/* PERBRA — Projektzugänge */
.investment-page {
  --investment-shell: min(1480px, calc(100vw - 9vw));
  --investment-cream: #efe8dc;
  --investment-cream-deep: #d9ccbc;
  --investment-champagne: #a19167;
  --investment-ink: #17130f;
  --investment-black: #070706;
  --investment-panel: #0d0b09;
  background: var(--investment-black);
}
.investment-shell {
  width: var(--investment-shell);
  margin-inline: auto;
}
.investment-eyebrow {
  margin: 0 0 18px;
  color: var(--investment-champagne);
  font-size: 9px;
  font-weight: 650;
  letter-spacing: .24em;
  line-height: 1.5;
  text-transform: uppercase;
}
.investment-eyebrow--dark {
  color: #76634d;
}
.investment-hero {
  position: relative;
  min-height: 100svh;
  overflow: hidden;
  isolation: isolate;
  display: flex;
  align-items: flex-end;
  background: #17130f;
}
.investment-hero-image {
  position: absolute;
  inset: -3%;
  z-index: -4;
  background: url('../images/projektzugaenge-hero.jpg') center 53% / cover no-repeat;
  transform: scale(1.035);
  animation: investmentHero 2.2s cubic-bezier(.22,.75,.2,1) both;
}
.investment-hero-overlay {
  position: absolute;
  inset: 0;
  z-index: -3;
  background: linear-gradient(180deg, rgba(4,4,3,.67), rgba(4,4,3,.08) 32%, rgba(4,4,3,.09) 57%, rgba(4,4,3,.82) 100%), linear-gradient(90deg, rgba(4,4,3,.38), transparent 56%, rgba(4,4,3,.12));
}
.investment-hero-grain {
  position: absolute;
  inset: 0;
  z-index: -2;
  opacity: .045;
  pointer-events: none;
  mix-blend-mode: soft-light;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.75'/%3E%3C/svg%3E");
}
.investment-hero-shell {
  padding: calc(var(--header-height) + 76px) 0 clamp(60px, 8vh, 96px);
}
.investment-hero-glass {
  width: min(930px, 75vw);
  padding: clamp(34px, 4vw, 58px) clamp(38px, 5vw, 76px);
  color: var(--investment-ink);
  border: 1px solid rgba(255,255,255,.7);
  background: linear-gradient(132deg, rgba(245,239,230,.90), rgba(207,194,177,.76));
  box-shadow: 0 36px 110px rgba(0,0,0,.28), inset 0 1px 0 rgba(255,255,255,.76);
  backdrop-filter: blur(24px) saturate(.84);
  -webkit-backdrop-filter: blur(24px) saturate(.84);
  opacity: 0;
  transform: translateY(32px);
  animation: investmentCopy 1.45s cubic-bezier(.16,1,.3,1) .22s forwards;
}
.investment-kicker {
  display: flex;
  align-items: center;
  gap: 14px;
  margin: 0 0 24px;
  color: rgba(64,51,38,.68);
  font-size: 9px;
  font-weight: 650;
  letter-spacing: .23em;
  text-transform: uppercase;
}
.investment-kicker span {
  color: #2b2118;
  font-family: var(--serif);
  font-size: 17px;
  font-weight: 400;
  letter-spacing: .18em;
}
.investment-kicker i {
  width: 44px;
  height: 1px;
  background: rgba(91,71,51,.42);
}
.investment-hero h1 {
  margin: 0;
  color: #17120e;
  font-family: var(--serif);
  font-size: clamp(68px, 8.2vw, 132px);
  font-weight: 400;
  letter-spacing: -.055em;
  line-height: .78;
}
.investment-hero-lead {
  max-width: 710px;
  margin: 35px 0 0;
  color: rgba(31,25,19,.72);
  font-size: clamp(14px, 1.12vw, 18px);
  font-weight: 550;
  letter-spacing: .08em;
  line-height: 1.7;
  text-transform: uppercase;
}
.investment-scroll {
  position: absolute;
  right: 4.5vw;
  bottom: 64px;
  display: flex;
  align-items: center;
  gap: 15px;
  color: rgba(255,255,255,.72);
  font-size: 8px;
  font-weight: 600;
  letter-spacing: .23em;
  text-transform: uppercase;
}
.investment-scroll i {
  width: 56px;
  height: 1px;
  background: rgba(255,255,255,.5);
}
.investment-overview {
  position: relative;
  padding: clamp(105px, 10vw, 160px) 0;
  overflow: hidden;
  background: radial-gradient(circle at 12% 0%, rgba(222,210,194,.09), transparent 30%), linear-gradient(180deg, #0d0c0a, #070706);
}
.investment-overview::before {
  content: "INVEST";
  position: absolute;
  right: -2vw;
  top: 1vw;
  color: rgba(255,255,255,.019);
  font-family: var(--serif);
  font-size: clamp(130px, 21vw, 340px);
  line-height: 1;
  pointer-events: none;
}
.investment-overview-grid {
  position: relative;
  display: grid;
  grid-template-columns: minmax(0,.9fr) minmax(0,1.1fr);
  gap: clamp(72px, 10vw, 165px);
  align-items: start;
}
.investment-overview h2, .investment-gap-head h2, .investment-portfolio-head h2, .investment-cta-panel h2 {
  margin: 0;
  color: var(--investment-cream);
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -.04em;
  line-height: .98;
}
.investment-overview h2 {
  font-size: clamp(49px, 5.4vw, 84px);
}
.investment-desktop-break {
  display: none;
}
.investment-overview-copy {
  padding-top: 30px;
}
.investment-overview-copy > p {
  margin: 0 0 25px;
  color: rgba(239,232,220,.62);
  font-size: clamp(15px,1.06vw,18px);
  line-height: 1.9;
}
.investment-overview-copy > p:first-child {
  color: rgba(239,232,220,.89);
  font-size: clamp(17px,1.22vw,20px);
}
.investment-overview-copy .investment-thesis {
  margin-top: 34px;
  padding: 27px 30px;
  color: #211b15;
  background: linear-gradient(135deg, rgba(245,239,230,.92), rgba(204,190,172,.84));
  border: 1px solid rgba(255,255,255,.57);
  box-shadow: 0 22px 70px rgba(0,0,0,.18), inset 0 1px 0 rgba(255,255,255,.7);
  backdrop-filter: blur(15px);
}
.investment-signals {
  display: grid;
  grid-template-columns: repeat(3,1fr);
  margin-top: 45px;
  border-top: 1px solid rgba(239,232,220,.16);
  border-bottom: 1px solid rgba(239,232,220,.16);
}
.investment-signals span {
  padding: 18px 12px;
  color: rgba(239,232,220,.76);
  font-size: 8px;
  font-weight: 650;
  letter-spacing: .16em;
  text-align: center;
  text-transform: uppercase;
  border-right: 1px solid rgba(239,232,220,.13);
}
.investment-signals span:last-child {
  border-right: 0;
}
.investment-gap {
  padding: clamp(95px,9vw,145px) 0;
  background: linear-gradient(180deg,#080807,#0b0907);
}
.investment-gap-head {
  display: grid;
  grid-template-columns: minmax(0,.9fr) minmax(0,1.1fr);
  gap: clamp(60px,8vw,130px);
  align-items: end;
  margin-bottom: clamp(55px,6vw,90px);
}
.investment-gap-head .investment-eyebrow {
  grid-column: 1/-1;
  margin-bottom: -26px;
}
.investment-gap-head h2 {
  font-size: clamp(44px,4.8vw,73px);
}
.investment-gap-head > p:last-child {
  margin: 0;
  color: rgba(239,232,220,.52);
  font-size: 14.5px;
  line-height: 1.85;
}
.investment-gap-grid {
  display: grid;
  grid-template-columns: repeat(3,minmax(0,1fr));
  border-top: 1px solid rgba(239,232,220,.17);
}
.investment-gap-card {
  min-height: 510px;
  padding: 40px clamp(28px,3vw,48px) 46px;
  border-right: 1px solid rgba(239,232,220,.14);
  background: linear-gradient(140deg,rgba(239,230,217,.034),transparent 50%);
  transition: background .35s ease, transform .35s ease;
}
.investment-gap-card:first-child {
  padding-left: clamp(28px,3vw,48px);
}
.investment-gap-card:last-child {
  padding-right: clamp(28px,3vw,48px);
  border-right: 0;
}
.investment-gap-card:hover {
  background: linear-gradient(140deg,rgba(239,230,217,.07),transparent 60%);
  transform: translateY(-3px);
}
.investment-gap-card > span {
  display: block;
  margin-bottom: 72px;
  color: var(--investment-champagne);
  font-family: var(--serif);
  font-size: 34px;
}
.investment-card-label {
  margin: 0 0 15px;
  color: var(--investment-champagne);
  font-size: 8px;
  font-weight: 650;
  letter-spacing: .21em;
  line-height: 1.55;
  text-transform: uppercase;
}
.investment-gap-card h3 {
  margin: 0 0 22px;
  color: var(--investment-cream);
  font-family: var(--serif);
  font-size: clamp(28px,2.45vw,41px);
  font-weight: 400;
  letter-spacing: -.025em;
  line-height: 1.08;
}
.investment-gap-card > p:last-child {
  margin: 0;
  color: rgba(239,232,220,.57);
  font-size: 14px;
  line-height: 1.9;
}
.investment-demand {
  padding: clamp(74px,7vw,112px) 0;
  background: #0b0907;
}
.investment-demand-panel {
  display: grid;
  grid-template-columns: 120px minmax(0,1fr);
  gap: clamp(35px,5vw,78px);
  align-items: start;
  padding: clamp(50px,6vw,86px);
  color: var(--investment-ink);
  border: 1px solid rgba(255,255,255,.64);
  background: linear-gradient(132deg,rgba(245,239,230,.94),rgba(207,194,177,.82));
  box-shadow: 0 34px 100px rgba(0,0,0,.24), inset 0 1px 0 rgba(255,255,255,.82);
  backdrop-filter: blur(20px);
}
.investment-demand-index {
  color: rgba(53,41,30,.48);
  font-family: var(--serif);
  font-size: 68px;
  line-height: 1;
}
.investment-demand-copy h2 {
  margin: 0 0 28px;
  color: var(--investment-ink);
  font-family: var(--serif);
  font-size: clamp(45px,5vw,78px);
  font-weight: 400;
  letter-spacing: -.04em;
  line-height: .98;
}
.investment-demand-copy > p {
  max-width: 930px;
  margin: 0 0 17px;
  color: rgba(28,23,18,.67);
  font-size: clamp(15px,1.05vw,17px);
  line-height: 1.85;
}
.investment-demand-copy strong {
  color: #231c15;
}
.investment-portfolio {
  padding: clamp(100px,10vw,155px) 0 calc(clamp(100px,10vw,155px) + 40px);
  overflow: hidden;
  background: radial-gradient(circle at 90% 0%,rgba(229,216,198,.08),transparent 30%),linear-gradient(180deg,#080706,#050504);
}
.investment-portfolio-head {
  display: grid;
  grid-template-columns: minmax(0,1.15fr) minmax(300px,.7fr);
  gap: 70px;
  align-items: end;
  margin-bottom: calc(clamp(48px,6vw,82px) - 14px);
}
.investment-portfolio-head h2 {
  font-size: clamp(48px,5.4vw,82px);
}
.investment-portfolio-head > p {
  margin: 0;
  color: rgba(239,232,220,.52);
  font-size: 14px;
  line-height: 1.85;
}
.investment-project-card {
  width: 100%;
  border: 1px solid rgba(239,232,220,.14);
  background: linear-gradient(145deg,rgba(239,230,217,.065),rgba(239,230,217,.018));
  box-shadow: 0 28px 85px rgba(0,0,0,.22);
  overflow: hidden;
}
.investment-project-image {
  position: relative;
  min-height: 100%;
  overflow: hidden;
}
.investment-project-image::after {
  content:"";
  position:absolute;
  inset:0;
  background:linear-gradient(180deg,transparent 55%,rgba(7,6,5,.58));
}
.investment-project-image img {
  width:100%;
  height:100%;
  object-fit:cover;
  transition:transform .8s cubic-bezier(.16,1,.3,1);
}
.investment-project-card:hover .investment-project-image img {
  transform:scale(1.035);
}
.investment-project-image > span {
  position:absolute;
  z-index:1;
  left:27px;
  bottom:24px;
  color:#fff;
  font-size:8px;
  font-weight:650;
  letter-spacing:.18em;
  text-transform:uppercase;
}
.investment-project-copy {
  display:flex;
  flex-direction:column;
  padding:clamp(36px,4vw,58px);
}
.investment-project-copy > p:first-child {
  margin:0 0 20px;
  color:var(--investment-champagne);
  font-size:8px;
  font-weight:650;
  letter-spacing:.21em;
  line-height:1.5;
}
.investment-project-copy h3 {
  margin:0 0 25px;
  color:var(--investment-cream);
  font-family:var(--serif);
  font-size:clamp(38px,3.8vw,60px);
  font-weight:400;
  letter-spacing:-.04em;
  line-height:.98;
}
.investment-project-copy > p:nth-of-type(2) {
  margin:0;
  color:rgba(239,232,220,.58);
  font-size:14px;
  line-height:1.85;
}
.investment-project-link {
  margin-top:auto;
  padding-top:35px;
  color:rgba(239,232,220,.86);
  font-size:9px;
  font-weight:650;
  letter-spacing:.18em;
  text-transform:uppercase;
}
.investment-project-link i {
  margin-left:10px;
  font-style:normal;
  color:var(--investment-champagne);
}
.investment-project-card__layout {
  display:grid;
  grid-template-columns:minmax(0,1.14fr) minmax(330px,.86fr);
  min-height:560px;
}
.investment-project-actions {
  display:grid;
  gap:12px;
  margin-top:auto;
  padding-top:38px;
}
.investment-project-action {
  display:flex;
  align-items:center;
  justify-content:space-between;
  min-height:54px;
  padding:0 18px;
  border:1px solid rgba(214,190,139,.42);
  color:rgba(239,232,220,.92);
  font-size:8px;
  font-weight:650;
  letter-spacing:.16em;
  line-height:1.45;
  text-transform:uppercase;
  transition:background .25s ease,color .25s ease,border-color .25s ease;
}
.investment-project-action i {
  margin-left:14px;
  color:var(--investment-champagne);
  font-style:normal;
}
.investment-project-action--solid {
  background:linear-gradient(135deg,rgba(214,190,139,.24),rgba(214,190,139,.1));
  border-color:rgba(214,190,139,.72);
}
.investment-project-action:hover {
  background:rgba(214,190,139,.16);
  border-color:var(--investment-champagne);
}
@media (max-width:1024px), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-project-card__layout {
    grid-template-columns:1fr;
    min-height:0;
  }
  .investment-project-card .investment-project-image {
    min-height:clamp(320px,58vw,540px);
  }
  .investment-project-card .investment-project-copy {
    min-height:390px;
  }
}
@media (max-width:600px) {
  .investment-project-card .investment-project-image {
    min-height:280px;
  }
  .investment-project-card .investment-project-copy {
    min-height:0;
    padding:34px 24px 28px;
  }
  .investment-project-actions {
    padding-top:30px;
  }
  .investment-project-action {
    min-height:60px;
  }
}
.investment-glass-button {
  min-height:56px;
  display:inline-flex;
  align-items:center;
  justify-content:space-between;
  gap:35px;
  padding:15px 21px;
  color:#fffaf4;
  border:1px solid rgba(244,237,228,.34);
  background:linear-gradient(135deg,rgba(246,240,232,.18),rgba(216,202,184,.10)),radial-gradient(circle at 12% 0%,rgba(255,255,255,.13),transparent 42%);
  box-shadow:0 17px 42px rgba(0,0,0,.20),inset 0 1px 0 rgba(255,255,255,.22);
  backdrop-filter:blur(17px);
  font-size:8px;
  font-weight:700;
  letter-spacing:.2em;
  text-transform:uppercase;
  transition:transform .3s ease,background .3s ease;
}
.investment-glass-button:hover {
  transform:translateY(-2px);
  background:linear-gradient(135deg,rgba(251,246,239,.27),rgba(218,203,183,.15));
}
.investment-cta {
  position:relative;
  overflow:hidden;
  padding:clamp(90px,9vw,140px) 0;
  background:radial-gradient(circle at 12% 0%,rgba(231,219,203,.10),transparent 34%),linear-gradient(180deg,#080706,#050504);
}
.investment-cta::after {
  content:"";
  position:absolute;
  width:clamp(400px,48vw,780px);
  aspect-ratio:1;
  right:-18%;
  bottom:-72%;
  border-radius:50%;
  background:radial-gradient(circle,rgba(232,221,207,.13),rgba(194,177,155,.04) 38%,transparent 70%);
  animation:investmentDrift 22s ease-in-out infinite alternate;
}
.investment-cta-panel {
  position:relative;
  z-index:1;
  display:grid;
  grid-template-columns:minmax(0,1.2fr) auto;
  gap:70px;
  align-items:end;
  padding:clamp(48px,6vw,82px);
  overflow:hidden;
  color:#2b2114;
  border:1px solid rgba(255,242,205,.58);
  background:
    linear-gradient(132deg,rgba(244,222,169,.94),rgba(184,151,87,.88)),
    radial-gradient(circle at 9% 0%,rgba(255,250,229,.34),transparent 42%);
  box-shadow:0 34px 100px rgba(0,0,0,.3),inset 0 1px 0 rgba(255,249,229,.64),inset 0 -1px 0 rgba(112,82,35,.22);
  backdrop-filter:blur(22px) saturate(.9);
}
.investment-cta-panel h2 {
  color:#241a0f;
  font-size:clamp(39px,4.5vw,68px);
  text-shadow:0 2px 24px rgba(25,17,8,.2);
}
.investment-cta-panel .investment-eyebrow--dark {
  color:#66502d;
}
.investment-cta-actions {
  display:flex;
  flex-direction:column;
  gap:12px;
  min-width:265px;
}
.investment-glass-button--dark {
  color:#fff6e4;
  border-color:rgba(67,48,23,.5);
  background:linear-gradient(135deg,rgba(70,51,27,.94),rgba(105,77,37,.88));
  box-shadow:0 14px 34px rgba(51,34,14,.2),inset 0 1px 0 rgba(255,238,196,.18);
}
.investment-glass-button--ghost {
  color:#342616;
  border-color:rgba(66,47,22,.3);
  background:linear-gradient(135deg,rgba(255,248,226,.22),rgba(104,75,34,.08));
  box-shadow:inset 0 1px 0 rgba(255,250,232,.36);
}
.investment-cta-panel .investment-glass-button--dark:hover {
  color:#fff9ec;
  background:linear-gradient(135deg,#352512,#765426);
}
.investment-cta-panel .investment-glass-button--ghost:hover {
  color:#21170c;
  border-color:rgba(62,43,19,.5);
  background:linear-gradient(135deg,rgba(255,250,234,.38),rgba(112,80,34,.13));
}
@keyframes investmentHero {
  from {
    opacity:.42;
    transform:scale(1.08)
  }
  to {
    opacity:1;
    transform:scale(1.035)
  }
}
@keyframes investmentCopy {
  to {
    opacity:1;
    transform:none
  }
}
@keyframes investmentDrift {
  from {
    transform:translate3d(-3%,-2%,0) scale(.94);
    opacity:.22
  }
  to {
    transform:translate3d(7%,5%,0) scale(1.08);
    opacity:.38
  }
}
/* Keep the complete canonical one-column touch landscape on one component grid. */
@media (max-width: 1180px),
       (min-width: 1181px) and (max-width: 1366px) and (max-height: 820px) and (orientation: landscape) and (hover: none) and (pointer: coarse) {
  .investment-page {
    --investment-shell:min(100% - 54px,1080px)
  }
  .investment-gap-grid {
    grid-template-columns:1fr
  }
  .investment-gap-card,.investment-gap-card:first-child,.investment-gap-card:last-child {
    min-height:0;
    padding:45px 0;
    border-right:0;
    border-bottom:1px solid rgba(239,232,220,.14)
  }
  .investment-gap-card:last-child {
    border-bottom:0
  }
  .investment-gap-card>span {
    margin-bottom:30px
  }
}
@media (max-width:1024px) and (orientation:portrait), (max-width:820px) and (orientation:landscape), (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-page {
    --investment-shell:calc(100% - 42px)
  }
  .investment-hero-image {
    inset:0;
    background-position:56% center
  }
  .investment-hero-glass {
    width:min(100%,780px)
  }
  .investment-scroll {
    display:none
  }
  .investment-overview-grid,.investment-gap-head,.investment-portfolio-head,.investment-cta-panel {
    grid-template-columns:1fr
  }
  .investment-overview-copy {
    padding-top:0
  }
  .investment-gap-head .investment-eyebrow {
    grid-column:auto;
    margin-bottom:-35px
  }
  .investment-demand-panel {
    grid-template-columns:75px 1fr
  }
  .investment-project-image {
    height:420px
  }
  .investment-project-copy {
    min-height:360px
  }
  .investment-cta-actions {
    min-width:0;
    flex-direction:row;
    flex-wrap:wrap
  }
  .investment-glass-button {
    min-width:230px;
    flex:1
  }
}
@media(max-width:560px) {
  .investment-page {
    --investment-shell:calc(100% - 40px)
  }
  .investment-hero {
    min-height:100svh
  }
  .investment-hero-image {
    background-position:59% center
  }
  .investment-hero-shell {
    padding:105px 0 178.7px
  }
  html[lang="en"] .investment-page:not(.residences-page) .investment-hero-shell {
    padding-bottom:178.7px
  }
  .residences-page .investment-hero-shell {
    padding-bottom:177.5px
  }
  html[lang="en"] .residences-page .investment-hero-shell {
    padding-bottom:179.3px
  }
  .investment-hero + .investment-overview {
    margin-top:-1px
  }
  .investment-hero-glass {
    padding:28px 24px
  }
  .investment-kicker {
    gap:9px;
    margin-bottom:18px;
    font-size:7px;
    letter-spacing:.17em
  }
  .investment-kicker span {
    font-size:13px
  }
  .investment-kicker i {
    width:27px
  }
  .investment-hero h1 {
    padding-bottom:.08em;
    font-size:clamp(58px,20vw,86px);
    line-height:.84
  }
  .investment-hero-lead {
    margin-top:24px;
    font-size:11px;
    line-height:1.65
  }
  .investment-overview,.investment-gap,.investment-demand,.investment-portfolio,.investment-cta {
    padding:78px 0
  }
  .investment-overview-grid {
    gap:28px
  }
  .investment-overview h2,.investment-gap-head h2,.investment-portfolio-head h2 {
    font-size:42px
  }
  .investment-overview-copy>p {
    font-size:13px;
    line-height:1.7
  }
  .investment-overview-copy .investment-thesis {
    padding:18px
  }
  .investment-signals {
    grid-template-columns:1fr
  }
  .investment-signals span {
    border-right:0;
    border-bottom:1px solid rgba(239,232,220,.13)
  }
  .investment-signals span:last-child {
    border-bottom:0
  }
  .investment-signals span {
    padding:14px 10px
  }
  .investment-gap-head {
    gap:22px;
    margin-bottom:32px
  }
  .investment-gap-head .investment-eyebrow {
    margin-bottom:0
  }
  .investment-gap-card h3 {
    font-size:28px;
    line-height:1.1
  }
  .investment-gap-card>p:last-child {
    font-size:13px;
    line-height:1.7
  }
  .investment-demand-panel {
    grid-template-columns:1fr;
    gap:16px;
    padding:26px 20px
  }
  .investment-demand-index {
    font-size:40px
  }
  .investment-demand-copy h2 {
    margin-bottom:22px;
    font-size:33px
  }
  .investment-demand-copy>p {
    font-size:13px;
    line-height:1.7
  }
  .investment-portfolio-head {
    gap:20px;
    margin-bottom:36px
  }
  .investment-project-image {
    height:270px
  }
  .investment-project-copy {
    min-height:285px;
    padding:24px 20px
  }
  .investment-project-copy h3 {
    font-size:30px;
    line-height:1.02
  }
  .investment-project-copy>p:nth-of-type(2) {
    font-size:13px;
    line-height:1.7
  }
  .investment-glass-button {
    width:100%;
    height:46px;
    min-width:0;
    min-height:46px;
    padding:0 18px;
    font-size:7.5px
  }
  .investment-cta-panel {
    gap:26px;
    padding:28px 20px
  }
  .investment-cta-panel h2 {
    font-size:32px
  }
  .investment-cta-actions {
    flex-direction:column
  }
}
@media(prefers-reduced-motion:reduce) {
  .investment-hero-image,.investment-hero-glass,.investment-cta::after {
    animation:none;
    opacity:1;
    transform:none
  }
}
/* Overview atmosphere and portfolio framing */
.investment-overview::before {
  opacity: .55;
  right: -1vw;
}
.investment-portfolio {
  border-top: 1px solid rgba(239,232,220,.10);
  border-bottom: 1px solid rgba(239,232,220,.10);
}
@media (min-width: 1025px) and (orientation: portrait) and (hover: hover) and (pointer: fine), (min-width: 821px) and (orientation: landscape) and (hover: hover) and (pointer: fine), (min-width: 821px) and (min-height: 821px) and (orientation: landscape) and (hover: none) and (pointer: coarse), (min-width: 1367px) {
  .residences-page :is(#kuestenanwesen-baleia, #strandresidenz-costa-serena) .investment-project-copy {
    transform: translateX(-20px);
  }
}

/* Restrained editorial scale below the hero */
.investment-overview {
  padding: clamp(88px, 8vw, 126px) 0;
}
.investment-overview-grid {
  grid-template-columns: minmax(0, .78fr) minmax(0, 1.22fr);
  gap: clamp(88px, 8vw, 150px);
}
.investment-overview h2 {
  max-width: 10ch;
  font-size: clamp(42px, 3.55vw, 56px);
  line-height: 1.025;
  letter-spacing: -.035em;
}
.investment-overview-copy {
  padding-top: 12px;
}
.investment-overview-copy > p {
  font-size: clamp(14px, .98vw, 17px);
  line-height: 1.82;
}
.investment-overview-copy > p:first-child {
  font-size: clamp(16px, 1.08vw, 18px);
}
.investment-overview-copy .investment-thesis {
  margin-top: 28px;
  padding: 24px 28px;
  line-height: 1.65;
}
.investment-signals {
  margin-top: 38px;
}
.investment-gap, .investment-portfolio, .investment-cta {
  padding-top: clamp(82px, 7.4vw, 118px);
  padding-bottom: clamp(86px, 7.7vw, 124px);
}
.investment-portfolio {
  padding-bottom: calc(clamp(86px, 7.7vw, 124px) + 40px);
}
.investment-demand {
  padding: clamp(68px, 6.4vw, 96px) 0;
}
@media (min-width: 1025px) and (orientation: portrait) and (hover: hover) and (pointer: fine), (min-width: 821px) and (orientation: landscape) and (hover: hover) and (pointer: fine), (min-width: 821px) and (min-height: 821px) and (orientation: landscape) and (hover: none) and (pointer: coarse), (min-width: 1367px) {
  .investment-desktop-break {
    display: block;
  }
  .investment-nowrap {
    white-space: nowrap;
  }

  .investment-page .investment-overview-grid > div:first-child {
    transform: translateY(-20px);
  }

  .investment-page .investment-portfolio-head > div:first-child {
    transform: translateY(-20px);
  }

  .investment-page .investment-gap-card > :not(span) {
    transform: translateY(-20px);
  }

  .investment-page .investment-demand-index,
  .investment-page .investment-demand-copy > .investment-eyebrow,
  .investment-page .investment-demand-copy > h2 {
    transform: translateY(-10px);
  }

  .investment-page .investment-cta-panel h2 {
    transform: translateY(-10px);
  }

  .investment-page .investment-cta-panel > div:first-child {
    transform: translateY(-30px);
  }

  .investment-page .investment-cta-actions {
    transform: translateY(20px);
  }

  .investment-page .investment-cta-actions .investment-glass-button--dark {
    color: #342616;
    border-color: rgba(66, 47, 22, .3);
    background: linear-gradient(135deg, rgba(104, 75, 34, .08), rgba(255, 248, 226, .22));
    box-shadow: inset 0 1px 0 rgba(255, 250, 232, .36);
  }

  .investment-page .investment-cta-actions .investment-glass-button--dark:hover {
    color: #21170c;
    border-color: rgba(62, 43, 19, .5);
    background: linear-gradient(135deg, rgba(112, 80, 34, .13), rgba(255, 250, 234, .38));
  }

  .investment-overview {
    padding-bottom: calc(clamp(88px, 8vw, 126px) - 35px);
  }
  .investment-portfolio {
    padding-bottom: calc(clamp(86px, 7.7vw, 124px) + 5px);
  }
  .investment-demand {
    padding-top: calc(clamp(68px, 6.4vw, 96px) - 20px);
  }
  .investment-demand-panel {
    padding: clamp(44px, 4.8vw, 68px);
  }
  .investment-demand-index {
    font-size: 60px;
  }
  .investment-demand-copy h2 {
    font-size: clamp(38px, 3.75vw, 56px);
  }
}
.investment-gap-head {
  margin-bottom: clamp(44px, 4.8vw, 68px);
}
.investment-gap-head h2 {
  font-size: clamp(39px, 4vw, 62px);
}
.investment-portfolio-head h2 {
  font-size: clamp(42px, 4.3vw, 68px);
}
.investment-demand-copy h2 {
  font-size: clamp(40px, 4.15vw, 62px);
}
.investment-project-copy h3 {
  font-size: clamp(34px, 3.25vw, 52px);
}
.investment-cta-panel h2 {
  font-size: clamp(36px, 3.8vw, 56px);
}
.investment-gap-card h3 {
  font-size: clamp(26px, 2.15vw, 36px);
}
.investment-gap-card {
  min-height: 450px;
}
.investment-gap-card > span {
  margin-bottom: 54px;
  font-size: 31px;
}
@media (max-width: 1180px) {
  .investment-overview-grid {
    grid-template-columns: minmax(0, .82fr) minmax(0, 1.18fr);
    gap: clamp(64px, 7vw, 100px);
  }
  .investment-overview h2 {
    max-width: 10.5ch;
    font-size: clamp(40px, 4.2vw, 52px);
  }
}
@media (max-width:1024px) and (orientation:portrait), (max-width:820px) and (orientation:landscape), (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-overview-grid {
    grid-template-columns: 1fr;
    gap: 42px;
  }
  .investment-overview h2 {
    max-width: 13ch;
    font-size: clamp(42px, 6.2vw, 54px);
  }
  .investment-overview-copy {
    padding-top: 0;
  }
}
@media (max-width: 560px) {
  .investment-overview {
    padding: 60px 0;
  }
  .investment-overview-grid {
    gap: 28px;
  }
  .investment-overview-grid,
  .investment-overview-grid > * {
    min-width: 0;
  }
  .investment-overview h2 {
    max-width: none;
    font-size: clamp(31px, 8.72vw, 34px);
    line-height: 1.04;
  }
  .investment-page .investment-overview h2,
  .investment-page .investment-overview-copy > p:first-child {
    position: relative;
    top: -15px;
  }
  .investment-page .investment-overview .investment-eyebrow {
    position: relative;
    top: -10px;
  }
  .investment-overview-copy > p,
  .investment-overview-copy > p:first-child {
    font-size: 13px;
    line-height: 1.7;
  }
  .investment-overview-copy .investment-thesis {
    padding: 18px;
  }
  .investment-portfolio {
    padding: 64px 0 96px;
  }
  .investment-portfolio-head h2 {
    position: relative;
    top: -15px;
    font-size: 34px;
  }
  .investment-portfolio-head .investment-eyebrow {
    position: relative;
    top: -10px;
  }
  .investment-portfolio-head > p {
    font-size: 13px;
    line-height: 1.7;
    transform: none;
  }
  .investment-demand {
    padding: 26px 0 27px;
  }
  .investment-demand-panel {
    position: relative;
    top: -40px;
  }
  .investment-demand-copy h2 {
    font-size: 33px;
  }
  .investment-project-copy h3 {
    font-size: 30px;
  }
  .investment-cta {
    padding: 58px 0 98px;
  }
  .investment-cta-panel h2 {
    position: relative;
    top: -20px;
    font-size: 32px;
  }
  .investment-cta-panel .investment-eyebrow {
    position: relative;
    top: -5px;
  }
}

/* Investment CTA button palette: mobile */
@media (max-width:1024px) and (orientation:portrait), (max-width:820px) and (orientation:landscape), (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-page .investment-cta-actions .investment-glass-button--dark {
    color: #342616;
    border-color: rgba(66, 47, 22, .3);
    background: linear-gradient(135deg, rgba(104, 75, 34, .08), rgba(255, 248, 226, .22));
    box-shadow: inset 0 1px 0 rgba(255, 250, 232, .36);
  }

  .investment-page .investment-cta-actions .investment-glass-button--dark:hover {
    color: #21170c;
    border-color: rgba(62, 43, 19, .5);
    background: linear-gradient(135deg, rgba(112, 80, 34, .13), rgba(255, 250, 234, .38));
  }
}

/* Overview lead rhythm */
@media (min-width: 1025px) and (orientation: portrait) and (hover: hover) and (pointer: fine), (min-width: 821px) and (orientation: landscape) and (hover: hover) and (pointer: fine), (min-width: 821px) and (min-height: 821px) and (orientation: landscape) and (hover: none) and (pointer: coarse), (min-width: 1367px) {
  .investment-overview-copy {
    padding-top: 27px;
  }
  .investment-overview-copy > p:first-child {
    line-height: 1.55;
  }
}

/* Portfolio introduction */
.investment-portfolio-head {
  align-items: start;
}
.investment-portfolio-head > p {
  margin-top: 70px;
  transform: none;
  line-height: 1.65;
}
@media (max-width:1024px) and (orientation:portrait), (max-width:820px) and (orientation:landscape), (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-portfolio-head > p {
    margin-top: 0;
    transform: translateY(18px);
    line-height: 1.85;
  }
}

/* Supply-gap composition */
@media (min-width: 1025px) and (orientation: portrait) and (hover: hover) and (pointer: fine), (min-width: 821px) and (orientation: landscape) and (hover: hover) and (pointer: fine), (min-width: 821px) and (min-height: 821px) and (orientation: landscape) and (hover: none) and (pointer: coarse), (min-width: 1367px) {
  .investment-gap {
    padding-bottom: calc(clamp(95px, 9vw, 145px) - 80px);
    margin-bottom: -120px;
  }
  .investment-gap-head h2,
  .investment-gap-head > p:last-child {
    transform: translateY(-80px);
  }
  .investment-gap-grid {
    transform: translateY(-90px);
  }
  .investment-page .investment-gap-head h2 {
    transform: translateY(-112px);
  }
  .investment-page .investment-gap-head > .investment-eyebrow {
    transform: translateY(-20px);
  }
  .investment-gap-head > p:last-child {
    transform: translateY(-65px);
    line-height: 1.65;
  }
}
@media (min-width: 1025px) and (hover: hover) and (pointer: fine) {
  /* Shared desktop refinement for Investment Projects and Beach Residences. */
  .investment-page .investment-gap-card {
    min-height: 0;
    padding-bottom: 16px;
  }
  .investment-page .investment-gap-card > span {
    transform: translateY(-10px);
  }
  .investment-page .investment-gap-card > :not(span) {
    transform: translateY(-50px);
  }
  .investment-page .investment-gap-card > h3,
  .investment-page .investment-gap-card > p:last-child {
    transform: translateY(-55px);
  }
  .investment-page .investment-demand-panel {
    position: relative;
    top: -40px;
  }
}
@media (max-width:1024px) and (orientation:portrait), (max-width:820px) and (orientation:landscape), (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-gap {
    padding-bottom: calc(clamp(95px, 9vw, 145px) - 28px);
    margin-bottom: -40px;
  }
  .investment-gap-head h2,
  .investment-gap-head > p:last-child,
  .investment-gap-grid {
    transform: translateY(-28px);
  }
}
@media (max-width: 560px) {
  .investment-gap {
    padding: 60px 0 20px;
    margin-bottom: 0;
  }
  .investment-gap-head h2,
  .investment-gap-head > p:last-child,
  .investment-gap-grid {
    transform: none;
  }
  .investment-gap-head h2 {
    position: relative;
    top: -15px;
    font-size: 34px;
  }
  .investment-gap-head > p:last-child {
    position: relative;
    top: -15px;
    font-size: 13px;
    line-height: 1.7;
  }
  .investment-gap-head > .investment-eyebrow {
    position: relative;
    top: -10px;
  }
  .investment-gap-card,
  .investment-gap-card:first-child,
  .investment-gap-card:last-child {
    min-height: auto;
    padding: 28px 20px 0;
  }
  .investment-gap-card > span {
    position: relative;
    top: -10px;
    margin-bottom: 28px;
    font-size: 28px;
  }
  .investment-gap-card > :not(span) {
    position: relative;
    top: -40px;
  }
  .investment-gap-card > p:last-child {
    margin-bottom: -1px;
  }
  .investment-gap-card h3 {
    margin-bottom: 16px;
  }
}

/* Approved laptop and desktop hero alignment shared by both portfolio pages. */
@media (min-width: 1025px) and (hover: hover) and (pointer: fine) {
  .investment-page .investment-hero-glass {
    translate: 0 -70px;
  }

  .investment-page .investment-hero-glass > h1 {
    transform: translateY(-30px);
  }

  .investment-page .investment-hero-glass > .investment-kicker {
    translate: 0 -20px;
  }

  .investment-page .investment-overview-grid > div:first-child > h2 {
    transform: translateY(-8px);
  }

  .investment-page .investment-portfolio-head > div:first-child > h2 {
    transform: translateY(-7px);
  }

  .investment-page .investment-project-copy > p:first-child {
    box-sizing: border-box;
    min-height: 24px;
    translate: 0 -30px;
    white-space: nowrap;
  }

  .residences-page :is(#kuestenanwesen-baleia, #strandresidenz-costa-serena) .investment-project-copy > p:first-child {
    font-size: 9px;
  }

  .residences-page #strandresidenz-costa-serena .investment-project-copy {
    padding-right: 20px;
  }

  .residences-page #strandresidenz-costa-serena > a {
    grid-template-columns: 53.5% 46.5%;
  }

  .investment-page .investment-project-copy > h3,
  .investment-page .investment-project-copy > p:nth-of-type(2),
  .investment-page .investment-project-copy > .investment-project-link {
    translate: 0 -40px;
  }

  .investment-page .investment-project-image {
    min-height: 0;
    height: 100%;
  }

  .investment-page .investment-project-copy {
    position: relative;
    min-height: 0;
    padding-inline: 40px;
  }

  .investment-page .investment-project-image > span {
    translate: -5px 5px;
    white-space: nowrap;
  }

  .investment-page .investment-project-link {
    position: absolute;
    bottom: 35px;
    left: 40px;
    margin-top: 0;
    padding-top: 0;
    white-space: nowrap;
  }
}

/* Shared portrait and canonical one-column touch-landscape composition. */
@media (min-width: 641px) and (max-width: 1024px),
       (min-width: 1025px) and (max-width: 1366px) and (max-height: 820px) and (orientation: landscape) and (hover: none) and (pointer: coarse),
       (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-page .investment-portfolio {
    padding-bottom: calc(clamp(100px, 10vw, 155px) - 50px);
  }
  .investment-page .investment-hero-glass {
    translate: 0 -40px;
  }
  .investment-page .investment-hero-glass > h1 {
    translate: 0 -30px;
  }
  .investment-page .investment-hero-glass > .investment-kicker {
    translate: 0 -10px;
  }
  .investment-page .investment-portfolio-head > p {
    translate: 0 -30px;
  }
  .investment-page .investment-project-image > span {
    translate: 0 5px;
  }
  .investment-page .investment-project-copy > * {
    translate: 0 -10px;
  }
  .investment-page .investment-project-copy > h3 {
    font-size: 34px;
    translate: 0 -25px;
  }
  .investment-page .investment-project-copy > p:nth-of-type(2) {
    line-height: 1.65;
    translate: 0 -30px;
  }
  .investment-page .investment-project-copy > .investment-project-link {
    position: absolute;
    bottom: 50px;
    left: clamp(36px, 4vw, 58px);
    translate: 0;
  }
  .investment-page .investment-project-copy {
    position: relative;
    min-height: 290px;
  }
  .investment-page .investment-gap-head > p:not(.investment-eyebrow),
  .investment-page .investment-gap-grid {
    translate: 0 -10px;
  }

  .investment-page .investment-gap-card,
  .investment-page .investment-gap-card:first-child,
  .investment-page .investment-gap-card:last-child {
    box-sizing: border-box;
    height: 250px;
    min-height: 250px;
  }
  .investment-page .investment-gap-card > * {
    translate: 30px -35px;
  }
  .investment-page .investment-gap-card > :not(span) {
    translate: 30px -85px;
  }
  .investment-page .investment-gap-card > h3 {
    translate: 30px -95px;
  }
  .investment-page .investment-gap-card > p:last-child {
    width: calc(100% - 150px);
    translate: 30px -105px;
  }
  .investment-page .investment-demand-panel > * {
    translate: 0 -20px;
  }
  .investment-page .investment-cta-panel > * {
    translate: 0 -20px;
  }
  .investment-page .investment-cta-panel h2 {
    transform: none;
    translate: 0 -5px;
  }

  .investment-page :is(
    .investment-overview,
    .investment-portfolio,
    .investment-gap
  ) {
    padding-top: 50px;
  }
  .investment-page .investment-cta {
    padding-bottom: calc(clamp(86px, 7.7vw, 124px) - 20px);
  }

  .investment-page :is(
    .investment-demand-panel,
    .investment-cta-panel
  ) {
    padding-top: 50px;
  }
  .investment-page .investment-demand-panel {
    position: relative;
    top: -50px;
    padding-bottom: calc(clamp(50px, 6vw, 86px) - 40px);
  }
  .investment-page .investment-cta-panel {
    top: -20px;
    padding-bottom: calc(clamp(48px, 6vw, 82px) - 30px);
  }

  .investment-page .investment-overview-grid > div:first-child,
  .investment-page .investment-portfolio-head > div:first-child,
  .investment-page .investment-cta-panel > div:first-child,
  .investment-page .investment-demand-copy > .investment-eyebrow,
  .investment-page .investment-demand-copy > h2 {
    transform: none;
  }

  .investment-page :is(
    .investment-overview-grid > div:first-child,
    .investment-portfolio-head > div:first-child,
    .investment-demand-copy,
    .investment-cta-panel > div:first-child
  ) > .investment-eyebrow {
    margin-bottom: 10px;
  }

  .investment-page .investment-gap-head {
    row-gap: 10px;
  }
  .investment-page .investment-gap-head > .investment-eyebrow {
    grid-column: 1 / -1;
    margin-bottom: 0;
  }
  .investment-page .investment-gap-head > .investment-eyebrow,
  .investment-page .investment-gap-head > h2,
  .investment-page .investment-gap-head > p:last-child {
    transform: none;
  }
}

@media (min-width:641px) and (max-width:1024px) and (orientation:portrait), (min-width:641px) and (max-width:820px) and (orientation:landscape), (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse), (min-width: 1025px) and (orientation: portrait) and (hover: none) and (pointer: coarse) {
  .investment-page .investment-gap {
    padding-bottom: calc(clamp(95px, 9vw, 145px) - 48px);
  }
  .investment-page .investment-gap-head > h2 {
    margin-bottom: 50px;
  }
}

@media (min-width:821px) and (max-width:1024px) and (orientation:landscape) and (hover:hover) and (pointer:fine), (min-width:821px) and (min-height:821px) and (orientation:landscape) and (hover:none) and (pointer:coarse) {
  .investment-page .investment-gap {
    padding-bottom: calc(clamp(95px, 9vw, 145px) - 100px);
  }
}

/* Single-project connection card: keep the two calls to action compact. */
.investment-page .investment-project-card .investment-project-action {
  display:flex;
  grid-template-columns:none;
  min-height:54px;
}
@media (max-width:600px) {
  .investment-page .investment-project-card .investment-project-action {
    min-height:60px;
  }
}

/* iPad portrait: keep the project introduction connected to its card while
   preserving a more generous closing rhythm below the card. */
@media (min-width:641px) and (max-width:1024px) and (orientation:portrait),
       (min-width:1025px) and (max-width:1366px) and (orientation:portrait) and (hover:none) and (pointer:coarse) {
  .investment-page .investment-portfolio-head {
    row-gap:52px;
    margin-bottom:18px;
  }

  .investment-page .investment-portfolio-head > p {
    transform:none;
    translate:none;
  }

  .investment-page .investment-portfolio {
    padding-bottom:clamp(82px,10vw,104px);
  }
}

/* One-column iPad landscape: mirror the portrait portfolio rhythm while
   keeping landscape adjustments independently controllable. */
@media (min-width:641px) and (max-width:820px) and (orientation:landscape),
       (min-width:821px) and (max-width:1366px) and (max-height:820px) and (orientation:landscape) and (hover:none) and (pointer:coarse) {
  .investment-page .investment-portfolio-head {
    row-gap:52px;
    margin-bottom:18px;
  }

  .investment-page .investment-portfolio-head > p {
    transform:none;
    translate:none;
  }

  .investment-page .investment-portfolio {
    padding-bottom:clamp(82px,10vw,104px);
  }
}