:root{--bg:var(--rp-bg);--bg-2:var(--rp-bg-2);--ink:var(--rp-ink);--ink-2:var(--rp-ink-2);--ink-soft:var(--rp-ink-soft);--ink-mute:var(--rp-ink-mute);--line:var(--rp-line);--line-soft:var(--rp-line-soft);--accent:var(--rp-accent);--accent-deep:var(--rp-accent-deep);--sans:"Geist Variable", "Inter", system-ui, sans-serif;--serif:"Instrument Serif", "Times New Roman", serif;--mono:"Geist Mono Variable", monospace}body{background:var(--bg);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.5;font-feature-settings:"ss01","cv11","kern";-webkit-font-smoothing:antialiased;letter-spacing:-.005em}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}.mono{font-family:var(--mono)}.rp-btn{display:inline-flex;align-items:center;gap:8px;font-size:13.5px;font-weight:500;padding:10px 16px;border-radius:999px;transition:all .2s;border:1px solid transparent;cursor:pointer}.rp-btn-ghost{color:var(--ink);border-color:var(--line)}.rp-btn-ghost:hover{background:var(--bg-2)}.rp-btn-solid{background:var(--ink);color:var(--bg)}.rp-btn-solid:hover{background:var(--accent)}.rp-btn-link{font-size:13.5px;color:var(--ink-soft);display:inline-flex;align-items:center;gap:6px;transition:color .2s}.rp-btn-link:hover{color:var(--ink)}.hero{padding:64px 32px 32px;display:grid;grid-template-columns:1fr;gap:48px}.hero-top{display:grid;grid-template-columns:1fr auto;gap:48px;align-items:end}.hero h1{font-family:var(--sans);font-weight:400;font-size:clamp(56px,8.5vw,124px);line-height:.92;letter-spacing:-.045em;color:var(--ink);max-width:1100px}.hero h1 .serif{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:-.02em}.hero-meta{font-size:13.5px;color:var(--ink-soft);text-align:right;display:flex;flex-direction:column;gap:4px;white-space:nowrap}.hero-meta strong{color:var(--ink);font-weight:500}.hero-meta .dot{display:inline-block;width:6px;height:6px;border-radius:50%;background:#1f9d55;margin-right:8px;vertical-align:middle}.hero-stats{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.hero-stat{padding:24px 0;border-right:1px solid var(--line-soft)}.hero-stat:last-child{border-right:none}.hero-stat .label{font-family:var(--mono);font-size:11px;color:var(--ink-mute);text-transform:uppercase;letter-spacing:.04em;margin-bottom:12px}.hero-stat .value{font-size:38px;font-weight:400;letter-spacing:-.03em;font-feature-settings:"tnum";color:var(--ink)}.hero-stat .value sup{font-size:16px;color:var(--ink-mute);font-weight:400;margin-left:6px;letter-spacing:0}.hero-stat .delta{font-family:var(--mono);font-size:12px;color:#1f9d55;margin-left:12px}.hero-stat .delta.neg{color:var(--accent)}.hero-media{display:grid;grid-template-columns:1.6fr 1fr;gap:16px;height:580px}.hero-img-large{position:relative;border-radius:8px;overflow:hidden;background:#1a1a17}.hero-img-large img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover}.hero-img-large .overlay{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:space-between;padding:24px;color:#fff;background:linear-gradient(180deg,rgba(0,0,0,.15)0,transparent 30%,transparent 60%,rgba(0,0,0,.7) 100%)}.hero-img-large .tag{align-self:flex-start;background:#f7f6f3f2;color:var(--ink);font-family:var(--mono);font-size:11px;padding:6px 10px;border-radius:4px;letter-spacing:.02em}.hero-img-large .info{display:flex;justify-content:space-between;align-items:end}.hero-img-large .info-l h3{font-size:22px;font-weight:500;margin-bottom:4px;letter-spacing:-.015em}.hero-img-large .info-l p{font-family:var(--mono);font-size:12px;opacity:.85}.hero-img-large .info-r{text-align:right}.hero-img-large .info-r .price{font-size:24px;font-weight:400;letter-spacing:-.02em;font-family:var(--serif);font-style:italic}.hero-img-large .info-r .ppm{font-family:var(--mono);font-size:11px;opacity:.85;margin-top:2px}.hero-side{display:flex;flex-direction:column;gap:16px}.hero-img-small{flex:1;border-radius:8px;overflow:hidden;background:var(--ink);position:relative}.hero-img-small img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover}.hero-img-small .meta{position:absolute;bottom:16px;left:16px;color:#fff;font-size:13px}.hero-img-small .meta .name{font-weight:500}.hero-img-small .meta .sub{font-family:var(--mono);font-size:11px;opacity:.85;margin-top:2px}@keyframes pulse{0%,to{opacity:1}50%{opacity:.4}}.hero-meta .dot{animation:pulse 1.6s infinite}.rp-section{padding:100px 32px}.section-head{display:grid;grid-template-columns:1fr 2fr;gap:48px;margin-bottom:56px;align-items:end}.section-tag{font-family:var(--mono);font-size:11px;text-transform:uppercase;letter-spacing:.06em;color:var(--ink-soft);display:flex;align-items:center;gap:10px}.section-tag:before{content:"";display:block;width:24px;height:1px;background:var(--ink-mute)}.section-title{display:flex;flex-direction:column;gap:16px}.section-title h2{font-size:clamp(40px,5.5vw,76px);font-weight:400;letter-spacing:-.035em;line-height:1}.section-title h2 .serif{font-family:var(--serif);font-style:italic;letter-spacing:-.02em}.section-title p{font-size:17px;color:var(--ink-soft);max-width:540px;line-height:1.55}.section-cta-link{display:inline-flex;align-items:center;gap:8px;margin-top:32px;padding:10px 22px;border:1px solid var(--ink);border-radius:999px;color:var(--ink);font-size:13.5px;font-weight:500;letter-spacing:-.005em;transition:background .2s,color .2s,border-color .2s}.section-cta-link:hover{background:var(--accent);color:var(--bg);border-color:var(--accent)}.section-cta-link.on-dark{border-color:#f7f6f366;color:var(--bg)}.section-cta-link.on-dark:hover{background:var(--bg);color:var(--ink);border-color:var(--bg)}.about{background:var(--bg);border-top:1px solid var(--line-soft)}.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}.about-text{font-size:22px;line-height:1.45;font-weight:300;letter-spacing:-.015em;color:var(--ink-2);max-width:540px}.about-text+.about-text{margin-top:24px;font-size:16px;color:var(--ink-soft);font-weight:400}.about-card{border:1px solid var(--line);border-radius:12px;padding:32px;background:#fff}.about-card h3{font-family:var(--mono);font-size:11px;text-transform:uppercase;letter-spacing:.06em;color:var(--ink-mute);margin-bottom:24px}.about-list{display:flex;flex-direction:column}.about-row{display:grid;grid-template-columns:60px 1fr auto;gap:16px;padding:18px 0;border-bottom:1px solid 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16px;font-size:13px;font-weight:500;background:0 0;border:0;color:var(--ink-mute);border-radius:999px;cursor:pointer;transition:all .2s;font-family:var(--sans)}.filter-tabs button.active{background:var(--bg);color:var(--ink)}.listings-meta{font-family:var(--mono);font-size:12px;color:var(--ink-mute)}.listings-meta strong{color:var(--bg);font-weight:500}.listings-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.listing{background:#f7f6f30a;border:1px solid rgba(247,246,243,.08);border-radius:12px;overflow:hidden;transition:all .3s;cursor:pointer;display:block}.listing:hover{background:#f7f6f314;transform:translateY(-2px)}.listing-img{aspect-ratio:4/3;position:relative;overflow:hidden}.listing-img img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover;transition:transform .6s}.listing:hover .listing-img img{transform:scale(1.04)}.listing-img .badge{position:absolute;top:12px;left:12px;background:var(--bg);color:var(--ink);font-family:var(--mono);font-size:11px;padding:6px 10px;border-radius:4px;letter-spacing:.02em}.listing-img .id{position:absolute;top:12px;right:16px;font-family:var(--mono);font-size:11px;color:#fff;opacity:.85;background:#0006;padding:4px 8px;border-radius:4px;backdrop-filter:blur(6px)}.listing-body{padding:20px 22px 22px}.listing-body .top{display:flex;justify-content:space-between;align-items:start;gap:12px;margin-bottom:12px}.listing-body h3{font-size:19px;font-weight:500;letter-spacing:-.02em;line-height:1.2;color:var(--bg)}.listing-body .loc{font-family:var(--mono);font-size:11.5px;color:var(--ink-mute);margin-top:4px}.listing-body .price{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--bg);letter-spacing:-.01em;white-space:nowrap}.listing-body .specs{display:flex;gap:16px;font-family:var(--mono);font-size:11.5px;color:var(--ink-mute);padding-top:16px;border-top:1px solid rgba(247,246,243,.1)}.listing-body .specs span strong{color:var(--bg);font-weight:500;margin-right:4px}.listings-cta{margin-top:48px;display:flex;justify-content:center}.listings-cta .rp-btn{background:var(--bg);color:var(--ink)}.listings-cta .rp-btn:hover{background:var(--accent);color:#fff}.services{background:var(--bg)}.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.services-grid-4{grid-template-columns:repeat(4,1fr)}@media (max-width:1280px){.services-grid-4{grid-template-columns:repeat(2,1fr)}}.service{background:#fff;border:1px solid var(--line);border-radius:14px;padding:16px 18px;display:flex;flex-direction:column;gap:8px;min-height:180px;transition:all 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var(--line);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-style:italic;font-size:24px;color:var(--ink);margin-bottom:24px}.step.active .step-num{background:var(--ink);color:var(--bg);border-color:var(--ink)}.step .label{font-family:var(--mono);font-size:11px;color:var(--ink-mute);margin-bottom:8px;letter-spacing:.04em}.step h3{font-size:18px;font-weight:500;letter-spacing:-.02em;margin-bottom:12px}.step p{font-size:13.5px;color:var(--ink-soft);line-height:1.55}.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.member{display:flex;flex-direction:column}.member-img{aspect-ratio:1;border-radius:12px;overflow:hidden;background:var(--bg-2);margin-bottom:20px;position:relative}.member-img img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover;filter:grayscale(.2) contrast(1.05)}.member-img .role{position:absolute;top:16px;left:16px;background:var(--bg);font-family:var(--mono);font-size:11px;padding:6px 10px;border-radius:4px;letter-spacing:.02em}.member h4{font-size:22px;font-weight:500;letter-spacing:-.025em;margin-bottom:4px}.member .title-line{font-family:var(--serif);font-style:italic;font-size:16px;color:var(--ink-soft);margin-bottom:16px}.member p{font-size:14px;color:var(--ink-soft);line-height:1.55;margin-bottom:16px}.member-contact{display:flex;gap:16px;font-family:var(--mono);font-size:12px;color:var(--ink);padding-top:16px;border-top:1px solid var(--line-soft)}.latest{background:var(--bg);border-top:1px solid var(--line-soft)}.latest .section-head{align-items:end}.latest-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:28px}.latest-card{display:flex;flex-direction:column;color:var(--ink);transition:transform .3s}.latest-card:hover{transform:translateY(-3px)}.latest-card-img{aspect-ratio:4/3;overflow:hidden;background:var(--bg-2);border-radius:8px;margin-bottom:18px}.latest-card-img img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover;display:block;transition:transform .6s}.latest-card:hover .latest-card-img img{transform:scale(1.04)}.latest-card-meta{display:flex;gap:8px;align-items:center;flex-wrap:wrap;margin-bottom:12px;font-family:var(--mono);font-size:10.5px;text-transform:uppercase;letter-spacing:.08em}.latest-card-cat{color:var(--accent-deep);font-weight:600}.latest-card-sep,.latest-card-date{color:var(--ink-mute)}.latest-card-headline{font-family:var(--sans);font-weight:500;font-size:17px;letter-spacing:-.015em;line-height:1.25;color:var(--ink);margin:0 0 8px}.latest-card-excerpt{font-size:13.5px;color:var(--ink-soft);line-height:1.5;margin:0 0 12px;display:-webkit-box;-webkit-line-clamp:3;-webkit-box-orient:vertical;overflow:hidden}.latest-card-arrow{font-family:var(--mono);font-size:11px;color:var(--accent-deep);margin-top:auto;letter-spacing:.08em}.cta-strip{background:var(--ink);color:var(--bg);margin:0 16px;border-radius:24px;padding:80px 56px;display:grid;grid-template-columns:1.4fr 1fr;gap:48px;align-items:center}.cta-strip h2{font-size:clamp(36px,5vw,64px);font-weight:400;letter-spacing:-.035em;line-height:1.02}.cta-strip h2 .serif{font-family:var(--serif);font-style:italic}.cta-strip-form{display:flex;flex-direction:column;gap:12px}.cta-strip-form .input-row{display:flex;align-items:center}.cta-strip-btn{display:inline-flex;align-items:center;gap:8px;background:var(--bg);color:var(--ink);border:1.5px solid var(--bg);padding:14px 28px;border-radius:999px;font-family:var(--sans);font-size:14px;font-weight:500;letter-spacing:-.005em;cursor:pointer;transition:all .2s;text-decoration:none}.cta-strip-btn:hover{background:var(--accent);color:var(--bg);border-color:var(--accent)}.cta-strip-form .helper{font-family:var(--mono);font-size:11px;color:#9b9a93;padding-left:4px}.cta-strip-form .helper a{color:#f7f6f3d9;border-bottom:1px solid rgba(247,246,243,.3);transition:color .2s,border-color .2s}.cta-strip-form .helper a:hover{color:var(--accent);border-color:var(--accent)}.rp-footer{padding:56px 48px 36px;background:var(--bg);border-top:1px solid var(--line-soft)}.footer-display{display:flex;align-items:center;justify-content:center;gap:clamp(14px,3vw,32px);margin-bottom:clamp(40px,7vw,64px)}.footer-logo-mark{width:clamp(52px,7.5vw,110px);height:clamp(52px,7.5vw,110px);-o-object-fit:contain;object-fit:contain;flex-shrink:0}.footer-brand-name{font-family:var(--serif);font-style:italic;font-weight:400;font-size:clamp(40px,9vw,168px);line-height:.88;letter-spacing:-.04em;color:var(--ink);overflow-wrap:break-word;word-break:break-word}.footer-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:40px;padding-bottom:40px;border-bottom:1px solid var(--line-soft)}.footer-label{font-family:var(--mono);font-size:10px;text-transform:uppercase;letter-spacing:.1em;color:var(--ink-mute);margin-bottom:14px;font-weight:600}.footer-col p{font-size:14px;line-height:1.7;color:var(--ink-soft);margin:0 0 4px}.footer-col a{display:block;font-size:14px;line-height:1.7;color:var(--ink-soft);transition:color .2s;margin-bottom:2px}.footer-col a:hover{color:var(--ink)}.footer-cc-btn{display:block;font-size:14px;line-height:1.7;color:var(--ink-soft);background:0 0;border:0;padding:0;cursor:pointer;font-family:inherit;transition:color .2s;text-align:left}.footer-cc-btn:hover{color:var(--ink)}.footer-col .icon-link{display:flex;align-items:center;gap:6px}.social-icons{display:flex;flex-wrap:wrap;gap:8px;list-style:none;padding:0;margin:0}.footer-col a.social-icon{display:inline-flex;align-items:center;justify-content:center;width:38px;height:38px;margin:0;border:1px solid var(--line);color:var(--ink-soft);transition:background .2s,border-color .2s,color .2s;line-height:1}.footer-col a.social-icon svg{display:block;flex-shrink:0}.footer-col a.social-icon:hover{background:var(--ink);border-color:var(--ink);color:var(--bg)}.footer-bot{padding-top:28px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px;font-family:var(--mono);font-size:10px;color:var(--ink-mute)}.footer-bot a{color:inherit}.rp-banner{position:relative;min-height:640px;height:min(88vh,780px);background:#14110d;color:#fff;overflow:hidden;isolation:isolate}.rp-banner-img{position:absolute;inset:0;width:100%;height:100%;background-position:center;background-size:cover;background-repeat:no-repeat;z-index:0}.rp-banner:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,#0e0e0c8c,#0e0e0c1a 32%,#0e0e0c0d 58%,#0e0e0cc7),linear-gradient(90deg,#0e0e0c73,#0e0e0c00 60%);pointer-events:none;z-index:1}.rp-banner-inner{position:relative;z-index:3;height:100%;display:flex;flex-direction:column;padding:0 32px;max-width:1440px;margin:0 auto}.rp-banner-body{flex:1;display:grid;grid-template-columns:1fr auto;gap:48px;align-items:end;padding-bottom:96px}.rp-banner-title{font-family:var(--sans);font-weight:400;font-size:clamp(48px,7.5vw,108px);line-height:.94;letter-spacing:-.045em;color:#fff;max-width:1000px;margin:0;text-wrap:balance}.rp-banner-title .serif{font-family:var(--serif);font-style:italic;font-weight:400;letter-spacing:-.02em;color:#f0c69a}.rp-banner-meta-top{font-size:13.5px;color:#ffffffd1;text-align:right;display:flex;flex-direction:column;gap:6px;white-space:nowrap;margin-bottom:clamp(40px,6vw,88px)}.rp-banner-meta-top strong{color:#fff;font-weight:500}.rp-banner-meta-top .dot{display:inline-block;width:6px;height:6px;border-radius:50%;background:#5dd39e;margin-right:8px;vertical-align:middle;animation:pulse 1.6s infinite}.rp-banner-stats{position:absolute;left:0;right:0;bottom:0;z-index:2;background:#0e0e0c6b;backdrop-filter:blur(8px);border-top:1px solid rgba(255,255,255,.16)}.rp-banner-stats-inner{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;padding:18px 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h2{font-size:clamp(40px,5.5vw,76px);font-weight:400;letter-spacing:-.035em;line-height:1}.thai-head h2 .serif{font-family:var(--serif);font-style:italic;letter-spacing:-.02em}.thai-head p{font-size:17px;color:var(--ink-soft);max-width:540px;line-height:1.55}.thai-media{display:grid;grid-template-columns:1.6fr 1fr;gap:16px;height:580px;overflow:hidden}.thai-img-large{position:relative;border-radius:8px;overflow:hidden;background:#1a1a17;min-width:0;min-height:0}.thai-img-large img{width:100%;height:100%;-o-object-fit:cover;object-fit:cover}.thai-img-large .overlay{position:absolute;inset:0;display:flex;flex-direction:column;justify-content:space-between;padding:24px;color:#fff;background:linear-gradient(180deg,rgba(0,0,0,.15)0,transparent 30%,transparent 60%,rgba(0,0,0,.7) 100%)}.thai-img-large .tag{align-self:flex-start;background:#f7f6f3f2;color:var(--ink);font-family:var(--mono);font-size:11px;padding:6px 10px;border-radius:4px;letter-spacing:.02em}.thai-img-large 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.sub{font-family:var(--mono);font-size:11px;opacity:.85;margin-top:2px}@media (max-width:1024px){.hero-top{grid-template-columns:1fr}.hero-meta{text-align:left}.hero-stats,.hero-media,.listings-grid,.services-grid,.services-grid-4,.process-track,.about-grid,.cta-strip,.latest-grid{grid-template-columns:1fr}.latest-grid{grid-template-columns:repeat(2,1fr)}.process-track:before{display:none}.section-head{grid-template-columns:1fr;gap:24px;margin-bottom:40px}.listings,.cta-strip{margin:0;border-radius:0;padding-left:24px;padding-right:24px}.rp-section,.hero{padding-left:24px;padding-right:24px}.footer-grid{grid-template-columns:repeat(2,1fr);gap:32px}.rp-banner{height:auto;min-height:0;padding-bottom:0}.rp-banner-inner{padding:0 24px;position:relative}.rp-banner-body{grid-template-columns:1fr;gap:24px;padding:56px 0 120px;align-items:start}.rp-banner-meta-top{text-align:left;white-space:normal}.rp-banner-stats-inner{grid-template-columns:1fr 1fr;padding:14px 24px}.thai-offer{padding:56px 24px 16px;gap:28px}.thai-head{grid-template-columns:1fr;gap:18px;align-items:start}.thai-media{grid-template-columns:1fr;height:auto}.thai-img-large{height:360px}.thai-img-small{height:200px}}@media (max-width:640px){.latest-grid{grid-template-columns:1fr}.hero{padding-top:32px;padding-bottom:16px;gap:32px}.hero-media{height:auto}.hero-img-large{height:320px}.hero-img-small{height:180px}.hero-stat{padding:16px 0;border-right:none;border-bottom:1px solid var(--line-soft)}.hero-stat:last-child{border-bottom:none}.rp-section,.listings{padding:64px 20px}.cta-strip{padding:48px 24px}.listings-controls{flex-direction:column;align-items:stretch;gap:16px}.filter-tabs{overflow-x:auto;flex-wrap:nowrap;-webkit-overflow-scrolling:touch}.filter-tabs button{white-space:nowrap}.rp-footer{padding:40px 20px 24px}.footer-bot{flex-direction:column;gap:6px}.rp-banner-inner{padding:0 18px}.rp-banner-body{padding:40px 0 130px}.rp-banner-stats-inner{padding:12px 18px}.rp-banner-stats .item b{font-size:18px}.rp-banner-stats .item span{font-size:10px;letter-spacing:.06em}.thai-offer{padding:48px 18px 8px}.thai-img-large{height:260px}}