/* Thailand Property For Sale (thailandpropertysearch.com) - stylesheet
   Palette: Spruce (deep Gulf green), Mist, Marigold (Thai garland), River blue */
:root{
  --spruce:#0D3B3A; --spruce-2:#15524F; --spruce-3:#1F6E69; --deep:#082B2A;
  --mist:#F0F5F2; --mist-2:#E1EBE6; --paper:#FFFFFF;
  --marigold:#F2A71B; --marigold-2:#FFC456; --river:#1B6586; --river-d:#12506C;
  --ink:#19302F; --muted:#466160; --line:#C9D7D1; --warn:#8A3B12;
  --head:"Bricolage Grotesque","Segoe UI",system-ui,-apple-system,"Noto Sans Thai","Helvetica Neue",Arial,sans-serif;
  --body:"Source Serif 4",Georgia,"Times New Roman","Noto Serif Thai",serif;
  --hh:72px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--hh) + 18px)}
@media (prefers-reduced-motion:no-preference){html{scroll-behavior:smooth}}
body{margin:0;background:var(--paper);color:var(--ink);font:400 1.125rem/1.72 var(--body);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img,svg{max-width:100%}
a{color:var(--river);text-underline-offset:.18em;text-decoration-thickness:1px}
a:hover{color:var(--river-d);text-decoration-thickness:2px}
p{margin:0 0 1.1em}
h1,h2,h3,h4{font-family:var(--head);color:var(--spruce);margin:0;line-height:1.12;letter-spacing:-.018em}
h2{font-size:clamp(1.6rem,2.7vw,2.15rem);font-weight:700}
h3{font-size:1.25rem;font-weight:650;letter-spacing:-.008em}
:focus-visible{outline:3px solid var(--marigold);outline-offset:3px;border-radius:3px}
.wrap{width:min(1180px,calc(100% - 40px));margin-inline:auto}
.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:12px;top:-60px;background:var(--marigold);color:var(--deep);padding:.6rem 1rem;font:600 1rem var(--head);z-index:100;border-radius:6px}
.skip:focus{top:10px}

/* ---------- header ---------- */
.site-header{position:sticky;top:0;z-index:60;background:var(--paper);border-bottom:1px solid var(--line)}
.hdr{display:flex;align-items:center;gap:1rem;min-height:var(--hh)}
.logo{display:block;flex:0 0 auto;line-height:0}
.logo img{height:54px;width:auto;max-width:220px;object-fit:contain;display:block}
.nav{margin-left:auto;display:flex;align-items:center;gap:.6rem}
.nav>ul{list-style:none;margin:0;padding:0;display:flex;gap:.1rem}
.nav li{position:relative}
.nav a,.nav .nb{white-space:nowrap;font:550 .94rem/1 var(--head);color:var(--ink);text-decoration:none;padding:.8rem .72rem;display:block;background:none;border:0;cursor:pointer;border-radius:6px}
.hdr-cta .btn{white-space:nowrap}
.nav a:hover,.nav .nb:hover,.nav a[aria-current="page"]{color:var(--spruce);background:var(--mist)}
.nav .nb::after{content:"";display:inline-block;margin-left:.4rem;width:.42em;height:.42em;border-right:2px solid currentColor;border-bottom:2px solid currentColor;transform:translateY(-.2em) rotate(45deg)}
.sub{list-style:none;margin:0;padding:.5rem;position:absolute;left:0;top:100%;min-width:270px;background:var(--paper);border:1px solid var(--line);border-radius:10px;box-shadow:0 14px 34px rgba(8,43,42,.16);display:none}
.has-sub:hover>.sub,.has-sub:focus-within>.sub,.has-sub.open>.sub{display:block}
.sub a{font-weight:500;padding:.6rem .75rem}
.sub .grp{font:600 .8rem/1.2 var(--head);color:var(--muted);padding:.6rem .75rem .2rem}
.hdr-cta{display:flex;align-items:center;gap:.8rem}
.hdr-phone{font:600 .95rem var(--head);color:var(--spruce);text-decoration:none;white-space:nowrap}
.menu-btn{display:none;margin-left:auto;font:600 .95rem var(--head);background:var(--spruce);color:#fff;border:0;border-radius:8px;padding:.7rem 1rem;cursor:pointer}

@media (min-width:961px){.nav .m-cta{display:none}}
@media (max-width:1200px) and (min-width:961px){.hdr-phone{display:none}}
/* ---------- buttons ---------- */
.btn{display:inline-block;font:650 1rem/1.1 var(--head);background:var(--marigold);color:var(--deep);padding:.95rem 1.4rem;border-radius:9px;text-decoration:none;border:2px solid var(--marigold);cursor:pointer;transition:background .15s,transform .15s}
.btn:hover{background:var(--marigold-2);border-color:var(--marigold-2);color:var(--deep)}
.btn:active{transform:translateY(1px)}
.btn.sm{padding:.7rem 1rem;font-size:.93rem}
.btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.55)}
.btn.ghost:hover{background:rgba(255,255,255,.12);color:#fff;border-color:#fff}
.btn.dark{background:var(--spruce);border-color:var(--spruce);color:#fff}
.btn.dark:hover{background:var(--spruce-2);border-color:var(--spruce-2);color:#fff}

/* ---------- home hero ---------- */
.hero{background:var(--spruce);color:#fff;position:relative;overflow:hidden}
.hero::before{content:"";position:absolute;inset:0;background:
 radial-gradient(1200px 520px at 85% 0%,rgba(31,110,105,.55),transparent 60%),
 repeating-radial-gradient(circle at 92% 108%,transparent 0 38px,rgba(255,255,255,.045) 38px 39px);pointer-events:none}
.hero .grid{position:relative;display:grid;grid-template-columns:minmax(0,1.08fr) minmax(0,.92fr);gap:3rem;align-items:center;padding:3.6rem 0 4rem}
.hero h1{color:#fff;font-weight:750;font-size:clamp(2.35rem,4.9vw,4rem);line-height:1.03;letter-spacing:-.03em}
.hero .lead{font-size:1.2rem;color:#D6E6E0;max-width:34em;margin:1.2rem 0 1.6rem}
.finder{background:var(--paper);color:var(--ink);border-radius:14px;padding:1.2rem 1.2rem 1.3rem;max-width:560px;box-shadow:0 18px 40px rgba(0,0,0,.28)}
.finder h2{font-size:1.15rem;margin-bottom:.8rem}
.finder .row{display:grid;grid-template-columns:1fr 1fr;gap:.7rem}
.finder .btn{width:100%;margin-top:.8rem}
.finder p.note{font-size:.9rem;color:var(--muted);margin:.7rem 0 0}
label{display:block;font:600 .88rem var(--head);color:var(--spruce);margin-bottom:.3rem}
input,select,textarea{width:100%;font:400 1rem var(--body);color:var(--ink);background:#fff;border:1.5px solid #9DB3AB;border-radius:8px;padding:.7rem .75rem}
input:focus,select:focus,textarea:focus{border-color:var(--river);outline:3px solid rgba(27,101,134,.25)}
textarea{min-height:130px;resize:vertical}
.geo{position:relative}
.geo svg{width:100%;height:auto;display:block;border-radius:16px;border:1px solid rgba(255,255,255,.14)}
.geo .pin a{cursor:pointer}
.geo .pin circle.dot{fill:var(--marigold);stroke:var(--deep);stroke-width:2}
.geo .pin circle.ring{fill:none;stroke:var(--marigold);stroke-width:1.5;opacity:.6;transition:r .2s,opacity .2s}
.geo .pin:hover circle.ring,.geo .pin a:focus-visible circle.ring{r:17;opacity:1}
.geo .pin text{font:600 14px var(--head);fill:#fff;paint-order:stroke;stroke:#082B2A;stroke-width:4px}
.geo .pin text.c{font:500 10.5px var(--head);fill:#A9CFC6;stroke-width:3px}
.geo .route{fill:none;stroke:var(--marigold);stroke-width:2;stroke-dasharray:3 7;stroke-linecap:round}
@media (prefers-reduced-motion:no-preference){.geo .route{stroke-dasharray:600;stroke-dashoffset:600;animation:draw 2.4s .5s ease-out forwards}@keyframes draw{to{stroke-dashoffset:0}}}
.geo figcaption{font:500 .8rem var(--head);color:#A9CFC6;margin-top:.6rem}

/* ---------- sections ---------- */
.sec{padding:4.2rem 0}
.sec.mist{background:var(--mist)}
.sec.dark{background:var(--spruce);color:#E3EFEA}
.sec.dark h2,.sec.dark h3{color:#fff}
.sec.dark a{color:var(--marigold-2)}
.sec-head{max-width:46rem;margin-bottom:2.2rem}
.sec-head p{color:var(--muted);font-size:1.1rem;margin:.8rem 0 0}
.dark .sec-head p{color:#B9D3CA}

.answers{display:grid;grid-template-columns:repeat(4,1fr);border:1.5px solid var(--spruce);border-radius:12px;background:#fff;overflow:hidden;margin:0}
.answers div{padding:1.2rem 1.2rem 1.3rem;border-left:1.5px solid var(--line)}
.answers div:first-child{border-left:0}
.answers dt{font:700 1.02rem/1.25 var(--head);color:var(--spruce);margin-bottom:.4rem}
.answers dd{margin:0;font-size:1rem;line-height:1.55;color:var(--ink)}

/* area tiles */
.tiles{display:grid;grid-template-columns:repeat(6,1fr);gap:1rem}
.tile{grid-column:span 2;background:var(--paper);border:1.5px solid var(--line);border-radius:14px;padding:1.3rem 1.3rem 1.2rem;text-decoration:none;color:var(--ink);display:flex;flex-direction:column;gap:.5rem;transition:border-color .15s,box-shadow .15s}
.tile:hover{border-color:var(--spruce);box-shadow:0 10px 26px rgba(13,59,58,.12);color:var(--ink)}
.tile.big{grid-column:span 3;background:var(--spruce);color:#E3EFEA;border-color:var(--spruce)}
.tile.big h3{color:#fff;font-size:1.6rem}
.tile.big:hover{color:#fff;background:var(--spruce-2)}
.tile svg{width:76px;height:52px;stroke:currentColor;fill:none;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;color:var(--spruce-3)}
.tile.big svg{color:var(--marigold)}
.tile .coords{font:500 .82rem var(--head);color:var(--muted)}
.tile.big .coords{color:#A9CFC6}
.tile p{margin:0;font-size:1rem;line-height:1.55}
.tile .go{margin-top:auto;font:650 .95rem var(--head);color:var(--river)}
.tile.big .go{color:var(--marigold-2)}

/* property types as ruled rows */
.rows{border-top:1.5px solid var(--spruce)}
.rows a.r{display:grid;grid-template-columns:minmax(0,15rem) minmax(0,1fr) auto;gap:1.4rem;align-items:baseline;padding:1.15rem .2rem;border-bottom:1px solid var(--line);text-decoration:none;color:var(--ink)}
.rows a.r:hover{background:var(--mist)}
.rows .t{font:700 1.2rem var(--head);color:var(--spruce)}
.rows .d{font-size:1rem;line-height:1.55}
.rows .m{font:600 .9rem var(--head);color:var(--river);white-space:nowrap}

/* steps */
.steps{list-style:none;margin:0;padding:0;counter-reset:s;max-width:52rem}
.steps li{counter-increment:s;position:relative;padding:0 0 1.6rem 3.6rem;border-left:2px solid var(--line);margin-left:1.2rem}
.steps li:last-child{border-left-color:transparent;padding-bottom:0}
.steps li::before{content:counter(s);position:absolute;left:-1.25rem;top:-.1rem;width:2.4rem;height:2.4rem;border-radius:50%;background:var(--spruce);color:#fff;font:700 1rem/2.4rem var(--head);text-align:center}
.steps h3{margin-bottom:.25rem}
.steps p{margin:0;color:var(--ink)}

.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:3rem;align-items:start}
.checks{list-style:none;margin:0 0 1.2rem;padding:0}
.checks li{position:relative;padding:.35rem 0 .35rem 1.8rem}
.checks li::before{content:"";position:absolute;left:.1rem;top:.82rem;width:.9rem;height:.5rem;border-left:2.5px solid var(--spruce-3);border-bottom:2.5px solid var(--spruce-3);transform:rotate(-45deg)}

/* forms */
.form{background:var(--paper);border:1.5px solid var(--line);border-radius:14px;padding:1.5rem}
.sec.dark .form{color:var(--ink);border-color:transparent}
.sec.dark .form h2,.sec.dark .form h3{color:var(--spruce)}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:.9rem;margin-bottom:.9rem}
.form .full{margin-bottom:.9rem}
.form .hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-status{margin-top:.9rem;font:600 1rem var(--head);min-height:1.5em}
.form-status.ok{color:#14663F}.form-status.err{color:var(--warn)}
.fine{font-size:.88rem;color:var(--muted);margin:.8rem 0 0}

/* faq */
.faq details{border-bottom:1px solid var(--line)}
.faq details:first-child{border-top:1.5px solid var(--spruce)}
.faq summary{cursor:pointer;list-style:none;font:650 1.1rem/1.35 var(--head);color:var(--spruce);padding:1.05rem 2.4rem 1.05rem .2rem;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:.4rem;top:.82rem;font:500 1.6rem/1 var(--head);color:var(--river)}
.faq details[open] summary::after{content:"\2212"}
.faq .a{padding:0 .2rem 1.2rem;max-width:62rem}
.faq .a p:last-child{margin-bottom:0}

/* long-form seo text */
.seo-text{columns:2;column-gap:3rem}
.seo-text .blk{break-inside:avoid-column;margin-bottom:1.4rem}
.seo-text h3{margin:0 0 .4rem;font-size:1.1rem}
.seo-text p{margin:0;font-size:1.02rem;line-height:1.68}

/* ---------- inner pages ---------- */
.phero{background:var(--spruce);color:#fff;position:relative;overflow:hidden;padding:1.4rem 0 3rem}
.phero::before{content:"";position:absolute;inset:0;background:repeating-radial-gradient(circle at 96% 120%,transparent 0 34px,rgba(255,255,255,.05) 34px 35px);pointer-events:none}
.phero .wrap{position:relative}
.crumbs{font:500 .88rem var(--head);color:#A9CFC6;margin-bottom:1.6rem}
.crumbs ol{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:.2rem .5rem}
.crumbs li+li::before{content:"/";margin-right:.5rem;color:#6FA399}
.crumbs a{color:#D6E6E0}
.phero h1{color:#fff;font-weight:750;font-size:clamp(2rem,4vw,3.2rem);line-height:1.06;letter-spacing:-.028em;max-width:22em}
.phero .lead{font-size:1.2rem;color:#D6E6E0;max-width:44rem;margin:1rem 0 0}
.chip{display:inline-block;margin-top:1.3rem;font:550 .86rem var(--head);color:var(--marigold-2);border:1px solid rgba(255,196,86,.5);border-radius:99px;padding:.35rem .85rem}
.layout{display:grid;grid-template-columns:minmax(0,1fr) 310px;gap:3.4rem;padding:3rem 0 4rem;align-items:start}
.prose{max-width:46rem}
.prose h2{margin:2.8rem 0 .9rem;padding-top:.2rem}
.prose>h2:first-child,.prose>.short+h2{margin-top:0}
.prose h3{margin:1.8rem 0 .5rem}
.prose ul,.prose ol{padding-left:1.3rem;margin:0 0 1.2em}
.prose li{margin:.3rem 0}
.prose strong{color:var(--spruce)}
.prose blockquote{margin:1.4rem 0;padding:.2rem 0 .2rem 1.2rem;border-left:4px solid var(--marigold);font-style:italic}
.tablewrap{overflow-x:auto;margin:0 0 1.5rem;border:1px solid var(--line);border-radius:10px}
table{border-collapse:collapse;width:100%;font-size:.98rem;line-height:1.45;min-width:520px}
th,td{padding:.7rem .9rem;text-align:left;vertical-align:top;border-bottom:1px solid var(--line)}
th{font:650 .92rem var(--head);background:var(--mist);color:var(--spruce)}
tr:last-child td{border-bottom:0}
.facts{margin:0 0 2rem;border:1.5px solid var(--spruce);border-radius:12px;overflow:hidden;background:var(--mist)}
.facts h2{font-size:1.1rem!important;margin:0!important;padding:.8rem 1.1rem;background:var(--spruce);color:#fff}
.facts dl{margin:0;display:grid;grid-template-columns:11rem 1fr}
.facts dt,.facts dd{padding:.7rem 1.1rem;border-bottom:1px solid var(--line);margin:0;font-size:1rem;line-height:1.5}
.facts dt{font:650 .93rem var(--head);color:var(--spruce)}
.facts dt:last-of-type,.facts dd:last-of-type{border-bottom:0}
.short{background:#FFF7E6;border:1.5px solid var(--marigold);border-radius:12px;padding:1rem 1.2rem;margin:0 0 2rem}
.short strong{font-family:var(--head);color:var(--deep)}
.short p{margin:0}
.aside{position:sticky;top:calc(var(--hh) + 20px);display:grid;gap:1.1rem}
.toc,.cta-card{border:1.5px solid var(--line);border-radius:12px;padding:1.1rem 1.2rem}
.toc h2{font-size:1rem;margin-bottom:.5rem}
.toc ol{list-style:none;margin:0;padding:0;font:500 .95rem/1.35 var(--head)}
.toc li{margin:.35rem 0}
.toc a{text-decoration:none;color:var(--ink)}
.toc a:hover{color:var(--river);text-decoration:underline}
.cta-card{background:var(--spruce);border-color:var(--spruce);color:#D6E6E0}
.cta-card h2{color:#fff;font-size:1.2rem;margin-bottom:.5rem}
.cta-card p{font-size:.98rem;line-height:1.55;margin:0 0 .9rem}
.cta-card .btn{width:100%;text-align:center}
.cta-card .ph{display:block;margin-top:.8rem;font:650 1.05rem var(--head);color:var(--marigold-2);text-decoration:none;text-align:center}
.related{background:var(--mist);padding:3rem 0}
.related h2{font-size:1.5rem;margin-bottom:1rem}
.related ul{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(2,1fr);gap:.2rem 2.5rem}
.related li{border-bottom:1px solid var(--line)}
.related a{display:block;padding:.75rem 0;font:600 1.02rem var(--head);text-decoration:none;color:var(--spruce)}
.related a:hover{color:var(--river)}
.related a span{display:block;font:400 .93rem/1.4 var(--body);color:var(--muted);margin-top:.15rem}
.band{background:var(--deep);color:#D6E6E0;padding:2.6rem 0}
.band .wrap{display:flex;flex-wrap:wrap;gap:1.2rem 2.5rem;align-items:center;justify-content:space-between}
.band h2{color:#fff;font-size:1.6rem}
.band p{margin:.3rem 0 0;color:#B9D3CA}
.band .acts{display:flex;gap:.8rem;flex-wrap:wrap}

/* calculator */
.calc{border:1.5px solid var(--spruce);border-radius:14px;background:var(--mist);padding:1.4rem;margin:1.4rem 0 2rem}
.calc h3{margin:0 0 .8rem}
.calc .row{display:grid;grid-template-columns:1fr 1fr;gap:.9rem}
.calc output{display:block;margin-top:1.1rem}
.calc .res{display:grid;grid-template-columns:1fr auto;gap:.3rem 1rem;font:550 1rem var(--head);padding:1rem 1.1rem;background:#fff;border-radius:10px;border:1px solid var(--line)}
.calc .res b{text-align:right;color:var(--spruce)}
.calc .res .tot{border-top:1.5px solid var(--spruce);padding-top:.5rem;margin-top:.3rem}

/* footer */
.site-footer{background:var(--deep);color:#B9D3CA;padding:3.4rem 0 3rem;font-size:1rem}
.site-footer h2{font-size:1rem;color:#fff;margin-bottom:.7rem;letter-spacing:0}
.site-footer a{color:#D6E6E0;text-decoration:none}
.site-footer a:hover{color:var(--marigold-2);text-decoration:underline}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2.4rem}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin:.4rem 0;line-height:1.4}
.site-footer address{font-style:normal;line-height:1.7}
.fbase{border-top:1px solid rgba(255,255,255,.14);margin-top:2.4rem;padding-top:1.3rem;font-size:.9rem;display:flex;flex-wrap:wrap;gap:.5rem 2rem;justify-content:space-between}
.disclaimer{max-width:60rem;font-size:.88rem;line-height:1.6;color:#8FB3A9;margin-top:1.2rem}

.mbar{display:none}

/* ---------- responsive ---------- */
@media (max-width:1060px){
  .hero .grid{grid-template-columns:1fr;gap:2.2rem}
  .geo{max-width:560px}
  .layout{grid-template-columns:minmax(0,1fr)}
  .aside{position:static;grid-template-columns:1fr 1fr}
  .answers{grid-template-columns:1fr 1fr}
  .answers div:nth-child(3){border-left:0}
  .answers div:nth-child(n+3){border-top:1.5px solid var(--line)}
  .tile{grid-column:span 3}.tile.big{grid-column:span 6}
  .fgrid{grid-template-columns:1fr 1fr}
}
@media (max-width:960px){
  .menu-btn{display:block}
  .hdr-cta{display:none}
  .js .nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--line);padding:.6rem 20px 1.2rem;flex-direction:column;align-items:stretch;max-height:calc(100vh - var(--hh));overflow:auto;box-shadow:0 16px 30px rgba(8,43,42,.16)}
  .js .nav.open{display:flex}
  .nav{flex-wrap:wrap}
  .nav>ul{flex-direction:column;width:100%}
  .nav .nb::after{display:none}
  .nav .nb{font-weight:700;color:var(--spruce);padding-bottom:.2rem;cursor:default}
  .sub{display:block;position:static;box-shadow:none;border:0;padding:0 0 .4rem .6rem;min-width:0}
}
@media (max-width:720px){
  body{font-size:1.06rem;padding-bottom:4.6rem}
  .sec{padding:3rem 0}
  .rows a.r{grid-template-columns:1fr;gap:.2rem}
  .split{grid-template-columns:1fr}
  .seo-text{columns:1}
  .answers{grid-template-columns:1fr}
  .answers div{border-left:0;border-top:1.5px solid var(--line)}
  .answers div:first-child{border-top:0}
  .tile,.tile.big{grid-column:span 6}
  .finder .row,.form .row,.calc .row{grid-template-columns:1fr}
  .related ul{grid-template-columns:1fr}
  .aside{grid-template-columns:1fr}
  .facts dl{grid-template-columns:1fr}
  .facts dt{border-bottom:0;padding-bottom:0}
  .fgrid{grid-template-columns:1fr}
  .logo img{height:46px}
  .mbar{display:grid;grid-template-columns:1fr 1fr;gap:.6rem;position:fixed;left:0;right:0;bottom:0;z-index:55;background:var(--paper);padding:.6rem .8rem calc(.6rem + env(safe-area-inset-bottom));border-top:1px solid var(--line);box-shadow:0 -8px 22px rgba(8,43,42,.12)}
  .mbar .btn{text-align:center;padding:.8rem .5rem;font-size:.95rem}
}
@media print{.site-header,.mbar,.band,.aside,.finder{display:none}.phero{background:#fff;color:#000}.phero h1{color:#000}}