:root {
  --ink: #171d33;
  --ink-dark: #090f22;
  --gold: #9b8155;
  --sand: #f3f0e9;
  --paper: #fffdf9;
  --muted: #6f7975;
  --line: #dcded9;
  --white: #ffffff;
  --shadow: 0 22px 55px rgba(11, 40, 33, .12);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; color: var(--ink-dark); background: var(--paper); font-family: "DM Sans", "Noto Sans Thai", sans-serif; font-size: 16px; line-height: 1.6; }
button, input, select, textarea { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
a { color: inherit; text-decoration: none; }

.site-header { height: 86px; padding: 0 5vw; display: flex; align-items: center; justify-content: space-between; gap: 28px; background: rgba(255,255,255,.96); position: sticky; top: 0; z-index: 40; border-bottom: 1px solid rgba(23,54,47,.1); backdrop-filter: blur(12px); }
.brand { display: inline-flex; align-items: center; min-width: max-content; }
.brand img { display: block; width: 245px; height: auto; max-height: 63px; object-fit: contain; object-position: left center; }
.main-nav { display: flex; align-items: center; gap: clamp(18px, 3vw, 42px); font-size: .92rem; }
.main-nav a { position: relative; padding: 8px 0; }
.main-nav a::after { content: ""; position: absolute; left: 0; bottom: 2px; height: 1px; width: 0; background: var(--gold); transition: width .25s ease; }
.main-nav a:hover::after { width: 100%; }
.header-actions { display: flex; align-items: center; gap: 18px; }
.language-switch { display: flex; align-items: center; gap: 5px; font-size: .78rem; color: #8a918d; }
.lang { border: 0; background: transparent; padding: 5px 2px; color: inherit; cursor: pointer; }
.lang.active { color: var(--ink); font-weight: 700; }
.button { border: 1px solid var(--ink); background: var(--ink); color: #fff; padding: 13px 22px; display: inline-flex; justify-content: center; align-items: center; font-weight: 600; cursor: pointer; transition: .2s ease; }
.button:hover { background: var(--gold); border-color: var(--gold); color: var(--ink-dark); transform: translateY(-1px); }
.button-small { padding: 9px 18px; font-size: .88rem; }
.menu-toggle { display: none; border: 0; background: transparent; font-size: 1.5rem; cursor: pointer; }

.hero { min-height: 740px; position: relative; color: #fff; background: var(--ink) url("https://rrsg.s3.amazonaws.com/wp-content/uploads/2019/12/03194324/BanyanTreeLiving2-1140x523.jpg") center/cover no-repeat; display: flex; flex-direction: column; justify-content: center; padding: 80px max(5vw, calc((100vw - 1240px)/2)); }
.hero-overlay { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(7,13,31,.92) 0%, rgba(7,13,31,.58) 46%, rgba(7,13,31,.1) 78%), linear-gradient(0deg, rgba(7,13,31,.45), transparent 50%); }
.hero-content { position: relative; z-index: 1; max-width: 680px; margin-bottom: 56px; }
.eyebrow { margin: 0 0 14px; text-transform: uppercase; letter-spacing: .19em; font-size: .75rem; font-weight: 700; color: #ecd8b4; }
.eyebrow.dark { color: #9d7940; }
h1, h2 { font-family: "Playfair Display", "Noto Sans Thai", serif; font-weight: 600; letter-spacing: -.025em; line-height: 1.06; margin: 0; }
h1 { font-size: clamp(3.2rem, 6.7vw, 6.8rem); }
h2 { font-size: clamp(2.1rem, 4vw, 4.1rem); }
.hero-copy { max-width: 600px; font-size: 1.1rem; color: rgba(255,255,255,.86); margin: 25px 0 0; }
.search-panel { position: relative; z-index: 2; background: #fff; color: var(--ink-dark); max-width: 1120px; box-shadow: var(--shadow); }
.search-mode { display: flex; position: absolute; top: -46px; left: 0; }
.mode { width: 108px; height: 46px; border: 0; background: rgba(255,255,255,.86); color: var(--ink); font-weight: 600; cursor: pointer; }
.mode.active { background: #fff; color: #9d7940; }
.search-fields { display: grid; grid-template-columns: 1.1fr 1fr 1fr auto; align-items: end; }
.search-fields label { display: flex; flex-direction: column; padding: 20px 22px; border-right: 1px solid var(--line); }
.search-fields label > span, .contact-form label > span { font-size: .72rem; text-transform: uppercase; letter-spacing: .12em; font-weight: 700; color: #78827e; margin-bottom: 5px; }
select, input, textarea { width: 100%; border: 0; color: var(--ink-dark); background: transparent; outline: none; }
select { cursor: pointer; }
.search-button { height: 100%; min-height: 88px; border: 0; background: var(--gold); color: var(--ink-dark); padding: 0 30px; font-weight: 700; cursor: pointer; display: flex; gap: 9px; align-items: center; }
.search-button:hover { background: #d8b979; }
.search-button > span:first-child { font-size: 1.5rem; }

.section { padding: 115px max(5vw, calc((100vw - 1240px)/2)); }
.section-heading { display: flex; align-items: end; justify-content: space-between; gap: 50px; margin-bottom: 42px; }
.section-intro { max-width: 430px; color: var(--muted); margin: 0 0 8px; }
.result-info { min-height: 24px; margin: -24px 0 20px; color: var(--muted); font-size: .9rem; }
.property-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; }
.property-card { background: #fff; border: 1px solid #e5e6e2; transition: transform .25s ease, box-shadow .25s ease; overflow: hidden; }
.property-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.property-card[hidden] { display: none; }
.property-image { aspect-ratio: 4/2.65; background: var(--sand); position: relative; overflow: hidden; }
.property-image > img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform .35s ease; }
.property-card:hover .property-image > img { transform: scale(1.025); }
.property-image::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,.2), transparent 35%); }
.image-bangkok { background-image: url("https://agentplus-s3.s3.eu-west-2.amazonaws.com/demo-3valet/properties/2024/06/25/xl/J1XZd4OOtlXckH8YnoVNqzBqjwB99UIq.jpg"); }
.image-phuket { background-image: url("https://d360889yflu7he.cloudfront.net/rental_partnerproperty/sava-beach-villas-villa-aqua/1-Villa_Aqua_-_Poolside_area.jpg"); }
.image-house { background-image: url("https://amazingarchitecture.com/storage/3332/responsive-images/baan_nakhonnayok_riverside_house_sata_na_architect_thailand___media_library_original_1344_756.jpg"); }
.image-pattaya { background-position: 65% center; filter: saturate(.82); }
.image-chiangmai { background-position: center 60%; }
.image-rental { background-position: center 60%; filter: brightness(.91) saturate(.75); }
.status { position: absolute; z-index: 2; left: 15px; top: 15px; background: rgba(255,255,255,.94); color: var(--ink-dark); padding: 5px 11px; font-size: .72rem; font-weight: 700; text-transform: uppercase; letter-spacing: .08em; }
.rent-status { background: var(--gold); }
.favorite { position: absolute; z-index: 2; right: 15px; top: 15px; border: 0; background: rgba(255,255,255,.94); width: 36px; height: 36px; border-radius: 50%; font-size: 1.35rem; color: var(--ink); cursor: pointer; }
.favorite.saved { background: var(--ink); color: #fff; }
.property-body { padding: 22px; }
.property-location { color: #9d7940; text-transform: uppercase; letter-spacing: .1em; font-size: .7rem; font-weight: 700; margin: 0 0 6px; }
.property-body h3 { margin: 0; font-family: "Playfair Display", "Noto Sans Thai", serif; font-size: 1.45rem; font-weight: 600; }
.property-details { display: flex; gap: 14px; color: var(--muted); font-size: .85rem; margin: 17px 0; }
.property-details span + span { border-left: 1px solid var(--line); padding-left: 14px; }
.property-details i { font-style: normal; }
.property-footer { padding-top: 16px; border-top: 1px solid var(--line); display: flex; justify-content: space-between; align-items: center; gap: 10px; }
.property-footer strong { font-size: 1.05rem; }
.property-footer small { font-weight: 400; font-size: .72rem; }
.text-link { border: 0; background: none; color: #8c6b35; padding: 5px 0; cursor: pointer; font-size: .8rem; font-weight: 700; }
.empty-state { text-align: center; padding: 60px; background: var(--sand); }
.empty-state h3 { font: 600 1.7rem "Playfair Display", "Noto Sans Thai", serif; margin: 0; }

.locations-section { background: var(--ink-dark); color: #fff; padding: 100px max(5vw, calc((100vw - 1240px)/2)) 115px; }
.light-heading .section-intro { color: rgba(255,255,255,.65); }
.location-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px; }
.location-card { height: 330px; border: 0; color: #fff; background-position: center; background-size: cover; position: relative; padding: 25px; display: flex; flex-direction: column; justify-content: end; align-items: start; cursor: pointer; overflow: hidden; text-align: left; }
.location-card::before { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(7,13,31,.9), transparent 72%); transition: background .25s ease; }
.location-card:hover::before { background: linear-gradient(0deg, rgba(7,13,31,.94), rgba(7,13,31,.14)); }
.location-card strong, .location-card span { position: relative; z-index: 1; }
.location-card strong { font: 600 1.8rem "Playfair Display", "Noto Sans Thai", serif; }
.location-card span { color: rgba(255,255,255,.72); }
.loc-bangkok { background-image: url("https://rrsg.s3.amazonaws.com/wp-content/uploads/2019/12/03194324/BanyanTreeLiving2-1140x523.jpg"); }
.loc-phuket { background-image: url("https://d360889yflu7he.cloudfront.net/rental_partnerproperty/sava-beach-villas-villa-aqua/1-Villa_Aqua_-_Poolside_area.jpg"); }
.loc-huahin { background-image: url("https://i.insider.com/624bd23982200b0019440807?format=jpeg&width=1025"); }
.loc-chiangmai { background-image: url("https://assets.nsbluescope.com/f/247285/8b81f923bd/th-banrim-image-4.jpg/m/1440x0/filters%3Ano_upscale%28%29%3Aquality%2880%29"); }

.services-section { display: grid; grid-template-columns: .8fr 1.4fr; gap: 90px; background: var(--sand); }
.services-title > p:last-child { color: var(--muted); max-width: 520px; }
.services-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: #d6d7d2; }
.services-grid article { background: var(--sand); padding: 22px 28px; }
.services-grid span { color: var(--gold); font-weight: 700; font-size: .78rem; }
.services-grid h3 { font: 600 1.45rem/1.2 "Playfair Display", "Noto Sans Thai", serif; min-height: 55px; }
.services-grid p { color: var(--muted); font-size: .91rem; }

.about-section { display: grid; grid-template-columns: 1.1fr 1fr; min-height: 650px; background: #fff; }
.about-image { background: url("https://amazingarchitecture.com/storage/3332/responsive-images/baan_nakhonnayok_riverside_house_sata_na_architect_thailand___media_library_original_1344_756.jpg") center/cover no-repeat; min-height: 520px; }
.about-content { padding: 100px clamp(45px, 8vw, 130px); display: flex; flex-direction: column; justify-content: center; }
.about-content > p:not(.eyebrow) { color: var(--muted); }
.about-content ul { padding: 0; margin: 22px 0 0; list-style: none; }
.about-content li { padding: 12px 0 12px 30px; border-bottom: 1px solid var(--line); position: relative; }
.about-content li::before { content: "✓"; position: absolute; left: 0; color: #9d7940; font-weight: 700; }

.contact-section { background: var(--ink); color: #fff; padding: 105px max(5vw, calc((100vw - 1240px)/2)); display: grid; grid-template-columns: .85fr 1.15fr; gap: 100px; }
.contact-copy > p:not(.eyebrow) { color: rgba(255,255,255,.7); max-width: 500px; }
.contact-lines { margin-top: 30px; }
.contact-lines p { margin: 7px 0; color: #fff; }
.contact-lines span { display: inline-block; width: 75px; color: #cdb486; font-size: .72rem; letter-spacing: .12em; }
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; align-content: start; }
.contact-form label { display: flex; flex-direction: column; }
.contact-form .full { grid-column: 1 / -1; }
.contact-form label > span { color: #cdb486; }
.contact-form input, .contact-form select, .contact-form textarea { border-bottom: 1px solid rgba(255,255,255,.3); color: #fff; padding: 9px 0; border-radius: 0; }
.contact-form option { color: var(--ink-dark); }
.contact-form textarea { resize: vertical; }
.button-light { background: var(--gold); border-color: var(--gold); color: var(--ink-dark); margin-top: 8px; }
.form-success { color: #e9d7b4; margin: 0; }

footer { min-height: 130px; padding: 30px 5vw; display: flex; justify-content: space-between; align-items: center; gap: 30px; color: var(--muted); font-size: .8rem; background: #fff; }
.footer-brand img { width: 205px; }

dialog { width: min(510px, calc(100% - 32px)); border: 0; padding: 50px; color: var(--ink-dark); box-shadow: 0 25px 80px rgba(0,0,0,.3); }
dialog::backdrop { background: rgba(6,25,21,.72); backdrop-filter: blur(4px); }
dialog h2 { font-size: 2.2rem; margin-bottom: 18px; }
dialog p:not(.eyebrow) { color: var(--muted); margin-bottom: 28px; }
.dialog-close { position: absolute; right: 14px; top: 10px; border: 0; background: transparent; font-size: 2rem; color: var(--ink); cursor: pointer; }

@media (max-width: 1020px) {
  .main-nav { display: none; position: absolute; top: 86px; left: 0; right: 0; background: #fff; padding: 24px 5vw; flex-direction: column; align-items: start; box-shadow: var(--shadow); }
  .main-nav.open { display: flex; }
  .menu-toggle { display: block; }
  .header-actions > .button { display: none; }
  .search-fields { grid-template-columns: repeat(3, 1fr); }
  .search-button { grid-column: 1 / -1; min-height: 58px; justify-content: center; }
  .property-grid { grid-template-columns: repeat(2, 1fr); }
  .location-row { grid-template-columns: repeat(2, 1fr); }
  .location-card { height: 270px; }
  .services-section { grid-template-columns: 1fr; gap: 50px; }
  .contact-section { grid-template-columns: 1fr; gap: 55px; }
}

@media (max-width: 680px) {
  .site-header { height: 72px; padding: 0 20px; }
  .main-nav { top: 72px; }
  .brand img { width: 175px; max-height: 53px; }
  .header-actions { gap: 10px; }
  .hero { min-height: 790px; justify-content: start; padding: 90px 20px 45px; background-position: 58% center; }
  .hero-content { margin-bottom: 80px; }
  h1 { font-size: 3.55rem; }
  .hero-copy { font-size: 1rem; }
  .search-panel { width: 100%; }
  .search-fields { grid-template-columns: 1fr; }
  .search-fields label { padding: 13px 17px; border-right: 0; border-bottom: 1px solid var(--line); }
  .section, .locations-section { padding: 78px 20px; }
  .section-heading { align-items: start; flex-direction: column; gap: 24px; }
  .property-grid { grid-template-columns: 1fr; }
  .location-row { grid-template-columns: 1fr 1fr; gap: 8px; }
  .location-card { height: 210px; padding: 15px; }
  .location-card strong { font-size: 1.35rem; }
  .services-grid { grid-template-columns: 1fr; }
  .services-grid h3 { min-height: auto; }
  .about-section { grid-template-columns: 1fr; }
  .about-image { min-height: 380px; }
  .about-content { padding: 72px 20px; }
  .contact-section { padding: 78px 20px; }
  .contact-form { grid-template-columns: 1fr; }
  footer { align-items: flex-start; flex-direction: column; padding: 45px 20px; }
  dialog { padding: 40px 28px; }
}

html[lang="th"] body { font-family: "Noto Sans Thai", "DM Sans", sans-serif; }
html[lang="th"] h1, html[lang="th"] h2 { line-height: 1.25; letter-spacing: 0; }