:root { --ink:#0a2034; --blue:#17587e; --water:#75b8c9; --mist:#eaf3f4; --paper:#f8faf9; --white:#fff; --line:rgba(10,32,52,.16); --background:#f8faf9; --foreground:#0a2034; --card:#fff; --card-foreground:#0a2034; --popover:#fff; --popover-foreground:#0a2034; --primary:#0a2034; --primary-foreground:#fff; --secondary:#eaf3f4; --secondary-foreground:#0a2034; --muted:#eaf3f4; --muted-foreground:#456070; --accent:#75b8c9; --accent-foreground:#0a2034; --destructive:#b42318; --border:#c9d7dc; --input:#c9d7dc; --ring:#17587e; --radius:0; }
*{box-sizing:border-box} html{scroll-behavior:smooth} body{margin:0;background:var(--paper);color:var(--ink);font-family:"Avenir Next",Avenir,"Segoe UI",Helvetica,Arial,sans-serif;font-size:16px;line-height:1.6} a{color:inherit;text-decoration:none} img{display:block;max-width:100%} ::selection{background:#9ed2db;color:var(--ink)} :focus-visible{outline:3px solid #f5c76d;outline-offset:4px}.skip-link{position:fixed;top:12px;left:12px;z-index:1000;padding:10px 14px;background:#fff;color:var(--ink);font-weight:700;transform:translateY(-180%)}.skip-link:focus{transform:translateY(0)}
.site-header{position:absolute;inset:0 0 auto;z-index:20;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;height:108px;padding:0 clamp(24px,5vw,78px);color:var(--white);border-bottom:1px solid rgba(255,255,255,.32)}
.brand{display:grid;grid-template-columns:42px auto;grid-template-rows:22px 18px;column-gap:12px;align-items:center;width:fit-content}.brand-mark{grid-row:1/3;display:grid;place-items:center;width:42px;height:42px;border:1px solid currentColor;border-radius:50%;font-family:Georgia,serif;font-size:13px;letter-spacing:.08em}.brand-name{align-self:end;font-family:Georgia,"Times New Roman",serif;font-size:19px;line-height:1}.brand-role{align-self:start;font-size:10px;line-height:1;text-transform:uppercase;letter-spacing:.19em;opacity:.75}.site-header nav{display:flex;gap:38px;font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase}.site-header nav a,.header-call{transition:opacity .2s ease}.site-header nav a:hover,.header-call:hover{opacity:.7}.header-call{justify-self:end;display:flex;align-items:center;gap:9px;font-size:14px;font-weight:650;letter-spacing:.04em}
.hero{position:relative;min-height:820px;height:100vh;max-height:1040px;display:flex;align-items:center;overflow:hidden;background:#153d54;color:#fff}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center;animation:hero-in 1.4s ease-out both}.hero-wash{position:absolute;inset:0;background:linear-gradient(90deg,rgba(2,18,31,.82) 0%,rgba(4,28,44,.56) 37%,rgba(4,28,44,.08) 70%),linear-gradient(0deg,rgba(4,25,40,.5) 0%,transparent 36%)}.hero-content{position:relative;z-index:2;width:min(760px,80vw);margin-left:clamp(24px,8vw,132px);padding-top:66px;animation:rise-in .9s .15s ease-out both}.eyebrow,.section-kicker{margin:0 0 24px;color:var(--blue);font-size:12px;font-weight:700;letter-spacing:.22em;text-transform:uppercase}.eyebrow{display:flex;align-items:center;gap:12px}.eyebrow span{width:34px;height:1px;background:currentColor;opacity:.7}.light{color:rgba(255,255,255,.82)} h1,h2,h3{margin:0;font-family:Georgia,"Times New Roman",serif;font-weight:400;line-height:1.04;letter-spacing:-.035em} h1{max-width:700px;font-size:clamp(4rem,7.5vw,7.6rem)}.hero-copy{max-width:590px;margin:30px 0 0;font-size:clamp(18px,1.6vw,23px);line-height:1.55;color:rgba(255,255,255,.9)}.hero-actions{display:flex;align-items:center;gap:30px;margin-top:42px}.button{display:inline-flex;align-items:center;justify-content:center;gap:18px;min-height:56px;padding:0 24px;font-size:13px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;transition:transform .2s ease,background .2s ease,color .2s ease}.button:hover{transform:translateY(-2px)}.button-light{background:#fff;color:var(--ink)}.button-light:hover{background:var(--mist)}.text-link{display:inline-flex;align-items:center;gap:12px;border-bottom:1px solid currentColor;padding-bottom:5px;font-size:14px;font-weight:650}.light-link{color:#fff}.hero-note{position:absolute;right:clamp(24px,5vw,78px);bottom:48px;z-index:2;width:min(340px,32vw);display:grid;grid-template-columns:auto 1fr;gap:16px;align-items:start;padding-top:18px;border-top:1px solid rgba(255,255,255,.45)}.hero-note span{font-family:Georgia,serif;font-size:25px;white-space:nowrap}.hero-note p{margin:2px 0 0;font-size:12px;line-height:1.5;color:rgba(255,255,255,.78)}
.proof{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line);background:#fff}.proof div,.proof>a{min-height:142px;display:flex;flex-direction:column;justify-content:center;padding:28px clamp(20px,3vw,48px);border-right:1px solid var(--line)}.proof>*:last-child{border-right:0}.proof strong{font-family:Georgia,serif;font-size:clamp(22px,2vw,30px);font-weight:400;line-height:1.2}.proof span{margin-top:8px;color:#536b78;font-size:12px;letter-spacing:.05em}.review-proof{position:relative;background:var(--mist);transition:background .2s ease,color .2s ease}.review-proof:hover{background:#d8e9eb;color:var(--blue)}.review-proof b{margin-left:5px;font-size:14px}
.section{padding:clamp(88px,10vw,156px) clamp(24px,7vw,112px)}.intro{display:grid;grid-template-columns:minmax(180px,.62fr) 1.6fr;gap:64px;max-width:1600px;margin:auto}.intro h2,.section-heading h2,.services h2,.case-study h2,.about h2,.contact h2,.principles h2{font-size:clamp(3rem,5.3vw,6rem)}.lead{max-width:930px;margin:40px 0 0;color:#3c5665;font-family:Georgia,serif;font-size:clamp(20px,2vw,29px);line-height:1.55}
.markets{background:#e6f0f1}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:60px;max-width:1440px;margin:0 auto 56px}.section-heading>p{max-width:470px;margin:0 0 8px;color:#4e6673;font-size:17px}.market-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;max-width:1440px;margin:auto}.market-card{position:relative;min-height:620px;overflow:hidden;color:#fff}.market-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.2,.8,.2,1)}.market-card:hover img{transform:scale(1.035)}.market-overlay{position:absolute;inset:0;background:linear-gradient(0deg,rgba(3,23,37,.9) 0%,rgba(3,23,37,.18) 68%)}.market-copy{position:absolute;inset:auto 0 0;padding:clamp(28px,4vw,58px)}.market-copy>p{margin:0 0 10px;font-size:11px;font-weight:700;letter-spacing:.19em;text-transform:uppercase;color:rgba(255,255,255,.75)}.market-copy h3{font-size:clamp(38px,4vw,64px)}.market-copy>span{display:block;max-width:570px;margin-top:19px;color:rgba(255,255,255,.82);font-size:15px;line-height:1.6}.market-copy a{display:inline-flex;align-items:center;gap:12px;margin-top:26px;padding-bottom:5px;border-bottom:1px solid rgba(255,255,255,.72);font-size:13px;font-weight:700}
.briefing{background:var(--ink);color:#fff}.briefing-head{display:grid;grid-template-columns:1.35fr .65fr;gap:clamp(48px,8vw,130px);align-items:end;max-width:1440px;margin:0 auto 64px}.briefing-head h2{max-width:900px;font-size:clamp(3rem,5vw,5.8rem)}.briefing-intro{padding-bottom:9px}.briefing-intro p{margin:0;color:rgba(255,255,255,.72);font-size:17px}.briefing-intro span{display:block;margin-top:22px;color:var(--water);font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase}.briefing-grid{display:grid;grid-template-columns:1.2fr 1fr 1fr;max-width:1440px;margin:auto;border-top:1px solid rgba(255,255,255,.2);border-bottom:1px solid rgba(255,255,255,.2)}.briefing-card{display:flex;flex-direction:column;min-height:490px;padding:40px clamp(24px,3.3vw,48px);border-right:1px solid rgba(255,255,255,.2)}.briefing-card:last-child{border-right:0}.briefing-meta{display:flex;justify-content:space-between;gap:18px;margin-bottom:54px;color:var(--water);font-size:10px;font-weight:700;letter-spacing:.13em;text-transform:uppercase}.briefing-meta time{color:rgba(255,255,255,.5)}.briefing-stat{margin:-14px 0 8px;font-family:Georgia,serif;font-size:clamp(64px,7vw,104px);line-height:1;color:var(--water)}.briefing-card h3{font-size:clamp(26px,2.4vw,39px);line-height:1.12}.briefing-card>p:not(.briefing-stat){margin:24px 0 32px;color:rgba(255,255,255,.68);font-size:15px}.briefing-card>a{display:inline-flex;align-items:center;justify-content:space-between;gap:18px;margin-top:auto;padding-top:20px;border-top:1px solid rgba(255,255,255,.2);color:#fff;font-size:12px;font-weight:700;letter-spacing:.04em}.briefing-card>a:hover,.briefing-resource>a:hover{color:var(--water)}.briefing-resource{display:grid;grid-template-columns:1.15fr 1fr auto;gap:clamp(24px,4vw,62px);align-items:center;max-width:1440px;margin:34px auto 0;padding:32px 0;border-bottom:1px solid rgba(255,255,255,.2)}.briefing-resource>div{display:flex;align-items:center;gap:20px}.resource-mark{display:grid;place-items:center;flex:0 0 auto;width:52px;height:52px;border:1px solid rgba(117,184,201,.65);border-radius:50%;color:var(--water);font-size:22px}.briefing-resource div p{margin:0 0 4px;color:var(--water);font-size:10px;font-weight:700;letter-spacing:.14em;text-transform:uppercase}.briefing-resource h3{font-size:24px;line-height:1.2}.briefing-resource>p{margin:0;color:rgba(255,255,255,.64);font-size:13px}.briefing-resource>a{white-space:nowrap;border-bottom:1px solid rgba(255,255,255,.5);padding-bottom:5px;font-size:12px;font-weight:700}.briefing-disclaimer{max-width:1440px;margin:20px auto 0;color:rgba(255,255,255,.42);font-size:11px}
.services{background:#fff}.services-heading{justify-content:flex-start}.service-list{max-width:1440px;margin:auto;border-top:1px solid var(--line)}.service-list article{display:grid;grid-template-columns:70px .65fr 1fr auto;gap:28px;align-items:center;min-height:190px;border-bottom:1px solid var(--line)}.service-list article>span{align-self:start;margin-top:45px;color:var(--blue);font-size:12px;font-weight:700;letter-spacing:.15em}.service-list h3{font-size:clamp(32px,3vw,50px)}.service-list p{max-width:580px;margin:0;color:#506875;font-size:16px}.service-arrow{color:var(--blue);font-size:24px;font-weight:400}
.principles{background:var(--ink);color:#fff}.principles-head{display:grid;grid-template-columns:.55fr 1.45fr;gap:64px;max-width:1440px;margin:0 auto 72px}.principles-head h2{max-width:970px}.principles-grid{display:grid;grid-template-columns:repeat(3,1fr);max-width:1440px;margin:auto;border-top:1px solid rgba(255,255,255,.2);border-bottom:1px solid rgba(255,255,255,.2)}.principles-grid article{min-height:330px;padding:38px clamp(24px,3.2vw,48px);border-right:1px solid rgba(255,255,255,.2)}.principles-grid article:last-child{border-right:0}.principles-grid span{color:var(--water);font-size:12px;font-weight:700;letter-spacing:.15em}.principles-grid h3{margin-top:70px;font-size:clamp(30px,3vw,48px)}.principles-grid p{max-width:360px;margin:22px 0 0;color:rgba(255,255,255,.68);font-size:16px}
.case-study{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(50px,8vw,140px);align-items:center;background:var(--mist)}.case-number{display:grid;place-items:center;aspect-ratio:1;border:1px solid rgba(10,32,52,.2);border-radius:50%;font-family:Georgia,serif;font-size:clamp(54px,7vw,108px);color:var(--blue)}.blue{color:var(--blue)}.case-copy h2{font-size:clamp(2.7rem,4.3vw,5rem)}.case-copy>p:not(.section-kicker){max-width:720px;margin:34px 0 0;color:#45606e;font-size:17px}.case-tags{display:flex;flex-wrap:wrap;gap:8px;margin-top:34px}.case-tags span{padding:8px 13px;border:1px solid rgba(10,32,52,.2);border-radius:99px;font-size:11px;font-weight:650;letter-spacing:.08em;text-transform:uppercase}
.about{display:grid;grid-template-columns:.82fr 1.18fr;gap:clamp(50px,9vw,150px);align-items:center;background:#fff;color:var(--ink)}.about-portrait{position:relative;aspect-ratio:4/5;border:1px solid var(--line);overflow:hidden;background:#7890a5}.about-portrait:after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px rgba(255,255,255,.18);pointer-events:none}.about-portrait img{width:100%;height:100%;object-fit:cover;object-position:center top}.about-copy h2{font-size:clamp(3rem,4.5vw,5.2rem)}.about-copy>p:not(.section-kicker){max-width:760px;margin:28px 0 0;color:#45606e;font-size:17px}.credentials{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:46px;padding-top:30px;border-top:1px solid var(--line)}.credentials div{display:flex;align-items:center;gap:10px;color:#45606e;font-size:12px;line-height:1.4}.credentials svg{flex:0 0 auto;color:var(--blue)}
.property-search{display:grid;grid-template-columns:minmax(280px,.8fr) 1.2fr;gap:clamp(50px,8vw,120px);background:var(--mist)}.search-intro h2{font-size:clamp(3rem,5.3vw,6rem)}.search-intro>p:last-child{max-width:560px;margin-top:28px;color:#4a6471;font-size:18px;line-height:1.75}.search-form{display:grid;grid-template-columns:1fr 1fr;gap:24px 20px}.search-form label{display:flex;flex-direction:column;gap:9px}.search-form label>span{color:#274555;font-size:12px;font-weight:700;letter-spacing:.11em;text-transform:uppercase}.search-form input,.search-form select,.search-form textarea{width:100%;border:1px solid #bdcbd2;border-radius:0;background:#fff;padding:15px 16px;color:var(--ink);font:inherit}.search-form textarea{resize:vertical}.search-form input:focus,.search-form select:focus,.search-form textarea:focus{outline:2px solid var(--blue);outline-offset:2px}.form-wide{grid-column:1/-1}.form-submit{display:flex;align-items:center;justify-content:space-between;gap:25px}.form-submit p{max-width:360px;margin:0;color:#607783;font-size:12px;line-height:1.5}.form-submit p a{text-decoration:underline;text-underline-offset:3px}.form-honey{display:none!important}.contact{text-align:center;background:#fff}.contact .section-kicker{margin-bottom:22px}.contact h2{font-size:clamp(3.6rem,6.4vw,7rem)}.contact>p:not(.section-kicker){max-width:620px;margin:30px auto 38px;color:#4a6471;font-size:18px}.button-dark{background:var(--ink);color:#fff}.button-dark:hover{background:var(--blue)}
.contact-actions{display:flex;flex-wrap:wrap;align-items:center;justify-content:center;gap:28px}
.brokerage-disclosure{display:grid;grid-template-columns:1fr 1fr;background:var(--mist);border-top:1px solid var(--line);border-bottom:1px solid rgba(255,255,255,.12)}.brokerage-disclosure>div{display:grid;grid-template-columns:minmax(130px,.45fr) 1fr;grid-template-rows:auto auto;column-gap:clamp(24px,4vw,70px);align-items:center;padding:38px clamp(24px,7vw,112px)}.brokerage-disclosure>div+div{border-left:1px solid var(--line)}.brokerage-disclosure span{grid-row:1/3;color:var(--blue);font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase}.brokerage-disclosure strong{font-family:Georgia,serif;font-size:clamp(22px,2vw,30px);font-weight:400;line-height:1.2}.brokerage-disclosure p{margin:6px 0 0;color:#536b78;font-size:13px;letter-spacing:.03em}
footer{display:grid;grid-template-columns:1fr 1.2fr .7fr;gap:50px;padding:65px clamp(24px,7vw,112px);background:#061725;color:#fff}.footer-brand{display:flex;gap:15px;align-items:center}.inverse{color:#fff}.footer-brand div{display:flex;flex-direction:column}.footer-brand strong{font-family:Georgia,serif;font-size:20px;font-weight:400}.footer-brand span:not(.brand-mark){color:rgba(255,255,255,.55);font-size:10px;letter-spacing:.08em;text-transform:uppercase}.footer-offices{display:grid;grid-template-columns:1fr 1fr;gap:30px}.footer-offices p{display:flex;flex-direction:column;margin:0;font-size:12px;color:rgba(255,255,255,.55)}.footer-office-logo{display:flex;align-items:center;height:38px;margin-bottom:14px}.footer-office-logo img{display:block;object-fit:contain;object-position:left center}.footer-office-logo-lokation img{width:132px;height:auto}.footer-office-logo-nrc img{width:auto;height:36px}.footer-offices strong{margin-bottom:5px;color:#fff;font-size:11px;letter-spacing:.15em;text-transform:uppercase}.footer-contact{display:flex;flex-direction:column;align-items:flex-end;gap:7px;color:rgba(255,255,255,.48);font-size:10px;letter-spacing:.05em;text-transform:uppercase}.footer-contact>a:first-child{color:#fff;font-family:Georgia,serif;font-size:18px;letter-spacing:0;text-transform:none}.footer-contact .footer-review{margin:4px 0 5px;color:var(--water);font-size:10px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.footer-legal{display:flex;flex-wrap:wrap;justify-content:flex-end;gap:7px 13px;margin:4px 0;font-size:12px;line-height:1.5;letter-spacing:.01em;text-transform:none}.footer-legal a{color:rgba(255,255,255,.78);text-decoration:underline;text-underline-offset:3px}.footer-legal a:hover{color:#fff}
@keyframes hero-in{from{transform:scale(1.04);filter:saturate(.7)}to{transform:scale(1);filter:saturate(1)}}@keyframes rise-in{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:translateY(0)}}@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;animation:none!important;transition:none!important}}
@media(max-width:980px){.site-header{grid-template-columns:1fr auto;height:92px}.site-header nav{display:none}.hero{min-height:760px}.hero-content{margin-left:clamp(24px,6vw,60px)}.hero-note{width:42vw}.proof{grid-template-columns:1fr 1fr}.proof>*:nth-child(2){border-right:0}.proof>*:nth-child(-n+2){border-bottom:1px solid var(--line)}.intro,.case-study,.about,.principles-head,.property-search{grid-template-columns:1fr}.section-heading{align-items:start;flex-direction:column;gap:24px}.market-card{min-height:560px}.briefing-head{grid-template-columns:1fr;gap:28px}.briefing-grid{grid-template-columns:1fr}.briefing-card{min-height:0;border-right:0;border-bottom:1px solid rgba(255,255,255,.2)}.briefing-card:last-child{border-bottom:0}.briefing-meta{margin-bottom:34px}.briefing-card>a{margin-top:28px}.briefing-resource{grid-template-columns:1fr;align-items:start}.briefing-resource>a{width:fit-content}.service-list article{grid-template-columns:50px .7fr 1fr}.service-arrow{display:none}.principles-head{gap:14px}.principles-grid{grid-template-columns:1fr}.principles-grid article{min-height:0;border-right:0;border-bottom:1px solid rgba(255,255,255,.2)}.principles-grid article:last-child{border-bottom:0}.principles-grid h3{margin-top:40px}.about-portrait{max-width:620px;width:100%;margin:auto;aspect-ratio:4/5}.brokerage-disclosure>div{grid-template-columns:1fr;gap:5px}.brokerage-disclosure span{grid-row:auto;margin-bottom:12px}footer{grid-template-columns:1fr 1fr}.footer-contact{grid-column:1/-1;align-items:flex-start}.footer-legal{justify-content:flex-start}}
@media(max-width:680px){.site-header{padding:0 20px}.header-call span{display:none}.hero{min-height:760px;height:100svh}.hero-image{object-position:64% center}.hero-wash{background:linear-gradient(90deg,rgba(2,18,31,.86),rgba(4,28,44,.25)),linear-gradient(0deg,rgba(4,25,40,.72),transparent 55%)}.hero-content{width:calc(100% - 40px);margin:0 20px;padding-top:60px}h1{font-size:clamp(3.7rem,18vw,5.1rem)}.hero-copy{font-size:18px}.hero-actions{align-items:flex-start;flex-direction:column;gap:22px;margin-top:34px}.hero-note{display:none}.proof{grid-template-columns:1fr}.proof>*{min-height:112px;border-right:0;border-bottom:1px solid var(--line)}.proof>*:last-child{border-bottom:0}.section{padding:78px 22px}.intro{gap:18px}.intro h2,.section-heading h2,.services h2,.case-study h2,.about h2,.principles h2{font-size:clamp(2.65rem,13vw,4rem)}.lead{margin-top:26px;font-size:20px}.market-grid,.search-form{grid-template-columns:1fr}.market-card{min-height:520px}.service-list article{grid-template-columns:38px 1fr;gap:12px;padding:34px 0}.service-list article>span{margin-top:7px}.service-list p{grid-column:2}.principles-grid article{padding:34px 0}.case-number{width:78vw}.credentials{grid-template-columns:1fr}.form-wide{grid-column:auto}.form-submit{align-items:flex-start;flex-direction:column}.form-submit .button{width:100%}.contact h2{font-size:clamp(3.1rem,15vw,5rem)}.contact-actions{align-items:flex-start;flex-direction:column}.contact-actions .button{width:100%}.brokerage-disclosure{grid-template-columns:1fr}.brokerage-disclosure>div{padding:30px 22px}.brokerage-disclosure>div+div{border-left:0;border-top:1px solid var(--line)}footer{grid-template-columns:1fr}.footer-offices{grid-template-columns:1fr}.footer-contact{grid-column:auto}}