:root{--paper:#e5e5e3;--paper-light:#f2f2ef;--ink:#232525;--muted:#626563;--line:#bcbfbb;--red:#c92b37;--font-sans:MarutomoGothic,'Hiragino Kaku Gothic ProN',sans-serif;--serif:var(--font-sans);--gutter:clamp(24px,4.5vw,88px);--header:96px;color:var(--ink);background:var(--paper);font-family:var(--font-sans);font-synthesis:none;font-weight:400;font-feature-settings:'palt';line-height:1.85;letter-spacing:.025em;-webkit-font-smoothing:antialiased}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:calc(var(--header) + 20px)}body{margin:0}button,input,select,textarea{font:inherit;color:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{cursor:pointer}img,video,svg{max-width:100%}img{display:block;height:auto}button{border:0;background:none;padding:0}button:disabled{cursor:default}h1,h2,h3,p{margin:0}ul{padding-left:1.2em}a,button{touch-action:manipulation}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--red);outline-offset:5px}::selection{background:var(--red);color:white}[hidden]{display:none!important}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;left:20px;top:-100px;background:#fff;padding:12px;z-index:1000}.skip-link:focus{top:12px}.section-shell{padding-left:var(--gutter);padding-right:var(--gutter)}.eyebrow,.section-kicker,.small-label{font:500 11px/1.5 var(--font-sans);letter-spacing:.16em}.section-kicker{display:flex;align-items:center;gap:30px}.section-kicker>span{color:var(--red);font-size:12px}.section-topline{display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--line);padding-top:22px}.small-label{color:var(--muted);font-size:10px}
.site-header{height:var(--header);position:fixed;z-index:80;inset:0 0 auto;background:rgba(239,239,236,.97);border-bottom:1px solid rgba(35,37,37,.12);transition:background .4s,box-shadow .4s}.site-header.is-scrolled{background:rgba(239,239,236,.98);box-shadow:0 3px 20px #00000005}.header-inner{height:100%;display:flex;align-items:center;padding:0 var(--gutter);gap:40px}.brand{display:block;width:174px;margin-right:auto;flex:none}.brand img{width:100%;height:68px;object-fit:contain}.desktop-nav{display:flex;align-items:center;gap:clamp(20px,2.2vw,44px)}.desktop-nav a,.header-contact{font-size:12px;font-weight:600;position:relative;white-space:nowrap}.desktop-nav a:after{content:'';height:1px;background:var(--red);position:absolute;left:0;right:100%;bottom:-5px;transition:right .25s}.desktop-nav a:hover:after{right:0}.header-contact{padding:11px 0 11px 30px;border-left:1px solid var(--line);display:flex;align-items:center;gap:25px}.header-contact span{font-size:20px;line-height:1;color:var(--red)}.menu-toggle{display:none;width:44px;height:44px;position:relative;flex:none}.menu-toggle>span:not(.sr-only){position:absolute;left:10px;right:10px;height:1px;background:var(--ink);transition:transform .25s;top:17px}.menu-toggle>span:nth-child(2){top:26px}.menu-toggle[aria-expanded=true]>span:first-child{transform:translateY(4.5px) rotate(45deg)}.menu-toggle[aria-expanded=true]>span:nth-child(2){transform:translateY(-4.5px) rotate(-45deg)}.mobile-menu{padding:20px var(--gutter) 35px;background:var(--paper-light);border-bottom:1px solid var(--line);max-height:calc(100svh - var(--header));overflow:auto}.mobile-menu a{display:flex;padding:16px 0;border-bottom:1px solid var(--line);font-size:17px}.menu-open{overflow:hidden}.site-loader{display:none}.js .site-loader{display:flex;position:fixed;inset:0;z-index:200;background:var(--paper);align-items:center;justify-content:center;flex-direction:column;animation:loader-safety .7s 2.2s forwards;pointer-events:none}.site-loader img{width:240px;max-width:55vw;opacity:0;animation:logo-enter .8s .05s forwards}.site-loader>span{width:140px;height:1px;background:#c2c4c1;margin-top:30px;position:relative;overflow:hidden}.site-loader>span:after{content:'';position:absolute;inset:0;background:var(--red);transform-origin:left;animation:loader-line 1.2s both}.site-loader.is-done{opacity:0;visibility:hidden;transition:opacity .7s,visibility .7s}@keyframes logo-enter{from{opacity:0;transform:translateY(9px)}to{opacity:1;transform:none}}@keyframes loader-line{from{transform:scaleX(0)}to{transform:scaleX(1)}}@keyframes loader-safety{to{opacity:0;visibility:hidden}}
.hero{margin-top:var(--header);height:calc(100svh - var(--header));min-height:650px;max-height:1050px;position:relative;color:#fff;background:#536067;overflow:hidden}.hero-media,.hero-shade{position:absolute;inset:0}.hero-media{background:url('./media/hero-poster.webp') center/cover}.hero-media video{display:block;width:100%;height:100%;object-fit:cover;object-position:50% 50%;opacity:1;transition:opacity .6s}.hero-shade{background:linear-gradient(90deg,rgba(0,0,0,.4),rgba(0,0,0,.04) 75%),linear-gradient(0deg,rgba(0,0,0,.5),transparent 58%)}.hero-content{position:absolute;left:var(--gutter);right:var(--gutter);bottom:135px;max-width:930px}.hero-content .eyebrow{margin-bottom:27px;letter-spacing:.2em}.hero h1{font-size:clamp(70px,6.9vw,132px);font-weight:600;letter-spacing:-.035em;line-height:1.22}.hero-intro{font-size:clamp(13px,1vw,17px);line-height:2;letter-spacing:.07em;margin-top:29px}.hero-actions{display:flex;gap:14px;margin-top:31px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:38px;padding:16px 23px;min-width:204px;min-height:57px;font-size:12px;font-weight:500;border:1px solid transparent;transition:color .25s,background .25s,border-color .25s}.button span{font:400 24px/1 var(--font-sans)}.button-white{background:#f5f5f0;color:#252727}.button-white:hover{background:var(--red);color:#fff;border-color:var(--red)}.button-outline{border-color:#ffffffa0;color:#fff}.button-outline:hover{background:#fff;color:var(--ink)}.button-dark{background:var(--ink);color:#fff}.button-dark:hover{background:var(--red)}.hero-bottom{position:absolute;left:var(--gutter);right:var(--gutter);bottom:36px;display:flex;align-items:center;justify-content:space-between;gap:30px;font-size:9px;letter-spacing:.12em}.scroll-cue{display:flex;align-items:center;gap:15px}.scroll-cue>span{font-size:22px}.film-caption{display:flex;align-items:center;gap:22px;margin-left:auto}.film-progress{height:1px;width:125px;background:#ffffff65;position:relative}.film-progress i{position:absolute;inset:0;background:#fff;transform:scaleX(0);transform-origin:left}.motion-toggle{color:inherit;border:1px solid currentColor;border-radius:30px;min-height:38px;padding:6px 14px;display:inline-flex;align-items:center;gap:10px;font-size:10px;letter-spacing:0}.motion-icon{font:400 15px/1 var(--font-sans)}.motion-toggle:hover{background:#ffffff20}.film-credit{position:absolute;right:var(--gutter);bottom:9px;font-size:8px;opacity:.75;letter-spacing:.05em}
.global-section{padding-top:67px;padding-bottom:92px;overflow:hidden}.global-layout{display:grid;grid-template-columns:46% 54%;align-items:center;min-height:730px;position:relative}.global-copy{position:relative;z-index:2;padding-top:40px}.global-copy h2{font-size:clamp(38px,4.2vw,78px);font-weight:500;line-height:1.45;letter-spacing:-.035em}.global-intro{margin-top:24px;font-size:13px;color:#515653;line-height:2.2;white-space:normal}.metrics{margin-top:45px;position:relative}.metric{border-top:1px solid #a4a8a3;padding-top:20px;padding-bottom:20px;max-width:440px}.metric-label{font-size:12px;color:var(--muted);margin-bottom:9px}.metric-value{font:400 clamp(66px,6vw,110px)/1.25 var(--font-sans);letter-spacing:-.05em;white-space:nowrap;color:var(--red)}.metric-value>span{display:block;font-size:15px;letter-spacing:.07em;color:var(--ink);font-weight:500;margin-top:8px}.metric-description{font-size:12px;margin-top:15px;color:var(--muted);max-width:390px;line-height:2}.enhanced .metrics{height:237px}.enhanced .metric{position:absolute;inset:0 auto auto 0;width:100%;opacity:0;transform:translateY(14px);transition:opacity 1.1s,transform 1.1s;pointer-events:none;visibility:hidden}.enhanced .metric.is-active{opacity:1;transform:none;visibility:visible;pointer-events:auto}.metric-controls{display:flex;gap:20px;align-items:center;max-width:440px;margin:10px 0 28px}.metric-controls button{font-size:11px;min-width:30px;min-height:36px;color:#777b76;position:relative}.metric-controls button.is-active{color:var(--ink)}.metric-controls button.is-active:after{content:'';position:absolute;width:5px;height:5px;background:var(--red);border-radius:50%;bottom:0;left:calc(50% - 2.5px)}.metric-rule{height:1px;flex:1;background:#bfc2bd}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:55px;font-size:13px;font-weight:500;border-bottom:1px solid var(--ink);padding:9px 0;min-height:44px}.text-link span{font-size:24px;line-height:1;transition:transform .25s}.text-link:hover span{transform:translate(3px,-3px)}.globe-composition{position:relative;margin-right:calc(-1 * var(--gutter));align-self:stretch;display:flex;align-items:center;justify-content:center}#global-globe{position:relative;width:100%;height:650px;min-width:0}#global-globe canvas{position:absolute;inset:0}.globe-fallback{width:100%;height:100%;object-fit:contain;mix-blend-mode:multiply}.globe-caption{position:absolute;bottom:18px;left:50%;transform:translateX(-50%);white-space:nowrap;font-size:9px;letter-spacing:.13em;color:#4c514c}.tokyo-dot{display:inline-block;width:5px;height:5px;border-radius:50%;background:var(--red);margin-right:10px}.properties-section{background:var(--paper-light);padding-top:72px;padding-bottom:90px}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:35px;margin:49px 0 43px}.section-heading h2,.news-layout h2,.service-entry h2{font-size:clamp(38px,4vw,70px);line-height:1.42;font-weight:500;letter-spacing:-.04em}.section-heading>p{font-size:13px;line-height:2.1;max-width:440px;padding-bottom:9px}.property-toolbar{display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--line);border-bottom:1px solid var(--line);gap:20px}.purpose-tabs{display:flex;gap:34px}.purpose-tabs button{font-size:16px;font-weight:500;padding:21px 0;position:relative;min-height:66px;color:#777b75}.purpose-tabs button.is-active{color:var(--ink)}.purpose-tabs button.is-active:after{content:'';height:2px;background:var(--red);position:absolute;bottom:-1px;left:0;right:0}.type-filters{display:flex;gap:24px}.type-filters button{font-size:11px;min-height:44px;color:#777b75}.type-filters button.is-active{color:var(--red)}.property-perspective{font-size:12px;color:var(--muted);margin:18px 0 29px;min-height:24px}.property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:48px 27px}.property-card{min-width:0}.property-card-button{text-align:left;width:100%;display:block}.property-image{position:relative;overflow:hidden;aspect-ratio:1.42;background:#c9cdca}.property-image img{width:100%;height:100%;object-fit:cover;transition:transform .7s}.property-card-button:hover img{transform:scale(1.035)}.image-label{position:absolute;bottom:10px;left:10px;background:#f3f3efd9;padding:3px 8px;font-size:8px;letter-spacing:.02em}.property-meta{display:flex;justify-content:space-between;gap:10px;margin:15px 0 7px;font-size:10px;color:var(--muted)}.property-card h3{font-size:17px;font-weight:500;line-height:1.6;letter-spacing:.01em;display:flex;justify-content:space-between;gap:14px}.property-card h3 span{font-size:23px;font-weight:400}.property-location{font-size:11px;color:var(--muted);margin-top:5px}.property-detail-line{font-size:11px;margin-top:10px;border-top:1px solid #cdd0cb;padding-top:10px;color:#525752}.property-disclaimer{font-size:10px;line-height:2;color:var(--muted);border-top:1px solid var(--line);padding-top:20px;margin-top:38px;max-width:1020px}.property-disclaimer span{display:block}.property-loading{grid-column:1/-1;font-size:13px;padding:40px 0}.news-section{padding-top:71px;padding-bottom:82px}.news-layout{display:grid;grid-template-columns:35% 65%;gap:25px;margin-top:52px}.news-layout h2{font-size:clamp(31px,3vw,53px)}.news-list{min-width:0}.news-row{display:grid;grid-template-columns:100px 77px 1fr 22px;align-items:center;gap:22px;border-top:1px solid var(--ink);padding:29px 0;min-height:110px}.news-row:last-child{border-bottom:1px solid var(--ink)}.news-row time,.news-date{font:400 12px/1.5 var(--font-sans);letter-spacing:0}.news-category{font-size:10px;color:var(--muted)}.news-row h3{font-size:14px;font-weight:500;line-height:1.8}.news-row>span:last-child{font-size:24px;transition:transform .25s}.news-row:hover>span:last-child{transform:translate(3px,-3px)}.service-entry{padding-top:70px;padding-bottom:78px;border-top:1px solid var(--line)}.service-entry-grid{display:grid;grid-template-columns:1fr 1fr;align-items:end;gap:80px;margin-top:32px}.service-entry-grid>div p{font-size:14px;line-height:2.3;margin-bottom:25px}
.site-footer{background:#d8dad6;padding-top:65px;padding-bottom:25px}.footer-contact{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid #aeb3ad;padding-bottom:47px;gap:25px}.footer-contact>p{font-size:clamp(19px,2.5vw,43px);font-weight:500;letter-spacing:-.02em}.footer-contact>a{display:flex;align-items:center;gap:42px;font-size:15px;font-weight:500;white-space:nowrap}.footer-contact>a span{width:61px;height:61px;border:1px solid #8f968d;border-radius:50%;display:grid;place-items:center;font-size:27px;transition:background .25s,color .25s,border-color .25s}.footer-contact>a:hover span{color:#fff;background:var(--red);border-color:var(--red)}.footer-top{padding:45px 0 55px;display:flex;justify-content:space-between;gap:60px}.footer-brand img{width:188px;margin-left:-10px;margin-bottom:20px}.footer-brand p{font-size:11px;line-height:2;color:#50564f}.footer-phone{font:400 23px/1.5 var(--font-sans);letter-spacing:.03em;display:flex;align-items:center;justify-content:space-between;max-width:230px;margin-top:17px}.footer-phone span{font-size:20px}.footer-links{display:grid;grid-template-columns:1fr 1fr;gap:18px 60px;align-content:start;padding-top:13px;font-size:12px}.footer-links a:hover{text-decoration:underline;text-underline-offset:4px}.footer-bottom{display:flex;align-items:center;gap:40px;padding-top:20px;border-top:1px solid #b5bab3;font-size:9px;color:#596054}.footer-bottom>span{margin-right:auto}
.detail-dialog{border:0;background:var(--paper-light);color:var(--ink);padding:55px;max-width:970px;width:calc(100% - 60px);max-height:calc(100svh - 60px);overflow:auto;overscroll-behavior:contain}.detail-dialog::backdrop{background:#101814b8;backdrop-filter:blur(4px)}.dialog-close{position:absolute;right:16px;top:12px;width:44px;height:44px;font:300 31px/1 var(--font-sans);z-index:2}.dialog-close:hover{color:var(--red)}.dialog-image{width:100%;max-height:380px;object-fit:cover;margin-bottom:26px}.dialog-title{font-size:clamp(23px,3vw,38px);line-height:1.5;margin:13px 0 18px;font-weight:500}.dialog-summary{font-size:13px;line-height:2}.dialog-facts{display:grid;grid-template-columns:1fr 1fr;margin:25px 0;gap:0 35px}.dialog-facts>div{display:grid;grid-template-columns:85px 1fr;gap:14px;font-size:12px;padding:13px 0;border-top:1px solid var(--line)}.dialog-facts dt{color:var(--muted)}.dialog-facts dd{margin:0}.dialog-notice{font-size:10px;color:var(--muted);line-height:1.9;margin:20px 0}.dialog-actions{display:flex;gap:20px;flex-wrap:wrap;align-items:center}.news-dialog{max-width:750px}.news-dialog h2{font-size:28px;line-height:1.6;margin:23px 0}.news-dialog p:not(.eyebrow){font-size:14px;margin:15px 0;line-height:2.2}.news-dialog .button{margin-top:20px}
.inner-page main{padding-top:var(--header)}.inner-hero{padding:80px var(--gutter) 70px;border-bottom:1px solid var(--line)}.inner-hero .eyebrow{color:var(--red);margin-bottom:30px}.inner-title{font-size:clamp(43px,5.8vw,92px);line-height:1.35;font-weight:500;letter-spacing:-.045em;max-width:1100px}.inner-intro{font-size:15px;line-height:2.2;max-width:760px;margin-top:30px}.inner-page .section-shell:not(.site-footer){padding-top:68px;padding-bottom:74px}.inner-page .section-heading{margin:0 0 34px}.inner-page .section-heading h2{font-size:clamp(28px,3.4vw,49px)}.inner-page .section-shell>p:not(.section-kicker){max-width:900px;font-size:14px;line-height:2.2}.inner-page .section-kicker{margin-bottom:24px;color:var(--red)}.inner-page .site-footer{margin-top:0}.service-orbit{position:relative;min-height:440px;isolation:isolate;overflow:hidden}.orbit-blob,.service-orbit .blob{position:absolute;width:350px;height:350px;border-radius:45% 55% 62% 38%/44% 33% 67% 56%;filter:blur(4px);opacity:.68;animation:orbit-flow 16s ease-in-out infinite alternate;mix-blend-mode:multiply}.orbit-blob:nth-child(1),.blob:nth-child(1){background:#d58e91;top:2%;left:10%}.orbit-blob:nth-child(2),.blob:nth-child(2){background:#b1b9c9;left:33%;top:16%;animation-delay:-6s;animation-duration:19s}.orbit-blob:nth-child(3),.blob:nth-child(3){background:#e3cba8;right:2%;top:1%;animation-delay:-11s;animation-duration:21s}@keyframes orbit-flow{0%{transform:translate(-20px,10px) rotate(-15deg) scale(.92);border-radius:45% 55% 62% 38%/44% 33% 67% 56%}100%{transform:translate(25px,-15px) rotate(25deg) scale(1.09);border-radius:63% 37% 40% 60%/51% 55% 45% 49%}}.concern-list{display:flex;flex-wrap:wrap;gap:12px;position:relative;z-index:2}.concern-list button{padding:12px 17px;border:1px solid #acb0aa;font-size:12px;background:#e5e5e365;min-height:46px}.concern-list button[aria-pressed=true],.concern-list button.is-active{background:var(--ink);color:#fff;border-color:var(--ink)}.concern-copy{position:relative;z-index:2;max-width:760px;font-size:15px;line-height:2.2;margin-top:35px}.concern-copy h3{font-size:24px;font-weight:500;margin-bottom:18px}.concern-copy [data-concern-panel]+[data-concern-panel]{margin-top:25px}.process-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:38px}.process-card{border-top:1px solid var(--ink);padding-top:20px}.step-number{font:400 48px/1.3 var(--font-sans);color:var(--red);letter-spacing:-.04em;margin-bottom:23px}.process-card h3{font-size:23px;font-weight:500;margin:15px 0}.process-card p,.process-card li{font-size:13px;line-height:2.1}.process-card ul{list-style:none;padding:15px 0 0}.process-card li{border-top:1px solid #c2c5bf;padding:8px 0}.contact-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:8vw}.contact-layout h2{font-size:30px;font-weight:500;margin-bottom:20px}.contact-layout p{font-size:14px;line-height:2.1}.contact-form{display:flex;flex-direction:column;gap:22px}.contact-form label{display:block;font-size:12px;font-weight:500}.contact-form input,.contact-form select,.contact-form textarea{width:100%;padding:13px 14px;margin-top:8px;border:1px solid #a9afa6;border-radius:0;background:#f1f2ee;font-size:14px;min-height:50px;resize:vertical}.contact-form button{align-self:flex-start}.contact-form [role=status]{min-height:26px;font-size:12px}.company-table{width:100%;border-collapse:collapse}.company-table th,.company-table td{text-align:left;vertical-align:top;border-top:1px solid var(--line);padding:24px 0;font-size:14px;line-height:2}.company-table th{width:27%;font-weight:500}.company-table td a{text-decoration:underline;text-underline-offset:4px}.prose{max-width:900px;margin:0 auto}.prose h2{font-size:25px;font-weight:500;line-height:1.6;margin:35px 0 18px}.prose h3{font-size:19px;margin:25px 0 12px}.prose p,.prose li{font-size:14px;line-height:2.2}.prose p+p{margin-top:18px}.prose a{text-decoration:underline;text-underline-offset:4px}.inner-note{font-size:11px!important;color:var(--muted)}
html[data-motion=paused] .orbit-blob,html[data-motion=paused] .blob{animation-play-state:paused}html[data-motion=paused] .film-progress i{transition:none}
@media(min-width:1800px){.global-layout{min-height:830px}#global-globe{height:760px}}
@media(max-width:1100px){:root{--header:82px}.header-inner{gap:25px}.brand{width:150px}.brand img{height:60px}.desktop-nav{gap:20px}.header-contact{gap:15px;padding-left:22px}.hero{min-height:650px}.hero h1{font-size:85px}.global-layout{grid-template-columns:49% 51%;min-height:680px}#global-globe{height:540px}.global-copy h2{font-size:50px}.global-intro{font-size:12px}.metrics{margin-top:35px}.news-layout{grid-template-columns:31% 69%;gap:10px}.news-row{grid-template-columns:80px 60px 1fr 18px;gap:15px}.footer-links{gap:18px 35px}.process-grid{gap:24px}.contact-layout{gap:5vw}}
@media(max-width:850px){.desktop-nav{display:none}.menu-toggle{display:block}.header-contact{border:0;padding:0;margin-left:auto}.brand{margin-right:0}.header-inner{gap:22px}.hero h1{font-size:76px}.hero-content{bottom:143px}.film-progress{width:60px}.film-caption{gap:12px}.scroll-cue{font-size:8px}.global-layout{grid-template-columns:1fr 1fr;min-height:650px}.global-copy h2{font-size:42px}.global-intro br{display:none}.global-intro{max-width:290px}.metric-value{font-size:80px}.metric-description{max-width:270px}.globe-composition{margin-right:calc(-1 * var(--gutter) - 20px)}#global-globe{height:470px}.globe-caption{font-size:7px;bottom:50px}.metric-controls{gap:12px}.section-heading h2{font-size:45px}.section-heading>p{font-size:12px}.purpose-tabs{gap:23px}.type-filters{gap:15px}.property-grid{gap:35px 20px}.property-card h3{font-size:15px}.news-layout{display:block}.news-layout h2{margin-bottom:35px}.news-layout h2 br{display:none}.news-row{grid-template-columns:95px 75px 1fr 23px}.service-entry-grid{gap:40px}.service-entry h2{font-size:45px}.service-entry-grid>div p{font-size:12px}.service-entry-grid>div p br{display:none}.process-grid{grid-template-columns:1fr}.process-card{display:grid;grid-template-columns:65px 1fr;column-gap:25px}.process-card .step-number{grid-row:1/5}.process-card h3{margin-top:4px}.contact-layout{grid-template-columns:1fr;gap:45px}}
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@media(max-height:700px) and (min-width:601px){.hero{min-height:560px}.hero-content{bottom:102px}.hero h1{font-size:clamp(60px,6vw,95px)}.hero-content .eyebrow{margin-bottom:16px}.hero-intro{margin-top:17px;font-size:12px}.hero-actions{margin-top:20px}.hero-bottom{bottom:24px}.film-credit{bottom:5px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.js .site-loader{display:none}.hero-media video{display:none}.enhanced .metrics{height:auto;display:grid;grid-template-columns:1fr 1fr;gap:20px}.enhanced .metric{position:static;opacity:1;transform:none;visibility:visible;pointer-events:auto}.metric-value{font-size:54px}.metric-value>span{font-size:12px;display:block;margin-left:0;max-width:none}.metric-controls{display:none}.property-card-button:hover img{transform:none}.metric-description{font-size:10px}.globe-composition{margin-top:15px}}

/* The grey frame, fine rules and shared alignment are carried through every page. */
.hero{margin:calc(var(--header) + 16px) 18px 18px;height:calc(100svh - var(--header) - 34px);border-radius:2px}.hero-content{left:calc(var(--gutter) - 18px);right:calc(var(--gutter) - 18px)}.hero-bottom{left:calc(var(--gutter) - 18px);right:calc(var(--gutter) - 18px)}.film-credit{right:calc(var(--gutter) - 18px)}.news-layout{grid-template-columns:minmax(0,1fr) minmax(0,1.9fr)}.dialog-open{overflow:hidden}.visually-hidden{position:absolute;width:1px;height:1px;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.inner-page .inner-hero.section-shell{padding-top:80px;padding-bottom:70px}.inner-page .section-heading{display:grid;grid-template-columns:1fr 1fr;align-items:end;gap:13px 65px}.inner-page .section-heading>.section-kicker{grid-column:1/-1;margin:0 0 13px}.inner-page 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.orbit-blob-two{left:22%;top:22%;background:#bbc6c9}.service-orbit .orbit-blob-three{left:29%;top:4%;background:#d5c5a6}.service-orbit[data-active-concern=ownership] .orbit-blob-one{background:#bbb6d0}.service-orbit[data-active-concern=funding] .orbit-blob-two{background:#c4cbaa}.service-orbit[data-active-concern=management] .orbit-blob-three{background:#a6c4bf}.service-orbit[data-active-concern=future] .orbit-blob-one{background:#c6a5b8}.service-orbit[data-active-concern=family] .orbit-blob-two{background:#d1c4a9}.service-orbit[data-active-concern=security] .orbit-blob-three{background:#b3bfd0}.orbit-center{position:absolute;z-index:3;inset:0;display:flex;flex-direction:column;justify-content:center;align-items:center;text-align:center;padding:40px}.orbit-count{font-size:10px;letter-spacing:.1em;margin-bottom:22px}.orbit-question{font-size:clamp(24px,2.4vw,39px);line-height:1.6;letter-spacing:-.03em;font-weight:500;min-height:125px;display:grid;place-content:center}.orbit-caption{font-size:7px;letter-spacing:.14em;margin-top:26px}.orbit-label{position:absolute;font-size:10px;z-index:4}.orbit-label-one{left:4%;top:18%}.orbit-label-two{right:0;top:36%}.orbit-label-three{left:22%;bottom:13%}.concern-list{gap:0;display:grid;grid-template-columns:1fr 1fr}.concern-list button{display:flex;text-align:left;align-items:center;gap:12px;border:0;border-bottom:1px solid #b9bfb5;padding:13px 10px 13px 0;font-size:10px;background:transparent;min-height:57px}.concern-list button>span{font:400 10px/1 var(--font-sans);color:#757e70;flex:none}.concern-list button[aria-pressed=true],.concern-list button.is-active{color:var(--red);background:transparent;border-color:var(--red)}.concern-list button[aria-pressed=true]>span{color:var(--red)}.concern-copy{min-height:190px;margin-top:28px;max-width:none}.concern-copy h3{font-size:21px;line-height:1.8}.concern-copy p{font-size:12px;line-height:2.2;color:#515a4e}.concern-copy [data-concern-panel]+[data-concern-panel]{margin-top:0}.concern-controls{display:flex;justify-content:flex-end;margin-top:15px}.motion-control{font-size:10px;border-bottom:1px solid #7f887b;min-height:35px}.service-orbit.is-paused .orbit-blob{animation-play-state:paused}.company-introduction{display:grid;grid-template-columns:1fr 1fr;gap:6vw}.company-introduction .section-heading{display:block}.company-introduction .section-heading>.section-kicker{margin-bottom:25px}.company-prose p{font-size:14px;line-height:2.3;margin-bottom:22px}.company-prose .text-link{margin-top:15px}.company-overview{background:var(--paper-light)}dl.company-table{margin:30px 0 0}.company-row{display:grid;grid-template-columns:30% 1fr;gap:35px;border-top:1px solid var(--line);padding:21px 0;font-size:13px;line-height:2}.company-row:last-child{border-bottom:1px solid var(--line)}.company-row dt{font-weight:500}.company-row dd{margin:0}.company-row dd a{text-decoration:underline;text-underline-offset:4px}.contact-phone .contact-number{display:block;font:400 clamp(31px,3.5vw,59px)/1.4 var(--font-sans);letter-spacing:-.02em;margin:29px 0 7px;white-space:nowrap}.phone-international{font-size:11px!important;color:var(--muted)}.contact-phone .button{margin-top:27px}.contact-address{border-top:1px solid var(--line);margin-top:40px;padding-top:25px}.contact-address h3{font-size:13px;font-weight:500;margin-bottom:12px}.contact-address p{font-size:12px}.contact-address .text-link{margin-top:15px}.contact-form{margin-top:30px}.form-field label{display:flex;justify-content:space-between;font-size:12px}.form-field label>span{font-size:10px;font-weight:400;color:var(--muted)}.form-note{font-size:10px!important;color:var(--muted)}.contact-privacy{margin-top:23px}.copy-preview{width:100%}.copy-preview>label{font-size:12px}.copy-preview textarea{font-size:12px}.contact-topic-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px;margin-bottom:27px}.contact-topic-grid article{border-top:1px solid var(--line);padding-top:22px}.contact-topic-grid article>span{font-size:12px;color:var(--red)}.contact-topic-grid h3{font-size:19px;font-weight:500;margin:20px 0 15px;line-height:1.8}.contact-topic-grid p{font-size:12px;line-height:2.1;color:var(--muted)}.privacy-content{max-width:1000px;margin:auto}.privacy-content section{border-top:1px solid var(--line);padding:30px 0}.privacy-content h2{font-size:23px;font-weight:500;line-height:1.7;margin-bottom:20px}.privacy-content p,.privacy-content li{font-size:13px;line-height:2.2}.privacy-content p+p{margin-top:17px}.privacy-content a{text-decoration:underline;text-underline-offset:4px}.inner-page .site-footer>.section-shell{padding:0}.inner-page .site-footer .footer-bottom p{font-size:9px;margin-right:auto}.inner-page .site-footer .footer-bottom small{font-size:9px}
@media(max-width:1100px){.concern-layout{gap:4vw}.service-orbit{min-height:460px}.orbit-center{padding:20px}.orbit-question{font-size:27px}.concern-list{grid-template-columns:1fr}.concern-list button{min-height:44px;padding:10px 0}.concern-copy{min-height:180px}.company-prose p{font-size:13px}}
@media(max-width:850px){.news-layout{display:block}.inner-page .section-heading{gap:13px 30px}.concern-layout{grid-template-columns:1fr;gap:20px}.service-orbit{max-width:520px;width:100%;min-height:460px;margin:0 auto}.concern-list{grid-template-columns:1fr 1fr;gap:0 20px}.concern-copy{min-height:145px}.company-introduction{grid-template-columns:1fr;gap:10px}.contact-topic-grid{gap:25px}.contact-topic-grid h3{font-size:16px}.orbit-question{font-size:35px}}
@media(max-width:600px){.hero{margin:calc(var(--header) + 9px) 10px 10px;height:calc(100svh - var(--header) - 19px)}.hero-content{left:16px;right:16px}.hero-bottom{left:16px;right:16px}.film-credit{right:16px}.news-layout{display:block}.inner-page .inner-hero.section-shell{padding-top:48px;padding-bottom:43px}.inner-page .section-heading{display:block}.inner-page .section-heading>.section-kicker{margin-bottom:21px}.inner-page .section-heading>p:not(.section-kicker){font-size:12px;margin-top:20px}.inner-cta h2{font-size:30px}.inner-cta p br{display:none}.service-orbit{min-height:340px;max-width:360px}.orbit-center{padding:20px 10px}.orbit-question{font-size:27px;min-height:95px}.orbit-count{margin-bottom:15px}.orbit-caption{font-size:6px;margin-top:16px}.orbit-label{font-size:9px}.concern-list{grid-template-columns:1fr;gap:0}.concern-list button{font-size:12px;min-height:47px;padding:12px 0}.concern-copy{min-height:180px}.concern-copy h3{font-size:20px}.concern-copy p{font-size:12px}.company-row{grid-template-columns:31% 1fr;gap:17px;font-size:11px;padding:17px 0}.company-prose p{font-size:12px}.contact-phone .contact-number{font-size:39px;margin-top:22px}.contact-topic-grid{grid-template-columns:1fr;gap:25px}.contact-topic-grid h3{font-size:18px;margin:12px 0}.privacy-content h2{font-size:20px}.privacy-content p,.privacy-content li{font-size:12px}.inner-page .site-footer .footer-bottom{display:block}.inner-page .site-footer .footer-bottom small{display:block;margin-top:13px}}
@media(max-width:360px){.hero-actions{flex-wrap:wrap}.hero-actions .button{flex:1;min-width:130px}.hero h1{font-size:49px}.header-inner{gap:7px}.header-contact{gap:4px}.brand{width:120px}.contact-phone .contact-number{font-size:34px}.global-copy h2{font-size:38px}.metric-value>span{margin-left:10px;font-size:11px}.metric-controls{gap:9px}}
.enhanced .metrics{height:270px}.inner-page:not(.enhanced) .orbit-blob{animation:none}
.enhanced .metric{transition:opacity 1.1s,transform 1.1s,visibility 0s 1.1s}.enhanced .metric.is-active{transition-delay:0s}
.service-orbit{overflow:hidden}.concern-layout>*{min-width:0}
@media(max-width:600px){.enhanced .metrics{height:242px}.metric-value{line-height:1.16}.metric-value>span{display:block;max-width:none;margin:9px 0 0;font-size:13px}}
@media(prefers-reduced-motion:reduce){.enhanced .metrics{height:auto}.metric-value{font-size:51px}.metric-value>span{margin-left:0}}
.inner-page .site-footer>.section-shell{padding:0 var(--gutter)}.service-orbit{overflow:visible}.orbit-art{position:absolute;inset:0;width:100%;height:100%;display:block;overflow:visible}.enhanced .orbit-art .color-clouds{transform-origin:300px 270px;animation:colour-flow 22s ease-in-out infinite alternate}.service-orbit.artwork-paused .color-clouds{animation-play-state:paused}.orbit-label-one{left:13%;top:27%}.orbit-label-two{right:12%;top:37%}.orbit-label-three{left:28%;bottom:23%}.rental-note{font-size:12px;line-height:2.1;max-width:730px;padding:18px 0 0;border-top:1px solid var(--line);margin-top:28px}.news-article .button{margin-top:25px}.news-article>p:last-child{margin-top:25px}
@keyframes colour-flow{from{transform:rotate(-10deg) translate(-8px,-5px) scale(1.02)}to{transform:rotate(16deg) translate(10px,6px) scale(1.11)}}
@media(prefers-reduced-motion:reduce){html[data-motion=playing] .hero-media video{display:block}.enhanced .orbit-art .color-clouds{animation:none}}