:root{--ink:#172b35;--deep:#102f40;--blue:#4d86a8;--ice:#dceef7;--sky:#b9dbea;--paper:#f5f7f6;--white:#fff;--sand:#eee5dc;--warm:#bd7558;--line:#cbd7da;--muted:#65747a;--display:Georgia,"Times New Roman",serif;--sans:"Avenir Next","Segoe UI",Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.6 var(--sans);letter-spacing:-.008em}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit}
button,a{touch-action:manipulation}
main img,.site-header img,footer img{display:block;width:100%;height:auto}
main{overflow:hidden}
h1,h2,h3{font-family:var(--display);font-weight:400;letter-spacing:-.052em;line-height:.98}
h2{font-size:clamp(44px,5.3vw,78px);margin:0}
h3{font-size:clamp(25px,2.2vw,35px)}
p{margin-top:0}
[data-reveal]{opacity:0;transform:translateY(26px);transition:opacity .8s ease,transform .8s ease}
[data-reveal].in-view{opacity:1;transform:none}

.site-header{position:fixed;z-index:50;left:2.5vw;top:18px;width:95vw;height:68px;padding:0 16px 0 23px;display:flex;align-items:center;justify-content:space-between;border:1px solid #ffffffb5;border-radius:20px;background:linear-gradient(115deg,#ffffffdc,#e9f5f9a8);box-shadow:0 16px 55px #183d4d20;backdrop-filter:blur(24px) saturate(145%);-webkit-backdrop-filter:blur(24px) saturate(145%)}
.wordmark{width:142px;flex-shrink:0;display:block;line-height:1}
/* Preserve the supplied lettering and proportions; hide empty margins and the white background in CSS. */
.brand-defs{position:absolute;width:0;height:0;overflow:hidden;pointer-events:none}
.brand-image{position:relative;display:block;width:100%;aspect-ratio:1285/565;overflow:hidden}
.brand-image img{position:absolute;width:124.514%;max-width:none;height:auto;left:-14.475%;top:-28.319%;filter:url("#brand-ink")}
.footer-mark{width:220px}
.footer-mark .brand-image img{filter:url("#brand-ink") invert(1)}
.desktop-nav{display:flex;gap:34px;font-size:11px;font-weight:700;color:#38515d}
.desktop-nav a{padding:23px 0;position:relative}
.desktop-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:15px;height:1px;background:var(--blue);transition:right .25s}
.desktop-nav a:hover:after{right:0}
.nav-actions{display:flex;align-items:center;gap:11px}
.nav-cta{height:42px;padding:0 17px;border:1px solid #ffffffde;border-radius:13px;background:#ffffffb8;display:flex;align-items:center;gap:18px;font-size:10px;font-weight:700;box-shadow:0 8px 24px #1a435315;text-transform: uppercase;}
.nav-cta b{color:var(--warm)}
.menu-button{border:0;background:transparent;color:var(--ink);display:flex;align-items:center;gap:10px;padding:10px;cursor:pointer;font-size:9px;text-transform:uppercase;letter-spacing:.13em;font-weight:700}
.menu-button i{display:block;width:24px;height:10px;border-top:2px solid;border-bottom:2px solid;transition:.25s}
.menu-button i.is-open{height:2px;border-bottom:0;transform:rotate(45deg)}
.menu-overlay{position:fixed;z-index:40;inset:0;padding:120px 7vw 40px;background:linear-gradient(130deg,#0c2938,#214e61);color:white;display:grid;grid-template-columns:.8fr 1.2fr;gap:10vw;opacity:0;visibility:hidden;transition:.35s}
.menu-overlay.is-visible{opacity:1;visibility:visible}
.menu-side{display:flex;flex-direction:column}
.menu-side small{letter-spacing:.16em;text-transform:uppercase;color:#a8c5d1}
.menu-side p{font:400 clamp(48px,6vw,86px)/.96 var(--display);letter-spacing:-.055em;margin:auto 0}
.menu-side p em{font-weight:400;color:var(--sky)}
.menu-side>span{font-size:12px;color:#a8c5d1}
.menu-overlay nav{display:flex;flex-direction:column}
.menu-overlay nav a{display:grid;grid-template-columns:38px 1fr auto;align-items:center;padding:17px 0;border-bottom:1px solid #ffffff24}
.menu-overlay nav small{font-size:9px;color:#91acb7}
.menu-overlay nav span{font:400 clamp(28px,3.2vw,47px)/1 var(--display);letter-spacing:-.04em}
.menu-overlay nav b{color:#d6a18a}
.menu-overlay>p{grid-column:2;color:#9eb6c0;margin:0}.menu-overlay>p a{float:right;color:white;font-weight:700}

.home-hero{position:relative;width:calc(100% - 24px);height:min(940px,calc(100vh - 24px));min-height:760px;margin:12px;border-radius:34px;overflow:hidden;background:var(--deep);color:white}
.home-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 48%;filter:saturate(.9) contrast(1.03)}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,#0a283ae8 0%,#183847b5 39%,transparent 72%),linear-gradient(0deg,#0b2c3ccb 0%,transparent 46%)}
.hero-content{position:absolute;z-index:2;left:4vw;bottom:6.5%;width:min(690px,49vw)}
.eyebrow{margin:0 0 22px;font-size:10px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.eyebrow span{display:inline-block;width:28px;height:1px;background:var(--warm);margin:0 11px 3px 0}
.eyebrow.light{color:#d6e7ee}.eyebrow.light span{background:#edb49d}
.hero-content h1{font-size:clamp(58px,6.5vw,105px);margin:0 0 24px;line-height:.86;color:white}
.hero-content h1 em{font-weight:400;color:#d8eef6}
.hero-content>p{font-size:clamp(17px,1.3vw,21px);line-height:1.55;max-width:590px;color:#deebef}
.hero-actions,.button-row{display:flex;align-items:center;gap:24px;margin-top:30px}
.button{min-height:58px;padding:0 24px;border-radius:15px;display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:10px;line-height:1.2;font-weight:700;letter-spacing:.055em;text-transform:uppercase;transition:transform .25s,box-shadow .25s}
.button:hover{transform:translateY(-3px)}
.button-light{background:#ffffffdf;color:var(--ink);border:1px solid #fff;box-shadow:0 14px 36px #08233135;backdrop-filter:blur(14px)}
.hero-contact{gap:12px;padding:7px 20px 7px 8px}
.hero-contact>b{margin-left:10px}
.hero-portrait{position:relative;flex:0 0 42px;width:42px;height:42px;overflow:hidden;border-radius:50%;background:var(--ice);box-shadow:0 0 0 1px #183b4820}
/* A face-first crop of the existing portrait, without changing the source image. */
.hero-portrait img{position:absolute;width:341.33%;max-width:none;height:auto;left:-101%;top:-5%}
.button-dark{background:var(--deep);color:white;box-shadow:0 13px 32px #173b491e}
.button b{color:var(--warm)}
.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;padding:15px 0;border-bottom:1px solid currentColor;font-size:10px;font-weight:700;letter-spacing:.06em;text-transform:uppercase}
.text-link b{color:var(--warm)}.text-link.light{color:white}
.glass-panel{border:1px solid #ffffff80;background:linear-gradient(145deg,#ffffff5c,#d6f0f322);box-shadow:0 18px 55px #082b3b30;backdrop-filter:blur(22px) saturate(140%);-webkit-backdrop-filter:blur(22px) saturate(140%)}
.hero-services{position:absolute;z-index:3;right:3.2vw;bottom:5.5%;width:min(390px,31vw);padding:8px;border-radius:23px}
.hero-services>a{display:grid;grid-template-columns:1fr auto;gap:8px;align-items:center;padding:15px 13px;border-bottom:1px solid #ffffff42;transition:background .25s;border-radius:14px}
.hero-services>a:last-child{border-bottom:0}.hero-services>a:hover{background:#ffffff25}
.hero-services span{display:flex;flex-direction:column}.hero-services b{font-size:17px}.hero-services em{font-style:normal;font-size:10px;color:#d6e4e8}.hero-services i{font-style:normal}
.hero-note{position:absolute;z-index:2;right:3.4vw;top:112px;display:flex;gap:30px;font-size:9px;text-transform:uppercase;letter-spacing:.14em}.hero-note span:before{content:"•";color:#e5a88f;margin-right:8px}

.trust-strip{margin:0 3vw;padding:31px 2vw;border-bottom:1px solid var(--line);display:grid;grid-template-columns:.35fr 1.3fr .35fr;gap:5vw;align-items:center}
.trust-strip p,.trust-strip span{font-size:9px;text-transform:uppercase;letter-spacing:.15em;color:var(--muted)}
.trust-strip blockquote{font:400 clamp(21px,2.2vw,32px)/1.3 var(--display);letter-spacing:-.03em;margin:0}.trust-strip span{text-align:right}
.intro-section,.situations,.homes-preview,.news-section,.guides,.page-hero,.body,.contact,.check-layout,.listing-ready{max-width:1500px;margin:auto;padding:120px 5vw}
.intro-section{display:grid;grid-template-columns:1fr .85fr;gap:10vw;align-items:start}
.intro-section h2{max-width:760px}
.large-copy{font:400 clamp(21px,2.15vw,31px)/1.5 var(--display);letter-spacing:-.025em}
.section-head{display:grid;grid-template-columns:1.35fr .65fr;gap:9vw;align-items:end;margin-bottom:58px}
.section-head>p{color:var(--muted);line-height:1.8;max-width:500px}
.situation-grid{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.situation-grid>a{min-height:190px;padding:26px 26px 24px 0;border-bottom:1px solid var(--line);display:grid;grid-template-columns:1fr auto;gap:10px;align-items:start}
.situation-grid>a:nth-child(odd){border-right:1px solid var(--line);padding-right:38px}.situation-grid>a:nth-child(even){padding-left:38px}
.situation-grid h3{margin:0 0 14px}.situation-grid p{color:var(--muted);max-width:470px}.situation-grid>a>b{transition:transform .25s}.situation-grid>a:hover>b{transform:translate(4px,-4px)}

.sell-feature,.buy-feature,.about-michel{max-width:1500px;margin:20px auto;padding:22px 5vw 120px;display:grid;grid-template-columns:.9fr 1.1fr;gap:8vw;align-items:center}
.sell-image,.buy-feature figure,.about-michel figure{position:relative;margin:0;border-radius:28px;overflow:hidden;min-height:680px;background:#dbe5e7}
.sell-image img,.buy-feature figure>img,.about-michel figure img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.sell-image img{object-position:center}.about-michel figure img{object-position:center 22%}
.glass-label{position:absolute;left:18px;bottom:18px;padding:12px 15px;border:1px solid #ffffffa0;border-radius:13px;background:#ffffff9e;backdrop-filter:blur(18px);font-size:9px;font-weight:700;text-transform:uppercase;letter-spacing:.13em}
.sell-copy h2,.buy-copy h2,.about-michel h2{margin-bottom:28px}.sell-copy>p,.buy-copy>p,.about-michel>div>p:not(.eyebrow){color:#52656d;line-height:1.8;max-width:690px}
.sell-copy ul{list-style:none;padding:0;margin:36px 0}.sell-copy li{border-top:1px solid var(--line);padding:16px 0;font-weight:700}.sell-copy li span{display:inline-block;width:48px;color:var(--warm);font-size:10px}

.client-story,.always-michel,.local-section,.final-cta{margin:12px;border-radius:34px;padding:110px 7vw;background:linear-gradient(135deg,#102e3e,#32657c);color:white}
.client-story{display:grid;grid-template-columns:.55fr 1.45fr;gap:10vw}
.story-number{display:block;margin-top:80px;font:400 110px/1 var(--display);color:#ffffff18}
.client-story h2{max-width:900px}.client-story>div:last-child>p{max-width:760px;color:#c7dae2;font-size:17px}.story-intro{font:400 25px/1.45 var(--display)!important;color:white!important}
.placeholder{display:inline-block;margin-top:25px;padding:9px 13px;border:1px solid #ffffff3f;border-radius:30px;font-size:9px;text-transform:uppercase;letter-spacing:.12em;color:#b7ccd5}

.buy-feature{grid-template-columns:1fr .9fr;padding-top:125px}.buy-feature figure{min-height:700px}.buy-feature figure>img{object-position:center}
.buy-feature figcaption{position:absolute;left:18px;right:18px;bottom:18px;padding:21px;border-radius:19px;color:white;display:flex;flex-direction:column}.buy-feature figcaption small{text-transform:uppercase;letter-spacing:.13em}.buy-feature figcaption>b{font:400 27px/1.1 var(--display);margin:10px 0 20px}.buy-feature figcaption a{border-top:1px solid #ffffff50;padding-top:13px;font-size:10px;font-weight:700;text-transform:uppercase}
.mini-steps{margin:38px 0;display:flex;flex-direction:column}.mini-steps span{border-top:1px solid var(--line);padding:14px 0}.mini-steps b{display:inline-block;width:46px;color:var(--warm);font-size:10px}
.always-michel{display:grid;grid-template-columns:.8fr 1.2fr;gap:9vw}.always-michel h2 em{color:#bcdce8}.michel-timeline{border-top:1px solid #ffffff36}.michel-timeline article{display:grid;grid-template-columns:42px .7fr 1fr;gap:20px;padding:24px 0;border-bottom:1px solid #ffffff36}.michel-timeline small{color:#e3a78e}.michel-timeline b{font:400 23px/1.2 var(--display)}.michel-timeline p{color:#bdd0d8;margin:0}

.listing-placeholder{border-radius:28px;min-height:470px;padding:35px;background:linear-gradient(125deg,#cde5ef,#f3f8f8 60%,#eadfd4);display:grid;grid-template-columns:1.2fr .8fr;gap:5vw;align-items:end;overflow:hidden;position:relative}
.listing-placeholder:before{content:"HUIS";position:absolute;left:2%;top:-5%;font:400 clamp(120px,22vw,340px)/1 var(--display);color:#ffffff82;letter-spacing:-.08em}
.listing-placeholder>div,.listing-placeholder aside{position:relative;z-index:1}.listing-placeholder>div span{font-size:9px;letter-spacing:.16em}.listing-placeholder>div b{display:block;font:400 clamp(37px,4.5vw,67px)/1 var(--display);letter-spacing:-.05em;margin-top:20px}
.listing-placeholder aside{padding:25px;border-radius:20px;background:#ffffffa5;border:1px solid #fff;backdrop-filter:blur(18px)}.listing-placeholder aside small{text-transform:uppercase;letter-spacing:.14em}.listing-placeholder aside p{margin:20px 0;color:#50636c}.listing-placeholder aside a{font-size:10px;font-weight:700;text-transform:uppercase;border-bottom:1px solid;padding-bottom:8px}
.taxation-band{max-width:1500px;margin:0 auto;padding:80px 5vw 120px;display:grid;grid-template-columns:1.1fr .65fr auto;gap:6vw;align-items:end;border-top:1px solid var(--line)}.taxation-band h2{font-size:clamp(40px,4.3vw,65px)}.taxation-band>p{color:var(--muted)}
.about-michel{padding-top:120px}.about-michel figure{min-height:650px}.about-michel>div{max-width:720px}
.local-section{position:relative;display:grid;grid-template-columns:1fr .7fr;gap:10vw;overflow:hidden}.local-section>div{position:relative;z-index:1}.local-section>div:last-child{align-self:end}.local-section p{color:#c6d9e1;font-size:18px}.local-word{position:absolute;left:-5vw;top:-70px;font:400 clamp(130px,20vw,320px)/1 var(--display);letter-spacing:-.08em;color:#ffffff0a}

.news-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:8vw}.news-main{min-height:520px;padding:35px;border-radius:27px;background:linear-gradient(145deg,#c7e4f1,#f1f7f8 60%,#eadfd7);display:flex;flex-direction:column}.news-main small,.news-main span,.news-list small{text-transform:uppercase;letter-spacing:.13em;font-size:9px}.news-main h3{font-size:clamp(37px,4.4vw,64px);margin:auto 0;max-width:720px}.news-main span{border-top:1px solid #8eabb5;padding-top:17px;font-weight:700}.news-list article{padding:28px 0;border-top:1px solid var(--line)}.news-list article:last-child{border-bottom:1px solid var(--line)}.news-list small{color:var(--warm)}.news-list h3{margin:15px 0 0}
.guides{background:#eaf1f3;max-width:none;margin:12px;border-radius:34px;padding-left:5vw;padding-right:5vw}
.guide-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:13px}.guide{padding:13px;border-radius:22px;background:#fff;box-shadow:0 18px 45px #183b4810}.guide-cover{aspect-ratio:.82;border-radius:16px;padding:22px;background:linear-gradient(145deg,#153b4e,#4e8299);color:white;display:flex;flex-direction:column}.guide:nth-child(2) .guide-cover{background:linear-gradient(145deg,#8a503d,#d49b7f)}.guide:nth-child(3) .guide-cover{background:linear-gradient(145deg,#55706b,#a9c5bd)}.guide-cover small{color:#bfd2da}.guide-cover span{margin-top:auto;font-size:9px;letter-spacing:.14em}.guide-cover b{font:400 clamp(33px,3.5vw,52px)/1 var(--display);margin-top:12px}.guide-copy{padding:23px 10px 8px}.guide-copy em{font-style:normal;text-transform:uppercase;letter-spacing:.13em;font-size:9px;color:var(--warm)}.guide-copy h3{margin:13px 0}.guide-copy p{color:var(--muted);min-height:58px}.guide-copy button{width:100%;border:0;border-top:1px solid var(--line);background:none;padding:16px 0 0;display:flex;justify-content:space-between;text-align:left;font-size:9px;text-transform:uppercase;letter-spacing:.1em}
.final-cta{display:grid;grid-template-columns:1fr .75fr;gap:10vw;align-items:end}.final-cta>div:last-child p{font-size:19px;color:#c8dbe3;max-width:620px}.final-cta h2{font-size:clamp(60px,8vw,120px)}

/* Inner pages */
.page-hero{padding-top:185px;padding-bottom:90px}.page-label{float:right;font-size:9px;text-transform:uppercase;letter-spacing:.13em;color:var(--muted)}.page-hero h1{font-size:clamp(62px,8.5vw,125px);max-width:1250px;margin:0 0 35px}.page-hero>p:last-child{font-size:clamp(18px,1.7vw,24px);line-height:1.65;color:#50636b;max-width:850px}
.body{padding-top:30px}.twocol{border-top:1px solid var(--line);padding-top:48px;display:grid;grid-template-columns:.4fr 1.6fr;gap:8vw}.twocol>small{color:var(--warm);text-transform:uppercase;letter-spacing:.14em}.twocol p{font-size:18px;color:#52656d;max-width:700px}.panels{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);margin-top:70px}.panels article{background:white;padding:30px;min-height:280px}.panels article>small{color:var(--warm)}.panels h3{margin-top:60px}.panels p{font-size:14px;color:var(--muted)}
.conversion-band{margin:12px;border-radius:32px;padding:80px 6vw;background:linear-gradient(135deg,#143546,#4d7d91);color:white;display:flex;justify-content:space-between;align-items:end;gap:50px}.conversion-band small{text-transform:uppercase;letter-spacing:.14em}.conversion-band h2{max-width:950px;margin-top:20px}
.wide-photo{margin:0 5vw 50px;border-radius:30px;overflow:hidden;position:relative;max-height:720px}.wide-photo img{height:720px;object-fit:cover}.wide-photo figcaption{position:absolute;bottom:18px;left:18px;padding:13px 16px;border:1px solid #fff;border-radius:13px;background:#ffffffbd;backdrop-filter:blur(16px);font-size:10px;text-transform:uppercase;letter-spacing:.1em}
.contact,.check-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:8vw;padding-top:30px}.contact p,.check-copy p{color:var(--muted)}.contact dl{margin-top:40px}.contact dl div{padding:16px 0;border-top:1px solid var(--line);display:flex;justify-content:space-between}.contact dd{margin:0}.contact form,.check-form{background:white;padding:48px;border-radius:24px}.contact label,.check-form label{display:block;margin-bottom:24px;font-size:9px;text-transform:uppercase;letter-spacing:.12em;font-weight:700}.contact input,.contact textarea,.contact select,.check-form input,.check-form textarea,.check-form select{display:block;width:100%;border:0;border-bottom:1px solid #aebdc2;background:transparent;padding:13px 0}.contact textarea,.check-form textarea{min-height:110px}.row{display:grid;grid-template-columns:1fr 1fr;gap:20px}.privacy{font-size:10px!important;color:var(--muted)}.form-kicker{text-transform:uppercase;letter-spacing:.14em;font-weight:700;font-size:10px}.check-copy ul{padding:0;list-style:none}.check-copy li{border-top:1px solid var(--line);padding:13px 0}.listing-ready{display:grid;grid-template-columns:1fr .75fr;gap:8vw}.listing-ready aside{padding:35px;border-radius:25px;background:var(--ice)}
.about{max-width:1500px;margin:auto;padding:80px 5vw 120px;display:grid;grid-template-columns:.8fr 1.2fr;gap:8vw;align-items:center}.about figure.photo{margin:0;position:relative;border-radius:28px;overflow:hidden;min-height:650px}.about figure.photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.about figure.photo figcaption{position:absolute;bottom:17px;left:17px;background:#ffffffbd;border:1px solid white;border-radius:12px;padding:10px 13px;font-size:9px;text-transform:uppercase}.about .lead{font:400 clamp(23px,2.2vw,32px)/1.5 var(--display)}.about p{color:var(--muted)}.quote{margin:12px;border-radius:34px;padding:100px 7vw;background:linear-gradient(130deg,#183e50,#79a7b8);color:white}.quote p{font:400 clamp(42px,6vw,88px)/1.08 var(--display);letter-spacing:-.05em;max-width:1200px}.quote small{text-transform:uppercase;letter-spacing:.13em}
.statement{max-width:1500px;margin:auto;padding:100px 5vw;display:grid;grid-template-columns:.35fr 1.65fr;gap:8vw}.statement p{font-size:18px;color:var(--muted);max-width:760px}.huiskamer{margin:12px;border-radius:34px;padding:100px 6vw;background:linear-gradient(135deg,#102e3e,#32657c);color:white}.editorial{display:grid;grid-template-columns:1fr 1fr;gap:7vw}.feature{padding:30px;min-height:470px;border-radius:24px;background:linear-gradient(145deg,#cbe5ef,#789fb0);color:var(--deep);display:flex;flex-direction:column;justify-content:space-between}.feature b{font:400 clamp(37px,4.5vw,64px)/1 var(--display)}.feature small,.feature span{font-size:9px;text-transform:uppercase;letter-spacing:.13em}.topics article{display:grid;grid-template-columns:45px 1fr;border-top:1px solid #ffffff30;padding:22px 0}.topics small{color:#a4bdc7}.topics em{font-style:normal;font-size:9px;text-transform:uppercase;color:#edb49d}.topics h3{margin:8px 0}.guidegrid{display:grid;grid-template-columns:repeat(3,1fr);gap:13px}

footer{margin-top:12px;padding:75px 5vw 25px;background:#0a2533;color:white;display:grid;grid-template-columns:1.3fr .6fr .6fr;gap:8vw}footer .footer-mark{color:white}footer>div{display:flex;flex-direction:column;gap:9px;color:#9eb6c0;font-size:12px}footer>div:first-child p{margin-top:28px;line-height:1.7}footer em{font-style:normal;color:white;font-size:9px;text-transform:uppercase;letter-spacing:.14em;margin-bottom:8px}footer aside{grid-column:1/-1;margin-top:40px;padding-top:20px;border-top:1px solid #ffffff25;color:#6f8a96;font-size:9px;text-transform:uppercase;letter-spacing:.1em}

@media(max-width:1050px){.desktop-nav{display:none}.hero-content{width:57vw}.hero-services{width:34vw}.intro-section,.always-michel,.local-section{grid-template-columns:1fr}.client-story{grid-template-columns:.4fr 1.6fr}.sell-feature,.buy-feature,.about-michel{gap:5vw}.taxation-band{grid-template-columns:1fr 1fr}.taxation-band .button{grid-column:2}.section-head{gap:5vw}}
@media(max-width:760px){
  [data-reveal]{opacity:1;transform:none}.site-header{top:9px;left:12px;width:calc(100% - 24px);height:58px;border-radius:16px;padding:0 12px 0 15px}.site-header .wordmark{width:122px}.nav-cta{display:none}.menu-button span{display:none}
  .menu-overlay{padding:90px 24px 28px;grid-template-columns:1fr}.menu-side{display:none}.menu-overlay nav a{padding:13px 0}.menu-overlay nav span{font-size:29px}.menu-overlay>p{grid-column:1}.menu-overlay>p a{float:none;display:block;margin-top:8px}
  .home-hero{height:900px;min-height:0;margin:6px;width:calc(100% - 12px);border-radius:26px}.home-hero>img{object-position:60% center}.hero-shade{background:linear-gradient(0deg,#092736f2 0%,#173848aa 55%,transparent 85%)}.hero-content{left:20px;right:20px;bottom:250px;width:auto}.hero-content h1{font-size:50px;line-height:.9}.hero-content>p{font-size:15px;max-width:94%}.hero-actions{gap:15px}.hero-actions .text-link{display:none}.hero-services{left:14px;right:14px;bottom:18px;width:auto}.hero-services>a{padding:11px}.hero-note{display:none}
  .trust-strip{margin:0 20px;padding:30px 0;grid-template-columns:1fr}.trust-strip p,.trust-strip span{text-align:left;margin:0}.trust-strip blockquote{font-size:23px}
  .intro-section,.situations,.homes-preview,.news-section,.guides,.page-hero,.body,.contact,.check-layout,.listing-ready{padding:78px 22px}.intro-section,.section-head,.sell-feature,.buy-feature,.about-michel,.client-story,.always-michel,.local-section,.final-cta,.contact,.check-layout,.listing-ready,.editorial,.statement{grid-template-columns:1fr}.intro-section,.section-head{gap:35px}.section-head{margin-bottom:40px}
  h2{font-size:45px}.large-copy{font-size:22px}.situation-grid{grid-template-columns:1fr}.situation-grid>a,.situation-grid>a:nth-child(odd),.situation-grid>a:nth-child(even){border-right:0;padding:22px 0;min-height:150px}
  .sell-feature,.buy-feature,.about-michel{padding:20px 14px 80px;gap:45px}.sell-image,.buy-feature figure,.about-michel figure{min-height:520px;border-radius:23px}.sell-copy,.buy-copy,.about-michel>div{padding:0 8px}.button-row{align-items:stretch;flex-direction:column}.button-row .button,.button-row .text-link{width:100%}
  .client-story,.always-michel,.local-section,.final-cta{margin:6px;border-radius:26px;padding:75px 24px;gap:45px}.story-number{margin-top:20px;font-size:75px}.client-story h2{font-size:42px}.buy-feature{display:flex;flex-direction:column-reverse}.michel-timeline article{grid-template-columns:35px 1fr}.michel-timeline article p{grid-column:2}.listing-placeholder{grid-template-columns:1fr;padding:22px;min-height:520px}.listing-placeholder aside{align-self:end}.taxation-band{margin:0 22px;padding:70px 0;grid-template-columns:1fr}.taxation-band .button{grid-column:1}.local-word{top:-20px}.news-grid{grid-template-columns:1fr;gap:40px}.news-main{min-height:430px;padding:25px}.guide-grid,.guidegrid{grid-template-columns:1fr}.guide-cover{aspect-ratio:1.05}
  .final-cta h2{font-size:65px}.page-hero{padding-top:135px}.page-hero h1{font-size:54px}.page-label{display:none}.twocol{grid-template-columns:1fr;gap:25px}.panels{grid-template-columns:1fr}.conversion-band{margin:6px;border-radius:26px;padding:65px 24px;display:block}.conversion-band .button{margin-top:30px}.wide-photo{margin:0 6px;border-radius:25px}.wide-photo img{height:520px}.contact form,.check-form{padding:28px}.row{grid-template-columns:1fr;gap:0}.about{padding:70px 14px;grid-template-columns:1fr}.quote{margin:6px;border-radius:26px;padding:70px 24px}.statement{padding:75px 22px}.huiskamer{margin:6px;padding:70px 22px;border-radius:26px}
  footer{grid-template-columns:1fr;padding:65px 24px 25px}footer aside{grid-column:1}
}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}

/* WordPress integration and dynamic content */
.screen-reader-text{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.screen-reader-text:focus{position:fixed!important;z-index:100000;top:10px;left:10px;width:auto;height:auto;margin:0;padding:12px 18px;clip:auto;background:#fff;color:var(--ink);border-radius:8px;box-shadow:0 8px 30px #0002}
.admin-bar .site-header{top:50px}.admin-bar .menu-overlay{padding-top:150px}
.menu-side p em{display:block}
.guide-download{width:100%;border-top:1px solid var(--line);padding:16px 0 0;display:flex;justify-content:space-between;text-align:left;font-size:9px;text-transform:uppercase;letter-spacing:.1em}
.guide-copy button:disabled{color:inherit;opacity:1;cursor:default}
.guide-warm .guide-cover{background:linear-gradient(145deg,#8a503d,#d49b7f)}
.guide-green .guide-cover{background:linear-gradient(145deg,#55706b,#a9c5bd)}
.guide-blue .guide-cover{background:linear-gradient(145deg,#153b4e,#4e8299)}
.post-grid,.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.post-card,.property-card{display:flex;flex-direction:column;min-height:420px;border-radius:24px;overflow:hidden;background:#fff;box-shadow:0 18px 45px #183b4810}
.post-card figure,.property-card figure{position:relative;aspect-ratio:1.25;margin:0;overflow:hidden;background:var(--ice)}
.post-card figure img,.property-card figure img{width:100%;height:100%;object-fit:cover}
.post-card-copy,.property-card-copy{display:flex;flex:1;flex-direction:column;padding:25px}
.post-card small,.property-card small{font-size:9px;text-transform:uppercase;letter-spacing:.13em;color:var(--warm)}
.post-card h3,.property-card h3{margin:16px 0;font-size:31px}
.post-card p,.property-card p{color:var(--muted)}
.post-card .text-link,.property-card .text-link{margin-top:auto;align-self:flex-start}
.property-meta{display:flex;flex-wrap:wrap;gap:8px 18px;margin-top:auto;padding-top:17px;border-top:1px solid var(--line);font-size:11px;color:var(--muted)}
.property-price{font:400 24px/1.2 var(--display);color:var(--ink)}
.article-shell,.story-shell,.property-single{max-width:1100px;margin:0 auto;padding:180px 5vw 120px}
.article-header,.story-header,.property-header{margin-bottom:55px}
.article-header h1,.story-header h1,.property-header h1{font-size:clamp(58px,7vw,104px);margin:20px 0 30px}
.article-meta{display:flex;gap:20px;color:var(--muted);font-size:10px;text-transform:uppercase;letter-spacing:.11em}
.article-featured,.story-featured,.property-featured{margin:0 0 60px;border-radius:28px;overflow:hidden}
.article-featured img,.story-featured img,.property-featured img{width:100%;max-height:720px;object-fit:cover}
.entry-content{font-size:18px;line-height:1.85}.entry-content>*{max-width:700px;margin-left:auto;margin-right:auto}.entry-content>.alignwide{max-width:1100px}.entry-content>.alignfull{max-width:none}.entry-content h2{font-size:clamp(38px,4.2vw,62px);margin-top:1.3em}.entry-content h3{margin-top:1.4em}.entry-content a{text-decoration:underline;text-decoration-color:var(--warm);text-underline-offset:3px}.entry-content blockquote{padding:35px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);font:400 clamp(28px,3.5vw,48px)/1.35 var(--display)}.entry-content .is-style-hvh-lead{font:400 clamp(23px,2.4vw,34px)/1.5 var(--display);color:var(--ink)}
.pagination{display:flex;justify-content:center;gap:8px;margin-top:55px}.pagination .page-numbers{display:grid;place-items:center;min-width:42px;height:42px;padding:0 12px;border:1px solid var(--line);border-radius:12px}.pagination .current{background:var(--deep);color:#fff}
.empty-state{padding:55px;border-radius:24px;background:#fff;border:1px solid var(--line)}
.form-embed .gform_wrapper,.form-embed .wpforms-container,.form-embed .fluentform{margin:0}
.form-embed input,.form-embed textarea,.form-embed select{display:block;width:100%;border:0;border-bottom:1px solid #aebdc2;border-radius:0;background:transparent;padding:13px 0}
.form-embed input[type=submit],.form-embed button[type=submit]{width:auto;min-height:58px;padding:0 24px;border:0;border-radius:15px;background:var(--deep);color:#fff;font-size:10px;font-weight:700;letter-spacing:.055em;text-transform:uppercase;cursor:pointer}
.form-status{padding:13px 16px;border-radius:12px;font-size:13px!important}.form-status.success{background:#e6f4ed;color:#245d43}.form-status.error{background:#fae9e5;color:#8a3d2d}.hvh-honeypot{position:absolute!important;left:-9999px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.search-form{display:flex;gap:12px}.search-form label{flex:1}.search-field{width:100%;height:58px;border:1px solid var(--line);border-radius:15px;padding:0 18px}.search-submit{min-height:58px;border:0;border-radius:15px;padding:0 24px;background:var(--deep);color:#fff;font-weight:700}
.not-found{min-height:70vh;display:grid;place-items:center;padding:150px 5vw 90px;text-align:center}.not-found h1{font-size:clamp(70px,12vw,170px);margin:0}.not-found p{max-width:650px;color:var(--muted)}
.property-facts{display:grid;grid-template-columns:repeat(3,1fr);margin:0 0 65px;border-top:1px solid var(--line);border-left:1px solid var(--line)}.property-facts div{display:flex;flex-direction:column;gap:8px;padding:24px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.property-facts small{font-size:9px;text-transform:uppercase;letter-spacing:.13em;color:var(--muted)}.property-facts b{font:400 27px/1.2 var(--display)}
.property-gallery{display:grid;grid-template-columns:repeat(2,1fr);gap:12px;margin-top:60px}.property-gallery img{width:100%;aspect-ratio:1.35;object-fit:cover;border-radius:20px}.property-documents{margin-top:70px;padding-top:45px;border-top:1px solid var(--line)}.property-documents h2{font-size:45px}.property-documents .text-link{margin-right:25px}
.story-result{max-width:700px;margin:65px auto 0;padding:35px;border-radius:22px;background:var(--ice)}.story-result small{text-transform:uppercase;letter-spacing:.13em}.story-result p{font:400 28px/1.4 var(--display);margin:15px 0 0}.story-shell>.quote{margin-left:0;margin-right:0}.generic-page{padding-top:20px}
@media(max-width:782px){.admin-bar .site-header{top:55px}.admin-bar .menu-overlay{padding-top:150px}}
@media(max-width:760px){.post-grid,.property-grid{grid-template-columns:1fr}.article-shell,.story-shell,.property-single{padding:130px 22px 80px}.article-header h1,.story-header h1,.property-header h1{font-size:52px}.entry-content{font-size:16px}.empty-state{padding:30px}.property-facts{grid-template-columns:1fr 1fr}.property-gallery{grid-template-columns:1fr}}