@font-face{font-family:Golos;src:url("./assets/fonts/GolosText.ttf") format("truetype");font-weight:400 900;font-style:normal;font-display:swap}
@font-face{font-family:PlexBaht;src:url("./assets/fonts/IBMPlexSans-Regular.ttf") format("truetype");font-weight:400;font-style:normal;font-display:swap;unicode-range:U+0E3F}
@font-face{font-family:TropicanaThai;src:url("./assets/fonts/NotoSansThai.woff2") format("woff2");font-weight:100 900;font-style:normal;font-display:swap}
@font-face{font-family:TropicanaChinese;src:url("./assets/fonts/NotoSansSC.woff2") format("woff2");font-weight:100 900;font-style:normal;font-display:swap}
:root{--ink:#34302a;--muted:#746b5e;--gold:#c9af73;--focus:#a88848;--gutter:64px;font-family:Golos,PlexBaht,Arial,sans-serif;font-synthesis:none;color:var(--ink);background:#fff;line-height:1.55;font-size:16px;color-scheme:light;scrollbar-gutter:stable}
@supports not (scrollbar-gutter:stable){html{overflow-y:scroll}}
*{box-sizing:border-box}body{margin:0;background:#fff}button,input,a{font:inherit}button,a{-webkit-tap-highlight-color:rgba(168,136,72,.13)}button{color:inherit;background:#fff;cursor:pointer}a{color:inherit;text-decoration:none}a:hover{text-decoration:underline;text-underline-offset:5px}button:disabled{cursor:default}img{max-width:100%;display:block}figure,p,h1,h2,h3{margin:0}h1,h2,h3{font-weight:500;line-height:1.2}h1{font-size:48px}h2{font-size:25px}h3{font-size:19px}p+ p{margin-top:14px}p,li,h1,h2,h3,dt,dd,a,button{overflow-wrap:anywhere}button,a{touch-action:manipulation}[hidden]{display:none!important}:focus-visible{outline:2px solid var(--focus);outline-offset:4px}h1:focus:not(:focus-visible),main:focus:not(:focus-visible),article:focus:not(:focus-visible){outline:none}
.container{width:calc(100% - var(--gutter)*2);max-width:1440px;margin-inline:auto;min-width:0}.muted{color:var(--muted)}.eyebrow,.demo{font-size:12px;line-height:1.5;color:var(--muted)}.eyebrow{margin-bottom:13px}.intro{color:var(--muted);font-size:17px;line-height:1.65;max-width:600px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;left:22px;top:-100px;z-index:100;background:white;border:1px solid var(--gold);padding:12px 18px;border-radius:8px}.skip-link:focus{top:12px}
.site-header{height:88px;background:#fff;position:relative;z-index:10}.header-inner{width:calc(100% - var(--gutter)*2);max-width:1440px;height:100%;margin:auto;display:flex;align-items:center;gap:150px;position:relative;z-index:2}.logo{display:block;position:relative;width:88px;height:58px;overflow:hidden;flex:none}.logo img{width:106px;height:106px;max-width:none;position:absolute;left:-9px;top:-21px}.desktop-nav{display:flex;align-items:center;gap:50px;min-width:0}.desktop-nav a{display:flex;align-items:center;min-height:44px;font-size:15px}.desktop-nav a[aria-current=page]{text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:7px}.mobile-toggle{display:none;align-items:center;justify-content:center;gap:12px;min-height:44px;border:0;padding:0 6px;font-size:15px}.menu-lines{width:17px;height:8px;border-block:1px solid var(--ink);display:block}.page-home .site-header{position:absolute;top:0;left:0;width:100%}.palm-layer{position:absolute;top:0;right:0;width:100%;height:340px;overflow:hidden;pointer-events:none;z-index:1}.palm-layer img{position:absolute;width:28.5vw;max-width:460px;height:auto;right:-12px;top:-10px}
.language-control{position:relative;flex:none;margin-left:auto}.language-toggle{width:44px;height:44px;border:1px solid #d6b66a;border-radius:50%;padding:6px;display:grid;place-items:center;background:radial-gradient(circle at 40% 30%,#fff 30%,#fcf9f1 70%,#f1e5c5);box-shadow:inset 0 0 0 2px #fff,inset 0 0 0 3px #e7d2a1}.language-toggle img{width:29px;height:29px;border-radius:50%;object-fit:cover}.language-menu{position:absolute;right:0;top:54px;min-width:190px;padding:8px;border:1px solid var(--gold);border-radius:13px;background:#fff;z-index:20}.language-option{display:flex;align-items:center;gap:11px;min-height:44px;width:100%;padding:8px;border:0;border-radius:7px;text-align:left;font-size:14px}.language-option[aria-pressed=true],.language-option:hover{background:#f7f5f0}.language-option img{flex:none;object-fit:cover}.selected-mark{margin-left:auto;color:#81682e}
.mobile-dialog{position:fixed;top:88px;left:22px;right:22px;margin:0;padding:18px;width:auto;max-width:none;max-height:calc(100dvh - 110px);border:1px solid var(--gold);border-radius:18px;background:#fff;color:var(--ink)}.mobile-dialog::backdrop{background:rgb(255 255 255 / 72%)}.dialog-heading{display:flex;justify-content:space-between;align-items:center;gap:12px;margin-bottom:12px}.dialog-heading h2{font-size:21px}.icon-button{display:grid;place-items:center;border:1px solid var(--gold);border-radius:50%;width:44px;height:44px;font-size:28px;line-height:1}.mobile-dialog nav{display:grid;gap:6px}.mobile-dialog nav a{display:flex;align-items:center;min-height:48px;padding:8px 4px}
.hero{position:relative;height:900px;max-height:calc(100vw * .625);min-height:640px}.hero-media{position:absolute;inset:0}.hero-media>img{width:100%;height:100%;object-fit:cover;object-position:center}.hero-media figcaption{position:absolute;bottom:12px;left:var(--gutter);color:#fff;background:rgb(52 48 42 / 72%);font-size:11px;padding:3px 7px;border-radius:4px;max-width:calc(100% - var(--gutter)*2)}.hero-title{position:absolute;left:60%;top:24%;transform:translateX(-50%);width:410px;text-align:center;color:#fff;font-weight:400;line-height:1.04;text-shadow:none}.hero-title span{display:block;font-size:34px;font-weight:400;line-height:1.3}.hero-title strong{display:block;font-size:80px;font-weight:400;letter-spacing:-1px}.image-missing{background:#f6f5f1}.image-missing .hero-title{color:var(--ink)}.hero-media>.photo-placeholder{height:100%;width:100%;aspect-ratio:auto;padding-top:240px}.home-contacts{padding-block:36px 25px}.home-contacts>h2{font-size:22px;margin-bottom:22px}.home-contacts>div{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px}.home-contacts h3{font-size:16px;font-weight:400;margin-bottom:9px}
.page-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:70px;padding-block:48px 35px}.page-heading>div{flex:1;min-width:0}.page-heading .intro{max-width:465px;flex:1}.catalog-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;align-items:start}.property-card{min-width:0;border:1px solid var(--gold);border-radius:18px;background:#fff}.card-photo{border-radius:17px 17px 0 0;overflow:hidden;aspect-ratio:3/2}.media>img{width:100%;height:100%;object-fit:cover}.card-body{padding:22px}.card-body h2{font-size:26px;line-height:1.18;margin-top:8px}.district{font-size:13px;line-height:1.6;margin-top:9px}.card-body .district{margin-bottom:21px}.features{min-width:0}.features>.eyebrow{margin-bottom:8px;font-size:11px}.feature-row{display:flex;justify-content:space-between;align-items:stretch;gap:5px}.feature{position:relative;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:4px;min-width:44px;min-height:68px;max-width:100%;padding:5px 1px;border:0;border-radius:7px;font-size:15px;line-height:1.3;white-space:nowrap;flex:0 1 auto}.feature img{width:25px;height:25px;object-fit:contain;flex:none}.feature:hover,.feature[aria-expanded=true]{background:#f7f5f0}.feature-explanation{font-size:13px;line-height:1.55;margin-top:10px;padding:11px 13px;border:1px solid var(--gold);border-radius:9px;overflow-wrap:anywhere}.cost{font-size:19px;line-height:1.4;margin-top:24px;font-weight:400}.price-qualifier{display:block;font-size:13px;color:var(--muted);margin-top:5px}.contact-icons{display:flex;flex-wrap:wrap;gap:12px;align-items:center}.contact-icon{display:grid;place-items:center;flex:0 0 48px;width:48px;height:48px;padding:0;border:1px solid var(--gold);border-radius:12px;background:#fff;appearance:none}.contact-icon:disabled{opacity:1;cursor:default}.contact-icon[href]:hover{background:#fbfaf7;text-decoration:none}.contact-icon img{width:24px;height:24px;object-fit:contain}.contacts{margin-block:40px}.contacts h2{font-size:24px;margin-bottom:12px}.contacts.compact{margin:12px 0 19px}.button{display:inline-flex;align-items:center;justify-content:center;text-align:center;min-height:48px;padding:10px 22px;border:1px solid var(--gold);border-radius:11px;background:#fff;font-size:15px}.button:hover{background:#fbfaf7;text-decoration:none}.view-property{display:flex;width:100%;margin-top:20px}.pagination{display:flex;flex-wrap:wrap;gap:10px;justify-content:center;margin-top:32px}.page-number{display:grid;place-items:center;width:44px;height:44px;border:1px solid var(--gold);border-radius:8px}.page-number[aria-current=page]{background:#f6f3eb}
.back-link,.text-link{display:inline-flex;align-items:center;min-height:44px;font-size:14px;text-decoration:underline;text-decoration-color:var(--gold);text-underline-offset:5px}.back-link{margin-top:26px}.property-heading{display:flex;justify-content:space-between;align-items:end;gap:45px;margin-block:21px 29px}.property-heading>div{min-width:0}.property-heading h1{margin-top:9px}.image-disclosure{font-size:12px;max-width:325px;flex-shrink:0}.property-layout{display:grid;grid-template-columns:minmax(0,1.18fr) minmax(0,1fr);gap:46px;align-items:start}.property-photo{min-width:0}.property-photo .media{aspect-ratio:3/2;overflow:hidden;border-radius:18px}.property-photo figcaption{font-size:12px;color:var(--muted);margin-top:10px}.property-summary>.muted{font-size:14px;margin-top:13px}.property-summary .features{max-width:400px}.property-summary .feature{padding-inline:7px;font-size:16px}.property-summary .cost{font-size:27px;margin-top:26px}.property-summary .contacts{margin-block:29px 0}.property-summary .contacts h2{font-size:21px}.thumbnails{display:flex;flex-wrap:wrap;gap:9px;margin-top:12px}.thumbnail{width:44px;height:44px;border:1px solid var(--gold);border-radius:7px}.thumbnail[aria-pressed=true]{background:#f3efE5}.property-details{display:grid;grid-template-columns:minmax(0,1.18fr) minmax(0,1fr);gap:46px;margin-top:49px}.property-details h2{font-size:25px;margin-bottom:16px}.property-details h2:not(:first-child){margin-top:33px}.property-details p,.property-details li,.terms dd{font-size:15px;color:var(--muted)}.terms dl{margin-top:22px}.terms dl>div{padding-block:13px;border-top:1px solid #e3d9c3;display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.3fr);gap:20px}.terms dt{font-size:14px}.terms dd{margin:0}
.service-intro{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.12fr);gap:60px;align-items:center;margin-block:44px 46px}.service-intro h1{font-size:54px;line-height:1.12;margin-bottom:23px}.service-scene{height:350px;position:relative;min-width:0}.service-scene>img,.service-scene>.photo-placeholder{border-radius:18px}.service-scene figcaption{font-size:11px;color:var(--muted);margin-top:8px}.service-content{display:grid;grid-template-columns:minmax(0,1.3fr) minmax(0,.8fr);gap:70px;align-items:start}.service-content>section,.service-content>aside{min-width:0}.service-content aside>.contacts{margin-top:0}.draft-notice{margin-bottom:24px}.draft-notice h2{font-size:25px;margin-bottom:12px}.draft-notice p{font-size:14px;color:var(--muted)}.service-item{border-top:1px solid var(--gold)}.service-item:last-child{border-bottom:1px solid var(--gold)}.service-toggle{display:flex;align-items:center;justify-content:space-between;gap:18px;width:100%;min-height:66px;padding:15px 0;border:0;text-align:left;font-size:21px;font-weight:400;line-height:1.35}.service-toggle>span:last-child{font-size:25px;flex:none;min-width:24px;text-align:center}.service-body{padding:0 10px 24px 0;font-size:15px}.service-body h3{font-size:17px;margin-top:19px;margin-bottom:10px}.service-body .contacts{margin:24px 0 0}.service-body .contacts h2{font-size:19px;line-height:1.3}.legal-note{max-width:790px;font-size:13px;margin-top:30px}.empty-state{padding:28px 0}.empty-state h2,.notice h2{font-size:25px;margin-bottom:14px}.empty-state p,.notice p{max-width:700px;color:var(--muted)}.empty-state .button{margin-top:18px}.service-content .empty-state{padding-top:0}.notice{border:1px solid var(--gold);border-radius:12px;padding:18px;margin-bottom:24px}.notice h2{font-size:21px}.state-page{min-height:52vh;padding-block:60px}.state-page p{margin-top:23px;max-width:650px;color:var(--muted)}.state-page .button{margin-top:27px}.photo-placeholder{display:flex;align-items:center;justify-content:center;min-width:0;width:100%;height:100%;aspect-ratio:3/2;padding:25px;text-align:center;font-size:14px;color:var(--muted);background:#f8f7f4;border:1px solid #e4dac4}
.site-footer{border-top:1px solid var(--gold);margin-top:36px;padding-block:24px 27px;display:flex;align-items:center;flex-wrap:wrap;gap:12px 32px;font-size:13px}.site-footer>span{font-size:14px}.site-footer nav{display:flex;flex-wrap:wrap;gap:7px 28px;margin-left:auto}.site-footer nav a{display:flex;align-items:center;min-height:44px}.site-footer small{font-size:11px;color:var(--muted);width:100%}.loading{min-height:50vh;padding:64px var(--gutter)}
@media(max-width:1200px){.header-inner{gap:75px}.desktop-nav{gap:34px}.catalog-grid{gap:22px}.card-body{padding:20px}.card-body h2{font-size:24px}.feature{font-size:14px}.service-intro{gap:40px}.service-intro h1{font-size:46px}}
@media(max-width:1100px){.catalog-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.card-body{padding:24px}.feature{font-size:16px}.page-heading{gap:40px}.page-heading h1{font-size:42px}}
@media(max-width:1000px){:root{--gutter:32px}.header-inner{gap:35px}.desktop-nav{gap:30px}.desktop-nav a{font-size:14px}.palm-layer img{width:290px}.page-heading{align-items:start}.service-intro{gap:30px}.service-intro h1{font-size:42px}.service-scene{height:310px}.service-content{gap:40px;grid-template-columns:minmax(0,1.15fr) minmax(0,.8fr)}.property-layout,.property-details{gap:30px}.image-disclosure{max-width:235px}.property-summary .feature{font-size:14px;padding-inline:0}.property-summary .cost{font-size:25px}.hero-title{left:59%}.site-footer nav{gap:4px 20px}.service-toggle{font-size:19px}}
@media(max-width:760px){:root{--gutter:22px}.site-header{height:78px}.header-inner{gap:34px}.logo{width:78px;height:52px}.logo img{width:96px;height:96px;left:-8px;top:-19px}.desktop-nav{display:none}.mobile-toggle{display:flex}.palm-layer{height:145px}.palm-layer img{width:190px;right:-12px;top:-5px}.language-control{margin-left:auto}.language-menu{min-width:184px}.hero{height:760px;min-height:0;max-height:none}.hero-title{left:55%;top:24%;width:280px}.hero-title span{font-size:26px}.hero-title strong{font-size:56px}.hero-media>img{object-position:48% center}.home-contacts{padding-top:29px}.home-contacts>div{grid-template-columns:1fr;gap:22px}.home-contacts>h2{font-size:22px}.home-contacts .contacts.compact{margin-bottom:0}.home-contacts h3{font-size:18px}.page-heading{display:block;padding-block:32px 27px}.page-heading h1,h1{font-size:38px;line-height:1.15}.page-heading .intro{margin-top:20px;font-size:15px}.catalog-grid{grid-template-columns:minmax(0,1fr);gap:25px}.card-body{padding:22px}.card-body h2{font-size:27px}.feature{font-size:15px}.cost{font-size:20px}.contacts h2{font-size:23px}.contacts{margin-block:31px}.back-link{margin-top:20px}.property-heading{display:block;margin-block:15px 23px}.property-heading .image-disclosure{margin-top:16px;max-width:none}.property-heading h1{font-size:35px}.property-layout,.property-details{grid-template-columns:minmax(0,1fr);gap:27px}.property-summary .features{max-width:none}.property-summary .feature{font-size:16px;padding-inline:3px}.property-summary .cost{font-size:27px}.property-summary .contacts{margin-top:26px}.property-details{margin-top:36px;gap:32px}.terms dl>div{grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:15px}.service-intro{grid-template-columns:minmax(0,1fr);gap:27px;margin-block:32px 36px}.service-intro h1{font-size:38px;margin-bottom:18px}.service-intro .intro{font-size:15px}.service-scene{height:235px;margin-bottom:15px}.service-content{grid-template-columns:minmax(0,1fr);gap:34px}.draft-notice h2{font-size:24px}.service-toggle{font-size:20px;min-height:67px}.service-content aside .contacts{margin-bottom:0}.service-body{padding-right:0}.legal-note{margin-top:24px}.site-footer{margin-top:35px;gap:13px;padding-block:22px}.site-footer nav{margin-left:0;width:100%;display:grid;gap:0}.site-footer nav a{font-size:14px}.site-footer small{line-height:1.5}.state-page{padding-top:38px}.empty-state h2{font-size:24px}}
@media(max-width:375px){.header-inner{gap:21px}.hero-title{left:55%;width:270px}.hero-title strong{font-size:53px}.card-body{padding:19px}.feature{font-size:14px}.card-body h2{font-size:25px}.property-summary .feature{font-size:14px}.service-intro h1{font-size:36px}.service-toggle{font-size:18px}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}}

.term-list{margin:0;padding-left:18px}.term-list li+li{margin-top:8px}

.service-topics{margin:0;padding:0 0 0 20px;list-style:disc}.service-topics li{padding-left:3px;line-height:1.55;overflow-wrap:anywhere}.service-topics li+li{margin-top:9px}.service-note{margin-top:17px;font-size:14px;line-height:1.6}
:root:lang(th){font-family:TropicanaThai,Golos,PlexBaht,"Leelawadee UI",sans-serif;line-height:1.7}
:root:lang(zh){font-family:TropicanaChinese,Golos,PlexBaht,"Microsoft YaHei","PingFang SC",sans-serif}
:lang(th) .hero-title strong,:lang(zh) .hero-title strong{letter-spacing:0}
:lang(th) .hero-title{line-height:1.3}
:lang(th) .hero-title strong{font-size:68px}
.language-menu{max-width:calc(100vw - 44px);max-height:min(360px,70vh);overflow-y:auto}
.language-option{font-family:Golos,Arial,sans-serif}
.language-option:lang(th){font-family:TropicanaThai,Golos,sans-serif}
.language-option:lang(zh){font-family:TropicanaChinese,Golos,sans-serif}
@media(min-width:1001px){:lang(fr) .header-inner{gap:80px}:lang(fr) .desktop-nav{gap:32px}}
@media(max-width:760px){:lang(th) .hero-title strong{font-size:46px}:lang(th) .hero-title span{font-size:25px}}

/* Keep the underline tied to the label, not the larger navigation hit area. */
a.nav-link,a.nav-link:hover,a.nav-link[aria-current=page]{text-decoration:none}
.nav-label{display:inline-block;position:relative;max-width:100%;min-width:0}
.nav-label::after{content:"";position:absolute;left:0;right:0;bottom:-2px;height:1px;background:var(--gold);pointer-events:none;transform:scaleX(0);transform-origin:left center;transition:transform 240ms ease-out}
.nav-link:is(:hover,:focus-visible,[aria-current=page]) .nav-label::after{transform:scaleX(1)}
@media(hover:hover){.nav-link:hover .nav-label::after{animation:nav-underline-draw 240ms ease-out}}
@keyframes nav-underline-draw{from{transform:scaleX(0)}to{transform:scaleX(1)}}
@media(prefers-reduced-motion:reduce){.nav-label::after{animation:none!important;transition:none}}