:root {
  --cream:      #FFFFFF;
  --cream-d:    #F7F7F5;
  --cream-dd:   #F0EFEB;
  --white:      #FFFFFF;
  --navy:       #201808;
  --navy-deep:  #140E06;
  --text:       #3A2F20;
  --text-2:     #6B5F4C;
  --text-3:     #8F8267;
  --gold:       #9C7526;
  --gold-l:     #B98F35;
  --gold-bg:    rgba(156,117,38,.08);
  --border:     rgba(32,24,8,.14);
  --border-l:   rgba(32,24,8,.07);
  --green:      #23744F;
  --serif:      -apple-system,BlinkMacSystemFont,'PingFang TC','Noto Sans TC','Helvetica Neue',sans-serif;
  --sans:       -apple-system,BlinkMacSystemFont,'PingFang TC','Noto Sans TC',sans-serif;
  --num:        'Montserrat','Noto Sans TC',sans-serif;
}
h1,h2.sh,.logo-cn,.vp-title,.fc-title,.sv-h3,.mtg-card-title,.ps-title,.fs-text h3,.ms-text h3,.dc-left h2,.brand-quote,.fq-text{font-weight:600!important;}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0;}
html{scroll-behavior:smooth;}
body{
  font-family:var(--sans);
  background:var(--cream);
  color:var(--text);
  line-height:1.85;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
  font-size:16px;
  font-style:normal;
}
em,i{font-style:normal;}
p{text-align:justify;text-justify:inter-character;}
::-webkit-scrollbar{width:3px;}
::-webkit-scrollbar-track{background:var(--cream);}
::-webkit-scrollbar-thumb{background:var(--border);}

/* ── NAV ── */
.nav{position:fixed;top:0;left:0;right:0;z-index:900;height:92px;display:flex;align-items:center;transition:background .3s,border-color .3s,box-shadow .3s;border-bottom:1px solid transparent;}
.nav.scrolled{background:rgba(250,248,243,.95);backdrop-filter:blur(20px);border-color:var(--border);box-shadow:0 1px 20px rgba(32,24,8,.06);}
.nav-inner{max-width:1400px;margin:0 auto;padding:0 40px;width:100%;display:flex;align-items:center;justify-content:space-between;}
.logo{text-decoration:none;display:flex;align-items:center;flex-shrink:0;}
.logo img{height:68px;width:auto;display:block;}
.nav-right{display:flex;align-items:center;gap:36px;}
.nav-menu{display:flex;align-items:center;list-style:none;gap:8px;}
.ni{position:relative;}
.nt{display:flex;align-items:center;gap:5px;padding:8px 14px;font-family:var(--sans);font-size:16px;font-weight:500;letter-spacing:.02em;color:var(--navy);text-decoration:none;background:none;border:none;cursor:pointer;transition:color .2s;white-space:nowrap;}
.nt:hover{color:var(--navy);text-decoration:underline;text-underline-offset:5px;}
.ch{width:6px;height:6px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:rotate(45deg) translateY(-2px);transition:transform .2s;flex-shrink:0;}
.ni:hover .ch{transform:rotate(225deg) translateY(1px);}
.ndrop{position:absolute;top:calc(100% + 8px);left:0;background:var(--white);border:1px solid var(--border);min-width:240px;padding:6px 0;opacity:0;pointer-events:none;transform:translateY(-5px);transition:opacity .2s,transform .2s;box-shadow:0 8px 32px rgba(0,0,0,.2);}
.ni:hover .ndrop{opacity:1;pointer-events:all;transform:translateY(0);}
.ndrop-label{font-size:10.5px;letter-spacing:.16em;color:var(--text-3);padding:5px 18px 6px;text-transform:uppercase;}
.ndrop-item{display:block;padding:10px 18px;font-size:15.5px;font-weight:500;color:var(--navy);letter-spacing:.01em;text-decoration:none;cursor:pointer;transition:color .15s,background .15s;border:none;background:none;width:100%;text-align:left;font-family:var(--sans);}
.ndrop-item:hover{color:var(--text);background:var(--cream);}
.ndrop-divider{border:none;border-top:1px solid var(--border-l);margin:4px 0;}
.nav-r{flex-shrink:0;}
.nav-cta{padding:11px 26px;border:1px solid var(--gold);font-family:var(--sans);font-size:15px;letter-spacing:.06em;color:#FFFFFF;text-decoration:none;background:var(--gold);cursor:pointer;transition:background .25s,color .25s;font-weight:700;}
.nav-cta:hover{background:var(--gold-l);border-color:var(--gold-l);}
.nav-ham{display:none;flex-direction:column;gap:5px;cursor:pointer;margin-left:16px;background:none;border:none;padding:4px;}
.nav-ham span{display:block;width:20px;height:1px;background:var(--navy);}
.drawer{display:none;position:fixed;inset:92px 0 0 0;background:var(--cream);z-index:800;overflow-y:auto;padding:28px 28px 60px;border-top:1px solid var(--border);}
.drawer.open{display:block;}
.dg{margin-bottom:26px;}
.dg-label{font-size:10.5px;letter-spacing:.18em;color:var(--text-3);text-transform:uppercase;margin-bottom:10px;font-weight:600;}
.dl{display:block;font-family:var(--serif);font-size:18px;color:var(--navy);text-decoration:none;padding:11px 0;border-bottom:1px solid var(--border-l);cursor:pointer;background:none;border-top:none;border-left:none;border-right:none;width:100%;text-align:left;transition:color .2s;font-weight:500;}
.dl:hover{color:var(--gold);}

/* ── HERO ── */
.hero{min-height:100vh;background:var(--cream);display:grid;grid-template-rows:1fr auto;position:relative;overflow:hidden;padding-top:92px;}
.hero-photo{position:absolute;inset:0;overflow:hidden;}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:center 32%;}
.hero-photo::after{content:'';position:absolute;inset:0;background:linear-gradient(100deg,var(--cream) 0%,var(--cream) 36%,rgba(255,255,255,.94) 48%,rgba(255,255,255,.6) 64%,rgba(255,255,255,.2) 80%,rgba(255,255,255,0) 100%);}
@media(max-width:1024px){.hero-photo::after{background:linear-gradient(180deg,rgba(255,255,255,.35) 0%,var(--cream) 55%,var(--cream) 100%);}}
.hero-bg{position:absolute;inset:0;background:radial-gradient(ellipse 60% 70% at 90% 8%,rgba(201,164,91,.08) 0%,transparent 60%),radial-gradient(ellipse 35% 40% at 4% 95%,rgba(201,164,91,.04) 0%,transparent 55%);}
.hero-grid{position:absolute;inset:0;background-image:linear-gradient(rgba(201,164,91,.035) 1px,transparent 1px),linear-gradient(90deg,rgba(201,164,91,.035) 1px,transparent 1px);background-size:88px 88px;}
.hero-body{position:relative;max-width:1240px;margin:0 auto;padding:76px 40px 56px;width:100%;display:grid;grid-template-columns:1fr 340px;gap:60px;align-items:center;}
.hero-eyebrow{font-size:9.5px;letter-spacing:.34em;color:var(--gold);text-transform:uppercase;font-weight:400;margin-bottom:22px;display:flex;align-items:center;gap:14px;}
.hero-eyebrow::before{content:'';width:24px;height:1px;background:var(--gold);opacity:.6;flex-shrink:0;}
.hero h1{font-family:var(--serif);font-size:clamp(44px,5.8vw,76px);font-weight:300;color:var(--navy);line-height:1.18;letter-spacing:.025em;margin-bottom:8px;}
.hero h1 span.gold{color:var(--gold);}
.hero-en{font-family:var(--serif);font-size:clamp(10px,.95vw,13px);letter-spacing:.26em;color:var(--text-3);text-transform:uppercase;font-weight:300;margin-bottom:32px;}
.hero-desc{font-size:15.5px;color:var(--text-2);line-height:2.05;max-width:460px;font-weight:400;letter-spacing:.03em;margin-bottom:44px;}
.hero-acts{display:flex;gap:12px;align-items:center;flex-wrap:wrap;}
.btn-navy{padding:15px 36px;background:var(--gold);color:#FFFFFF;font-family:var(--sans);font-size:16px;letter-spacing:.04em;font-weight:700;text-decoration:none;border:1px solid var(--gold);cursor:pointer;transition:background .3s;display:inline-block;}
.btn-navy:hover{background:var(--gold-l);border-color:var(--gold-l);}
.btn-ghost{padding:15px 34px;background:transparent;color:var(--navy);font-family:var(--sans);font-size:16px;letter-spacing:.02em;font-weight:600;text-decoration:none;border:1px solid var(--border);cursor:pointer;transition:color .3s,border-color .3s;display:inline-block;}
.btn-ghost:hover{color:var(--text);border-color:var(--text-2);}
.hero-panel{border:1px solid var(--border);padding:34px;background:var(--white);box-shadow:0 2px 28px rgba(0,0,0,.4);position:relative;}
.hero-panel::before{content:'';position:absolute;top:0;left:0;right:0;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold-l),rgba(201,164,91,.1));}
.hp-label{font-size:8.5px;letter-spacing:.24em;color:var(--gold);text-transform:uppercase;margin-bottom:18px;font-weight:400;}
.hp-item{display:flex;justify-content:space-between;align-items:baseline;padding:10px 0;border-bottom:1px solid var(--border-l);}
.hp-item:last-child{border-bottom:none;}
.hp-k{font-size:13px;color:var(--text-2);font-weight:400;}
.hp-v{font-family:var(--serif);font-size:14px;color:var(--text);letter-spacing:.04em;}
.hp-v.go{color:var(--gold);}
.hero-stats-wrap{position:relative;background:rgba(255,255,255,.55);}
.hero-stats{position:relative;max-width:1240px;margin:0 auto;padding:0 40px 68px;width:100%;display:grid;grid-template-columns:repeat(3,1fr);}
.hero-scroll{position:absolute;left:40px;bottom:24px;font-size:10px;letter-spacing:.28em;color:var(--text-3);z-index:2;animation:heroScrollPulse 2.2s ease-in-out infinite;}
@keyframes heroScrollPulse{0%,100%{opacity:.35;transform:translateY(0);}50%{opacity:.9;transform:translateY(4px);}}
@media(prefers-reduced-motion:reduce){.hero-scroll{animation:none;}}
.hs-item{padding:28px 32px;border-right:1px solid var(--border);}
.hs-item:last-child{border-right:none;}
.hs-num-wrap{display:flex;align-items:baseline;gap:5px;line-height:1;}
.hs-n{font-family:var(--num);font-size:clamp(36px,4vw,54px);font-weight:600;color:var(--gold);line-height:1;letter-spacing:-.02em;font-variant-numeric:tabular-nums;}
.hs-suffix{font-family:var(--num);font-size:clamp(22px,2.4vw,32px);font-weight:400;color:var(--gold);line-height:1;}
.hs-unit{font-size:14px;color:var(--text-2);font-weight:400;letter-spacing:.06em;margin-left:1px;}
.hs-sub{font-size:13px;color:var(--text-2);letter-spacing:.04em;margin-top:10px;font-weight:400;}

/* ── SECTION BASE ── */
.sec{padding:96px 40px;}
.sec-in{max-width:1240px;margin:0 auto;}
.sec-label{font-size:9px;letter-spacing:.28em;color:var(--gold);text-transform:uppercase;display:flex;align-items:center;gap:12px;margin-bottom:16px;font-weight:400;}
.sec-label::after{content:'';flex:0 0 22px;height:1px;background:var(--gold);opacity:.5;}
h2.sh{font-family:var(--serif);font-size:clamp(28px,3.2vw,46px);font-weight:400;color:var(--navy);line-height:1.25;letter-spacing:.025em;}

/* ── VALUE PROPS ── */
.vp-sec{background:var(--cream);}
.vp-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--border);margin-top:52px;}
.vp-card{padding:44px 30px;border-right:1px solid var(--border);transition:background .3s;}
.vp-card:last-child{border-right:none;}
.vp-card:hover{background:var(--white);}
.vp-icon{width:46px;height:46px;margin-bottom:22px;}
.vp-icon svg{width:46px;height:46px;stroke:var(--gold);fill:none;stroke-width:1.25;stroke-linecap:round;stroke-linejoin:round;}
.vp-n{font-size:9.5px;letter-spacing:.2em;color:var(--gold);margin-bottom:13px;font-weight:400;font-family:var(--serif);}
.vp-title{font-family:var(--serif);font-size:18.5px;font-weight:400;color:var(--navy);margin-bottom:14px;letter-spacing:.03em;line-height:1.4;}
.vp-text{font-size:14px;color:var(--text-2);line-height:1.95;font-weight:400;letter-spacing:.02em;}

/* ── PILLARS (Core Services) ── */
.pillar-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;margin-top:52px;}
.pillar-card{background:var(--white);border:1px solid var(--border);overflow:hidden;transition:border-color .3s;text-decoration:none;display:block;}
.pillar-card:hover{border-color:rgba(156,117,38,.35);}
.pillar-img{height:220px;overflow:hidden;}
.pillar-img img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s ease;}
.pillar-card:hover .pillar-img img{transform:scale(1.05);}
.pillar-body{padding:28px 26px 30px;}
.pillar-label{font-size:9.5px;letter-spacing:.2em;color:var(--gold);text-transform:uppercase;margin-bottom:10px;font-weight:600;}
.pillar-title{font-family:var(--serif);font-size:20px;font-weight:600;color:var(--navy);margin-bottom:16px;}
.pillar-list{list-style:none;margin-bottom:22px;}
.pillar-list li{font-size:13.5px;color:var(--text-2);padding:7px 0;border-bottom:1px solid var(--border-l);}
.pillar-list li:last-child{border-bottom:none;}
.pillar-arrow{width:34px;height:34px;border-radius:50%;border:1px solid var(--gold);display:flex;align-items:center;justify-content:center;color:#FFFFFF;background:var(--gold);transition:background .25s;font-size:14px;}
.pillar-card:hover .pillar-arrow{background:var(--gold);color:var(--white);}
@media(max-width:1024px){.pillar-grid{grid-template-columns:1fr;}}

/* ── FINANCE ── */
.fin-sec{background:var(--white);}
.fin-hd{display:grid;grid-template-columns:1fr 1fr;gap:64px;margin-bottom:56px;align-items:end;}
.fin-sub{font-size:15px;color:var(--text-2);line-height:2.05;font-weight:400;}
.fin-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;}
.fin-card{padding:40px 32px;background:var(--cream);border:1px solid var(--border);position:relative;transition:border-color .3s;}
.fin-card::before{content:'';position:absolute;top:0;left:0;right:0;height:2px;}
.fin-card:nth-child(1)::before,.fin-card:nth-child(4)::before{background:var(--navy);}
.fin-card:nth-child(2)::before,.fin-card:nth-child(5)::before{background:var(--gold);}
.fin-card:nth-child(3)::before,.fin-card:nth-child(6)::before{background:#4a8a68;}
.fin-card:hover{border-color:rgba(201,164,91,.22);}
.fin-icon{margin-bottom:20px;}
.fin-icon svg{width:38px;height:38px;stroke:var(--gold);fill:none;stroke-width:1.25;stroke-linecap:round;stroke-linejoin:round;}
.fc-n{font-size:10px;letter-spacing:.18em;color:var(--gold);margin-bottom:11px;font-weight:400;font-family:var(--serif);}
.fc-title{font-family:var(--serif);font-size:19px;font-weight:400;color:var(--navy);margin-bottom:13px;}
.fc-desc{font-size:14px;color:var(--text-2);line-height:2;font-weight:400;}
.fc-items{margin-top:22px;display:flex;flex-direction:column;}
.fc-item{font-size:13px;color:var(--text-2);padding:7px 0;border-bottom:1px solid var(--border-l);font-weight:400;}
.fin-strip{margin-top:56px;padding:44px 48px;border:1px solid rgba(201,164,91,.2);background:var(--cream);display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;}
.fs-text h3{font-family:var(--serif);font-size:21px;font-weight:400;color:var(--navy);margin-bottom:5px;}
.fs-text p{font-size:13.5px;color:var(--text-2);font-weight:400;}

/* ── SERVICES ── */
.svc-sec{background:var(--cream-d);}
.svc-tabs-row{display:flex;align-items:center;justify-content:space-between;gap:20px;padding-bottom:48px;flex-wrap:wrap;}
.svc-tabs{display:flex;gap:10px;overflow-x:auto;flex-wrap:wrap;}
.svc-nav{display:flex;gap:8px;flex-shrink:0;}
.svc-arrow{width:42px;height:42px;border-radius:50%;border:1px solid var(--border);background:var(--white);color:var(--navy);font-size:19px;line-height:1;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:background .2s,border-color .2s,color .2s;}
.svc-arrow:hover{background:var(--gold);color:#FFFFFF;border-color:var(--gold);}
.stab{padding:14px 30px;font-family:var(--sans);font-size:15.5px;letter-spacing:.04em;color:var(--text-2);background:var(--white);border:1px solid var(--border);cursor:pointer;transition:background .22s,color .22s,border-color .22s;font-weight:500;white-space:nowrap;}
.stab:hover{color:var(--navy);border-color:rgba(201,164,91,.4);}
.stab.on{background:var(--gold);color:#FFFFFF;border-color:var(--gold);font-weight:700;}
.sp{display:none;}
.sp.on{display:grid;grid-template-columns:1fr 1fr;gap:68px;align-items:start;animation:spFade .5s ease;}
@keyframes spFade{from{opacity:0;transform:translateY(8px);}to{opacity:1;transform:translateY(0);}}
@media(prefers-reduced-motion:reduce){.sp.on{animation:none;}}
.sv-ey{font-size:9.5px;letter-spacing:.22em;color:var(--gold);text-transform:uppercase;margin-bottom:16px;font-weight:400;}
.sv-h3{font-family:var(--serif);font-size:clamp(22px,2.4vw,34px);font-weight:400;color:var(--navy);line-height:1.3;margin-bottom:18px;letter-spacing:.02em;}
.sv-desc{font-size:16px;color:var(--text);line-height:2;font-weight:400;margin-bottom:30px;}
.sv-list{list-style:none;display:flex;flex-direction:column;margin-bottom:36px;}
.sv-list li{display:flex;align-items:flex-start;gap:14px;padding:12px 0;border-bottom:1px solid var(--border-l);font-size:15.5px;color:var(--text);font-weight:400;line-height:1.8;}
.sv-list li::before{content:'—';color:var(--gold);flex-shrink:0;font-family:var(--serif);}
.btn-arr{font-size:15.5px;letter-spacing:.03em;color:var(--text);font-weight:600;text-decoration:none;border:none;background:none;cursor:pointer;font-family:var(--sans);display:inline-flex;align-items:center;gap:8px;transition:gap .2s,color .2s;}
.btn-arr:hover{gap:14px;color:var(--gold);}
.btn-arr::after{content:'→';}
.sv-card{background:var(--white);padding:36px;border:1px solid var(--border);position:relative;}
.sv-card::before{content:'';position:absolute;top:0;left:0;right:0;height:2px;background:linear-gradient(90deg,var(--gold),var(--gold-l),rgba(201,164,91,.0));}
.sv-card-label{font-size:11.5px;letter-spacing:.16em;color:var(--gold);text-transform:uppercase;margin-bottom:22px;font-weight:700;}
.sv-rows{display:flex;flex-direction:column;}
.sv-row{display:flex;justify-content:space-between;align-items:baseline;padding:13px 0;border-bottom:1px solid var(--border-l);gap:16px;}
.sv-row:last-child{border-bottom:none;}
.sv-row .k{font-size:15px;color:var(--text);font-weight:500;}
.sv-row .v{font-family:var(--serif);font-size:16px;color:var(--navy);font-weight:600;letter-spacing:.02em;text-align:right;}
.sv-row .v.hi{color:var(--gold);}
.sv-note{margin-top:20px;padding-top:16px;border-top:1px solid var(--border-l);font-size:14px;color:var(--text-2);line-height:1.9;font-weight:400;}

/* ── MORTGAGE ── */
.mtg-sec{background:var(--cream);padding:96px 40px;}
.mtg-in{max-width:1240px;margin:0 auto;}
.mtg-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:52px;}
.mtg-card{padding:48px 44px;background:var(--white);border:1px solid var(--border);transition:border-color .3s;}
.mtg-card:hover{border-color:rgba(201,164,91,.28);}
.mtg-card-label{font-size:11.5px;letter-spacing:.18em;color:var(--gold);text-transform:uppercase;margin-bottom:14px;font-weight:700;}
.mtg-card-title{font-family:var(--serif);font-size:23px;font-weight:600;color:var(--navy);margin-bottom:16px;letter-spacing:.02em;line-height:1.38;}
.mtg-card-desc{font-size:16px;color:var(--text);line-height:2;font-weight:400;}
.mtg-items{margin-top:24px;display:flex;flex-direction:column;}
.mtg-item{font-size:15px;color:var(--text);letter-spacing:.01em;padding:10px 0;border-bottom:1px solid var(--border-l);font-weight:500;display:flex;align-items:center;gap:10px;}
.mtg-item::before{content:'';width:4px;height:4px;border-radius:50%;background:var(--gold);flex-shrink:0;}
.mtg-strip{margin-top:36px;padding:40px 44px;border:1px solid rgba(201,164,91,.2);background:var(--white);display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;}
.ms-text h3{font-family:var(--serif);font-size:20px;font-weight:400;color:var(--navy);margin-bottom:5px;}
.ms-text p{font-size:13.5px;color:var(--text-2);font-weight:400;}
.btn-go{padding:14px 30px;border:1px solid var(--gold);color:#FFFFFF;font-family:var(--sans);font-size:15.5px;letter-spacing:.03em;font-weight:700;text-decoration:none;cursor:pointer;background:var(--gold);transition:background .25s;white-space:nowrap;}
.btn-go:hover{background:var(--gold-l);border-color:var(--gold-l);}

/* ── TAX CALCULATOR ── */
/* ── 房產活化 ── */
.rv-sec{background:var(--white);}
.rv-lead{font-size:17px;color:var(--text-2);line-height:2;max-width:760px;margin-bottom:48px;}
.rv-lead strong{color:var(--navy);}
.rv-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin-bottom:52px;}
.rv-path{border:1px solid var(--border);padding:34px 30px;background:var(--cream-d);}
.rv-path.win{border:2px solid var(--gold);background:#FDFBF6;}
.rv-path-tag{display:inline-block;font-size:12.5px;letter-spacing:.12em;padding:6px 14px;margin-bottom:18px;font-weight:700;}
.rv-path .rv-path-tag{background:var(--text-2);color:#FFFFFF;}
.rv-path.win .rv-path-tag{background:var(--gold);color:#FFFFFF;}
.rv-path-title{font-family:var(--serif);font-size:22px;font-weight:600;color:var(--navy);margin-bottom:20px;}
.rv-step{display:flex;gap:13px;align-items:flex-start;}
.rv-step-n{width:27px;height:27px;border-radius:50%;flex:0 0 auto;display:flex;align-items:center;justify-content:center;font-size:13.5px;font-weight:700;margin-top:2px;}
.rv-path .rv-step-n{background:var(--text-2);color:#FFFFFF;}
.rv-path.win .rv-step-n{background:var(--gold);color:#FFFFFF;}
.rv-step-t{font-size:15.5px;color:var(--text);line-height:1.65;padding-bottom:2px;}
.rv-step-t small{display:block;font-size:13.5px;color:var(--text-3);margin-top:1px;}
.rv-dn{color:var(--text-3);font-size:14px;line-height:1;padding:4px 0 6px 9px;}
.rv-proscons{margin-top:20px;display:flex;flex-direction:column;gap:8px;}
.rv-pro,.rv-con{font-size:14px;line-height:1.75;padding:11px 14px;border-radius:2px;}
.rv-pro b,.rv-con b{margin-right:6px;font-weight:700;}
.rv-pro{background:rgba(35,116,79,.08);color:#1E6247;}
.rv-pro b{color:var(--green);}
.rv-con{background:rgba(181,75,63,.08);color:#8A392F;}
.rv-con b{color:#B54B3F;}
.rv-verdict{margin-top:20px;padding:13px 16px;font-size:15.5px;font-weight:700;text-align:center;}
.rv-path .rv-verdict{background:var(--text);color:#FFFFFF;}
.rv-path.win .rv-verdict{background:var(--navy);color:#FFFFFF;}
.rv-tbl-wrap{overflow-x:auto;border:1px solid var(--border);margin-bottom:48px;}
.rv-tbl{width:100%;border-collapse:collapse;font-size:15px;min-width:640px;}
.rv-tbl th{background:var(--navy);color:#FFFFFF;padding:13px 18px;font-size:14px;letter-spacing:.06em;text-align:left;font-weight:600;}
.rv-tbl td{padding:14px 18px;border-bottom:1px solid var(--border-l);vertical-align:top;line-height:1.7;}
.rv-tbl tr:last-child td{border-bottom:none;}
.rv-tbl td.k{font-weight:700;color:var(--navy);white-space:nowrap;background:var(--cream-d);}
.rv-tbl td.bank{color:var(--text-2);}
.rv-tbl td.yh{color:var(--text);font-weight:600;}
.rv-strip{display:flex;align-items:center;justify-content:space-between;gap:24px;background:var(--cream-d);border:1px solid var(--border);padding:30px 34px;flex-wrap:wrap;}
.rv-strip h3{font-family:var(--serif);font-size:20px;color:var(--navy);font-weight:600;margin-bottom:4px;}
.rv-strip p{font-size:14.5px;color:var(--text-2);}
@media(max-width:900px){.rv-grid{grid-template-columns:1fr;}.rv-strip{padding:24px 20px;}}
/* 關於宥恆 credential */
.ao-cred{margin:34px 0 0;border:1px solid var(--border);background:var(--white);}
.ao-cred-hd{background:var(--navy);color:#fff;font-size:13px;letter-spacing:.14em;padding:11px 18px;font-weight:600;}
.ao-cred-item{display:flex;gap:12px;padding:13px 18px;border-bottom:1px solid var(--border-l);font-size:14.5px;color:var(--text);line-height:1.7;align-items:flex-start;}
.ao-cred-item:last-child{border-bottom:none;}
.ao-cred-item::before{content:'';width:7px;height:7px;border-radius:50%;background:var(--gold);flex:0 0 auto;margin-top:9px;}
.tax-sec{background:var(--cream-d);}
.tax-layout{display:grid;grid-template-columns:1fr 360px;gap:52px;align-items:start;}
.tax-form{border:1px solid var(--border);padding:44px;background:var(--white);}
.tf-label{display:block;font-size:10px;letter-spacing:.15em;color:var(--text-3);text-transform:uppercase;margin-bottom:9px;font-weight:400;}
.tf-select,.tf-input{width:100%;padding:10px 0;border:none;border-bottom:1px solid var(--border);font-family:var(--sans);font-size:15px;color:var(--text);background:transparent;outline:none;transition:border-color .2s;appearance:none;-webkit-appearance:none;}
.tf-select:focus,.tf-input:focus{border-bottom-color:var(--text);}
.tf-select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='10' height='6'%3E%3Cpath d='M0 0l5 6 5-6' fill='none' stroke='%23201808' stroke-width='1' opacity='.45'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 4px center;padding-right:22px;cursor:pointer;}
.tf-group{margin-bottom:26px;}
.tf-hr{border:none;border-top:1px solid var(--border-l);margin:26px 0;}
.tax-type-pills{display:flex;gap:8px;margin-bottom:24px;flex-wrap:wrap;}
.ttp{padding:8px 18px;border:1px solid var(--border);font-size:14.5px;color:var(--text-2);cursor:pointer;letter-spacing:.02em;font-weight:500;transition:all .2s;background:transparent;font-family:var(--sans);}
.ttp.on{background:var(--gold);color:#FFFFFF;border-color:var(--gold);font-weight:700;}
.tf-run{width:100%;padding:15px;background:var(--gold);color:#FFFFFF;font-family:var(--sans);font-size:15px;letter-spacing:.04em;font-weight:700;border:none;cursor:pointer;transition:background .25s;margin-bottom:9px;}
.tf-run:hover{background:var(--gold-l);}
.tf-consult{width:100%;padding:15px;background:var(--navy);color:#FFFFFF;font-family:var(--sans);font-size:15px;letter-spacing:.04em;font-weight:700;border:1px solid var(--navy);cursor:pointer;transition:background .25s;text-decoration:none;display:block;text-align:center;}
.tf-consult:hover{background:var(--navy-deep);}
.rp{border:1px solid var(--border);padding:36px;position:sticky;top:82px;background:var(--cream);}
.rp-hd{font-size:9.5px;letter-spacing:.2em;color:var(--text-3);text-transform:uppercase;margin-bottom:22px;font-weight:400;}
.rp-type{font-family:var(--serif);font-size:17px;color:var(--text);margin-bottom:20px;letter-spacing:.04em;}
.rp-rows{display:flex;flex-direction:column;}
.rp-row{display:flex;justify-content:space-between;align-items:baseline;padding:10px 0;border-bottom:1px solid var(--border-l);font-size:13px;}
.rp-row:last-child{border-bottom:none;}
.rp-row .k{color:var(--text-2);font-weight:400;}
.rp-row .v{color:var(--text);font-weight:500;text-align:right;}
.rp-row .v.pos{color:var(--green);}
.rp-row .v.dim{color:var(--text-2);font-weight:400;font-size:12px;}
.rp-total{border-top:1px solid var(--border);padding-top:20px;margin-top:4px;display:flex;justify-content:space-between;align-items:baseline;}
.rp-total .tk{font-size:10px;letter-spacing:.1em;color:var(--text-3);text-transform:uppercase;font-weight:400;}
.rp-total .tv{font-family:var(--num);font-size:26px;color:var(--gold-l);font-weight:600;font-variant-numeric:tabular-nums;}
.rp-save{margin-top:14px;padding:14px 18px;border:1px solid rgba(201,164,91,.25);background:var(--gold-bg);display:flex;justify-content:space-between;align-items:baseline;}
.rp-save .sk{font-size:12px;color:var(--text-2);font-weight:400;}
.rp-save .sv{font-family:var(--num);font-size:19px;color:var(--gold);font-weight:600;font-variant-numeric:tabular-nums;}
.bc{margin-top:30px;}
.bc-label{font-size:10px;letter-spacing:.12em;color:var(--text-3);margin-bottom:14px;text-transform:uppercase;font-weight:400;}
.bc-item{margin-bottom:12px;}
.bc-hd{display:flex;justify-content:space-between;font-size:12px;color:var(--text-2);margin-bottom:5px;font-weight:400;}
.bc-track{height:2px;background:var(--border);}
.bc-fill{height:100%;transition:width 1s cubic-bezier(.4,0,.2,1);}
.bc-a{background:var(--navy);}
.bc-b{background:var(--gold);}
.bc-c{background:#4a8a68;}
.tax-tbl{width:100%;border-collapse:collapse;font-size:15.5px;margin-bottom:48px;}
.tax-tbl th{background:var(--navy);color:#FFFFFF;padding:16px 18px;font-weight:700;letter-spacing:.02em;font-size:15.5px;text-align:center;}
.tax-tbl td{padding:15px 18px;border-bottom:1px solid var(--border-l);vertical-align:middle;text-align:center;color:var(--text);font-weight:500;}
.tax-tbl tr:nth-child(even) td{background:var(--cream);}
.tax-tbl tr:nth-child(odd) td{background:var(--white);}
.t-hi{color:var(--gold);font-weight:700;}
.t-gr{color:var(--green);font-weight:700;}
.t-dim{color:var(--text);font-weight:500;}

/* ── PROCESS ── */
.proc-sec{background:var(--white);}
.proc-steps{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--border);margin-top:52px;}
.ps-item{padding:40px 24px 40px 0;border-right:1px solid var(--border);}
.ps-item:last-child{border-right:none;padding-right:0;}
.ps-item:not(:first-child){padding-left:24px;}
.ps-n{font-family:var(--num);font-size:38px;font-weight:300;color:rgba(201,164,91,.18);line-height:1;margin-bottom:18px;font-variant-numeric:tabular-nums;}
.ps-title{font-family:var(--serif);font-size:17px;font-weight:400;color:var(--navy);margin-bottom:10px;letter-spacing:.04em;}
.ps-desc{font-size:14px;color:var(--text-2);line-height:2;font-weight:400;}

/* ── ABOUT (accessible via menu, lives near end) ── */
.brand-sec{background:var(--cream-d);padding:96px 40px;position:relative;overflow:hidden;}
.brand-orb{position:absolute;right:-80px;top:50%;transform:translateY(-50%);width:480px;height:480px;border-radius:50%;border:1px solid rgba(201,164,91,.07);pointer-events:none;}
.brand-orb::before{content:'';position:absolute;inset:48px;border-radius:50%;border:1px solid rgba(201,164,91,.05);}
.brand-in{max-width:1240px;margin:0 auto;display:grid;grid-template-columns:300px 1fr;gap:88px;align-items:start;}
.brand-quote{font-family:var(--serif);font-size:clamp(16px,1.55vw,20px);font-weight:300;color:var(--text);line-height:2.15;letter-spacing:.05em;}
.brand-quote strong{color:var(--gold);font-weight:400;}
.brand-divider{width:36px;height:1px;background:var(--gold);opacity:.5;margin:32px 0;}
.brand-sign{font-size:12px;letter-spacing:.1em;color:var(--text-3);font-weight:400;}
.founder-quote-wrap{margin-top:44px;padding:34px 38px;border-left:2px solid var(--gold);background:var(--white);}
.fq-text{font-family:var(--serif);font-size:clamp(15px,1.4vw,18px);font-weight:300;color:var(--text);line-height:2;letter-spacing:.04em;}
.fq-attr{margin-top:14px;font-size:12px;color:var(--text-3);letter-spacing:.1em;font-weight:400;}

/* ── DARK CTA ── */
.dark-cta{background:radial-gradient(ellipse 70% 90% at 30% 0%,rgba(201,164,91,.14) 0%,transparent 60%),var(--navy-deep);padding:96px 40px;}
.dark-cta-in{max-width:1240px;margin:0 auto;display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;}
.dc-left h2{font-family:var(--serif);font-size:clamp(28px,3.2vw,46px);font-weight:300;color:var(--cream);line-height:1.3;letter-spacing:.025em;margin-bottom:16px;}
.dc-left h2 span.gl{color:var(--gold-l);}
.dc-left p{font-size:16px;color:rgba(245,241,235,.82);line-height:2.05;font-weight:400;}
.dc-contact{margin-top:32px;display:flex;flex-direction:column;gap:10px;}
.dc-contact-item{display:flex;align-items:center;gap:12px;font-size:15px;color:rgba(245,241,235,.9);font-weight:400;}
.dc-contact-label{font-size:9px;letter-spacing:.18em;color:var(--gold-l);text-transform:uppercase;min-width:36px;font-weight:400;}
.dc-btns{margin-top:36px;display:flex;gap:12px;flex-wrap:wrap;}
.btn-cream{padding:15px 34px;background:var(--gold);color:#FFFFFF;font-family:var(--sans);font-size:16px;letter-spacing:.03em;font-weight:700;border:1px solid var(--gold);text-decoration:none;cursor:pointer;transition:background .25s;display:inline-block;}
.btn-cream:hover{background:var(--gold-l);border-color:var(--gold-l);}
.btn-gold-o{padding:15px 34px;background:#FFFFFF;color:var(--navy);font-family:var(--sans);font-size:16px;letter-spacing:.03em;font-weight:700;border:1px solid #FFFFFF;text-decoration:none;cursor:pointer;transition:background .25s;display:inline-block;}
.btn-gold-o:hover{background:#EDEAE3;border-color:#EDEAE3;}
.dc-right{display:flex;flex-direction:column;gap:14px;}
.dc-item{padding:26px 30px;border:1px solid rgba(201,164,91,.16);background:rgba(201,164,91,.04);transition:background .3s,border-color .3s;cursor:pointer;}
.dc-item:hover{background:rgba(201,164,91,.08);border-color:rgba(201,164,91,.28);}
.dc-item-label{font-size:9px;letter-spacing:.2em;color:var(--gold-l);text-transform:uppercase;margin-bottom:7px;font-weight:400;}
.dc-item-text{font-family:var(--serif);font-size:15px;color:var(--cream);letter-spacing:.04em;font-weight:300;}

/* ── FOOTER ── */
.footer{background:var(--navy-deep);padding:64px 40px 28px;border-top:1px solid rgba(201,164,91,.1);}
.footer-in{max-width:1240px;margin:0 auto;}
.ft-top{display:grid;grid-template-columns:280px repeat(4,1fr);gap:48px;padding-bottom:44px;border-bottom:1px solid rgba(245,241,235,.06);margin-bottom:26px;}
.ft-brand .fb-cn{font-family:var(--serif);font-size:18px;font-weight:600;color:rgba(245,241,235,.95);letter-spacing:.1em;margin-bottom:4px;}
.ft-brand .fb-en{font-size:9px;letter-spacing:.2em;color:rgba(245,241,235,.5);text-transform:uppercase;margin-bottom:18px;}
.ft-brand p{font-size:14px;color:rgba(245,241,235,.68);line-height:2;font-weight:400;}
.ft-col h4{font-size:10px;letter-spacing:.18em;color:rgba(201,164,91,.85);text-transform:uppercase;margin-bottom:16px;font-weight:600;}
.ft-col a,.ft-col button{display:block;font-size:14px;color:rgba(245,241,235,.68);margin-bottom:10px;text-decoration:none;cursor:pointer;letter-spacing:.02em;font-weight:400;border:none;background:none;font-family:var(--sans);transition:color .15s;text-align:left;}
.ft-col a:hover,.ft-col button:hover{color:var(--gold-l);}
.ft-bot{display:flex;justify-content:space-between;align-items:center;font-size:12px;color:rgba(245,241,235,.42);letter-spacing:.04em;flex-wrap:wrap;gap:8px;}


/* ── SCROLL REVEALS ── */
.reveal{opacity:0;transform:translateY(30px);transition:opacity 1s cubic-bezier(.2,.7,.2,1),transform 1s cubic-bezier(.2,.7,.2,1);}
.reveal.from-l{transform:translateX(-36px);}
.reveal.from-r{transform:translateX(36px);}
.reveal.in{opacity:1;transform:translate(0,0);}
.reveal.d1{transition-delay:.1s;}
.reveal.d2{transition-delay:.2s;}
.reveal.d3{transition-delay:.3s;}
.reveal.d4{transition-delay:.4s;}
h2.mask{clip-path:inset(0 100% 0 0);transition:clip-path 1.15s cubic-bezier(.2,.7,.2,1);}
h2.mask.in{clip-path:inset(0 0 0 0);}
@media(prefers-reduced-motion:reduce){
  .reveal,.reveal.in,h2.mask,h2.mask.in{transition:none!important;opacity:1!important;transform:none!important;clip-path:inset(0 0 0 0)!important;}
}

/* ── RESPONSIVE ── */
@media(max-width:1100px){
  .vp-grid{grid-template-columns:1fr 1fr;}
  .vp-card:nth-child(2){border-right:none;}
  .vp-card:nth-child(3){border-top:1px solid var(--border);}
  .vp-card:nth-child(4){border-top:1px solid var(--border);border-right:none;}
}
@media(max-width:1024px){
  .hero-body{grid-template-columns:1fr;padding:60px 28px 60px;}
  .hero-panel{display:none;}
  .hero-stats{padding:0 28px 56px;}
  .brand-in{grid-template-columns:1fr;gap:36px;}
  .brand-orb{display:none;}
  .sp.on{grid-template-columns:1fr;gap:36px;}
  .mtg-grid{grid-template-columns:1fr;}
  .tax-layout{grid-template-columns:1fr;}
  .rp{position:static;}
  .proc-steps{grid-template-columns:1fr 1fr;}
  .ps-item:nth-child(2){border-right:none;}
  .ps-item:nth-child(3){border-right:1px solid var(--border);padding-left:0;}
  .fin-hd{grid-template-columns:1fr;gap:20px;}
  .fin-grid{grid-template-columns:1fr;}
  .dark-cta-in{grid-template-columns:1fr;gap:40px;}
  .ft-top{grid-template-columns:1fr 1fr;gap:32px;}
}
@media(max-width:768px){
  .nav-menu,.nav-r{display:none;}
  .nav-ham{display:flex;}
  .nav-inner{padding:0 22px;}
  .sec{padding:68px 22px;}
  .hero-body{padding:56px 22px 36px;}
  .hero h1{font-size:38px;}
  .hero-stats{padding:0 22px 44px;grid-template-columns:1fr 1fr 1fr;}
  .hs-item{padding:18px 14px;}
  .brand-sec{padding:68px 22px;}
  .dark-cta{padding:68px 22px;}
  .mtg-sec{padding:68px 22px;}
  .tax-form{padding:28px 22px;}
  .mtg-strip,.fin-strip{padding:28px 22px;}
  .proc-steps{grid-template-columns:1fr;}
  .ps-item{border-right:none;border-bottom:1px solid var(--border);padding:28px 0;}
  .ft-top{grid-template-columns:1fr;}
}
@media(max-width:480px){
  .hero h1{font-size:32px;}
  .hero-stats{grid-template-columns:1fr 1fr;}
  .vp-grid{grid-template-columns:1fr;}
  .vp-card{border-right:none;border-bottom:1px solid var(--border);}
  .vp-card:last-child{border-bottom:none;}
}

/* ── ABOUT OVERLAY ── */
.about-ov{position:fixed;inset:0;z-index:850;display:flex;pointer-events:none;opacity:0;transition:opacity .3s;}
.about-ov.open{pointer-events:all;opacity:1;}
.ao-backdrop{flex:1;background:rgba(0,0,0,.75);backdrop-filter:blur(5px);cursor:pointer;}
.ao-panel{width:min(680px,95vw);background:var(--cream);overflow-y:auto;padding:72px 52px 80px;position:relative;transform:translateX(40px);transition:transform .38s cubic-bezier(.22,1,.36,1);}
.about-ov.open .ao-panel{transform:translateX(0);}
.ao-close{position:absolute;top:24px;right:24px;width:40px;height:40px;background:none;border:1px solid var(--border);cursor:pointer;font-size:15px;color:var(--text-2);display:flex;align-items:center;justify-content:center;transition:border-color .2s,color .2s;font-family:var(--sans);}
.ao-close:hover{border-color:var(--text);color:var(--text);}
@media(max-width:768px){
  .ao-panel{padding:52px 24px 64px;width:100vw;}
  .hero-stats{grid-template-columns:1fr 1fr 1fr;}
  .hs-item{padding:18px 14px;}
}

/* ── PAGE HERO (sub-pages) ── */
.page-hero{position:relative;padding-top:92px;overflow:hidden;background:var(--cream);}
.page-hero-photo{position:relative;height:52vh;min-height:340px;overflow:hidden;}
.page-hero-photo img{width:100%;height:100%;object-fit:cover;display:block;}
.page-hero-photo::after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,var(--cream) 0%,rgba(255,255,255,.35) 40%,rgba(255,255,255,.08) 100%);}
.page-hero-body{position:relative;max-width:1240px;margin:0 auto;padding:0 40px;}
.page-hero-body .sec-label{margin-bottom:14px;}
.page-hero h1{font-family:var(--serif);font-size:clamp(32px,4.4vw,54px);font-weight:400;color:var(--navy);line-height:1.28;letter-spacing:.02em;margin-bottom:18px;}
.page-hero-desc{font-size:15.5px;color:var(--text-2);line-height:2;max-width:640px;font-weight:400;}
@media(max-width:768px){.page-hero-photo{height:36vh;min-height:220px;}}

/* ── CRED CARD (陳奕榮／團隊背書，沿用 .ao-cred 樣式擴充) ── */
.cred-card{margin:0;border:1px solid var(--border);background:var(--white);max-width:760px;}
.cred-card-hd{padding:22px 26px 0;}
.cred-card-name{font-family:var(--serif);font-size:19px;font-weight:600;color:var(--navy);margin-bottom:6px;}
.cred-card-role{font-size:13.5px;color:var(--gold);letter-spacing:.02em;margin-bottom:18px;}

/* ── RESOURCE NETWORK (資源網絡 icon 格，legacy.html 用) ── */
.resource-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px 24px;text-align:center;}
.resource-icon{width:64px;height:64px;margin:0 auto 14px;border-radius:50%;background:var(--gold-bg);display:flex;align-items:center;justify-content:center;}
.resource-icon svg{width:28px;height:28px;stroke:var(--gold);fill:none;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round;}
.resource-label{font-size:14px;color:var(--text);font-weight:500;}
@media(max-width:768px){.resource-grid{grid-template-columns:repeat(2,1fr);gap:28px 16px;}}

/* ── GALLERY (商務中心補充圖) ── */
.page-gallery{margin-top:52px;border:1px solid var(--border);overflow:hidden;}
.page-gallery img{width:100%;height:auto;display:block;}

/* ── RENT PLATFORM EMBED (房源查詢頁即時串接) ── */
.rent-embed-wrap{border:1px solid var(--border);overflow:hidden;background:var(--white);}
.rent-embed{width:100%;height:820px;border:none;display:block;}
@media(max-width:768px){.rent-embed{height:640px;}}