:root {
  --bg-light: #fafaf9;
  --bg-card: #ffffff;
  --text-dark: #141414;
  --text-muted: #5c5c5a;
  --color-gold: #c5a880;
  --color-border: #e4e4e2;
  --color-stabilized: #1c2e24; /* Dark Forest Green */
  --color-construction: #523b18; /* Dark Ochre/Gold */
  --color-advisory: #4b5563; /* Slate gray */
  
  --font-title: 'Fahkwang', sans-serif;
  --font-body: 'Work Sans', sans-serif;
}

* {
  margin: 0;
  padding: 0;
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  background-color: var(--bg-light);
  color: var(--text-dark);
  font-family: var(--font-body);
  line-height: 1.6;
  overflow-x: hidden;
}

/* Common Layout Containers */
.section-container {
  max-width: 1200px;
  margin: 0 auto;
  padding: 0 2rem;
  width: 100%;
}

.grid-split {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: 4rem;
}

/* Site Header */
.site-header {
  position: fixed;
  top: 0;
  left: 0;
  width: 100%;
  z-index: 100;
  background-color: transparent;
  border-bottom: 1px solid rgba(255, 255, 255, 0.15);
  transition: all 0.4s ease;
}

.site-header.scrolled {
  background-color: #ffffff;
  border-bottom: 1px solid var(--color-border);
  box-shadow: 0 4px 10px rgba(0, 0, 0, 0.02);
}

.header-container {
  max-width: 1300px;
  margin: 0 auto;
  padding: 1.5rem 2rem;
  display: flex;
  justify-content: space-between;
  align-items: center;
  transition: all 0.4s ease;
}

.site-header.scrolled .header-container {
  padding: 1rem 2rem;
}

.logo-link {
  text-decoration: none;
  display: flex;
  flex-direction: column;
  color: #ffffff;
  transition: color 0.4s ease;
}

.site-header.scrolled .logo-link {
  color: var(--text-dark);
}

.logo-text-large {
  font-family: var(--font-title);
  font-size: 1.4rem;
  font-weight: 500;
  letter-spacing: 0.25em;
  line-height: 1.1;
}

.logo-text-small {
  font-size: 0.65rem;
  letter-spacing: 0.42em;
  font-weight: 600;
  margin-top: 0.2rem;
}

/* Nav Menu */
.nav-menu {
  display: flex;
  align-items: center;
  gap: 2.5rem;
}

.nav-item {
  text-decoration: none;
  color: #ffffff;
  font-size: 0.85rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  transition: color 0.4s ease;
  position: relative;
}

.site-header.scrolled .nav-item {
  color: var(--text-dark);
}

.nav-item::after {
  content: '';
  position: absolute;
  bottom: -4px;
  left: 0;
  width: 0;
  height: 1.5px;
  background-color: var(--color-gold);
  transition: width 0.3s ease;
}

.nav-item:hover::after {
  width: 100%;
}

.site-header.scrolled .nav-item:hover {
  color: var(--color-gold);
}

.btn-nav {
  border: 1px solid #ffffff;
  padding: 0.6rem 1.4rem;
  transition: all 0.4s ease;
}

.site-header.scrolled .btn-nav {
  border-color: var(--text-dark);
}

.btn-nav:hover {
  background-color: #ffffff;
  color: var(--text-dark) !important;
  border-color: #ffffff;
}

.site-header.scrolled .btn-nav:hover {
  background-color: var(--text-dark);
  color: #ffffff !important;
  border-color: var(--text-dark);
}

/* Mobile Hamburger button */
.menu-toggle {
  display: none;
  background: none;
  border: none;
  cursor: pointer;
  flex-direction: column;
  gap: 5px;
}

.menu-toggle .bar {
  width: 25px;
  height: 2px;
  background-color: #ffffff;
  transition: background-color 0.4s ease;
}

.site-header.scrolled .menu-toggle .bar {
  background-color: var(--text-dark);
}

/* Mobile Drawer Menu */
.mobile-drawer {
  position: fixed;
  top: 0;
  right: -100%;
  width: 300px;
  height: 100vh;
  background-color: #ffffff;
  box-shadow: -10px 0 30px rgba(0,0,0,0.05);
  z-index: 1000;
  padding: 3rem 2rem;
  display: flex;
  flex-direction: column;
  transition: right 0.4s cubic-bezier(0.16, 1, 0.3, 1);
}

.mobile-drawer.active {
  right: 0;
}

.drawer-close-btn {
  background: none;
  border: none;
  font-size: 2rem;
  cursor: pointer;
  align-self: flex-end;
  margin-bottom: 3rem;
  color: var(--text-dark);
}

.drawer-nav {
  display: flex;
  flex-direction: column;
  gap: 2rem;
}

.drawer-item {
  text-decoration: none;
  color: var(--text-dark);
  font-size: 1.1rem;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  padding-bottom: 0.5rem;
  border-bottom: 1px solid var(--color-border);
}

.drawer-btn {
  border: 1px solid var(--text-dark);
  padding: 0.8rem;
  text-align: center;
  margin-top: 1rem;
}

/* Hero Section */
.hero-section {
  position: relative;
  height: 90vh;
  display: flex;
  align-items: center;
  justify-content: center;
  color: #ffffff;
  text-align: center;
}

.hero-bg {
  position: absolute;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  background-size: cover;
  background-position: center;
  z-index: 1;
}

.hero-content {
  position: relative;
  z-index: 2;
  max-width: 850px;
  padding: 0 2rem;
}

.hero-title {
  font-family: var(--font-title);
  font-size: 4.2rem;
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  margin-bottom: 1.5rem;
}

.hero-subtitle {
  font-size: 1.4rem;
  font-weight: 300;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  margin-bottom: 3rem;
  color: rgba(255, 255, 255, 0.9);
}

.btn-hero {
  display: inline-block;
  text-decoration: none;
  color: #ffffff;
  border: 1px solid #ffffff;
  padding: 1rem 2.2rem;
  font-size: 0.9rem;
  text-transform: uppercase;
  letter-spacing: 0.2em;
  font-weight: 500;
  transition: all 0.4s ease;
}

.btn-hero:hover {
  background-color: #ffffff;
  color: var(--text-dark);
}

/* Stats Section */
.stats-section {
  background-color: var(--text-dark);
  color: #ffffff;
  padding: 5rem 0;
}

.stats-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 3rem;
  text-align: center;
}

.stat-item {
  position: relative;
}

.stat-item:not(:last-child)::after {
  content: '';
  position: absolute;
  right: -1.5rem;
  top: 10%;
  height: 80%;
  width: 1px;
  background-color: rgba(255, 255, 255, 0.1);
}

.stat-number {
  font-family: var(--font-title);
  font-size: 3.5rem;
  font-weight: 300;
  color: var(--color-gold);
  margin-bottom: 0.5rem;
}

.stat-label {
  font-size: 0.85rem;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  color: rgba(255, 255, 255, 0.7);
}

.stats-footnote {
  text-align: center;
  font-size: 0.7rem;
  color: rgba(255, 255, 255, 0.4);
  margin-top: 3rem;
  letter-spacing: 0.05em;
}

/* Split sections (Intro and Strategies) */
.intro-section, .strategies-section {
  padding: 8rem 0;
  border-bottom: 1px solid var(--color-border);
}

.section-title {
  font-family: var(--font-title);
  font-size: 2.8rem;
  font-weight: 400;
  line-height: 1.2;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.intro-text {
  font-size: 1.15rem;
  font-weight: 300;
  color: var(--text-muted);
  line-height: 1.8;
  margin-bottom: 2rem;
}

.intro-text:last-child {
  margin-bottom: 0;
}

/* Strategy Items */
.strategy-list {
  margin-top: 3rem;
  display: flex;
  flex-direction: column;
  gap: 2.5rem;
}

.strategy-title {
  font-family: var(--font-title);
  font-size: 1.3rem;
  font-weight: 500;
  letter-spacing: 0.05em;
  margin-bottom: 0.5rem;
  color: var(--text-dark);
}

.strategy-desc {
  font-size: 0.95rem;
  color: var(--text-muted);
  font-weight: 300;
  line-height: 1.7;
}

/* Portfolio Section */
.portfolio-section {
  padding: 8rem 0;
  background-color: #f4f4f2;
  border-bottom: 1px solid var(--color-border);
}

.portfolio-header {
  max-width: 800px;
  margin-bottom: 5rem;
}

.portfolio-section-title {
  font-family: var(--font-title);
  font-size: 2.8rem;
  font-weight: 400;
  text-transform: uppercase;
  letter-spacing: 0.05em;
  margin-bottom: 1.5rem;
}

.portfolio-section-subtitle {
  font-size: 1.05rem;
  color: var(--text-muted);
  font-weight: 300;
  line-height: 1.7;
}

.portfolio-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 2.5rem;
}

.portfolio-card {
  background-color: var(--bg-card);
  border: 1px solid var(--color-border);
  display: flex;
  flex-direction: column;
  transition: all 0.4s cubic-bezier(0.16, 1, 0.3, 1);
}

.portfolio-card:hover:not(.placeholder-card) {
  transform: translateY(-8px);
  box-shadow: 0 20px 40px rgba(0,0,0,0.03);
  border-color: #d1d1cf;
}

.card-img-wrapper {
  position: relative;
  height: 240px;
  overflow: hidden;
}

.card-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.8s cubic-bezier(0.16, 1, 0.3, 1);
}

.portfolio-card:hover .card-img {
  transform: scale(1.05);
}

.card-status {
  position: absolute;
  top: 1rem;
  left: 1rem;
  padding: 0.4rem 0.8rem;
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  font-weight: 600;
  color: #ffffff;
  border-radius: 2px;
  z-index: 10;
}

.status-stabilized {
  background-color: var(--color-stabilized);
}

.status-construction {
  background-color: var(--color-construction);
}

.status-advisory {
  background-color: var(--color-advisory);
}

.card-info {
  padding: 2rem;
  display: flex;
  flex-direction: column;
  flex-grow: 1;
}

.card-stats {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  padding-bottom: 1.5rem;
  margin-bottom: 1.5rem;
  border-bottom: 1px solid var(--color-border);
}

.card-stat {
  display: flex;
  flex-direction: column;
}

.card-stat:first-child {
  border-right: 1px solid var(--color-border);
  padding-right: 1rem;
}

.card-stat:last-child {
  padding-left: 1rem;
}

.card-stat-val {
  font-family: var(--font-title);
  font-size: 1.5rem;
  font-weight: 400;
  color: var(--text-dark);
}

.card-stat-lbl {
  font-size: 0.7rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--text-muted);
  margin-top: 0.2rem;
}

.card-building-title {
  font-family: var(--font-title);
  font-size: 1.4rem;
  font-weight: 500;
  letter-spacing: 0.02em;
  margin-bottom: 0.2rem;
  color: var(--text-dark);
}

.card-building-loc {
  font-size: 0.8rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  color: var(--color-gold);
  margin-bottom: 1.2rem;
  font-weight: 600;
}

.card-building-desc {
  font-size: 0.88rem;
  color: var(--text-muted);
  font-weight: 300;
  line-height: 1.6;
  margin-bottom: 2rem;
  flex-grow: 1;
}

.btn-card-details {
  background: none;
  border: none;
  cursor: pointer;
  text-align: left;
  font-family: var(--font-body);
  font-size: 0.85rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  font-weight: 600;
  color: var(--text-dark);
  padding: 0;
  display: inline-flex;
  align-items: center;
  transition: color 0.3s ease;
}

.btn-card-details:hover:not(.disabled) {
  color: var(--color-gold);
}

.btn-card-details.disabled {
  color: var(--text-muted);
  cursor: not-allowed;
}

/* Placeholder card styles */
.placeholder-card {
  border: 1px dashed var(--color-gold);
  background-color: rgba(255, 255, 255, 0.2);
}

.placeholder-img-wrapper {
  background-color: var(--color-border);
  display: flex;
  justify-content: center;
  align-items: center;
  height: 240px;
}

.placeholder-graphic {
  color: var(--color-gold);
  opacity: 0.4;
}

/* Invest Section / Form */
.invest-section {
  padding: 8rem 0;
  background-color: var(--text-dark);
  color: #ffffff;
}

.invest-wrapper {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 5rem;
  align-items: center;
}

.invest-title {
  font-family: var(--font-title);
  font-size: 3.2rem;
  font-weight: 400;
  line-height: 1.15;
  letter-spacing: 0.05em;
  text-transform: uppercase;
  margin-bottom: 2rem;
}

.invest-subtitle {
  font-size: 1.1rem;
  font-weight: 300;
  line-height: 1.7;
  color: rgba(255, 255, 255, 0.7);
}

.invest-form-container {
  background-color: rgba(255, 255, 255, 0.02);
  border: 1px solid rgba(255, 255, 255, 0.08);
  padding: 3.5rem;
  position: relative;
}

.invest-form {
  display: flex;
  flex-direction: column;
  gap: 2rem;
  transition: opacity 0.4s ease;
}

.form-group {
  display: flex;
  flex-direction: column;
}

.form-label {
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  color: rgba(255, 255, 255, 0.5);
  margin-bottom: 0.5rem;
  font-weight: 600;
}

.form-input {
  background: transparent;
  border: none;
  border-bottom: 1.5px solid rgba(255, 255, 255, 0.15);
  color: #ffffff;
  padding: 0.8rem 0;
  font-family: var(--font-body);
  font-size: 0.95rem;
  transition: border-color 0.3s ease;
  width: 100%;
}

.form-input:focus {
  outline: none;
  border-color: var(--color-gold);
}

select.form-input {
  color: rgba(255, 255, 255, 0.8);
}

select.form-input option {
  background-color: var(--text-dark);
  color: #ffffff;
}

.btn-submit {
  background-color: var(--color-gold);
  border: none;
  color: var(--text-dark);
  font-family: var(--font-body);
  font-size: 0.85rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  padding: 1.2rem;
  cursor: pointer;
  transition: all 0.3s ease;
  margin-top: 1rem;
}

.btn-submit:hover {
  background-color: #ffffff;
  color: var(--text-dark);
}

.form-success-message {
  display: none;
  text-align: center;
  flex-direction: column;
  justify-content: center;
  align-items: center;
  min-height: 300px;
}

.form-success-message.active {
  display: flex;
}

.form-success-message h4 {
  font-family: var(--font-title);
  font-size: 2.2rem;
  margin-bottom: 1rem;
  color: var(--color-gold);
}

.form-success-message p {
  font-size: 1rem;
  font-weight: 300;
  max-width: 320px;
  line-height: 1.6;
  color: rgba(255, 255, 255, 0.8);
}

/* Site Footer */
.site-footer {
  background-color: #10100f;
  color: #ffffff;
  padding: 6rem 0;
  border-top: 1px solid rgba(255, 255, 255, 0.05);
}

.footer-grid {
  display: grid;
  grid-template-columns: 2fr 1fr 1fr;
  gap: 4rem;
}

.footer-logo {
  font-family: var(--font-title);
  font-size: 1.5rem;
  letter-spacing: 0.25em;
  margin-bottom: 0.8rem;
}

.footer-brand-desc {
  font-size: 0.85rem;
  color: rgba(255, 255, 255, 0.5);
  margin-bottom: 2rem;
}

.footer-copyright {
  font-size: 0.75rem;
  color: rgba(255, 255, 255, 0.3);
}

.footer-hdr {
  font-family: var(--font-title);
  font-size: 0.95rem;
  text-transform: uppercase;
  letter-spacing: 0.1em;
  margin-bottom: 1.8rem;
  color: var(--color-gold);
}

.footer-links-col {
  display: flex;
  flex-direction: column;
  gap: 1rem;
}

.footer-link {
  text-decoration: none;
  color: rgba(255, 255, 255, 0.6);
  font-size: 0.88rem;
  transition: color 0.3s ease;
}

.footer-link:hover {
  color: #ffffff;
}

.footer-text {
  font-size: 0.88rem;
  color: rgba(255, 255, 255, 0.6);
}

.font-bold {
  font-weight: 600;
  color: #ffffff;
}

/* Dialogue Modal Overlay */
.dialog-modal-overlay {
  position: fixed;
  top: 0;
  left: 0;
  width: 100%;
  height: 100%;
  background-color: rgba(0,0,0,0.6);
  backdrop-filter: blur(8px);
  -webkit-backdrop-filter: blur(8px);
  z-index: 9999;
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  pointer-events: none;
  transition: opacity 0.4s ease;
  padding: 2rem;
}

.dialog-modal-overlay.active {
  opacity: 1;
  pointer-events: auto;
}

.dialog-modal-card {
  background-color: #ffffff;
  max-width: 950px;
  width: 100%;
  border-radius: 2px;
  overflow: hidden;
  position: relative;
  box-shadow: 0 25px 50px rgba(0, 0, 0, 0.15);
  transform: translateY(30px);
  transition: transform 0.4s cubic-bezier(0.16, 1, 0.3, 1);
}

.dialog-modal-overlay.active .dialog-modal-card {
  transform: translateY(0);
}

.modal-close {
  position: absolute;
  top: 1.5rem;
  right: 1.5rem;
  font-size: 2.2rem;
  background: none;
  border: none;
  cursor: pointer;
  color: var(--text-dark);
  z-index: 100;
  transition: color 0.3s ease;
  line-height: 0.5;
}

.modal-close:hover {
  color: var(--color-gold);
}

/* Modal Inner Layout */
.modal-grid {
  display: grid;
  grid-template-columns: 1.1fr 1fr;
  min-height: 520px;
}

.modal-img-container {
  display: flex;
  flex-direction: column;
  height: 100%;
  background-color: #fcfcfc;
}

.modal-main-img-wrapper {
  position: relative;
  flex-grow: 1;
  min-height: 380px;
}

.modal-img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  position: absolute;
  top: 0;
  left: 0;
}

.modal-thumbnails {
  display: flex;
  gap: 12px;
  padding: 15px;
  background-color: #f9f9f9;
  border-top: 1px solid var(--color-border);
  justify-content: center;
}

.modal-thumb {
  width: 60px;
  height: 60px;
  object-fit: cover;
  cursor: pointer;
  border: 1.5px solid transparent;
  transition: all 0.2s ease;
  opacity: 0.65;
}

.modal-thumb:hover, .modal-thumb.active {
  border-color: var(--color-gold);
  opacity: 1;
  transform: scale(1.05);
}

.modal-info {
  padding: 4rem 3.5rem;
  display: flex;
  flex-direction: column;
  overflow-y: auto;
  max-height: 80vh;
}

.modal-status-badge {
  display: inline-block;
  align-self: flex-start;
  background-color: var(--text-dark);
  color: #ffffff;
  font-size: 0.65rem;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  padding: 0.4rem 0.8rem;
  font-weight: 600;
  margin-bottom: 1.5rem;
}

.modal-title {
  font-family: var(--font-title);
  font-size: 2.2rem;
  font-weight: 500;
  line-height: 1.2;
  margin-bottom: 0.5rem;
  color: var(--text-dark);
}

.modal-location {
  font-size: 0.85rem;
  text-transform: uppercase;
  letter-spacing: 0.15em;
  color: var(--color-gold);
  font-weight: 600;
  margin-bottom: 2rem;
}

.modal-divider {
  border: none;
  border-top: 1px solid var(--color-border);
  margin-bottom: 2rem;
}

.modal-stats-row {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 2rem;
  margin-bottom: 2rem;
}

.modal-stat-box {
  display: flex;
  flex-direction: column;
}

.modal-stat-value {
  font-family: var(--font-title);
  font-size: 1.8rem;
  color: var(--text-dark);
}

.modal-stat-label {
  font-size: 0.75rem;
  text-transform: uppercase;
  letter-spacing: 0.08em;
  color: var(--text-muted);
}

.modal-units {
  font-size: 0.95rem;
  margin-bottom: 1.5rem;
  color: var(--text-dark);
}

.modal-description {
  font-size: 0.92rem;
  color: var(--text-muted);
  font-weight: 300;
  line-height: 1.7;
}

/* Responsive Styles */
@media screen and (max-width: 1024px) {
  .hero-title {
    font-size: 3.2rem;
  }
  
  .portfolio-grid {
    grid-template-columns: repeat(2, 1fr);
    gap: 2rem;
  }

  .modal-grid {
    grid-template-columns: 1fr;
  }

  .modal-img-container {
    height: auto;
  }

  .modal-main-img-wrapper {
    height: 350px;
    min-height: auto;
  }

  .modal-info {
    padding: 3rem;
  }
}

@media screen and (max-width: 768px) {
  .menu-toggle {
    display: flex;
  }

  .nav-menu {
    display: none;
  }

  .grid-split {
    grid-template-columns: 1fr;
    gap: 2rem;
  }

  .hero-title {
    font-size: 2.4rem;
  }

  .hero-subtitle {
    font-size: 1.1rem;
  }

  .stats-grid {
    grid-template-columns: 1fr;
    gap: 2.5rem;
  }

  .stat-item::after {
    display: none;
  }

  .portfolio-grid {
    grid-template-columns: 1fr;
    max-width: 450px;
    margin: 0 auto;
  }

  .invest-wrapper {
    grid-template-columns: 1fr;
    gap: 3rem;
  }

  .invest-title {
    font-size: 2.4rem;
  }

  .footer-grid {
    grid-template-columns: 1fr;
    gap: 3rem;
  }

  .footer-logo {
    margin-bottom: 0.5rem;
  }

  .intro-section, .strategies-section, .portfolio-section, .invest-section, .site-footer {
    padding: 5rem 0;
  }
}