:root {
        --ink: #17343a;
        --teal: #123f49;
        --teal2: #1c5961;
        --gold: #c88c3d;
        --sand: #f4eee3;
        --cream: #fbfaf7;
        --sage: #dce7df;
        --line: #d8e1de;
        --white: #fff;
        --muted: #607276;
        --shadow: 0 16px 40px rgba(16, 54, 61, 0.1);
        --radius: 20px;
      }
      * {
        box-sizing: border-box;
      }
      html {
        scroll-behavior: smooth;
        scroll-padding-top: 90px;
      }
      body {
        margin: 0;
        background: var(--cream);
        color: var(--ink);
        font-family:
          Inter,
          ui-sans-serif,
          system-ui,
          -apple-system,
          BlinkMacSystemFont,
          "Segoe UI",
          sans-serif;
        line-height: 1.65;
      }
      a {
        color: inherit;
      }
      img {
        max-width: 100%;
        display: block;
      }
      .wrap {
        width: min(1180px, calc(100% - 36px));
        margin: auto;
      }
      .skip {
        position: absolute;
        left: -9999px;
      }
      .skip:focus {
        left: 16px;
        top: 12px;
        z-index: 1000;
        background: #fff;
        padding: 10px;
      }
      header {
        position: sticky;
        top: 0;
        z-index: 100;
        background: rgba(251, 250, 247, 0.96);
        border-bottom: 1px solid rgba(18, 63, 73, 0.12);
        backdrop-filter: blur(14px);
      }
      .nav {
        min-height: 76px;
        display: flex;
        align-items: center;
        gap: 20px;
      }
      .brand {
        text-decoration: none;
        font-weight: 850;
        letter-spacing: -0.04em;
        font-size: 1.2rem;
        white-space: nowrap;
      }
      .brand span {
        color: var(--gold);
      }
      nav {
        margin-left: auto;
        display: flex;
        align-items: center;
        gap: 18px;
      }
      nav > a,
      .dropbtn {
        text-decoration: none;
        font: 700 0.88rem inherit;
        color: #35555b;
        background: none;
        border: 0;
        padding: 25px 0;
        cursor: pointer;
      }
      .nav-cta {
        background: var(--teal) !important;
        color: #fff !important;
        padding: 10px 15px !important;
        border-radius: 999px;
      }
      .dropbtn {
        font-size: 1rem !important;
      }
      .dropdown {
        position: relative;
      }
      .mega {
        display: none;
        position: absolute;
        right: -350px;
        top: 68px;
        width: min(850px, 90vw);
        background: #fff;
        border: 1px solid var(--line);
        border-radius: 18px;
        padding: 22px;
        grid-template-columns: repeat(3, 1fr);
        gap: 4px;
        box-shadow: var(--shadow);
      }
      .mega a {
        text-decoration: none;
        padding: 10px 11px;
        border-radius: 9px;
        color: var(--teal);
        font-size: 0.84rem;
        font-weight: 750;
      }
      .mega a:hover {
        background: var(--sage);
      }
      .dropdown.open .mega{display:grid}
      .hero {
        min-height: 580px;
        display: grid;
        align-items: end;
        position: relative;
        isolation: isolate;
        background: url("assets/melbourne-yarra-skyline.png") center 58% / cover
          no-repeat;
        color: #fff;
      }
      .hero:after,
      .region-hero:after {
        content: "";
        position: absolute;
        inset: 0;
        z-index: -1;
        background:
          linear-gradient(
            90deg,
            rgba(7, 37, 43, 0.94),
            rgba(7, 37, 43, 0.62) 52%,
            rgba(7, 37, 43, 0.12)
          ),
          linear-gradient(0deg, rgba(7, 37, 43, 0.75), transparent 55%);
      }
      .hero-content {
        padding: 85px 0 68px;
        max-width: 720px;
      }
      .eyebrow {
        display: inline-flex;
        align-items: center;
        gap: 9px;
        text-transform: uppercase;
        letter-spacing: 0.14em;
        font-size: 0.73rem;
        font-weight: 850;
      }
      .eyebrow:before {
        content: "";
        width: 28px;
        height: 2px;
        background: var(--gold);
      }
      h1 {
        font-family: Georgia, "Times New Roman", serif;
        font-size: clamp(3.1rem, 7vw, 5.8rem);
        line-height: 0.95;
        letter-spacing: -0.05em;
        margin: 16px 0 20px;
        font-weight: 600;
      }
      .hero p,
      .region-hero p {
        font-size: 1.1rem;
        color: #eef5f3;
        max-width: 650px;
      }
      .actions {
        display: flex;
        flex-wrap: wrap;
        gap: 12px;
        margin-top: 25px;
      }
      .btn {
        display: inline-flex;
        justify-content: center;
        align-items: center;
        text-decoration: none;
        font-weight: 800;
        padding: 12px 18px;
        border-radius: 999px;
        border: 1px solid transparent;
      }
      .btn-gold {
        background: var(--gold);
        color: #182e33;
      }
      .btn-light {
        border-color: rgba(255, 255, 255, 0.65);
        color: #fff;
        background: rgba(255, 255, 255, 0.08);
      }
      .shortbar {
        background: var(--teal);
        color: #fff;
      }
      .short-inner {
        display: flex;
        align-items: center;
        justify-content: center;
        gap: 24px;
        padding: 20px 0;
        text-align: center;
      }
      .short-inner small {
        display: block;
        color: #c7dad8;
        text-transform: uppercase;
        letter-spacing: 0.13em;
        font-weight: 800;
      }
      .short-link {
        font-size: clamp(1.3rem, 3vw, 1.9rem);
        font-weight: 900;
        text-decoration: none;
      }
      .short-copy {
        color: #dceae7;
        font-size: 0.9rem;
      }
      section {
        padding: 80px 0;
      }
      .section-head {
        display: grid;
        grid-template-columns: 1fr minmax(300px, 520px);
        gap: 42px;
        align-items: end;
        margin-bottom: 32px;
      }
      .section-head h2,
      .content h2 {
        font-family: Georgia, "Times New Roman", serif;
        font-weight: 600;
        font-size: clamp(2.2rem, 5vw, 3.7rem);
        line-height: 1.04;
        letter-spacing: -0.04em;
        margin: 8px 0;
      }
      .section-head p,
      .content p {
        color: var(--muted);
      }
      .featured-property {
        background: var(--cream);
        padding: 68px 0;
      }
      .featured-property-card {
        overflow: hidden;
        background: #fff;
        border: 1px solid var(--line);
        border-left: 6px solid var(--gold);
        border-radius: var(--radius);
        box-shadow: var(--shadow);
      }
      .featured-property-card.has-image {
        display: grid;
        grid-template-columns: minmax(280px, 0.75fr) minmax(0, 1.25fr);
      }
      .featured-property-image {
        width: 100%;
        height: 100%;
        min-height: 470px;
        object-fit: cover;
      }
      .featured-property-inner {
        padding: 34px 38px;
      }
      .featured-property .eyebrow {
        color: var(--teal);
      }
      .featured-property h2 {
        max-width: 850px;
        font-family: Georgia, "Times New Roman", serif;
        font-size: clamp(2rem, 4.4vw, 3.45rem);
        font-weight: 600;
        line-height: 1.04;
        letter-spacing: -0.04em;
        margin: 12px 0 10px;
      }
      .property-subtitle {
        max-width: 900px;
        margin: 0 0 22px;
        color: var(--teal);
        font-size: 1.08rem;
        font-weight: 800;
      }
      .property-config {
        display: flex;
        flex-wrap: wrap;
        gap: 9px;
        margin: 0 0 28px;
        padding: 0;
        list-style: none;
      }
      .property-config li {
        padding: 7px 11px;
        background: var(--sage);
        border-radius: 999px;
        color: var(--teal);
        font-size: 0.76rem;
        font-weight: 850;
      }
      .property-copy {
        display: grid;
        grid-template-columns: 1fr 1fr;
        gap: 28px;
      }
      .property-copy h3 {
        margin: 0 0 8px;
        color: var(--teal);
        font-family: Georgia, "Times New Roman", serif;
        font-size: 1.3rem;
      }
      .property-copy p {
        margin: 0;
        color: var(--muted);
      }
      .property-eoi {
        display: flex;
        align-items: center;
        justify-content: space-between;
        gap: 24px;
        margin-top: 28px;
        padding-top: 24px;
        border-top: 1px solid var(--line);
      }
      .property-eoi p {
        margin: 0;
        color: var(--ink);
        font-weight: 750;
      }
      .property-eoi .btn {
        white-space: nowrap;
      }
      .regions {
        background: var(--sand);
      }
      .region-grid {
        display: grid;
        grid-template-columns: repeat(3, 1fr);
        gap: 16px;
      }
      .region-card {
        display: flex;
        min-height: 182px;
        flex-direction: column;
        justify-content: space-between;
        background: #fff;
        border: 1px solid rgba(18, 63, 73, 0.1);
        padding: 23px;
        border-radius: 16px;
        text-decoration: none;
        box-shadow: 0 7px 20px rgba(16, 54, 61, 0.04);
        transition: 0.2s;
      }
      .region-card:hover {
        transform: translateY(-4px);
        box-shadow: var(--shadow);
        border-color: var(--gold);
      }
      .num {
        font-size: 0.72rem;
        letter-spacing: 0.12em;
        font-weight: 900;
        color: var(--gold);
      }
      .region-card h3 {
        font-family: Georgia, "Times New Roman", serif;
        font-size: 1.35rem;
        line-height: 1.12;
        margin: 13px 0 7px;
      }
      .suburb-label {
        display: block;
        margin-top: 13px;
        color: var(--gold);
        font-size: 0.68rem;
        font-weight: 900;
        letter-spacing: 0.09em;
        text-transform: uppercase;
      }
      .region-card p {
        margin: 0;
        color: var(--muted);
        font-size: 0.88rem;
      }
      .arrow {
        margin-top: 12px;
        font-weight: 900;
        color: var(--teal);
      }
      .content-grid {
        display: grid;
        grid-template-columns: 1.2fr 0.8fr;
        gap: 28px;
      }
      .content,
      .side {
        padding: 33px;
        border-radius: var(--radius);
        background: #fff;
        border: 1px solid var(--line);
        box-shadow: var(--shadow);
      }
      .content h2 {
        font-size: 2.5rem;
      }
      .side h3 {
        font-family: Georgia, "Times New Roman", serif;
        font-size: 1.6rem;
        margin-top: 0;
      }
      .side ul {
        padding-left: 20px;
        color: var(--muted);
      }
      .directory {
        background: #eef3f0;
      }
      .home-feature-stack {
        display: grid;
        gap: 14px;
        margin: 0 0 42px;
      }
      .listing-group-title,
      .regional-links-title {
        font-family: Georgia, "Times New Roman", serif;
        font-size: 1.7rem;
        color: var(--teal);
        margin: 25px 0 2px;
      }
      .listing-group-title:first-child {
        margin-top: 0;
      }
      .regional-links-title {
        margin: 42px 0 18px;
      }
      .home-feature-card {
        width: 100%;
        display: grid;
        grid-template-columns: 250px 1fr 230px;
        gap: 26px;
        align-items: center;
        padding: 24px 26px;
        background: #fff;
        border: 1px solid var(--line);
        border-left: 5px solid var(--gold);
        border-radius: 15px;
        box-shadow: 0 7px 20px rgba(16, 54, 61, 0.05);
      }
      .home-feature-card.builder-card {
        border-left-color: #5c997d;
        background: #f8fcfa;
      }
      .home-feature-card.manager-card {
        border-left-color: #668ca4;
        background: #f8fbfd;
      }
      .home-feature-type > span {
        display: block;
        color: var(--gold);
        font-size: 0.67rem;
        font-weight: 900;
        letter-spacing: 0.09em;
        text-transform: uppercase;
      }
      .builder-card .home-feature-type > span {
        color: #467b63;
      }
      .manager-card .home-feature-type > span {
        color: #4c7289;
      }
      .home-feature-type h3 {
        font-family: Georgia, "Times New Roman", serif;
        font-size: 1.45rem;
        margin: 7px 0 0;
      }
      .home-feature-copy,
      .home-feature-links {
        display: grid;
        gap: 10px;
      }
      .home-feature-card p {
        margin: 0;
        color: var(--muted);
        font-size: 0.85rem;
      }
      .home-feature-card strong {
        display: block;
        color: var(--teal);
        font-size: 0.72rem;
        letter-spacing: 0.06em;
        text-transform: uppercase;
        margin-bottom: 4px;
      }
      .blank-line {
        display: block;
        height: 18px;
        border-bottom: 1px solid #afbfbc;
      }
      .blank-line.wide {
        height: 28px;
      }
      .home-feature-links {
        border-left: 1px solid var(--line);
        padding-left: 24px;
      }
      @media (max-width: 850px) {
        .home-feature-card {
          grid-template-columns: 1fr 1fr;
        }
        .home-feature-links {
          grid-column: 1/-1;
          border-left: 0;
          border-top: 1px solid var(--line);
          padding: 15px 0 0;
          grid-template-columns: 1fr 1fr;
        }
      }
      @media (max-width: 600px) {
        .home-feature-card {
          grid-template-columns: 1fr;
          padding: 20px;
        }
        .home-feature-links {
          grid-template-columns: 1fr;
        }
      }
      .listings {
        display: grid;
        grid-template-columns: repeat(3, 1fr);
        gap: 14px;
      }
      .listing {
        min-height: 190px;
        border: 1px solid var(--line);
        border-radius: 14px;
        padding: 20px;
        background: #fff;
        display: flex;
        flex-direction: column;
      }
      .listing.featured {
        grid-column: span 2;
        background: linear-gradient(135deg, #153f48, #245e64);
        color: #fff;
        border: 0;
      }
      .tag {
        align-self: flex-start;
        background: var(--sage);
        color: var(--teal);
        border-radius: 999px;
        padding: 5px 9px;
        font-size: 0.67rem;
        letter-spacing: 0.08em;
        text-transform: uppercase;
        font-weight: 900;
      }
      .featured .tag {
        background: #f2c47f;
      }
      .listing h3 {
        font-family: Georgia, "Times New Roman", serif;
        font-size: 1.25rem;
        margin: 14px 0 7px;
      }
      .listing p {
        font-size: 0.88rem;
        color: var(--muted);
        margin: 0 0 15px;
      }
      .featured p {
        color: #dce9e7;
      }
      .listing a {
        margin-top: auto;
        color: var(--teal);
        font-weight: 850;
        text-decoration: none;
        font-size: 0.86rem;
      }
      .featured a {
        color: #fff;
      }
      .buyers {
        grid-column: 1/-1;
        min-height: 155px;
        background: #fff7ea;
        border-color: #edd9b9;
        display: grid;
        grid-template-columns: 1fr auto;
        align-items: center;
        gap: 20px;
      }
      .buyers .tag {
        background: #efc783;
      }
      .buyers a {
        margin-top: 0;
      }
      .city-mega {
        right: -180px;
        width: min(620px, 90vw);
        grid-template-columns: repeat(2, 1fr);
      }
      .city-network {
        padding: 26px 0;
        background: #f4eee3;
        border-top: 1px solid var(--line);
      }
      .city-network-inner {
        display: flex;
        align-items: center;
        justify-content: center;
        flex-wrap: wrap;
        gap: 10px 18px;
      }
      .city-network strong {
        color: var(--teal);
        margin-right: 5px;
      }
      .city-network a {
        text-decoration: none;
        color: #35555b;
        font-size: 0.84rem;
        font-weight: 750;
      }
      .city-network a:hover {
        color: var(--gold);
      }
      .buyers-featured {
        grid-column: 1/-1;
        display: grid;
        grid-template-columns: minmax(0, 1fr) minmax(230px, 320px);
        gap: 30px;
        align-items: center;
        background: #fff7ea;
        border: 1px solid #edd9b9;
        border-left: 5px solid var(--gold);
        padding: 28px;
      }
      .buyers-featured .buyer-copy h3 {
        font-size: 1.65rem;
        margin: 12px 0 8px;
      }
      .buyers-featured .buyer-copy p {
        margin: 4px 0;
        color: #5f665f;
      }
      .buyer-details {
        display: grid;
        gap: 17px;
        border-left: 1px solid #dfc79f;
        padding-left: 26px;
      }
      .buyer-details strong {
        display: block;
        color: var(--teal);
        font-size: 0.7rem;
        letter-spacing: 0.09em;
        margin-bottom: 3px;
      }
      .buyers-featured .buyer-details a {
        display: inline-block;
        color: var(--teal);
        font-size: 1rem;
        font-weight: 850;
        text-decoration: none;
      }
      .buyers-featured .buyer-details a:hover {
        color: var(--gold);
      }
      @media (max-width: 700px) {
        .buyers-featured {
          grid-template-columns: 1fr;
        }
        .buyer-details {
          border-left: 0;
          border-top: 1px solid #dfc79f;
          padding: 18px 0 0;
        }
      }
      .opportunity {
        background: var(--teal);
        color: #fff;
      }
      .opportunity h2 {
        font-family: Georgia, "Times New Roman", serif;
        font-size: clamp(2.4rem, 5vw, 4rem);
        line-height: 1.03;
        margin: 10px 0;
      }
      .opportunity p {
        color: #dceae7;
      }
      .region-hero {
        min-height: 450px;
        display: grid;
        align-items: end;
        position: relative;
        isolation: isolate;
        background: url("../assets/melbourne-yarra-skyline.png") center 58% / cover
          no-repeat;
        color: #fff;
      }
      .crumbs {
        font-size: 0.82rem;
        color: #dceae7;
        margin-bottom: 18px;
      }
      .crumbs a {
        color: #fff;
      }
      .region-hero .hero-content {
        padding: 65px 0 52px;
      }
      .region-hero h1 {
        font-size: clamp(2.9rem, 6vw, 5.2rem);
      }
      .region-nav {
        display: flex;
        justify-content: space-between;
        gap: 20px;
        padding: 27px 0;
      }
      .region-nav a {
        text-decoration: none;
        font-weight: 800;
        color: var(--teal);
      }
      footer {
        background: #0a292f;
        color: #bfd1ce;
        padding: 44px 0 26px;
      }
      .footer-grid {
        display: grid;
        grid-template-columns: 1fr auto;
        gap: 35px;
      }
      .footer-brand {
        color: #fff;
        font-size: 1.25rem;
        font-weight: 850;
      }
      .footer-links {
        display: flex;
        flex-wrap: wrap;
        justify-content: flex-end;
        gap: 15px;
      }
      .footer-links a {
        color: #d6e3e1;
        text-decoration: none;
        font-size: 0.86rem;
      }
      .fine {
        border-top: 1px solid rgba(255, 255, 255, 0.12);
        margin-top: 27px;
        padding-top: 20px;
        font-size: 0.78rem;
        color: #8eaaa7;
      }
      @media (max-width: 950px) {
        nav > a:not(.nav-cta) {
          display: none;
        }
        .mega {
          right: -120px;
          grid-template-columns: repeat(2, 1fr);
        }
        .region-grid {
          grid-template-columns: repeat(2, 1fr);
        }
        .section-head,
        .content-grid {
          grid-template-columns: 1fr;
        }
        .listings {
          grid-template-columns: repeat(2, 1fr);
        }
      }
      @media (max-width: 650px) {
        .wrap {
          width: min(100% - 24px, 1180px);
        }
        .nav {
          min-height: 68px;
        }
        .brand {
          font-size: 1rem;
        }
        .dropbtn {
          padding: 22px 0;
          font-size: 0.8rem;
        }
        .mega {
          position: fixed;
          left: 12px;
          right: 12px;
          top: 68px;
          width: auto;
          grid-template-columns: 1fr;
          max-height: 70vh;
          overflow: auto;
        }
        .nav-cta {
          display: none !important;
        }
        .hero {
          min-height: 550px;
          background-position: 58% center;
        }
        .hero-content {
          padding: 60px 0 48px;
        }
        h1 {
          font-size: 3.2rem;
        }
        .short-inner {
          flex-direction: column;
          gap: 5px;
        }
        .short-copy {
          display: none;
        }
        section {
          padding: 62px 0;
        }
        .region-grid,
        .listings {
          grid-template-columns: 1fr;
        }
        .listing.featured,
        .buyers {
          grid-column: auto;
        }
        .buyers {
          grid-template-columns: 1fr;
        }
        .footer-grid {
          grid-template-columns: 1fr;
        }
        .footer-links {
          justify-content: flex-start;
        }
      }
      @media (max-width: 700px) {
        .featured-property {
          padding: 52px 0;
        }
        .featured-property-inner {
          padding: 25px 22px;
        }
        .featured-property-card.has-image {
          grid-template-columns: 1fr;
        }
        .featured-property-image {
          min-height: 0;
          aspect-ratio: 16 / 10;
        }
        .property-copy {
          grid-template-columns: 1fr;
        }
        .property-eoi {
          align-items: flex-start;
          flex-direction: column;
        }
        .property-eoi .btn {
          width: 100%;
          white-space: normal;
          text-align: center;
        }
      }
    
.overseas-buyers{padding:24px 0;background:#f4eee3}.overseas-buyers-card{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:26px;align-items:center;background:#fff;border:1px solid #d8e1de;border-left:5px solid #c88c3d;border-radius:16px;padding:25px 28px;box-shadow:0 10px 28px rgba(16,54,61,.08)}.overseas-buyers-card h2{font-family:Georgia,"Times New Roman",serif;font-size:clamp(1.55rem,3vw,2.05rem);line-height:1.12;margin:0 0 8px;color:#17343a}.overseas-buyers-card p{margin:0;color:#607276}.overseas-buyers-links{display:flex;flex-wrap:wrap;justify-content:flex-end;gap:10px}.overseas-buyers-links a{display:inline-flex;align-items:center;justify-content:center;text-decoration:none;font-weight:850;padding:11px 16px;border-radius:999px;background:#123f49;color:#fff;white-space:nowrap}.overseas-buyers-links a:last-child{background:#c88c3d;color:#182e33}@media(max-width:700px){.overseas-buyers-card{grid-template-columns:1fr;padding:22px}.overseas-buyers-links{justify-content:flex-start}.overseas-buyers-links a{width:100%}}