:root {
  --ink: #181c19;
  --muted: #566159;
  --paper: #f3f3ef;
  --paper-strong: #fbfbf8;
  --line: rgba(24, 28, 25, 0.12);
  --charcoal: #101713;
  --green: #1f6b4d;
  --green-bright: #318565;
  --green-deep: #123d2e;
  --gold: #b59a67;
  --gold-deep: #816d45;
  --gold-soft: #e8dfca;
  --blue-gray: #dce3df;
  --shadow: 0 28px 72px rgba(18, 35, 27, 0.13);
  color-scheme: light;
}

* {
  box-sizing: border-box;
}

[hidden] {
  display: none !important;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  color: var(--ink);
  background:
    linear-gradient(180deg, rgba(251, 251, 248, 0.94), rgba(243, 243, 239, 0.98)),
    var(--paper);
  font-family:
    "Noto Sans SC",
    "PingFang SC",
    "Microsoft YaHei",
    "Yu Gothic",
    system-ui,
    sans-serif;
}

a {
  color: inherit;
  text-decoration: none;
}

button,
input,
select,
textarea {
  font: inherit;
}

button {
  cursor: pointer;
}

img {
  display: block;
  max-width: 100%;
}

.site-header {
  position: fixed;
  z-index: 20;
  top: 0;
  right: 0;
  left: 0;
  display: grid;
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 28px;
  height: 82px;
  padding: 0 clamp(18px, 4vw, 62px);
  color: #fff;
  transition:
    color 0.28s ease,
    background 0.28s ease,
    box-shadow 0.28s ease;
}

.site-header.is-scrolled,
.site-header.is-open {
  color: var(--ink);
  background: rgba(251, 251, 248, 0.96);
  box-shadow: 0 14px 44px rgba(18, 35, 27, 0.1);
  backdrop-filter: blur(18px);
}

.brand {
  display: inline-flex;
  align-items: center;
  gap: 12px;
  min-width: 192px;
}

.brand-logo {
  width: 56px;
  height: 42px;
  object-fit: contain;
  flex: 0 0 auto;
  filter: drop-shadow(0 2px 10px rgba(0, 0, 0, 0.24));
}

.brand strong,
.brand small {
  display: block;
}

.brand strong {
  font-size: 18px;
  line-height: 1.1;
}

.brand small {
  margin-top: 4px;
  font-size: 10px;
  font-weight: 700;
  letter-spacing: 0;
  opacity: 0.68;
}

.nav-links {
  display: flex;
  justify-content: center;
  align-self: stretch;
  gap: clamp(2px, 0.55vw, 10px);
  font-size: 14px;
  font-weight: 700;
}

.nav-item {
  position: relative;
  display: flex;
  align-items: stretch;
}

.nav-trigger {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  border: 0;
  padding: 0 8px;
  color: inherit;
  background: transparent;
  font-size: 13px;
  font-weight: 800;
  white-space: nowrap;
}

.nav-direct-link {
  display: inline-flex;
  align-items: center;
  align-self: stretch;
  padding: 0 8px;
  color: inherit;
  font-size: 13px;
  font-weight: 800;
  white-space: nowrap;
}

.nav-direct-link:hover,
.nav-direct-link:focus-visible {
  color: var(--gold);
}

.site-header.is-scrolled .nav-direct-link:hover,
.site-header.is-scrolled .nav-direct-link:focus-visible {
  color: var(--green);
}

.nav-trigger i {
  width: 6px;
  height: 6px;
  border-right: 1px solid currentColor;
  border-bottom: 1px solid currentColor;
  transform: translateY(-2px) rotate(45deg);
  transition: transform 0.2s ease;
}

.nav-item:hover .nav-trigger,
.nav-item:focus-within .nav-trigger,
.nav-item.is-open .nav-trigger {
  color: var(--gold);
}

.site-header.is-scrolled .nav-item:hover .nav-trigger,
.site-header.is-scrolled .nav-item:focus-within .nav-trigger,
.site-header.is-open .nav-item.is-open .nav-trigger {
  color: var(--green);
}

.nav-item:hover .nav-trigger i,
.nav-item:focus-within .nav-trigger i,
.nav-item.is-open .nav-trigger i {
  transform: translateY(2px) rotate(225deg);
}

.nav-submenu {
  position: fixed;
  z-index: 30;
  top: 82px;
  left: 50%;
  display: grid;
  grid-template-columns: 226px minmax(0, 1fr);
  width: min(920px, calc(100vw - 44px));
  overflow: hidden;
  border: 1px solid rgba(16, 25, 20, 0.1);
  border-top: 2px solid var(--gold);
  border-radius: 0 0 6px 6px;
  color: var(--ink);
  background: rgba(251, 251, 248, 0.98);
  box-shadow: 0 24px 68px rgba(18, 35, 27, 0.16);
  opacity: 0;
  pointer-events: none;
  transform: translate(-50%, -10px);
  transition:
    opacity 0.2s ease,
    transform 0.2s ease;
  backdrop-filter: blur(18px);
}

.nav-submenu-wide {
  grid-template-columns: 226px minmax(0, 1fr);
  width: min(1040px, calc(100vw - 44px));
}

.nav-item:hover .nav-submenu,
.nav-item:focus-within .nav-submenu,
.nav-item.is-open .nav-submenu {
  opacity: 1;
  pointer-events: auto;
  transform: translate(-50%, 0);
}

.submenu-heading {
  display: grid;
  align-content: center;
  gap: 10px;
  padding: 30px 26px;
  color: #fff;
  background:
    linear-gradient(145deg, rgba(18, 61, 46, 0.98), rgba(25, 77, 57, 0.96)),
    var(--green-deep);
}

.submenu-heading small {
  color: var(--gold);
  font-size: 11px;
  font-weight: 900;
}

.submenu-heading strong {
  font-family: "Yu Mincho", "Songti SC", "SimSun", serif;
  font-size: 21px;
  line-height: 1.45;
}

.submenu-heading p {
  margin: 4px 0 0;
  color: rgba(255, 255, 255, 0.68);
  font-size: 12px;
  font-weight: 500;
  line-height: 1.8;
}

.submenu-links {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  background: rgba(251, 251, 248, 0.98);
}

.nav-submenu-wide .submenu-links {
  grid-template-columns: repeat(3, minmax(0, 1fr));
}

.submenu-section {
  min-width: 0;
  border-left: 1px solid var(--line);
  padding: 24px 22px 22px;
}

.submenu-section h3 {
  margin: 0 0 10px;
  padding-bottom: 11px;
  border-bottom: 1px solid rgba(181, 154, 103, 0.5);
  color: var(--gold-deep);
  font-size: 11px;
  font-weight: 900;
}

.submenu-section > div {
  display: grid;
}

.submenu-section a {
  position: relative;
  display: grid;
  align-content: center;
  gap: 3px;
  min-height: 58px;
  border-bottom: 1px solid rgba(24, 28, 25, 0.08);
  padding: 10px 28px 10px 2px;
  transition:
    color 0.2s ease,
    padding 0.2s ease;
}

.submenu-section a:last-child {
  border-bottom: 0;
}

.submenu-section a strong,
.submenu-section a small {
  display: block;
}

.submenu-section a strong {
  font-size: 13px;
  font-weight: 900;
  line-height: 1.35;
}

.submenu-section a small {
  color: var(--muted);
  font-size: 10px;
  font-weight: 600;
  line-height: 1.45;
}

.submenu-section a::after {
  position: absolute;
  right: 2px;
  top: 50%;
  content: "→";
  color: var(--green);
  font-weight: 900;
  transform: translateY(-50%);
}

.submenu-section a:hover,
.submenu-section a:focus-visible {
  color: var(--green-deep);
  padding-left: 6px;
}

.submenu-section a:hover small,
.submenu-section a:focus-visible small {
  color: var(--green);
}

.header-actions {
  display: inline-flex;
  align-items: center;
  justify-content: flex-end;
  gap: 12px;
}

.ghost-link,
.solid-link,
.primary-button,
.secondary-button {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 46px;
  border: 1px solid transparent;
  border-radius: 3px;
  padding: 0 20px;
  font-size: 14px;
  font-weight: 800;
  white-space: nowrap;
}

.language-switcher {
  position: relative;
  z-index: 40;
  display: inline-block;
}

.language-current {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 46px;
  min-width: 96px;
  border: 1px solid rgba(255, 255, 255, 0.42);
  border-radius: 3px;
  padding: 0 14px;
  color: inherit;
  background: rgba(255, 255, 255, 0.08);
  font-size: 13px;
  font-weight: 900;
  white-space: nowrap;
}

.language-current::after {
  width: 0;
  height: 0;
  margin-left: 8px;
  border-top: 5px solid currentColor;
  border-right: 4px solid transparent;
  border-left: 4px solid transparent;
  content: "";
}

.language-menu {
  position: absolute;
  top: calc(100% + 8px);
  right: 0;
  display: grid;
  min-width: 136px;
  overflow: hidden;
  border: 1px solid rgba(255, 255, 255, 0.22);
  border-radius: 4px;
  background: rgba(251, 251, 248, 0.98);
  box-shadow: 0 18px 44px rgba(10, 16, 14, 0.18);
  opacity: 0;
  pointer-events: none;
  transform: translateY(-4px);
  transition:
    opacity 0.18s ease,
    transform 0.18s ease;
  backdrop-filter: blur(16px);
}

.language-switcher:hover .language-menu,
.language-switcher:focus-within .language-menu,
.language-switcher.is-open .language-menu {
  opacity: 1;
  pointer-events: auto;
  transform: translateY(0);
}

.language-option,
.mobile-language-option {
  min-height: 42px;
  border: 0;
  padding: 0 14px;
  color: var(--ink);
  background: transparent;
  font-size: 13px;
  font-weight: 900;
  text-align: left;
  white-space: nowrap;
}

.language-option:hover,
.language-option:focus-visible {
  color: #fff;
  background: var(--green);
}

.language-menu .language-option.is-active {
  display: none;
}

.mobile-language-switcher {
  display: none;
}

.ghost-link {
  border-color: rgba(255, 255, 255, 0.42);
}

.site-header.is-scrolled .language-current,
.site-header.is-open .language-current,
.site-header.is-scrolled .ghost-link,
.site-header.is-open .ghost-link {
  border-color: rgba(21, 26, 24, 0.18);
}

.solid-link,
.primary-button {
  color: #fff;
  background: var(--green-deep);
  box-shadow: 0 12px 28px rgba(18, 61, 46, 0.18);
  transition:
    background 0.2s ease,
    transform 0.2s ease;
}

.solid-link {
  color: var(--ink);
  background: var(--gold-soft);
  box-shadow: none;
}

.solid-link:hover,
.primary-button:hover {
  transform: translateY(-1px);
}

.primary-button:hover {
  background: var(--green);
}

.solid-link:hover {
  background: #dcd0b5;
}

.secondary-button {
  border-color: rgba(255, 255, 255, 0.34);
  color: #fff;
  background: rgba(255, 255, 255, 0.06);
}

.icon-button {
  display: inline-grid;
  width: 44px;
  height: 44px;
  place-items: center;
  border: 1px solid rgba(255, 255, 255, 0.36);
  border-radius: 3px;
  color: inherit;
  background: transparent;
}

.site-header.is-scrolled .icon-button,
.site-header.is-open .icon-button {
  border-color: rgba(21, 26, 24, 0.18);
}

.menu-toggle {
  display: none;
}

.menu-lines,
.menu-lines::before,
.menu-lines::after {
  display: block;
  width: 18px;
  height: 2px;
  background: currentColor;
  content: "";
}

.menu-lines::before {
  transform: translateY(-7px);
}

.menu-lines::after {
  transform: translateY(5px);
}

.hero {
  position: relative;
  display: grid;
  min-height: 820px;
  overflow: hidden;
  color: #fff;
  background: #dfe8ec;
}

.hero::after {
  position: absolute;
  right: clamp(18px, 5vw, 82px);
  bottom: 128px;
  z-index: 1;
  width: min(35vw, 470px);
  height: 1px;
  background: rgba(255, 255, 255, 0.42);
  content: "";
}

.hero-media,
.hero-video,
.hero-poster,
.hero-scrim {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.hero-media {
  overflow: hidden;
  background: var(--charcoal);
}

.hero-poster {
  background:
    url("./assets/tokyo-skyline-poster.jpg") center 56% / cover no-repeat,
    var(--charcoal);
  transform: scale(1.01);
}

.hero-video {
  z-index: 1;
  object-fit: cover;
  object-position: center 56%;
  opacity: 1;
  transition: opacity 1.25s ease;
  will-change: opacity;
}

.hero-video.is-loop-fading {
  opacity: 0;
}

.hero-scrim {
  z-index: 2;
  background:
    linear-gradient(90deg, rgba(6, 16, 11, 0.91) 0%, rgba(8, 25, 18, 0.82) 30%, rgba(10, 31, 22, 0.58) 55%, rgba(8, 20, 14, 0.22) 78%),
    linear-gradient(0deg, rgba(5, 13, 9, 0.64) 0%, rgba(5, 13, 9, 0.18) 50%, rgba(5, 13, 9, 0.34) 100%);
}

.hero-content {
  position: relative;
  z-index: 3;
  width: min(1180px, calc(100% - 36px));
  margin: 0 auto;
  padding: 168px 0 210px;
  align-self: center;
}

.eyebrow {
  margin: 0 0 16px;
  color: var(--gold);
  font-size: 13px;
  font-weight: 900;
  letter-spacing: 0;
  text-transform: uppercase;
}

.hero-content > .eyebrow {
  display: flex;
  align-items: center;
  gap: 12px;
  color: #d8c79f;
  font-size: 11px;
}

.hero-content > .eyebrow::before {
  width: 34px;
  height: 1px;
  background: currentColor;
  content: "";
}

.hero h1 {
  max-width: 780px;
  margin: 0;
  font-family: "Yu Mincho", "Songti SC", "SimSun", serif;
  font-size: clamp(54px, 8vw, 100px);
  line-height: 0.98;
  font-weight: 700;
  letter-spacing: 0;
}

.hero-tagline {
  max-width: 920px;
  margin: 0 0 18px;
  color: rgba(255, 255, 255, 0.98);
  font-family: "Yu Mincho", "Hiragino Mincho ProN", "Songti SC", serif;
  font-size: clamp(28px, 3.8vw, 52px);
  line-height: 1.22;
  word-break: keep-all;
  overflow-wrap: normal;
  text-shadow:
    0 2px 24px rgba(0, 0, 0, 0.64),
    0 1px 2px rgba(0, 0, 0, 0.82);
}

.hero-copy {
  max-width: 720px;
  margin: 24px 0 34px;
  color: rgba(255, 255, 255, 0.9);
  font-size: clamp(16px, 1.65vw, 20px);
  line-height: 1.85;
  text-shadow: 0 1px 12px rgba(0, 0, 0, 0.72);
}

.hero-statements {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  margin: -12px 0 34px;
}

.hero-statements a {
  display: inline-flex;
  align-items: center;
  min-height: 34px;
  border: 1px solid rgba(255, 255, 255, 0.38);
  border-radius: 3px;
  padding: 0 13px;
  color: rgba(255, 255, 255, 0.88);
  background: rgba(255, 255, 255, 0.08);
  font-size: 12px;
  font-weight: 900;
  letter-spacing: 0;
  backdrop-filter: blur(8px);
}

.hero-statements a:hover,
.hero-statements a:focus-visible {
  border-color: rgba(232, 223, 202, 0.78);
  color: #fff;
  background: rgba(31, 107, 77, 0.42);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
}

@media (prefers-reduced-motion: reduce) {
  html {
    scroll-behavior: auto;
  }

  .hero-video {
    display: none;
  }

  .hero-scrim {
    transition: none;
  }
}

.hero-panel {
  position: absolute;
  z-index: 4;
  right: clamp(18px, 4vw, 62px);
  bottom: 0;
  left: clamp(18px, 4vw, 62px);
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  max-width: 980px;
  margin-left: auto;
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-bottom: 0;
  border-radius: 6px 6px 0 0;
  background: rgba(12, 23, 17, 0.88);
  backdrop-filter: blur(18px);
}

.hero-panel div {
  padding: 24px 26px;
  border-left: 1px solid rgba(255, 255, 255, 0.14);
}

.hero-panel div:first-child {
  border-left: 0;
}

.hero-panel strong,
.hero-panel span {
  display: block;
}

.hero-panel strong {
  color: #fff;
  font-size: 21px;
}

.hero-panel span {
  margin-top: 7px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 13px;
  line-height: 1.5;
}

.section {
  width: min(1180px, calc(100% - 36px));
  margin: 0 auto;
  padding: 96px 0;
}

#buy,
#rent,
#owner,
#asset-management,
#property-sale,
#property-rent,
#offmarket,
#areas,
#strengths,
#process,
#company,
#news,
#contact {
  scroll-margin-top: 106px;
}

.section-heading {
  max-width: 760px;
}

.section-heading h2,
.gateway-copy h2,
.contact-content h2 {
  margin: 0;
  font-family: "Yu Mincho", "Songti SC", "SimSun", serif;
  font-size: clamp(34px, 4.8vw, 58px);
  line-height: 1.12;
  font-weight: 700;
  letter-spacing: 0;
}

.section-heading p:not(.eyebrow),
.intro > p,
.gateway-copy p,
.contact-content > p {
  color: var(--muted);
  font-size: 17px;
  line-height: 1.95;
}

.purpose-section {
  position: relative;
  z-index: 3;
  color: var(--ink);
  background: var(--paper-strong);
  box-shadow: 0 18px 50px rgba(18, 35, 27, 0.07);
}

.purpose-inner {
  display: grid;
  grid-template-columns: 230px 1fr;
  gap: 36px;
  width: min(1180px, calc(100% - 36px));
  margin: 0 auto;
  padding: 34px 0;
}

.purpose-heading {
  align-self: center;
  border-right: 1px solid var(--line);
}

.purpose-heading .eyebrow {
  margin-bottom: 8px;
  color: var(--green);
}

.purpose-heading h2 {
  margin: 0;
  font-family: "Yu Mincho", "Songti SC", "SimSun", serif;
  font-size: 28px;
}

.purpose-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
}

.purpose-grid a {
  position: relative;
  display: grid;
  align-content: center;
  min-height: 112px;
  border-right: 1px solid var(--line);
  padding: 12px 26px 12px 20px;
  transition:
    color 0.2s ease,
    background 0.2s ease;
}

.purpose-grid a:last-child {
  border-right: 0;
}

.purpose-grid a::after {
  position: absolute;
  right: 12px;
  top: 50%;
  content: "→";
  color: var(--green);
  font-weight: 900;
  transform: translateY(-50%);
}

.purpose-grid a:hover,
.purpose-grid a:focus-visible {
  color: var(--green-deep);
  background: rgba(31, 107, 77, 0.05);
}

.purpose-grid span {
  margin-bottom: 8px;
  color: var(--gold-deep);
  font-size: 11px;
  font-weight: 900;
}

.purpose-grid strong,
.purpose-grid small {
  display: block;
}

.purpose-grid strong {
  font-size: 16px;
}

.purpose-grid small {
  margin-top: 6px;
  color: var(--muted);
  font-size: 11px;
}

.intro {
  display: grid;
  grid-template-columns: minmax(280px, 0.86fr) 1fr;
  gap: clamp(30px, 5.5vw, 96px);
  align-items: start;
}

.intro > p {
  margin: 42px 0 0;
}

.business-section {
  padding-top: 54px;
}

.business-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 18px;
  margin-top: 38px;
}

.business-card {
  position: relative;
  isolation: isolate;
  min-height: 285px;
  border: 1px solid var(--line);
  border-radius: 6px;
  padding: 30px;
  overflow: hidden;
  background:
    linear-gradient(180deg, rgba(251, 251, 248, 0.99), rgba(240, 241, 236, 0.95)),
    var(--paper-strong);
  box-shadow: 0 12px 38px rgba(10, 16, 14, 0.06);
  transition:
    border-color 0.35s ease,
    box-shadow 0.35s ease,
    transform 0.35s ease;
}

.business-card::before {
  position: absolute;
  z-index: 2;
  top: 0;
  right: 0;
  left: 0;
  height: 4px;
  background: linear-gradient(90deg, var(--green-deep), var(--gold));
  content: "";
}

.business-card::after {
  position: absolute;
  z-index: 0;
  inset: 0;
  background: linear-gradient(135deg, #123d2e, #245d47);
  content: "";
  opacity: 0;
  transition: opacity 0.35s ease;
}

.business-card > * {
  position: relative;
  z-index: 1;
}

.business-card:hover,
.business-card:focus-within {
  border-color: rgba(18, 61, 46, 0.45);
  box-shadow: 0 22px 48px rgba(18, 61, 46, 0.18);
  transform: translateY(-5px);
}

.business-card:hover::after,
.business-card:focus-within::after {
  opacity: 1;
}

.card-number {
  color: var(--gold);
  font-size: 13px;
  font-weight: 900;
  transition: color 0.3s ease;
}

.business-card h3 {
  margin: 48px 0 18px;
  font-size: 25px;
  transition: color 0.3s ease;
}

.business-card-featured {
  background:
    linear-gradient(180deg, rgba(251, 251, 248, 0.99), rgba(240, 241, 236, 0.95)),
    var(--paper-strong);
}

.business-card-featured p {
  color: var(--muted);
}

.business-card p,
.strength-list p,
.timeline p,
.area-card p,
.company-table dd,
.news-list p {
  color: var(--muted);
  line-height: 1.82;
}

.business-card p {
  transition: color 0.3s ease;
}

.card-link {
  position: absolute;
  right: 30px;
  bottom: 28px;
  display: inline-flex;
  align-items: center;
  gap: 12px;
  border-bottom: 1px solid currentColor;
  padding-bottom: 5px;
  color: var(--green-deep);
  font-size: 13px;
  font-weight: 800;
  transition: color 0.3s ease;
}

.card-link::after {
  content: "→";
  color: var(--gold-deep);
  transition:
    color 0.3s ease,
    transform 0.3s ease;
}

.business-card-featured .card-link {
  color: var(--green-deep);
}

.business-card:hover h3,
.business-card:focus-within h3,
.business-card:hover .card-link,
.business-card:focus-within .card-link {
  color: #fff;
}

.business-card:hover p,
.business-card:focus-within p {
  color: rgba(255, 255, 255, 0.78);
}

.business-card:hover .card-number,
.business-card:focus-within .card-number,
.business-card:hover .card-link::after,
.business-card:focus-within .card-link::after {
  color: #d8b970;
}

.business-card:hover .card-link::after,
.business-card:focus-within .card-link::after {
  transform: translateX(5px);
}

.quiet-band {
  background:
    linear-gradient(90deg, rgba(18, 61, 46, 0.96), rgba(10, 22, 16, 0.93)),
    url("./assets/skyline-osaka-night.jpg") center / cover;
  color: #fff;
}

.strengths {
  display: grid;
  grid-template-columns: 0.8fr 1fr;
  gap: clamp(32px, 6vw, 92px);
}

.quiet-band .section-heading h2 {
  color: #fff;
}

.strength-list {
  display: grid;
  gap: 0;
  border-top: 1px solid rgba(255, 255, 255, 0.18);
}

.strength-list article {
  display: grid;
  grid-template-columns: 160px 1fr;
  gap: 26px;
  padding: 28px 0;
  border-bottom: 1px solid rgba(255, 255, 255, 0.18);
}

.strength-list h3 {
  margin: 0;
  color: #fff;
  font-size: 22px;
}

.strength-list p {
  margin: 0;
  color: rgba(255, 255, 255, 0.72);
}

.timeline {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 0;
  margin-top: 42px;
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
}

.timeline article {
  min-height: 250px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 28px;
  background: rgba(255, 253, 248, 0.72);
}

.timeline span {
  color: var(--gold);
  font-weight: 900;
}

.timeline h3 {
  margin: 58px 0 12px;
  font-size: 22px;
}

.timeline p {
  margin: 0;
}

.area-band {
  background: var(--charcoal);
  color: #fff;
}

.area-inner {
  width: min(1280px, calc(100% - 36px));
}

.area-band .section-heading p:not(.eyebrow) {
  color: rgba(255, 255, 255, 0.7);
}

.area-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 20px;
  margin-top: 38px;
}

.area-card {
  position: relative;
  min-height: 440px;
  overflow: hidden;
  border-radius: 6px;
  padding: 34px;
  isolation: isolate;
}

.area-card::before,
.area-card::after {
  position: absolute;
  inset: 0;
  content: "";
  z-index: -1;
}

.area-card::before {
  background-image: var(--area-image);
  background-size: cover;
  background-position: center;
  transform: scale(1.01);
  transition: transform 0.45s ease;
}

.area-card::after {
  background: linear-gradient(0deg, rgba(8, 13, 12, 0.82), rgba(8, 13, 12, 0.16) 60%);
}

.area-card:hover::before {
  transform: scale(1.045);
}

.area-card span {
  display: inline-flex;
  border: 1px solid rgba(255, 255, 255, 0.36);
  border-radius: 999px;
  padding: 7px 12px;
  color: rgba(255, 255, 255, 0.9);
  font-size: 12px;
  font-weight: 900;
}

.area-card h3 {
  margin: 260px 0 12px;
  font-size: clamp(25px, 3vw, 34px);
  line-height: 1.25;
}

.area-card p {
  max-width: 520px;
  margin: 0;
  color: rgba(255, 255, 255, 0.74);
}

.property-band {
  background:
    linear-gradient(135deg, rgba(18, 61, 46, 0.99), rgba(11, 29, 21, 0.99)),
    var(--green-deep);
}

.property-gateway {
  display: grid;
  grid-template-columns: minmax(280px, 0.8fr) 1fr;
  gap: clamp(28px, 5vw, 78px);
  align-items: center;
  color: #fff;
}

.property-gateway .gateway-copy p:not(.eyebrow) {
  color: rgba(255, 255, 255, 0.72);
}

.text-link {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  margin-top: 8px;
  border-bottom: 1px solid rgba(255, 255, 255, 0.5);
  padding: 0 0 8px;
  color: #fff;
  font-weight: 800;
}

.text-link::after {
  content: "→";
  color: var(--gold);
}

.property-options {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: 6px;
  overflow: hidden;
  background: rgba(255, 255, 255, 0.06);
  box-shadow: 0 28px 70px rgba(0, 0, 0, 0.2);
  backdrop-filter: blur(14px);
}

.property-options a {
  position: relative;
  min-height: 280px;
  border-left: 1px solid rgba(255, 255, 255, 0.14);
  padding: 28px 22px;
  transition:
    color 0.25s ease,
    background 0.25s ease;
}

.property-options a:first-child {
  border-left: 0;
}

.property-options a::after {
  position: absolute;
  right: 22px;
  bottom: 24px;
  content: "→";
  color: var(--gold);
  font-size: 22px;
  font-weight: 900;
}

.property-options a:hover,
.property-options a:focus-visible {
  color: var(--ink);
  background: #fff;
}

.property-options span {
  color: var(--gold);
  font-size: 11px;
  font-weight: 900;
}

.property-options h3 {
  margin: 76px 0 14px;
  font-size: 22px;
  line-height: 1.35;
}

.property-options p {
  margin: 0;
  color: rgba(255, 255, 255, 0.66);
  font-size: 13px;
  line-height: 1.7;
}

.property-options a:hover p,
.property-options a:focus-visible p {
  color: var(--muted);
}

.featured-properties {
  padding-top: 112px;
}

.featured-properties .section-heading {
  max-width: 760px;
}

.featured-properties .section-heading > p:last-child {
  margin-top: 18px;
  color: var(--muted);
  line-height: 1.8;
}

.home-property-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 20px;
  margin-top: 42px;
}

.home-property-card {
  display: grid;
  grid-template-columns: minmax(180px, 0.9fr) 1fr;
  min-height: 260px;
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: 6px;
  background: #fff;
  box-shadow: 0 14px 42px rgba(18, 35, 27, 0.07);
  transition:
    transform 0.25s ease,
    box-shadow 0.25s ease;
}

.home-property-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 22px 52px rgba(18, 35, 27, 0.11);
}

.home-property-media {
  position: relative;
  min-height: 260px;
  overflow: hidden;
  background: var(--blue-gray);
}

.home-property-media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 0.5s ease;
}

.home-property-card:hover .home-property-media img {
  transform: scale(1.035);
}

.home-property-media span {
  position: absolute;
  top: 14px;
  left: 14px;
  border: 1px solid rgba(255, 255, 255, 0.65);
  padding: 6px 8px;
  color: #fff;
  background: rgba(10, 22, 16, 0.76);
  font-size: 9px;
  font-weight: 900;
  backdrop-filter: blur(8px);
}

.home-property-card > div {
  display: flex;
  align-items: flex-start;
  flex-direction: column;
  padding: 26px;
}

.home-property-card h3 {
  margin: 0;
  font-size: 21px;
  line-height: 1.45;
}

.home-property-card p {
  margin: 14px 0 0;
  color: var(--muted);
  font-size: 12px;
  line-height: 1.7;
}

.home-property-card strong {
  margin-top: 20px;
  color: var(--green-deep);
  font-size: 20px;
}

.home-property-link {
  display: flex;
  justify-content: space-between;
  width: 100%;
  margin-top: auto;
  border-top: 1px solid var(--line);
  padding-top: 14px;
  color: var(--green-deep);
  font-size: 12px;
  font-weight: 900;
}

.home-property-link::after {
  content: "→";
  color: var(--gold-deep);
}

.company-section {
  padding-top: 36px;
}

.company-table {
  margin: 38px 0 0;
  border-top: 1px solid var(--line);
}

.company-table div {
  display: grid;
  grid-template-columns: 180px 1fr;
  gap: 28px;
  border-bottom: 1px solid var(--line);
  padding: 22px 0;
}

.company-table dt {
  color: var(--green-deep);
  font-weight: 900;
}

.company-table dd {
  margin: 0;
}

.company-detail-link {
  display: inline-flex;
  margin-top: 24px;
}

.news-section {
  display: grid;
  grid-template-columns: minmax(260px, 0.6fr) 1fr;
  gap: clamp(28px, 5vw, 78px);
  padding-top: 36px;
}

.news-list {
  border-top: 1px solid var(--line);
}

.news-list article {
  border-bottom: 1px solid var(--line);
}

.news-list article > a {
  display: grid;
  grid-template-columns: 130px 1fr;
  gap: 24px;
  align-items: start;
  padding: 24px 0;
  transition:
    color 0.2s ease,
    padding 0.2s ease;
}

.news-list article > a:hover {
  padding-right: 8px;
  color: var(--green);
}

.news-list article > a > span {
  display: none;
  color: var(--gold-deep);
  font-size: 20px;
}

.news-list time {
  color: var(--gold-deep);
  font-size: 13px;
  font-weight: 900;
}

.news-list h3 {
  margin: 0 0 8px;
  font-size: 20px;
}

.news-list p {
  margin: 0;
}

.news-all-link {
  display: inline-flex;
  grid-column: 2;
  justify-self: end;
  gap: 12px;
  align-items: center;
  border-bottom: 1px solid currentColor;
  padding-bottom: 6px;
  color: var(--green-deep);
  font-size: 12px;
  font-weight: 900;
}

.contact-band {
  position: relative;
  padding: 100px 18px;
  overflow: hidden;
  color: #fff;
  background:
    linear-gradient(90deg, rgba(18, 61, 46, 0.97), rgba(10, 22, 16, 0.95)),
    url("./assets/skyline-tokyo-day.jpg") center / cover;
}

.contact-content {
  width: min(980px, 100%);
  margin: 0 auto;
  text-align: center;
}

.contact-content .eyebrow {
  color: var(--gold);
}

.contact-content > p {
  max-width: 720px;
  margin: 20px auto 34px;
  color: rgba(255, 255, 255, 0.76);
}

.contact-form {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: 6px;
  padding: 20px;
  background: rgba(251, 251, 248, 0.96);
  box-shadow: 0 24px 70px rgba(0, 0, 0, 0.2);
  color: var(--ink);
  text-align: left;
  backdrop-filter: blur(18px);
}

.contact-form label {
  display: grid;
  gap: 8px;
}

.contact-form .wide {
  grid-column: 1 / -1;
}

.contact-form span {
  color: var(--muted);
  font-size: 12px;
  font-weight: 900;
}

.contact-form input,
.contact-form select,
.contact-form textarea {
  width: 100%;
  min-height: 46px;
  border: 1px solid var(--line);
  border-radius: 3px;
  padding: 0 12px;
  color: var(--ink);
  background: #fff;
}

.contact-form textarea {
  min-height: 116px;
  padding: 12px;
  resize: vertical;
}

.contact-form .primary-button {
  border: 0;
  align-self: center;
}

.form-note {
  align-self: center;
  margin: 0;
  color: var(--muted);
  font-size: 13px;
  line-height: 1.6;
}

.form-note.is-success {
  color: var(--green);
  font-weight: 900;
}

.site-footer {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding: 36px clamp(18px, 4vw, 62px);
  color: rgba(255, 255, 255, 0.72);
  background: #05150e;
}

.site-footer strong {
  display: block;
  color: #fff;
  font-size: 18px;
}

.site-footer p {
  margin: 6px 0 0;
}

.site-footer div:last-child {
  display: grid;
  gap: 8px;
  text-align: right;
}

button:focus-visible,
a:focus-visible,
input:focus-visible,
select:focus-visible,
textarea:focus-visible {
  outline: 3px solid rgba(181, 154, 103, 0.4);
  outline-offset: 2px;
}

@media (max-width: 1240px) {
  .site-header {
    gap: 18px;
    padding: 0 clamp(16px, 2vw, 30px);
  }

  .brand {
    min-width: 170px;
  }

  .nav-links {
    gap: 2px;
  }

  .nav-trigger,
  .nav-direct-link {
    padding-right: 5px;
    padding-left: 5px;
    font-size: 12px;
  }

  .header-actions {
    gap: 8px;
  }

  .ghost-link {
    display: none;
  }

  .language-current {
    min-width: 88px;
  }

  .solid-link {
    padding-right: 16px;
    padding-left: 16px;
  }
}

@media (max-width: 1060px) {
  .site-header {
    grid-template-columns: 1fr auto;
  }

  .nav-links {
    position: fixed;
    top: 82px;
    right: 18px;
    left: 18px;
    display: none;
    grid-column: 1 / -1;
    max-height: calc(100vh - 100px);
    overflow-y: auto;
    border: 1px solid var(--line);
    border-radius: 6px;
    padding: 12px;
    color: var(--ink);
    background: var(--paper-strong);
    box-shadow: var(--shadow);
  }

  .site-header.is-open .nav-links {
    display: grid;
    gap: 2px;
  }

  .nav-item {
    display: grid;
    border-bottom: 1px solid var(--line);
  }

  .nav-trigger {
    justify-content: space-between;
    width: 100%;
    min-height: 54px;
    padding: 0 14px;
    font-size: 14px;
  }

  .nav-direct-link {
    min-height: 54px;
    border-bottom: 1px solid var(--line);
    padding: 0 14px;
    color: var(--ink);
    font-size: 14px;
  }

  .nav-direct-link::after {
    margin-left: auto;
    color: var(--green);
    content: "→";
    font-weight: 900;
  }

  .nav-direct-link:hover,
  .nav-direct-link:focus-visible {
    color: var(--green);
  }

  .nav-submenu {
    position: static;
    display: none;
    grid-template-columns: 180px 1fr;
    width: 100%;
    border: 0;
    border-top: 1px solid var(--line);
    border-radius: 0;
    box-shadow: none;
    opacity: 1;
    pointer-events: auto;
    transform: none;
    transition: none;
  }

  .nav-item:hover .nav-submenu,
  .nav-item:focus-within .nav-submenu {
    display: none;
    transform: none;
  }

  .nav-item.is-open .nav-submenu,
  .nav-item.is-open:hover .nav-submenu,
  .nav-item.is-open:focus-within .nav-submenu {
    display: grid;
  }

  .submenu-heading {
    padding: 20px;
  }

  .submenu-heading strong {
    font-size: 18px;
  }

  .submenu-section a {
    min-height: 56px;
  }

  .nav-submenu-wide .submenu-links {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .menu-toggle {
    display: inline-grid;
  }

  .ghost-link {
    display: none;
  }

  .intro,
  .strengths,
  .property-gateway,
  .news-section {
    grid-template-columns: 1fr;
  }

  .intro > p {
    margin-top: 0;
  }

  .business-card {
    min-height: 240px;
  }

  .business-card h3 {
    margin-top: 44px;
  }

  .timeline {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .contact-form {
    grid-template-columns: 1fr 1fr;
  }

  .purpose-inner {
    grid-template-columns: 1fr;
    gap: 18px;
  }

  .purpose-heading {
    border-right: 0;
  }
}

@media (max-width: 720px) {
  .site-header {
    height: 70px;
    padding: 0 14px;
  }

  .brand {
    min-width: 0;
  }

  .brand-logo {
    width: 48px;
    height: 34px;
  }

  .brand strong {
    font-size: 16px;
  }

  .brand small,
  .solid-link {
    display: none;
  }

  .nav-links {
    top: 70px;
    right: 12px;
    left: 12px;
    max-height: calc(100vh - 82px);
  }

  .nav-submenu {
    grid-template-columns: 1fr;
  }

  .submenu-heading {
    display: none;
  }

  .submenu-links {
    grid-template-columns: 1fr;
    background: rgba(31, 107, 77, 0.04);
  }

  .nav-submenu-wide .submenu-links {
    grid-template-columns: 1fr;
  }

  .submenu-section {
    border-top: 1px solid var(--line);
    border-left: 0;
    padding: 14px 12px 6px;
  }

  .submenu-section:first-child {
    border-top: 0;
  }

  .submenu-section h3 {
    margin-bottom: 4px;
    padding-bottom: 8px;
  }

  .submenu-section a {
    min-height: 54px;
    border-bottom: 1px solid var(--line);
    padding: 8px 32px 8px 2px;
  }

  .submenu-section a:last-child {
    border-bottom: 0;
  }

  .submenu-section a strong {
    font-size: 12px;
  }

  .submenu-section a small {
    font-size: 10px;
  }

  .hero {
    min-height: 760px;
  }

  .hero::after {
    display: none;
  }

  .hero-content {
    width: min(100% - 28px, 1180px);
    padding: 92px 0 86px;
  }

  .hero h1 {
    font-size: clamp(42px, 14vw, 68px);
  }

  .hero-tagline {
    max-width: 14em;
    font-size: clamp(24px, 8.6vw, 36px);
  }

  .hero-video {
    object-position: 58% center;
  }

  .hero-poster {
    background-position: 58% center;
  }

  .hero-scrim {
    background:
      linear-gradient(90deg, rgba(6, 16, 11, 0.86) 0%, rgba(7, 20, 14, 0.72) 52%, rgba(7, 18, 13, 0.48) 100%),
      linear-gradient(0deg, rgba(5, 13, 9, 0.76) 0%, rgba(5, 13, 9, 0.2) 58%, rgba(5, 13, 9, 0.46) 100%);
  }

  .hero-copy {
    max-width: 22em;
    font-size: 15px;
    line-height: 1.78;
  }

  .header-actions > .language-switcher {
    display: none;
  }

  .mobile-language-switcher {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 8px;
    border-top: 1px solid var(--line);
    margin-top: 8px;
    padding: 14px 12px 4px;
  }

  .mobile-language-option {
    min-height: 40px;
    border: 1px solid var(--line);
    border-radius: 3px;
    padding: 0 8px;
    color: var(--ink);
    background: #fff;
    text-align: center;
    font-size: 12px;
  }

  .mobile-language-option.is-active {
    border-color: var(--green);
    color: #fff;
    background: var(--green-deep);
  }

  .hero-actions {
    display: grid;
  }

  .secondary-button {
    background: rgba(255, 255, 255, 0.08);
  }

  .hero-panel {
    display: none;
  }

  .section {
    width: min(100% - 28px, 1180px);
    padding: 68px 0;
  }

  .purpose-inner {
    width: min(100% - 28px, 1180px);
    padding: 28px 0;
  }

  .purpose-heading h2 {
    font-size: 25px;
  }

  .purpose-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
    border-top: 1px solid var(--line);
    border-left: 1px solid var(--line);
  }

  .purpose-grid a {
    min-height: 118px;
    border-right: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    padding: 14px 24px 14px 14px;
  }

  .business-grid,
  .property-options,
  .home-property-grid {
    grid-template-columns: 1fr;
  }

  .home-property-card {
    grid-template-columns: 1fr;
  }

  .home-property-media {
    aspect-ratio: 16 / 10;
    min-height: 0;
  }

  .property-options a {
    min-height: 190px;
    border-top: 1px solid rgba(255, 255, 255, 0.14);
    border-left: 0;
  }

  .property-options a:first-child {
    border-top: 0;
  }

  .property-options h3 {
    margin-top: 42px;
  }

  .section-heading h2,
  .gateway-copy h2,
  .contact-content h2 {
    font-size: clamp(30px, 10vw, 42px);
  }

  .strength-list article {
    grid-template-columns: 1fr;
    gap: 10px;
  }

  .timeline,
  .area-grid,
  .contact-form,
  .news-list article > a {
    grid-template-columns: 1fr;
  }

  .news-list article > a > span {
    display: block;
    position: absolute;
    right: 0;
  }

  .news-list article > a {
    position: relative;
    padding-right: 28px;
  }

  .news-all-link {
    grid-column: 1;
    justify-self: start;
  }

  .timeline article {
    min-height: 210px;
  }

  .area-card {
    min-height: 370px;
    padding: 24px;
  }

  .area-card h3 {
    margin-top: 204px;
  }

  .company-table div {
    grid-template-columns: 1fr;
    gap: 8px;
  }

  .contact-band {
    padding: 76px 14px;
  }

  .contact-form .primary-button,
  .form-note {
    grid-column: 1 / -1;
  }

  .site-footer {
    display: grid;
  }

  .site-footer div:last-child {
    text-align: left;
  }
}