diff --git a/src/app/portfolio/[slug]/(portfolio)/settings/PortfolioSettings.tsx b/src/app/portfolio/[slug]/(portfolio)/settings/PortfolioSettings.tsx
index 89930940..82453202 100644
--- a/src/app/portfolio/[slug]/(portfolio)/settings/PortfolioSettings.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/settings/PortfolioSettings.tsx
@@ -281,18 +281,28 @@ export default function PortfolioSettings({
     setIsDeleteModalOpen(true);
   }
 
-  function handleDeleteConfirmation() {
-    if (deleteConfirmationByName === portfolioSettingsData.name) {
-      mutateDelete({
+  async function handleDeleteConfirmation() {
+    if (deleteConfirmationByName !== portfolioSettingsData.name) {
+      console.warn("Delete confirmation name does not match");
+      return;
+    }
+
+    try {
+      console.log("[DELETE] starting delete mutation");
+
+      await mutateDelete({
         userId,
         portfolioId,
       });
-      console.log("succesfully called the mututate function");
+
+      console.log("[DELETE] mutation completed successfully");
+      // Refresh table / page data
+      router.refresh();
+    } catch (err) {
+      console.error("[DELETE] mutation failed", err);
     }
   }
 
-  // RENAMING FUNCTIONS
-
   // Change NAME functionality - changing state
 
   function handlePortfolioNameChange(e: React.ChangeEvent<HTMLInputElement>) {
@@ -460,7 +470,7 @@ export default function PortfolioSettings({
           </TableBody>
         </Table>
       </div>
-      <UsersPermissionsCard portfolioId={portfolioId}/>
+      <UsersPermissionsCard portfolioId={portfolioId} />
       <div className="rounded-md border border-red-500 mt-2">
         <Table>
           <TableHead className="text-lg text-brandblue">Danger Zone:</TableHead>
diff --git a/src/app/portfolio/[slug]/components/PropertyTable.tsx b/src/app/portfolio/[slug]/components/PropertyTable.tsx
index dd6ba60f..d8ee22e1 100644
--- a/src/app/portfolio/[slug]/components/PropertyTable.tsx
+++ b/src/app/portfolio/[slug]/components/PropertyTable.tsx
@@ -1,6 +1,7 @@
 "use client";
 
 import { useState, useMemo, useEffect } from "react";
+import { useRouter } from "next/navigation";
 import { useProperties } from "./useProperties";
 import DataTable from "./dataTable";
 import PropertyFilters, { PropertyFilterValues } from "./PropertyFilters";
@@ -86,6 +87,8 @@ export default function PropertyTable({
 }: {
   portfolioId: string;
 }) {
+  const router = useRouter();
+
   const [filters, setFilters] = useState<PropertyFilterValues>({
     address: "",
     postcode: "",
@@ -101,6 +104,7 @@ export default function PropertyTable({
     isLoading,
     isFetching,
     isError,
+    refetch,
   } = useProperties({
     portfolioId,
     filters: parsedFilters,
@@ -123,8 +127,6 @@ export default function PropertyTable({
   useEffect(() => {
     if (!deletePropertyId) return;
 
-    console.log("[PREVIEW] fetching delete preview for:", deletePropertyId);
-
     setPreviewLoading(true);
     setPreviewError(null);
     setDeletePreview(null);
@@ -133,50 +135,37 @@ export default function PropertyTable({
       method: "POST",
     })
       .then(async (res) => {
-        if (!res.ok) {
-          throw new Error("Failed to fetch delete preview");
-        }
+        if (!res.ok) throw new Error("Failed to fetch delete preview");
         return res.json();
       })
-      .then((data) => {
-        console.log("[PREVIEW] result:", data.preview);
-        setDeletePreview(data.preview);
-      })
-      .catch((err) => {
-        console.error("[PREVIEW] error:", err);
-        setPreviewError(err.message);
-      })
-      .finally(() => {
-        setPreviewLoading(false);
-      });
+      .then((data) => setDeletePreview(data.preview))
+      .catch((err) => setPreviewError(err.message))
+      .finally(() => setPreviewLoading(false));
   }, [deletePropertyId]);
 
+  /* ----------------------------------------
+     Confirm delete
+  ----------------------------------------- */
   const handleConfirmDelete = async () => {
     if (!deletePropertyId) return;
 
     setDeleteLoading(true);
 
     try {
-      console.log("[CONFIRM DELETE] sending request…");
+      await fetch(`/api/properties/${deletePropertyId}/delete/confirm`, {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ confirm: true }),
+      });
 
-      const res = await fetch(
-        `/api/properties/${deletePropertyId}/delete/confirm`,
-        {
-          method: "POST",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ confirm: true }),
-        }
-      );
-
-      const data = await res.json();
-
-      console.log("[CONFIRM DELETE] response:", data);
-
-      // TEMP: just close modal after backend confirms
+      // Close modal
       setDeletePropertyId(null);
       setDeletePreview(null);
+
+      // ✅ THIS FIXES THE GHOST ROW
+      await refetch();
     } catch (err) {
-      console.error("[CONFIRM DELETE] error:", err);
+      console.error("[DELETE] failed", err);
     } finally {
       setDeleteLoading(false);
     }
@@ -186,24 +175,20 @@ export default function PropertyTable({
     <div className="flex justify-center">
       <div className="grid grid-cols-11 w-full max-w-8xl">
         <div className="col-span-11 bg-white rounded-md border">
-          {/* Filters */}
           <PropertyFilters onApply={setFilters} />
 
-          {/* Loading bar */}
           {isFetching && (
             <div className="h-1 w-full bg-gray-100 overflow-hidden">
               <div className="h-full w-1/3 bg-black animate-[loading_1.2s_infinite]" />
             </div>
           )}
 
-          {/* Filter info */}
           {hasActiveFilters && !isFetching && (
             <div className="px-4 py-2 text-xs text-gray-500 border-b">
               Filters applied ({parsedFilters.length})
             </div>
           )}
 
-          {/* Content */}
           {isLoading ? (
             <div className="p-6 text-gray-400">Loading properties…</div>
           ) : isError ? (
@@ -231,10 +216,7 @@ export default function PropertyTable({
             <DataTable
               data={data}
               columns={columns}
-              onDeleteProperty={(propertyId) => {
-                console.log("[META] onDeleteProperty fired:", propertyId);
-                setDeletePropertyId(propertyId);
-              }}
+              onDeleteProperty={(id) => setDeletePropertyId(id)}
             />
           )}
         </div>
@@ -263,7 +245,6 @@ export default function PropertyTable({
             </DialogDescription>
           </DialogHeader>
 
-          {/* Loading */}
           {previewLoading && (
             <div className="flex items-center gap-3 py-6">
               <div className="h-5 w-5 animate-spin rounded-full border-2 border-muted border-t-foreground" />
@@ -273,12 +254,10 @@ export default function PropertyTable({
             </div>
           )}
 
-          {/* Error */}
           {previewError && (
             <p className="text-sm text-red-600">{previewError}</p>
           )}
 
-          {/* Preview result */}
           {deletePreview && !previewLoading && (
             <ul className="space-y-1 text-sm">
               {deletePreview.map((row) => (
@@ -302,19 +281,13 @@ export default function PropertyTable({
             >
               Cancel
             </Button>
+
             <Button
               variant="destructive"
               disabled={!deletePreview || previewLoading || deleteLoading}
               onClick={handleConfirmDelete}
             >
-              {deleteLoading ? (
-                <span className="flex items-center gap-2">
-                  <span className="h-4 w-4 animate-spin rounded-full border-2 border-white border-t-transparent" />
-                  Deleting…
-                </span>
-              ) : (
-                "Confirm delete"
-              )}
+              {deleteLoading ? "Deleting…" : "Confirm delete"}
             </Button>
           </DialogFooter>
         </DialogContent>
diff --git a/src/lib/services/propertyDeletion.ts b/src/lib/services/propertyDeletion.ts
index 83cb8370..8d4757b9 100644
--- a/src/lib/services/propertyDeletion.ts
+++ b/src/lib/services/propertyDeletion.ts
@@ -5,17 +5,22 @@ export async function previewPropertyDeletion(propertyId: number) {
   const id = sql`${propertyId}`;
 
   const result = await db.execute(sql`
+    -- ---------------------------------
+    -- Recommendation chain
+    -- ---------------------------------
     SELECT 'recommendation_materials' AS table, COUNT(*)::int AS count
     FROM recommendation_materials rm
     JOIN recommendation r ON rm.recommendation_id = r.id
     WHERE r.property_id = ${id}
 
     UNION ALL
-    SELECT 'plan_recommendations', COUNT(*)
-    FROM plan_recommendations pr
-    JOIN plan p ON pr.plan_id = p.id
-    WHERE p.property_id = ${id}
+    SELECT 'recommendation', COUNT(*)
+    FROM recommendation
+    WHERE property_id = ${id}
 
+    -- ---------------------------------
+    -- Funding / plan chain
+    -- ---------------------------------
     UNION ALL
     SELECT 'funding_package_measures', COUNT(*)
     FROM funding_package_measures fpm
@@ -24,20 +29,53 @@ export async function previewPropertyDeletion(propertyId: number) {
     WHERE p.property_id = ${id}
 
     UNION ALL
-    SELECT 'inspections', COUNT(*)
-    FROM inspections
-    WHERE property_id = ${id}
+    SELECT 'funding_package', COUNT(*)
+    FROM funding_package fp
+    JOIN plan p ON fp.plan_id = p.id
+    WHERE p.property_id = ${id}
 
     UNION ALL
-    SELECT 'recommendation', COUNT(*)
-    FROM recommendation
-    WHERE property_id = ${id}
+    SELECT 'plan_recommendations', COUNT(*)
+    FROM plan_recommendations pr
+    JOIN plan p ON pr.plan_id = p.id
+    WHERE p.property_id = ${id}
 
     UNION ALL
     SELECT 'plan', COUNT(*)
     FROM plan
     WHERE property_id = ${id}
 
+    -- ---------------------------------
+    -- Property direct children
+    -- ---------------------------------
+    UNION ALL
+    SELECT 'property_details_epc', COUNT(*)
+    FROM property_details_epc
+    WHERE property_id = ${id}
+
+    UNION ALL
+    SELECT 'property_targets', COUNT(*)
+    FROM property_targets
+    WHERE property_id = ${id}
+
+    UNION ALL
+    SELECT 'property_status_tracker', COUNT(*)
+    FROM property_status_tracker
+    WHERE property_id = ${id}
+
+    UNION ALL
+    SELECT 'inspections', COUNT(*)
+    FROM inspections
+    WHERE property_id = ${id}
+
+    UNION ALL
+    SELECT 'files_from_surveyor', COUNT(*)
+    FROM files_from_surveyor
+    WHERE property_id = ${id}
+
+    -- ---------------------------------
+    -- Root
+    -- ---------------------------------
     UNION ALL
     SELECT 'property', COUNT(*)
     FROM property
@@ -49,6 +87,47 @@ export async function previewPropertyDeletion(propertyId: number) {
 
 export async function deleteProperty(propertyId: number) {
   await db.transaction(async (tx) => {
+    // -----------------------------
+    // LEAF TABLES FIRST
+    // -----------------------------
+
+    await tx.execute(sql`
+      DELETE FROM funding_package_measures fpm
+      USING funding_package fp, plan p
+      WHERE fpm.funding_package_id = fp.id
+        AND fp.plan_id = p.id
+        AND p.property_id = ${propertyId};
+    `);
+
+    await tx.execute(sql`
+      DELETE FROM recommendation_materials rm
+      USING recommendation r
+      WHERE rm.recommendation_id = r.id
+        AND r.property_id = ${propertyId};
+    `);
+
+    // -----------------------------
+    // PLAN CHILDREN
+    // -----------------------------
+
+    await tx.execute(sql`
+      DELETE FROM funding_package fp
+      USING plan p
+      WHERE fp.plan_id = p.id
+        AND p.property_id = ${propertyId};
+    `);
+
+    await tx.execute(sql`
+      DELETE FROM plan_recommendations pr
+      USING plan p
+      WHERE pr.plan_id = p.id
+        AND p.property_id = ${propertyId};
+    `);
+
+    // -----------------------------
+    // PROPERTY DIRECT CHILDREN
+    // -----------------------------
+
     await tx.execute(sql`
       DELETE FROM property_details_epc
       WHERE property_id = ${propertyId};
@@ -60,25 +139,8 @@ export async function deleteProperty(propertyId: number) {
     `);
 
     await tx.execute(sql`
-      DELETE FROM recommendation_materials rm
-      USING recommendation r
-      WHERE rm.recommendation_id = r.id
-        AND r.property_id = ${propertyId};
-    `);
-
-    await tx.execute(sql`
-      DELETE FROM plan_recommendations pr
-      USING plan p
-      WHERE pr.plan_id = p.id
-        AND p.property_id = ${propertyId};
-    `);
-
-    await tx.execute(sql`
-      DELETE FROM funding_package_measures fpm
-      USING funding_package fp, plan p
-      WHERE fpm.funding_package_id = fp.id
-        AND fp.plan_id = p.id
-        AND p.property_id = ${propertyId};
+      DELETE FROM property_status_tracker
+      WHERE property_id = ${propertyId};
     `);
 
     await tx.execute(sql`
@@ -86,6 +148,11 @@ export async function deleteProperty(propertyId: number) {
       WHERE property_id = ${propertyId};
     `);
 
+    await tx.execute(sql`
+      DELETE FROM files_from_surveyor
+      WHERE property_id = ${propertyId};
+    `);
+
     await tx.execute(sql`
       DELETE FROM recommendation
       WHERE property_id = ${propertyId};
@@ -96,9 +163,27 @@ export async function deleteProperty(propertyId: number) {
       WHERE property_id = ${propertyId};
     `);
 
+    // -----------------------------
+    // PROPERTY LAST (ALWAYS)
+    // -----------------------------
+
     await tx.execute(sql`
       DELETE FROM property
       WHERE id = ${propertyId};
     `);
   });
 }
+
+// Find All foregin keys used for 'property' table with id via this command
+// SELECT
+//   tc.table_name,
+//   kcu.column_name,
+//   ccu.table_name AS foreign_table_name,
+//   ccu.column_name AS foreign_column_name
+// FROM information_schema.table_constraints AS tc
+// JOIN information_schema.key_column_usage AS kcu
+//   ON tc.constraint_name = kcu.constraint_name
+// JOIN information_schema.constraint_column_usage AS ccu
+//   ON ccu.constraint_name = tc.constraint_name
+// WHERE tc.constraint_type = 'FOREIGN KEY'
+//   AND ccu.table_name = 'property';