:root {
            --red:      #d0021b;
            --red-dark: #a80015;
            --red-pale: #fff1f2;
            --dark:     #0d0d0d;
            --mid:      #1e2a38;
            --text:     #1f2937;
            --muted:    #6b7280;
            --border:   #e5e7eb;
            --bg:       #f9fafb;
            --white:    #ffffff;
            --gold:     #f5c518;
            --radius:   10px;
        }
        *, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
        body { font-family: 'DM Sans', sans-serif; background: var(--white); color: var(--text); }
        .container { width: 90%; max-width: 1200px; margin: 0 auto; }

        /* ── HERO ──────────────────────────────────────────────── */
        .property-hero {
            background: linear-gradient(135deg, #0d0d0d 0%, #1e2a38 100%);
            padding: 90px 0 70px;
            position: relative;
            overflow: hidden;
        }
        .property-hero::before {
            content: '';
            position: absolute; inset: 0;
            background: url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23d0021b' fill-opacity='0.05'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/svg%3E");
            pointer-events: none;
        }
        .hero-inner { position: relative; z-index: 1; }
        .hero-badge {
            display: inline-flex; align-items: center; gap: 7px;
            background: var(--red); color: #fff;
            font-size: 11px; font-weight: 600; letter-spacing: 1.5px;
            text-transform: uppercase; padding: 6px 18px;
            border-radius: 20px; margin-bottom: 20px;
        }
        .property-hero h1 {
            font-family: 'Playfair Display', serif;
            font-size: clamp(30px, 5vw, 52px);
            font-weight: 900; color: #fff; line-height: 1.15; margin-bottom: 16px;
        }
        .property-hero h1 span { color: var(--gold); }
        .property-hero p {
            color: rgba(255,255,255,.65); font-size: 15px;
            line-height: 1.7; max-width: 580px; margin-bottom: 30px;
        }
        .hero-btns { display: flex; gap: 14px; flex-wrap: wrap; }
        .btn-primary {
            background: var(--red); color: #fff; padding: 13px 26px;
            border-radius: var(--radius); text-decoration: none;
            font-size: 14px; font-weight: 600;
            display: inline-flex; align-items: center; gap: 7px;
            transition: background .2s, transform .2s;
        }
        .btn-primary:hover { background: var(--red-dark); transform: translateY(-2px); color: #fff; }
        .btn-outline {
            background: transparent; color: #fff; padding: 13px 26px;
            border-radius: var(--radius); text-decoration: none;
            font-size: 14px; font-weight: 600;
            border: 1.5px solid rgba(255,255,255,.3);
            display: inline-flex; align-items: center; gap: 7px;
            transition: border-color .2s;
        }
        .btn-outline:hover { border-color: #fff; color: #fff; }

        /* ── WHY SECTION ────────────────────────────────────────── */
        .why-section { padding: 80px 0; background: var(--white); }
        .section-head { text-align: center; margin-bottom: 48px; }
        .section-eyebrow {
            display: inline-block; background: var(--red-pale); color: var(--red);
            font-size: 11px; font-weight: 700; letter-spacing: 1.2px;
            text-transform: uppercase; padding: 4px 14px;
            border-radius: 20px; margin-bottom: 12px;
        }
        .section-title {
            font-family: 'Playfair Display', serif;
            font-size: clamp(22px, 4vw, 34px); font-weight: 700;
            color: var(--text); margin-bottom: 8px;
        }
        .section-sub { color: var(--muted); font-size: 15px; max-width: 520px; margin: 0 auto; }
        .why-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
        .why-card {
            border: 1px solid var(--border); border-radius: 14px;
            padding: 32px 28px; text-align: center; background: var(--white);
            transition: box-shadow .25s, transform .25s, border-color .25s;
        }
        .why-card:hover { box-shadow: 0 12px 36px rgba(208,2,27,.08); transform: translateY(-4px); border-color: var(--red); }
        .why-icon {
            width: 60px; height: 60px; background: var(--red-pale);
            border-radius: 14px; display: flex; align-items: center;
            justify-content: center; font-size: 26px; margin: 0 auto 18px;
        }
        .why-card h4 { font-size: 16px; font-weight: 700; color: var(--text); margin-bottom: 10px; }
        .why-card p { font-size: 13.5px; color: var(--muted); line-height: 1.6; }

        /* ── LISTING SECTION ────────────────────────────────────── */
        .listing-section {
            padding: 80px 0; background: var(--bg);
            border-top: 1px solid var(--border);
        }

        /* Filter bar */
        .filter-bar {
            display: flex; gap: 10px; flex-wrap: wrap;
            justify-content: center; margin-bottom: 40px;
        }
        .filter-btn-item {
            padding: 8px 20px; border-radius: 20px; font-size: 13px;
            font-weight: 600; border: 1.5px solid var(--border);
            background: var(--white); color: var(--muted); cursor: pointer; transition: all .15s;
        }
        .filter-btn-item:hover, .filter-btn-item.active {
            background: var(--red); border-color: var(--red); color: #fff;
        }

        .listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }

        /* Property Card */
        .property-card {
            background: var(--white); border-radius: 14px;
            overflow: hidden; border: 1px solid var(--border);
            box-shadow: 0 2px 12px rgba(0,0,0,.05);
            transition: box-shadow .25s, transform .25s;
            display: flex; flex-direction: column;
        }
        .property-card:hover { box-shadow: 0 12px 36px rgba(0,0,0,.10); transform: translateY(-4px); }
        .property-image { position: relative; overflow: hidden; height: 200px; }
        .property-image img { width: 100%; height: 100%; object-fit: cover; transition: transform .4s; }
        .property-card:hover .property-image img { transform: scale(1.05); }

        /* No image placeholder */
        .property-no-img {
            width: 100%; height: 200px;
            background: linear-gradient(135deg, #f3f4f6 0%, #e5e7eb 100%);
            display: flex; align-items: center; justify-content: center;
            font-size: 48px; color: #9ca3af;
        }

        .property-type-badge {
            position: absolute; top: 12px; left: 12px;
            background: var(--red); color: #fff;
            font-size: 11px; font-weight: 700; padding: 4px 10px; border-radius: 20px;
        }
        .property-body { padding: 18px; flex: 1; }
        .property-body h3 { font-size: 15px; font-weight: 700; color: var(--text); margin-bottom: 10px; }
        .property-meta { display: flex; flex-direction: column; gap: 5px; margin-bottom: 12px; }
        .property-meta-item {
            display: flex; align-items: center; gap: 6px;
            font-size: 12.5px; color: var(--muted);
        }
        .property-price {
            font-family: 'Playfair Display', serif;
            font-size: 20px; font-weight: 700; color: var(--red); margin-bottom: 14px;
        }
        .property-price span { font-family: 'DM Sans', sans-serif; font-size: 12px; font-weight: 400; color: var(--muted); }
        .property-footer {
            display: flex; align-items: center; justify-content: space-between;
            padding-top: 12px; border-top: 1px solid var(--border); margin-top: auto;
        }
        .view-btn {
            display: inline-flex; align-items: center; gap: 5px;
            background: var(--red); color: #fff; text-decoration: none;
            padding: 8px 16px; border-radius: 7px; font-size: 13px;
            font-weight: 600; transition: background .2s;
        }
        .view-btn:hover { background: var(--red-dark); color: #fff; }
        .enquire-btn {
            display: inline-flex; align-items: center; gap: 5px;
            background: transparent; color: var(--text); text-decoration: none;
            padding: 8px 14px; border-radius: 7px; font-size: 13px;
            font-weight: 600; border: 1.5px solid var(--border);
            transition: border-color .2s, color .2s;
        }
        .enquire-btn:hover { border-color: var(--red); color: var(--red); }

        /* parking badge */
        .parking-yes { color: #166534; font-size: 11px; font-weight: 600; }
        .parking-no  { color: #991b1b; font-size: 11px; font-weight: 600; }

        /* EMPTY STATE */
        .empty-state {
            text-align: center; padding: 60px 20px;
            background: var(--white); border-radius: 14px;
            border: 1px solid var(--border); grid-column: 1 / -1;
        }
        .empty-state .empty-icon { font-size: 52px; margin-bottom: 16px; }
        .empty-state h3 { font-family: 'Playfair Display', serif; font-size: 22px; color: var(--text); margin-bottom: 8px; }
        .empty-state p { color: var(--muted); font-size: 14px; margin-bottom: 22px; }

        /* PAGINATION */
        .pagination-wrap { display: flex; justify-content: center; margin-top: 40px; gap: 6px; flex-wrap: wrap; }
        .pagination-wrap a, .pagination-wrap span {
            padding: 8px 14px; border-radius: 8px; font-size: 13px;
            font-weight: 600; border: 1.5px solid var(--border);
            color: var(--muted); text-decoration: none; transition: all .15s;
        }
        .pagination-wrap a:hover { border-color: var(--red); color: var(--red); }
        .pagination-wrap .active-pg { background: var(--red); color: #fff; border-color: var(--red); }

        /* CTA */
        .property-cta {
            background: linear-gradient(135deg, #0d0d0d 0%, #1e2a38 100%);
            padding: 80px 0; text-align: center; position: relative; overflow: hidden;
        }
        .property-cta::before {
            content: ''; position: absolute; inset: 0;
            background: url("data:image/svg+xml,%3Csvg width='60' height='60' viewBox='0 0 60 60' xmlns='http://www.w3.org/2000/svg'%3E%3Cg fill='%23d0021b' fill-opacity='0.05'%3E%3Cpath d='M36 34v-4h-2v4h-4v2h4v4h2v-4h4v-2h-4zm0-30V0h-2v4h-4v2h4v4h2V6h4V4h-4zM6 34v-4H4v4H0v2h4v4h2v-4h4v-2H6zM6 4V0H4v4H0v2h4v4h2V6h4V4H6z'/%3E%3C/g%3E%3C/svg%3E");
            pointer-events: none;
        }
        .cta-inner { position: relative; z-index: 1; }
        .property-cta h2 {
            font-family: 'Playfair Display', serif;
            font-size: clamp(26px, 4vw, 40px); font-weight: 900;
            color: #fff; margin-bottom: 14px;
        }
        .property-cta h2 span { color: var(--gold); }
        .property-cta p { color: rgba(255,255,255,.65); font-size: 15px; margin-bottom: 32px; max-width: 500px; margin-left: auto; margin-right: auto; }
        .cta-btns { display: flex; gap: 14px; justify-content: center; flex-wrap: wrap; }

        /* RESPONSIVE */
        @media (max-width: 992px) { .why-grid { grid-template-columns: repeat(2, 1fr); } .listing-grid { grid-template-columns: repeat(2, 1fr); } }
        @media (max-width: 640px) { .why-grid, .listing-grid { grid-template-columns: 1fr; } .property-hero { padding: 70px 0 50px; } }