:root{--navy:#0f1e3d;--navy-mid:#1a2f5e;--navy-light:#243872;--gold:#c9a84c;--gold-hover:#b8943d;--gold-muted:rgba(201,168,76,.12);--ivory:#f5f0e8;--ivory-dark:#ede8de;--slate:#8899aa;--white:#fff;--border:rgba(201,168,76,.2);--ease:cubic-bezier(.16,1,.3,1)}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:70px}
body{margin:0;font-family:'Cormorant Garamond','Georgia',serif;font-weight:400;color:var(--navy);background:var(--white);line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;height:auto;display:block}
a{text-decoration:none;color:inherit;-webkit-tap-highlight-color:transparent}
button{cursor:pointer;font-family:inherit}

/* TYPOGRAPHY */
h1,h2,h3{font-family:'Playfair Display','Georgia',serif;font-weight:700;line-height:1.15;letter-spacing:-.01em;margin:0}
h1{font-size:clamp(2.4rem,5vw,4rem);color:var(--white)}
h2{font-size:clamp(1.9rem,4vw,3rem);color:var(--navy)}
h3{font-size:clamp(1.2rem,2.5vw,1.6rem);color:var(--navy)}
p{margin:0 0 1rem}
.label{font-family:'Inter','Helvetica Neue',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:.75rem;display:block}

/* HEADER */
header{position:fixed;top:0;width:100%;z-index:200;background:rgba(15,30,61,.95);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border-bottom:1px solid rgba(201,168,76,.15);transition:all .3s}
.hdr{max-width:1280px;margin:0 auto;padding:.9rem 1.5rem;display:flex;justify-content:space-between;align-items:center}
.logo-txt{font-family:'Playfair Display',serif;font-size:1.4rem;font-weight:700;color:var(--white);letter-spacing:.02em}
.logo-txt span{color:var(--gold)}
nav{display:flex;gap:2rem;align-items:center}
nav a{font-family:'Inter',sans-serif;font-size:.8rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.7);transition:color .3s}
nav a:hover{color:var(--gold)}
.nav-cta{padding:.5rem 1.25rem;border:1px solid var(--gold);color:var(--gold)!important;border-radius:2px;transition:all .3s!important}
.nav-cta:hover{background:var(--gold);color:var(--navy)!important}
.menu-btn{display:none;background:none;border:none;color:var(--white);padding:.5rem}
@media(max-width:900px){nav{display:none}.menu-btn{display:block}}
nav.open{display:flex;flex-direction:column;position:absolute;top:100%;left:0;right:0;background:var(--navy);padding:1.5rem;gap:1rem;border-top:1px solid var(--border)}

/* BUTTONS */
.btn{display:inline-flex;align-items:center;gap:.5rem;padding:.9rem 2rem;font-family:'Inter',sans-serif;font-size:.8rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;border:none;border-radius:2px;transition:all .3s;cursor:pointer}
.btn-gold{background:var(--gold);color:var(--navy)}
.btn-gold:hover{background:var(--gold-hover);transform:translateY(-2px);box-shadow:0 8px 24px rgba(201,168,76,.3)}
.btn-outline-gold{background:transparent;color:var(--gold);border:1px solid var(--gold)}
.btn-outline-gold:hover{background:var(--gold);color:var(--navy)}
.btn-outline-white{background:transparent;color:var(--white);border:1px solid rgba(255,255,255,.4)}
.btn-outline-white:hover{background:rgba(255,255,255,.1);border-color:var(--white)}

/* LAYOUT */
.container{max-width:1280px;margin:0 auto;padding:0 1.5rem}
@media(min-width:768px){.container{padding:0 2rem}}
.grid-2{display:grid;grid-template-columns:1fr;gap:3rem;align-items:center}
@media(min-width:900px){.grid-2{grid-template-columns:1fr 1fr;gap:5rem}}
.grid-3{display:grid;grid-template-columns:1fr;gap:1.5rem}
@media(min-width:640px){.grid-3{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1024px){.grid-3{grid-template-columns:repeat(3,1fr)}}

/* SECTION REVEALS */
section{opacity:0;transform:translateY(24px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
section.visible{opacity:1;transform:translateY(0)}

/* HERO */
.hero{min-height:100vh;background:linear-gradient(135deg,var(--navy) 0%,var(--navy-mid) 60%,var(--navy-light) 100%);display:flex;align-items:center;padding:0;position:relative;overflow:hidden}
.hero::before{content:'';position:absolute;inset:0;background:url('data:image/svg+xml,<svg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 100 100"><circle cx="80" cy="20" r="40" fill="rgba(201,168,76,0.04)"/><circle cx="20" cy="80" r="30" fill="rgba(201,168,76,0.03)"/></svg>') no-repeat center/cover;pointer-events:none}
.hero-inner{display:grid;grid-template-columns:1fr;gap:4rem;align-items:center;width:100%;padding:8rem 0 5rem}
@media(min-width:900px){.hero-inner{grid-template-columns:1.1fr .9fr;gap:6rem;padding:7rem 0 5rem}}
.hero-text .label{color:var(--gold);margin-bottom:1.5rem;font-size:.75rem}
.hero-text h1{margin-bottom:1.5rem;line-height:1.1}
.hero-text h1 em{color:var(--gold);font-style:normal}
.hero-subtitle{font-family:'Inter',sans-serif;font-size:1.1rem;font-weight:300;color:rgba(255,255,255,.75);margin-bottom:2.5rem;max-width:44ch;line-height:1.7}
.hero-btns{display:flex;flex-wrap:wrap;gap:1rem}
.hero-card{background:rgba(255,255,255,.06);backdrop-filter:blur(16px);-webkit-backdrop-filter:blur(16px);border:1px solid rgba(201,168,76,.25);border-radius:8px;padding:2.5rem;position:relative}
.hero-card::before{content:'';position:absolute;top:0;left:2rem;right:2rem;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent);opacity:.5}
.hero-raise-label{font-family:'Inter',sans-serif;font-size:.75rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin-bottom:1rem;display:block}
.hero-raise-val{font-family:'Playfair Display',serif;font-size:3rem;font-weight:700;color:var(--white);line-height:1;margin-bottom:.5rem}
.hero-raise-sub{font-family:'Inter',sans-serif;font-size:.9rem;color:rgba(255,255,255,.6);margin-bottom:2rem}
.hero-projects{display:flex;flex-direction:column;gap:.75rem}
.hero-proj-item{display:flex;align-items:center;gap:.75rem;font-family:'Inter',sans-serif;font-size:.9rem;color:rgba(255,255,255,.8)}
.hero-proj-item::before{content:'';width:6px;height:6px;background:var(--gold);border-radius:50%;flex-shrink:0}

/* EXECUTIVE SUMMARY */
.exec{padding:6rem 0;background:var(--ivory)}
.exec h2{margin-bottom:1.5rem}
.exec .lead{font-size:1.2rem;color:#4a5568;max-width:58ch;margin-bottom:3.5rem;line-height:1.75}
/* Professional prospectus-style stat strip — no boxes, pure typography */
.exec-stats{display:grid;grid-template-columns:1fr;gap:0;border-top:1px solid rgba(15,30,61,.15);border-bottom:1px solid rgba(15,30,61,.15)}
@media(min-width:640px){.exec-stats{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1024px){.exec-stats{grid-template-columns:repeat(4,1fr)}}
.exec-stat{padding:2.5rem 2rem;position:relative;transition:background .3s}
.exec-stat:hover{background:rgba(201,168,76,.06)}
.exec-stat+.exec-stat{border-left:none}
@media(min-width:640px){
  .exec-stat:nth-child(odd){border-right:1px solid rgba(15,30,61,.1)}
  .exec-stat:nth-child(1),.exec-stat:nth-child(2){border-bottom:1px solid rgba(15,30,61,.1)}
}
@media(min-width:1024px){
  .exec-stat+.exec-stat{border-left:1px solid rgba(15,30,61,.1)}
  .exec-stat:nth-child(odd){border-right:none}
  .exec-stat:nth-child(1),.exec-stat:nth-child(2){border-bottom:none}
}
.exec-stat::before{content:'';display:block;width:28px;height:2px;background:var(--gold);margin-bottom:1.5rem}
.exec-card-val{font-family:'Playfair Display',serif;font-size:clamp(1.8rem,3vw,2.6rem);font-weight:700;color:var(--navy);line-height:1;letter-spacing:-.02em;margin-bottom:.6rem}
.exec-card-lbl{font-family:'Inter',sans-serif;font-size:.7rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--slate)}

/* TRACK RECORD */
.track{padding:6rem 0;background:var(--navy)}
.track h2{color:var(--white);margin-bottom:1rem}
.track .lead{color:rgba(255,255,255,.65);font-size:1.1rem;max-width:55ch;margin-bottom:3rem}
.track-grid{display:grid;grid-template-columns:1fr;gap:1.5rem}
@media(min-width:768px){.track-grid{grid-template-columns:repeat(3,1fr)}}
.track-card{background:rgba(255,255,255,.05);border:1px solid rgba(201,168,76,.2);border-radius:6px;padding:2rem;transition:all .3s}
.track-card:hover{background:rgba(201,168,76,.08);border-color:var(--gold);transform:translateY(-4px)}
.track-card h3{color:var(--gold);font-size:1.1rem;margin-bottom:1.25rem}
.track-list{list-style:none;padding:0;margin:0}
.track-list li{font-family:'Inter',sans-serif;font-size:.9rem;color:rgba(255,255,255,.75);padding:.4rem 0;border-bottom:1px solid rgba(255,255,255,.07);display:flex;align-items:flex-start;gap:.75rem}
.track-list li::before{content:'—';color:var(--gold);flex-shrink:0;margin-top:.05rem}

/* REAL ESTATE */
.realestate{padding:6rem 0;background:var(--white)}
.realestate .label{margin-bottom:.5rem}
.realestate h2{margin-bottom:1rem}
.realestate p{color:#4a5568;font-size:1.05rem;margin-bottom:1.5rem}
.location-tags{display:flex;flex-wrap:wrap;gap:.75rem;margin-bottom:2rem}
.tag{font-family:'Inter',sans-serif;font-size:.8rem;font-weight:500;padding:.4rem 1rem;border:1px solid var(--border);border-radius:2px;color:var(--navy-mid)}
.re-list{list-style:none;padding:0;margin:0}
.re-list li{font-family:'Inter',sans-serif;font-size:.95rem;color:#4a5568;padding:.6rem 0;border-bottom:1px solid #eee;display:flex;align-items:center;gap:.75rem}
.re-list li::before{content:'';width:5px;height:5px;background:var(--gold);border-radius:50%;flex-shrink:0}
.re-img{border-radius:6px;object-fit:cover;object-position:top center;width:100%;aspect-ratio:4/5}

/* CURRENT RAISE */
.raise{padding:6rem 0;background:linear-gradient(135deg,var(--navy-mid),var(--navy))}
.raise h2{color:var(--white);text-align:center;margin-bottom:.75rem}
.raise-amount{font-family:'Playfair Display',serif;font-size:clamp(3rem,7vw,5.5rem);font-weight:700;color:var(--gold);text-align:center;line-height:1;margin:1rem 0 2.5rem}
.raise-grid{display:grid;grid-template-columns:1fr;gap:1.5rem;max-width:900px;margin:0 auto}
@media(min-width:640px){.raise-grid{grid-template-columns:repeat(3,1fr)}}
.raise-card{background:rgba(255,255,255,.06);border:1px solid rgba(201,168,76,.2);border-radius:6px;padding:2rem;text-align:center}
.raise-card h3{color:var(--gold);font-size:1.1rem;margin-bottom:1rem}
.raise-card p{font-family:'Inter',sans-serif;font-size:.875rem;color:rgba(255,255,255,.65);margin:0;line-height:1.6}

/* MELIDES */
.melides{padding:6rem 0;background:var(--ivory)}
.melides h2{margin-bottom:1rem;color:var(--navy)}
.melides-img{border-radius:6px;object-fit:cover;object-position:top center;width:100%;aspect-ratio:4/3}
.prog-list{list-style:none;padding:0;margin:1.5rem 0}
.prog-list li{font-family:'Inter',sans-serif;font-size:.95rem;color:#4a5568;padding:.6rem 0;border-bottom:1px solid rgba(0,0,0,.08);display:flex;align-items:center;gap:.75rem}
.prog-list li::before{content:'';width:5px;height:5px;background:var(--gold);border-radius:50%;flex-shrink:0}
.ownership-note{background:var(--white);border-left:3px solid var(--gold);padding:1.25rem 1.5rem;border-radius:0 6px 6px 0;font-family:'Inter',sans-serif;font-size:.9rem;color:#4a5568;margin-top:1.5rem}

/* MELIDES VALUE */
.melval{padding:6rem 0;background:var(--navy)}
.melval h2{color:var(--white);text-align:center;margin-bottom:3rem}
.val-hero-num{font-family:'Playfair Display',serif;font-size:clamp(2.5rem,5vw,4rem);font-weight:700;color:var(--gold);text-align:center;margin-bottom:.5rem}
.val-hero-lbl{font-family:'Inter',sans-serif;font-size:.875rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.5);text-align:center;margin-bottom:3rem}
.val-grid{display:grid;grid-template-columns:1fr;gap:1.5rem}
@media(min-width:640px){.val-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1024px){.val-grid{grid-template-columns:repeat(3,1fr)}}
.val-item{background:rgba(255,255,255,.05);border:1px solid rgba(201,168,76,.2);border-radius:6px;padding:1.75rem;transition:border-color .3s}
.val-item:hover{border-color:var(--gold)}
.val-item p{font-family:'Inter',sans-serif;font-size:.9rem;color:rgba(255,255,255,.7);margin:0}

/* EAST CAPE */
.eastcape{padding:6rem 0;background:var(--white)}
.eastcape h2{margin-bottom:.75rem}
.eastcape-img{border-radius:6px;object-fit:cover;object-position:top center;width:100%;aspect-ratio:4/3}
.proj-val{font-family:'Playfair Display',serif;font-size:2.8rem;font-weight:700;color:var(--gold);line-height:1;margin:1rem 0 .25rem}
.proj-val-lbl{font-family:'Inter',sans-serif;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;color:var(--slate);margin-bottom:2rem}
.ec-cols{display:grid;grid-template-columns:1fr 1fr;gap:2rem;margin-top:2rem}
@media(max-width:640px){.ec-cols{grid-template-columns:1fr}}

/* WHY INVEST */
.why{padding:6rem 0;background:var(--ivory)}
.why h2{text-align:center;margin-bottom:3rem}
.why-grid{display:grid;grid-template-columns:1fr;gap:1.5rem}
@media(min-width:640px){.why-grid{grid-template-columns:repeat(2,1fr)}}
.why-card{background:var(--white);border:1px solid #e2e8f0;border-radius:6px;padding:2rem;transition:all .3s}
.why-card:hover{border-color:var(--gold);box-shadow:0 8px 32px rgba(201,168,76,.1);transform:translateY(-3px)}
.why-card h3{font-size:1.1rem;margin-bottom:1rem;color:var(--navy)}
.why-chips{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.5rem}
.chip{font-family:'Inter',sans-serif;font-size:.8rem;font-weight:500;padding:.35rem .9rem;background:var(--navy);color:var(--gold);border-radius:2px}

/* INVESTOR SNAPSHOT */
.snapshot{padding:6rem 0;background:var(--navy)}
.snapshot h2{color:var(--white);text-align:center;margin-bottom:3rem}
.snap-grid{display:grid;grid-template-columns:1fr;gap:1px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.08);border-radius:8px;overflow:hidden}
@media(min-width:480px){.snap-grid{grid-template-columns:repeat(2,1fr)}}
@media(min-width:900px){.snap-grid{grid-template-columns:repeat(3,1fr)}}
.snap-item{background:var(--navy);padding:2.5rem 2rem;text-align:center;transition:background .3s}
.snap-item:hover{background:var(--navy-mid)}
.snap-val{font-family:'Playfair Display',serif;font-size:2.2rem;font-weight:700;color:var(--gold);line-height:1;margin-bottom:.5rem}
.snap-lbl{font-family:'Inter',sans-serif;font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.5)}

/* ABOUT */
.about{padding:6rem 0;background:var(--white)}
.about h2{margin-bottom:1.5rem}
.about-lead{font-size:1.15rem;color:#4a5568;margin-bottom:1.5rem;line-height:1.75;max-width:55ch}
.about-combines{list-style:none;padding:0;margin:2rem 0;display:flex;flex-direction:column;gap:.75rem}
.about-combines li{font-family:'Inter',sans-serif;font-size:.95rem;color:var(--navy);display:flex;align-items:center;gap:.75rem}
.about-combines li::before{content:'';width:5px;height:5px;background:var(--gold);border-radius:50%;flex-shrink:0}
.about-img{border-radius:6px;object-fit:cover;object-position:top center;width:100%;aspect-ratio:4/5}

/* CONTACT / FOOTER */
footer{background:var(--navy);padding:5rem 0 3rem;text-align:center}
.footer-logo{font-family:'Playfair Display',serif;font-size:2rem;font-weight:700;color:var(--white);margin-bottom:.5rem}
.footer-logo span{color:var(--gold)}
.footer-tagline{font-family:'Inter',sans-serif;font-size:.9rem;color:rgba(255,255,255,.5);margin-bottom:3rem}
.footer-contact h2{color:var(--white);font-size:2.5rem;margin-bottom:1rem}
.footer-contact p{font-family:'Inter',sans-serif;color:rgba(255,255,255,.6);margin-bottom:2rem}
.contact-email{font-family:'Inter',sans-serif;font-size:1.5rem;color:var(--gold);transition:opacity .3s;display:inline-block;border-bottom:1px solid var(--gold);padding-bottom:.25rem}
.contact-email:hover{opacity:.7}
.footer-divider{height:1px;background:rgba(255,255,255,.08);margin:3rem 0}
.footer-bottom{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:1rem}
.footer-copy{font-family:'Inter',sans-serif;font-size:.75rem;color:rgba(255,255,255,.3);letter-spacing:.05em}
.footer-kw{font-family:'Inter',sans-serif;font-size:.7rem;color:rgba(255,255,255,.15);max-width:800px;text-align:left;line-height:1.8}
.footer-nav{display:flex;gap:2rem}
.footer-nav a{font-family:'Inter',sans-serif;font-size:.8rem;color:rgba(255,255,255,.5);transition:color .3s}
.footer-nav a:hover{color:var(--gold)}

/* SCROLL ANIMATIONS */
.fade-up{opacity:0;transform:translateY(24px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.fade-up.visible{opacity:1;transform:translateY(0)}
.fade-up:nth-child(2){transition-delay:.1s}
.fade-up:nth-child(3){transition-delay:.2s}
.fade-up:nth-child(4){transition-delay:.3s}

@media(prefers-reduced-motion:reduce){*{transition-duration:.01ms!important;animation-duration:.01ms!important}html{scroll-behavior:auto}}