/* PropertyInsider.sg — shared site styles (root convention)
   Matches the approved homepage design system (CLAUDE.md §6).
   Used by /research/ and all future content sections. */
:root {
  --red-primary:#DD372E; --red-dark:#B82820; --red-light:#FEE9E7;
  --navy:#1C1F22; --navy-light:#2A2D31;
  --grey-bg:#EFF1F5; --grey-light:#F8F9FB; --border:#E1E4E8;
  --text:#1A1D21; --text-muted:#5A6169; --white:#FFFFFF;
  --teal:#0D7A6F; --teal-light:#D6EFEB; --amber:#D97008; --amber-light:#FEF3C7;
  --font-serif:'Crimson Pro',Georgia,serif;
  --font-sans:'DM Sans',-apple-system,sans-serif;
  --font-mono:'DM Mono','Courier New',monospace;
  --s1:4px; --s2:8px; --s3:12px; --s4:16px; --s5:24px; --s6:32px; --s7:48px; --s8:64px; --s9:96px;
  --shadow:0 4px 12px rgba(0,0,0,.06),0 2px 4px rgba(0,0,0,.04);
  --shadow-lg:0 12px 32px rgba(0,0,0,.08),0 4px 12px rgba(0,0,0,.05);
}
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
html{-webkit-font-smoothing:antialiased;scroll-behavior:smooth}
body{font-family:var(--font-sans);color:var(--text);background:var(--white);font-size:15px;line-height:1.7}
img{max-width:100%;display:block}
a{color:var(--red-primary)}
button{font-family:inherit}
:focus-visible{outline:2px solid var(--red-primary);outline-offset:2px}
@media (prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}

/* ---------- Nav (matches homepage) ---------- */
.nav{background:var(--white);border-bottom:1px solid var(--border);position:sticky;top:0;z-index:1000}
.nav-inner{max-width:1280px;margin:0 auto;padding:0 var(--s6);display:flex;align-items:center;justify-content:space-between;height:72px}
.logo{display:flex;align-items:center;gap:var(--s3);text-decoration:none;font-weight:700;font-size:18px;color:var(--text);letter-spacing:-.02em}
.logo-mark{width:36px;height:36px;background:var(--red-primary);border-radius:6px;display:flex;align-items:center;justify-content:center}
.logo-mark svg{width:20px;height:20px;fill:#fff}
.logo-sg{font-weight:500;color:var(--text-muted);font-size:16px}
.nav-links{display:flex;gap:var(--s6);list-style:none;align-items:center}
.nav-links a{text-decoration:none;color:var(--text);font-weight:500;font-size:14px;transition:color .2s}
.nav-links a:hover,.nav-links a[aria-current]{color:var(--red-primary)}
@media (max-width:768px){.nav-inner{padding:0 var(--s4);height:64px}.nav-links{display:none}}

/* ---------- Page header band ---------- */
.page-head{background:var(--navy);padding:var(--s7) var(--s6) var(--s6);position:relative;overflow:hidden}
.page-head::before{content:'';position:absolute;inset:0;background:radial-gradient(circle at 15% 40%,rgba(221,55,46,.07),transparent 55%);pointer-events:none}
.page-head-inner{max-width:1080px;margin:0 auto;position:relative;z-index:1}
.crumbs{font-size:12px;color:rgba(255,255,255,.5);margin-bottom:var(--s4)}
.crumbs a{color:rgba(255,255,255,.5);text-decoration:none}
.crumbs a:hover{color:#fff}
.crumbs .here{color:rgba(255,255,255,.8)}
.eyebrow{display:inline-flex;align-items:center;gap:var(--s2);font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.65);margin-bottom:var(--s3)}
.eyebrow .dot{width:6px;height:6px;background:var(--red-primary);border-radius:50%}
.page-head h1{font-family:var(--font-serif);font-size:clamp(30px,4vw,48px);line-height:1.15;color:#fff;font-weight:600;letter-spacing:-.02em;margin-bottom:var(--s3)}
.page-head h1 .italic{font-style:italic;color:var(--red-primary);font-weight:400}
.page-lede{font-size:16px;color:rgba(255,255,255,.75);max-width:760px;line-height:1.6;margin-bottom:var(--s4)}
.page-meta{font-size:13px;color:rgba(255,255,255,.5)}
.page-meta strong{color:rgba(255,255,255,.85);font-weight:600}

/* ---------- Signature data strip ---------- */
.data-strip{background:var(--navy-light);border-top:1px solid rgba(255,255,255,.07);padding:var(--s3) var(--s6)}
.data-strip-inner{max-width:1080px;margin:0 auto;display:flex;flex-wrap:wrap}
.strip-item{font-family:var(--font-mono);font-size:13px;color:rgba(255,255,255,.85);padding:var(--s1) var(--s5);border-right:1px solid rgba(255,255,255,.12);display:flex;flex-direction:column;gap:2px}
.strip-item:first-child{padding-left:0}
.strip-item:last-child{border-right:0}
.strip-item .k{font-family:var(--font-sans);font-size:10px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;color:rgba(255,255,255,.45)}
.strip-item .v{font-size:15px;color:#fff}
.strip-item .v em{font-style:normal;color:var(--red-primary)}
@media (max-width:768px){.strip-item{padding:var(--s1) var(--s4)}}

/* ---------- Content layout & prose ---------- */
.wrap{max-width:1080px;margin:0 auto;padding:var(--s7) var(--s6)}
.wrap-narrow{max-width:780px;margin:0 auto;padding:var(--s7) var(--s6)}
.prose h2{font-family:var(--font-serif);font-size:clamp(24px,3vw,32px);line-height:1.25;font-weight:600;letter-spacing:-.02em;margin:var(--s7) 0 var(--s4)}
.prose h2:first-child{margin-top:0}
.prose h3{font-size:19px;font-weight:600;margin:var(--s6) 0 var(--s3)}
.prose p{margin-bottom:var(--s4);line-height:1.75;font-size:16px}
.prose ul,.prose ol{margin:0 0 var(--s4) var(--s5)}
.prose li{margin-bottom:var(--s2);line-height:1.7;font-size:16px}
.prose strong{font-weight:600}
.prose a{color:var(--red-primary);text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:2px}
.prose .num{font-family:var(--font-mono)}
.lede-para{font-size:18px;line-height:1.7;color:var(--text)}
.section-label{display:inline-block;font-size:12px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--red-primary);margin-bottom:var(--s3)}

/* Callout / key-facts box */
.keybox{background:var(--grey-light);border:1px solid var(--border);border-left:3px solid var(--red-primary);border-radius:8px;padding:var(--s5);margin:var(--s5) 0}
.keybox h3{font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--text-muted);margin:0 0 var(--s3)}
.keybox ul{list-style:none;margin:0}
.keybox li{padding:var(--s2) 0;border-bottom:1px solid var(--border);display:flex;justify-content:space-between;gap:var(--s4);font-size:14px}
.keybox li:last-child{border-bottom:0}
.keybox li .v{font-family:var(--font-mono);font-weight:500;text-align:right}

/* ---------- Data tables ---------- */
.table-scroll{overflow-x:auto;margin:var(--s5) 0;border:1px solid var(--border);border-radius:10px;box-shadow:var(--shadow)}
table.data{width:100%;border-collapse:collapse;font-size:14px;min-width:820px}
table.data caption{text-align:left;font-size:13px;color:var(--text-muted);padding:var(--s3) var(--s4);caption-side:bottom;border-top:1px solid var(--border);background:var(--grey-light)}
table.data thead th{background:var(--navy);color:#fff;font-size:11px;font-weight:600;letter-spacing:.07em;text-transform:uppercase;text-align:left;padding:var(--s3) var(--s4);white-space:nowrap;position:sticky;top:0}
table.data thead th button{background:none;border:0;color:inherit;font:inherit;letter-spacing:inherit;text-transform:inherit;cursor:pointer;display:inline-flex;align-items:center;gap:4px}
table.data thead th button:hover{color:var(--red-light)}
table.data tbody td{padding:var(--s3) var(--s4);border-bottom:1px solid var(--border);vertical-align:top}
table.data tbody tr:last-child td{border-bottom:0}
table.data tbody tr:nth-child(even){background:var(--grey-light)}
table.data tbody tr:hover{background:var(--red-light)}
table.data td[data-label="Land (psf ppr)"],table.data td[data-label="Indicative launch psf"],table.data td[data-label="Est. units"]{font-family:var(--font-mono);white-space:nowrap}
.proj-name{display:block;font-size:12px;color:var(--text-muted);font-weight:400;margin-top:2px}

/* Status badges (GlsStatusBadge map) */
.badge{display:inline-block;padding:3px 9px;border-radius:4px;font-size:10px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;white-space:nowrap}
.badge.confirmed{background:var(--amber-light);color:#92400E}
.badge.tendered{background:#DBEAFE;color:#1D4ED8}
.badge.awarded{background:var(--red-primary);color:#fff}
.badge.preview{background:var(--teal-light);color:var(--teal)}
.badge.launched{background:var(--navy);color:#fff}
.badge.sold{background:var(--grey-bg);color:var(--text-muted)}

/* ---------- Cards ---------- */
.card-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:var(--s5);margin:var(--s5) 0}
.card{background:var(--white);border:1px solid var(--border);border-radius:12px;padding:var(--s5);text-decoration:none;color:var(--text);transition:box-shadow .3s,transform .3s,border-color .3s;display:flex;flex-direction:column;position:relative;overflow:hidden}
.card::before{content:'';position:absolute;top:0;left:0;right:0;height:3px;background:var(--red-primary);transform:scaleX(0);transform-origin:left;transition:transform .3s}
a.card:hover{box-shadow:var(--shadow-lg);transform:translateY(-4px);border-color:var(--red-primary)}
a.card:hover::before{transform:scaleX(1)}
.card .cat{font-size:11px;font-weight:600;text-transform:uppercase;letter-spacing:.08em;color:var(--red-primary);margin-bottom:var(--s2)}
.card h3{font-family:var(--font-serif);font-size:21px;line-height:1.35;font-weight:600;letter-spacing:-.01em;margin-bottom:var(--s3)}
.card p{font-size:14px;color:var(--text-muted);line-height:1.6;flex:1;margin-bottom:var(--s4)}
.card .meta{display:flex;justify-content:space-between;font-size:12px;color:var(--text-muted);border-top:1px solid var(--border);padding-top:var(--s3)}
.card.soon{background:var(--grey-light)}
.card.soon .cat{color:var(--text-muted)}

/* ---------- FAQ ---------- */
.faq{margin:var(--s5) 0}
.faq details{border:1px solid var(--border);border-radius:8px;margin-bottom:var(--s3);background:var(--white)}
.faq summary{padding:var(--s4) var(--s5);font-weight:600;font-size:15px;cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:var(--s4)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:'+';color:var(--red-primary);font-weight:600;font-size:18px;line-height:1}
.faq details[open] summary::after{content:'–'}
.faq details p{padding:0 var(--s5) var(--s4);color:var(--text-muted);font-size:14.5px;line-height:1.7}

/* ---------- Update log & disclaimer ---------- */
.update-log{background:var(--grey-light);border:1px solid var(--border);border-radius:8px;padding:var(--s5);margin:var(--s6) 0;font-size:14px}
.update-log h2,.update-log h3{font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--text-muted);margin:0 0 var(--s3);font-family:var(--font-sans)}
.update-log ul{list-style:none;margin:0}
.update-log li{padding:var(--s2) 0;border-bottom:1px solid var(--border);line-height:1.6}
.update-log li:last-child{border-bottom:0}
.update-log time{font-family:var(--font-mono);font-weight:500;margin-right:var(--s3)}
.fineprint{font-size:12.5px;color:var(--text-muted);line-height:1.7;border-top:1px solid var(--border);padding-top:var(--s4);margin-top:var(--s6)}
.fineprint p{margin-bottom:var(--s3)}

/* ---------- Newsletter ---------- */
.newsletter{background:var(--navy);padding:var(--s8) var(--s6);position:relative;overflow:hidden}
.newsletter::before{content:'';position:absolute;inset:0;background:radial-gradient(circle at 30% 50%,rgba(221,55,46,.08),transparent 50%);pointer-events:none}
.newsletter-inner{max-width:640px;margin:0 auto;text-align:center;position:relative;z-index:1}
.newsletter h2{font-family:var(--font-serif);font-size:clamp(26px,3.5vw,38px);line-height:1.3;color:#fff;font-weight:600;letter-spacing:-.02em;margin-bottom:var(--s3)}
.newsletter h2 .italic{font-style:italic;color:var(--red-primary);font-weight:400}
.newsletter p{font-size:15px;color:rgba(255,255,255,.75);margin-bottom:var(--s5);line-height:1.6}
.newsletter-form{display:flex;gap:var(--s3);max-width:480px;margin:0 auto}
.newsletter-input{flex:1;padding:13px 18px;border-radius:8px;border:2px solid rgba(255,255,255,.2);background:rgba(255,255,255,.1);color:#fff;font-size:15px;font-family:var(--font-sans)}
.newsletter-input::placeholder{color:rgba(255,255,255,.5)}
.newsletter-input:focus{outline:none;border-color:var(--red-primary);background:rgba(255,255,255,.15)}
.newsletter-btn{padding:13px 26px;background:var(--red-primary);color:#fff;border:none;border-radius:8px;font-weight:600;font-size:15px;cursor:pointer;transition:background .2s,transform .2s}
.newsletter-btn:hover{background:var(--red-dark);transform:translateY(-2px)}
@media (max-width:600px){.newsletter-form{flex-direction:column}}

/* ---------- Footer (matches homepage) ---------- */
.footer{background:var(--navy);color:rgba(255,255,255,.8);padding:var(--s8) var(--s6) var(--s6)}
.footer-inner{max-width:1280px;margin:0 auto}
.footer-main{display:grid;grid-template-columns:2fr 1fr 1fr 1fr;gap:var(--s7);margin-bottom:var(--s7);padding-bottom:var(--s7);border-bottom:1px solid rgba(255,255,255,.1)}
.footer-brand h3{font-family:var(--font-serif);font-size:24px;color:#fff;font-weight:600;margin-bottom:var(--s3)}
.footer-brand p{font-size:14px;line-height:1.7;color:rgba(255,255,255,.7)}
.footer-col h4{font-size:13px;font-weight:600;color:#fff;text-transform:uppercase;letter-spacing:.08em;margin-bottom:var(--s4)}
.footer-links{list-style:none;display:flex;flex-direction:column;gap:var(--s3)}
.footer-links a{color:rgba(255,255,255,.7);text-decoration:none;font-size:14px;transition:color .2s}
.footer-links a:hover{color:var(--red-primary)}
.footer-legal{font-size:12px;color:rgba(255,255,255,.35);line-height:1.7;max-width:720px;margin-bottom:var(--s5)}
.footer-legal a{color:rgba(255,255,255,.5);text-decoration:none;transition:color .2s}
.footer-legal a:hover{color:#fff}
.footer-bottom{display:flex;justify-content:space-between;align-items:center;font-size:13px;color:rgba(255,255,255,.5);flex-wrap:wrap;gap:var(--s3)}
.footer-bottom a{color:rgba(255,255,255,.4);text-decoration:none}
@media (max-width:768px){.footer-main{grid-template-columns:1fr;gap:var(--s6)}.footer-bottom{flex-direction:column;text-align:center}}

/* ---------- Link arrow ---------- */
.link-arrow{color:var(--red-primary);font-weight:600;text-decoration:none;display:inline-flex;align-items:center;gap:var(--s2);transition:gap .2s}
.link-arrow:hover{gap:var(--s3)}

/* ---------- Responsive tables → stacked cards on mobile ---------- */
@media (max-width:640px){
  .wrap,.wrap-narrow{padding:var(--s6) var(--s4)}
  table.data{min-width:0}
  table.data thead{display:none}
  table.data tbody tr{display:block;padding:var(--s3) 0}
  table.data tbody td{display:flex;justify-content:space-between;gap:var(--s4);border-bottom:0;padding:var(--s1) var(--s4);white-space:normal}
  table.data tbody td::before{content:attr(data-label);font-size:11px;font-weight:600;text-transform:uppercase;letter-spacing:.06em;color:var(--text-muted);flex:0 0 44%}
  table.data tbody tr+tr{border-top:1px solid var(--border)}
}

/* ---------- Contact an Advisor (shared component) ---------- */
.advisor{background:var(--navy);padding:var(--s8) var(--s6);position:relative;overflow:hidden}
.advisor::before{content:'';position:absolute;inset:0;background:radial-gradient(circle at 80% 20%,rgba(221,55,46,.09),transparent 55%);pointer-events:none}
.advisor-inner{max-width:1080px;margin:0 auto;display:grid;grid-template-columns:1.1fr .9fr;gap:var(--s7);position:relative;z-index:1;align-items:start}
.advisor h2{font-family:var(--font-serif);font-size:clamp(26px,3.5vw,38px);line-height:1.25;color:#fff;font-weight:600;letter-spacing:-.02em;margin-bottom:var(--s3)}
.advisor h2 .italic{font-style:italic;color:var(--red-primary);font-weight:400}
.advisor .lead{font-size:15px;color:rgba(255,255,255,.78);line-height:1.7;margin-bottom:var(--s4)}
.advisor .points{list-style:none;margin:0 0 var(--s4);padding:0}
.advisor .points li{position:relative;padding-left:26px;margin-bottom:var(--s2);font-size:14px;color:rgba(255,255,255,.72);line-height:1.6}
.advisor .points li::before{content:'✓';position:absolute;left:0;color:var(--red-primary);font-weight:700}
.advisor .disclosure{font-size:12px;color:rgba(255,255,255,.45);line-height:1.6}
.advisor .disclosure a{color:rgba(255,255,255,.65)}
.advisor-form{background:var(--white);border-radius:12px;padding:var(--s5) var(--s5) var(--s5);box-shadow:var(--shadow-lg)}
.advisor-form label{display:block;font-size:11px;font-weight:600;letter-spacing:.07em;text-transform:uppercase;color:var(--text-muted);margin:var(--s4) 0 6px}
.advisor-form label:first-of-type{margin-top:0}
.advisor-form input,.advisor-form select,.advisor-form textarea{width:100%;box-sizing:border-box;font-family:var(--font-sans);font-size:15px;color:var(--text);background:var(--white);border:1px solid var(--border);border-radius:8px;padding:11px 13px}
.advisor-form input:focus-visible,.advisor-form select:focus-visible,.advisor-form textarea:focus-visible{outline:2px solid var(--red-primary);outline-offset:1px;border-color:var(--red-primary)}
.advisor-form textarea{min-height:88px;resize:vertical}
.advisor-form .field-hint{display:block;font-size:12px;color:var(--text-muted);margin-top:4px;text-transform:none;letter-spacing:0;font-weight:500}
.advisor-form input:user-invalid{border-color:var(--red-primary)}
.advisor-consent{display:flex;gap:var(--s2);align-items:flex-start;margin-top:var(--s4)}
.advisor-consent input{width:auto;margin-top:3px}
.advisor-form button[type=submit]{margin-top:var(--s4);width:100%;font-family:var(--font-sans);font-weight:600;font-size:15px;color:#fff;background:var(--red-primary);border:none;border-radius:8px;padding:13px 24px;cursor:pointer;transition:background .15s ease}
.advisor-form button[type=submit]:hover{background:var(--red-dark)}
.advisor-form button[type=submit][disabled]{opacity:.6;cursor:wait}
.advisor-status{margin-top:var(--s3);font-size:13.5px;line-height:1.5;border-radius:8px;padding:10px 13px;display:none}
.advisor-status.ok{display:block;background:var(--teal-light);color:var(--teal)}
.advisor-status.err{display:block;background:var(--red-light);color:var(--red-dark)}
@media (max-width:900px){.advisor-inner{grid-template-columns:1fr}}

/* ---------- Footer social links ---------- */
.footer-social{font-size:13px;color:rgba(255,255,255,.5);margin:var(--s3) 0 var(--s4)}
.footer-social a{color:rgba(255,255,255,.75);text-decoration:none}
.footer-social a:hover{color:#fff}