/* ===== Kris Ang — Singapore Real Estate ===== */
:root{
  --navy:#15314e;
  --teal:#1f7a6c;
  --teal-d:#155c51;
  --gold:#c08a3e;
  --ink:#23282d;
  --ink-soft:#586069;
  --line:#e2e6ea;
  --bg:#ffffff;
  --soft:#f6f8f9;
  --radius:10px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font-family:"Inter",system-ui,-apple-system,Segoe UI,Roboto,sans-serif;color:var(--ink);background:var(--bg);line-height:1.65;font-size:17px}
img{max-width:100%;height:auto}
h1,h2,h3,h4{font-family:"Fraunces","Georgia",serif;color:var(--navy);line-height:1.2;font-weight:600}
a{color:var(--teal-d);text-decoration:none}
a:hover{text-decoration:underline}
.wrap{max-width:1080px;margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px}.skip:focus{left:8px;top:8px;background:#fff;padding:8px;z-index:100}

/* header */
.site-head{position:sticky;top:0;z-index:40}
.brandbar{background:#c0152a;background:linear-gradient(180deg,#cc1a2f,#a81026)}
.brandbar-inner{display:flex;align-items:center;gap:22px;min-height:78px;padding:8px 20px;flex-wrap:nowrap}
.brand{display:flex;align-items:center;text-decoration:none;flex:none}
.brand:hover{text-decoration:none}
.brand-title{font-family:"Fraunces",Georgia,serif;font-weight:600;font-size:2.3rem;line-height:1;color:#fff;letter-spacing:.01em;text-shadow:0 2px 4px rgba(0,0,0,.25);white-space:nowrap}
.brand-sub{font-family:"Inter",sans-serif;font-weight:700;font-size:1.02rem;letter-spacing:.18em;color:#ffd23d;white-space:nowrap;flex:none}
.brand-phone-img{display:inline-flex;align-items:center;flex:none;text-decoration:none}
.brand-phone-img img{height:54px;width:auto;display:block;border-radius:6px}
.lang-select{margin-left:auto;font-family:"Inter",sans-serif;font-size:.86rem;padding:6px 10px;border-radius:6px;border:1px solid rgba(255,255,255,.6);background:#fff;color:#222;cursor:pointer;max-width:175px;flex:none}
.lang-mobile{display:none}
.tagline-strip{background:#3a3a3a;color:#e9e9e9;border-top:2px solid #fff;border-bottom:2px solid #fff}
.tagline-strip .wrap{padding:8px 20px;font-family:"Fraunces",Georgia,serif;font-style:italic;font-weight:500;font-size:1.08rem;letter-spacing:.01em}
.navbar{background:#4a4a4a}
.nav-wrap{display:flex;align-items:center;justify-content:center;min-height:48px;position:relative}
.nav{display:flex;align-items:center;gap:2px;flex-wrap:wrap;justify-content:center}
.nav>a,.nav .dd>button{display:inline-block;background:none;border:none;color:#e6e6e6;font-family:inherit;font-size:.92rem;font-weight:600;padding:13px 14px;cursor:pointer}
.nav>a:hover,.nav .dd>button:hover{color:#fff;background:rgba(255,255,255,.07);text-decoration:none}
.nav>a.active{color:#ffd23d}
.nav-ext{color:#9fe0d4!important}
.nav .dd{position:relative}
.nav .dd-menu{position:absolute;top:100%;left:0;background:#fff;border:1px solid var(--line);border-radius:8px;min-width:250px;box-shadow:0 16px 40px rgba(0,0,0,.18);opacity:0;visibility:hidden;transform:translateY(-6px);transition:.16s;z-index:50;padding:8px}
.nav .dd:hover .dd-menu,.nav .dd.open .dd-menu{opacity:1;visibility:visible;transform:none}
.nav .dd-menu a{display:block;padding:9px 12px;border-radius:6px;color:#2a3340;font-size:.9rem}
.nav .dd-menu a:hover{background:var(--soft);color:var(--teal-d);text-decoration:none}
.nav-toggle{display:none;background:none;border:none;color:#fff;font-size:1.05rem;font-weight:600;cursor:pointer;padding:12px 4px}

/* hero */
.hero{background:linear-gradient(160deg,#15314e,#1d4063);color:#fff;padding:64px 0 70px;position:relative;overflow:hidden}
.hero h1{color:#fff;font-size:clamp(2.2rem,5vw,3.4rem);max-width:18ch;margin:0 0 14px}
.hero p{font-size:1.18rem;color:#c9d6e2;max-width:54ch;margin:0 0 26px}
.hero .eyebrow{color:var(--gold);font-family:"Inter",sans-serif;font-weight:600;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;margin:0 0 14px}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px}
.btn{display:inline-block;border:none;border-radius:8px;padding:13px 24px;font-size:1rem;font-weight:600;cursor:pointer;text-decoration:none;font-family:inherit}
.btn-primary{background:var(--gold);color:#fff}
.btn-primary:hover{background:#a9762f;text-decoration:none}
.btn-ghost{background:transparent;border:1.5px solid rgba(255,255,255,.4);color:#fff}
.btn-ghost:hover{background:rgba(255,255,255,.1);text-decoration:none}
.btn-teal{background:var(--teal);color:#fff}.btn-teal:hover{background:var(--teal-d);text-decoration:none}

/* sections */
.section{padding:54px 0}
.section.soft{background:var(--soft)}
.section h2{font-size:2rem;margin:0 0 8px}
.section .lead{color:var(--ink-soft);font-size:1.1rem;max-width:60ch;margin:0 0 28px}

/* cards grid (home services / sections) */
.cardgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.card{display:flex;flex-direction:column;gap:8px;background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px;text-decoration:none;color:inherit;transition:.16s}
.card:hover{transform:translateY(-3px);box-shadow:0 16px 34px rgba(0,0,0,.08);text-decoration:none;border-color:#cdd5dd}
.card h3{margin:0;font-size:1.18rem}
.card p{margin:0;color:var(--ink-soft);font-size:.95rem;flex:1}
.card .more{color:var(--teal-d);font-weight:600;font-size:.9rem;margin-top:4px}

/* content pages */
.page-hero{background:#fff;color:var(--ink);padding:30px 0 22px;border-bottom:1px solid var(--line)}
.page-hero .crumb{font-size:.84rem;color:var(--ink-soft);margin-bottom:8px}
.page-hero .crumb a{color:#c0152a}
.page-hero h1{color:var(--navy);margin:0;font-size:clamp(1.8rem,4vw,2.6rem)}
.content{padding:40px 0 56px}
.content .wrap{max-width:820px}
.content h2{font-size:1.5rem;margin:30px 0 10px}
.content h3{font-size:1.18rem;margin:22px 0 8px}
.content p{margin:0 0 16px}
.content ul,.content ol{margin:0 0 18px;padding-left:24px}
.content li{margin:6px 0}
.content img{border-radius:8px;margin:16px 0}
.content table{border-collapse:collapse;width:100%;margin:16px 0;font-size:.94rem}
.content thead th{background:var(--soft);font-weight:700}
.content tbody tr:nth-child(even){background:#fafafa}
.content td,.content th{border:1px solid var(--line);padding:9px 11px;text-align:left;vertical-align:top}
.content blockquote{border-left:4px solid var(--gold);margin:18px 0;padding:6px 18px;color:var(--ink-soft);font-style:italic}

/* contact form */
.cform{max-width:560px;display:flex;flex-direction:column;gap:14px;margin-top:8px}
.cform label{font-weight:600;font-size:.92rem;display:flex;flex-direction:column;gap:6px}
.cform input,.cform textarea,.cform select{border:1px solid var(--line);border-radius:9px;padding:12px 14px;font-size:1rem;font-family:inherit;background:#fff}
.cform{margin-top:18px}
.cform textarea{min-height:130px;resize:vertical}

/* footer */
.footer{background:#2d2d2d;color:#c4c4c4;padding:44px 0 18px}
.foot-grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:30px}
.foot-brand{font-family:"Fraunces",serif;font-size:1.3rem;color:#fff;margin:0 0 8px}
.footer h4{color:#ffd23d;font-size:.82rem;letter-spacing:.1em;text-transform:uppercase;margin:0 0 12px}
.footer a{color:#c4c4c4;display:block;padding:3px 0;font-size:.92rem}
.footer a:hover{color:#fff}
.foot-bottom{border-top:1px solid #474747;margin-top:30px;padding-top:16px;font-size:.84rem;color:#9a9a9a;display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px}

@media(max-width:880px){
  .brandbar-inner{flex-wrap:wrap;min-height:0;gap:8px 16px;padding:10px 16px}
  .brand-title{font-size:1.7rem}
  .brand-phone-img img{height:40px}
  .lang-desktop{display:none !important}
  .lang-mobile{display:block !important;order:0;margin-left:auto;flex:none;max-width:190px;background:#fff}
  .tagline-strip .wrap{font-size:.95rem}
  .nav-wrap{justify-content:flex-start}
  .nav-toggle{display:block;margin-right:auto}
  .nav{position:fixed;top:0;right:0;bottom:0;left:auto;width:min(82vw,330px);background:#3a3a3a;flex-direction:column;align-items:stretch;padding:18px 10px;gap:2px;display:none;overflow:auto;box-shadow:-12px 0 30px rgba(0,0,0,.3);z-index:60}
  .nav.open{display:flex}
  .nav .dd-menu{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border:none;background:rgba(255,255,255,.06);padding:4px 4px 4px 14px;margin:2px 0}
  .nav .dd-menu a{color:#cfdae6}
  .nav .dd>button{width:100%;text-align:left}
  .nav>a{padding:12px 14px}
  .cardgrid{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
}
@media(max-width:560px){.cardgrid{grid-template-columns:1fr}}

/* home slider */
.home-slider{background:#0e1722}
.slider{position:relative;overflow:hidden;width:100%;aspect-ratio:1000/250;background:#0e1722}
.slider .slide{position:absolute;inset:0;opacity:0;transition:opacity .8s}
.slider .slide.is-active{opacity:1}
.slider .slide img{display:block;width:100%;height:100%;object-fit:cover;object-position:center}
.slider-dots{position:absolute;bottom:12px;left:0;right:0;display:flex;justify-content:center;gap:8px;z-index:3}
.slider-dots button{width:9px;height:9px;border-radius:50%;border:none;background:rgba(255,255,255,.55);cursor:pointer;padding:0}
.slider-dots button.is-active{background:#fff;width:22px;border-radius:5px}

/* home intro two-col with sidebar */
.intro-grid{display:grid;grid-template-columns:1fr 300px;gap:36px;align-items:start}
.home-aside{display:flex;flex-direction:column;gap:18px}
.aside-box{background:var(--soft);border:1px solid var(--line);border-radius:10px;padding:18px 20px}
.aside-box h3{font-size:1.1rem;margin:0 0 10px;padding-bottom:8px;border-bottom:2px solid var(--gold)}
.aside-box p{margin:4px 0;font-size:.95rem}
.aside-tel{color:#c0152a;font-weight:700}
.aside-links{list-style:none;margin:0;padding:0}
.aside-links li{margin:6px 0}
.aside-links a{font-weight:600;font-size:.95rem}

@media(max-width:880px){
  .intro-grid{grid-template-columns:1fr;gap:24px}
  .slider{aspect-ratio:1000/250}
}

/* homepage latest insights */
.insights-list{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:8px 28px}
.insights-list li{padding:6px 0;border-bottom:1px solid var(--line)}
.insights-list a{font-weight:600;font-size:.96rem}
@media(max-width:680px){.insights-list{grid-template-columns:1fr}}

/* sitemap.html */
.sitemap-list{list-style:none;margin:0 0 22px;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:4px 28px}
.sitemap-list li{padding:5px 0;border-bottom:1px solid var(--line)}
.sitemap-list a{font-weight:500}
@media(max-width:680px){.sitemap-list{grid-template-columns:1fr}}

/* footer legal links — keep on one line */
.foot-legal{display:inline-flex;align-items:center;gap:8px;white-space:nowrap}
.foot-legal .sep{color:#6a6a6a}