Cookie Policy

1. What cookies are

Cookies are small text files placed on your device when you visit a website. Similar technologies, such as local storage and pixels, work in comparable ways. They let a site remember your actions and preferences, understand how it is used, and function properly.

2. Why we use them

We use cookies to keep the site working, to remember choices such as your saved shortlist of residences, to understand how visitors use the site so we can improve it, and, where you allow it, to measure the performance of our content. We keep our use of cookies modest and ask for your consent to anything that is not essential.

3. The categories we use

• Strictly necessary. Required for the site to function, including security and remembering your cookie choices. These do not require consent, and the site will not work properly without them.
• Functional. Remember preferences you set, such as the residences you save to your shortlist. Used with your consent where required.
• Analytics and performance. Help us understand how the site is used, which pages are read, and where to improve. Our own count, described in section 5, runs for every visitor and sets no cookie at all. With your consent, we additionally use Microsoft Clarity, which sets first-party cookies and records anonymised heatmaps and session replays. Clarity runs only after you choose Accept in our cookie banner, and never if you choose Decline. We do not use it to identify you as an individual.
• Marketing. We buy no advertising and we set no advertising cookies of our own. One thing belongs here because it is true: once you accept analytics, Microsoft Clarity causes Microsoft to set its own identifier on bing.com, which is part of how their service works rather than something we use or can read. Nothing of the kind is set if you decline. Observed on this site on 7 September 2026.

4. Third-party cookies

Some features may rely on third parties that set their own cookies, such as embedded maps or video, and our analytics provider Microsoft Clarity. These are controlled by those third parties under their own policies. We load non-essential third-party features, including Clarity, only after you consent. The film on the Upper House Residences page follows the same rule: it stays a still picture until you accept, or until you tap it, which is you asking for it. Until 7 September 2026 it started itself when you scrolled near it, and that has been corrected.

5. Managing your choices

On your first visit we show a short banner with a clear choice: Accept or Decline analytics. Your choice is remembered so we do not ask again.

What runs either way. We keep a plain count of visits in our own database: which page was opened, in which language, roughly which country it was opened from, how far down the page a reader reached and how long it was in front of them. It sets no cookie, stores nothing on your device, reads nothing you type, and holds nothing that identifies you as a person. It is never sold, shared or sent to anyone else. You can switch it off for your own browser by visiting embarkestate.com/?track=off once.

What waits for your consent. Everything that records what you do or involves someone other than us: Microsoft Clarity, which sets cookies and records anonymised heatmaps and session replays, and Vercel’s audience and page-speed measurement. These run only if you choose Accept, and never if you choose Decline.

Until 7 September 2026 the plain count was gated with the rest, and this page said that analytics ran only on consent. Both are recorded here because the promise on this page changed on 8 September 2026, and a policy that quietly rewrites itself is worth less than one that says when it moved.

You can change your mind at any time using the button below, which clears your choice and shows the banner again on your next page. You can also control or delete cookies through your browser settings, though blocking some may affect how the site works.

Reset my cookie choice

6. A note on consent

Declining analytics will not stop you from using the site or from contacting us.

7. Changes to this policy

We may update this policy as our use of cookies changes. The current version, with the date it was last updated, will always appear on this page.

8. More information

For how we handle the data collected through cookies, and your rights, see our Privacy Policy. For any question, write to contact@embarkestate.com.