margin: 0 0 0 -10px; }
  .nav a { white-space: nowrap; font-size: 15px; padding: 9px 10px; }
  .nav .lang { position: absolute; top: 16px; right: var(--pad); margin: 0; padding: 7px 14px; }
}

/* ---------- Photos ----------
   Each photo slot layers the real image over a vivid gradient.
   If the image file is not there yet, the gradient shows. */
.photo { position: relative; background-size: cover; background-position: center; background-color: #333; overflow: hidden; }
.photo .credit { position: absolute; right: 12px; bottom: 10px; font-size: 11px; color: rgba(255,255,255,.85); background: rgba(0,0,0,.35); padding: 2px 8px; border-radius: 99px; }
.ph-hero      { background-image: url(../images/hero-m.webp), linear-gradient(160deg, #1b1446 0%, #7a1d6b 38%, #e4572e 72%, #ffb347 100%); }
.ph-singapore { background-image: url(../images/singapore-m.webp), linear-gradient(150deg, #0b3954 0%, #087e8b 45%, #ff5a5f 100%); }
.ph-nz        { background-image: url(../images/new-zealand-m.webp), linear-gradient(160deg, #0b4f6c 0%, #01baef 45%, #20bf55 100%); }
.ph-australia { background-image: url(../images/australia-m.webp), linear-gradient(150deg, #3a0ca3 0%, #f72585 55%, #ffb4a2 100%); }
.ph-cambodia  { background-image: url(../images/cambodia-m.webp), linear-gradient(150deg, #7b2d26 0%, #e0791a 50%, #f7c548 100%); }
.ph-private   { background-image: url(../images/private-m.webp), linear-gradient(155deg, #10002b 0%, #3c096c 45%, #c77dff 100%); }

/* ---------- Hero ---------- */
.hero { min-height: min(100vh, 920px); display: flex; align-items: flex-end; color: #fff; }
.hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.45) 0%, rgba(0,0,0,0) 26%, rgba(0,0,0,.15) 50%, rgba(0,0,0,.7) 100%), linear-gradient(90deg, rgba(0,0,0,.45) 0%, rgba(0,0,0,0) 60%); }
.hero .wrap { position: relative; z-index: 2; width: 100%; padding-bottom: clamp(40px, 8vh, 96px); padding-top: 140px; }
.hero h1 { font-size: clamp(2.7rem, 8.2vw, 7.2rem); max-width: 12ch; }
html[lang="zh-Hans"] .hero h1 { font-size: clamp(2.4rem, 6.6vw, 5.6rem); max-width: 11em; }
.hero-foot { display: flex; justify-content: space-between; align-items: flex-end; gap: 32px; margin-top: 36px; flex-wrap: wrap; }
.hero-foot p { max-width: 42ch; font-size: 1.12rem; margin: 0; color: rgba(255,255,255,.92); }

.page-hero { min-height: 62vh; display: flex; align-items: flex-end; color: #fff; }
.page-hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.45), rgba(0,0,0,0) 32%, rgba(0,0,0,.65)), linear-gradient(90deg, rgba(0,0,0,.4), rgba(0,0,0,0) 60%); }
.page-hero .wrap { position: relative; z-index: 2; width: 100%; padding-top: 140px; padding-bottom: 56px; }
.page-hero h1 { font-size: clamp(2.4rem, 6.4vw, 5.4rem); max-width: 14ch; }
html[lang="zh-Hans"] .page-hero h1 { font-size: clamp(2.1rem, 5vw, 4.2rem); }
.page-hero p { max-width: 50ch; font-size: 1.12rem; margin: 22px 0 0; color: rgba(255,255,255,.92); }

.plain-hero { padding: clamp(56px, 9vw, 110px) 0 64px; border-bottom: 1px solid var(--line); }
.plain-hero h1 { font-size: clamp(2.4rem, 6.4vw, 5.4rem); max-width: 14ch; }
.plain-hero p { max-width: 52ch; font-size: 1.12rem; color: var(--ink-2); margin: 22px 0 0; }

.kicker { display: inline-flex; align-items: center; gap: 10px; font-size: 13px; letter-spacing: .16em; text-transform: uppercase; margin-bottom: 22px; }
html[lang="zh-Hans"] .kicker { letter-spacing: .3em; }
.kicker::before { content: ""; width: 8px; height: 8px; border-radius: 50%; background: var(--brand-hi); }

/* ---------- Buttons ---------- */
.btn { display: inline-flex; align-items: center; gap: 10px; padding: 14px 24px; border-radius: 99px; text-decoration: none; font-weight: 600; font-size: 16px; border: 1px solid transparent; cursor: pointer; font-family: inherit; }
.btn-light { background: #fff; color: var(--ink); }
.btn-light:hover { background: #e9e8e2; }
.btn-dark { background: var(--ink); color: #fff; }
.btn-dark:hover { background: var(--ink-2); }
.btn-line { border-color: currentColor; background: transparent; }
.btn-row { display: flex; gap: 12px; flex-wrap: wrap; }

/* ---------- Sections ---------- */
.sec { padding: clamp(72px, 11vw, 140px) 0; }
.sec.white { background: var(--white); }
.sec.dark { background: var(--ink); color: #e9e8e2; }
.sec.dark h2, .sec.dark h3 { color: #fff; }
.sec-head { display: grid; grid-template-columns: 1fr 1.2fr; gap: 48px; align-items: end; margin-bottom: clamp(40px, 6vw, 72px); }
.sec-head h2 { font-size: clamp(2rem, 4.6vw, 3.8rem); }
.sec-head p { color: var(--mute); font-size: 1.08rem; margin: 0; max-width: 52ch; }
.sec.dark .sec-head p { color: #a9aba4; }
@media (max-width: 860px) { .sec-head { grid-template-columns: 1fr; gap: 18px; } }

.statement { font-size: clamp(1.7rem, 3.6vw, 3rem); line-height: 1.18; letter-spacing: -.02em; max-width: 26ch; font-weight: 400; }
html[lang="zh-Hans"] .statement { line-height: 1.5; letter-spacing: .02em; max-width: 22em; }
.statement em { font-style: normal; color: var(--mute); }

/* Key facts */
.facts-row { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.facts-row div { padding: 26px 20px 26px 0; border-right: 1px solid var(--line); }
.facts-row div + div { padding-left: 20px; }
.facts-row div:last-child { border-right: 0; }
.facts-row strong { display: block; font-size: clamp(1.3rem, 2.2vw, 1.9rem); font-weight: 500; letter-spacing: -.02em; }
.facts-row span { font-size: 14px; color: var(--mute); }
@media (max-width: 760px) {
  .facts-row { grid-template-columns: 1fr 1fr; }
  .facts-row div { border-right: 0; border-bottom: 1px solid var(--line); padding-left: 0 !important; }
}

/* Market cards */
.markets { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
.market-card { display: flex; flex-direction: column; text-decoration: none; color: inherit; }
.market-card .photo { aspect-ratio: 4 / 5; border-radius: 6px; transition: transform .6s cubic-bezier(.2,.7,.2,1); }
.market-card:hover .photo { transform: scale(1.015); }
.market-card .idx { font-size: 13px; color: var(--mute); margin-top: 18px; letter-spacing: .1em; }
.market-card h3 { font-size: clamp(1.5rem, 2.4vw, 2rem); margin-top: 6px; }
.market-card p { color: var(--mute); margin-top: 10px; font-size: 16px; }
@media (max-width: 1100px) { .markets { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 640px) { .markets { grid-template-columns: 1fr; } .market-card .photo { aspect-ratio: 16 / 11; } }

/* Split feature */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 6vw, 96px); align-items: center; }
.split .photo { aspect-ratio: 4 / 5; border-radius: 6px; }
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } .split .photo { aspect-ratio: 4 / 3; } }

.list-lines { list-style: none; padding: 0; margin: 24px 0 0; border-top: 1px solid var(--line); }
.list-lines li { padding: 16px 0; border-bottom: 1px solid var(--line); display: grid; grid-template-columns: 44px 1fr; gap: 8px; }
.list-lines li b { font-weight: 500; color: var(--mute); font-size: 14px; padding-top: 2px; }
.sec.dark .list-lines, .sec.dark .list-lines li { border-color: #33352f; }
.list-lines strong { display: block; font-weight: 600; }
.list-lines span { color: var(--mute); font-size: 16px; }
.sec.dark .list-lines span { color: #a9aba4; }

/* Principles */
.principles { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; border-top: 1px solid #33352f; }
.principles div { padding: 32px 28px 8px 0; }
.principles div + div { padding-left: 28px; border-left: 1px solid #33352f; }
.principles h3 { font-size: 1.6rem; margin-bottom: 12px; }
.principles p { color: #a9aba4; }
@media (max-width: 860px) { .principles { grid-template-columns: 1fr; } .principles div + div { border-left: 0; padding-left: 0; border-top: 1px solid #33352f; } }

/* Steps */
.steps { list-style: none; padding: 0; margin: 0; counter-reset: s; border-top: 1px solid var(--line); }
.steps li { counter-increment: s; display: grid; grid-template-columns: 72px 1fr 1.4fr; gap: 16px; padding: 22px 0; border-bottom: 1px solid var(--line); }
.steps li::before { content: counter(s, decimal-leading-zero); color: var(--mute); font-size: 14px; padding-top: 4px; }
.steps strong { font-size: 1.15rem; font-weight: 600; }
.steps span { color: var(--mute); }
@media (max-width: 760px) { .steps li { grid-template-columns: 44px 1fr; } .steps span { grid-column: 2; } }

.tags { display: flex; flex-wrap: wrap; gap: 8px; margin: 0; padding: 0; list-style: none; }
.tags li { border: 1px solid var(--line); border-radius: 99px; padding: 7px 14px; font-size: 15px; background: var(--white); }

.note { border-left: 2px solid var(--brand-hi); padding: 4px 0 4px 18px; color: var(--mute); font-size: 15px; margin-top: 24px; }
.note strong { color: var(--ink); }

/* Market detail (international) */
.region { display: grid; grid-template-columns: 1.1fr 1fr; gap: clamp(32px, 6vw, 88px); padding: clamp(56px, 8vw, 110px) 0; border-bottom: 1px solid var(--line); align-items: start; }
.region:last-child { border-bottom: 0; }
.region .photo { aspect-ratio: 5 / 4; border-radius: 6px; position: sticky; top: 110px; }
.region h2 { font-size: clamp(2.2rem, 5vw, 4rem); margin-bottom: 18px; }
.region .lead { font-size: 1.15rem; color: var(--ink-2); }
.region.flip .photo { order: 2; }
@media (max-width: 860px) { .region { grid-template-columns: 1fr; } .region .photo { position: static; } .region.flip .photo { order: 0; } }

/* About */
.portrait { aspect-ratio: 1 / 1; border-radius: 6px; background: #fff; overflow: hidden; display: flex; align-items: center; justify-content: center; border: 1px solid var(--line); }
.portrait img { width: 100%; height: 100%; object-fit: contain; }
.ledger { width: 100%; border-collapse: collapse; }
.ledger th, .ledger td { text-align: left; padding: 16px 0; border-bottom: 1px solid var(--line); vertical-align: top; font-weight: 400; }
.ledger th { color: var(--mute); width: 45%; padding-right: 16px; font-size: 15px; }
.ledger tr:first-child th, .ledger tr:first-child td { border-top: 1px solid var(--line); }

/* Contact */
.channels { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 20px; }
.channel .value[data-mail] { font-size: clamp(1.05rem, 1.5vw, 1.3rem) !important; padding: 10px 0; }
.channel [hidden] { display: none !important; }
.channel { background: var(--white); border-radius: 6px; padding: 28px; border: 1px solid var(--line); }
.channel .label { font-size: 13px; letter-spacing: .14em; text-transform: uppercase; color: var(--mute); }
.channel .value { font-size: clamp(1.6rem, 3vw, 2.4rem); letter-spacing: -.02em; margin: 8px 0 14px; word-break: break-word; }
.channel p { color: var(--mute); font-size: 15px; }
@media (max-width: 760px) { .channels { grid-template-columns: 1fr; } }

form.enquiry { background: var(--white); border-radius: 6px; padding: clamp(24px, 4vw, 44px); border: 1px solid var(--line); }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form-grid .full { grid-column: 1 / -1; }
@media (max-width: 640px) { .form-grid { grid-template-columns: 1fr; } }
form label { display: block; font-size: 14px; color: var(--mute); margin-bottom: 6px; }
form input, form select, form textarea { width: 100%; font: inherit; font-size: 16px; padding: 12px 0; border: 0; border-bottom: 1px solid #bdbcb5; background: transparent; color: var(--ink); border-radius: 0; }
form input:focus, form select:focus, form textarea:focus { outline: none; border-bottom: 2px solid var(--ink); }
form .consent { display: flex; gap: 12px; align-items: flex-start; font-size: 14px; color: var(--mute); }
form .consent input { width: auto; margin-top: 5px; }
form .consent label { margin: 0; }
#form-msg { color: #a12a1a; font-size: 15px; margin-top: 12px; }

/* Placeholder marker: remove before launch */
.todo { display: inline-block; background: #fff3c4; border: 1px dashed #b38f00; color: #5c4a00; font-size: 13px; padding: 3px 10px; border-radius: 4px; letter-spacing: 0; text-transform: none; }

/* CTA */
.cta { text-align: left; }
.cta h2 { font-size: clamp(2.4rem, 6.8vw, 6rem); max-width: 13ch; margin-bottom: 32px; }
html[lang="zh-Hans"] .cta h2 { font-size: clamp(2rem, 5vw, 4.2rem); max-width: 12em; }

/* Footer */
.site-footer { background: var(--ink); color: #a9aba4; font-size: 14px; padding: 64px 0 36px; border-top: 1px solid #2b2d29; }
.site-footer a { color: #fff; text-decoration: none; }
.site-footer a:hover { text-decoration: underline; }
.footer-grid { display: grid; grid-template-columns: 1.5fr 1fr 1fr; gap: 40px; }
.site-footer h4 { color: #fff; font-size: 13px; letter-spacing: .14em; text-transform: uppercase; font-weight: 600; margin: 0 0 14px; }
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { margin-bottom: 7px; }
.compliance { margin-top: 48px; padding-top: 22px; border-top: 1px solid #2b2d29; font-size: 13px; line-height: 1.7; }
.compliance p { margin-bottom: .8em; }
@media (max-width: 760px) { .footer-grid { grid-template-columns: 1fr; } }

/* Reveal on scroll */
.js .reveal { opacity: 0; transform: translateY(24px); transition: opacity .9s ease, transform .9s cubic-bezier(.2,.7,.2,1); }
.js .reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .js .reveal { opacity: 1; transform: none; transition: none; } html { scroll-behavior: auto; } }

/* ---------- v7: forms, guides, calculators, QR ---------- */
.hp { position: absolute !important; left: -9999px !important; width: 1px; height: 1px; overflow: hidden; }
.fine { font-size: 13px; color: var(--mute); margin-top: 18px; line-height: 1.6; }
.form-msg { color: var(--ink-2); font-size: 15px; margin-top: 12px; min-height: 1em; }
button[disabled] { opacity: .55; cursor: wait; }
.guide-list { display: grid; gap: 20px; }
.guide-card { display: grid; grid-template-columns: 140px 1fr; gap: 20px; background: var(--white); border: 1px solid var(--line); border-radius: 6px; padding: 16px; }
.guide-card .photo { aspect-ratio: 3 / 4; border-radius: 4px; }
.guide-card h3 { font-size: 1.25rem; margin: 6px 0 8px; }
.guide-card p { color: var(--mute); font-size: 15px; margin: 0; }
.guide-card .idx { font-size: 12px; letter-spacing: .12em; color: var(--mute); }
@media (max-width: 520px) { .guide-card { grid-template-columns: 90px 1fr; } }
.guide-links { margin-top: 22px; padding-top: 18px; border-top: 1px solid var(--line); }
.guide-links ul { list-style: none; padding: 0; margin: 10px 0 0; display: grid; gap: 10px; }
.calcs { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; align-items: start; }
@media (max-width: 1000px) { .calcs { grid-template-columns: 1fr; max-width: 560px; } }
.calc { background: var(--paper); border: 1px solid var(--line); border-radius: 6px; padding: 26px; }
.calc h3 { font-size: 1.35rem; margin-bottom: 18px; }
.calc label { display: block; font-size: 14px; color: var(--mute); margin: 14px 0 4px; }
.calc .consent { display: flex; gap: 10px; align-items: flex-start; margin-top: 16px; }
.calc .consent label { margin: 0; font-size: 13px; }
.calc .consent input { width: auto; margin-top: 4px; }
.out { display: grid; grid-template-columns: 1fr auto; gap: 8px 12px; margin: 22px 0 0; padding-top: 16px; border-top: 1px solid var(--line); }
.out dt { color: var(--mute); font-size: 14px; }
.out dd { margin: 0; text-align: right; font-variant-numeric: tabular-nums; font-weight: 500; }
.out .tot { font-size: 1.1rem; color: var(--ink); font-weight: 600; padding-top: 8px; border-top: 1px solid var(--line); }
.warn { background: #fff3c4; border-left: 3px solid #b38f00; padding: 8px 12px; font-size: 13px; margin-top: 14px; color: #5c4a00; }
.qr img { margin-top: 16px; width: 200px; height: auto; border-radius: 8px; border: 1px solid var(--line); }

/* Phones: the wrapped menu makes the header taller, so photo headers start their text below it */
@media (max-width: 820px) { .hero .wrap, .page-hero .wrap { padding-top: 196px; } }

/* Photo sizes: -m files are the default (cards, half-width photos). Full-width page headers use the large file on
   desktop and a tall crop on phones, so each device downloads only what it can show. */
@media (min-width: 821px) {
  .hero.ph-hero, .page-hero.ph-hero { background-image: url(../images/hero.webp), linear-gradient(160deg, #1b1446 0%, #7a1d6b 38%, #e4572e 72%, #ffb347 100%); }
  .hero.ph-singapore, .page-hero.ph-singapore { background-image: url(../images/singapore.webp), linear-gradient(150deg, #0b3954 0%, #087e8b 45%, #ff5a5f 100%); }
  .hero.ph-nz, .page-hero.ph-nz { background-image: url(../images/new-zealand.webp), linear-gradient(160deg, #0b4f6c 0%, #01baef 45%, #20bf55 100%); }
  .hero.ph-australia, .page-hero.ph-australia { background-image: url(../images/australia.webp), linear-gradient(150deg, #3a0ca3 0%, #f72585 55%, #ffb4a2 100%); }
}
@media (max-width: 820px) {
  .hero.ph-hero, .page-hero.ph-hero { background-image: url(../images/hero-p.webp), linear-gradient(160deg, #1b1446 0%, #7a1d6b 38%, #e4572e 72%, #ffb347 100%); }
  .hero.ph-singapore, .page-hero.ph-singapore { background-image: url(../images/singapore-p.webp), linear-gradient(150deg, #0b3954 0%, #087e8b 45%, #ff5a5f 100%); }
  .hero.ph-nz, .page-hero.ph-nz { background-image: url(../images/new-zealand-p.webp), linear-gradient(160deg, #0b4f6c 0%, #01baef 45%, #20bf55 100%); }
  .hero.ph-australia, .page-hero.ph-australia { background-image: url(../images/australia-p.webp), linear-gradient(150deg, #3a0ca3 0%, #f72585 55%, #ffb4a2 100%); }
}