:root{
 --black:#07090c;--ink:#111827;--navy:#071a2f;--navy2:#0d2948;--blue:#124dd6;--blue2:#2367ee;
 --pale:#e9f1fb;--paper:#fff;--off:#f4f6f8;--line:#dce1e7;--muted:#5e6773;--gold:#b08a48;
 --max:1460px;--utility:42px;--header:86px;--sans:Arial,Helvetica,sans-serif;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:var(--sans);line-height:1.5;background:#fff;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}
a{color:inherit;text-decoration:none}img{display:block;max-width:100%}button,input,textarea,select{font:inherit}.container{width:min(var(--max),calc(100% - 88px));margin:auto}.kicker{font-size:12px;font-weight:800;letter-spacing:.13em;text-transform:uppercase}.display{font-size:clamp(58px,7.2vw,118px);font-weight:400;letter-spacing:-.068em;line-height:.91;margin:0}.section-title{font-size:clamp(44px,5.2vw,82px);font-weight:400;letter-spacing:-.056em;line-height:.98;margin:0}.body-lg{font-size:clamp(19px,1.45vw,25px);line-height:1.4}.body-md{font-size:18px;line-height:1.55}.muted{color:var(--muted)}
.preview-note{background:#f7f0e4;color:#5b4420;border-bottom:1px solid #e3d1ae;text-align:center;padding:8px 20px;font-size:12px;font-weight:700;letter-spacing:.02em}.preview-note strong{text-transform:uppercase;letter-spacing:.08em}
.utility{height:var(--utility);background:#050505;color:#fff;font-size:11px;font-weight:700;letter-spacing:.06em}.utility .container{height:100%;display:flex;align-items:center;justify-content:space-between}.utility-left,.utility-right{display:flex;align-items:center;gap:24px}.utility a{opacity:.88}.utility a:hover{opacity:1}.utility .dot{width:5px;height:5px;border-radius:50%;background:var(--blue2)}
.site-header{height:var(--header);background:#fff;position:sticky;top:0;z-index:50;border-bottom:1px solid #e7e7e7}.header-inner{height:100%;display:flex;align-items:center;justify-content:space-between;gap:32px}.brand{display:flex;align-items:center;gap:13px;min-width:290px}.brand-mark{width:30px;height:30px}.brand-name{font-size:27px;font-weight:800;letter-spacing:-.055em}.nav{display:flex;align-items:center;gap:30px;margin-left:auto}.nav>a{font-size:13px;font-weight:700;padding:31px 0;position:relative;white-space:nowrap}.nav>a:after{content:"";position:absolute;left:0;right:100%;bottom:22px;height:2px;background:var(--blue);transition:.25s}.nav>a:hover:after,.nav>a.active:after{right:0}.header-actions{display:flex;align-items:center;gap:14px}.search-btn,.menu-btn{border:0;background:none;padding:9px;cursor:pointer}.search-btn svg{width:22px}.login-btn{font-size:13px;font-weight:700;background:var(--black);color:#fff;padding:15px 19px}.menu-btn{display:none;width:42px}.menu-btn span{height:2px;background:#111;display:block;margin:7px 0}
.search-overlay{position:fixed;inset:0;background:rgba(2,8,16,.97);z-index:90;color:#fff;display:none}.search-overlay.open{display:block}.search-shell{width:min(1050px,calc(100% - 44px));margin:18vh auto}.search-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:42px}.search-close{border:0;background:none;color:#fff;font-size:36px;cursor:pointer}.search-field{width:100%;background:transparent;color:#fff;border:0;border-bottom:2px solid #fff;padding:16px 0;font-size:clamp(32px,5vw,72px);outline:none}.search-results{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;margin-top:30px}.search-results a{border:1px solid #425066;padding:18px;display:block}.search-results a:hover{background:var(--blue);border-color:var(--blue)}
.hero{min-height:720px;height:calc(100vh - var(--utility) - var(--header));position:relative;overflow:hidden;color:#fff;background:var(--navy)}.hero-bg{position:absolute;inset:0;background:url('../images/hero-plaza.webp') center/cover no-repeat}.hero-bg:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(1,8,17,.83),rgba(4,16,30,.22) 52%,rgba(4,16,30,.25)),linear-gradient(0deg,rgba(1,7,14,.72),transparent 55%)}.hero .container{height:100%;display:flex;align-items:flex-end;justify-content:flex-end;position:relative;z-index:2;padding-bottom:82px}.hero-copy{width:min(780px,66%);margin-left:auto}.hero h1{font-size:clamp(60px,7.1vw,112px);font-weight:400;letter-spacing:-.066em;line-height:.92;margin:0;text-shadow:0 2px 18px rgba(0,0,0,.25)}.hero p{font-size:19px;max-width:650px;margin:30px 0 0;color:#f7f8fa}.hero-meta{position:absolute;left:44px;bottom:38px;display:flex;gap:15px;align-items:center;font-size:11px;font-weight:800;letter-spacing:.11em;text-transform:uppercase;z-index:3}.hero-meta:before{content:"";width:58px;height:1px;background:#fff}
.section{padding:112px 0}.section.off{background:var(--off)}.section.black{background:var(--black);color:#fff}.section.navy{background:var(--navy);color:#fff}.section.pale{background:var(--pale)}.intro-grid,.copy-grid{display:grid;grid-template-columns:1.06fr .94fr;gap:100px;align-items:start}.intro-grid .right,.copy-grid .prose{padding-top:15px}.intro-grid p{margin-top:0}.prose p{font-size:19px;margin:0 0 22px}.button{display:inline-flex;align-items:center;justify-content:center;min-width:168px;background:var(--blue);color:#fff;padding:16px 20px;font-size:13px;font-weight:800;border:1px solid var(--blue);transition:.22s}.button:hover{background:#092f91;border-color:#092f91}.button.outline{background:transparent;border-color:currentColor;color:inherit}.button.white{background:#fff;color:#10151d;border-color:#fff}.button.black{background:#111;border-color:#111}.text-link{font-size:13px;font-weight:800;border-bottom:1px solid currentColor;padding-bottom:4px}.small-note{font-size:12px;color:var(--muted);line-height:1.45}
.business-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:74px}.business-card{position:relative;min-height:440px;overflow:hidden;background:#101010;color:#fff}.business-card .image{position:absolute;inset:0;background:center/cover no-repeat;transition:transform .7s ease}.business-card:hover .image{transform:scale(1.035)}.business-card:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.82),transparent 65%)}.business-card .copy{position:absolute;left:30px;right:30px;bottom:28px;z-index:2}.business-card h3{font-size:33px;font-weight:400;letter-spacing:-.04em;margin:0 0 10px}.business-card p{font-size:15px;margin:0;color:#f1f2f4}.business-card .living{background-image:url('../images/multifamily.webp')}.business-card .industrial{background-image:url('../images/industrial.webp')}.business-card .commercial{background-image:url('../images/office.webp')}.business-card .credit{background-image:url('../images/property-parkline.webp')}.business-card .development{background-image:url('../images/business-street.webp')}.business-card .special{background-image:url('../images/retail.webp')}
.platform{display:grid;grid-template-columns:1.05fr .95fr;min-height:650px}.platform-copy{padding:105px max(44px,calc((100vw - var(--max))/2));padding-right:6vw}.platform-image{background:url('../images/about-lobby.webp') center/cover no-repeat;min-height:600px}.stats{display:grid;grid-template-columns:repeat(3,1fr);margin-top:64px;border-top:1px solid #bcc5d1}.stat{padding:29px 24px 0 0;border-right:1px solid #bcc5d1}.stat:last-child{border-right:0;padding-left:24px}.stat:nth-child(2){padding-left:24px}.stat strong{font-size:35px;font-weight:400;letter-spacing:-.04em;display:block}.stat span{font-size:13px;color:var(--muted);display:block;margin-top:8px}
.insights-head{display:grid;grid-template-columns:1fr 1fr;gap:90px;margin-bottom:52px}.insights-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}.insight-card{border:1px solid #cbd1d8;background:#fff;min-height:420px;display:flex;flex-direction:column;transition:.25s}.insight-card:hover{transform:translateY(-5px);box-shadow:0 15px 40px rgba(0,0,0,.09)}.insight-thumb{height:185px;background:center/cover no-repeat}.insight-card:nth-child(1) .insight-thumb{background-image:url('../images/property-alder.webp')}.insight-card:nth-child(2) .insight-thumb{background-image:url('../images/industrial.webp')}.insight-card:nth-child(3) .insight-thumb{background-image:url('../images/property-parkline.webp')}.insight-card:nth-child(4) .insight-thumb{background-image:url('../images/property-riverside.webp')}.insight-body{padding:25px;display:flex;flex-direction:column;flex:1}.insight-type{font-size:11px;font-weight:800;letter-spacing:.09em;text-transform:uppercase;color:var(--blue)}.insight-card h3{font-size:24px;font-weight:400;line-height:1.16;letter-spacing:-.03em;margin:17px 0}.insight-card .text-link{margin-top:auto;align-self:flex-start}
.feature{display:grid;grid-template-columns:1.12fr .88fr;min-height:690px}.feature-image{background:url('../images/strategy-lounge.webp') center/cover no-repeat}.feature-copy{background:var(--blue);color:#fff;padding:85px 7vw;display:flex;flex-direction:column;justify-content:center}.feature-copy h2{font-size:clamp(48px,5vw,82px);font-weight:400;letter-spacing:-.058em;line-height:.97;margin:20px 0 24px}.feature-copy p{font-size:20px;max-width:560px}.feature-copy .button{align-self:flex-start;margin-top:18px}
.audience{display:grid;grid-template-columns:1fr 1fr}.audience-card{position:relative;min-height:600px;color:#fff;overflow:hidden}.audience-card .image{position:absolute;inset:0;background:center/cover no-repeat;transition:transform .7s}.audience-card:hover .image{transform:scale(1.03)}.audience-card:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.78),rgba(0,0,0,.08) 65%)}.audience-card.careers .image{background-image:url('../images/business-street.webp')}.audience-card.partners .image{background-image:url('../images/investor-lounge.webp')}.audience-card .copy{position:absolute;left:8%;right:8%;bottom:50px;z-index:2}.audience-card h3{font-size:52px;font-weight:400;letter-spacing:-.05em;margin:0 0 15px}.audience-card p{font-size:17px;max-width:560px}.audience-card .button{margin-top:17px}
.cta-band{background:var(--pale);padding:98px 0}.cta-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px;align-items:center}.cta-grid p{font-size:20px;max-width:620px}
.page-hero{min-height:575px;position:relative;color:#fff;display:flex;align-items:flex-end;background:var(--navy);overflow:hidden}.page-hero .bg{position:absolute;inset:0;background:center/cover no-repeat}.page-hero .bg:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(1,8,18,.9),rgba(1,10,22,.38) 58%,rgba(1,8,18,.15)),linear-gradient(0deg,rgba(0,0,0,.55),transparent 55%)}.page-hero .container{position:relative;z-index:2;padding-bottom:72px}.page-hero h1{font-size:clamp(64px,7vw,108px);font-weight:400;letter-spacing:-.065em;line-height:.92;margin:12px 0 18px;max-width:980px}.page-hero p{font-size:20px;max-width:720px;margin:0}.page-hero.about .bg{background-image:url('../images/about-lobby.webp')}.page-hero.businesses .bg{background-image:url('../images/business-street.webp')}.page-hero.strategy .bg{background-image:url('../images/strategy-lounge.webp')}.page-hero.markets .bg{background-image:url('../images/markets-skyline.webp')}.page-hero.portfolio .bg{background-image:url('../images/hero-plaza.webp')}.page-hero.people .bg{background-image:url('../images/investor-lounge.webp')}.page-hero.insights .bg{background-image:url('../images/insights-boardroom.webp')}.page-hero.investor .bg{background-image:url('../images/investor-lounge.webp')}.page-hero.contact .bg{background-image:url('../images/markets-skyline.webp')}
.principles{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line);margin-top:72px}.principle{padding:36px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-height:240px}.principle .num{color:var(--blue);font-size:12px;font-weight:800}.principle h3{font-size:29px;font-weight:400;letter-spacing:-.035em;margin:24px 0 12px}.principle p{margin:0;color:var(--muted)}
.detail-list{margin-top:70px;border-top:1px solid var(--line)}.detail-row{display:grid;grid-template-columns:.8fr 1.2fr;gap:50px;padding:42px 0;border-bottom:1px solid var(--line)}.detail-row h3{font-size:34px;font-weight:400;letter-spacing:-.04em;margin:0}.detail-row p{font-size:18px;margin:0;max-width:760px}.detail-row ul{margin:14px 0 0;padding-left:19px;color:var(--muted)}
.process{display:grid;grid-template-columns:repeat(6,1fr);border-top:1px solid #6b7b8f;border-left:1px solid #6b7b8f;margin-top:62px}.step{padding:30px 22px;border-right:1px solid #6b7b8f;border-bottom:1px solid #6b7b8f;min-height:275px}.step .num{font-size:12px;font-weight:800;color:#86a9e8}.step h3{font-size:21px;font-weight:400;margin:24px 0 12px}.step p{font-size:14px;color:#d5deea;margin:0}
.market-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:68px}.market-card{min-height:420px;position:relative;overflow:hidden;color:#fff;padding:42px;display:flex;flex-direction:column;justify-content:flex-end}.market-card:before{content:"";position:absolute;inset:0;background:center/cover no-repeat;transition:.5s}.market-card.us:before{background-image:url('../images/property-alder.webp')}.market-card.eu:before{background-image:url('../images/business-street.webp')}.market-card:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.82),rgba(0,0,0,.12))}.market-card>*{position:relative;z-index:2}.market-card h3{font-size:44px;font-weight:400;letter-spacing:-.05em;margin:0 0 12px}.market-card p{font-size:17px;max-width:520px}.region-list{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--line);border-left:1px solid var(--line);margin-top:60px}.region{padding:28px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}.region h4{font-size:18px;margin:0 0 8px}.region p{font-size:14px;color:var(--muted);margin:0}
.snapshot{background:var(--navy);color:#fff;padding:35px;border-radius:2px;margin-top:62px}.snapshot-top{display:flex;justify-content:space-between;align-items:end;gap:30px;border-bottom:1px solid #40516a;padding-bottom:22px}.snapshot h3{font-size:30px;font-weight:400;margin:0}.snapshot .tag{font-size:11px;font-weight:800;text-transform:uppercase;letter-spacing:.1em;color:#9bbcf8}.snapshot-grid{display:grid;grid-template-columns:repeat(5,1fr)}.snap{padding:28px 18px;border-right:1px solid #40516a}.snap:last-child{border-right:0}.snap strong{font-size:36px;font-weight:400;display:block}.snap span{font-size:13px;color:#cbd7e6}
.portfolio-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:62px}.asset-card{border:1px solid var(--line);background:#fff;overflow:hidden}.asset-card .image{height:250px;background:center/cover no-repeat}.asset-card .body{padding:25px}.asset-card .eyebrow{font-size:11px;font-weight:800;color:var(--blue);text-transform:uppercase;letter-spacing:.09em}.asset-card h3{font-size:28px;font-weight:400;letter-spacing:-.035em;margin:12px 0 7px}.asset-card p{color:var(--muted);margin:0 0 17px}.asset-meta{display:flex;gap:18px;border-top:1px solid var(--line);padding-top:16px;font-size:13px}.asset-meta span{display:block}.asset-card:nth-child(1) .image{background-image:url('../images/property-alder.webp')}.asset-card:nth-child(2) .image{background-image:url('../images/industrial.webp')}.asset-card:nth-child(3) .image{background-image:url('../images/property-parkline.webp')}.asset-card:nth-child(4) .image{background-image:url('../images/retail.webp')}.asset-card:nth-child(5) .image{background-image:url('../images/multifamily.webp')}.asset-card:nth-child(6) .image{background-image:url('../images/property-riverside.webp')}.asset-card:nth-child(7) .image{background-image:url('../images/office.webp')}.asset-card:nth-child(8) .image{background-image:url('../images/life-science.webp')}.asset-card:nth-child(9) .image{background-image:url('../images/hospitality.webp')}
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:62px}.person{border:1px solid var(--line);background:#fff;overflow:hidden}.person img{width:100%;height:420px;object-fit:cover;object-position:center top}.person .body{padding:25px}.person h3{font-size:29px;font-weight:400;letter-spacing:-.04em;margin:0 0 4px}.person .role{font-size:13px;font-weight:800;color:var(--blue);text-transform:uppercase;letter-spacing:.07em}.person p{color:var(--muted)}.departments{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line);margin-top:62px}.department{padding:28px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-height:150px}.department h4{font-size:18px;margin:0 0 8px}.department p{font-size:14px;color:var(--muted);margin:0}
.report-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:62px}.report{border:1px solid var(--line);padding:30px;background:#fff}.report .type{font-size:11px;font-weight:800;color:var(--blue);text-transform:uppercase;letter-spacing:.1em}.report h3{font-size:25px;font-weight:400;margin:18px 0}.report p{color:var(--muted)}
.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.contact-list{border-top:1px solid var(--line)}.contact-item{padding:24px 0;border-bottom:1px solid var(--line)}.contact-item strong{display:block;margin-bottom:6px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px}.form-grid .full{grid-column:1/-1}.form-grid input,.form-grid textarea,.form-grid select{width:100%;padding:16px;border:1px solid #cbd1d8;background:#fff}.form-grid textarea{min-height:150px;resize:vertical}
.footer{background:#05080d;color:#fff;padding:82px 0 30px}.footer-main{display:grid;grid-template-columns:1.45fr .55fr .55fr 1fr;gap:56px}.footer-brand{display:flex;align-items:center;gap:12px;margin-bottom:20px}.footer p{color:#c6ccd4;max-width:440px}.footer h4{font-size:12px;text-transform:uppercase;letter-spacing:.12em;margin:0 0 20px}.footer a{display:block;color:#e7eaf0;margin:0 0 10px;font-size:14px}.newsletter{display:flex;border-bottom:1px solid #707986}.newsletter input{flex:1;background:transparent;border:0;color:#fff;padding:13px 0;outline:none}.newsletter button{border:0;background:none;color:#fff;font-size:24px}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid #343b45;margin-top:62px;padding-top:24px;color:#959eaa;font-size:12px}
.reveal{opacity:0;transform:translateY(18px);transition:opacity .65s,transform .65s}.reveal.visible{opacity:1;transform:none}
@media(max-width:1180px){.nav{gap:20px}.nav>a{font-size:12px}.brand{min-width:230px}.business-grid{grid-template-columns:repeat(2,1fr)}.process{grid-template-columns:repeat(3,1fr)}.portfolio-grid,.team-grid{grid-template-columns:repeat(2,1fr)}.departments{grid-template-columns:repeat(3,1fr)}.snapshot-grid{grid-template-columns:repeat(3,1fr)}.snap:nth-child(3){border-right:0}.snap:nth-child(n+4){border-top:1px solid #40516a}}
@media(max-width:920px){.container{width:min(100% - 40px,var(--max))}.utility-right,.nav,.login-btn,.search-btn{display:none}.menu-btn{display:block}.site-header{height:74px}.header-inner{height:74px}.brand{min-width:auto}.brand-name{font-size:23px}.nav.open{display:flex;position:fixed;inset:calc(var(--utility) + 74px) 0 0;background:#fff;flex-direction:column;align-items:flex-start;padding:40px 22px;gap:0;z-index:60}.nav.open>a{font-size:24px;width:100%;border-bottom:1px solid var(--line);padding:20px 0}.hero{height:calc(100vh - var(--utility) - 74px);min-height:650px}.hero-copy{width:92%}.hero .container{padding-bottom:75px}.hero-meta{left:20px;bottom:25px}.section{padding:82px 0}.intro-grid,.copy-grid,.insights-head,.cta-grid,.contact-grid{grid-template-columns:1fr;gap:38px}.business-grid{grid-template-columns:1fr}.business-card{min-height:430px}.platform{grid-template-columns:1fr}.platform-image{min-height:430px;order:-1}.platform-copy{padding:72px 20px}.feature{grid-template-columns:1fr}.feature-image{min-height:460px}.feature-copy{padding:70px 22px}.audience{grid-template-columns:1fr}.audience-card{min-height:520px}.insights-grid{grid-template-columns:repeat(2,1fr)}.principles,.region-list{grid-template-columns:repeat(2,1fr)}.detail-row{grid-template-columns:1fr;gap:15px}.market-grid{grid-template-columns:1fr}.page-hero{min-height:500px}.portfolio-grid,.team-grid{grid-template-columns:repeat(2,1fr)}.departments{grid-template-columns:repeat(2,1fr)}.footer-main{grid-template-columns:1fr 1fr}.process{grid-template-columns:repeat(2,1fr)}.report-grid{grid-template-columns:1fr 1fr}}
@media(max-width:620px){.preview-note{font-size:10px}.container{width:calc(100% - 30px)}.brand-name{font-size:21px}.brand-mark{width:27px}.display{font-size:52px}.section-title{font-size:44px}.hero h1{font-size:54px}.hero-copy{width:100%}.hero p{font-size:17px}.hero-meta{font-size:9px}.business-card{min-height:390px}.business-card h3{font-size:31px}.stats{grid-template-columns:1fr}.stat,.stat:nth-child(2),.stat:last-child{border-right:0;border-bottom:1px solid #bcc5d1;padding:24px 0}.insights-grid,.principles,.region-list,.portfolio-grid,.team-grid,.departments,.report-grid{grid-template-columns:1fr}.process{grid-template-columns:1fr}.snapshot-grid{grid-template-columns:1fr}.snap,.snap:nth-child(3){border-right:0;border-bottom:1px solid #40516a}.page-hero h1{font-size:55px}.page-hero{min-height:470px}.market-card{min-height:360px}.person img{height:390px}.footer-main{grid-template-columns:1fr}.footer-bottom{flex-direction:column}.search-results{grid-template-columns:1fr}.form-grid{grid-template-columns:1fr}.form-grid .full{grid-column:auto}}