:root{--navy:#082b58;--deep:#061f43;--gold:#af8b47;--cream:#f8f5ed;--ink:#2c3f50;--line:#dfd6c6}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font:16px/1.72 Arial,Helvetica,sans-serif;background:var(--cream);color:var(--ink)}a{color:inherit}a:focus-visible{outline:3px solid var(--gold);outline-offset:3px}.inv-wrap{width:min(1110px,calc(100% - 42px));margin-inline:auto}
.inv-head{background:var(--deep);color:white}.nav{min-height:82px;display:flex;align-items:center;justify-content:space-between;gap:20px}.inv-brand{display:flex;align-items:center;gap:14px;text-decoration:none;font:18px Georgia,serif;letter-spacing:.08em}.inv-brand small{display:block;color:#e4cea0;font:10px Arial,sans-serif;letter-spacing:.15em;margin-top:4px}.monogram{border:1px solid var(--gold);padding:8px 11px;font:28px Georgia,serif;color:#efd49e}.nav-items{display:flex;gap:20px;align-items:center;font-size:12px}.nav-items a{text-decoration:none}.nav-items a:hover{color:#efd49e}.nav-items nav{white-space:nowrap}.nav-items nav [aria-current]{color:#efd49e;text-decoration:underline;text-underline-offset:5px}
.inv-hero{background:linear-gradient(110deg,#06244c 0%,#093766 65%,#305578 100%);color:#fff;padding:82px 0 86px}.overline{font-size:11px;font-weight:bold;color:var(--gold);letter-spacing:.19em;text-transform:uppercase}.inv-hero .overline{color:#f1d29b}.inv-hero h1{font:normal clamp(40px,5vw,68px)/1.12 Georgia,serif;max-width:850px;margin:18px 0 24px}.inv-lead{max-width:910px;font-size:18px;line-height:1.82;color:#e5edf8}.strap{font:italic 23px/1.45 Georgia,serif;color:#efcf89;max-width:800px;margin:24px 0}.inv-button{display:inline-block;background:var(--gold);color:white;font:700 13px/1.5 Arial,sans-serif;text-decoration:none;padding:14px 23px;margin-top:16px}.inv-button:hover{background:#ccaa62}
.journey{padding:75px 0 80px}.journey h2,.inv-rent h2,.insights h2,.inv-contact h2{font:normal clamp(31px,3.8vw,48px)/1.19 Georgia,serif;color:var(--navy);margin:12px 0 26px}.steps{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px}.step{background:white;border:1px solid var(--line);display:flex;gap:17px;padding:27px 23px}.step-n{flex:none;color:#a37c31;font:normal 27px Georgia,serif}.step h3{font:normal 25px/1.24 Georgia,serif;color:var(--navy);margin:0 0 13px}.step p{margin:0;color:#4d5c6b}
.inv-rent{padding:67px 0;background:#ede8dd}.rent-cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}.rent-cards article{background:white;border-top:4px solid var(--gold);padding:28px 22px}.rent-cards h3{font:normal 24px/1.22 Georgia,serif;color:var(--navy);margin:0 0 12px}.rent-cards p{margin:0}.insights{display:grid;grid-template-columns:1fr 1fr;gap:50px;padding:72px 0}.insights h2{font-size:35px}.insights p{line-height:1.82}.fine{border-top:1px solid var(--line);padding:17px 0 60px;color:#66707b;font-size:13px}.fine p{max-width:1050px}.inv-contact{padding:64px 0 77px;background:#0a3263;color:#fff}.inv-contact h2{color:white;max-width:880px}.inv-contact p{max-width:830px;color:#e4edf4;font-size:17px}footer{background:var(--deep);color:#dce4eb;padding:26px 0;font-size:12px}footer .inv-wrap{display:flex;justify-content:space-between;gap:20px}footer p{margin:0}footer a{color:#f1d39c}
@media(max-width:870px){.steps,.insights{grid-template-columns:1fr}.rent-cards{grid-template-columns:1fr}.inv-hero{padding:58px 0 65px}.journey{padding:50px 0 60px}.nav{flex-wrap:wrap;padding:18px 0}.insights{gap:15px}.inv-rent{padding:50px 0}}@media(max-width:540px){.inv-brand{font-size:14px}.inv-brand small{font-size:8px}.nav-items{flex-wrap:wrap}.inv-hero h1{font-size:36px}.step h3{font-size:23px}footer .inv-wrap{display:block}footer a{display:inline-block;margin-top:8px}}
/* ITALIAN WATERMARKS: displayed behind the investment narrative, not over form and text */
body{background-image:url("/assets/milan-architecture-watermark.webp");background-repeat:repeat-y;background-position:center top;background-size:100% auto}
.inv-rent{background-image:url("/assets/italian-landscape-watermark.webp");background-position:center;background-size:cover;background-repeat:no-repeat}

/* MATCHED THREE-LANGUAGE WATERMARK */
body{background-image:url("/assets/italy-unified-watermark.webp")!important;background-size:cover;background-position:center;background-repeat:repeat-y}
.inv-rent{background-image:url("/assets/italy-unified-watermark.webp")!important;background-size:cover;background-position:center}