:root{--ink:#282c2f;--paper:#f7f6f2;--gold:#c5a15d;--line:#deddd6;--muted:#686c6e;color:#282c2f;background:#f7f6f2;font-family:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0}a{color:inherit}button,input,select{font:inherit}a,button{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,select:focus-visible{outline:2px solid var(--gold);outline-offset:5px}h1,h2,h3{font-family:Rockwell,Georgia,serif;letter-spacing:-.035em}p{line-height:1.75}.shell{max-width:1280px;margin:auto;padding:0 42px}.site-header{height:105px;background:#fbfaf7;display:flex;align-items:center;justify-content:space-between;padding:12px max(42px,calc((100vw - 1196px)/2));border-bottom:1px solid var(--line);gap:30px;position:sticky;top:0;z-index:20}.site-logo{display:block;width:140px;height:80px;object-fit:contain}.site-nav{display:flex;align-items:center;gap:32px}.site-nav 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var(--gold);padding-bottom:8px}.hero-premium{position:relative;background:#282c2f;min-height:610px;display:flex;align-items:center;color:white;isolation:isolate}.hero-premium>img{position:absolute;inset:0;z-index:-2;width:100%;height:100%;object-fit:cover;object-position:center 36%}.hero-premium:before{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(25,31,34,.83),rgba(25,31,34,.35) 60%,rgba(25,31,34,.12));z-index:-1}.hero-premium .shell{width:100%;padding-top:85px;padding-bottom:110px}.hero-premium .eyebrow{color:#e0c48f}.hero-premium h1{font-size:clamp(42px,5.3vw,72px);font-weight:400;line-height:1.08;max-width:690px;margin:28px 0}.hero-premium p{font-size:16px;color:#eeede7;max-width:480px;margin-bottom:32px}.hero-caption{position:absolute;right:42px;bottom:25px;font-size:10px;letter-spacing:.12em;color:#fff9}.search-panel{position:relative;z-index:2;margin-top:-37px;background:#fff;box-shadow:0 12px 45px #252a2d0c;border:1px solid var(--line);padding:22px 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.2s}.card:hover{border-color:#b89b67}.card[hidden]{display:none}.photo{display:block;position:relative;background:#eeede7}.photo img{display:block;width:100%;aspect-ratio:4/3;object-fit:contain;height:auto}.photo>span{position:absolute;left:16px;top:16px;background:#f7f6f2ef;padding:7px 11px;font-size:9px;text-transform:uppercase;letter-spacing:.13em;border-radius:0}.card-copy{padding:24px;flex:1;display:flex;flex-direction:column}.card .eyebrow{font-size:9px;line-height:1.8;margin:0 0 13px}.card h2{font-size:25px;line-height:1.22;margin:0 0 17px;font-weight:400}.card h2 a{text-decoration:none}.card .facts{font-size:12px;line-height:1.8;color:var(--muted);margin:0 0 25px}.card .price{font-size:18px;font-weight:600;margin:auto 0 20px}.detail-link{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:17px;text-decoration:none;font-size:12px;font-weight:600}.office-section{background:#eae9e4}.office-layout{display:grid;grid-template-columns:1.25fr 1fr;gap:75px;align-items:center}.office-picture{margin:0}.office-picture img{display:block;width:100%;height:auto;aspect-ratio:3/2;object-fit:cover}.office-picture figcaption{font-size:11px;color:#757a7c;padding-top:13px}.office-copy h2{font-size:44px;line-height:1.15;font-weight:400;margin:18px 0 25px}.office-copy p{font-size:14px;color:#606669}.office-copy .subtle-link{display:inline-block;margin-top:20px}.service-row{display:grid;grid-template-columns:repeat(3,1fr);margin-top:60px;border-top:1px solid #cbcfcf}.service-row article{padding:25px 28px 0 0}.service-row article+article{border-left:1px solid #cbcfcf;padding-left:28px}.service-row span{font-size:10px;letter-spacing:.15em;color:#92713b}.service-row h3{font-weight:400;font-size:23px;margin:16px 0 8px}.service-row p{font-size:13px;color:#686c6e}.team-layout{display:grid;grid-template-columns:repeat(3,1fr);gap:35px}.team-person{padding-top:26px;border-top:1px solid #b6b9ba}.person-number{font-size:11px;letter-spacing:.18em;color:#95743c}.team-person h3{font-size:27px;font-weight:400;margin:22px 0 12px}.team-person p{font-size:13px;color:var(--muted);margin:0}.team-person a{display:inline-block;margin-top:20px;font-size:12px;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:6px}.contact-section{background:var(--ink);color:#f7f6f2;padding:75px 0}.contact-layout{display:flex;justify-content:space-between;align-items:center;gap:40px}.contact-section .eyebrow{color:#d4b77d}.contact-section h2{font-size:clamp(32px,4vw,48px);font-weight:400;max-width:650px;margin:18px 0}.contact-section p{color:#bdc1c1;font-size:14px}.contact-actions{display:flex;flex-direction:column;gap:12px;min-width:230px}.site-footer{background:#222629;color:#bdc1c1;padding:28px 0;font-size:11px}.footer-layout{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap}.site-footer a{text-decoration:none}.intro{background:var(--ink);color:#f7f6f2;padding:60px max(24px,5vw);border-bottom:3px solid #a58a55}.intro .eyebrow{color:#d4b77d}.intro h1{font-weight:400}.filters button[aria-pressed=true]{background:#c5a15d!important;border-color:#c5a15d!important}.contact{background:#ece8de!important;border-radius:0!important}.detail{padding:60px 24px}.detail h1{font-weight:400!important;line-height:1.15}.facts span{background:#eee9dd!important;color:#45494b}.gallery-main{background:#eeede7}.copy h2{font-weight:400;line-height:1.3}.copy>.button{background:#c5a15d}.thumb[aria-current=true]{border-color:#a68a54}.gallery-nav button{border-color:#d4d5d0!important;font-size:12px;color:#45494b}.copy>div[style*="background"]{background:#eee9dd!important}.copy p{color:#555c5f}footer{font-size:11px}
@media(max-width:950px){.shell{padding:0 28px}.site-header{padding:10px 28px}.site-nav{gap:20px}.office-layout{gap:38px}.office-copy h2{font-size:34px}.hero-premium{min-height:570px}.grid{grid-template-columns:repeat(2,minmax(0,1fr))}.grid>.card:last-child:nth-child(3){grid-column:1/-1;max-width:calc(50% - 13px)}.team-layout{gap:22px}.team-person h3{font-size:23px}.search-panel{gap:10px;padding:20px}.search-panel a{padding:12px}.contact-layout{gap:30px}}
@media(max-width:680px){html{scroll-padding-top:88px}.site-header{height:87px;padding:9px 20px}.site-logo{width:112px;height:64px}.menu-toggle{display:block}.site-nav{display:none;position:absolute;top:100%;left:0;right:0;background:#fbfaf7;flex-direction:column;align-items:stretch;padding:16px 22px;border-bottom:1px solid var(--line);gap:0}.site-nav.open{display:flex}.site-nav a{padding:15px 0}.site-nav .contact-link{margin:8px 0}.shell{padding:0 22px}.hero-premium{min-height:570px}.hero-premium>img{object-position:63% center}.hero-premium:before{background:linear-gradient(90deg,#191f22ba,#191f2260)}.hero-premium .shell{padding-top:60px;padding-bottom:80px}.hero-premium h1{font-size:44px;max-width:360px}.hero-premium p{font-size:14px;max-width:320px}.hero-caption{right:22px;font-size:9px}.search-panel{margin-top:0;box-shadow:none;flex-wrap:wrap;padding:20px;gap:8px}.search-title{width:100%;margin-bottom:8px}.search-panel a{border:1px solid var(--line);padding:12px 16px}.search-panel a:last-child{padding:13px 18px}.section-premium{padding:65px 0}.section-heading{align-items:start;flex-direction:column;gap:22px}.grid{grid-template-columns:1fr;gap:23px}.grid>.card:last-child:nth-child(3){grid-column:auto;max-width:none}.office-layout{grid-template-columns:1fr;gap:32px}.office-copy h2{font-size:36px}.service-row{grid-template-columns:1fr;margin-top:35px}.service-row article+article{border-left:0;border-top:1px solid #cbcfcf;padding-left:0}.service-row article{padding-bottom:20px}.team-layout{grid-template-columns:1fr;gap:30px}.team-person h3{font-size:28px}.contact-layout{display:block}.contact-actions{margin-top:28px}.contact-section{padding:55px 0}.footer-layout{gap:17px}.button{width:auto}.detail{padding:38px 22px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
/* Night office: full sign and entrance stay visible. */
.office-section{background:#303538;color:#f7f6f2}.office-layout{grid-template-columns:1.05fr 1fr}.office-picture img{aspect-ratio:3/4;object-fit:contain;max-height:680px;background:#24292c}.office-picture figcaption{color:#b7bdbf}.office-copy .eyebrow,.service-row span{color:#d1b27b}.office-copy p,.service-row p{color:#c5cacb}.office-section .service-row{border-color:#5b6164}.office-section .service-row article+article{border-color:#5b6164}@media(max-width:680px){.office-layout{grid-template-columns:1fr}.office-picture img{max-height:none}}
/* Wide view includes the pool, garden and gate without cropping. */
.office-picture{grid-column:1/-1}.office-picture img{aspect-ratio:3/2;max-height:none;object-fit:contain}.office-copy{grid-column:1/-1;max-width:750px}.office-layout{gap:38px}.office-copy h2 br{display:none}

.founder-layout{display:grid;grid-template-columns:minmax(260px,.85fr) 1.15fr;gap:75px;align-items:center}.founder-poster{display:block;text-decoration:none}.founder-poster img{display:block;width:100%;height:auto;object-fit:contain}.founder-poster span{display:block;padding-top:12px;font-size:11px;color:#747a7c}.founder-copy h2{font-size:clamp(32px,3.5vw,48px);line-height:1.15;font-weight:400;margin:18px 0 26px}.founder-name{font-size:18px;font-weight:700}.founder-name span{display:block;font-size:11px;font-weight:400;letter-spacing:.12em;color:#947440;margin-top:6px}.founder-copy>p{font-size:14px;color:#646b6e}.founder-copy .subtle-link{display:inline-block;margin-top:18px}.photo-credit{font-size:9px;color:#a8afb1;max-width:1196px;margin:20px auto 0;padding:0 42px}.photo-credit a{text-decoration:underline}.hero-premium>img{object-position:center 45%}.arsa-video-grid{display:grid;grid-template-columns:1.35fr .65fr;gap:26px;align-items:start;margin:25px 0 40px}.arsa-video-grid h3{font-size:20px;font-weight:400}.arsa-video-grid video{display:block;width:100%;background:#24292c;object-fit:contain}.arsa-video-grid .wide-video{aspect-ratio:1104/512}.arsa-video-grid .tall-video{aspect-ratio:512/910;max-height:500px}@media(max-width:680px){.founder-layout{grid-template-columns:1fr;gap:32px}.founder-poster{max-width:420px;margin:auto}.arsa-video-grid{grid-template-columns:1fr}.arsa-video-grid .tall-video{max-width:320px;margin:auto}.photo-credit{padding:0 22px}.hero-premium>img{object-position:60% center}}

/* Keep the flag and castle clear of the introductory text. */
.hero-premium{background:#292f33;min-height:610px}.hero-premium>img{left:auto;right:0;width:67%;height:100%;object-fit:cover;object-position:54% center}.hero-premium:before{background:linear-gradient(90deg,#292f33 12%,rgba(41,47,51,.97) 28%,rgba(41,47,51,.75) 43%,rgba(41,47,51,.04) 66%)}.hero-premium h1{max-width:530px;font-size:clamp(42px,4.7vw,66px)}.hero-premium p{max-width:405px}.hero-caption{background:#292f3380;padding:8px 12px}
@media(max-width:680px){.hero-premium{display:block;min-height:0}.hero-premium>img{position:relative;z-index:0;width:100%;height:auto;aspect-ratio:740/467;object-fit:contain}.hero-premium:before{display:none}.hero-premium .shell{padding-top:36px;padding-bottom:52px}.hero-premium h1{font-size:40px;max-width:none}.hero-premium p{max-width:none}.hero-caption{top:12px;bottom:auto;right:12px;font-size:8px}.search-panel{margin-top:0}}

/* Native 4000px landscape photo: preserve flag placement and mobile framing. */
.hero-premium>img{object-position:50% 38%}@media(max-width:680px){.hero-premium>img{aspect-ratio:16/9;object-fit:contain;height:auto}}

.contact-emails{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;border-top:1px solid #555e62;margin-top:25px;padding-top:23px}.contact-emails a{display:block;color:#e7e9e6;text-decoration:none;font-size:12px;line-height:1.9;overflow-wrap:anywhere}.contact-emails a:hover{text-decoration:underline}.contact-emails span{display:block;font-size:10px;letter-spacing:.05em;color:#c8ae7d;margin-bottom:4px}.team-person p{line-height:1.9}@media(max-width:950px){.contact-emails{grid-template-columns:1fr;gap:14px}}