diff --git a/src/app/portfolio/[slug]/properties/add/AddPropertiesClient.tsx b/src/app/portfolio/[slug]/properties/add/AddPropertiesClient.tsx
index 40b63237..81707862 100644
--- a/src/app/portfolio/[slug]/properties/add/AddPropertiesClient.tsx
+++ b/src/app/portfolio/[slug]/properties/add/AddPropertiesClient.tsx
@@ -93,9 +93,11 @@ export default function AddPropertiesClient({
       setDone(totals);
       // Added properties change the search's alreadyInPortfolio flags
       queryClient.invalidateQueries(["postcode-search", portfolioId]);
-      // …and the portfolio's property table, which otherwise stays stale for
-      // 5 minutes (useProperties staleTime) on top of the router cache.
-      queryClient.invalidateQueries(["properties", portfolioId]);
+      // …and the portfolio's property table. Remove, don't invalidate: the
+      // table isn't mounted here, and useProperties sets refetchOnMount:
+      // false, so a stale-marked query would never actually refetch — only
+      // an empty cache guarantees a fresh fetch when the table mounts.
+      queryClient.removeQueries(["properties", portfolioId]);
       router.refresh();
     },
   });