:root{--ink:#101214;--ink2:#191c1f;--gold:#d3aa55;--paper:#fbfaf7;--line:#ded8cc;--muted:#6d6b66}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.6 Arial,sans-serif}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}.site-header{height:104px;background:var(--ink);color:white;display:flex;align-items:center;padding:0 clamp(24px,6vw,100px);border-bottom:1px solid #ffffff1c;position:relative;z-index:20}.logo{width:245px;height:92px;display:flex;align-items:center}.logo img{width:100%;height:88px;object-fit:contain}.site-header nav{margin-left:auto;display:flex;align-items:center;gap:32px;font-size:14px}.site-header nav>a:not(.header-cta){color:#d1d1ce}.site-header nav>a:hover{color:var(--gold)}.header-cta{border:1px solid var(--gold);color:var(--gold);padding:12px 17px}.nav-toggle{display:none;background:none;border:0;color:white;font-size:25px}.hero{min-height:720px;background:var(--ink);color:white;display:grid;grid-template-columns:1.08fr .92fr;padding:64px clamp(24px,7vw,112px) 74px;gap:6vw}.hero-copy{display:flex;flex-direction:column;justify-content:center}.kicker{font-size:12px;letter-spacing:.15em;text-transform:uppercase;color:#c7c6c0;font-weight:700}.kicker:before{content:"";display:inline-block;width:28px;height:1px;background:var(--gold);margin:0 10px 4px 0}.kicker.dark{color:#716f69}.hero h1,.heading h2,.buyer h2,.about h2,.contact h2,.detail h1{font-family:Georgia,serif;font-weight:400;line-height:.98;letter-spacing:-.05em}.hero h1{font-size:clamp(58px,7vw,108px);margin:22px 0}.hero h1 em,.about h2 em{color:var(--gold);font-weight:400}.hero-copy>p:not(.kicker){font-size:19px;color:#c5c7c4;max-width:650px}.actions{display:flex;align-items:center;gap:30px;margin-top:27px}.btn{display:inline-flex;align-items:center;justify-content:center;padding:15px 21px;border:0;font-weight:700;font-size:14px;cursor:pointer}.gold{background:var(--gold);color:var(--ink)}.link{border-bottom:1px solid #ffffff66}.assurances{display:flex;gap:65px;margin-top:65px;padding-top:25px;border-top:1px solid #ffffff20}.assurances span{display:flex;flex-direction:column}.assurances small{font-size:12px;color:#929591}.portrait{position:relative;min-height:570px;overflow:hidden}.portrait>img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center 24%}.portrait:after{content:"";position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#050607dc)}.portrait>div{position:absolute;z-index:2;left:35px;bottom:28px;display:flex;flex-direction:column}.portrait b{font:28px Georgia,serif}.portrait small{color:#d0d0cd}.gold-band{min-height:125px;background:var(--gold);display:grid;grid-template-columns:250px 1fr auto;align-items:center;padding:15px clamp(24px,7vw,112px);gap:55px}.gold-band img{width:225px;mix-blend-mode:multiply}.gold-band p{font:26px Georgia,serif}.gold-band a{font-weight:700}.section{padding:115px clamp(24px,7vw,112px)}.heading{display:grid;grid-template-columns:1.1fr .9fr;align-items:end;margin-bottom:58px}.heading h2,.contact h2{font-size:clamp(50px,6vw,82px);margin:20px 0}.heading>p{color:var(--muted);max-width:520px}.services{display:grid;grid-template-columns:repeat(4,1fr);border-block:1px solid var(--line)}.services article{padding:30px 25px;border-right:1px solid var(--line);min-height:320px}.services article:last-child{border:0}.services article>span{color:var(--gold);font-size:12px}.services h3{font:28px Georgia,serif;margin:65px 0 15px}.services p{color:var(--muted);font-size:15px}.properties{background:#f3efe7}.heading.horizontal{grid-template-columns:1fr auto}.filters{display:flex;gap:8px;flex-wrap:wrap}.filters a{padding:9px 13px;border:1px solid #c9c3b7;font-size:13px}.filters a.active{background:var(--ink);color:white}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.property-card{background:white}.property-image{height:270px;background:#ddd;position:relative;overflow:hidden}.property-image img{width:100%;height:100%;object-fit:cover;transition:.35s}.property-card:hover img{transform:scale(1.03)}.property-image span{position:absolute;top:15px;left:15px;background:var(--gold);padding:5px 9px;font-size:11px;text-transform:uppercase}.property-info{padding:22px}.property-info small{color:var(--muted)}.property-info h3{font:25px Georgia,serif}.property-info>div{display:flex;justify-content:space-between}.empty{border:1px solid #d3ccbd;text-align:center;padding:60px 25px}.empty img{width:210px;margin:auto;filter:invert(1);opacity:.22}.empty h3{font:30px Georgia,serif}.dark-btn{background:var(--ink);color:white}.buyer{padding:95px clamp(24px,7vw,112px);background:var(--ink2);color:white;display:grid;grid-template-columns:.5fr 1fr .8fr;gap:7vw;align-items:center}.seal{border:1px solid var(--gold);color:var(--gold);width:180px;height:180px;border-radius:50%;display:flex;align-items:center;justify-content:center;text-align:center;letter-spacing:.14em;font-size:12px}.buyer h2{font-size:clamp(46px,5vw,75px)}.buyer>div:last-child p{color:#b9bbb8}.outline{border:1px solid var(--gold);color:var(--gold)}.about{background:#0b0d0f;color:white;display:grid;grid-template-columns:1fr 1fr;min-height:650px}.about-brand{display:flex;align-items:center;justify-content:center;background:radial-gradient(circle,#292c2f,#101214 70%)}.about-brand img{width:min(60%,430px)}.about>div:last-child{padding:90px clamp(35px,7vw,105px);display:flex;justify-content:center;flex-direction:column}.about h2{font-size:clamp(47px,5vw,73px)}.about>div:last-child>p:last-child{color:#b8bab8}.contact{display:grid;grid-template-columns:.85fr 1.15fr;gap:9vw}.contact>div>p{color:var(--muted)}.contact-list{display:flex;flex-direction:column;margin-top:30px}.contact-list a{font:21px Georgia,serif}.contact form,.editor form{display:grid;grid-template-columns:1fr 1fr;gap:22px}.contact label,.editor label,.login label{font-size:12px;text-transform:uppercase;letter-spacing:.08em;font-weight:700;color:#66635d}.contact input,.contact select,.contact textarea,.editor input,.editor select,.editor textarea,.login input{display:block;width:100%;border:0;border-bottom:1px solid #aaa59b;background:transparent;padding:12px 0;outline:none;font-size:16px;text-transform:none;letter-spacing:0}.wide{grid-column:1/-1}.honey{position:absolute;left:-10000px}.contact .btn{justify-self:start}footer{background:var(--ink);color:#aaa;padding:45px clamp(24px,7vw,112px);display:grid;grid-template-columns:220px 1fr 1fr auto;gap:35px;align-items:center;font-size:13px}footer img{width:210px}.detail{padding:70px clamp(24px,7vw,112px)}.back{color:var(--muted)}.detail-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:60px;margin-top:35px}.detail-gallery{display:grid;grid-template-columns:1fr 1fr;gap:10px}.detail-gallery img{width:100%;height:250px;object-fit:cover}.detail-gallery .main-image{grid-column:1/-1;height:520px}.detail h1{font-size:58px}.price{font:32px Georgia,serif;color:#af842f}.facts{display:flex;gap:25px;border-block:1px solid var(--line);padding:16px 0}.admin-body{background:#111315;color:white;min-height:100vh}.login{width:min(430px,calc(100% - 32px));margin:8vh auto;background:#1d2023;padding:40px;display:grid;gap:20px}.login img{width:230px;margin:auto}.login h1{text-align:center;font:32px Georgia,serif}.login label{color:#bbb}.login input{color:white}.login>a{text-align:center;color:#aaa}.admin-header{height:90px;background:#0b0d0f;padding:10px 5vw;display:flex;align-items:center}.admin-header img{width:190px}.admin-header nav{margin-left:auto;display:flex;gap:25px}.admin-main{padding:50px 5vw;display:grid;grid-template-columns:1fr 1fr;gap:45px}.editor,.admin-list{background:#1d2023;padding:30px}.editor h1,.admin-list h2{font:32px Georgia,serif}.editor label{color:#bbb}.editor input,.editor select,.editor textarea{color:white;border-color:#666}.check{display:flex!important;align-items:center;gap:10px}.check input{width:auto}.admin-list article{display:grid;grid-template-columns:90px 1fr auto auto;gap:15px;align-items:center;border-top:1px solid #ffffff18;padding:16px 0}.admin-list article img{width:90px;height:70px;object-fit:cover}.admin-list h3{margin:2px 0}.admin-list p{margin:0;color:#aaa}.btn.small{padding:8px 12px;border:1px solid var(--gold);color:var(--gold)}.delete{background:none;border:0;color:#e78c8c;cursor:pointer}.alert{padding:12px 15px}.alert.success{background:#174b35}.alert.error{background:#5c2525}
@media(max-width:950px){.site-header{height:88px}.logo{width:205px}.site-header nav{display:none;position:absolute;top:88px;left:0;right:0;background:var(--ink);padding:25px;flex-direction:column;align-items:flex-start}.site-header nav.open{display:flex}.nav-toggle{display:block;margin-left:auto}.hero{grid-template-columns:1fr}.gold-band{grid-template-columns:1fr;text-align:center;justify-items:center;gap:5px}.heading,.heading.horizontal{grid-template-columns:1fr}.services{grid-template-columns:1fr 1fr}.property-grid{grid-template-columns:1fr 1fr}.buyer{grid-template-columns:1fr 1fr}.seal{display:none}.about{grid-template-columns:1fr}.about-brand{min-height:400px}.contact{grid-template-columns:1fr}.detail-grid{grid-template-columns:1fr}.admin-main{grid-template-columns:1fr}footer{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.hero{padding-top:50px}.hero h1{font-size:52px}.actions,.assurances{flex-direction:column;align-items:flex-start}.portrait{min-height:420px}.section{padding-top:75px;padding-bottom:75px}.services,.property-grid{grid-template-columns:1fr}.services article{border-right:0;border-bottom:1px solid var(--line)}.buyer{grid-template-columns:1fr}.about-brand{min-height:300px}.about h2,.heading h2,.contact h2{font-size:45px}.contact form,.editor form{grid-template-columns:1fr}.contact label,.editor label{grid-column:1/-1}.detail h1{font-size:43px}.detail-gallery .main-image{height:350px}.admin-list article{grid-template-columns:70px 1fr}.admin-list article>a,.admin-list article>form{grid-row:2}.admin-list article img{width:70px}footer{grid-template-columns:1fr}}

.portrait b.signature{font-family:"Snell Roundhand","Segoe Script","Bradley Hand",cursive;font-size:clamp(34px,3.2vw,52px);font-weight:400;line-height:1;letter-spacing:.015em}.portrait small{margin-top:9px;letter-spacing:.08em;text-transform:uppercase;font-size:11px}
.logo{overflow:hidden;justify-content:center}.logo img{transform:scale(2.05);transform-origin:center}

/* GRÖLLER expanded brand and advisory sections */
.site-header{height:130px}.logo{width:360px;height:120px}.logo img{height:116px}.gold-band{grid-template-columns:380px 1fr auto;min-height:155px}.gold-band img{width:360px}.about-brand img{width:min(88%,650px)}footer{grid-template-columns:350px 1fr 1fr auto;min-height:185px}footer img{width:340px}
.value-offer{padding:90px clamp(24px,7vw,112px);display:grid;grid-template-columns:.7fr 1.3fr;gap:8vw;align-items:center;background:#f1ece2}.value-logo{min-height:330px;background:var(--gold);display:flex;align-items:center;justify-content:center;padding:30px}.value-logo img{width:min(100%,560px)}.value-offer h2,.expertise h2,.faq h2{font:clamp(48px,5.6vw,78px)/.98 Georgia,serif;letter-spacing:-.05em;margin:20px 0}.value-offer>div:last-child>p:not(.kicker){color:var(--muted);max-width:720px}
.expertise{background:var(--ink);color:white}.expertise .heading>p{color:#b8bab8}.expertise-grid{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid #ffffff18}.expertise-grid article{min-height:235px;padding:29px;border-right:1px solid #ffffff18;border-bottom:1px solid #ffffff18}.expertise-grid article:nth-child(3n){border-right:0}.expertise-grid article:nth-child(n+4){border-bottom:0}.expertise-grid h3{font:25px Georgia,serif;margin:30px 0 12px;color:white}.expertise-grid p{color:#adb0ac}.expertise-note{max-width:900px;margin:35px 0 0;border-left:2px solid var(--gold);padding-left:20px;color:#b8bab8}
.brand-placeholder{background:radial-gradient(circle,#2b2e31,#111315 70%);display:flex;align-items:center;justify-content:center}.brand-placeholder>img{width:75%;height:auto;object-fit:contain!important}.property-info>div{gap:15px;align-items:center}.property-info>div span{text-align:right}.faq{display:grid;grid-template-columns:.85fr 1.15fr;gap:9vw}.faq details{border-bottom:1px solid var(--line);padding:22px 0}.faq summary{cursor:pointer;font:22px Georgia,serif}.faq details p{color:var(--muted)}.about>div:last-child>p{color:#b8bab8}
@media(max-width:1100px){.site-header{height:105px}.logo{width:285px;height:98px}.logo img{height:96px}.site-header nav{top:105px}.gold-band{grid-template-columns:1fr;justify-items:center;text-align:center}.value-offer{grid-template-columns:1fr}.value-logo{min-height:250px}.expertise-grid{grid-template-columns:1fr 1fr}.expertise-grid article:nth-child(3n){border-right:1px solid #ffffff18}.expertise-grid article:nth-child(2n){border-right:0}.expertise-grid article:nth-child(n+4){border-bottom:1px solid #ffffff18}.expertise-grid article:nth-child(n+5){border-bottom:0}.faq{grid-template-columns:1fr}footer{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.site-header{height:92px}.logo{width:235px;height:86px}.logo img{height:84px}.site-header nav{top:92px}.gold-band img{width:290px}.value-offer{padding:70px 24px}.value-logo{min-height:205px}.expertise-grid{grid-template-columns:1fr}.expertise-grid article{border-right:0!important;border-bottom:1px solid #ffffff18!important}.expertise-grid article:last-child{border-bottom:0!important}.faq h2{font-size:44px}footer img{width:290px}}

/* High-contrast brand presentation and multilingual controls */
.value-logo{position:relative;isolation:isolate;overflow:hidden;background:#111315;border:1px solid #d3aa5566;box-shadow:inset 0 0 0 12px #111315,inset 0 0 0 13px #d3aa5533}
.value-logo:before{content:"";position:absolute;inset:-35%;z-index:-1;background:repeating-radial-gradient(ellipse at center,transparent 0 48px,#d3aa5515 49px 50px);transform:rotate(-14deg)}
.value-logo img{width:min(80%,560px);filter:drop-shadow(0 12px 25px #0008)}
.gold-band img{background:#111315;padding:10px 18px;mix-blend-mode:normal;border:1px solid #111315}
.language-mini,.object-languages{display:flex;gap:8px;margin-left:20px}.language-mini a,.object-languages a{color:#aaa;padding:7px 5px;font-size:12px;letter-spacing:.08em}.language-mini a:hover,.object-languages a:hover{color:var(--gold)}
.admin-images{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}.admin-images label{background:#111315;padding:8px}.admin-images img{width:100%;height:110px;object-fit:cover}.admin-images span{display:flex;gap:7px;align-items:center;margin-top:7px}.admin-images input{width:auto}

/* Complete property page */
.property-detail{padding:42px clamp(24px,6vw,100px) 100px}.property-gallery{display:grid;grid-template-columns:2fr 1fr 1fr;grid-auto-rows:230px;gap:8px;margin:30px 0 55px}.gallery-item{border:0;padding:0;cursor:zoom-in;overflow:hidden;background:#ddd}.gallery-item img{width:100%;height:100%;object-fit:cover;transition:.3s}.gallery-item:hover img{transform:scale(1.025)}.gallery-main{grid-row:span 2}.gallery-empty{grid-column:1/-1;min-height:440px;background:radial-gradient(circle,#292d30,#111315 72%);display:flex;flex-direction:column;align-items:center;justify-content:center;color:#aaa}.gallery-empty img{width:320px}.property-layout{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(330px,.75fr);gap:7vw;align-items:start}.property-layout article h1{font:clamp(48px,6vw,82px)/1 Georgia,serif;letter-spacing:-.045em;margin:18px 0}.property-address{color:var(--muted);font-size:18px}.property-facts{display:grid;grid-template-columns:repeat(3,1fr);border-block:1px solid var(--line);margin:35px 0}.property-facts>div{padding:22px 15px;border-right:1px solid var(--line);display:flex;flex-direction:column}.property-facts>div:nth-child(3n){border-right:0}.property-facts small{color:var(--muted);text-transform:uppercase;letter-spacing:.08em}.property-facts b{font:22px Georgia,serif;margin-top:5px}.property-features,.property-description,.property-location{padding:38px 0;border-bottom:1px solid var(--line)}.property-features ul{display:grid;grid-template-columns:1fr 1fr;gap:14px;list-style:none;padding:0}.property-features li{display:flex;gap:12px}.property-features li span{color:var(--gold)}.property-description>p:last-child{font-size:17px;line-height:1.8}.property-location h2{font:34px Georgia,serif}.outline-dark{border:1px solid var(--ink);color:var(--ink)}.property-enquiry{position:sticky;top:25px;background:var(--ink);color:white;padding:30px}.property-enquiry>img{width:100%;height:260px;object-fit:cover;object-position:center 24%;margin-bottom:24px}.property-enquiry h2{font:35px/1.05 Georgia,serif}.property-enquiry>p:not(.kicker){color:#b8bab8}.property-enquiry form{display:grid;gap:16px}.property-enquiry label{font-size:12px;text-transform:uppercase;letter-spacing:.08em;color:#bbb}.property-enquiry input,.property-enquiry textarea{display:block;width:100%;border:0;border-bottom:1px solid #666;background:transparent;color:white;padding:10px 0;outline:0;text-transform:none;letter-spacing:0}.property-enquiry .consent{display:flex;align-items:flex-start;gap:8px;text-transform:none;letter-spacing:0}.property-enquiry .consent input{width:auto;margin-top:5px}.lightbox{position:fixed;inset:0;z-index:100;background:#000e;padding:4vw;display:flex;align-items:center;justify-content:center}.lightbox[hidden]{display:none}.lightbox img{max-width:95vw;max-height:90vh}.lightbox button{position:absolute;right:25px;top:15px;color:white;background:none;border:0;font-size:45px;cursor:pointer}
@media(max-width:950px){.language-mini{margin-left:auto}.site-header nav.object-languages{display:flex;position:static;flex-direction:row;padding:0;background:none}.property-gallery{grid-template-columns:1fr 1fr;grid-auto-rows:210px}.gallery-main{grid-column:1/-1;grid-row:auto;height:430px}.property-layout{grid-template-columns:1fr}.property-enquiry{position:static}.admin-images{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.language-mini{display:none}.property-detail{padding:28px 20px 70px}.property-gallery{grid-template-columns:1fr;grid-auto-rows:230px;margin-bottom:35px}.gallery-main{height:310px}.property-facts{grid-template-columns:1fr 1fr}.property-facts>div:nth-child(3n){border-right:1px solid var(--line)}.property-facts>div:nth-child(2n){border-right:0}.property-features ul{grid-template-columns:1fr}.property-enquiry{padding:24px}.admin-images{grid-template-columns:1fr}}

/* Portfolio status, filtering and biography spacing */
.about>div:last-child h2{margin-bottom:clamp(32px,4vw,54px)}.status-badge{display:inline-block;background:#111315!important;color:#d3aa55!important;border:1px solid #d3aa55;padding:5px 9px;font-size:11px;text-transform:uppercase}.filters.status-filters{margin-top:12px}.portfolio-empty{padding:34px;border:1px solid #d3ccbd;color:var(--muted)}