:root{--navy:#102b50;--blue:#123d8b;--gold:#d4a12e;--ink:#20324b;--muted:#647185;--line:#dce2e9;--pale:#f3f5f8}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:#fff;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}a:hover{text-decoration:underline}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{outline-offset:5px}button{cursor:pointer}h1,h2,h3,p{margin-top:0}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.12;letter-spacing:-.035em}h1{font-size:clamp(2.6rem,4.7vw,4.6rem);margin-bottom:26px}h2{font-size:clamp(2rem,3vw,3rem);margin-bottom:24px}h3{font-size:1.15rem;line-height:1.4}em{font-weight:400}p{margin-bottom:22px}.skip{position:absolute;left:20px;top:-100px;background:white;z-index:100;padding:10px}.skip:focus{top:10px}.topline{display:flex;justify-content:space-between;gap:24px;background:var(--navy);color:#dbe2ed;padding:9px 5%;font-size:12px;letter-spacing:.12em}.topline span:nth-child(2){letter-spacing:.025em}header{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:10px 4%;border-bottom:1px solid var(--line);background:white;min-height:102px}.brand{width:158px;height:86px;overflow:hidden;display:block;flex-shrink:0;position:relative}.brand img{width:158px;max-width:none;height:158px;position:absolute;top:-33px}nav{display:flex;gap:23px;align-items:center;font-size:14px}nav 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32px}.eyebrow{font-size:12px;font-weight:bold;letter-spacing:.16em;line-height:1.8;color:var(--blue);margin-bottom:24px}.hero .eyebrow,.cta .eyebrow{color:#ecc777}.hero h1{max-width:790px}.hero h1 em{color:#f5e3b5}.lead{font-size:18px;line-height:1.8;max-width:670px}.hero .lead{max-width:545px;color:#e1e6ee}.actions{display:flex;flex-wrap:wrap;gap:28px;align-items:center;margin-top:32px}.text-link{font-size:14px;font-weight:bold;text-decoration:underline;text-underline-offset:6px;display:inline-block;border:0;background:none;padding:0;color:var(--navy)}.text-link.light{color:white}.hero-caption{margin-top:62px;font-size:12px;letter-spacing:.16em;color:#d2dae4}.hero-caption span{margin-left:22px;color:#adbbc9}.expertise-bar{display:flex;justify-content:space-between;align-items:center;gap:30px;padding:25px 7%;border-bottom:1px solid var(--line);font-size:14px}.expertise-bar span{color:var(--muted);font-size:12px;letter-spacing:.1em}.section{padding:85px 7%}.split{display:grid;grid-template-columns:1fr 1fr;gap:90px}.large{font-size:19px}.pale{background:var(--pale)}.section-heading{display:flex;gap:50px;justify-content:space-between;align-items:center}.thresholds{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border:1px solid var(--line);background:#fff}.threshold{display:block;padding:38px 30px;border-right:1px solid var(--line)}.threshold:last-child{border:0}.threshold:hover{text-decoration:none}.threshold strong{display:block;font-family:Georgia,serif;font-size:3rem;font-weight:400;color:var(--navy);margin:20px 0 15px}.threshold h2{font-family:Arial,sans-serif;font-size:1.2rem;font-weight:bold;letter-spacing:0}.threshold p{font-size:15px;color:var(--muted);margin:0}.index{font-size:12px;letter-spacing:.11em;color:var(--muted)}.muted{font-size:14px;color:var(--muted);margin-top:22px}.page-intro{padding:70px 7%;background:var(--pale);border-bottom:1px solid var(--line)}.page-intro h1{max-width:1000px}.page-intro .lead{max-width:820px}.prose{max-width:1050px;line-height:1.9}.prose a{color:var(--blue);text-decoration:underline}.prose h2{margin-top:55px}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:36px;margin-top:45px}.steps span{display:block;color:#9a7320;font:2.2rem Georgia,serif;padding-bottom:20px;border-bottom:1px solid var(--line);margin-bottom:22px}.steps p{font-size:15px;color:var(--muted)}.cta{padding:65px 7%;background:var(--navy);color:#fff;text-align:center}.cta h2{margin-bottom:30px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:55px}.service-grid article{border-top:1px solid var(--line);padding-top:24px}.service-grid h2{font-size:1.8rem;margin-top:18px}.network{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:40px}.network a{display:flex;flex-direction:column;background:#fff;padding:24px;border:1px solid var(--line)}.network span{font-size:14px;color:var(--muted)}.network strong{font-size:19px;font-weight:400}.faq{max-width:1050px;margin:auto}.faq details{border-bottom:1px solid var(--line);padding:23px 0}.faq summary{cursor:pointer;font-size:19px;font-family:Georgia,serif}.faq details p{padding-top:24px;color:var(--muted)}.filters{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;border-bottom:1px solid var(--line);padding-bottom:26px}.filters button{grid-column:1/-1;justify-self:start}.filters label{font-size:14px}select,input,textarea{display:block;width:100%;padding:12px;margin-top:7px;background:white;border:1px solid #aab6c4;border-radius:0;color:var(--ink)}.empty{padding:70px 25px;text-align:center;border:1px solid var(--line);background:var(--pale)}.empty p{max-width:620px;margin:0 auto 25px}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.property-card{border:1px solid var(--line)}.property-card>div{padding:25px}.property-card img{width:100%;aspect-ratio:4/3;object-fit:cover}.property-card h2{font-size:1.8rem}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:80px}.contact-layout h1{font-size:clamp(2.6rem,4vw,4rem)}#enquiry{border:1px solid var(--line);padding:35px;background:var(--pale)}#enquiry label{display:block;font-size:14px;margin-bottom:17px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.checkbox{display:flex!important;gap:12px;align-items:flex-start}.checkbox input{width:18px;height:18px;flex-shrink:0;margin-top:5px}.checkbox a{text-decoration:underline}.honeypot{position:absolute;left:-9999px;width:1px}#form-status{font-size:14px;margin:15px 0 0}.gallery{display:grid;grid-template-columns:repeat(2,1fr);gap:20px}.gallery img{width:100%;aspect-ratio:3/2;object-fit:cover}.dossier{display:grid;grid-template-columns:2fr 1fr;gap:60px;margin:40px 0}.dossier dl>div{display:flex;justify-content:space-between;gap:25px;padding:14px 0;border-bottom:1px solid var(--line)}.dossier dt{font-weight:bold}.dossier dd{margin:0}.dossier aside{background:var(--pale);padding:25px}.dossier aside p{font-size:14px}footer{background:#0b203b;color:#c6d1df;padding:55px 7% 25px}.footer-main{display:grid;grid-template-columns:2fr 1fr 1.3fr;gap:50px}.footer-main>div{display:flex;flex-direction:column;gap:9px;font-size:14px}.footer-main strong{font:2.1rem Georgia,serif;color:white}.footer-main em{color:#e0b456}.footer-main p{max-width:300px;margin-top:8px}.disclaimer{border-top:1px solid #34465f;padding-top:25px;margin-top:40px;font-size:12px;line-height:1.8}.disclaimer p{max-width:1000px}[hidden]{display:none!important}@media(min-width:1500px){.hero-copy,.section,.page-intro{padding-left:max(7%,calc((100vw - 1320px)/2));padding-right:max(7%,calc((100vw - 1320px)/2))}}@media(max-width:1150px){nav{gap:13px}.header-actions .button{display:none}.topline span:nth-child(2){display:none}.split{gap:45px}.contact-layout{gap:35px}.hero{min-height:610px}}@media(max-width:820px){header{flex-wrap:wrap;padding:8px 5%;gap:16px}.brand{margin-right:auto}.menu{display:block;background:white;border:1px solid var(--line);padding:9px 14px;font-size:14px}nav{display:none;order:4;width:100%;flex-direction:column;align-items:flex-start;padding:15px 0}nav.open{display:flex}.hero-copy{padding:65px 6% 30px}.hero{min-height:600px}.hero:after{background:linear-gradient(90deg,rgba(6,24,48,.92),rgba(8,29,54,.53))}.hero .lead{font-size:17px}.expertise-bar{flex-wrap:wrap;gap:13px 25px;padding:23px 6%}.expertise-bar span{width:100%}.section{padding:55px 6%}.split,.contact-layout{grid-template-columns:1fr;gap:28px}.thresholds{grid-template-columns:1fr}.threshold{border:0;border-bottom:1px solid var(--line);padding:26px}.threshold strong{margin-top:8px}.section-heading{display:block}.section-heading .text-link{margin-bottom:30px}.steps,.service-grid,.network,.property-grid{grid-template-columns:repeat(2,1fr)}.page-intro{padding:50px 6%}.filters{grid-template-columns:1fr 1fr}.footer-main{grid-template-columns:1fr 1fr;gap:30px}.footer-main>div:first-child{grid-column:1/-1}.dossier{grid-template-columns:1fr}.topline{font-size:10px;letter-spacing:.06em}.hero-caption{margin-top:45px}}@media(max-width:480px){h1{font-size:2.65rem}.steps,.service-grid,.network,.property-grid,.gallery{grid-template-columns:1fr}.form-row{grid-template-columns:1fr;gap:0}.footer-main{grid-template-columns:1fr}.hero-copy{padding-top:45px}.hero .eyebrow{font-size:10px}.hero-caption span{display:block;margin:7px 0 0}.contact-layout{padding-left:5%;padding-right:5%}#enquiry{padding:22px}.filters{gap:12px}.filters select{font-size:14px}.dossier dl>div{flex-direction:column;gap:2px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
/* Prominent dated policy announcement, separate from investment thresholds. */
.tax-notice{display:flex;gap:28px;align-items:flex-start;padding:24px 7%;background:#fff5d9;border-bottom:2px solid #c79119;color:#243650}.tax-rate{flex:0 0 110px;border-right:1px solid #d7bb77;display:flex;flex-direction:column;line-height:1.1;padding-right:24px}.tax-rate span{font-size:24px;color:#625338}.tax-rate b{font-family:Georgia,serif;font-size:54px;color:#614400;font-weight:400;margin-top:7px}.tax-label{font-size:12px;letter-spacing:.12em;font-weight:bold;color:#6b4900;margin:0 0 5px}.tax-copy{min-width:0;max-width:1080px}.tax-copy h2{font-family:Arial,Helvetica,sans-serif;font-size:22px;letter-spacing:0;line-height:1.4;font-weight:700;margin:0 0 7px}.tax-copy p{font-size:15px;line-height:1.6;margin:0 0 8px}.tax-copy .tax-status{font-size:14px;font-weight:bold}.tax-copy summary{cursor:pointer;font-size:14px;text-decoration:underline;text-underline-offset:3px}.tax-copy details[open] summary{margin-bottom:12px}.tax-sources{display:flex;flex-wrap:wrap;gap:8px 24px;font-size:14px;text-decoration:underline}@media(max-width:600px){.tax-notice{gap:16px;padding:20px 6%}.tax-rate{flex-basis:68px;padding-right:12px}.tax-rate span{font-size:20px}.tax-rate b{font-size:36px}.tax-copy h2{font-size:18px}.tax-copy p{font-size:14px}.tax-label{font-size:11px}}
/* Seven-language navigation and bidirectional layout. System fonts keep the site self-contained. */
.language-picker{position:relative;font-size:14px;flex-shrink:0;z-index:30}.language-picker summary{cursor:pointer;padding:10px 8px;border:1px solid var(--line);white-space:nowrap}.language-picker>div{position:absolute;inset-inline-end:0;top:100%;width:220px;background:#fff;box-shadow:0 10px 28px #102b5026;border:1px solid var(--line);padding:8px;max-height:70vh;overflow:auto}.language-picker a{display:block;padding:10px 14px;text-align:start}.language-picker a[aria-current]{background:var(--pale);font-weight:bold;color:var(--blue)}.language-picker a:hover{background:var(--pale)}.translation-note{display:inline-block;font:12px/1.5 Arial,sans-serif;color:var(--muted)}.header-actions{flex-shrink:0}header nav{flex-wrap:wrap;justify-content:center}input,select,textarea{min-width:0}.filters label,.form-row label,.contact-layout>*,.service-grid>*,.steps>*{min-width:0}.dossier dd{overflow-wrap:anywhere}.tax-rate{border-right:0;border-inline-end:1px solid #d7bb77;padding-right:0;padding-inline-end:24px;direction:ltr}.threshold{border-right:0;border-inline-end:1px solid var(--line)}.hero-caption span{margin-left:0;margin-inline-start:22px}.topline>a,.topline>span:first-child,.network strong,.footer-main strong,.footer-main>div:last-child>span{direction:ltr;unicode-bidi:isolate}.threshold strong,.tax-rate b{direction:ltr;unicode-bidi:isolate}.brand img{left:0}.filters select{max-width:100%}.prose a{overflow-wrap:anywhere}
html[dir=rtl] .hero:after{background:linear-gradient(270deg,rgba(6,24,48,.95) 0%,rgba(8,29,54,.84) 30%,rgba(8,29,54,.22) 75%)}html[dir=rtl] .tax-rate{border-inline-end:0;border-left:1px solid #d7bb77;padding-inline-end:0;padding-left:24px}html[dir=rtl] .hero-photo{background-position:40% 42%}html[dir=rtl] h1,html[dir=rtl] h2,html[lang=hi] h1,html[lang=hi] h2,html[lang=zh-Hans] h1,html[lang=zh-Hans] h2{font-family:Arial,'Noto Sans',sans-serif;line-height:1.45;letter-spacing:0}html[dir=rtl] em,html[lang=hi] em,html[lang=zh-Hans] em{font-style:normal}html[dir=rtl] .eyebrow,html[dir=rtl] .tax-label,html[lang=hi] .eyebrow,html[lang=hi] .tax-label{letter-spacing:0}html[lang=ar] body,html[lang=hi] body{line-height:1.9}html[lang=hi] h1,html[lang=ar] h1{font-size:clamp(2.3rem,4.2vw,4rem)}html[dir=rtl] .honeypot{left:0;top:-9999px}html[dir=rtl] .skip{left:auto;right:20px}
@media(max-width:1250px){.header-actions .button{display:none}header{flex-wrap:wrap;gap:12px}.brand{margin-right:0;margin-inline-end:auto}.menu{display:block;background:white;border:1px solid var(--line);padding:9px 14px;font-size:14px}header nav{display:none;order:4;width:100%;flex-direction:column;align-items:flex-start;padding:15px 0}header nav.open{display:flex}.topline span:nth-child(2){display:none}}
@media(max-width:820px){.threshold{border-inline-end:0;border-bottom:1px solid var(--line)}html[dir=rtl] .hero:after{background:linear-gradient(270deg,rgba(6,24,48,.92),rgba(8,29,54,.53))}}
@media(max-width:600px){.tax-rate{padding-inline-end:12px}html[dir=rtl] .tax-rate{padding-left:12px}.language-picker summary{padding:8px}.brand{width:128px}.hero-caption span{margin-inline-start:0}.tax-notice{gap:12px}.tax-copy{overflow-wrap:anywhere}}
@media(max-width:380px){header{gap:8px}.brand{width:108px}.brand img{width:138px;height:138px;top:-24px;left:-8px}.menu{padding:8px}.language-picker{font-size:13px}}
/* Keep all seven language choices visible without opening a dropdown. */
.language-options{display:flex;flex-wrap:wrap;align-items:center;justify-content:flex-end;gap:6px 12px;padding:10px 4%;background:#f3f5f8;border-bottom:1px solid #dce2e9;font-size:14px}.language-options>a{display:inline-block;padding:7px 13px;border:1px solid transparent;border-radius:3px;line-height:1.6}.language-options>a[aria-current]{background:#102b50;color:#fff;border-color:#102b50;font-weight:bold}.language-options>a:hover{border-color:#b4beca;text-decoration:none}.language-options>a:focus-visible{outline:2px solid #123d8b;outline-offset:2px}@media(max-width:600px){.language-options{justify-content:center;gap:4px;padding:10px 4%}.language-options>a{padding:7px 10px}.language-options>span{display:none}.header-actions:empty{display:none}}
/* Owner-selected floor-plan previews preserve the complete drawing. */
.property-card img[src*="acharnon-421"],.gallery img[src*="acharnon-421"]{object-fit:contain;background:#f7f7f5;padding:18px}.property-grid:has(>.property-card:nth-child(2):last-child){grid-template-columns:repeat(2,minmax(0,1fr))}@media(max-width:600px){.property-grid:has(>.property-card:nth-child(2):last-child){grid-template-columns:1fr}}