:root {
  --cream: #f7f3ec;
  --paper: #fffdf8;
  --ink: #1d2d2b;
  --muted: #66736d;
  --water: #173d48;
  --green: #263f32;
  --sand: #d9c7a5;
  --sand-dark: #c4af8a;
  --line: rgba(29, 45, 43, .12);
  --shadow: 0 24px 64px rgba(22, 44, 40, .11);
  --card-radius: 10px;
  --image-radius: 4px; /* editorial: bijna geen rounding op foto's */
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }

body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: Manrope, system-ui, -apple-system, Segoe UI, sans-serif;
  font-size: 17px;
  line-height: 1.72;
  text-rendering: optimizeLegibility;
  -webkit-font-smoothing: antialiased;
}

/* Subtiele grain overlay op de hele pagina */
body::before {
  content: '';
  position: fixed;
  inset: 0;
  pointer-events: none;
  z-index: 9999;
  opacity: .022;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 256 256' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='noise'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.9' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23noise)'/%3E%3C/svg%3E");
  background-size: 180px;
}

img { display: block; max-width: 100%; }
a { color: inherit; }
a:focus-visible, button:focus-visible {
  outline: 3px solid rgba(217, 199, 165, .9);
  outline-offset: 3px;
}

.container, .narrow {
  width: min(1100px, calc(100% - 48px));
  margin-inline: auto;
}
.narrow { max-width: 760px; }
.center { text-align: center; }

/* ─── HEADER ─── */
.site-header {
  position: fixed;
  inset: 0 0 auto;
  z-index: 50;
  background: rgba(255, 253, 248, .94);
  border-bottom: 1px solid var(--line);
  backdrop-filter: blur(20px);
}
.header-inner {
  min-height: 72px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
}
.brand { display: block; min-width: 0; text-decoration: none; }
.brand img { display: block; width: min(240px, 34vw); height: auto; }

.nav-list {
  display: flex; gap: 24px;
  list-style: none; margin: 0; padding: 0;
}
.nav-list a {
  text-decoration: none;
  font-size: 13px; font-weight: 700;
  color: var(--ink); letter-spacing: .04em;
  text-transform: uppercase;
}
.nav-list a:hover { color: var(--water); }

.menu-toggle {
  display: none;
  background: #fff; border: 1px solid var(--line); border-radius: 999px;
  padding: 8px 14px; color: var(--ink);
  font: inherit; font-size: 13.5px; font-weight: 800; cursor: pointer;
}

/* ─── HERO ─── */
.hero, .page-hero {
  position: relative;
  min-height: 100svh;
  display: flex;
  align-items: flex-end; /* tekst aan de onderkant — editorial */
  padding-top: 72px;
  padding-bottom: 80px;
  overflow: hidden;
  background-image: var(--hero);
  background-size: cover;
  background-position: center;
}
.page-hero { min-height: 54vh; align-items: flex-end; padding-bottom: 56px; }
.page-hero.small { min-height: 46vh; }

.hero-overlay {
  position: absolute; inset: 0;
  background:
    linear-gradient(180deg,
      rgba(10,28,24,.18) 0%,
      rgba(10,28,24,.0) 35%,
      rgba(10,28,24,.55) 72%,
      rgba(10,28,24,.82) 100%);
}

.hero-content {
  position: relative;
  max-width: 820px;
  color: #fff;
}

/* Dunne horizontale lijn boven de eyebrow — editorial detail */
.hero-content::before {
  content: '';
  display: block;
  width: 40px;
  height: 1px;
  background: var(--sand);
  margin-bottom: 18px;
  opacity: .8;
}

.eyebrow {
  margin: 0 0 12px;
  color: var(--sand);
  font-size: 11px; font-weight: 800;
  letter-spacing: .18em; text-transform: uppercase;
}
/* Eyebrow buiten hero: donkere versie */
.text-block .eyebrow,
.section-heading .eyebrow,
.aanbod-intro-text .eyebrow,
.contact-grid .eyebrow,
.cta-band .eyebrow { color: var(--sand-dark); }
.cta-band .eyebrow { color: var(--sand); }

/* ─── TYPE ─── */
.hero h1, .page-hero h1, h1, h2, h3 {
  font-family: "Cormorant Garamond", Georgia, serif;
  line-height: 1.02; letter-spacing: -.01em;
}
.hero h1, .page-hero h1, h1, h2 { margin: 0 0 20px; font-weight: 600; }
.hero h1 { max-width: 840px; font-size: 74px; }
.page-hero h1 { max-width: 840px; font-size: 58px; }
h1 { font-size: 56px; }
h2 { font-size: 46px; }
h3 { margin: 0 0 10px; font-size: 28px; font-weight: 600; }

.lead {
  max-width: 640px; margin: 0 0 28px;
  color: rgba(255,255,255,.88);
  font-size: 19px; line-height: 1.62;
}
.lead.dark { color: var(--muted); margin-inline: auto; }

/* ─── BUTTONS ─── */
.button-row { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 4px; }
.btn {
  min-height: 46px;
  display: inline-flex; align-items: center; justify-content: center;
  padding: 12px 24px; border-radius: 999px;
  text-decoration: none; font-size: 13px; font-weight: 800;
  letter-spacing: .04em; text-transform: uppercase;
  line-height: 1.2; white-space: nowrap;
  transition: transform .2s ease, box-shadow .2s ease;
}
.btn-primary { background: var(--sand); color: var(--ink); }
.btn-primary:hover { transform: translateY(-2px); box-shadow: 0 10px 28px rgba(0,0,0,.13); }
.btn-light { border: 1.5px solid rgba(255,255,255,.55); color: #fff; }
.btn-light:hover { background: rgba(255,255,255,.09); }

/* ─── SECTIONS ─── */
.section { padding: 96px 0; }
.muted { background: var(--cream); }

/* ─── SPLIT EDITORIAL ─── */
/* Foto loopt door tot de rand van het scherm aan één kant */
.split-editorial {
  display: grid;
  grid-template-columns: 1fr 1fr;
  min-height: 600px;
  align-items: stretch;
}
.split-editorial.reverse { direction: rtl; }
.split-editorial.reverse > * { direction: ltr; }

.split-editorial__photo {
  overflow: hidden;
  position: relative;
}
.split-editorial__photo img {
  width: 100%; height: 100%;
  object-fit: cover;
  display: block;
  transition: transform .8s ease;
}
.split-editorial:hover .split-editorial__photo img {
  transform: scale(1.025);
}

.split-editorial__text {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: 72px 64px;
  background: var(--paper);
}
.muted .split-editorial__text { background: var(--cream); }

.split-editorial__text .eyebrow { color: var(--sand-dark); }
.split-editorial__text p { color: var(--muted); margin: 0 0 16px; }
.split-editorial__text .btn { margin-top: 10px; align-self: flex-start; }

/* ─── QUOTE EDITORIAL ─── */
.quote-editorial {
  padding: 112px 0;
  background: var(--water);
  position: relative;
  overflow: hidden;
}
/* Grote achtergrond-letter als decoratief element */
.quote-editorial::before {
  content: '\201C';
  position: absolute;
  top: -40px; left: -20px;
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 480px;
  line-height: 1;
  color: rgba(255,255,255,.04);
  pointer-events: none;
  user-select: none;
}
.quote-editorial .container { position: relative; }
.quote-editorial .quote {
  color: rgba(255,255,255,.95);
  font-size: 46px;
  max-width: 760px;
  margin: 0 auto;
  text-align: center;
  line-height: 1.15;
}
.quote-editorial .quote-by {
  color: var(--sand);
  font-weight: 700;
  font-size: 12px;
  letter-spacing: .14em;
  text-transform: uppercase;
  margin-top: 28px;
  display: block;
  text-align: center;
}

/* ─── WHY / CIJFER BALK ─── */
.why-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  border-top: 1px solid var(--line);
  border-left: 1px solid var(--line);
  margin-top: 56px;
}
.why-item {
  padding: 40px 36px;
  border-right: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.why-number {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 52px; font-weight: 600;
  color: var(--water); line-height: 1;
  margin-bottom: 12px;
}
.why-item p { color: var(--muted); margin: 0; font-size: 15.5px; line-height: 1.65; }
.why-heading {
  padding-bottom: 12px;
}
.why-heading .eyebrow { color: var(--sand-dark); margin-bottom: 10px; }
.why-heading h2 { margin-bottom: 0; }

/* ─── PROPERTY CARDS ─── */
.property-grid {
  display: grid;
  grid-template-columns: repeat(2, minmax(0,1fr));
  gap: 2px; /* editorial: gap als lijn, niet als ruimte */
  background: var(--line);
  border: 1px solid var(--line);
}
.property-card {
  background: var(--paper);
  overflow: hidden;
  display: flex; flex-direction: column;
}
.muted .property-card { background: var(--cream); }
.property-card--sold { opacity: .65; }
.property-card--sold:hover { opacity: 1; transition: opacity .25s; }

.property-card__image { position: relative; overflow: hidden; }
.property-card__image img {
  width: 100%; height: 260px;
  object-fit: cover;
  transition: transform .6s ease;
}
.property-card--available .property-card__image img:hover { transform: scale(1.04); }

.property-badge {
  position: absolute; top: 16px; left: 16px;
  padding: 4px 12px; border-radius: 999px;
  background: var(--water); color: #fff;
  font-size: 10.5px; font-weight: 800;
  letter-spacing: .1em; text-transform: uppercase;
}
.property-badge--sold { background: rgba(29,45,43,.5); }

.property-card__body {
  padding: 28px 28px 32px;
  flex: 1; display: flex; flex-direction: column;
  border-top: 1px solid var(--line);
}
.property-card__body h3 { font-size: 26px; margin-bottom: 4px; }
.property-sub {
  font-size: 11.5px; font-weight: 800;
  letter-spacing: .1em; text-transform: uppercase;
  color: var(--muted); margin-bottom: 14px; display: block;
}
.property-card__body p { color: var(--muted); margin: 0 0 12px; font-size: 15px; line-height: 1.65; }
.property-card__body .btn { margin-top: auto; padding-top: 16px; align-self: flex-start; }

/* ─── CTA BAND ─── */
.cta-band { background: var(--ink); color: #fff; }
.cta-band h2 { color: #fff; }
.cta-band .lead.dark { color: rgba(255,255,255,.72); }

/* ─── AANBOD INTRO ─── */
.aanbod-intro { max-width: 680px; }
.aanbod-intro-text p { color: var(--muted); margin: 0 0 16px; }
.aanbod-intro-text .btn { margin-top: 8px; }

.section-heading { max-width: 680px; margin-bottom: 40px; }

/* ─── CONTENT GRID (buitenplaats) ─── */
.content-grid {
  display: grid;
  grid-template-columns: minmax(0,1fr) 320px;
  gap: 72px; align-items: start;
}
.content-main h2 { margin-top: 52px; font-size: 40px; }
.content-main h2:first-child { margin-top: 0; }
.content-main p { color: var(--muted); margin: 0 0 16px; }
.content-aside { position: sticky; top: 100px; }
.content-aside img {
  border-radius: 0; /* editorial: geen rounding */
  margin-bottom: 0;
}
.aside-card, .contact-card, .contact-panel {
  background: #fff; border: 1px solid var(--line);
  border-radius: 0; padding: 28px;
}
.aside-card { border-top: none; } /* foto naadloos aansluitend op kaart */
.aside-card h3 { font-size: 24px; margin-bottom: 10px; }
.aside-card p, .contact-card p, .contact-panel p { color: var(--muted); margin: 0 0 12px; }

/* ─── CONTACT ─── */
.contact-section { padding-top: 140px; }
.contact-grid {
  display: grid;
  grid-template-columns: .95fr 1.05fr;
  gap: 56px; align-items: start;
}
.contact-grid h1 { margin-bottom: 14px; }
.contact-grid .lead.dark { margin-inline: 0; }
.contact-grid > div > p { color: var(--muted); margin: 0 0 24px; }

.contact-card { margin-top: 28px; border-radius: 0; }
.contact-card h2 { font-size: 30px; margin-bottom: 4px; }
.contact-role { font-size: 12px; font-weight: 800; letter-spacing: .06em; text-transform: uppercase; color: var(--muted); margin-bottom: 16px !important; }

.phone-action { margin-top: 20px; }
.phone-action a {
  display: inline-flex; align-items: center;
  min-height: 50px; padding: 13px 24px; border-radius: 999px;
  background: var(--water); color: #fff;
  font-weight: 800; font-size: 14.5px; letter-spacing: .02em;
  text-decoration: none;
  transition: transform .2s ease, box-shadow .2s ease;
}
.phone-action a:hover { transform: translateY(-2px); box-shadow: 0 10px 28px rgba(23,61,72,.28); }

.contact-panel { border-radius: 0; }
.contact-panel h2 { font-size: 30px; margin-bottom: 14px; }
.contact-divider { border: none; border-top: 1px solid var(--line); margin: 22px 0; }
.contact-note { font-size: 14.5px; color: var(--ink) !important; font-weight: 500; }

/* ─── FOOTER ─── */
.site-footer { background: var(--ink); color: #fff; padding: 64px 0 24px; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr; gap: 40px; }
.site-footer h3 {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-size: 22px; margin: 0 0 12px; font-weight: 600;
}
.site-footer h4 {
  font-size: 11px; font-weight: 800;
  letter-spacing: .14em; text-transform: uppercase;
  margin: 0 0 12px; color: var(--sand);
}
.site-footer p { margin: 0; color: rgba(255,255,255,.62); font-size: 15px; line-height: 1.65; }
.site-footer a { color: inherit; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.1); margin-top: 40px; padding-top: 20px; color: rgba(255,255,255,.42); font-size: 13px; }

/* ─── ANIMATION ─── */
.fade-in { animation: fadeUp .95s ease both; }
@keyframes fadeUp {
  from { opacity: 0; transform: translateY(16px); }
  to   { opacity: 1; transform: translateY(0); }
}

/* Scroll-reveal klasse (toegevoegd via JS) */
.reveal { opacity: 0; transform: translateY(22px); transition: opacity .8s ease, transform .8s ease; }
.reveal.is-visible { opacity: 1; transform: none; }

/* ─── 980px ─── */
@media (max-width: 980px) {
  .hero h1 { font-size: 60px; }
  .page-hero h1, h1 { font-size: 48px; }
  h2 { font-size: 38px; }
  .quote-editorial .quote { font-size: 36px; }

  .split-editorial {
    grid-template-columns: 1fr;
    direction: ltr !important;
    min-height: auto;
  }
  .split-editorial__photo { height: 52vw; min-height: 300px; }
  .split-editorial__text { padding: 48px 36px; }

  .why-grid { grid-template-columns: 1fr; }
  .content-grid, .contact-grid, .footer-grid {
    grid-template-columns: 1fr; gap: 36px;
  }
  .content-aside { position: static; }
  .contact-section { padding-top: 110px; }
  .property-grid { grid-template-columns: 1fr; }
}

/* ─── 880px ─── */
@media (max-width: 880px) {
  body { font-size: 16px; }
  .header-inner { min-height: 68px; }
  .menu-toggle { display: inline-flex; }
  .main-nav {
    display: none; position: absolute;
    left: 16px; right: 16px; top: 68px;
    padding: 20px; background: #fff;
    border: 1px solid var(--line);
    box-shadow: var(--shadow);
  }
  .main-nav.is-open { display: block; }
  .nav-list { display: grid; gap: 12px; }
  .nav-list a { display: block; padding: 6px 0; }

  .hero { padding-bottom: 60px; }
  .section { padding: 68px 0; }
  .quote-editorial { padding: 80px 0; }
  .brand img { width: min(210px, 48vw); }
}

/* ─── 560px ─── */
@media (max-width: 560px) {
  .container, .narrow { width: min(100% - 28px, 1100px); }
  .brand img { width: min(175px, 52vw); }

  .hero h1 { font-size: 42px; }
  .page-hero h1, h1 { font-size: 36px; }
  h2, .content-main h2 { font-size: 32px; }
  h3 { font-size: 24px; }
  .lead { font-size: 17px; }
  .quote-editorial .quote { font-size: 28px; }
  .why-number { font-size: 44px; }
  .why-item { padding: 30px 22px; }

  .split-editorial__text { padding: 40px 20px; }
  .split-editorial__photo { min-height: 260px; }

  .button-row { flex-direction: column; }
  .btn { width: 100%; justify-content: center; }

  .property-card__image img { height: auto; aspect-ratio: 16/10; }
  .aside-card, .contact-card, .contact-panel { padding: 22px; }
  .property-card__body { padding: 20px 22px 24px; }
  .contact-section { padding-top: 96px; }
  .section { padding: 56px 0; }
}