:root{--paper:#f6f3ed;--ink:#302b26;--muted:#6a6258;--sand:#e7ded1;--bronze:#322c24;--line:#cec5b8;--gold:#80694a;--light:#d9cebd;--serif:'Cormorant Garamond',Georgia,serif;--sans:'DM Sans',Arial,sans-serif;--gutter:clamp(24px,6.25vw,120px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:15px;line-height:1.8;-webkit-font-smoothing:antialiased}h1,h2,h3,p,figure,dl,dd{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.03;letter-spacing:-.035em}h2{font-size:clamp(52px,5.2vw,100px)}h3{font-size:clamp(30px,2.8vw,50px)}em{font-weight:400}a{color:inherit;text-underline-offset:5px;text-decoration-thickness:1px}button,input,textarea{font:inherit;color:inherit}button{cursor:pointer}a,button{-webkit-tap-highlight-color:transparent}button{border-radius:0}img{display:block;max-width:100%;height:auto}button:focus-visible,a:focus-visible,input:focus-visible,textarea:focus-visible,[tabindex]:focus-visible{outline:2px solid currentColor;outline-offset:5px}::selection{background:var(--sand);color:var(--ink)}.wrap{padding-left:var(--gutter);padding-right:var(--gutter)}.section-pad{padding-top:clamp(80px,8.3vw,160px);padding-bottom:clamp(80px,8.3vw,160px)}.eyebrow{font-family:var(--sans);font-size:10px;font-weight:500;line-height:1.6;letter-spacing:.17em;text-transform:uppercase}.line-link{display:inline-flex;align-items:center;justify-content:space-between;gap:36px;min-height:42px;border:0;border-bottom:1px solid currentColor;background:transparent;padding:8px 0;font-size:12px;text-decoration:none;line-height:1.5}.line-link span{font-size:22px;font-weight:400;line-height:1}.line-link:hover{color:var(--gold)}.skip{position:absolute;top:-100px;left:24px;padding:12px 20px;background:var(--ink);color:var(--paper);z-index:5}.skip:focus{top:12px}.masthead{display:flex;align-items:center;justify-content:space-between;gap:35px;padding:22px var(--gutter);min-height:76px}.agency-name{display:inline-flex;align-items:center;min-height:32px;font-weight:500;font-size:14px;text-decoration:none;letter-spacing:-.03em}.masthead nav{display:flex;gap:30px;margin-left:auto;margin-right:50px}.masthead nav a{font-size:11px;text-decoration:none;min-height:30px;display:flex;align-items:center}.masthead nav a:hover{text-decoration:underline}.header-enquire{display:flex;align-items:center;gap:28px;min-height:32px;font-size:11px;text-decoration:none}.header-enquire span{font-size:21px;line-height:1}.header-enquire:hover{text-decoration:underline}
.hero{position:relative;isolation:isolate;height:clamp(590px,49vw,870px);color:white;background:var(--bronze);overflow:hidden}.hero-image{width:100%;height:100%;object-fit:cover;object-position:center 58%;animation:arrival 5s ease-out both}.hero-wash{position:absolute;inset:0;background:linear-gradient(180deg,rgba(26,24,22,.5),rgba(26,24,22,.05) 45%,rgba(26,24,22,.04) 55%,rgba(26,24,22,.6));pointer-events:none}.hero-title{position:absolute;top:42px;left:var(--gutter);right:var(--gutter)}.hero-title .eyebrow{display:flex;align-items:center;gap:30px;font-size:11px;letter-spacing:.2em}.hero-title .eyebrow span{padding-left:30px;border-left:1px solid #d5cabe}.hero h1{font-size:clamp(88px,9.7vw,180px);font-weight:500;line-height:1.1;letter-spacing:-.04em;margin-top:7px}.hero-foot{position:absolute;bottom:40px;left:var(--gutter);right:var(--gutter);display:flex;align-items:end;justify-content:space-between;gap:40px}.hero-foot>p{font-family:var(--serif);font-size:40px;line-height:1.04;letter-spacing:-.02em}.gallery-launch{display:flex;align-items:center;justify-content:center;gap:18px;border:1px solid currentColor;background:transparent;padding:15px 23px;font-size:11px;line-height:1.5;min-height:50px}.gallery-launch.light{background:rgba(25,23,20,.15);color:white}.gallery-launch:hover{background:var(--paper);color:var(--ink)}.gallery-icon{font-size:23px;line-height:1}.gallery-launch>span:last-child{font-size:20px;margin-left:10px}@keyframes arrival{from{transform:scale(1.035)}to{transform:scale(1)}}
.sale-strip{display:grid;grid-template-columns:1fr 1.6fr;gap:6vw;align-items:center;padding-top:33px;padding-bottom:37px;border-bottom:1px solid var(--line)}.price-block .eyebrow{font-size:9px;color:var(--muted);margin-bottom:4px}.price{font-size:24px;line-height:1.6;letter-spacing:-.035em;white-space:nowrap}.statement{display:inline-flex;align-items:center;gap:38px;min-height:30px;font-size:11px}.statement span{font-size:17px;line-height:1}.essentials{display:grid;grid-template-columns:1fr 1fr 1fr 1.5fr;gap:28px}.essentials>div{display:flex;flex-direction:column-reverse;gap:5px;border-left:1px solid var(--line);padding-left:25px}.essentials dd{font-family:var(--serif);font-size:43px;line-height:1;white-space:nowrap;letter-spacing:-.035em}.essentials dt{font-size:10px;color:var(--muted)}.overview{display:grid;grid-template-columns:1.2fr 1fr;gap:11vw;align-items:center}.intro-title .eyebrow{color:var(--gold);margin-bottom:30px}.intro-title h2{font-size:clamp(49px,4.8vw,92px);line-height:1.06}.intro-copy{padding-top:16px;max-width:49ch;color:var(--muted)}.intro-copy .lead{font-family:var(--serif);font-size:29px;line-height:1.28;letter-spacing:-.015em;color:var(--ink);margin-bottom:25px}.intro-copy>p+p{margin-top:20px}.intro-copy .line-link{margin-top:22px;color:var(--ink)}
.residence{padding-top:35px;padding-bottom:clamp(85px,9vw,170px)}.section-head{display:grid;grid-template-columns:.55fr 1.4fr 1fr;gap:4vw;align-items:end;margin-bottom:48px;padding-top:42px;border-top:1px solid var(--line)}.section-head>.eyebrow{align-self:start;padding-top:11px;color:var(--gold)}.section-head h2{font-size:clamp(50px,5vw,96px)}.section-head>p:last-child{color:var(--muted);font-size:14px;line-height:1.9;padding-bottom:5px}.photo-button{display:block;width:100%;padding:0;border:0;position:relative;background:transparent;text-align:left;overflow:hidden}.photo-button>img{width:100%;height:100%;object-fit:cover;transition:transform 1s cubic-bezier(.2,.7,.3,1)}.photo-button:hover>img{transform:scale(1.025)}.enlarge{position:absolute;right:16px;bottom:16px;width:34px;height:34px;display:flex;justify-content:center;align-items:center;background:var(--paper);color:var(--ink);font-size:22px;line-height:1}.photo-button:hover .enlarge{background:var(--ink);color:var(--paper)}figcaption{font-size:10px;color:var(--muted);line-height:1.7;padding-top:12px}.kitchen-photo .photo-button{aspect-ratio:2.05}.kitchen-photo img{object-position:center 60%}.kitchen-photo>figcaption{display:flex;justify-content:space-between;gap:25px}.kitchen-note{display:grid;grid-template-columns:1fr 1fr;gap:14vw;margin:40px 0 90px}.kitchen-note h3{font-size:37px;line-height:1.1}.kitchen-note>div{max-width:49ch;color:var(--muted);font-size:14px}.kitchen-note .line-link{margin-top:13px;color:var(--ink)}.retreat-spread{display:grid;grid-template-columns:.85fr 1.15fr;gap:9vw;align-items:start;padding-left:5vw;padding-right:3vw}.bedroom-photo{margin-top:95px}.bedroom-photo .photo-button{aspect-ratio:.91}.bedroom-photo img{object-position:48% center}.ensuite-story .photo-button{aspect-ratio:1.4}.retreat-copy{padding-top:32px;max-width:51ch}.retreat-copy h3{margin-bottom:18px}.retreat-copy>p{font-size:14px;color:var(--muted)}.retreat-copy .quiet-detail{font-size:10px;margin-top:22px;border-top:1px solid var(--line);padding-top:19px;line-height:1.8;color:var(--ink)}
.leisure{background:var(--sand)}.leisure-heading{display:grid;grid-template-columns:.55fr 1.4fr 1fr;gap:4vw;align-items:end;margin-bottom:50px}.leisure-heading>.eyebrow{color:var(--gold);align-self:start;padding-top:11px}.leisure-heading h2{font-size:clamp(50px,4.9vw,94px);line-height:1.06}.leisure-heading>p:last-child{font-size:14px;color:var(--muted);max-width:33ch;padding-bottom:6px}.alfresco-photo .photo-button{aspect-ratio:2.25}.alfresco-photo img{object-position:center 57%}.alfresco-photo>figcaption{display:flex;align-items:center;justify-content:space-between;padding-top:16px}.outdoor-details{display:grid;grid-template-columns:1fr 1.15fr;gap:14vw;margin-top:75px;align-items:center}.pool-copy{max-width:40ch;padding-left:5vw}.pool-copy .eyebrow{color:var(--gold);margin-bottom:25px}.pool-copy h3{font-size:clamp(43px,4vw,77px);margin-bottom:27px;line-height:1.07}.pool-copy>p:last-child{font-size:14px;color:var(--muted)}.outdoor-kitchen .photo-button{aspect-ratio:1.6}.outdoor-kitchen figcaption{padding-top:25px}.outdoor-kitchen h3{color:var(--ink);font-size:30px}.outdoor-kitchen figcaption p{font-size:13px;line-height:1.8;margin-top:13px;max-width:52ch}
.pursuits{background:var(--bronze);color:var(--paper)}.pursuits-heading{display:grid;grid-template-columns:1.4fr 1fr;gap:14vw;align-items:end;margin-bottom:55px}.pursuits-heading .eyebrow{color:var(--light);margin-bottom:30px}.pursuits-heading h2{font-size:clamp(65px,6vw,115px)}.pursuits-heading>p{color:var(--light);font-size:15px;max-width:40ch;padding-bottom:8px}.shed-photo .photo-button{aspect-ratio:2.3}.shed-photo img{object-position:center 45%}.pursuits figcaption{color:var(--light)}.shed-photo>figcaption{display:flex;justify-content:space-between;gap:24px;padding-top:15px}.workshop-spread{display:grid;grid-template-columns:1.35fr .9fr;gap:8vw;align-items:start;margin-top:70px}.workshop-interior .photo-button{aspect-ratio:1.5}.office-photo{padding-top:80px}.office-photo .photo-button{aspect-ratio:1.35}.workshop-spread figcaption{padding-top:26px}.workshop-spread h3{font-size:35px;color:var(--paper);margin-bottom:15px}.workshop-spread figcaption p{font-size:13px;line-height:1.9;max-width:57ch}.office-photo figcaption p{max-width:41ch}.office-photo .line-link{font-size:11px;margin-top:14px;color:var(--paper)}
.infrastructure-top{display:grid;grid-template-columns:1.2fr 1fr;gap:15vw;align-items:end;margin-bottom:55px}.infrastructure-top .eyebrow{color:var(--gold);margin-bottom:28px}.infrastructure-top>p{max-width:39ch;font-size:14px;color:var(--muted);padding-bottom:8px}.systems-spread{display:grid;grid-template-columns:1fr 1.2fr;gap:10vw;align-items:center}.energy-ledger>div{display:flex;align-items:center;justify-content:space-between;gap:30px;padding:18px 0;border-top:1px solid var(--line)}.energy-ledger>div:last-child{border-bottom:1px solid var(--line)}.energy-ledger dt{font-size:12px;line-height:1.6}.energy-ledger dt>span{display:block;color:var(--muted);font-size:10px;margin-top:6px}.energy-ledger dd{font-family:var(--serif);font-variant-numeric:lining-nums tabular-nums;font-size:66px;line-height:1;letter-spacing:-.05em;white-space:nowrap}.energy-ledger dd>span{font-size:26px;letter-spacing:-.02em;margin-left:6px}.systems-copy>p{font-size:13px;color:var(--muted);line-height:1.85;margin-top:20px}.systems-copy .systems-note{color:var(--ink);font-size:11px}.aerial-photo .photo-button{aspect-ratio:4/3}.aerial-photo img{object-fit:contain}.aerial-photo figcaption{font-size:10px}
.gallery-section{padding-bottom:clamp(80px,8vw,150px)}.gallery-heading{display:flex;justify-content:space-between;align-items:end;gap:40px;padding-top:50px;border-top:1px solid var(--line);margin-bottom:40px}.gallery-heading .eyebrow{color:var(--gold);margin-bottom:24px}.gallery-heading h2{font-size:clamp(47px,4.4vw,85px)}.gallery-heading>.line-link{margin-bottom:4px;flex-shrink:0}.gallery-strip{display:grid;grid-template-columns:1.2fr 1.2fr .9fr;gap:20px}.gallery-strip .photo-button{aspect-ratio:1.14;overflow:hidden}.gallery-strip .photo-button:nth-child(2){aspect-ratio:1.14}.gallery-strip .photo-button:nth-child(3){aspect-ratio:.855}.gallery-strip .gallery-label{display:flex;align-items:center;justify-content:space-between;gap:20px;position:absolute;left:0;right:0;bottom:0;padding:40px 20px 17px;background:linear-gradient(transparent,rgba(20,18,15,.72));color:white;font-size:12px}.gallery-label span{font-size:22px;line-height:1}.gallery-hint{font-size:10px;color:var(--muted);margin-top:16px}.gallery-hint>span{display:none}
.particulars{background:#ede9e1}.details-heading{display:grid;grid-template-columns:.55fr 1.4fr 1fr;gap:4vw;align-items:end;margin-bottom:65px}.details-heading>.eyebrow{color:var(--gold);align-self:start;padding-top:10px}.details-heading>p:last-child{color:var(--muted);font-size:14px;max-width:35ch;padding-bottom:5px}.plan-toolbar{display:flex;justify-content:space-between;align-items:center;gap:30px;padding:20px 0;border-top:1px solid var(--line)}.plan-toolbar h3{font-size:29px;letter-spacing:-.02em}.plan-toolbar>div{display:flex;gap:28px;align-items:center}.plan-toolbar a,.plan-toolbar button{display:flex;align-items:center;gap:24px;font-size:11px;min-height:42px}.plan-toggle{border:1px solid var(--line);padding:8px 15px;background:transparent}.plan-toolbar a span,.plan-toolbar button span{font-size:19px}.plan-toggle:hover{background:var(--ink);color:var(--paper)}.plan-viewport{width:100%;max-width:1200px;margin:0 auto;aspect-ratio:1.5;overflow:auto;background:#ffe51a}.plan-viewport>img{width:100%;max-width:none;aspect-ratio:1.5;object-fit:contain}.plan-viewport.enlarged>img{width:180%;min-width:1400px}.plan-help{font-size:10px;color:var(--muted);margin-top:14px}.record{display:grid;grid-template-columns:1fr 1.2fr;gap:10vw;margin-top:65px;padding-top:45px;border-top:1px solid var(--line)}.record .eyebrow{color:var(--gold);margin-bottom:25px}.property-record dl>div{display:flex;justify-content:space-between;gap:30px;border-bottom:1px solid var(--line);padding:11px 0;font-size:12px;line-height:1.7}.property-record dt{color:var(--muted)}.property-record dd{text-align:right;max-width:60%}.specifications details{border-bottom:1px solid var(--line)}summary{list-style:none;cursor:pointer}summary::-webkit-details-marker{display:none}.specifications summary{display:flex;align-items:center;justify-content:space-between;gap:25px;font-size:14px;min-height:66px;padding:16px 0}.specifications summary span{font-size:23px;line-height:1;font-weight:400;transition:transform .25s}.specifications details[open] summary span{transform:rotate(45deg)}.specifications summary:hover{color:var(--gold)}.detail-content{font-size:13px;color:var(--muted);padding:0 24px 23px 0;line-height:1.9}.detail-content p+p{margin-top:13px}.documents{display:grid;grid-template-columns:1.2fr 1fr 1.1fr;gap:4vw;align-items:center;margin-top:65px;padding:26px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.documents .eyebrow{font-size:9px;color:var(--gold);margin-bottom:6px}.document-price{font-size:19px;letter-spacing:-.03em;white-space:nowrap}.documents>a{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:44px;font-size:11px;text-decoration:none}.documents>a span{font-size:22px}.documents>a:hover{text-decoration:underline}
.location{background:var(--sand);padding-top:clamp(80px,7vw,135px);padding-bottom:clamp(80px,7vw,135px)}.location-content{display:grid;grid-template-columns:1fr 1.15fr;gap:11vw;align-items:center}.location-content .eyebrow{color:var(--gold);margin-bottom:26px}.location h2{font-size:clamp(51px,5vw,96px);margin-bottom:27px}.location-address{font-size:13px;margin-bottom:17px}.location-content>div>p:not(.eyebrow):not(.location-address){font-size:14px;color:var(--muted);max-width:43ch}.location-content .line-link{margin-top:13px;font-size:11px}.location-content .photo-button{aspect-ratio:1.3}.schools{display:grid;grid-template-columns:1fr 1fr;gap:22px;padding-top:23px;border-top:1px solid #beb4a6;margin-top:30px}.schools dt{font-size:9px;color:var(--muted);margin-bottom:7px}.schools dd{font-size:12px;line-height:1.6}.map-wrap{margin-top:45px}.map-wrap iframe{display:block;width:100%;height:260px;border:0;background:#ddd6cb}
.enquiry{background:var(--bronze);color:var(--paper);display:grid;grid-template-columns:1.1fr 1fr;gap:11vw}.enquiry-copy>.eyebrow{color:var(--light);margin-bottom:28px}.enquiry h2{font-size:clamp(55px,5.4vw,104px);margin-bottom:28px}.enquiry-copy>p:not(.eyebrow){color:var(--light);font-size:14px;max-width:43ch}.agent{display:flex;flex-direction:column;align-items:start;margin-top:50px}.agent h3{font-size:35px}.agent>p{font-size:10px;color:var(--light);margin-top:9px;line-height:1.6}.agent-phone{font-family:var(--serif);font-size:33px;line-height:1.4;letter-spacing:-.02em;display:flex;align-items:center;gap:45px;margin-top:21px;text-decoration:none;min-height:44px}.agent-phone span{font-family:var(--sans);font-size:22px}.agent-email{font-size:13px;min-height:34px;overflow-wrap:anywhere;margin-top:5px}.agent>span{font-size:11px;color:var(--light);margin-top:14px}.enquiry form{min-width:0;padding-top:7px}.enquiry form h3{font-size:31px}.enquiry form>p:first-of-type{font-size:11px;color:var(--light);margin-top:12px;margin-bottom:38px}.field{display:flex;flex-direction:column;gap:8px;margin-bottom:25px;min-width:0}.field label{font-size:11px;line-height:1.7;color:var(--light)}.field input,.field textarea{width:100%;border:0;border-bottom:1px solid #908370;background:transparent;border-radius:0;min-width:0;padding:10px 0;font-size:16px;line-height:1.5}.field input{height:42px}.field textarea{min-height:105px;resize:vertical}.field input:focus,.field textarea:focus{border-bottom-color:var(--paper)}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:25px}.send{display:flex;align-items:center;justify-content:space-between;gap:25px;background:var(--paper);color:var(--ink);border:1px solid var(--paper);padding:15px 20px;min-height:55px;width:100%;font-size:12px;margin-top:30px}.send span{font-size:22px;line-height:1}.send:hover{background:var(--sand)}[data-ips-enquiry-status]{font-size:12px;margin-top:15px}[data-ips-enquiry-status]:empty{margin:0}
.footer{padding-top:40px;padding-bottom:26px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:35px;margin-bottom:30px}.brand{display:flex;align-items:center;gap:24px}.brand img{width:72px;height:72px;max-width:none}.brand>div>p{font-size:14px;font-weight:500}.brand>div>span{font-size:11px;color:var(--muted)}.footer-top>.line-link{font-size:10px;border:0}.footer-bottom{display:flex;align-items:start;justify-content:space-between;gap:40px;padding-top:25px;border-top:1px solid var(--line);font-size:10px;color:var(--muted)}.disclaimer{max-width:630px;line-height:1.8}
.photo-dialog{position:fixed;inset:0;width:100%;height:100%;max-width:none;max-height:none;margin:0;padding:24px 36px;border:0;background:#211e1a;color:var(--paper);overflow:hidden}.photo-dialog[open]{display:grid;grid-template-rows:auto auto minmax(0,1fr) auto;gap:15px}.photo-dialog::backdrop{background:#211e1a}.viewer-top{display:flex;justify-content:space-between;align-items:center;gap:20px}.viewer-address{font-family:var(--serif);font-size:27px;letter-spacing:-.02em;line-height:1.4}.viewer-address>span{font-family:var(--sans);font-size:10px;letter-spacing:0;margin-left:15px;color:var(--light)}.viewer-close{display:flex;align-items:center;gap:25px;border:0;background:transparent;color:var(--paper);font-size:11px;min-height:44px;padding:0 6px}.viewer-close span{font-size:29px;line-height:1}.viewer-categories{display:flex;gap:28px;padding-bottom:8px;border-bottom:1px solid #635b50}.viewer-categories button{background:transparent;color:var(--light);border:0;border-bottom:1px solid transparent;font-size:10px;padding:8px 0;min-width:30px;min-height:35px;white-space:nowrap}.viewer-categories button[aria-pressed=true]{color:var(--paper);border-bottom-color:var(--paper)}.viewer-image{min-height:0;display:flex;justify-content:center;align-items:center;touch-action:pan-y}.viewer-image img{width:100%;height:100%;object-fit:contain}.viewer-bottom{display:flex;align-items:center;justify-content:space-between;gap:25px;padding-top:5px}.viewer-caption{font-size:12px;line-height:1.7;color:var(--light)}.viewer-controls{display:flex;gap:12px;align-items:center;flex-shrink:0}.viewer-count{font-size:10px;letter-spacing:.1em;margin-right:15px;min-width:65px;text-align:center}.viewer-controls button{display:flex;align-items:center;justify-content:center;border:1px solid #786f63;width:45px;height:45px;background:transparent;color:var(--paper);font-size:22px}.viewer-controls button:hover{background:var(--paper);color:var(--ink)}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.photo-button:hover>img{transform:none}}