diff --git a/services/ml_training_data/src/ml_training_data/build_features.py b/services/ml_training_data/src/ml_training_data/build_features.py
index a5ce40f2..17a69cbc 100644
--- a/services/ml_training_data/src/ml_training_data/build_features.py
+++ b/services/ml_training_data/src/ml_training_data/build_features.py
@@ -5,7 +5,9 @@ JSON-encoded `document` payload. This function:
 
   - Filters out non-RdSAP assessments (our mapper only handles RdSAP-Schema-21.x).
   - Parses `document` and feeds it to EpcPropertyDataMapper.from_api_response.
-  - Calls EpcMlTransform.to_rows over the parsed properties.
+  - Calls EpcMlTransform.to_row per cert (streaming) and discards the heavy
+    EpcPropertyData immediately so memory stays O(row-dict) per cert rather than
+    O(EpcPropertyData * n) — critical for the 500k+ cert full-year runs.
   - Prepends a `certificate_number` column so every row is traceable to its source.
 """
 
@@ -15,7 +17,7 @@ from typing import Any, cast
 import pandas as pd
 
 from datatypes.epc.domain.mapper import EpcPropertyDataMapper
-from datatypes.epc.domain.epc_property_data import EpcPropertyData
+from domain.ml.schema import TransformSchema
 from domain.ml.transform import EpcMlTransform
 from ml_training_data.bulk_zip_reader import BulkZipReader
 
@@ -29,7 +31,7 @@ def build_features(
     skip_unsupported_schemas: bool = True,
 ) -> pd.DataFrame:
     transform = EpcMlTransform()
-    properties: list[EpcPropertyData] = []
+    rows: list[dict[str, Any]] = []
     cert_nums: list[str] = []
     for record in bulk_reader.iter_certificates_filtered(certificate_numbers):
         if record.get("assessment_type") != _RDSAP_ASSESSMENT_TYPE:
@@ -47,8 +49,26 @@ def build_features(
             if skip_unsupported_schemas:
                 continue
             raise
-        properties.append(prop)
+        rows.append(transform.to_row(prop))
         cert_nums.append(str(record["certificate_number"]))
-    df = transform.to_rows(properties)
+        # prop and document drop out of scope; GC reclaims before the next iter.
+    df = _frame_from_rows(rows, transform.schema())
     df["certificate_number"] = cert_nums
     return df[["certificate_number", *[c for c in df.columns if c != "certificate_number"]]]
+
+
+def _frame_from_rows(rows: list[dict[str, Any]], schema: TransformSchema) -> pd.DataFrame:
+    """Build the typed DataFrame from streamed row dicts.
+
+    Mirrors EpcMlTransform.to_rows post-processing: full column set even when empty,
+    and pd.Categorical casts for any column flagged categorical in the schema.
+    """
+    all_columns = list(schema.feature_columns.keys()) + list(schema.target_columns.keys())
+    df = pd.DataFrame(rows, columns=all_columns)
+    for name, spec in schema.feature_columns.items():
+        if spec.categorical:
+            df[name] = df[name].astype("category")
+    for name, spec in schema.target_columns.items():
+        if spec.categorical:
+            df[name] = df[name].astype("category")
+    return df