:root{
  --brand:#609ba9;
  --brand-dark:#4a7a84;
  --brand-light:#eaf3f5;
  --ink:#16262b;
  --ink-soft:#4c6067;
  --paper:#fbfaf7;
  --paper-2:#ffffff;
  --rule:#dde7ea;
  --shadow:0 1px 2px rgba(22,38,43,.05), 0 8px 24px -12px rgba(22,38,43,.18);
  --wrap:1120px;
  --serif:Georgia,"Iowan Old Style","Times New Roman",Times,serif;
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:var(--sans);font-size:17px;line-height:1.62;
  -webkit-font-smoothing:antialiased;
}
img{max-width:100%;height:auto;display:block}
a{color:var(--brand-dark)}
h1,h2,h3{font-family:var(--serif);font-weight:600;line-height:1.15;letter-spacing:-.01em;margin:0}
h1{font-size:clamp(2.1rem,6vw,3.6rem)}
h2{font-size:clamp(1.6rem,3.6vw,2.4rem)}
h3{font-size:1.14rem;font-family:var(--sans);font-weight:650;letter-spacing:0}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 22px}
.narrow{max-width:660px}
section{padding:76px 0}
.overline{
  font-size:.74rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brand-dark);margin:0 0 14px
}
.lead{font-size:1.14rem;color:var(--ink-soft)}

/* ---------- header ---------- */
.site-head{
  position:sticky;top:0;z-index:50;background:rgba(251,250,247,.94);
  backdrop-filter:saturate(180%) blur(10px);border-bottom:1px solid var(--rule)
}
.head-in{display:flex;align-items:center;gap:18px;max-width:var(--wrap);margin:0 auto;padding:12px 22px}
.brand{display:flex;align-items:center;gap:11px;text-decoration:none;color:inherit;flex:0 0 auto}
.brand svg{width:38px;height:38px;flex:0 0 auto}
.brand-name{font-family:var(--serif);font-size:1.02rem;line-height:1.1;font-weight:600}
.brand-sub{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft)}
.nav{margin-left:auto;display:flex;align-items:center;gap:6px}
.nav a{
  text-decoration:none;color:var(--ink);font-size:.93rem;padding:8px 11px;border-radius:8px
}
.nav a:hover{background:var(--brand-light);color:var(--brand-dark)}
.nav .lang{font-weight:650;letter-spacing:.06em;font-size:.82rem;color:var(--ink-soft)}
.btn{
  display:inline-block;text-decoration:none;font-weight:650;font-size:.95rem;
  padding:11px 20px;border-radius:999px;border:1px solid transparent;transition:.15s
}
.btn-primary{background:var(--brand-dark);color:#fff}
.btn-primary:hover{background:#3d666f}
.btn-ghost{border-color:var(--brand);color:var(--brand-dark);background:transparent}
.btn-ghost:hover{background:var(--brand-light)}
.btn-sm{padding:8px 15px;font-size:.88rem}
.nav-toggle{display:none;margin-left:auto;background:none;border:1px solid var(--rule);border-radius:8px;padding:8px 12px;font:inherit;font-size:.9rem;cursor:pointer;color:var(--ink)}
@media (max-width:860px){
  .nav-toggle{display:block}
  .nav{
    display:none;position:absolute;left:0;right:0;top:100%;background:var(--paper-2);
    border-bottom:1px solid var(--rule);flex-direction:column;align-items:stretch;
    gap:2px;padding:12px 18px 18px
  }
  .nav.open{display:flex}
  .nav a{padding:11px 8px;font-size:1rem}
  .nav .btn{text-align:center;margin-top:8px}
}

/* ---------- hero ---------- */
.hero{position:relative;background:#20353b;color:#fff;overflow:hidden}
.hero-img{position:absolute;inset:0}
.hero-img img{width:100%;height:100%;object-fit:cover;opacity:.55}
.hero-img::after{
  content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(20,42,48,.86) 0%,rgba(20,42,48,.58) 45%,rgba(20,42,48,.9) 100%)
}
.hero-in{position:relative;padding:84px 0 70px}
.hero .overline{color:#bfdde3}
.hero h1{max-width:20ch}
.hero p{color:#e2eef0;max-width:52ch;font-size:1.14rem;margin-top:20px}
.doors{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-top:40px}
@media (max-width:760px){.doors{grid-template-columns:1fr}}
.door{
  background:rgba(255,255,255,.075);border:1px solid rgba(255,255,255,.2);
  border-radius:16px;padding:22px 22px 20px
}
.door h2{font-size:1.3rem;margin-bottom:6px}
.door p{font-size:.98rem;margin:0 0 16px;color:#d5e6e9;max-width:none}
.door .btn-ghost{border-color:rgba(255,255,255,.55);color:#fff}
.door .btn-ghost:hover{background:rgba(255,255,255,.14)}
.door .btn-primary{background:#fff;color:#20353b}
.door .btn-primary:hover{background:#e2eef0}
.door-actions{display:flex;flex-wrap:wrap;gap:9px}

/* ---------- facts ---------- */
.facts{background:var(--brand-dark);color:#fff;padding:0}
.facts ul{
  list-style:none;margin:0;padding:22px;display:grid;
  grid-template-columns:repeat(4,1fr);gap:18px;max-width:var(--wrap);margin:0 auto
}
.facts li{font-size:.95rem;color:#dceaed}
.facts b{display:block;font-family:var(--serif);font-size:1.5rem;color:#fff;font-weight:600}
@media (max-width:760px){.facts ul{grid-template-columns:1fr 1fr}}

/* ---------- houses ---------- */
.houses{display:grid;gap:20px;margin-top:38px}
.house{
  background:var(--paper-2);border:1px solid var(--rule);border-radius:16px;
  padding:26px;box-shadow:var(--shadow);display:grid;gap:20px;
  grid-template-columns:1fr 1.25fr;align-items:start
}
@media (max-width:820px){.house{grid-template-columns:1fr}}
.house-head h3{font-family:var(--serif);font-size:1.42rem;font-weight:600;margin-bottom:6px}
.house-addr{font-size:.94rem;color:var(--ink-soft);margin:0 0 4px}
.house-note{font-size:.88rem;color:var(--ink-soft);margin:10px 0 0;padding-left:12px;border-left:2px solid var(--brand-light)}
.rooms{list-style:none;margin:0 0 18px;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.rooms li{
  font-size:.92rem;background:var(--brand-light);color:var(--brand-dark);
  border-radius:999px;padding:6px 13px;font-weight:600
}
.rooms-label{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);margin:0 0 10px;font-weight:700}
.house-actions{display:flex;flex-wrap:wrap;gap:9px}

/* ---------- gallery ---------- */
.gallery{background:var(--brand-light)}
.grid-photos{columns:3;column-gap:12px;margin-top:34px}
.grid-photos figure{margin:0 0 12px;border-radius:12px;overflow:hidden;background:#dfeaec;break-inside:avoid;-webkit-column-break-inside:avoid}
.grid-photos img{width:100%;height:auto}
@media (max-width:900px){.grid-photos{columns:2}}
@media (max-width:460px){.grid-photos{columns:1}}
.gal-title{font-family:var(--serif);font-size:1.36rem;font-weight:600;margin:48px 0 4px;padding-top:28px;border-top:1px solid rgba(74,122,132,.22)}
.gal-sub{font-size:.95rem;color:var(--ink-soft);margin:0 0 4px;max-width:62ch}
.caption{font-size:.86rem;color:var(--ink-soft);margin-top:14px}

/* ---------- pull quote ---------- */
.pull{
  font-family:var(--serif);font-size:clamp(1.4rem,3.4vw,2.05rem);line-height:1.3;
  color:var(--brand-dark);margin:0;max-width:30ch
}

/* ---------- timeline ---------- */
.timeline{list-style:none;margin:34px 0 0;padding:0;border-left:2px solid var(--rule);max-width:660px}
.timeline li{padding:0 0 26px 24px;position:relative}
.timeline li::before{
  content:"";position:absolute;left:-7px;top:9px;width:12px;height:12px;
  border-radius:50%;background:var(--brand);border:2px solid var(--paper)
}
.timeline b{display:block;font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;color:var(--brand-dark)}
.timeline p{margin:4px 0 0}

/* ---------- owners ---------- */
.owners{background:#16262b;color:#e7f0f2}
.owners h2,.owners .pull{color:#fff}
.owners .overline{color:#9dc6cf}
.owners a{color:#bfdde3}
.services{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin:36px 0 30px}
@media (max-width:760px){.services{grid-template-columns:1fr}}
.service{border-top:2px solid var(--brand);padding-top:16px}
.service h3{color:#fff;margin-bottom:6px}
.service p{font-size:.96rem;color:#b9ccd1;margin:0}

/* ---------- booking ---------- */
.book-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:20px;margin-top:34px}
@media (max-width:820px){.book-grid{grid-template-columns:1fr}}
.card{background:var(--paper-2);border:1px solid var(--rule);border-radius:16px;padding:26px;box-shadow:var(--shadow)}
.card.accent{background:var(--brand-dark);color:#fff;border-color:var(--brand-dark)}
.card.accent h3,.card.accent .pull{color:#fff}
.card.accent p{color:#d5e6e9}
.card.accent .btn-primary{background:#fff;color:var(--brand-dark)}
.card.accent .btn-primary:hover{background:#e2eef0}
.plain-list{list-style:none;margin:14px 0 0;padding:0}
.plain-list li{padding:11px 0;border-top:1px solid var(--rule);font-size:.96rem}
.plain-list li:first-child{border-top:0}
.plain-list a{font-weight:600}

/* ---------- contact ---------- */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:30px}
.contact-grid.with-form{grid-template-columns:1.3fr 1fr;align-items:start}
@media (max-width:760px){.contact-grid,.contact-grid.with-form{grid-template-columns:1fr}}
.dl{margin:0}
.dl dt{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);font-weight:700;margin-top:16px}
.dl dt:first-child{margin-top:0}
.dl dd{margin:3px 0 0;font-size:1rem}

/* ---------- footer ---------- */
.site-foot{background:var(--paper-2);border-top:1px solid var(--rule);padding:34px 0;font-size:.88rem;color:var(--ink-soft)}
.foot-in{display:flex;flex-wrap:wrap;gap:14px 28px;align-items:baseline;max-width:var(--wrap);margin:0 auto;padding:0 22px}
.foot-in p{margin:0}
.foot-legal{margin-left:auto}
@media (max-width:760px){.foot-legal{margin-left:0}}
/* ---------- story ---------- */
.story-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:44px;align-items:start}
@media (max-width:860px){.story-grid{grid-template-columns:1fr;gap:28px}}
.story-photo{margin:0;border-radius:16px;overflow:hidden;box-shadow:var(--shadow);background:#dfeaec}
.story-photo img{width:100%;aspect-ratio:3/4;object-fit:cover}
.story-photo figcaption{font-size:.82rem;color:var(--ink-soft);padding:11px 14px;background:var(--paper-2)}
.owners .btn-primary{background:#fff;color:#16262b}
.owners .btn-primary:hover{background:#cfe2e6}
.owners .pull{margin-bottom:4px}

.services{grid-template-columns:repeat(auto-fit,minmax(232px,1fr))}
.places-label{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:#9dc6cf;font-weight:700;margin:34px 0 4px}
.places{font-family:var(--serif);font-size:1.2rem;color:#fff;margin:0}
.card.accent .plain-list li{border-color:rgba(255,255,255,.2);color:#d5e6e9}
/* ---------- come funziona ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:36px;counter-reset:s}
@media (max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.steps{grid-template-columns:1fr}}
.step{border-top:2px solid var(--brand);padding-top:16px}
.step-n{display:inline-flex;align-items:center;justify-content:center;width:26px;height:26px;border-radius:50%;
  background:var(--brand-light);color:var(--brand-dark);font-size:.8rem;font-weight:700;margin-bottom:10px;
  font-variant-numeric:tabular-nums}
.step h3{margin-bottom:6px}
.step p{font-size:.96rem;color:var(--ink-soft);margin:0}

/* ---------- modelli ---------- */
.models{background:#16262b;color:#e7f0f2}
.models h2,.models h3{color:#fff}
.models .overline{color:#9dc6cf}
.models .step{border-top-color:var(--brand)}
.models .step-n{background:rgba(96,155,169,.24);color:#bfdde3}
.models .step p,.models .step h3{color:#e7f0f2}
.models .step p{color:#b9ccd1}
.model-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:36px}
@media (max-width:900px){.model-grid{grid-template-columns:1fr}}
.model{border:1px solid #2c4249;border-radius:16px;padding:26px;background:rgba(255,255,255,.035);display:flex;flex-direction:column}
.model.lead-model{border-color:var(--brand);background:rgba(96,155,169,.12)}
.model h3{font-family:var(--serif);font-size:1.3rem;font-weight:600;margin-bottom:2px}
.model-sub{font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;color:#9dc6cf;font-weight:700;margin:0 0 16px}
.model ul{list-style:none;margin:0 0 20px;padding:0;flex:1}
.model li{font-size:.95rem;color:#b9ccd1;padding:9px 0 9px 20px;position:relative;border-top:1px solid #26383e}
.model li:first-child{border-top:0}
.model li::before{content:"";position:absolute;left:0;top:1.02em;width:8px;height:8px;border-radius:50%;background:var(--brand)}
.model li b{color:#fff;font-weight:650}
.model-price{font-family:var(--serif);font-size:1.05rem;color:#fff;margin:0 0 18px;padding:12px 14px;border-radius:10px;background:rgba(255,255,255,.06)}

/* ---------- casi reali ---------- */
.case{display:grid;grid-template-columns:1fr 1fr;gap:34px;align-items:center;padding:44px 0;border-top:1px solid var(--rule)}
.case:first-of-type{border-top:0}
@media (max-width:900px){.case{grid-template-columns:1fr;gap:22px;padding:32px 0}}
.case.flip .case-visual{order:2}
@media (max-width:900px){.case.flip .case-visual{order:0}}
.case-visual{margin:0;border-radius:16px;overflow:hidden;box-shadow:var(--shadow);background:var(--brand-light)}
.case-visual img{width:100%;aspect-ratio:4/3;object-fit:cover}
.case-tag{display:inline-block;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;font-weight:700;
  color:var(--brand-dark);background:var(--brand-light);border-radius:999px;padding:5px 12px;margin-bottom:12px}
.case h3{font-family:var(--serif);font-size:1.5rem;font-weight:600;margin-bottom:10px}
.case p{font-size:1rem;color:var(--ink-soft)}
.case-fig{background:var(--paper-2);border:1px solid var(--rule);border-radius:16px;padding:30px;box-shadow:var(--shadow)}
.case-fig dl{margin:0;display:grid;gap:18px}
.case-fig dt{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);font-weight:700}
.case-fig dd{margin:2px 0 0;font-family:var(--serif);font-size:1.75rem;color:var(--brand-dark);font-variant-numeric:tabular-nums}
.case-fig dd small{font-family:var(--sans);font-size:.9rem;color:var(--ink-soft);display:block;font-variant-numeric:normal}
.case-note{font-size:.88rem;color:var(--ink-soft);margin:14px 0 0;padding-left:12px;border-left:2px solid var(--brand-light)}

/* ---------- form ---------- */
.form-card{background:var(--paper-2);border:1px solid var(--rule);border-radius:18px;padding:30px;box-shadow:var(--shadow)}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:620px){.field-row{grid-template-columns:1fr}}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:16px}
.field label{font-size:.74rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-soft);font-weight:700}
.field input,.field select,.field textarea{
  font:inherit;font-size:.98rem;color:var(--ink);background:var(--paper);
  border:1px solid var(--rule);border-radius:10px;padding:12px 13px;width:100%
}
.field input:focus,.field select:focus,.field textarea:focus{background:var(--paper-2);border-color:var(--brand);outline:none}
.field textarea{min-height:96px;resize:vertical}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:.9rem;color:var(--ink-soft);margin:6px 0 20px}
.consent input{width:18px;height:18px;flex:0 0 auto;margin-top:2px;accent-color:var(--brand-dark)}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-msg{margin:16px 0 0;padding:14px 16px;border-radius:10px;font-size:.95rem}
.form-msg.ok{background:var(--brand-light);color:var(--brand-dark);border:1px solid var(--brand)}
.form-msg.err{background:#fdf0ee;color:#8a3324;border:1px solid #e6bdb4}
.privacy-note{font-size:.82rem;color:var(--ink-soft);margin-top:26px;max-width:70ch}
.brand-by{font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-soft);display:block;margin-top:2px}

:focus-visible{outline:2px solid var(--brand-dark);outline-offset:2px}
.skip{position:absolute;left:-9999px}
.skip:focus{left:12px;top:12px;background:#fff;padding:10px 14px;border-radius:8px;z-index:99}

/* ---------- porte della pagina di ingresso ---------- */
.gate{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:38px}
@media (max-width:820px){.gate{grid-template-columns:1fr}}
.gate-card{
  display:flex;flex-direction:column;text-decoration:none;color:inherit;
  background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.24);
  border-radius:18px;padding:26px 26px 22px;transition:.18s
}
.gate-card:hover{background:rgba(255,255,255,.13);border-color:rgba(255,255,255,.5);transform:translateY(-2px)}
.gate-card h2{font-size:clamp(1.35rem,2.6vw,1.7rem);color:#fff;margin-bottom:8px;text-wrap:balance}
.gate-card p{color:#d5e6e9;font-size:1rem;margin:0 0 20px;max-width:34ch}
.gate-go{
  margin-top:auto;font-weight:650;font-size:.95rem;color:#fff;
  display:inline-flex;align-items:center;gap:8px
}
.gate-go::after{content:"\2192";transition:transform .18s}
.gate-card:hover .gate-go::after{transform:translateX(4px)}
.crosslink{
  display:block;margin-top:34px;font-size:.95rem;color:var(--ink-soft)
}
.crosslink a{font-weight:650}
.nav .other{font-size:.88rem;color:var(--ink-soft)}
.nav .other:hover{color:var(--brand-dark)}