:root {
  --ink: #30322f;
  --ink-2: #3c3f3a;
  --paper: #f2efe7;
  --paper-2: #e9e4d9;
  --white: #fffdf8;
  --gold: #b9a779;
  --gold-light: #d5c79f;
  --gold-dark: #8e7d52;
  --line: rgba(23, 23, 20, .14);
  --line-light: rgba(255, 255, 255, .12);
  --muted: #6f6d65;
  --radius: 2px;
  --ease: cubic-bezier(.22, 1, .36, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: "Helvetica Neue", "Segoe UI", Arial, sans-serif;
  -webkit-font-smoothing: antialiased;
}
body.nav-open { overflow: hidden; }
button, input, textarea, select { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
::selection { background: var(--gold); color: var(--ink); }

.skip-link {
  position: fixed; top: 10px; left: 10px; z-index: 999;
  transform: translateY(-150%); padding: 12px 18px;
  background: var(--gold); color: var(--ink); font-weight: 700;
}
.skip-link:focus { transform: translateY(0); }

.site-header {
  height: 84px; display: grid; grid-template-columns: 1fr auto 1fr;
  align-items: center; gap: 36px; padding: 0 clamp(24px, 4vw, 72px);
  position: sticky; top: 0; z-index: 100; background: #fff;
  border-bottom: 1px solid var(--line);
  box-shadow: 0 8px 28px rgba(23, 23, 20, .07);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
}
.brand { width: 190px; }
.brand img { width: 100%; mix-blend-mode: multiply; }
.desktop-nav { display: flex; gap: 38px; font-size: 12px; letter-spacing: .12em; text-transform: uppercase; }
.desktop-nav a { position: relative; padding: 10px 0; }
.desktop-nav a::after {
  content: ""; position: absolute; left: 0; bottom: 4px; width: 100%; height: 1px;
  background: var(--gold-dark); transform: scaleX(0); transform-origin: right; transition: transform .35s var(--ease);
}
.desktop-nav a:hover::after { transform: scaleX(1); transform-origin: left; }
.header-actions { justify-self: end; display: flex; align-items: center; gap: 24px; }
.header-cta { font-size: 12px; text-transform: uppercase; letter-spacing: .12em; font-weight: 700; white-space: nowrap; }
.header-cta span { margin-left: 8px; color: var(--gold-dark); }
.language-picker { display: flex; align-items: center; gap: 8px; color: var(--muted); font-size: 8px; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.language-picker select { border: 0; border-bottom: 1px solid var(--line); border-radius: 0; padding: 7px 20px 7px 4px; background: transparent; color: var(--ink); font-size: 10px; font-weight: 800; cursor: pointer; outline: none; }
.menu-toggle { display: none; border: 0; background: none; padding: 12px 0 12px 12px; }
.menu-toggle span { display: block; width: 26px; height: 1px; margin: 6px 0; background: var(--ink); transition: .3s; }
.mobile-nav { display: none; }

.hero {
  min-height: calc(100svh - 84px); position: relative; overflow: hidden;
  display: grid; grid-template-columns: minmax(350px, .78fr) minmax(560px, 1.22fr);
  align-items: center; gap: clamp(30px, 5vw, 90px); padding: clamp(70px, 8vw, 130px) clamp(24px, 4vw, 72px) 90px;
  background-color: var(--ink); color: var(--white);
  background-image: linear-gradient(90deg, rgba(37,39,36,.96) 0%, rgba(37,39,36,.84) 42%, rgba(37,39,36,.58) 100%), url("assets/optimized/hero-capital-1600.webp");
  background-size: cover;
  background-position: center;
}
.hero::before {
  content: ""; position: absolute; inset: 0; pointer-events: none; opacity: .12;
  background-image: linear-gradient(rgba(255,255,255,.08) 1px, transparent 1px), linear-gradient(90deg, rgba(255,255,255,.08) 1px, transparent 1px);
  background-size: 74px 74px; mask-image: linear-gradient(to right, #000, transparent 72%);
}
.hero-glow {
  position: absolute; width: 600px; height: 600px; border-radius: 50%; left: -260px; top: 20%; pointer-events: none;
  background: radial-gradient(circle, rgba(185,167,121,.14), transparent 70%); filter: blur(15px);
}
.hero-copy, .map-panel { position: relative; z-index: 2; }
.eyebrow {
  margin: 0 0 30px; display: flex; align-items: center; gap: 12px;
  color: var(--gold-light); font-size: 10px; font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
}
.eyebrow span { display: inline-block; width: 28px; height: 1px; background: currentColor; }
.eyebrow.dark { color: var(--gold-dark); }
h1, h2 { margin: 0; font-weight: 400; letter-spacing: -.045em; line-height: .96; }
h1 { font-size: clamp(54px, 5.6vw, 94px); max-width: 760px; }
h2 { font-size: clamp(46px, 5vw, 78px); }
h1 em, h2 em { font-family: Georgia, "Times New Roman", serif; font-weight: 400; color: var(--gold-light); }
.hero-lead { max-width: 560px; margin: 34px 0; color: rgba(255,255,255,.66); font-size: clamp(16px, 1.2vw, 20px); line-height: 1.65; }
.hero-actions { display: flex; align-items: center; gap: 32px; }
.button {
  min-height: 52px; border: 1px solid transparent; padding: 0 22px; display: inline-flex; align-items: center; justify-content: center; gap: 26px;
  font-size: 11px; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; cursor: pointer; transition: transform .3s var(--ease), background .3s, color .3s;
}
.button:hover { transform: translateY(-2px); }
.button-gold { background: var(--gold); color: var(--ink); }
.button-gold:hover { background: var(--gold-light); }
.button-outline { border-color: rgba(255,255,255,.34); color: var(--white); background: transparent; }
.button-outline:hover { border-color: var(--gold); color: var(--gold-light); }
.icon-arrow {
  position: relative; display: inline-block; flex: 0 0 12px;
  width: 12px; height: 12px; vertical-align: middle;
}
.icon-arrow::before {
  content: ""; position: absolute; left: 1px; top: 6px;
  width: 12px; height: 1px; background: currentColor;
  transform: rotate(-45deg); transform-origin: center;
}
.icon-arrow::after {
  content: ""; position: absolute; right: 0; top: 0;
  width: 6px; height: 6px; border-top: 1px solid currentColor; border-right: 1px solid currentColor;
}
.text-link { font-size: 12px; letter-spacing: .08em; border-bottom: 1px solid rgba(255,255,255,.25); padding: 12px 0 8px; }
.text-link span { color: var(--gold-light); margin-left: 8px; }
.hero-metrics { display: flex; gap: clamp(26px, 3vw, 54px); margin-top: clamp(50px, 7vh, 90px); }
.hero-metrics div { display: grid; gap: 6px; padding-left: 14px; border-left: 1px solid rgba(185,167,121,.35); }
.hero-metrics strong { font-size: 22px; font-weight: 400; font-variant-numeric: tabular-nums; }
.hero-metrics span { font-size: 9px; color: rgba(255,255,255,.45); letter-spacing: .14em; text-transform: uppercase; }

.map-panel {
  border: 0; background: transparent;
  box-shadow: none; backdrop-filter: none;
}
.map-panel__top, .map-panel__bottom { display: none; }
.map-panel__top { border-bottom: 1px solid var(--line-light); }
.map-panel__top > div:first-child { display: grid; gap: 4px; }
.map-kicker, .map-panel__bottom, .map-live { color: rgba(255,255,255,.42); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }
.map-panel__top strong { font-weight: 500; font-size: 14px; }
.map-live { display: flex; align-items: center; gap: 8px; color: var(--gold-light); }
.map-live i { width: 6px; height: 6px; border-radius: 50%; background: var(--gold); box-shadow: 0 0 0 5px rgba(185,167,121,.1); animation: live 2.2s infinite; }
@keyframes live { 50% { box-shadow: 0 0 0 9px rgba(185,167,121,0); } }
.map-panel__bottom { border-top: 1px solid var(--line-light); }
.map-panel__bottom span:last-child { color: var(--gold-light); }
.map-canvas { position: relative; aspect-ratio: 760/470; min-height: 420px; overflow: hidden; }
.slovenia-map { width: 100%; height: 100%; object-fit: contain; user-select: none; }
.map-markers { position: absolute; inset: 0; }
.map-pin {
  position: absolute; width: 28px; height: 28px; transform: translate(-50%, -50%); padding: 0; border: 0; background: transparent; cursor: pointer; z-index: 4;
}
.map-pin::before {
  content: ""; position: absolute; inset: 7px; border-radius: 50%; background: #e3d5aa;
  box-shadow: 0 0 0 6px rgba(213,199,159,.2), 0 0 18px 5px rgba(213,199,159,.52);
  transition: .25s; animation: pin-glow 2.25s ease-in-out infinite;
}
.map-pin::after {
  content: ""; position: absolute; inset: 0; border: 1px solid rgba(229,216,177,.72); border-radius: 50%; transform: scale(.74); opacity: .58; transition: .3s;
}
.map-pin:hover::after, .map-pin:focus-visible::after, .map-pin.active::after { transform: scale(1.22); opacity: 1; }
.map-pin:hover::before, .map-pin:focus-visible::before, .map-pin.active::before { background: #fff; box-shadow: 0 0 0 7px rgba(213,199,159,.27), 0 0 25px 8px rgba(213,199,159,.7); }
@keyframes pin-glow {
  0%, 100% { box-shadow: 0 0 0 5px rgba(213,199,159,.14), 0 0 14px 3px rgba(213,199,159,.38); }
  50% { box-shadow: 0 0 0 8px rgba(213,199,159,.24), 0 0 24px 7px rgba(213,199,159,.62); }
}
.map-pin__label {
  position: absolute; left: 50%; bottom: calc(31px + var(--label-y, 0px)); transform: translateX(-50%);
  min-width: max-content; padding: 7px 9px; background: rgba(43,45,42,.94); border: 1px solid rgba(185,167,121,.3);
  color: var(--white); font-size: 8px; letter-spacing: .08em; text-transform: uppercase; pointer-events: none; transition: .25s;
}
.map-pin:hover .map-pin__label, .map-pin:focus-visible .map-pin__label, .map-pin.active .map-pin__label { color: var(--gold-light); border-color: var(--gold); transform: translateX(-50%) translateY(-3px); }
.map-preview {
  position: absolute; left: 22px; bottom: 22px; width: min(300px, 43%); display: grid; grid-template-columns: 84px 1fr; z-index: 8;
  background: rgba(247,244,236,.96); color: var(--ink); box-shadow: 0 18px 50px rgba(0,0,0,.32); opacity: 0; transform: translateY(10px); pointer-events: none; transition: .3s var(--ease);
}
.map-preview, .map-hint { display: none !important; }
.map-click-note { margin: 4px 0 0; display: flex; align-items: center; justify-content: center; gap: 10px; color: rgba(255,255,255,.68); font-size: 9px; font-weight: 700; letter-spacing: .13em; text-align: center; text-transform: uppercase; }
.map-click-note > span { width: 7px; height: 7px; flex: 0 0 7px; border-radius: 50%; background: var(--gold-light); box-shadow: 0 0 0 5px rgba(213,199,159,.12); }
.map-preview.show { opacity: 1; transform: translateY(0); }
.map-preview img { width: 84px; height: 78px; object-fit: cover; }
.map-preview div { padding: 11px 13px; display: grid; align-content: center; gap: 2px; min-width: 0; }
.map-preview span, .map-preview small { color: var(--muted); font-size: 8px; letter-spacing: .1em; text-transform: uppercase; }
.map-preview strong { font-size: 12px; white-space: nowrap; overflow: hidden; text-overflow: ellipsis; }
.map-preview small { color: var(--gold-dark); font-weight: 800; }
.map-hint { position: absolute; right: 20px; bottom: 12px; color: rgba(255,255,255,.38); font-size: 8px; letter-spacing: .12em; text-transform: uppercase; }
.map-hint span { color: var(--gold); margin-right: 5px; }
.trust-strip { display: grid; grid-template-columns: repeat(4, 1fr); background: var(--gold); border-bottom: 1px solid rgba(0,0,0,.12); }
.trust-strip div { display: flex; align-items: center; gap: 16px; min-height: 76px; padding: 0 clamp(20px, 3vw, 48px); border-right: 1px solid rgba(0,0,0,.14); }
.trust-strip span { font-family: Georgia, serif; font-style: italic; font-size: 11px; opacity: .55; }
.trust-strip strong { font-size: 10px; letter-spacing: .11em; text-transform: uppercase; }

.section { padding: clamp(90px, 11vw, 170px) clamp(24px, 5.6vw, 106px); }
.portfolio { scroll-margin-top: 84px; }
.section-heading { display: grid; grid-template-columns: 1.15fr .65fr; gap: 8vw; align-items: end; }
.section-heading > p { margin: 0 0 4px; color: var(--muted); font-size: 16px; line-height: 1.75; }
.portfolio h2 em, .about h2 em { color: var(--gold-dark); }
.portfolio-tools { margin: 70px 0 34px; display: flex; justify-content: flex-end; align-items: center; gap: 24px; border-bottom: 1px solid var(--line); }
.filter-group { display: flex; gap: 4px; overflow-x: auto; }
.filter {
  border: 0; border-bottom: 2px solid transparent; background: none; color: var(--muted); padding: 17px 18px 15px;
  font-size: 10px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; cursor: pointer; white-space: nowrap;
}
.filter span { margin-left: 7px; color: #a09d92; font-size: 8px; }
.filter.active { border-bottom-color: var(--gold-dark); color: var(--ink); }
.sort-control { display: flex; align-items: center; gap: 10px; color: var(--muted); font-size: 9px; letter-spacing: .1em; text-transform: uppercase; white-space: nowrap; }
.sort-control select { border: 0; background: transparent; color: var(--ink); padding: 10px 24px 10px 4px; font-size: 10px; font-weight: 700; outline: none; }

.property-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 48px 22px; }
.property-card { position: relative; scroll-margin-top: 100px; background: var(--white); border: 1px solid rgba(23,23,20,.08); cursor: pointer; transition: transform .45s var(--ease), box-shadow .45s var(--ease), opacity .3s; }
.property-card:hover { transform: translateY(-6px); box-shadow: 0 26px 70px rgba(28,27,22,.12); }
.property-card.highlight { animation: cardHighlight 1.6s var(--ease); }
@keyframes cardHighlight { 0%,100% { box-shadow: none; } 25%,70% { box-shadow: 0 0 0 3px var(--gold), 0 22px 70px rgba(28,27,22,.18); } }
.property-card.hidden { display: none; }
.property-card.sold .property-slides img { filter: grayscale(1) contrast(.92) brightness(.82); }
.property-card.sold:hover .property-slides img { transform: scale(1.025); filter: grayscale(1) contrast(.96) brightness(.78); }
.property-media { position: relative; aspect-ratio: 16/9; overflow: hidden; background: #d5d1c7; }
.property-media::after { content: ""; position: absolute; inset: auto 0 0; height: 40%; background: linear-gradient(transparent, rgba(0,0,0,.28)); pointer-events: none; }
.property-slides { width: 100%; height: 100%; display: flex; transition: transform .6s var(--ease); }
.property-slides img { flex: 0 0 100%; width: 100%; height: 100%; object-fit: cover; transition: transform .7s var(--ease); }
.property-card:hover .property-slides img { transform: scale(1.025); }
.property-index { position: absolute; left: 18px; top: 16px; z-index: 3; background: rgba(15,15,13,.82); color: var(--white); padding: 7px 9px; font-size: 8px; letter-spacing: .13em; }
.property-status { position: absolute; right: 16px; top: 16px; z-index: 3; padding: 7px 10px; background: var(--gold); font-size: 8px; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.property-status.sold { background: var(--ink); color: var(--gold-light); border: 1px solid rgba(216,203,165,.55); }
.gallery-controls { position: absolute; right: 15px; bottom: 15px; z-index: 3; display: flex; gap: 4px; }
.gallery-controls button { width: 36px; height: 36px; border: 1px solid rgba(255,255,255,.35); background: rgba(15,15,13,.68); color: #fff; cursor: pointer; transition: .25s; }
.gallery-controls button:hover { background: var(--gold); color: var(--ink); border-color: var(--gold); }
.gallery-count { position: absolute; left: 18px; bottom: 18px; z-index: 3; color: #fff; font-size: 9px; letter-spacing: .14em; }
.property-body { padding: 26px 28px 25px; }
.property-location { margin: 0 0 11px; color: var(--gold-dark); font-size: 9px; font-weight: 800; letter-spacing: .15em; text-transform: uppercase; }
.property-title-row { display: flex; justify-content: space-between; gap: 20px; align-items: start; }
.property-title-row h3 { margin: 0; font-family: Georgia, serif; font-size: clamp(24px, 2vw, 33px); font-weight: 400; line-height: 1.05; }
.property-price { text-align: right; white-space: nowrap; }
.property-price strong { display: block; font-size: 17px; font-weight: 500; }
.property-price small { color: var(--muted); font-size: 8px; letter-spacing: .08em; text-transform: uppercase; }
.property-summary { margin: 22px 0; color: var(--muted); font-size: 14px; line-height: 1.65; display: -webkit-box; -webkit-line-clamp: 2; -webkit-box-orient: vertical; overflow: hidden; }
.property-specs { display: grid; grid-template-columns: repeat(var(--spec-count, 5), minmax(0, 1fr)); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.property-specs div { padding: 14px 10px 13px 0; border-right: 1px solid var(--line); }
.property-specs div:not(:first-child) { padding-left: 12px; }
.property-specs div:last-child { border-right: 0; }
.property-specs small { display: block; margin-bottom: 5px; color: #8d8a82; font-size: 7px; letter-spacing: .12em; text-transform: uppercase; }
.property-specs strong { font-size: 12px; font-weight: 600; }
.property-actions { display: flex; justify-content: space-between; align-items: center; gap: 10px; margin-top: 20px; }
.details-button { border: 0; background: transparent; padding: 10px 0; font-size: 9px; font-weight: 800; letter-spacing: .13em; text-transform: uppercase; cursor: pointer; }
.details-button span { color: var(--gold-dark); margin-left: 9px; }
.compare-button { border: 1px solid var(--line); background: transparent; padding: 10px 12px; font-size: 8px; font-weight: 800; letter-spacing: .11em; text-transform: uppercase; cursor: pointer; transition: .25s; }
.compare-button:hover, .compare-button.selected { background: var(--ink); color: var(--gold-light); border-color: var(--ink); }
.sold-action { padding: 10px 12px; color: var(--gold-dark); font-size: 8px; font-weight: 800; letter-spacing: .12em; text-transform: uppercase; }
.property-details { display: grid; grid-template-rows: 0fr; transition: grid-template-rows .5s var(--ease); }
.property-details > div { overflow: hidden; }
.property-card.expanded .property-details { grid-template-rows: 1fr; }
.property-details-inner { padding: 0 28px 28px; }
.property-details-inner p { margin: 0 0 15px; color: #59574f; font-size: 13px; line-height: 1.72; }
.property-details-inner .tax-note { padding: 14px; border-left: 2px solid var(--gold); background: var(--paper); color: #5e5b53; }
.property-contact { display: flex; align-items: center; justify-content: space-between; gap: 14px; margin-top: 20px; padding-top: 18px; border-top: 1px solid var(--line); }
.property-contact span { display: block; color: var(--muted); font-size: 9px; margin-bottom: 4px; }
.property-contact strong { font-size: 13px; }
.property-contact a { font-size: 11px; font-weight: 700; }
.listing-note { max-width: 1060px; margin: 40px auto 0; color: #8b887e; font-size: 9px; line-height: 1.6; text-align: center; }

.process { display: grid; grid-template-columns: .8fr 1.2fr; gap: 9vw; background: var(--ink); color: var(--white); }
.process-intro { align-self: center; }
.process-intro > p:not(.eyebrow) { max-width: 560px; margin: 30px 0; color: rgba(255,255,255,.56); font-size: 16px; line-height: 1.75; }
.process-steps { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line-light); }
.process-steps li { display: grid; grid-template-columns: 70px 1fr; gap: 22px; padding: 30px 0; border-bottom: 1px solid var(--line-light); }
.process-steps li > span { color: var(--gold); font-family: Georgia, serif; font-style: italic; }
.process-steps strong { font-size: 18px; font-weight: 500; }
.process-steps p { margin: 8px 0 0; color: rgba(255,255,255,.46); font-size: 13px; line-height: 1.5; }

.about { display: grid; grid-template-columns: 1fr .95fr; gap: 9vw; align-items: stretch; }
.about-visual { position: relative; min-height: 360px; }
.about-visual > img { position: absolute; inset: 0; width: 100%; height: 100%; aspect-ratio: auto; object-fit: cover; filter: saturate(.65) contrast(1.03); }
.about-badge { position: absolute; right: -38px; bottom: 50px; width: 190px; min-height: 150px; padding: 24px; background: var(--gold); display: flex; flex-direction: column; justify-content: space-between; }
.about-badge span { font-size: 42px; font-weight: 700; letter-spacing: -.06em; }
.about-badge small { font-size: 9px; font-weight: 700; line-height: 1.5; letter-spacing: .11em; text-transform: uppercase; }
.about-copy > p:not(.eyebrow) { color: var(--muted); font-size: 15px; line-height: 1.78; }
.about-copy h2 { margin-bottom: 32px; }
.network-offer-link { display: inline-flex; align-items: center; gap: 10px; margin-top: 10px; color: var(--ink); font-size: 11px; font-weight: 700; letter-spacing: .1em; line-height: 1.5; text-transform: uppercase; border-bottom: 1px solid var(--gold); padding: 8px 0 7px; transition: color .2s ease, gap .2s ease; }
.network-offer-link .icon-arrow { color: var(--gold); }
.network-offer-link:hover { color: var(--gold-dark); gap: 14px; }
.global-stats { display: grid; grid-template-columns: repeat(2, 1fr); margin-top: 34px; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.global-stats div { padding: 20px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.global-stats strong { display: block; font-family: Georgia, serif; font-size: 25px; font-weight: 400; }
.global-stats span { color: var(--muted); font-size: 8px; letter-spacing: .12em; text-transform: uppercase; }

.contact { display: grid; grid-template-columns: minmax(0, 1.05fr) minmax(420px, .75fr); align-items: center; gap: clamp(50px, 8vw, 130px); background: #383b37; color: var(--white); }
.contact-copy { max-width: 720px; }
.contact-copy > p:not(.eyebrow) { max-width: 560px; margin: 28px 0; color: rgba(255,255,255,.56); font-size: 15px; line-height: 1.7; }
.agent-card { width: 100%; max-width: 660px; min-height: 285px; display: flex; align-items: center; justify-self: end; gap: 36px; margin-top: 0; padding: 38px; border: 1px solid rgba(185,167,121,.42); }
.agent-card img { width: 190px; height: 190px; flex: 0 0 190px; object-fit: contain; }
.agent-card div { min-width: 0; display: grid; gap: 12px; }
.agent-card strong { font-family: Georgia, serif; font-size: 32px; line-height: 1.05; font-weight: 400; }
.agent-card span { margin-bottom: 7px; color: var(--gold-light); font-size: 11px; line-height: 1.45; letter-spacing: .13em; text-transform: uppercase; }
.agent-card a { width: max-content; max-width: 100%; overflow-wrap: anywhere; color: rgba(255,255,255,.92); font-size: 19px; line-height: 1.35; border-bottom: 1px solid transparent; transition: color .25s, border-color .25s; }
.agent-card a:hover { color: var(--gold-light); border-color: var(--gold); }

.footer { background: #272a27; color: var(--white); padding: 70px clamp(24px, 5.6vw, 106px) 30px; }
.footer-main { display: grid; grid-template-columns: 230px 1fr auto; align-items: center; gap: 50px; padding-bottom: 60px; }
.footer-brand { display: grid; width: max-content; color: var(--gold-light); line-height: 1; }
.footer-brand strong { font-size: 25px; letter-spacing: .02em; }
.footer-brand span { justify-self: center; margin-top: 7px; font-size: 14px; letter-spacing: .08em; }
.footer-main > p { margin: 0; font-family: Georgia, serif; color: var(--gold-light); font-size: 26px; }
.footer-main > div { display: grid; gap: 8px; text-align: right; font-size: 13px; }
.footer-legal-notice { max-width: 1350px; padding: 28px 0; display: block; border-top: 1px solid var(--line-light); color: rgba(255,255,255,.5); }
.footer-legal-notice summary { width: max-content; min-height: 42px; padding: 0 17px; display: inline-flex; align-items: center; gap: 18px; border: 1px solid rgba(216,203,165,.34); color: var(--gold-light); font-size: 9px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; cursor: pointer; list-style: none; }
.footer-legal-notice summary::-webkit-details-marker { display: none; }
.footer-legal-notice summary::after { content: ""; width: 6px; height: 6px; border-right: 1px solid currentColor; border-bottom: 1px solid currentColor; transform: rotate(45deg) translateY(-2px); transition: transform .25s; }
.footer-legal-notice[open] summary::after { transform: rotate(225deg) translate(-2px, -2px); }
.footer-legal-notice p { max-width: 1200px; margin: 22px 0 0; font-size: 10px; line-height: 1.75; }
.footer-bottom { display: grid; grid-template-columns: 1fr auto auto; align-items: center; gap: 30px; padding-top: 25px; border-top: 1px solid var(--line-light); color: rgba(255,255,255,.35); font-size: 8px; letter-spacing: .06em; }
.footer-bottom div { display: flex; gap: 18px; }
.footer-bottom > a:last-child { width: 34px; height: 34px; display: grid; place-items: center; border: 1px solid var(--line-light); color: var(--gold-light); font-size: 16px; }

.compare-tray {
  position: fixed; z-index: 80; left: 50%; bottom: 20px; width: min(850px, calc(100% - 32px)); min-height: 72px; transform: translate(-50%, calc(100% + 40px));
  display: grid; grid-template-columns: 150px 1fr auto; align-items: center; gap: 20px; padding: 10px 10px 10px 20px; background: rgba(45,48,44,.97); color: var(--white); border: 1px solid rgba(185,167,121,.34); box-shadow: 0 18px 60px rgba(0,0,0,.3); backdrop-filter: blur(12px); opacity: 0; visibility: hidden; transition: transform .5s var(--ease), opacity .3s, visibility .3s;
}
.compare-tray.visible { transform: translate(-50%, 0); opacity: 1; visibility: visible; }
.compare-tray > div:first-child { display: grid; gap: 4px; }
.compare-tray > div:first-child span { color: var(--gold-light); font-size: 8px; letter-spacing: .12em; text-transform: uppercase; }
.compare-tray > div:first-child strong { font-size: 11px; font-weight: 500; }
.compare-picks { display: flex; gap: 7px; min-width: 0; }
.compare-pick { display: flex; align-items: center; gap: 7px; max-width: 180px; padding: 6px 8px 6px 6px; background: rgba(255,255,255,.07); color: rgba(255,255,255,.8); border: 0; cursor: pointer; }
.compare-pick img { width: 30px; height: 30px; object-fit: cover; }
.compare-pick span { overflow: hidden; white-space: nowrap; text-overflow: ellipsis; font-size: 9px; }
.compare-pick b { color: var(--gold-light); font-weight: 400; }
.compare-tray .button:disabled { opacity: .35; cursor: not-allowed; }

.compare-dialog { width: min(1100px, calc(100% - 32px)); max-height: calc(100svh - 32px); border: 0; padding: 0; background: var(--paper); color: var(--ink); box-shadow: 0 30px 120px rgba(0,0,0,.45); }
.compare-dialog::backdrop { background: rgba(8,8,7,.72); backdrop-filter: blur(5px); }
.dialog-head { display: flex; justify-content: space-between; align-items: start; padding: 34px 40px 28px; border-bottom: 1px solid var(--line); }
.dialog-head .eyebrow { margin-bottom: 12px; }
.dialog-head h2 { font-size: 40px; }
.dialog-head > button { border: 0; background: transparent; font-size: 35px; font-weight: 200; cursor: pointer; }
.compare-table-wrap { overflow-x: auto; padding: 30px 40px 45px; }
.compare-table { width: 100%; border-collapse: collapse; table-layout: fixed; }
.compare-table th, .compare-table td { padding: 16px; border-bottom: 1px solid var(--line); text-align: left; vertical-align: top; }
.compare-table th:first-child, .compare-table td:first-child { width: 130px; color: var(--muted); font-size: 9px; letter-spacing: .1em; text-transform: uppercase; }
.compare-table th { font-family: Georgia, serif; font-size: 18px; font-weight: 400; }
.compare-table th img { width: 100%; aspect-ratio: 16/9; object-fit: cover; margin-bottom: 13px; }
.compare-table td { font-size: 13px; }
.best-value { color: var(--gold-dark); font-weight: 800; }
.toast { position: fixed; z-index: 300; right: 22px; bottom: 22px; max-width: 340px; padding: 14px 18px; background: var(--ink); color: var(--white); border-left: 3px solid var(--gold); font-size: 11px; line-height: 1.5; opacity: 0; transform: translateY(12px); pointer-events: none; transition: .3s; }
.toast.show { opacity: 1; transform: translateY(0); }

@media (max-width: 1180px) {
  .site-header { grid-template-columns: 1fr auto; }
  .desktop-nav { display: none; }
  .header-cta { margin-left: auto; }
  .hero { grid-template-columns: .82fr 1.18fr; gap: 30px; }
  .map-pin__label { display: none; }
  .property-specs { grid-template-columns: repeat(3, 1fr); }
  .property-specs div:nth-child(3) { border-right: 0; }
  .property-specs div:nth-child(-n+3) { border-bottom: 1px solid var(--line); }
  .about-badge { right: -20px; }
  .contact { grid-template-columns: 1fr; gap: 38px; }
  .agent-card { max-width: none; justify-self: stretch; }
}

@media (max-width: 900px) {
  .site-header { height: 72px; padding-inline: 22px; grid-template-columns: 1fr auto auto; gap: 12px; }
  .brand { width: 156px; }
  .header-cta { display: none; }
  .header-actions { gap: 0; }
  .language-picker > span { display: none; }
  .menu-toggle { display: block; justify-self: end; }
  .menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .mobile-nav { display: flex; position: fixed; z-index: 90; inset: 72px 0 0; flex-direction: column; justify-content: center; gap: 20px; padding: 30px; background: var(--paper); transform: translateX(100%); transition: transform .45s var(--ease); }
  .mobile-nav.open { transform: translateX(0); }
  .mobile-nav a { padding: 14px 0; border-bottom: 1px solid var(--line); font-family: Georgia, serif; font-size: 34px; }
  .hero { min-height: auto; grid-template-columns: 1fr; padding: 80px 22px 58px; background-image: linear-gradient(180deg, rgba(37,39,36,.9) 0%, rgba(37,39,36,.82) 52%, rgba(37,39,36,.7) 100%), url("assets/optimized/hero-capital-1600.webp"); background-position: 54% center; }
  .portfolio { scroll-margin-top: 72px; }
  .hero-copy { max-width: 720px; }
  .hero-metrics { margin-top: 48px; }
  .map-panel { margin-top: 28px; }
  .map-canvas { min-height: 0; }
  .map-click-note { margin-top: 12px; padding-inline: 12px; font-size: 8px; line-height: 1.5; }
  .map-pin__label { display: block; bottom: 23px; padding: 4px 6px; border-color: rgba(216,203,165,.48); font-size: 7px; letter-spacing: .04em; line-height: 1; }
  .map-pin[data-id="maribor-pepco"] .map-pin__label { transform: translateX(-92%); }
  .map-pin[data-id="murska-sobota"] .map-pin__label { transform: translateX(-100%); }
  .map-pin[data-id="ljubljana"] .map-pin__label { transform: translateX(-94%); }
  .map-pin[data-id="litija"] .map-pin__label { transform: translateX(-8%); }
  .map-pin[data-id="ptuj-tus"] .map-pin__label { bottom: auto; top: 24px; transform: translateX(-5%); }
  .map-pin[data-id="sevnica-tus"] .map-pin__label { bottom: auto; top: 18px; transform: translateX(5%); }
  .trust-strip { grid-template-columns: repeat(2, 1fr); }
  .trust-strip div:nth-child(2) { border-right: 0; }
  .section-heading { grid-template-columns: 1fr; }
  .section-heading > p { max-width: 620px; }
  .portfolio-tools { align-items: end; }
  .property-grid { grid-template-columns: 1fr; max-width: 720px; margin-inline: auto; }
  .process, .contact { grid-template-columns: 1fr; }
  .process-intro { max-width: 680px; }
  .contact { gap: 30px; }
  .agent-card { justify-self: start; }
  .about { grid-template-columns: .9fr 1.1fr; gap: 7vw; }
  .footer-main { grid-template-columns: 200px 1fr; }
  .footer-main > div { grid-column: 2; text-align: left; }
  .footer-bottom { grid-template-columns: 1fr auto; }
  .footer-bottom div { grid-column: 1; flex-wrap: wrap; }
  .footer-bottom > a { grid-column: 2; grid-row: 1 / span 2; }
}

@media (max-width: 640px) {
  h1 { font-size: clamp(48px, 14vw, 67px); }
  h2 { font-size: clamp(41px, 12vw, 58px); }
  .hero-lead { font-size: 15px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 18px; }
  .hero-metrics { display: grid; grid-template-columns: repeat(3, 1fr); gap: 8px; }
  .hero-metrics div { padding-left: 9px; }
  .hero-metrics strong { font-size: 17px; }
  .map-panel { margin-inline: -16px; }
  .map-canvas { aspect-ratio: 760/541; }
  .slovenia-map, .map-markers {
    position: absolute; inset: auto; left: -7.5%; top: 50%;
    width: 115%; max-width: none; height: auto; aspect-ratio: 760/470;
    transform: translateY(-50%);
  }
  .map-panel__top, .map-panel__bottom { padding: 13px 14px; }
  .map-panel__bottom span:nth-child(2) { display: none; }
  .map-preview { left: 10px; bottom: 10px; width: 58%; grid-template-columns: 60px 1fr; }
  .map-preview img { width: 60px; height: 62px; }
  .map-preview div { padding: 7px 8px; }
  .map-preview span { display: none; }
  .map-hint { display: none; }
  .trust-strip div { min-height: 65px; padding: 0 14px; gap: 9px; }
  .trust-strip strong { font-size: 8px; }
  .section { padding: 86px 20px; }
  .portfolio-tools { margin-top: 44px; display: block; }
  .filter-group { width: 100%; }
  .filter { padding-inline: 12px; }
  .sort-control { justify-content: flex-end; padding: 12px 0; border-top: 1px solid var(--line); }
  .property-body { padding: 22px 18px 20px; }
  .property-title-row { display: grid; }
  .property-price { text-align: left; }
  .property-summary { margin-block: 16px; }
  .property-specs { grid-template-columns: repeat(2, 1fr); }
  .property-specs div { border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); }
  .property-specs div:nth-child(3) { border-right: 1px solid var(--line); }
  .property-specs div:nth-child(even) { border-right: 0; }
  .property-specs div:last-child { border-right: 0; border-bottom: 0; }
  .property-specs div:last-child:nth-child(odd) { grid-column: 1 / -1; }
  .property-details-inner { padding: 0 18px 22px; }
  .property-actions { align-items: stretch; }
  .compare-button { max-width: 150px; }
  .process-steps li { grid-template-columns: 42px 1fr; }
  .about { grid-template-columns: 1fr; }
  .about-visual { min-height: 0; }
  .about-visual > img { position: relative; height: auto; aspect-ratio: 4/3.5; }
  .about-badge { right: 10px; bottom: -30px; width: 150px; min-height: 112px; padding: 17px; }
  .about-copy { padding-top: 35px; }
  .global-stats div { padding: 16px 10px; }
  .global-stats strong { font-size: 20px; }
  .agent-card { min-height: 0; flex-direction: column; align-items: flex-start; gap: 24px; padding: 30px; }
  .agent-card img { width: 155px; height: 155px; flex-basis: 155px; align-self: center; }
  .agent-card div { width: 100%; gap: 12px; }
  .agent-card strong { font-size: 30px; }
  .agent-card span { font-size: 10px; }
  .agent-card a { font-size: 18px; }
  .footer { padding: 60px 20px 25px; }
  .footer-main { grid-template-columns: 1fr; gap: 25px; }
  .footer-brand { width: max-content; }
  .footer-main > div { grid-column: 1; }
  .footer-bottom { display: grid; grid-template-columns: 1fr auto; line-height: 1.5; }
  .compare-tray { grid-template-columns: 1fr auto; min-height: 64px; padding-left: 14px; }
  .compare-picks { display: none; }
  .compare-tray > .button { min-height: 44px; padding-inline: 15px; gap: 10px; }
  .dialog-head, .compare-table-wrap { padding-inline: 20px; }
  .dialog-head h2 { font-size: 30px; }
  .compare-table { min-width: 680px; }
}

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
}

/* Office contact and enquiry form. */
.contact { grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(32px, 5vw, 80px); align-items: start; scroll-margin-top: 85px; }
.contact .agent-card { max-width: none; min-height: 0; padding: 25px 0 0; margin-top: 34px; gap: 24px; border: 0; border-top: 1px solid rgba(185,167,121,.42); justify-self: start; }
.contact .agent-card img { width: 125px; height: 90px; flex: 0 0 125px; object-fit: contain; }
.contact .agent-card strong { font-size: 25px; }
.contact .agent-card a { font-size: 16px; }
.contact .agent-card span { font-size: 9px; }
.contact-form { min-width: 0; padding: clamp(24px, 3vw, 42px); border: 1px solid rgba(185,167,121,.42); background: rgba(0,0,0,.08); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.contact-form label { display: block; color: var(--gold-light); font-size: 11px; line-height: 1.5; }
.contact-form input:not([type="checkbox"]), .contact-form textarea { display: block; width: 100%; box-sizing: border-box; margin: 9px 0 22px; padding: 13px 14px; border: 1px solid rgba(255,255,255,.25); border-radius: 0; background: rgba(255,255,255,.035); color: var(--white); font: inherit; font-size: 14px; }
.contact-form textarea { resize: vertical; min-height: 115px; }
.contact-form input::placeholder, .contact-form textarea::placeholder { color: rgba(255,255,255,.45); }
.contact-form input:focus, .contact-form textarea:focus { outline: 2px solid var(--gold); outline-offset: 2px; }
.contact-form .form-consent { display: flex; align-items: flex-start; gap: 11px; color: rgba(255,255,255,.75); font-size: 11px; }
.form-consent input { flex-shrink: 0; width: 17px; height: 17px; margin: 2px 0 0; accent-color: var(--gold); }
.form-actions { margin-top: 25px; }
.contact-form .button { max-width: 100%; cursor: pointer; }
.contact-form .button:disabled { opacity: .6; cursor: wait; }
.form-note, .form-status { color: rgba(255,255,255,.65); font-size: 11px; line-height: 1.6; margin: 15px 0 0; }
.form-status:empty { display: none; }
.form-mail-link { display: inline-block; margin-top: 12px; color: var(--gold-light); border-bottom: 1px solid var(--gold); font-size: 13px; }
.form-mail-link[hidden] { display: none; }
@media (max-width: 1100px) { .contact { grid-template-columns: 1fr; } .contact-copy { max-width: 720px; } .contact-form { width: 100%; box-sizing: border-box; } }
@media (max-width: 640px) { .form-row { grid-template-columns: 1fr; gap: 0; } .contact .agent-card { flex-direction: row; gap: 18px; } .contact .agent-card img { width: 85px; height: 70px; flex-basis: 85px; align-self: auto; } .contact .agent-card strong { font-size: 21px; } .contact .agent-card a { font-size: 14px; } .form-actions .button { width: 100%; justify-content: space-between; font-size: 9px; } }

.brand { width: 64px; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 1px; }
.brand img { display: block; width: 54px; height: 54px; object-fit: contain; mix-blend-mode: normal; }
.brand::after { content: "CAPITAL"; color: var(--gold-dark); font-size: 8px; font-weight: 800; line-height: 1; letter-spacing: .2em; text-indent: .2em; }
.about-badge span::after { content: " CAPITAL"; font-size: .4em; letter-spacing: .12em; vertical-align: middle; }
.footer-brand img { display: block; width: 76px; height: 76px; object-fit: contain; }
.form-note:empty { display: none; }
@media (max-width: 900px) { .brand { width: 48px; } .brand img { width: 40px; height: 40px; } .brand::after { font-size: 7px; } }


.footer { padding: 24px clamp(24px, 5.6vw, 106px); }
.footer-legal-notice { padding: 0; border-top: 0; }


/* Company information beside the legal notice. */
.footer { display: flex; align-items: flex-start; justify-content: space-between; gap: 24px; }
.footer-legal-notice { flex: 1; min-width: 0; margin: 0; }
.footer > .footer-company { flex: 0 1 auto; margin: 0; padding-top: 11px; color: var(--gold-light); font-size: 12px; line-height: 1.7; text-align: right; }
@media (max-width: 700px) {
  .footer { flex-direction: column; gap: 16px; }
  .footer > .footer-company { padding-top: 0; text-align: left; }
}