:root {
  --bg: #070707;
  --bg-soft: #0b0b0b;
  --panel: #121212;
  --panel-2: #161616;
  --card: rgba(17, 17, 17, 0.82);
  --gold: #B68A3A;
  --gold-soft: #D1AE6C;
  --text: #f7f7f7;
  --muted: rgba(255, 255, 255, 0.72);
  --line: rgba(182, 138, 58, 0.26);
  --line-soft: rgba(255, 255, 255, 0.06);
  --shadow: 0 24px 60px rgba(0, 0, 0, 0.35);
  --radius: 24px;
  --container: min(1240px, calc(100% - 40px));
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; font-family: "Inter", sans-serif; background: var(--bg); color: var(--text); }
a { color: inherit; text-decoration: none; }
button, input, textarea, select { font: inherit; }
img { max-width: 100%; display: block; }
.container { width: var(--container); margin: 0 auto; }

.site-header {
  position: sticky; top: 0; z-index: 1000;
  background: rgba(7, 7, 7, 0.92);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--line-soft);
}
.header-row {
  min-height: 88px;
  display: grid;
  grid-template-columns: 320px 1fr auto;
  align-items: center;
  gap: 24px;
}
.brand { display: block; width: 100%; }
.brand-logo { display: block; width: 100%; height: auto; }
.site-nav { display: flex; justify-content: center; gap: 30px; }
.site-nav a { color: rgba(255,255,255,.82); font-size: .92rem; font-weight: 500; }
.site-nav a:hover { color: var(--gold-soft); }
.header-actions { display: flex; align-items: center; gap: 10px; }
.header-chip {
  display: inline-flex; align-items: center; gap: 8px;
  padding: 10px 14px; border-radius: 999px; border: 1px solid var(--line);
  background: rgba(255,255,255,.02); color: rgba(255,255,255,.8); font-size: .8rem; white-space: nowrap;
}
.apply-btn {
  padding: 13px 22px; border-radius: 999px;
  background: linear-gradient(135deg, #D1AE6C 0%, #B68A3A 52%, #6F5322 100%);
  color: #111; font-weight: 800; white-space: nowrap;
}
.menu-toggle { display: none; background: none; border: 0; padding: 0; cursor: pointer; }
.menu-toggle span { display: block; width: 28px; height: 2px; margin: 6px 0; background: var(--gold); }

.section { padding: 94px 0; }
.eyebrow-pill, .section-tag {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 10px 16px; border-radius: 999px; border: 1px solid var(--line);
  background: rgba(182,138,58,.12); color: var(--gold-soft); font-size: .74rem; font-weight: 800;
  letter-spacing: .16em; text-transform: uppercase;
}
.btn {
  display: inline-flex; align-items: center; justify-content: center;
  padding: 15px 24px; border-radius: 999px; border: 1px solid var(--line);
  font-weight: 800; letter-spacing: .02em; transition: transform .2s ease;
}
.btn:hover { transform: translateY(-2px); }
.btn-gold { background: linear-gradient(135deg, #f8e8aa 0%, #d4af37 55%, #a47415 100%); color: #111; }
.btn-dark { background: rgba(255,255,255,.02); color: #fff; }
.intro-block { text-align: center; }
.narrow { max-width: 760px; }
.intro-block h2, .section-head h2, .numbers-copy h2, .founder-copy h2, .final-cta h2, .apply-intro h1 {
  margin: 18px 0 0; font-size: clamp(2.4rem, 5vw, 4rem); line-height: 1.02;
}
.intro-block p, .section-head p, .numbers-copy p, .final-cta p, .apply-intro p { color: var(--muted); line-height: 1.85; }
.mini-divider { width: 82px; height: 4px; margin: 24px auto; border-radius: 999px; background: var(--gold); }

.hero-section {
  position: relative; overflow: hidden; min-height: 920px;
  padding: 84px 0 70px;
  background:
    radial-gradient(circle at 80% 18%, rgba(182,138,58,.09), transparent 18%),
    radial-gradient(circle at 16% 82%, rgba(154,115,48,.06), transparent 14%),
    linear-gradient(180deg, #050505 0%, #0a0a0a 100%);
}
.hero-with-image .hero-bg-image {
  position: absolute; inset: 0; background-size: cover; background-position: center center; opacity: .48; transform: scale(1.02);
}
.hero-image-fade {
  position: absolute; inset: 0;
  background: linear-gradient(90deg, rgba(5,5,5,.9) 0%, rgba(5,5,5,.76) 34%, rgba(5,5,5,.46) 60%, rgba(5,5,5,.66) 100%);
}
.hero-grid-overlay {
  position: absolute; inset: auto 0 0 0; height: 210px;
  background: linear-gradient(180deg, transparent 0%, rgba(0,0,0,.25) 100%);
}
.hero-ring {
  position: absolute; border: 1px solid rgba(182,138,58,.16); border-radius: 50%; pointer-events: none;
}
.hero-ring-1 { width: 620px; height: 620px; right: -150px; top: 120px; }
.hero-ring-2 { width: 460px; height: 460px; left: -190px; bottom: 46px; }
.hero-grid {
  position: relative; z-index: 1; display: grid; grid-template-columns: 1.05fr .95fr; gap: 36px; align-items: center;
}
.hero-copy { padding-top: 88px; max-width: 720px; }
.hero-copy h1 { margin: 22px 0 18px; font-size: clamp(3.6rem, 7vw, 5.9rem); line-height: .94; letter-spacing: -.04em; }
.hero-copy h1 span { color: var(--gold); }
.hero-text { margin: 0; color: var(--muted); line-height: 1.86; font-size: 1.05rem; max-width: 700px; }
.hero-buttons { display: flex; gap: 14px; flex-wrap: wrap; margin: 30px 0 22px; }
.hero-benefits { display: flex; flex-wrap: wrap; gap: 18px; color: rgba(255,255,255,.86); font-size: .94rem; }
.hero-cards { display: grid; grid-template-columns: repeat(2, 1fr); gap: 16px; }
.stat-card, .feature-card, .process-card, .program-card, .review-card, .numbers-cards div {
  background: linear-gradient(180deg, rgba(255,255,255,.03), rgba(255,255,255,.012));
  border: 1px solid var(--line); box-shadow: var(--shadow); backdrop-filter: blur(8px);
}
.stat-card {
  position: relative; min-height: 174px; border-radius: 22px; padding: 22px; display: flex; flex-direction: column; justify-content: flex-end;
}
.stat-card::before, .feature-card::before, .program-card::before, .process-card::before, .review-card::before {
  content: ""; position: absolute; inset: 1px; border-radius: inherit; pointer-events: none; border: 1px solid rgba(255,255,255,.025);
}
.stat-icon {
  width: 42px; height: 42px; margin-bottom: 18px; border-radius: 12px;
  display: grid; place-items: center; background: rgba(182,138,58,.12); color: var(--gold); font-size: .95rem;
}
.stat-card strong { font-size: 2.45rem; line-height: 1; }
.stat-card span { color: var(--muted); margin-top: 8px; }
.stat-card-copy strong {
  font-size: 1.22rem;
  line-height: 1.2;
  letter-spacing: .02em;
  max-width: 180px;
}
.stat-card-copy span {
  font-size: .88rem;
  letter-spacing: .04em;
  text-transform: uppercase;
  color: rgba(255,255,255,.62);
}
.feature-card {
  position: relative; grid-column: 1 / -1; border-radius: 22px; padding: 22px; display: grid; grid-template-columns: 64px 1fr; gap: 16px; align-items: center;
}
.feature-icon {
  width: 56px; height: 56px; border-radius: 16px; display: grid; place-items: center; background: rgba(182,138,58,.14); color: var(--gold);
}
.feature-card h3 { margin: 0 0 6px; font-size: 1.1rem; }
.feature-card p { margin: 0; color: var(--muted); line-height: 1.75; }
.hero-scroll { position: relative; z-index: 1; margin-top: 42px; text-align: center; color: rgba(255,255,255,.64); font-size: .92rem; }

.image-gallery-section { background: #090909; }
.imagery-grid { display: grid; grid-template-columns: 1.35fr .85fr .85fr; gap: 18px; }
.imagery-card {
  position: relative; overflow: hidden; min-height: 360px; border-radius: 26px; border: 1px solid var(--line); box-shadow: var(--shadow);
}
.imagery-card.wide { min-height: 420px; }
.imagery-card img { width: 100%; height: 100%; object-fit: cover; }
.imagery-card::after, .photo-card::after, .apply-visual-card::after {
  content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.08) 0%, rgba(0,0,0,.82) 100%);
}
.imagery-overlay, .apply-visual-caption {
  position: absolute; left: 24px; right: 24px; bottom: 24px; z-index: 2;
}
.apply-visual-caption {
  padding: 18px 18px 0;
  border-radius: 20px;
  background: linear-gradient(180deg, rgba(6,6,6,.12), rgba(6,6,6,.62));
  backdrop-filter: blur(4px);
}
.imagery-overlay span, .photo-card-badge, .apply-visual-caption span {
  display: inline-flex; padding: 8px 12px; border-radius: 999px; background: rgba(182,138,58,.16); border: 1px solid rgba(182,138,58,.28);
  color: var(--gold-soft); font-size: .72rem; font-weight: 800; letter-spacing: .12em; text-transform: uppercase;
}
.imagery-overlay h3, .apply-visual-caption h3 {
  margin: 14px 0 0; font-size: 1.4rem; line-height: 1.25;
}
.apply-visual-caption h3 {
  color: #fff;
  text-shadow: 0 4px 18px rgba(0,0,0,.55);
}
.imagery-overlay.compact h3 { font-size: 1.12rem; }

.process-section { background: #0b0b0b; border-top: 1px solid var(--line-soft); }
.process-grid { margin-top: 46px; display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; }
.process-card { position: relative; min-height: 238px; border-radius: 22px; padding: 26px; }
.process-card span {
  display: inline-flex; width: 54px; height: 54px; border-radius: 50%; align-items: center; justify-content: center;
  background: rgba(182,138,58,.12); color: var(--gold); font-weight: 800; margin-bottom: 20px;
}
.process-card h3 { margin: 0 0 10px; font-size: 1.28rem; }
.process-card p { margin: 0; color: var(--muted); line-height: 1.8; }

.programs-section { background: #090909; }
.section-head { max-width: 860px; margin-bottom: 42px; }
.program-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.program-card { position: relative; min-height: 322px; border-radius: 24px; padding: 26px; }
.program-card h3 { margin: 0 0 12px; font-size: 1.5rem; }
.program-card p { color: var(--muted); line-height: 1.8; min-height: 98px; }
.program-card ul { list-style: none; padding: 0; margin: 0 0 18px; display: flex; flex-wrap: wrap; gap: 10px; }
.program-card li { padding: 8px 12px; border-radius: 999px; background: rgba(182,138,58,.1); color: var(--gold-soft); font-size: .84rem; }
.program-card a { color: var(--gold-soft); font-weight: 800; }
.program-card.featured { border-color: rgba(182,138,58,.38); background: linear-gradient(180deg, rgba(182,138,58,.09), rgba(255,255,255,.01)); }

.numbers-section { background: #0d0d0d; }
.numbers-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 26px; align-items: center; }
.numbers-cards { display: grid; grid-template-columns: repeat(2, 1fr); gap: 18px; }
.numbers-cards div { border-radius: 22px; padding: 28px; }
.numbers-cards strong { display: block; font-size: 2rem; line-height: 1.1; }
.numbers-cards span { display: block; margin-top: 8px; color: var(--muted); }

.reviews-section { background: #080808; }
.reviews-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; margin-top: 28px; }
.review-card { position: relative; border-radius: 22px; padding: 24px; }
.review-card p { margin: 0 0 22px; line-height: 1.85; }
.review-card strong { display: block; margin-bottom: 6px; }
.review-card span { color: var(--muted); font-size: .92rem; }

.founders-section { background: #0b0b0b; }
.founders-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: 34px; align-items: center; }
.founder-visual {
  min-height: 540px; border-radius: 28px; border: 1px solid var(--line);
  background: radial-gradient(circle at center, rgba(182,138,58,.16), transparent 24%), linear-gradient(180deg, #111 0%, #0b0b0b 100%);
  display: grid; place-items: center; overflow: hidden; position: relative;
}
.photo-card img { width: 100%; height: 100%; object-fit: cover; }
.photo-card-badge {
  position: absolute; left: 24px; bottom: 24px; z-index: 2;
}
.founder-copy blockquote {
  margin: 24px 0; padding-left: 20px; border-left: 3px solid var(--gold); color: var(--muted); line-height: 1.9; font-size: 1.06rem;
}
.founder-names { margin: 0; font-size: 1.3rem; font-weight: 800; }
.founder-title { margin: 8px 0 24px; color: var(--muted); }
.founder-cityscape {
  min-height: 540px;
  padding: 0;
  background: linear-gradient(180deg, #0f1013 0%, #090909 100%);
}
.founder-cityscape img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
}
.founder-cityscape::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.08) 0%, rgba(0,0,0,.42) 100%);
  pointer-events: none;
}
@media (max-width: 1080px) {
  .founder-cityscape {
    min-height: 420px;
  }
}
@media (max-width: 640px) {
  .founder-cityscape {
    min-height: 340px;
  }
}

.final-cta-section { background: #090909; }
.final-cta { max-width: 860px; text-align: center; margin: 0 auto; }

.site-footer { border-top: 1px solid var(--line-soft); background: #050505; padding: 28px 0; }
.footer-row { display: flex; align-items: center; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.footer-brand { font-weight: 800; margin-bottom: 8px; }
.site-footer p { margin: 0; color: var(--muted); }
.footer-links { display: flex; flex-wrap: wrap; gap: 18px; color: rgba(255,255,255,.84); }

.apply-body { background: linear-gradient(180deg, #f5f2eb 0%, #f8f7f4 100%); color: #111; }
.apply-header { background: #0c0c0c; border-bottom: 1px solid rgba(182,138,58,.2); }
.apply-header-row { min-height: 86px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.apply-brand { width: min(100%, 320px); }
.apply-header-meta { display: flex; gap: 16px; color: rgba(255,255,255,.86); font-size: .9rem; }
.apply-main { padding: 52px 0 88px; }
.apply-hero-grid {
  display: grid; grid-template-columns: .95fr 1.05fr; gap: 26px; align-items: stretch; margin-bottom: 28px;
}
.apply-intro {
  max-width: 760px; margin: 0 auto 28px; text-align: center;
}
.apply-intro-left {
  margin: 0; max-width: none; text-align: left; background: #fff; border: 1px solid rgba(0,0,0,.06); border-radius: 26px; padding: 34px;
  box-shadow: 0 16px 44px rgba(0,0,0,.08); display: flex; flex-direction: column; justify-content: center;
}
.apply-tag { color: #9A7330; background: rgba(182,138,58,.12); }
.apply-intro h1 { color: #111; }
.apply-intro p { color: #5b5b5b; }
.apply-contact-row { margin-top: 18px; display: flex; justify-content: flex-start; gap: 18px; flex-wrap: wrap; color: #6a6a6a; font-weight: 500; }
.apply-hero-visuals { display: grid; grid-template-columns: 1.2fr .8fr; gap: 18px; }
.apply-visual-card {
  position: relative; overflow: hidden; border-radius: 26px; min-height: 320px; box-shadow: 0 16px 44px rgba(0,0,0,.14);
}
.apply-visual-card.main { min-height: 360px; }
.apply-visual-card img { width: 100%; height: 100%; object-fit: cover; }
.apply-visual-card.small .apply-visual-caption h3 { margin-top: 10px; font-size: 1rem; }
.apply-visual-caption.compact h3 { display: none; }

.form-shell {
  max-width: 1040px; margin: 0 auto; border-radius: 26px; background: #fff; padding: 28px; color: #111;
  box-shadow: 0 16px 44px rgba(0,0,0,.12); border: 1px solid rgba(0,0,0,.05);
}
.form-steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 10px; }
.form-step { display: flex; align-items: center; gap: 12px; padding: 16px; border-radius: 18px; background: #f4f4f4; color: #777; }
.form-step span { width: 34px; height: 34px; border-radius: 50%; display: grid; place-items: center; background: #e8e8e8; font-weight: 800; }
.form-step.active { background: rgba(182,138,58,.13); color: #111; }
.form-step.active span { background: var(--gold); color: #111; }
.progress-track { height: 8px; background: #ececec; border-radius: 999px; margin: 18px 0 28px; overflow: hidden; }
.progress-fill { width: 25%; height: 100%; background: linear-gradient(90deg, #D1AE6C 0%, #B68A3A 100%); transition: width .25s ease; }
.application-form h2 { margin: 0 0 22px; font-size: 2rem; color: #111; }
.form-page { display: none; }
.form-page.active { display: block; }
.two-col { display: grid; grid-template-columns: repeat(2, 1fr); gap: 16px; }
.application-form label { display: block; margin-bottom: 16px; }
.application-form label span { display: block; margin-bottom: 8px; font-weight: 600; color: #222; }
.application-form input, .application-form select, .application-form textarea {
  width: 100%; border: 1px solid #ddd; border-radius: 16px; padding: 14px 16px; background: #fff; color: #111; outline: none;
}
.application-form input:focus, .application-form select:focus, .application-form textarea:focus {
  border-color: rgba(182,138,58,.8); box-shadow: 0 0 0 3px rgba(182,138,58,.14);
}
.application-form textarea { min-height: 140px; resize: vertical; }
.form-actions { display: flex; justify-content: flex-end; margin-top: 18px; }
.form-actions.between { justify-content: space-between; gap: 16px; }
.review-box { padding: 22px; border-radius: 20px; background: #f5efe6; border: 1px solid rgba(182,138,58,.25); margin-bottom: 18px; }
.review-box p { margin-top: 0; color: #444; line-height: 1.8; }
.review-box ul { margin: 0; padding-left: 18px; color: #5b5b5b; line-height: 1.8; }
.checkbox-row { display: flex !important; align-items: flex-start; gap: 12px; }
.checkbox-row input { width: auto; margin-top: 3px; }
.checkbox-row span { margin-bottom: 0 !important; font-weight: 500 !important; color: #444 !important; }
.form-status { min-height: 22px; color: #8a6617; font-weight: 600; }

.reveal { opacity: 0; transform: translateY(24px); transition: opacity .7s ease, transform .7s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }

@media (max-width: 1260px) {
  .header-row { grid-template-columns: 300px 1fr; }
  .header-actions { display: none; }
}
@media (max-width: 1080px) {
  .hero-grid, .numbers-grid, .founders-grid, .apply-hero-grid { grid-template-columns: 1fr; }
  .imagery-grid { grid-template-columns: 1fr 1fr; }
  .imagery-card.wide { grid-column: 1 / -1; }
  .process-grid { grid-template-columns: repeat(2, 1fr); }
  .program-grid { grid-template-columns: repeat(2, 1fr); }
  .reviews-grid { grid-template-columns: repeat(2, 1fr); }
  .hero-copy { padding-top: 24px; }
  .hero-section { min-height: auto; }
}
@media (max-width: 860px) {
  .menu-toggle { display: block; justify-self: end; }
  .header-row { grid-template-columns: 230px auto; }
  .site-nav {
    position: absolute; top: 88px; left: 0; right: 0; display: none; flex-direction: column; align-items: flex-start; gap: 18px;
    padding: 22px 20px; background: #0b0b0b; border-bottom: 1px solid var(--line);
  }
  .site-nav.open { display: flex; }
  .hero-cards, .numbers-cards, .form-steps, .two-col, .apply-hero-visuals { grid-template-columns: 1fr; }
  .apply-header-meta { display: none; }
  .apply-brand, .brand { width: 250px; }
  .apply-intro-left { text-align: center; }
  .apply-contact-row { justify-content: center; }
}
@media (max-width: 640px) {
  :root { --container: min(100% - 28px, 1240px); }
  .section { padding: 74px 0; }
  .hero-section { padding: 74px 0 68px; }
  .hero-copy h1 { font-size: 3rem; }
  .hero-copy { padding-top: 10px; }
  .imagery-grid, .process-grid, .program-grid, .reviews-grid { grid-template-columns: 1fr; }
  .form-shell, .apply-intro-left { padding: 20px; }
  .form-actions.between { flex-direction: column; }
  .footer-row { align-items: flex-start; }
}


.brand-image {
  max-width: 285px;
}
.brand {
  display: flex;
  align-items: center;
}
.brand-logo-image {
  display: block;
  width: 100%;
  height: auto;
  filter: sepia(0.52) saturate(0.88) hue-rotate(-8deg) brightness(0.96) contrast(1.05) drop-shadow(0 0 10px rgba(182,138,58,.10));
}
.footer-brand-wrap {
  display: flex;
  flex-direction: column;
  gap: 14px;
  max-width: 360px;
}
.footer-logo-image {
  width: 220px;
  height: auto;
  filter: sepia(0.52) saturate(0.88) hue-rotate(-8deg) brightness(0.96) contrast(1.05);
}
.merged-apply-section {
  background: linear-gradient(180deg, #0a0a0a 0%, #0e0e0e 100%);
  border-top: 1px solid var(--line-soft);
}
.merged-apply-head {
  max-width: 860px;
  margin-bottom: 34px;
}
.merged-apply-head p {
  color: var(--muted);
}
.merged-apply-hero {
  margin-bottom: 24px;
}
.merged-apply-hero .apply-intro-left {
  background: linear-gradient(180deg, rgba(255,255,255,.05), rgba(255,255,255,.03));
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
}
.merged-apply-hero .apply-intro h1,
.merged-apply-hero .apply-intro p,
.merged-apply-hero .apply-contact-row,
.merged-apply-hero .apply-intro-left,
.merged-apply-hero .application-form h2 {
  color: var(--text);
}
.merged-apply-hero .apply-intro p,
.merged-apply-hero .apply-contact-row {
  color: var(--muted);
}
.merged-apply-hero .apply-tag {
  color: var(--gold-soft);
  background: rgba(182,138,58,.12);
}
.merged-form-shell {
  background: rgba(255,255,255,.985);
}
@media (max-width: 860px) {
  .brand-image {
    max-width: 200px;
  }
  .footer-logo-image {
    width: 180px;
  }
}


/* === royal property refresh === */
body::before {
  content: "";
  position: fixed;
  inset: -20% auto auto -10%;
  width: 420px;
  height: 420px;
  background: radial-gradient(circle, rgba(182,138,58,.11) 0%, rgba(182,138,58,0) 70%);
  pointer-events: none;
  z-index: 0;
}
.site-header::after {
  content: "";
  position: absolute;
  left: 0;
  right: 0;
  bottom: -1px;
  height: 1px;
  background: linear-gradient(90deg, transparent 0%, rgba(209,174,108,.75) 20%, rgba(182,138,58,.95) 50%, rgba(209,174,108,.75) 80%, transparent 100%);
}
.apply-btn, .btn-gold {
  position: relative;
  overflow: hidden;
  box-shadow: 0 16px 38px rgba(111,83,34,.34), inset 0 1px 0 rgba(255,255,255,.2);
}
.apply-btn::before, .btn-gold::before {
  content: "";
  position: absolute;
  top: -30%;
  bottom: -30%;
  left: -28%;
  width: 34%;
  transform: rotate(18deg) translateX(0);
  background: linear-gradient(90deg, transparent, rgba(255,255,255,.22), transparent);
  opacity: 0;
  transition: transform .7s ease, opacity .35s ease;
}
.apply-btn:hover::before, .btn-gold:hover::before {
  opacity: 1;
  transform: rotate(18deg) translateX(360%);
}
.hero-section {
  background:
    radial-gradient(circle at 82% 20%, rgba(209,174,108,.16), transparent 21%),
    radial-gradient(circle at 18% 80%, rgba(154,115,48,.08), transparent 18%),
    linear-gradient(180deg, #050505 0%, #0a0a0a 100%);
}
.hero-with-image .hero-bg-image {
  opacity: .62;
  background-position: center 36%;
}
.hero-image-fade {
  background: linear-gradient(90deg, rgba(5,5,5,.9) 0%, rgba(5,5,5,.68) 32%, rgba(5,5,5,.28) 58%, rgba(5,5,5,.58) 100%);
}
.hero-copy h1,
.section-head h2,
.intro-block h2,
.numbers-copy h2,
.founder-copy h2,
.final-cta h2 {
  text-shadow: 0 10px 35px rgba(111,83,34,.16);
}
.hero-benefits span,
.program-card li,
.imagery-overlay span,
.photo-card-badge,
.section-tag,
.eyebrow-pill {
  box-shadow: inset 0 1px 0 rgba(255,255,255,.08), 0 10px 25px rgba(111,83,34,.14);
}
.stat-card, .feature-card, .process-card, .program-card, .review-card, .numbers-cards div, .property-intro-card, .property-type-card {
  overflow: hidden;
}
.stat-card::after, .feature-card::after, .process-card::after, .program-card::after, .review-card::after, .numbers-cards div::after, .property-intro-card::after, .property-type-card::before {
  content: "";
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: linear-gradient(140deg, rgba(209,174,108,.10) 0%, rgba(209,174,108,0) 42%, rgba(255,255,255,.02) 100%);
}
.premium-property-section {
  position: relative;
  background:
    radial-gradient(circle at 12% 18%, rgba(182,138,58,.12), transparent 18%),
    radial-gradient(circle at 86% 10%, rgba(209,174,108,.08), transparent 18%),
    linear-gradient(180deg, #090909 0%, #0b0b0b 100%);
}
.royal-orb {
  position: absolute;
  border-radius: 50%;
  filter: blur(12px);
  pointer-events: none;
  opacity: .5;
}
.royal-orb-left {
  width: 260px;
  height: 260px;
  left: -90px;
  top: 120px;
  background: radial-gradient(circle, rgba(182,138,58,.22), rgba(182,138,58,0) 72%);
}
.royal-orb-right {
  width: 320px;
  height: 320px;
  right: -100px;
  bottom: 100px;
  background: radial-gradient(circle, rgba(209,174,108,.18), rgba(209,174,108,0) 72%);
}
.property-head {
  position: relative;
  max-width: 920px;
  margin-bottom: 30px;
}
.property-head h2 {
  max-width: 900px;
}
.property-intro-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
  margin-bottom: 22px;
}
.property-intro-card {
  position: relative;
  min-height: 205px;
  padding: 26px;
  border-radius: 24px;
  border: 1px solid var(--line);
  background: linear-gradient(180deg, rgba(255,255,255,.038), rgba(255,255,255,.015));
  box-shadow: var(--shadow);
}
.property-intro-card span {
  display: inline-flex;
  margin-bottom: 14px;
  padding: 8px 12px;
  border-radius: 999px;
  border: 1px solid rgba(182,138,58,.24);
  background: rgba(182,138,58,.12);
  color: var(--gold-soft);
  font-size: .72rem;
  font-weight: 800;
  letter-spacing: .14em;
  text-transform: uppercase;
}
.property-intro-card h3 {
  margin: 0 0 12px;
  font-size: 1.35rem;
  line-height: 1.25;
}
.property-intro-card p {
  margin: 0;
  color: var(--muted);
  line-height: 1.78;
}
.property-types-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 18px;
}
.property-type-card {
  position: relative;
  min-height: 390px;
  border-radius: 28px;
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
}
.property-type-card:hover {
  transform: translateY(-4px);
  transition: transform .25s ease, box-shadow .25s ease;
  box-shadow: 0 26px 64px rgba(0,0,0,.42);
}
.property-type-featured {
  grid-column: span 2;
  min-height: 460px;
}
.property-type-card img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}
.property-type-card::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(0,0,0,.12) 0%, rgba(0,0,0,.78) 100%);
  z-index: 1;
}
.property-type-overlay {
  position: absolute;
  left: 24px;
  right: 24px;
  bottom: 24px;
  z-index: 2;
}
.property-type-overlay span {
  display: inline-flex;
  padding: 8px 12px;
  border-radius: 999px;
  border: 1px solid rgba(182,138,58,.28);
  background: rgba(182,138,58,.16);
  color: var(--gold-soft);
  font-size: .72rem;
  font-weight: 800;
  letter-spacing: .12em;
  text-transform: uppercase;
}
.property-type-overlay h3 {
  margin: 14px 0 10px;
  font-size: 1.4rem;
  line-height: 1.25;
}
.property-type-overlay p {
  margin: 0;
  color: rgba(255,255,255,.84);
  line-height: 1.72;
}
.property-points {
  list-style: none;
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: 18px 0 0;
  padding: 0;
}
.property-points li {
  padding: 8px 12px;
  border-radius: 999px;
  background: rgba(255,255,255,.08);
  border: 1px solid rgba(209,174,108,.24);
  color: #f2e7c8;
  font-size: .8rem;
  font-weight: 700;
}
@media (max-width: 1080px) {
  .property-intro-grid,
  .property-types-grid {
    grid-template-columns: 1fr 1fr;
  }
  .property-type-featured {
    grid-column: 1 / -1;
  }
}
@media (max-width: 860px) {
  .property-intro-grid,
  .property-types-grid {
    grid-template-columns: 1fr;
  }
  .property-type-featured {
    min-height: 410px;
  }
  .property-type-card {
    min-height: 360px;
  }
}


/* === ultra luxury royal refresh === */
:root {
  --gold-rich: #c7a35a;
  --gold-deep: #8e6428;
  --gold-pale: #e3c98f;
  --shadow-royal: 0 28px 80px rgba(0,0,0,.42);
}
body {
  background:
    radial-gradient(circle at 20% 0%, rgba(199,163,90,.06), transparent 30%),
    radial-gradient(circle at 88% 12%, rgba(143,100,40,.05), transparent 24%),
    linear-gradient(180deg, #050505 0%, #090909 100%);
}
body::after {
  content: "";
  position: fixed;
  inset: auto -10% -18% auto;
  width: 460px;
  height: 460px;
  background: radial-gradient(circle, rgba(199,163,90,.09), rgba(199,163,90,0) 72%);
  pointer-events: none;
  z-index: 0;
}
.site-header {
  background: linear-gradient(180deg, rgba(8,8,8,.95) 0%, rgba(10,10,10,.88) 100%);
  box-shadow: 0 18px 36px rgba(0,0,0,.22);
}
.brand-logo-image,
.footer-logo-image {
  filter: sepia(0.5) saturate(0.92) hue-rotate(-8deg) brightness(.98) contrast(1.08) drop-shadow(0 0 12px rgba(199,163,90,.12));
}
.site-nav a,
.footer-links a,
.header-chip {
  position: relative;
}
.site-nav a {
  letter-spacing: .06em;
  text-transform: uppercase;
  font-size: .78rem;
}
.site-nav a::after,
.footer-links a::after {
  content: "";
  position: absolute;
  left: 0;
  bottom: -8px;
  width: 100%;
  height: 1px;
  transform: scaleX(0);
  transform-origin: center;
  transition: transform .28s ease;
  background: linear-gradient(90deg, transparent, var(--gold-soft), transparent);
}
.site-nav a:hover::after,
.footer-links a:hover::after {
  transform: scaleX(1);
}
.hero-section::before,
.final-cta-section::before,
.merged-apply-section::before,
.founders-section::before,
.reviews-section::before {
  content: "";
  position: absolute;
  inset: 0;
  pointer-events: none;
  background: linear-gradient(120deg, rgba(255,255,255,.02) 0%, rgba(255,255,255,0) 22%, rgba(227,201,143,.03) 60%, rgba(255,255,255,0) 100%);
}
.hero-copy h1,
.section-head h2,
.intro-block h2,
.numbers-copy h2,
.founder-copy h2,
.final-cta h2,
.application-form h2,
.apply-intro h1,
.property-intro-card h3,
.property-type-overlay h3,
.program-card h3,
.review-card strong {
  font-family: "Cormorant Garamond", serif;
  letter-spacing: .01em;
}
.hero-copy h1 {
  font-size: clamp(4rem, 7vw, 6.2rem);
  line-height: .9;
  font-weight: 700;
}
.hero-copy h1 span {
  background: linear-gradient(180deg, #ead9aa 0%, #d5b16a 42%, #9a7330 100%);
  -webkit-background-clip: text;
  background-clip: text;
  color: transparent;
  text-shadow: none;
}
.section-head h2,
.intro-block h2,
.numbers-copy h2,
.founder-copy h2,
.final-cta h2,
.application-form h2,
.apply-intro h1 {
  font-weight: 600;
}
.hero-text,
.section-head p,
.intro-block p,
.numbers-copy p,
.review-card p,
.program-card p,
.feature-card p,
.process-card p,
.founder-copy blockquote,
.apply-intro p,
.property-intro-card p,
.property-type-overlay p {
  color: rgba(255,255,255,.76);
}
.section-tag,
.eyebrow-pill,
.hero-benefits span,
.property-intro-card span,
.property-type-overlay span,
.photo-card-badge,
.program-card li,
.header-chip {
  background: linear-gradient(180deg, rgba(199,163,90,.16), rgba(142,100,40,.08));
  border-color: rgba(199,163,90,.24);
  color: #e7d3a1;
}
.apply-btn,
.btn-gold {
  background: linear-gradient(135deg, #ead7a1 0%, #c7a35a 45%, #8e6428 100%);
  color: #120e09;
  box-shadow: 0 18px 42px rgba(100,67,24,.38), inset 0 1px 0 rgba(255,255,255,.26), inset 0 -8px 14px rgba(116,83,36,.2);
}
.apply-btn:hover,
.btn-gold:hover {
  transform: translateY(-3px);
  box-shadow: 0 24px 48px rgba(100,67,24,.42), inset 0 1px 0 rgba(255,255,255,.3), inset 0 -8px 14px rgba(116,83,36,.24);
}
.btn-dark {
  background: linear-gradient(180deg, rgba(255,255,255,.05), rgba(255,255,255,.02));
  border-color: rgba(227,201,143,.18);
}
.stat-card,
.feature-card,
.process-card,
.program-card,
.review-card,
.numbers-cards div,
.property-intro-card,
.property-type-card,
.apply-visual-card,
.form-shell,
.merged-apply-hero .apply-intro-left {
  box-shadow: var(--shadow-royal);
  border-color: rgba(199,163,90,.22);
}
.stat-card,
.feature-card,
.process-card,
.program-card,
.review-card,
.numbers-cards div,
.property-intro-card,
.form-shell,
.merged-apply-hero .apply-intro-left,
.apply-visual-card,
.property-type-card {
  position: relative;
}
.stat-card::before,
.feature-card::before,
.process-card::before,
.program-card::before,
.review-card::before,
.numbers-cards div::before,
.property-intro-card::before,
.form-shell::before,
.merged-apply-hero .apply-intro-left::before,
.apply-visual-card::before,
.property-type-card .property-type-overlay::before {
  content: "";
  position: absolute;
  left: 16px;
  right: 16px;
  top: 0;
  height: 1px;
  background: linear-gradient(90deg, transparent, rgba(255,255,255,.35), transparent);
  pointer-events: none;
}
.property-type-card .property-type-overlay::before {
  left: 0;
  right: 0;
  top: -18px;
}
.stat-card:hover,
.feature-card:hover,
.process-card:hover,
.program-card:hover,
.review-card:hover,
.numbers-cards div:hover,
.property-intro-card:hover,
.apply-visual-card:hover {
  transform: translateY(-4px);
  transition: transform .28s ease, box-shadow .28s ease;
  box-shadow: 0 34px 86px rgba(0,0,0,.48);
}
.hero-ring,
.royal-orb,
.hero-grid-overlay {
  animation: slowFloat 10s ease-in-out infinite;
}
.hero-ring-2,
.royal-orb-right {
  animation-duration: 13s;
}
.stat-card,
.program-card,
.review-card,
.property-type-card,
.apply-visual-card {
  animation: softRise .9s ease both;
}
.reveal.visible {
  animation: revealRise .8s cubic-bezier(.2,.8,.2,1) both;
}
@keyframes slowFloat {
  0%, 100% { transform: translateY(0px); }
  50% { transform: translateY(-12px); }
}
@keyframes softRise {
  0% { transform: translateY(0px); }
  50% { transform: translateY(-1px); }
  100% { transform: translateY(0px); }
}
@keyframes revealRise {
  0% { opacity: 0; transform: translateY(30px) scale(.985); }
  100% { opacity: 1; transform: translateY(0) scale(1); }
}
@property --shine-angle {
  syntax: '<angle>';
  inherits: false;
  initial-value: 125deg;
}
.program-card::after,
.review-card::after,
.property-intro-card::after,
.property-type-card::before,
.apply-visual-card::after,
.form-shell::after {
  background:
    linear-gradient(var(--shine-angle), rgba(227,201,143,.10) 0%, rgba(227,201,143,0) 32%, rgba(255,255,255,.03) 100%);
  animation: sheenMove 8s linear infinite;
}
@keyframes sheenMove {
  0% { --shine-angle: 125deg; }
  50% { --shine-angle: 145deg; }
  100% { --shine-angle: 125deg; }
}
.mini-divider,
.site-header::after {
  box-shadow: 0 0 24px rgba(199,163,90,.26);
}
.progress-fill {
  background: linear-gradient(90deg, #e4cb92 0%, #c7a35a 50%, #8e6428 100%);
  box-shadow: 0 0 18px rgba(199,163,90,.28);
}
.form-step.active {
  background: linear-gradient(180deg, rgba(199,163,90,.18), rgba(199,163,90,.08));
}
.form-step.active span {
  background: linear-gradient(180deg, #e4cb92 0%, #c7a35a 100%);
}
.site-footer {
  background: linear-gradient(180deg, #050505 0%, #070707 100%);
}
.footer-brand-wrap p {
  color: rgba(255,255,255,.72);
}
@media (max-width: 860px) {
  .site-nav a {
    font-size: .82rem;
  }
  .hero-copy h1 {
    font-size: 3.2rem;
  }
}


/* === standalone apply page === */
.standalone-apply-main {
  background: linear-gradient(180deg, #070707 0%, #0b0b0b 100%);
  min-height: 100vh;
}
.standalone-apply-hero {
  margin-bottom: 28px;
}
.standalone-apply-copy {
  background: linear-gradient(180deg, rgba(255,255,255,.06), rgba(255,255,255,.03));
  border: 1px solid rgba(199,163,90,.22);
  box-shadow: var(--shadow-royal, 0 28px 80px rgba(0,0,0,.42));
}
.standalone-apply-copy h1,
.standalone-apply-copy p,
.standalone-apply-copy .apply-contact-row {
  color: var(--text);
}
.standalone-apply-copy p,
.standalone-apply-copy .apply-contact-row {
  color: var(--muted);
}
.standalone-form-shell {
  background: rgba(255,255,255,.985);
  margin-bottom: 40px;
}


/* === bilingual frontend controls === */
.lang-toggle { display: inline-flex; align-items: center; gap: 6px; padding: 5px; border-radius: 999px; border: 1px solid rgba(199,163,90,.22); background: rgba(255,255,255,.04); }
.lang-toggle a { padding: 8px 12px; border-radius: 999px; color: rgba(255,255,255,.74); font-size: .78rem; font-weight: 700; letter-spacing: .04em; text-transform: uppercase; }
.lang-toggle a.active { background: linear-gradient(135deg, rgba(234,215,161,.22), rgba(199,163,90,.22)); color: #f7e6b6; box-shadow: inset 0 1px 0 rgba(255,255,255,.12); }
.nav-lang-toggle { margin-left: 8px; }
.apply-lang-toggle { margin-left: 6px; }
.form-status.success { color: #2a7a36; }
.form-status.error { color: #a33c3c; }
@media (max-width: 1260px) { .header-actions { display: none; } .site-nav { gap: 20px; flex-wrap: wrap; } }
@media (max-width: 860px) { .apply-header-meta { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 10px; } .nav-lang-toggle { margin-left: 0; } .site-nav .lang-toggle { width: 100%; justify-content: flex-start; } }


/* 2026 responsive branding and header/apply fixes */
.header-row {
  min-height: 88px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px 22px;
  flex-wrap: wrap;
  padding: 14px 0;
}
.brand,
.brand-image {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  min-width: 0;
}
.brand-image { max-width: none; }
.brand-logo-image {
  width: clamp(110px, 13vw, 170px);
  max-width: 170px;
  flex: 0 0 auto;
}
.brand-text {
  display: flex;
  flex-direction: column;
  gap: 2px;
  min-width: 0;
}
.brand-text strong {
  font-size: clamp(.95rem, 1.25vw, 1.1rem);
  line-height: 1.1;
  letter-spacing: .02em;
}
.brand-text small {
  color: rgba(255,255,255,.62);
  font-size: .68rem;
  line-height: 1.35;
  letter-spacing: .12em;
  text-transform: uppercase;
}
.site-nav {
  flex: 1 1 420px;
  min-width: 0;
  justify-content: center;
  gap: 18px 24px;
  flex-wrap: wrap;
}
.header-actions {
  flex: 1 1 320px;
  min-width: 0;
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 10px;
  flex-wrap: wrap;
}
.header-chip { min-height: 44px; white-space: normal; }
.header-chip span { overflow-wrap: anywhere; word-break: break-word; }
.apply-header-row {
  min-height: 86px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px 22px;
  flex-wrap: wrap;
  padding: 14px 0;
}
.apply-header-meta {
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 12px 16px;
  flex-wrap: wrap;
  margin-left: auto;
}
.apply-brand { width: auto; max-width: 100%; }
.apply-intro-brand {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  padding: 14px 16px;
  margin: 18px 0 14px;
  border-radius: 20px;
  border: 1px solid rgba(182,138,58,.18);
  background: linear-gradient(180deg, rgba(182,138,58,.08), rgba(182,138,58,.03));
  max-width: 100%;
}
.apply-brand-mark {
  width: clamp(96px, 20vw, 132px);
  max-width: 132px;
  height: auto;
  flex: 0 0 auto;
  filter: sepia(0.52) saturate(0.88) hue-rotate(-8deg) brightness(0.96) contrast(1.05) drop-shadow(0 0 10px rgba(182,138,58,.10));
}
.apply-intro-brand-copy {
  display: flex;
  flex-direction: column;
  gap: 4px;
  min-width: 0;
}
.apply-intro-brand-copy strong {
  font-size: clamp(1rem, 2vw, 1.2rem);
  line-height: 1.1;
}
.apply-intro-brand-copy span {
  color: #6a6a6a;
  font-size: .72rem;
  line-height: 1.4;
  letter-spacing: .12em;
  text-transform: uppercase;
}
.apply-contact-row {
  margin-top: 18px;
  display: flex;
  justify-content: flex-start;
  gap: 12px;
  flex-wrap: wrap;
}
.apply-contact-row a,
.apply-contact-row span {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 42px;
  padding: 10px 14px;
  border-radius: 999px;
  background: #fff;
  border: 1px solid rgba(0,0,0,.08);
  color: #444;
  box-shadow: 0 8px 22px rgba(0,0,0,.05);
  text-align: center;
}
.apply-contact-row a { font-weight: 600; }
.apply-contact-row a[href^="mailto:"] { overflow-wrap: anywhere; word-break: break-word; }
@media (max-width: 1260px) {
  .header-row { align-items: flex-start; }
  .site-nav { order: 3; flex: 1 1 100%; justify-content: flex-start; }
  .header-actions { justify-content: flex-end; }
}
@media (max-width: 860px) {
  .brand, .brand-image, .apply-brand { gap: 10px; }
  .brand-logo-image { width: clamp(98px, 28vw, 132px); max-width: 132px; }
  .brand-text small { letter-spacing: .08em; }
  .menu-toggle { display: block; margin-left: auto; }
  .header-row { position: relative; align-items: center; }
  .site-nav {
    position: absolute;
    top: calc(100% + 10px);
    left: 0;
    right: 0;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 14px;
    padding: 18px;
    background: #0b0b0b;
    border: 1px solid var(--line);
    border-radius: 20px;
    box-shadow: var(--shadow);
    z-index: 1001;
  }
  .site-nav.open { display: flex; }
  .header-actions { flex: 1 1 100%; justify-content: stretch; }
  .header-chip, .apply-btn { flex: 1 1 100%; justify-content: center; }
  .apply-header-row { align-items: flex-start; }
  .apply-header-meta { width: 100%; margin-left: 0; justify-content: flex-start; }
  .apply-intro-left { text-align: left; }
  .apply-intro-brand { width: 100%; }
  .apply-contact-row { justify-content: flex-start; }
  .apply-contact-row a, .apply-contact-row span { width: 100%; }
}
@media (max-width: 640px) {
  .brand-text strong { font-size: .92rem; }
  .brand-text small { font-size: .62rem; }
  .site-header, .apply-header { overflow: visible; }
  .header-row, .apply-header-row { gap: 12px; }
  .apply-intro-brand { flex-direction: column; align-items: flex-start; }
  .apply-intro-brand-copy span { letter-spacing: .08em; }
}