@font-face {
  font-family: "Next HK";
  src: url("assets/NextHKHomepage.ttf") format("truetype");
  font-weight: 400 900;
  font-display: swap;
}
@font-face {
  font-family: "Barlow Condensed";
  src: url("assets/BarlowCondensed-SemiBold.ttf") format("truetype");
  font-weight: 600;
  font-display: swap;
}
:root {
  color-scheme: light;
  --paper: #f5f2eb;
  --white: #fffcf6;
  --ink: #171717;
  --muted: #605b51;
  --line: #d9d2c6;
  --orange: #f34b2d;
  --action: #ad311e;
  --dark: #211f1c;
  --sans: "Next HK", "Noto Sans TC", "PingFang HK", sans-serif;
  --latin: "Barlow Condensed", "Arial Narrow", sans-serif;
}
* { box-sizing: border-box; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 15px/1.6 var(--sans); }
button, input, select, textarea { font: inherit; color: inherit; }
button, select { cursor: pointer; }
a { color: inherit; text-decoration: none; }
h1, h2, h3, p { margin: 0; }
img { display: block; max-width: 100%; }
section[id], aside[id] { scroll-margin-top: 22px; }
:focus-visible { outline: 3px solid var(--orange); outline-offset: 4px; }
[tabindex="-1"]:focus:not(:focus-visible) { outline: none; }
.shell { width: min(1248px, calc(100% - 104px)); margin-inline: auto; }
.sr-only, .skip:not(:focus) { position: absolute; width: 1px; height: 1px; overflow: hidden; clip-path: inset(50%); }
.skip:focus { position: absolute; z-index: 4; background: var(--white); padding: 10px 14px; }

.site-header { background: var(--white); border-bottom: 1px solid #dfd9d0; }
.header-inner { min-height: 76px; display: flex; align-items: center; justify-content: space-between; gap: 24px; }
.logo { flex: none; }
.logo img { object-fit: contain; }
.site-header nav { display: flex; gap: clamp(19px, 2.7vw, 40px); align-items: center; }
.site-header nav a { font-weight: 650; white-space: nowrap; }
.site-header nav a:hover, .text-link:hover { text-decoration: underline; text-underline-offset: 4px; }
.btn {
  min-height: 44px; display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  padding: 8px 16px; border: 1px solid transparent; border-radius: 5px; font-weight: 760; white-space: nowrap;
}
.btn-primary { background: var(--action); color: #fff; }
.btn-primary:hover { background: #8e2717; }
.wide { width: 100%; }

.hero { position: relative; isolation: isolate; overflow: hidden; background: #202626; color: white; }
.hero-image { position: absolute; width: 100%; height: 100%; object-fit: cover; object-position: center 57%; z-index: -2; }
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background: linear-gradient(90deg, rgba(17,20,21,.96), rgba(20,25,25,.87) 27%, rgba(22,28,27,.59) 49%, rgba(19,27,28,.13) 78%),
              linear-gradient(0deg, rgba(18,23,24,.45), transparent 32%);
}
.hero-inner { padding-top: 53px; padding-bottom: 51px; }
.eyebrow { color: var(--action); font: 600 15px/1.15 var(--latin); letter-spacing: .16em; }
.hero h1 { margin: 16px 0 13px; font-size: clamp(42px, 5.4vw, 75px); font-weight: 860; line-height: 1.12; letter-spacing: -.045em; }
.hero h1 span { color: #ff9e88; }
.hero-copy { color: #fbf0e9; font-size: 17px; max-width: 490px; }
.hero-search {
  display: flex; align-items: center; gap: 13px; width: min(100%, 560px); margin-top: 27px;
  padding: 6px 6px 6px 17px; border-radius: 8px; background: var(--white); color: var(--ink);
}
.search-icon { width: 15px; height: 15px; border: 2px solid #62574d; border-radius: 50%; position: relative; flex: none; }
.search-icon::after { content: ""; width: 7px; height: 2px; background: #62574d; position: absolute; right: -5px; bottom: -2px; transform: rotate(46deg); }
.hero-search input { width: 100%; min-width: 0; height: 42px; background: transparent; padding: 0 4px; border: 0; }
.hero-search .btn { min-height: 45px; }
.hero-shortcuts { display: flex; gap: 9px; align-items: center; flex-wrap: wrap; margin-top: 14px; font-size: 13px; }
.hero-shortcuts > span { color: #fff0e8; }
.hero-shortcuts a { display: inline-flex; align-items: center; min-height: 34px; padding: 3px 11px; border: 1px solid #c8c2b5aa; border-radius: 20px; background: #242b2d9e; color: #fff; }
.hero-shortcuts a:hover { background: #554541; }
.area-links { display: flex; flex-wrap: wrap; gap: 0 15px; }
.area-links a { color: var(--action); text-decoration: underline; text-underline-offset: 3px; }
.photo-label { position: absolute; right: max(17px, calc((100vw - 1248px) / 2)); bottom: 17px; padding: 2px 8px; background: #161b20af; color: #fff; border-radius: 3px; font-size: 12px; }

.trust-bar { display: grid; grid-template-columns: repeat(3, 1fr); border-bottom: 1px solid var(--line); }
.trust-bar a { display: flex; gap: 12px; align-items: center; min-height: 82px; padding: 12px 18px; }
.trust-bar a:first-child { padding-left: 0; }
.trust-bar a + a { border-left: 1px solid var(--line); }
.trust-icon { display: grid; place-items: center; width: 35px; height: 35px; flex: none; border-radius: 50%; background: #fae4d9; color: var(--action); font: 760 19px/1 Arial,sans-serif; }
.trust-bar strong { display: block; font-size: 15px; }
.trust-bar small { display: block; color: var(--muted); font-size: 12px; }
.content-grid { display: grid; grid-template-columns: minmax(0, 1.8fr) minmax(0, 1fr); gap: 26px; align-items: start; margin-top: 37px; }
.section-heading { display: flex; gap: 14px; align-items: end; justify-content: space-between; }
h2 { font-size: clamp(25px, 3vw, 34px); line-height: 1.25; font-weight: 820; letter-spacing: -.025em; }
.eyebrow + h2 { margin-top: 6px; }
select, input[type="month"], input[type="number"], textarea {
  border: 1px solid #cfc5b6; border-radius: 5px; padding: 8px 10px; min-height: 42px; background: var(--white);
}
.result-summary { margin-top: 8px; color: var(--muted); font-size: 13px; }
.result-summary:empty { display: none; }
.property-list { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 10px; margin-top: 15px; }
.property { background: var(--white); min-width: 0; border: 1px solid var(--line); border-radius: 7px; display: flex; flex-direction: column; }
.property-body { padding: 15px 14px 13px; flex: 1; }
.district-tag { display: inline-block; padding: 2px 7px; border-radius: 3px; color: var(--action); background: #fae9df; font-size: 12px; font-weight: 760; }
h3 { font-size: 19px; font-weight: 820; line-height: 1.25; }
.property h3 { margin-top: 8px; }
.project-english { color: var(--muted); font-size: 11px; margin-top: 4px; }
.property-date { border-top: 1px solid var(--line); margin-top: 13px; padding-top: 9px; }
.property-date span { display: block; font-size: 12px; color: var(--muted); }
.property-date strong { font-size: 16px; font-variant-numeric: tabular-nums; }
.property-actions { padding: 3px 14px 8px; display: flex; flex-wrap: wrap; gap: 0 13px; }
.text-link { display: inline-flex; align-items: center; gap: 6px; min-height: 36px; border: 0; padding: 0; color: var(--action); background: transparent; font-size: 13px; font-weight: 720; text-align: left; }
.empty { grid-column: 1 / -1; padding: 23px; border: 1px dashed var(--line); }

.panel { min-width: 0; background: var(--white); border: 1px solid var(--line); border-radius: 8px; }
.rebate { border-top: 4px solid var(--orange); padding: 19px 22px 20px; }
.rebate h2 { font-size: clamp(24px, 2.5vw, 29px); }
.rebate-head > p:last-child, .intro { margin-top: 7px; color: var(--muted); font-size: 14px; }
.calc-inputs { display: grid; grid-template-columns: 1.2fr 1fr; gap: 11px; margin: 14px 0 13px; }
.calc-inputs label, .quote-select, .quote-message { display: block; min-width: 0; font-size: 13px; font-weight: 680; }
.calc-inputs label span { font-weight: 400; color: var(--muted); }
.calc-inputs input { display: block; width: 100%; margin-top: 4px; font-variant-numeric: tabular-nums; }
.rebate-result { background: #f9e6dc; border-radius: 5px; padding: 9px 12px; display: flex; align-items: center; justify-content: space-between; gap: 6px; flex-wrap: wrap; }
.rebate-result span { font-size: 13px; font-weight: 730; }
.rebate-result small { margin-left: 2px; color: var(--muted); font-weight: 500; }
.rebate-result output { color: var(--action); font: 600 clamp(26px, 3.25vw, 42px)/1 var(--latin); font-variant-numeric: tabular-nums; overflow-wrap: anywhere; }
.after-price { display: flex; justify-content: space-between; align-items: baseline; gap: 7px; padding-top: 7px; font-size: 13px; }
.after-price output { font-weight: 780; font-variant-numeric: tabular-nums; overflow-wrap: anywhere; }
.note { color: var(--muted); font-size: 12px; margin-top: 9px; }
.note a { color: var(--action); text-decoration: underline; text-underline-offset: 3px; }
.rebate .wide { margin-top: 11px; }
.secondary { margin-top: 25px; }
.data-panel { padding: 21px 23px; }
.data-panel h2 { font-size: 26px; }
.data-panel .section-heading .text-link { white-space: nowrap; }
.table-wrap { overflow-x: auto; margin-top: 12px; }
table { width: 100%; border-collapse: collapse; font-size: 14px; font-variant-numeric: tabular-nums; }
th, td { text-align: left; padding: 9px 5px; border-bottom: 1px solid var(--line); white-space: nowrap; }
th:first-child { padding-left: 0; }
td:last-child, th:last-child { text-align: right; padding-right: 0; }
thead th { font-size: 12px; color: var(--muted); }
tbody th, td:last-child { font-weight: 740; }
.news-list { margin-top: 10px; }
.news-list a { position: relative; display: block; padding: 8px 25px 9px 0; border-bottom: 1px solid var(--line); }
.news-list a:last-child { border-bottom: 0; padding-bottom: 0; }
.news-list a:hover strong { text-decoration: underline; }
.news-date { display: block; color: var(--muted); font-size: 12px; }
.news-arrow { position: absolute; right: 0; top: 16px; color: var(--action); }

.calendar-section { margin-top: 43px; padding-bottom: 42px; }
.month-control { display: flex; align-items: center; gap: 10px; font-size: 13px; color: var(--muted); font-weight: 700; }
.month-control input { color: var(--ink); }
.calendar-list { position: relative; display: grid; gap: 8px; margin-top: 17px; }
.calendar-row {
  display: grid; grid-template-columns: minmax(120px, .65fr) minmax(165px, 1.2fr) minmax(155px, .85fr) auto;
  align-items: center; gap: 14px; padding: 12px 17px 12px 20px; background: var(--white);
  border: 1px solid var(--line); border-left: 4px solid var(--orange); border-radius: 6px;
}
.calendar-date strong { display: block; font: 600 26px/1.05 var(--latin); font-variant-numeric: tabular-nums; }
.calendar-date span, .calendar-property span { color: var(--muted); font-size: 12px; }
.calendar-status { justify-self: start; border-radius: 4px; padding: 4px 8px; font-size: 12px; font-weight: 740; background: #eee9df; }
.calendar-status.late { color: var(--action); background: #f9e1d7; }
.calendar-row .text-link { white-space: nowrap; justify-self: end; }
.site-footer { border-top: 1px solid var(--line); background: var(--white); }
.footer-inner { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 10px; min-height: 78px; padding-block: 12px; color: var(--muted); font-size: 12px; }
.footer-inner a:hover { text-decoration: underline; }
dialog { width: min(470px, calc(100% - 30px)); background: var(--white); color: var(--ink); border: 1px solid var(--line); border-top: 4px solid var(--orange); border-radius: 8px; padding: 24px; }
dialog::backdrop { background: #161514aa; }
.dialog-close { position: absolute; top: 7px; right: 9px; }
.dialog-close button { width: 44px; height: 44px; border: 0; border-radius: 4px; background: transparent; font: 27px/1 Arial,sans-serif; }
.dialog-close button:hover { background: var(--paper); }
.quote-select, .quote-message { margin-block: 12px; }
.quote-select select, .quote-message textarea { display: block; width: 100%; margin-top: 4px; }
.quote-message textarea { resize: vertical; }
#copy-quote { margin-top: 8px; background: transparent; border-color: var(--line); }
#copy-quote:hover { background: var(--paper); }
@media (max-width: 1130px) {
  .shell { width: calc(100% - 64px); }
  .content-grid { gap: 17px; }
  .property-list { grid-template-columns: 1fr; }
  .property-body { display: grid; grid-template-columns: 1fr auto; gap: 10px; }
  .property-date { border-top: 0; border-left: 1px solid var(--line); margin: 0; padding: 3px 0 0 10px; align-self: center; }
  .property-actions { padding-top: 0; }
}
@media (max-width: 820px) {
  .shell { width: calc(100% - 44px); }
  .header-inner { min-height: 64px; flex-wrap: wrap; gap: 0 12px; padding-top: 5px; }
  .logo img { width: 138px; }
  .header-cta { font-size: 13px; }
  .site-header nav { flex-basis: 100%; order: 3; justify-content: space-between; gap: 10px; border-top: 1px solid var(--line); }
  .site-header nav a { min-height: 44px; display: flex; align-items: center; font-size: 13px; }
  .content-grid { grid-template-columns: 1fr; }
  .rebate { grid-row: 1; }
  .property-list { grid-template-columns: repeat(3, minmax(0, 1fr)); }
  .property-body { display: block; }
  .property-date { border-left: 0; border-top: 1px solid var(--line); margin-top: 12px; padding: 8px 0 0; }
  .calendar-row { grid-template-columns: 105px 1fr 1fr; gap: 8px 13px; }
  .calendar-row .text-link { grid-column: 3; justify-self: start; }
}
@media (max-width: 540px) {
  .shell { width: calc(100% - 32px); }
  .hero-inner { padding-top: 34px; padding-bottom: 45px; }
  .hero::before { background: linear-gradient(90deg, #15191bf0, #20292a9c 80%), linear-gradient(0deg,#191c1dcc,transparent 45%); }
  .hero-image { object-position: 61% center; }
  .hero h1 { font-size: clamp(35px, 10vw, 52px); margin-top: 13px; }
  .hero-copy { font-size: 14px; }
  .hero-search { margin-top: 19px; padding-left: 12px; }
  .hero-search .btn { padding: 8px 10px; gap: 5px; font-size: 13px; }
  .hero-search input { font-size: 14px; }
  .trust-bar a { padding: 10px 6px; min-height: 64px; gap: 6px; }
  .trust-icon { width: 21px; height: 21px; font-size: 13px; }
  .trust-bar strong { font-size: 12px; }
  .trust-bar small { display: none; }
  .content-grid { margin-top: 22px; gap: 20px; }
  .rebate, .data-panel { padding: 15px; }
  .property-list { grid-template-columns: 1fr; }
  .property-body { display: grid; grid-template-columns: minmax(0, 1fr) auto; }
  .property-date { border-top: 0; border-left: 1px solid var(--line); margin: 0; padding: 2px 0 0 10px; }
  .secondary { margin-top: 20px; }
  .calendar-section { margin-top: 25px; padding-bottom: 25px; }
  .calendar-section .section-heading { flex-wrap: wrap; align-items: start; }
  .calendar-row { grid-template-columns: minmax(91px, .75fr) minmax(0, 1fr); padding: 9px 10px 7px 12px; }
  .calendar-row .text-link { grid-column: 2; justify-self: end; }
  .calendar-status { font-size: 11px; white-space: nowrap; }
  .calendar-property h3 { font-size: 17px; }
  .footer-inner { align-items: flex-start; flex-direction: column; }
}
@media (max-width: 355px) {
  .header-cta { padding-inline: 8px; gap: 5px; }
  .site-header nav a, .data-panel .section-heading .text-link { font-size: 12px; }
  table { font-size: 12px; }
}

.property h3 a:hover { text-decoration: underline; text-underline-offset: 4px; }