:root{--ivory:#f4f0e7;--paper:#fbf9f4;--olive:#252b23;--olive2:#4e5945;--gold:#b99a5b;--ink:#252724;--muted:#74776f;--line:rgba(37,39,36,.17);--serif:"Playfair Display","Noto Sans Thai",serif;--sans:"DM Sans","Noto Sans Thai",sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--ink);font:16px/1.65 var(--sans)}img{display:block;width:100%}a{color:inherit;text-decoration:none}button,select{font:inherit}.section-shell{width:min(1220px,90vw);margin:auto}.site-header{height:84px;padding:0 3.5vw;display:grid;grid-template-columns:210px 1fr auto;align-items:center;gap:30px;position:sticky;top:0;z-index:20;background:rgba(244,240,231,.95);border-bottom:1px solid var(--line);backdrop-filter:blur(14px)}.brand img{width:174px;height:62px;object-fit:contain}.site-header nav{display:flex;justify-content:center;gap:31px}.site-header nav a{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase}.header-tools{display:flex;align-items:center;gap:21px}.language-switch{display:flex;align-items:center;gap:7px;font-size:.72rem}.language-switch button{padding:5px 1px;border:0;border-bottom:1px solid transparent;background:none;cursor:pointer;color:#777}.language-switch button.active{color:var(--ink);border-color:var(--gold)}.header-cta,.gold-cta,.outline-cta{display:inline-flex;min-height:48px;padding:0 22px;align-items:center;justify-content:center;text-transform:uppercase;letter-spacing:.12em;font-size:.7rem;font-weight:600}.header-cta{background:var(--olive);color:#fff}.menu-button{display:none}.hero{min-height:720px;display:grid;grid-template-columns:44% 56%;position:relative;background:var(--olive);color:#fff}.hero-copy{padding:90px 7vw 150px 6vw;display:flex;flex-direction:column;justify-content:center}.eyebrow{margin:0 0 17px;text-transform:uppercase;letter-spacing:.22em;font-size:.68rem;font-weight:600;color:#d5bd8c}.eyebrow.dark{color:#806b45}.hero h1,.manifesto h2,.section-heading h2,.areas h2,.service h2,.about h2,.contact h2,dialog h2{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.035em;margin:0}.hero h1{font-size:clamp(3.2rem,5.8vw,6.5rem)}.hero h1 em{display:block;color:#d2bc91;font-weight:500}.hero-intro{max-width:530px;color:#c7cec6;margin:28px 0}.hero-actions{display:flex;align-items:center;gap:27px}.outline-cta{border:1px solid var(--gold);color:#d8c08f}.outline-cta.light{border-color:#ffffff80;color:#fff}.line-link{font-size:.76rem;text-transform:uppercase;letter-spacing:.09em}.hero-signature{display:flex;align-items:center;gap:14px;margin-top:58px;color:#9fa79d}.hero-signature>span{font:italic 2.2rem var(--serif);color:var(--gold)}.hero-signature p{margin:0;font-size:.63rem;letter-spacing:.15em;text-transform:uppercase;line-height:1.7}.hero-visual{position:relative;overflow:hidden}.hero-visual img{height:100%;object-fit:cover;filter:saturate(.78)}.hero-visual:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(37,43,35,.15),transparent 40%)}.hero-visual>p{position:absolute;z-index:1;right:34px;top:38px;width:180px;margin:0;padding-left:18px;border-left:1px solid var(--gold);font:italic 1rem/1.5 var(--serif);color:#fff}.search-panel{position:absolute;z-index:3;left:6vw;right:6vw;bottom:-42px;display:grid;grid-template-columns:1fr 1fr 1.35fr auto;background:var(--paper);color:var(--ink);box-shadow:0 18px 50px #0003}.search-panel label{padding:18px 22px;border-right:1px solid var(--line)}.search-panel label span{display:block;font-size:.64rem;text-transform:uppercase;letter-spacing:.13em;color:var(--muted)}.search-panel select{width:100%;border:0;background:transparent;outline:0;font-weight:500}.search-panel button{border:0;padding:0 34px;background:var(--gold);color:#1d211c;text-transform:uppercase;letter-spacing:.12em;font-size:.69rem;font-weight:600;cursor:pointer}.manifesto{padding:145px 0 105px;display:grid;grid-template-columns:60px 1.2fr .8fr;gap:5vw;align-items:start}.section-number{margin:0;color:#9b8353;font:2rem var(--serif)}.manifesto h2,.section-heading h2,.areas h2,.service h2,.about h2,.contact h2,dialog h2{font-size:clamp(2.5rem,4.4vw,5rem)}.manifesto>p:last-child{margin-top:38px;color:#646961}.properties{padding:105px 0;background:#e9e1d3}.section-heading{display:flex;align-items:end;justify-content:space-between;margin-bottom:40px}.dark-link{color:#625130}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:#c8bdab}.property-card{background:var(--paper)}.card-media{height:320px;position:relative;display:block;overflow:hidden}.card-media img{height:100%;object-fit:cover;transition:transform .5s}.property-card:hover img{transform:scale(1.025)}.card-number{position:absolute;z-index:2;left:18px;top:13px;color:#fff;font:2rem var(--serif);text-shadow:0 2px 12px #000}.card-copy{padding:25px}.card-copy>p{margin:0 0 8px;font-size:.63rem;letter-spacing:.14em;color:#777}.card-copy h3{min-height:62px;margin:0 0 17px;font:500 1.55rem/1.25 var(--serif)}.card-copy>div{display:flex;justify-content:space-between;gap:12px;padding:13px 0;border-top:1px solid var(--line);font-size:.78rem}.card-copy strong{color:#796238}.card-copy>a,.card-link{border:0;background:none;padding:7px 0;color:#685635;text-transform:uppercase;letter-spacing:.09em;font-size:.68rem;cursor:pointer}.empty-state{text-align:center;padding:25px}.areas{margin-top:110px;margin-bottom:110px;display:grid;grid-template-columns:1fr 1fr;background:var(--olive);color:#fff}.area-image{position:relative;min-height:680px}.area-image img{height:100%;object-fit:cover;filter:saturate(.7)}.area-image>span{position:absolute;left:30px;top:22px;font:3rem var(--serif)}.area-copy{padding:70px}.area-copy>p:not(.eyebrow){color:#bdc5bb}.area-copy ol{list-style:none;margin:38px 0 0;padding:0}.area-copy li{display:grid;grid-template-columns:38px 1fr;gap:0 12px;padding:17px 0;border-top:1px solid #ffffff26}.area-copy li>span{grid-row:1/3;color:#b9a477;font-size:.7rem}.area-copy strong{font:500 1.35rem var(--serif)}.area-copy small{color:#aeb7ab}.service{padding:110px 0;background:var(--paper)}.service-grid{display:grid;grid-template-columns:1fr 1fr;gap:10vw}.service ol{list-style:none;margin:20px 0 0;padding:0}.service li{display:grid;grid-template-columns:42px 1fr;gap:15px;padding:20px 0;border-top:1px solid var(--line)}.service li>span{color:#8d7445;font-size:.7rem}.service strong{font:500 1.35rem var(--serif)}.service li p{margin:3px 0;color:#686d66}.about{padding:110px 0;display:grid;grid-template-columns:.8fr 1.2fr;gap:9vw;align-items:center}.about>img{height:590px;object-fit:cover}.about-copy p{color:#646a63}.about blockquote{margin:35px 0 0;padding-left:20px;border-left:1px solid var(--gold);color:#735f38;font:italic 1.5rem var(--serif)}.contact{display:grid;grid-template-columns:1.2fr .8fr;gap:9vw;align-items:center;padding:90px max(6vw,calc((100vw - 1220px)/2));background:var(--olive);color:#fff}.contact p{color:#b9c1b7}.contact-actions{display:flex;flex-direction:column;gap:12px}.gold-cta{border:0;background:var(--gold);color:#1d211c}.contact small{text-align:center;color:#aeb7ac}footer{padding:55px 6vw 28px;display:grid;grid-template-columns:2fr 1fr 1fr;gap:30px;background:#181c17;color:#c5cbc3;font-size:.82rem}footer img{width:170px;height:70px;object-fit:contain}footer div:nth-child(2){display:flex;flex-direction:column;gap:7px}.copyright{grid-column:1/-1;padding-top:24px;border-top:1px solid #ffffff1a;color:#777}.footer-brand p{color:#8e978c}dialog{border:0;width:min(540px,90vw);padding:48px;background:var(--paper);box-shadow:0 24px 90px #0006}dialog::backdrop{background:#1117}.dialog-close{position:absolute;right:15px;top:8px;border:0;background:none;font-size:2rem;cursor:pointer}dialog .gold-cta{margin-top:10px}.lang-th .hero h1,.lang-th h2,.lang-th h3{letter-spacing:0;line-height:1.24}
@media(max-width:960px){.site-header{grid-template-columns:1fr auto auto}.site-header nav{display:none;position:absolute;top:84px;left:0;right:0;padding:18px;background:var(--ivory);flex-direction:column}.site-header nav.open{display:flex}.menu-button{display:block;border:0;background:none;text-transform:uppercase;font-size:.7rem}.hero{grid-template-columns:1fr;min-height:940px}.hero-copy{padding:75px 8vw 300px}.hero-visual{position:absolute;bottom:0;right:0;width:58%;height:390px}.search-panel{grid-template-columns:1fr 1fr}.search-panel button{min-height:60px}.manifesto{grid-template-columns:40px 1fr}.manifesto>p:last-child{grid-column:2}.property-grid{grid-template-columns:1fr 1fr}.property-card:last-child{display:none}.areas{grid-template-columns:1fr}.area-image{min-height:440px}.service-grid,.about,.contact{grid-template-columns:1fr}.about>img{height:430px}.header-cta{display:none}}
@media(max-width:640px){.site-header{height:70px;padding:0 16px;grid-template-columns:1fr auto}.brand img{width:140px}.menu-button{display:none}.site-header nav{top:70px}.header-tools{gap:12px}.hero{min-height:900px}.hero-copy{padding:62px 22px 365px}.hero h1{font-size:3.35rem}.hero-intro{font-size:.92rem}.hero-actions{align-items:flex-start;flex-direction:column}.hero-signature{margin-top:34px}.hero-visual{width:100%;height:335px}.hero-visual>p{display:none}.search-panel{left:14px;right:14px;bottom:-115px;grid-template-columns:1fr 1fr}.search-panel label{padding:11px}.search-panel label:nth-child(3){grid-column:1/2}.search-panel button{padding:0 12px}.manifesto{padding-top:185px;grid-template-columns:1fr}.manifesto .section-number{display:none}.manifesto>p:last-child{grid-column:auto;margin-top:0}.section-heading{align-items:start;flex-direction:column;gap:15px}.property-grid{grid-template-columns:1fr}.property-card:last-child{display:block}.card-media{height:290px}.areas{width:100%;margin-top:0;margin-bottom:0}.area-copy{padding:55px 25px}.area-image{min-height:360px}.service,.about{padding-top:75px;padding-bottom:75px}.about>img{height:360px}.contact{padding:70px 24px}.contact h2{font-size:2.7rem}footer{grid-template-columns:1fr 1fr;padding:45px 24px}.footer-brand{grid-column:1/-1}}

/* Compact editorial property cards */
.property-grid{gap:18px;background:transparent}
.property-card{border:1px solid rgba(73,67,54,.13);box-shadow:0 8px 26px rgba(49,43,33,.06);transition:transform .25s,box-shadow .25s}
.property-card:hover{transform:translateY(-3px);box-shadow:0 14px 35px rgba(49,43,33,.1)}
.card-media{height:auto;aspect-ratio:4/3}
.card-media:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.18),transparent 36%)}
.card-number{font-size:1.45rem;left:16px;top:11px}
.card-copy{padding:18px 19px 16px}
.card-copy>p{margin-bottom:7px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
.card-copy h3{display:-webkit-box;-webkit-line-clamp:2;-webkit-box-orient:vertical;overflow:hidden;min-height:2.7em;margin-bottom:13px;font-size:1.18rem;line-height:1.35}
.card-copy>div{align-items:center;padding:11px 0;font-size:.75rem}
.card-copy strong{white-space:nowrap}
.card-copy>a,.card-link{display:inline-block;padding-top:6px}
.catalog-filters{display:flex;gap:8px;margin-top:-18px;margin-bottom:28px;overflow-x:auto;padding-bottom:5px;scrollbar-width:thin}
.catalog-filters button{flex:0 0 auto;border:1px solid rgba(73,67,54,.2);background:rgba(255,255,255,.28);color:#554d40;padding:10px 17px;border-radius:999px;font-size:.7rem;font-weight:600;letter-spacing:.07em;text-transform:uppercase;cursor:pointer;transition:.2s}
.catalog-filters button:hover{border-color:#8d7445;color:#6e5832}
.catalog-filters button.active{background:var(--olive);border-color:var(--olive);color:#fff}
@media(max-width:640px){.property-grid{gap:14px}.card-copy{padding:16px}.card-copy h3{font-size:1.12rem;min-height:auto}}
@media(max-width:640px){.catalog-filters{width:100%;padding-left:5vw;padding-right:5vw;margin-top:-4px}.catalog-filters button{padding:9px 14px}.properties{padding-top:78px}}
@media(max-width:960px){.property-card:last-child{display:block}}
@media(max-width:640px){.site-header{grid-template-columns:1fr auto auto}.menu-button{display:block}.header-tools .header-cta{display:none}}

/* Editorial Residence — desktop */
@media(min-width:961px){
  .home-page .site-header{position:fixed;inset:0 auto 0 0;width:228px;height:100vh;padding:34px 28px;display:flex;flex-direction:column;align-items:stretch;gap:0;background:#f8f5ee;border-right:1px solid var(--line);border-bottom:0}
  .home-page .brand{display:block;padding-bottom:34px;border-bottom:1px solid var(--line)}
  .home-page .brand img{width:172px;height:auto;margin:auto}
  .home-page .site-header nav{display:flex;flex-direction:column;justify-content:flex-start;gap:0;margin-top:34px}
  .home-page .site-header nav a{padding:11px 4px;border-left:2px solid transparent;font-family:var(--serif);font-size:1rem;letter-spacing:0;text-transform:none}
  .home-page .site-header nav a:hover{padding-left:14px;border-left-color:var(--gold);color:#765f33}
  .home-page .header-tools{margin-top:auto;display:flex;flex-direction:column;align-items:stretch;gap:18px}
  .home-page .language-switch{justify-content:center}
  .home-page .header-cta{text-align:center}
  .home-page>main,.home-page>footer{margin-left:228px}
  .home-page .hero{min-height:590px;height:590px;display:block;background:#fff;color:var(--ink);overflow:visible}
  .home-page .hero-visual{position:absolute;inset:0;width:100%;height:100%}
  .home-page .hero-visual img{height:100%;object-fit:cover;object-position:center;filter:saturate(.74) brightness(.91)}
  .home-page .hero-visual:after{background:linear-gradient(90deg,#fbfaf6 0%,rgba(251,250,246,.96) 24%,rgba(251,250,246,.64) 42%,rgba(251,250,246,.08) 67%,transparent 100%)}
  .home-page .hero-copy{position:relative;z-index:2;width:60%;height:100%;padding:55px 8vw 82px 4.6vw;display:flex;justify-content:center}
  .home-page .hero h1{max-width:700px;font-size:clamp(3.6rem,5.1vw,5.8rem);color:#191b19}
  .home-page .hero h1 em{display:inline;color:#191b19}
  .home-page .hero-intro{max-width:470px;margin:18px 0;color:#525750;font-size:1rem}
  .home-page .outline-cta{border-color:#8f7544;color:#5e4a29}
  .home-page .hero-signature{margin-top:28px;color:#6e736c}
  .home-page .hero-visual>p{top:48px;right:42px;color:#fff;text-shadow:0 2px 16px #0008}
  .home-page .search-panel{left:4.6vw;right:4.6vw;bottom:-38px}
  .home-page .manifesto{padding-top:100px;padding-bottom:70px}
}

@media(min-width:641px) and (max-width:960px){.hero{min-height:650px}.hero-copy{padding-top:60px;padding-bottom:120px}.hero h1{font-size:clamp(3.4rem,7vw,5rem)}.manifesto{padding-top:115px;padding-bottom:75px}}
@media(max-width:640px){.hero{min-height:760px}.hero-copy{padding:42px 22px 320px}.hero h1{font-size:2.8rem}.hero-intro{margin:18px 0}.hero-signature{display:none}.hero-visual{height:280px}.manifesto{padding-top:165px;padding-bottom:65px}}

/* Clickable neighbourhood shortcuts */
.areas{margin-top:82px;margin-bottom:82px}
.area-image{min-height:560px}
.area-copy{padding:48px 50px}
.area-copy h2{font-size:clamp(2.5rem,3.8vw,4.2rem)}
.area-copy>p:not(.eyebrow){margin:16px 0 0}
.area-copy ol{display:grid;grid-template-columns:1fr 1fr;gap:0 22px;margin-top:24px}
.area-copy li{display:block;padding:0;border-top:1px solid #ffffff26}
.area-copy li button{width:100%;min-height:103px;padding:14px 2px;display:grid;grid-template-columns:30px 1fr;grid-template-rows:auto auto auto;gap:0 8px;border:0;background:none;color:#fff;text-align:left;cursor:pointer}
.area-copy li button>span{grid-row:1/4;color:#c7a75e;font-size:.66rem}
.area-copy li button strong{font:500 1.18rem var(--serif)}
.area-copy li button small{color:#aeb7ab;line-height:1.35}
.area-copy li button em{margin-top:5px;color:#d7bd83;font-style:normal;font-size:.61rem;letter-spacing:.08em;text-transform:uppercase;opacity:0;transform:translateX(-5px);transition:.2s}
.area-copy li button:hover em,.area-copy li button:focus-visible em{opacity:1;transform:none}
.area-copy li button:hover strong,.area-copy li button:focus-visible strong{color:#e1c98f}
@media(max-width:960px){.area-copy ol{grid-template-columns:1fr}.area-image{min-height:430px}}
@media(max-width:640px){.areas{margin-top:0;margin-bottom:0}.area-copy{padding:48px 24px}.area-copy li button{min-height:92px}.area-copy li button em{opacity:1;transform:none}.area-image{min-height:300px}}