diff --git a/.devcontainer/docker-compose.yml b/.devcontainer/docker-compose.yml
index 4c9690f3..296beb9b 100644
--- a/.devcontainer/docker-compose.yml
+++ b/.devcontainer/docker-compose.yml
@@ -23,6 +23,7 @@ services:
       - GITHUB_TOKEN=${GITHUB_TOKEN:-}
     networks:
       - frontend-net
+      - shared-dev
 
   pgadmin:
     image: dpage/pgadmin4
@@ -38,3 +39,6 @@ services:
 networks:
   frontend-net:
     driver: bridge
+  shared-dev:
+    external: true
+    name: shared-dev
diff --git a/.gitignore b/.gitignore
index 6fcf0a35..c2157ee6 100644
--- a/.gitignore
+++ b/.gitignore
@@ -37,3 +37,5 @@ cypress.env.json
 # typescript
 *.tsbuildinfo
 next-env.d.ts
+
+backlog/**
diff --git a/CLAUDE.md b/CLAUDE.md
new file mode 100644
index 00000000..5fd0594b
--- /dev/null
+++ b/CLAUDE.md
@@ -0,0 +1,16 @@
+# Claude guidance for this project
+
+## Project conventions
+
+- **Domain language lives in [`CONTEXT.md`](./CONTEXT.md).** Read it before naming or discussing BulkUpload, Portfolio, Property, etc. concepts.
+- **Architectural decisions live in [`docs/adr/`](./docs/adr/).** Read existing ADRs before proposing changes that touch state machines or core flows. Write a new ADR for any decision that's hard to reverse, surprising without context, and the result of a real trade-off.
+
+## React
+
+- **Avoid `useEffect` and `useMemo`.** Derive values inline, prefer Server Components + Route Handlers, prefer event handlers. If a hook is genuinely the only option, flag it and ask before using it.
+- **Use TanStack Query (`@tanstack/react-query`), not raw `fetch`, for client-side HTTP.** Reads use `useQuery`; writes use `useMutation`. This project is on **v4** — note that `refetchInterval`'s callback signature is `(data, query)`, not v5's `(query)`.
+
+## Next.js 15 route handlers
+
+- `params` is a `Promise` — type as `{ params: Promise<{ ... }> }` and `await params` before destructuring.
+- Error responses use `{ error: string }` consistently. Don't drift to `{ msg }` or other shapes.
diff --git a/CONTEXT.md b/CONTEXT.md
new file mode 100644
index 00000000..4a956966
--- /dev/null
+++ b/CONTEXT.md
@@ -0,0 +1,73 @@
+# Context
+
+This document captures the domain language used in this project. Terms here are the **canonical** ones — when more than one word exists for a concept, we pick one and treat the others as aliases to avoid.
+
+This file grows as terms are resolved during design conversations. Concepts that haven't been examined yet are not listed.
+
+## Language
+
+### Bulk upload
+
+**BulkUpload**:
+A user-supplied spreadsheet of addresses for a Portfolio, transformed and matched to UPRNs before being inserted as Properties. Has an explicit lifecycle from upload through finalisation.
+_Avoid_: import, batch, file upload, ingest
+
+**ColumnMapping**:
+The user's declaration of which spreadsheet column means what (e.g. column "Property Address" means `address_1`). Stored as JSON on the BulkUpload row.
+_Avoid_: schema, header map, field mapping
+
+**UPRN**:
+Unique Property Reference Number — the UK national identifier for an address. Address matching attaches a UPRN to each row where possible.
+
+**Address matching**:
+The pipeline stage that splits the source file by postcode, looks up UPRNs, and produces matched-address output. Triggered via FastAPI.
+_Avoid_: postcode lookup, address resolution, address lookup
+
+**Combiner**:
+The pipeline stage that aggregates the per-postcode address-matching outputs into a single combined CSV in S3, ready for review.
+_Avoid_: aggregator, merger
+
+**Finalise**:
+The terminal action that reads the combiner output, inserts rows as Properties on the Portfolio, and decides whether the BulkUpload needs further review.
+_Avoid_: import, commit, ingest
+
+## Lifecycle
+
+A **BulkUpload** moves through these statuses:
+
+```
+ready_for_processing
+  → mapping_complete         (user submits ColumnMapping; Next.js writes)
+    → processing             (Address matching triggered; Next.js writes)
+      → combining            (Combiner stage running; FastAPI writes directly)
+        → awaiting_review    (Combiner output in S3; FastAPI writes directly)
+          → complete         (Finalise succeeded; Next.js writes)
+          → failed           (FastAPI reports in-flight failure — schema only, not yet wired)
+```
+
+`complete` and `failed` are terminal.
+
+Re-mapping (PATCHing `columnMapping`) is legal only in `ready_for_processing` and `mapping_complete`. Any later state rejects with 409.
+
+**Two writers**: Next.js owns transitions out of `mapping_complete`, into `processing`, and the terminal Finalise outcomes. FastAPI owns `combining` and `awaiting_review` — writing them direct to the DB during the combiner run. The BulkUpload aggregate observes both.
+
+See [ADR-0001](./docs/adr/0001-bulk-upload-state-machine.md) for the deliberate "not yet" decisions baked into this lifecycle.
+
+## Relationships
+
+- A **Portfolio** has many **BulkUploads**.
+- A **BulkUpload** produces zero or more **Properties** when finalised.
+- A **BulkUpload** has at most one **Task** (the orchestration handle for the FastAPI pipeline run); a Task has many **SubTasks** (one per pipeline stage: address matching, combiner).
+
+## Example dialogue
+
+> **Dev:** "If the **Combiner** finishes but the user hasn't clicked Finalise, what does the user see?"
+> **Domain expert:** "The BulkUpload sits in `awaiting_review`. The frontend polls and shows a 'review and confirm' button. Nothing's been written to **Properties** yet."
+>
+> **Dev:** "And if **Finalise** runs and 30% of rows have no **UPRN**?"
+> **Domain expert:** "Those still get imported as **Properties** — just without a UPRN — and the BulkUpload moves to `complete`. Manual cleanup happens later in the property table."
+
+## Flagged ambiguities
+
+- "Upload" is used in the codebase to mean both the file-on-S3 and the BulkUpload row. We standardise on **BulkUpload** for the row; the file is just "the source file."
+- "Onboarding" appears in some route paths (`bulk_onboarding_inputs/...`) but isn't part of this glossary — we use **BulkUpload** end-to-end.
diff --git a/docs/adr/0001-bulk-upload-state-machine.md b/docs/adr/0001-bulk-upload-state-machine.md
new file mode 100644
index 00000000..741e4a36
--- /dev/null
+++ b/docs/adr/0001-bulk-upload-state-machine.md
@@ -0,0 +1,20 @@
+# BulkUpload state machine (v1)
+
+The BulkUpload lifecycle is:
+
+```
+ready_for_processing → mapping_complete → processing → combining → awaiting_review
+  → complete | needs_review | failed
+```
+
+Two writers: Next.js writes the user-driven transitions (`mapping_complete`, `processing`, `complete`, `needs_review`); the FastAPI `bulk_address2uprn_combiner` worker writes `combining` and `awaiting_review` directly to the DB during its run. Any aggregate enforcing the state machine on the Next.js side must treat those two as observed-not-owned.
+
+Three deliberate "not yet" decisions are baked into this version, each likely to be re-suggested without a record:
+
+1. **`needs_review` is terminal — no recovery flow.** A finalised upload with missing or duplicate UPRNs ends up here, and that's it. The imported Properties show up in the property table; a proper review/recovery UI is planned but out of scope. Without this note, every future architecture pass will surface "needs_review has no exit" as a bug.
+
+2. **Re-mapping is rejected after `mapping_complete`.** PATCHing `columnMapping` once Address matching has been triggered returns 409. We considered (B) reset-and-rerun (clear the combiner output, return to `mapping_complete`, force the user to re-trigger) but rejected it for now: it requires cleaning up abandoned Tasks/SubTasks and re-charging a FastAPI run. (A) is the smallest correct thing — the DB column never drifts from what produced the combined output. Revisit when re-run-from-review lands.
+
+3. **`failed` exists in the schema but is not yet written by any route.** Synchronous trigger failures (route can't reach FastAPI) are surfaced as React Query toasts on 5xx; the BulkUpload stays in its prior status and the user retries. In-flight failures (Combiner crashes silently) currently leave uploads stuck in `processing` — this is known-incomplete, waiting on FastAPI-side callback work to report failure. The status is in the schema now so the seam is ready when that work is scheduled.
+
+These are the only "no" decisions in v1; everything else (concurrency guards on stage triggers, persisting `failed`, etc.) is intended to be added.
diff --git a/docs/adr/0002-bulk-upload-browser-driven-orchestration.md b/docs/adr/0002-bulk-upload-browser-driven-orchestration.md
new file mode 100644
index 00000000..f27a5e07
--- /dev/null
+++ b/docs/adr/0002-bulk-upload-browser-driven-orchestration.md
@@ -0,0 +1,17 @@
+# BulkUpload pipeline stays browser-driven for now
+
+The BulkUpload pipeline chains three stages — address matching, combiner trigger, finalise — and the chain is currently driven by the **frontend polling** in `OnboardingProgress.tsx`. The browser fires `POST /combine` when the Task looks done, then `POST /finalize` when the upload reaches `awaiting_review`. Close the tab → upload gets stuck.
+
+A server-driven alternative (FastAPI callback into a Next.js webhook, or a sweeper route) would be more robust, but the entire bulk-upload flow is scheduled for redesign. This code path is being kept as **internal tooling for the Domna tech team** to onboard portfolios while the new flow is built — not for end-user use.
+
+So the cleanup invests only in things that survive the redesign:
+- A real state machine on the BulkUpload aggregate (so the tech team can debug from the row alone).
+- Deduplicated FastAPI trigger logic.
+- Concurrency guards on stage triggers.
+
+It deliberately does **not** invest in:
+- Server-side stage orchestration.
+- Recovery from `failed` / stuck uploads.
+- A real `awaiting_review` review UI.
+
+When the redesign lands, browser-driven chaining and the auto-finalise behaviour go with it. Future readers asking "why didn't they fix this" — that's why.
diff --git a/docs/adr/0003-task-creation-inside-bulk-upload.md b/docs/adr/0003-task-creation-inside-bulk-upload.md
new file mode 100644
index 00000000..2915346a
--- /dev/null
+++ b/docs/adr/0003-task-creation-inside-bulk-upload.md
@@ -0,0 +1,12 @@
+# Task creation lives in BulkUpload, not behind a generic Task endpoint
+
+A `Task` is the orchestration handle for a FastAPI pipeline run; per `CONTEXT.md`, **a BulkUpload has at most one Task**. Today BulkUpload is the only feature that creates Tasks.
+
+We're collapsing the previous two-step client seam — `POST /api/tasks` to create a Task and SubTask, then `POST /bulk-uploads/[uploadId]/start-address-matching` with the resulting IDs — into a single route. Task + SubTask creation moves inside `triggerAddressMatching` in `src/lib/bulkUpload/server.ts`. The generic `POST /api/tasks` endpoint is deleted; the `GET /api/tasks` listing (admin Tasks UI) stays.
+
+The trade-off was between:
+
+- **(rejected) Keep `POST /api/tasks` for future generic use.** No other feature creates Tasks today. By the deletion test, the generic endpoint wasn't earning its keep — every line was overhead carried for hypothetical callers, while the only real caller had to perform a leaky two-call dance to satisfy a contract that didn't reflect the domain.
+- **(chosen) Collapse Task creation into the BulkUpload module.** The seam matches the domain: BulkUpload owns its Task's lifecycle, including the moment of creation. One route handles the full transition into `processing`. The client surface (`useStartAddressMatching`) is one mutation, not a chain.
+
+A future reader will see `/api/tasks` exposing GET-only and reasonably wonder where Tasks are created. The answer is: inside whichever feature owns the Task. Today that's BulkUpload only. If a second feature ever needs to create Tasks, re-extract a generic creator at that point — extracting from two real consumers is straightforward, whereas keeping a speculative endpoint live without consumers leaves a stale-by-default seam that drifts from how Tasks are actually created.
diff --git a/docs/adr/0004-bulk-upload-explicit-stage-buttons.md b/docs/adr/0004-bulk-upload-explicit-stage-buttons.md
new file mode 100644
index 00000000..de7a98c4
--- /dev/null
+++ b/docs/adr/0004-bulk-upload-explicit-stage-buttons.md
@@ -0,0 +1,19 @@
+# Bulk-upload pipeline advances via explicit Run Combiner / Finalise buttons
+
+[ADR-0002](./0002-bulk-upload-browser-driven-orchestration.md) described the bulk-upload pipeline as **browser-driven and auto-firing**: a polling loop in `OnboardingProgress.tsx` watched the Task summary and fired `POST /combine` when the Task looked done, then `POST /finalize` when the upload reached `awaiting_review`, with mutable `combineFired` / `finalizeFired` / `refreshed` flags gating the side effects.
+
+This decision keeps the pipeline browser-driven (per ADR-0002) but replaces the auto-fire behaviour with **explicit buttons** the Domna tech team clicks to advance each stage. The state machine in [ADR-0001](./0001-bulk-upload-state-machine.md) is unchanged.
+
+Concretely:
+
+- The progress screen polls a single `GET /bulk-uploads/[uploadId]/progress` snapshot (Task summary + BulkUpload row in one query).
+- "Run Combiner" appears when the Task reaches terminal-non-failed and the Combiner hasn't been triggered yet.
+- "Finalise" appears when the BulkUpload reaches `awaiting_review`.
+- Polling stops once the BulkUpload reaches a terminal status; on `useFinalize` success the caller runs `router.refresh()`.
+
+The trade-off was between:
+
+- **(rejected) Keep auto-fire and translate the orchestration to react-query with `useEffect`s.** Functional, but the auto-fire UX hides where the pipeline gets stuck — which is the failure mode the Domna tech team needs to debug. CLAUDE.md's "avoid `useEffect`" rule also gets stretched: three effects, one per side-effecting transition, each watching derived eligibility flags.
+- **(chosen) Explicit buttons.** The "fire once" mutable flags collapse into react-query mutation state (`isIdle` / `isPending` / `isSuccess`) — pure derivations from the cache, no `useEffect`. Each stage is observable, retryable, and reflects the current BulkUpload status directly. Tab close still leaves uploads stuck (browser-driven progression, per ADR-0002), but "stuck" is now legible: the team sees which button is pending.
+
+When the bulk-upload redesign lands (per ADR-0002, "out of scope"), this entire screen and its buttons go away in favour of server-driven progression. Until then, the buttons are the right level of investment: they survive the redesign as discoverable artifacts of the prior flow, and they make the current flow tractable for the team using it.
diff --git a/docs/adr/0005-retire-needs-review-status.md b/docs/adr/0005-retire-needs-review-status.md
new file mode 100644
index 00000000..f12ebb67
--- /dev/null
+++ b/docs/adr/0005-retire-needs-review-status.md
@@ -0,0 +1,14 @@
+# Retire the `needs_review` BulkUpload status
+
+[ADR-0001](./0001-bulk-upload-state-machine.md) preserved `needs_review` as a terminal status (deliberate decision #1): a finalised upload with missing or duplicate UPRNs ended up there, distinct from `complete`, even though no recovery flow existed. The reasoning was that the status flag still carried a UI signal — "Imported with issues" copy on the upload detail page — that told the team manual cleanup was needed in the property table.
+
+This decision retires `needs_review` entirely. Finalise now always sets `complete`, regardless of whether any rows were missing a UPRN or shared one with another row. The status enum, the `markFinalized` signature, and the per-status UI copy are all simplified accordingly.
+
+The terminal set is now `complete` and `failed` only. The state machine in ADR-0001 otherwise stands; only the post-Finalise branching changes.
+
+The trade-off was between:
+
+- **(rejected) Keep `needs_review` for the UI distinction.** The flag was the only consumer of the missing/duplicate-UPRN counts during Finalise, and the counts themselves were already dead in the response payload. Keeping the flag meant maintaining a state-machine branch and a STATUS_CONFIG entry for a signal that — per ADR-0001 — has no follow-up action. Future readers would continue to surface "needs_review has no exit" as friction.
+- **(chosen) Always `complete`.** One terminal success state. The Finalise route loses the missing/duplicate-UPRN booleans entirely; rows are inserted with whatever UPRN they have (or none), and the team handles cleanup in the property table directly. If a recovery flow ever lands, it can re-introduce a more meaningful intermediate status at that point — driven by the actual recovery UX rather than a defensive flag set today.
+
+Legacy `bulk_address_uploads` rows with `status = 'needs_review'` (if any exist) will fall through `STATUS_CONFIG` lookup and render as the default `ready_for_processing` card. This is acceptable because (a) the flow is internal Domna tooling per ADR-0002, (b) any such rows pre-date this change and represent uploads the team has already triaged manually, and (c) the records still link to imported properties via the BulkUpload row's relationships. No migration is run.
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/combine/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/combine/route.ts
new file mode 100644
index 00000000..afee7f0e
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/combine/route.ts
@@ -0,0 +1,35 @@
+import { requestCombineRetrigger } from "@/lib/bulkUpload/server";
+import { readSessionToken } from "@/lib/session";
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+
+export async function POST(
+  request: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string; uploadId: string }> }
+) {
+  const session = await getServerSession(AuthOptions);
+  if (!session) return NextResponse.json({ error: "Unauthorized" }, { status: 401 });
+
+  const { uploadId } = await params;
+  const result = await requestCombineRetrigger({
+    uploadId,
+    sessionToken: readSessionToken(request),
+  });
+
+  switch (result.kind) {
+    case "triggered":
+      return NextResponse.json(
+        { taskId: result.taskId, subTaskId: result.subTaskId },
+        { status: 200 }
+      );
+    case "already_combined":
+      return NextResponse.json({ alreadyCombined: true }, { status: 200 });
+    case "not_found":
+      return NextResponse.json({ error: "Not found" }, { status: 404 });
+    case "missing_task":
+      return NextResponse.json({ error: "Upload has no task" }, { status: 422 });
+    case "trigger_failed":
+      return NextResponse.json({ error: result.message }, { status: result.status });
+  }
+}
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/finalize/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/finalize/route.ts
new file mode 100644
index 00000000..b6fd7ec9
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/finalize/route.ts
@@ -0,0 +1,160 @@
+import { db } from "@/app/db/db";
+import { property } from "@/app/db/schema/property";
+import { sql } from "drizzle-orm";
+import { NextRequest, NextResponse } from "next/server";
+import { revalidatePath } from "next/cache";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { createRetrofitDataS3Client } from "@/app/utils/s3";
+import * as XLSX from "xlsx";
+import { loadForFinalize, markFinalized } from "@/lib/bulkUpload/server";
+
+const ADDRESS_COLS = ["Address 1", "Address 2", "Address 3"] as const;
+const POSTCODE_COL = "postcode";
+const INTERNAL_REF_COL = "Internal Reference";
+const UPRN_COL = "address2uprn_uprn";
+const MATCHED_ADDRESS_COL = "address2uprn_address";
+const LEXISCORE_COL = "address2uprn_lexiscore";
+const MISSING_SENTINEL = "invalid postcode";
+const UK_POSTCODE_RE = /[A-Z]{1,2}\d[A-Z\d]?\s*\d[A-Z]{2}/i;
+
+function normalize(v: unknown): string {
+  if (v === null || v === undefined) return "";
+  return String(v).trim();
+}
+
+function isMissing(v: string): boolean {
+  return v === "" || v.toLowerCase() === MISSING_SENTINEL;
+}
+
+function parseUprn(raw: unknown): bigint | null {
+  const v = normalize(raw);
+  if (isMissing(v)) return null;
+  try {
+    return BigInt(v);
+  } catch {
+    return null;
+  }
+}
+
+function parseLexiscore(raw: unknown): number | null {
+  const v = normalize(raw);
+  if (isMissing(v)) return null;
+  const n = Number(v);
+  return Number.isFinite(n) ? n : null;
+}
+
+function extractPostcode(matched: string | null, fallback: string): string | null {
+  if (matched) {
+    const m = matched.match(UK_POSTCODE_RE);
+    if (m) return m[0].toUpperCase();
+  }
+  return fallback || null;
+}
+
+function parseS3Uri(uri: string): { bucket: string; key: string } | null {
+  if (!uri.startsWith("s3://")) return null;
+  const rest = uri.slice(5);
+  const slash = rest.indexOf("/");
+  if (slash < 0) return null;
+  return { bucket: rest.slice(0, slash), key: rest.slice(slash + 1) };
+}
+
+export async function POST(
+  _request: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string; uploadId: string }> }
+) {
+  const session = await getServerSession(AuthOptions);
+  if (!session) return NextResponse.json({ error: "Unauthorized" }, { status: 401 });
+
+  const { uploadId } = await params;
+
+  const guarded = await loadForFinalize(uploadId);
+  switch (guarded.kind) {
+    case "not_found":
+      return NextResponse.json({ error: "Not found" }, { status: 404 });
+    case "already_finalized":
+      return new NextResponse(null, { status: 200 });
+    case "wrong_state":
+      return NextResponse.json(
+        { error: `Upload not ready to finalize (state: ${guarded.current})` },
+        { status: 409 }
+      );
+    case "not_yet_combined":
+      return NextResponse.json({ error: "Combiner not finished" }, { status: 409 });
+  }
+  const upload = guarded.upload;
+
+  const parsed = parseS3Uri(upload.combinedOutputS3Uri!);
+  if (!parsed) {
+    return NextResponse.json({ error: "Invalid combined output S3 URI" }, { status: 500 });
+  }
+
+  const s3 = createRetrofitDataS3Client();
+
+  let rawRows: Record<string, unknown>[];
+  try {
+    const obj = await s3
+      .getObject({ Bucket: parsed.bucket, Key: parsed.key })
+      .promise();
+    const buf = Buffer.from(obj.Body as Uint8Array);
+    const wb = XLSX.read(buf, { type: "buffer" });
+    const sheet = wb.Sheets[wb.SheetNames[0]];
+    rawRows = XLSX.utils.sheet_to_json<Record<string, unknown>>(sheet, { defval: "" });
+  } catch (err) {
+    console.error("Failed to read combined CSV from S3:", err);
+    return NextResponse.json({ error: "Failed to read combined CSV" }, { status: 502 });
+  }
+
+  const portfolioIdBig = BigInt(upload.portfolioId);
+
+  const values = rawRows.map((raw) => {
+    const userInputtedAddress =
+      ADDRESS_COLS.map((c) => normalize(raw[c])).filter(Boolean).join(", ") || null;
+    const userInputtedPostcode = normalize(raw[POSTCODE_COL]) || null;
+
+    const uprn = parseUprn(raw[UPRN_COL]);
+
+    const matchedAddressRaw = normalize(raw[MATCHED_ADDRESS_COL]);
+    const matchedAddress = isMissing(matchedAddressRaw) ? null : matchedAddressRaw;
+
+    const address = matchedAddress ?? userInputtedAddress;
+    const postcode = extractPostcode(matchedAddress, userInputtedPostcode ?? "");
+
+    const internalRef = normalize(raw[INTERNAL_REF_COL]) || null;
+    const lexiscore = parseLexiscore(raw[LEXISCORE_COL]);
+
+    return {
+      portfolioId: portfolioIdBig,
+      creationStatus: "READY" as const,
+      uprn,
+      landlordPropertyId: internalRef,
+      address,
+      postcode,
+      userInputtedAddress,
+      userInputtedPostcode,
+      lexiscore,
+    };
+  });
+
+  try {
+    if (values.length > 0) {
+      await db
+        .insert(property)
+        .values(values)
+        .onConflictDoNothing({
+          target: [property.portfolioId, property.uprn],
+          where: sql`${property.uprn} IS NOT NULL`,
+        });
+    }
+
+    await markFinalized(uploadId);
+
+    revalidatePath("/portfolio/[slug]", "layout");
+
+    return new NextResponse(null, { status: 200 });
+  } catch (err) {
+    console.error("Failed to finalize bulk upload:", err);
+    return NextResponse.json({ error: "Failed to import properties" }, { status: 500 });
+  }
+}
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/progress/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/progress/route.ts
new file mode 100644
index 00000000..f5ac9969
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/progress/route.ts
@@ -0,0 +1,17 @@
+import { getProgressView } from "@/lib/bulkUpload/server";
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+
+export async function GET(
+  _request: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string; uploadId: string }> }
+) {
+  const session = await getServerSession(AuthOptions);
+  if (!session) return NextResponse.json({ error: "Unauthorized" }, { status: 401 });
+
+  const { uploadId } = await params;
+  const view = await getProgressView(uploadId);
+  if (!view) return NextResponse.json({ error: "Not found" }, { status: 404 });
+  return NextResponse.json(view, { status: 200 });
+}
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/route.ts
new file mode 100644
index 00000000..2b452991
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/route.ts
@@ -0,0 +1,41 @@
+import { setColumnMapping } from "@/lib/bulkUpload/server";
+import { NextRequest, NextResponse } from "next/server";
+import { z } from "zod";
+
+const PatchSchema = z.object({
+  columnMapping: z.record(z.string(), z.string()),
+});
+
+export async function PATCH(
+  request: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string; uploadId: string }> }
+) {
+  const { uploadId } = await params;
+
+  let body;
+  try {
+    body = PatchSchema.parse(await request.json());
+  } catch {
+    return NextResponse.json({ error: "Invalid input" }, { status: 400 });
+  }
+
+  try {
+    const result = await setColumnMapping(uploadId, body.columnMapping);
+    switch (result.kind) {
+      case "ok":
+        return NextResponse.json(result.upload, { status: 200 });
+      case "not_found":
+        return NextResponse.json({ error: "Not found" }, { status: 404 });
+      case "invalid_status":
+        return NextResponse.json(
+          { error: `Cannot remap upload in state '${result.current}'` },
+          { status: 409 }
+        );
+      case "invalid_mapping":
+        return NextResponse.json({ error: result.reason }, { status: 422 });
+    }
+  } catch (error) {
+    console.error("Failed to save column mapping:", error);
+    return NextResponse.json({ error: "Internal server error" }, { status: 500 });
+  }
+}
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/start-address-matching/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/start-address-matching/route.ts
new file mode 100644
index 00000000..5fd282fa
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-uploads/[uploadId]/start-address-matching/route.ts
@@ -0,0 +1,124 @@
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { createS3Client, createRetrofitDataS3Client, retrofitDataS3Bucket } from "@/app/utils/s3";
+import * as XLSX from "xlsx";
+import { loadForAddressMatching, triggerAddressMatching } from "@/lib/bulkUpload/server";
+import { readSessionToken } from "@/lib/session";
+
+const FIELD_RENAME: Record<string, string> = {
+  address_1: "Address 1",
+  address_2: "Address 2",
+  address_3: "Address 3",
+  postcode: "postcode",
+  internal_reference: "Internal Reference",
+};
+
+function transformFile(
+  buffer: Buffer,
+  columnMapping: Record<string, string>
+): { csv: string; error?: never } | { csv?: never; error: string } {
+  const wb = XLSX.read(buffer, { type: "buffer" });
+  const sheet = wb.Sheets[wb.SheetNames[0]];
+  const rows = XLSX.utils.sheet_to_json<Record<string, unknown>>(sheet, { defval: "" });
+
+  if (rows.length === 0) return { error: "Empty file" };
+
+  const sourceHeaders = Object.keys(rows[0]);
+  const outputHeaders: string[] = [];
+  const sourceToOutput: Record<string, string> = {};
+
+  for (const src of sourceHeaders) {
+    const mapped = columnMapping[src];
+    if (!mapped || mapped === "skip") continue;
+    const renamed = FIELD_RENAME[mapped] ?? mapped;
+    outputHeaders.push(renamed);
+    sourceToOutput[src] = renamed;
+  }
+
+  if (!outputHeaders.includes("Address 1"))
+    return { error: 'Mapping must include "Address 1"' };
+  if (!outputHeaders.includes("postcode"))
+    return { error: 'Mapping must include "postcode"' };
+
+  const outputRows = rows.map((row) => {
+    const out: Record<string, unknown> = {};
+    for (const [src, renamed] of Object.entries(sourceToOutput)) {
+      out[renamed] = row[src] ?? "";
+    }
+    return out;
+  });
+
+  const outSheet = XLSX.utils.json_to_sheet(outputRows, { header: outputHeaders });
+  return { csv: XLSX.utils.sheet_to_csv(outSheet) };
+}
+
+export async function POST(
+  request: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string; uploadId: string }> }
+) {
+  const session = await getServerSession(AuthOptions);
+  if (!session) return NextResponse.json({ error: "Unauthorized" }, { status: 401 });
+
+  const { portfolioId, uploadId } = await params;
+
+  const guarded = await loadForAddressMatching(uploadId);
+  switch (guarded.kind) {
+    case "not_found":
+      return NextResponse.json({ error: "Not found" }, { status: 404 });
+    case "wrong_state":
+      return NextResponse.json(
+        { error: `Upload not ready for onboarding (state: ${guarded.current})` },
+        { status: 409 }
+      );
+    case "missing_mapping":
+      return NextResponse.json({ error: "Column mapping missing" }, { status: 422 });
+  }
+  const upload = guarded.upload;
+
+  const s3 = createS3Client();
+  const outputS3 = createRetrofitDataS3Client();
+  const outputBucket = retrofitDataS3Bucket();
+
+  let fileBuffer: Buffer;
+  try {
+    const obj = await s3
+      .getObject({ Bucket: upload.s3Bucket, Key: upload.s3Key })
+      .promise();
+    fileBuffer = Buffer.from(obj.Body as Uint8Array);
+  } catch (err) {
+    console.error("Failed to read source file from S3:", err);
+    return NextResponse.json({ error: "Failed to read source file" }, { status: 500 });
+  }
+
+  const transformed = transformFile(fileBuffer, upload.columnMapping!);
+  if (transformed.error)
+    return NextResponse.json({ error: transformed.error }, { status: 422 });
+
+  const transformedKey = `bulk_onboarding_inputs/${portfolioId}/${uploadId}.csv`;
+  try {
+    await outputS3
+      .putObject({
+        Bucket: outputBucket,
+        Key: transformedKey,
+        Body: transformed.csv,
+        ContentType: "text/csv",
+      })
+      .promise();
+  } catch (err) {
+    console.error("Failed to upload transformed CSV:", err);
+    return NextResponse.json({ error: "Failed to store transformed file" }, { status: 500 });
+  }
+
+  const s3Uri = `s3://${outputBucket}/${transformedKey}`;
+
+  const trigger = await triggerAddressMatching({
+    uploadId,
+    s3Uri,
+    sessionToken: readSessionToken(request),
+  });
+  if (trigger.kind === "trigger_failed")
+    return NextResponse.json({ error: trigger.message }, { status: trigger.status });
+
+  return NextResponse.json({ taskId: trigger.taskId }, { status: 200 });
+}
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-uploads/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-uploads/route.ts
new file mode 100644
index 00000000..a6ebbc15
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-uploads/route.ts
@@ -0,0 +1,17 @@
+import { listForPortfolio } from "@/lib/bulkUpload/server";
+import { NextRequest, NextResponse } from "next/server";
+
+export async function GET(
+  _request: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string }> }
+) {
+  const { portfolioId } = await params;
+
+  try {
+    const uploads = await listForPortfolio(portfolioId);
+    return NextResponse.json(uploads, { status: 200 });
+  } catch (error) {
+    console.error("Failed to fetch bulk uploads:", error);
+    return NextResponse.json({ error: "Internal server error" }, { status: 500 });
+  }
+}
diff --git a/src/app/api/tasks/[taskId]/summary/route.ts b/src/app/api/tasks/[taskId]/summary/route.ts
new file mode 100644
index 00000000..6e5cb5c2
--- /dev/null
+++ b/src/app/api/tasks/[taskId]/summary/route.ts
@@ -0,0 +1,40 @@
+import { db } from "@/app/db/db";
+import { tasks } from "@/app/db/schema/tasks/tasks";
+import { subTasks } from "@/app/db/schema/tasks/subtask";
+import { eq, count, sql } from "drizzle-orm";
+import { NextRequest, NextResponse } from "next/server";
+
+export async function GET(
+  _request: NextRequest,
+  { params }: { params: Promise<{ taskId: string }> }
+) {
+  const { taskId } = await params;
+
+  try {
+    const [row] = await db
+      .select({
+        id: tasks.id,
+        taskSource: tasks.taskSource,
+        status: tasks.status,
+        service: tasks.service,
+        jobStarted: tasks.jobStarted,
+        jobCompleted: tasks.jobCompleted,
+        updatedAt: tasks.updatedAt,
+        totalSubtasks: count(subTasks.id),
+        completedSubtasks: sql<number>`count(case when lower(${subTasks.status}) in ('completed', 'complete') then 1 end)::int`,
+        failedSubtasks: sql<number>`count(case when lower(${subTasks.status}) in ('failed', 'failure', 'error') then 1 end)::int`,
+      })
+      .from(tasks)
+      .leftJoin(subTasks, eq(subTasks.taskId, tasks.id))
+      .where(eq(tasks.id, taskId))
+      .groupBy(tasks.id)
+      .limit(1);
+
+    if (!row) return NextResponse.json({ error: "Not found" }, { status: 404 });
+
+    return NextResponse.json(row);
+  } catch (error) {
+    console.error("Error fetching task summary:", error);
+    return NextResponse.json({ error: "Failed to fetch task summary" }, { status: 500 });
+  }
+}
diff --git a/src/app/api/upload/bulk-addresses/confirm/route.ts b/src/app/api/upload/bulk-addresses/confirm/route.ts
new file mode 100644
index 00000000..80e94e4b
--- /dev/null
+++ b/src/app/api/upload/bulk-addresses/confirm/route.ts
@@ -0,0 +1,55 @@
+import { db } from "@/app/db/db";
+import { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+import { NextRequest, NextResponse } from "next/server";
+import { z } from "zod";
+
+const BodySchema = z.object({
+  fileKey: z.string(),
+  filename: z.string(),
+  portfolioId: z.string(),
+  userId: z.string(),
+  sourceHeaders: z
+    .array(z.union([z.string(), z.null(), z.undefined()]))
+    .default([])
+    .transform((arr) =>
+      arr.filter((h): h is string => typeof h === "string" && h.trim().length > 0)
+    ),
+});
+
+export async function POST(request: NextRequest) {
+  let body;
+  try {
+    body = BodySchema.parse(await request.json());
+  } catch (error) {
+    console.error("Invalid input:", error);
+    return NextResponse.json({ error: "Invalid input" }, { status: 400 });
+  }
+
+  const bucket = process.env.RETROFIT_PLAN_INPUT_BUCKET_NAME;
+  if (!bucket) {
+    console.error("RETROFIT_PLAN_INPUT_BUCKET_NAME not set");
+    return NextResponse.json({ error: "Server misconfiguration" }, { status: 500 });
+  }
+
+  try {
+    const [record] = await db
+      .insert(bulkAddressUploads)
+      .values({
+        portfolioId: body.portfolioId,
+        userId: body.userId,
+        s3Bucket: bucket,
+        s3Key: body.fileKey,
+        filename: body.filename,
+        sourceHeaders: body.sourceHeaders,
+      })
+      .returning();
+
+    return NextResponse.json(
+      { id: record.id, s3Key: record.s3Key, s3Bucket: record.s3Bucket, status: record.status },
+      { status: 201 }
+    );
+  } catch (error) {
+    console.error("Failed to record upload:", error);
+    return NextResponse.json({ error: "Internal server error" }, { status: 500 });
+  }
+}
diff --git a/src/app/api/upload/bulk-addresses/route.ts b/src/app/api/upload/bulk-addresses/route.ts
new file mode 100644
index 00000000..a54966f5
--- /dev/null
+++ b/src/app/api/upload/bulk-addresses/route.ts
@@ -0,0 +1,36 @@
+import { createS3Client } from "@/app/utils/s3";
+import { NextRequest, NextResponse } from "next/server";
+import { z } from "zod";
+
+const BodySchema = z.object({
+  userId: z.string(),
+  portfolioId: z.string(),
+  fileKey: z.string(),
+  contentType: z.string(),
+});
+
+export async function POST(request: NextRequest) {
+  let body;
+  try {
+    body = BodySchema.parse(await request.json());
+  } catch (error) {
+    console.error("Invalid input:", error);
+    return NextResponse.json({ error: "Invalid input" }, { status: 400 });
+  }
+
+  try {
+    const s3 = createS3Client();
+
+    const preSignedUrl = await s3.getSignedUrlPromise("putObject", {
+      Bucket: process.env.RETROFIT_PLAN_INPUT_BUCKET_NAME,
+      Key: body.fileKey,
+      ContentType: body.contentType,
+      Expires: 5 * 60,
+    });
+
+    return NextResponse.json({ url: preSignedUrl }, { status: 200 });
+  } catch (error) {
+    console.error(error);
+    return NextResponse.json({ error: "Internal server error" }, { status: 500 });
+  }
+}
diff --git a/src/app/components/portfolio/AddNew.tsx b/src/app/components/portfolio/AddNew.tsx
index e6f91be7..cef42cb9 100644
--- a/src/app/components/portfolio/AddNew.tsx
+++ b/src/app/components/portfolio/AddNew.tsx
@@ -35,6 +35,16 @@ export default function AddNew({
     router.push(`/portfolio/${portfolioId}/remote-assessment`);
   }
 
+  function handleBulkUploadClick() {
+    const pw = window.prompt("Enter password to access bulk upload");
+    if (pw === null) return;
+    if (pw === "domnatechteamonly") {
+      setIsBulkUploadOpen(true);
+    } else {
+      window.alert("Incorrect password");
+    }
+  }
+
   return (
     <>
     <BulkUploadComingSoonModal
@@ -118,7 +128,7 @@ export default function AddNew({
           <MenuItem>
             {({ active }) => (
               <button
-                onClick={() => setIsBulkUploadOpen(true)}
+                onClick={handleBulkUploadClick}
                 className={cn(
                   "w-full p-3 rounded-lg text-left flex gap-3 transition-colors",
                   active && "bg-gray-100"
diff --git a/src/app/components/portfolio/BulkUploadComingSoonModal.tsx b/src/app/components/portfolio/BulkUploadComingSoonModal.tsx
index 2de2b428..ab19c198 100644
--- a/src/app/components/portfolio/BulkUploadComingSoonModal.tsx
+++ b/src/app/components/portfolio/BulkUploadComingSoonModal.tsx
@@ -4,11 +4,33 @@ import {
   Dialog,
   DialogBackdrop,
   DialogPanel,
+  DialogTitle,
   Transition,
   TransitionChild,
 } from "@headlessui/react";
-import { Fragment } from "react";
-import { XMarkIcon, RectangleStackIcon } from "@heroicons/react/24/outline";
+import { Fragment, useRef, useState, DragEvent } from "react";
+import * as XLSX from "xlsx";
+import {
+  XMarkIcon,
+  DocumentTextIcon,
+  ArrowDownTrayIcon,
+  CloudArrowUpIcon,
+  InformationCircleIcon,
+  ArrowRightIcon,
+  CheckCircleIcon,
+  ExclamationCircleIcon,
+} from "@heroicons/react/24/outline";
+import { useSession } from "next-auth/react";
+import { useRouter } from "next/navigation";
+import { useCreateBulkUpload } from "@/lib/bulkUpload/client";
+
+const MAX_FILE_SIZE_MB = 50;
+const ALLOWED_EXTENSIONS = [".csv", ".xlsx", ".xls"];
+const CONTENT_TYPES: Record<string, string> = {
+  ".csv": "text/csv",
+  ".xlsx": "application/vnd.openxmlformats-officedocument.spreadsheetml.sheet",
+  ".xls": "application/vnd.ms-excel",
+};
 
 interface BulkUploadComingSoonModalProps {
   isOpen: boolean;
@@ -16,13 +38,180 @@ interface BulkUploadComingSoonModalProps {
   portfolioId: string;
 }
 
+function downloadTemplate() {
+  const ws = XLSX.utils.aoa_to_sheet([["Internal Reference (Optional)", "Address", "Postcode"]]);
+  const wb = XLSX.utils.book_new();
+  XLSX.utils.book_append_sheet(wb, ws, "Properties");
+  XLSX.writeFile(wb, "bulk_upload_template.xlsx");
+}
+
+function getFileExtension(filename: string): string {
+  return filename.slice(filename.lastIndexOf(".")).toLowerCase();
+}
+
+function generateS3Key(userId: string, portfolioId: string, ext: string): string {
+  const timestamp = new Date().toISOString().replace(/[:.-]/g, "");
+  return `bulk-addresses/${userId}/${portfolioId}/${timestamp}/addresses${ext}`;
+}
+
+function validateFile(file: File): string | null {
+  const sizeMB = file.size / (1024 * 1024);
+  if (sizeMB > MAX_FILE_SIZE_MB) {
+    return `File too large. Max ${MAX_FILE_SIZE_MB}MB.`;
+  }
+  const ext = getFileExtension(file.name);
+  if (!ALLOWED_EXTENSIONS.includes(ext)) {
+    return "Only CSV or Excel files allowed.";
+  }
+  return null;
+}
+
+async function validateHeaders(file: File): Promise<{ error: string | null; headers: string[] }> {
+  const ext = getFileExtension(file.name);
+  let headers: string[] = [];
+
+  if (ext === ".csv") {
+    const text = await file.text();
+    const firstLine = text.split(/\r?\n/)[0] ?? "";
+    headers = firstLine.split(",").map((h) => h.trim().replace(/^["']|["']$/g, ""));
+  } else {
+    const buffer = await file.arrayBuffer();
+    const wb = XLSX.read(buffer, { sheetRows: 1 });
+    const sheet = wb.Sheets[wb.SheetNames[0]];
+    const rows = XLSX.utils.sheet_to_json<unknown[]>(sheet, { header: 1, defval: "" });
+    headers = ((rows[0] as unknown[]) ?? []).map((h) => String(h ?? "").trim());
+  }
+
+  headers = headers.filter((h) => h.length > 0);
+
+  const normalised = headers.map((h) => h.toLowerCase());
+  const hasAddress = normalised.some((h) => h.startsWith("address"));
+  const hasPostcode = normalised.some((h) => h === "postcode");
+
+  if (!hasAddress && !hasPostcode) {
+    return { error: "Missing required columns: Address and Postcode.", headers };
+  }
+  if (!hasAddress) {
+    return { error: "Missing required column: Address (or Address 1, Address 2, etc.).", headers };
+  }
+  if (!hasPostcode) {
+    return { error: 'Missing required column: "Postcode".', headers };
+  }
+  return { error: null, headers };
+}
+
 export default function BulkUploadComingSoonModal({
   isOpen,
   onClose,
+  portfolioId,
 }: BulkUploadComingSoonModalProps) {
+  const session = useSession();
+  const router = useRouter();
+  const fileInputRef = useRef<HTMLInputElement>(null);
+  const createUpload = useCreateBulkUpload();
+
+  const [isDragging, setIsDragging] = useState(false);
+  const [selectedFile, setSelectedFile] = useState<File | null>(null);
+  const [sourceHeaders, setSourceHeaders] = useState<string[]>([]);
+  const [validationError, setValidationError] = useState<string | null>(null);
+  const [validating, setValidating] = useState(false);
+  const [uploadProgress, setUploadProgress] = useState<number | null>(null);
+
+  const uploading = createUpload.isPending;
+  const uploadError = createUpload.error
+    ? "Upload failed. Please try again, or contact a Domna representative if the issue persists."
+    : null;
+
+  async function handleFile(file: File) {
+    createUpload.reset();
+    setSelectedFile(null);
+    setValidationError(null);
+
+    const sizeOrTypeError = validateFile(file);
+    if (sizeOrTypeError) {
+      setValidationError(sizeOrTypeError);
+      return;
+    }
+
+    setValidating(true);
+    const { error: headerError, headers } = await validateHeaders(file);
+    setValidating(false);
+
+    if (headerError) {
+      setValidationError(headerError);
+      return;
+    }
+
+    setSourceHeaders(headers);
+    setSelectedFile(file);
+  }
+
+  function handleDragOver(e: DragEvent<HTMLDivElement>) {
+    e.preventDefault();
+    setIsDragging(true);
+  }
+
+  function handleDragLeave() {
+    setIsDragging(false);
+  }
+
+  function handleDrop(e: DragEvent<HTMLDivElement>) {
+    e.preventDefault();
+    setIsDragging(false);
+    const file = e.dataTransfer.files[0];
+    if (file) handleFile(file);
+  }
+
+  function handleInputChange(e: React.ChangeEvent<HTMLInputElement>) {
+    const file = e.target.files?.[0];
+    if (file) handleFile(file);
+  }
+
+  function handleClose() {
+    setSelectedFile(null);
+    setSourceHeaders([]);
+    setValidationError(null);
+    setValidating(false);
+    setUploadProgress(null);
+    createUpload.reset();
+    onClose();
+  }
+
+  function handleUpload() {
+    const userId = String(session.data?.user?.dbId ?? "");
+    if (!selectedFile || !userId) return;
+
+    const ext = getFileExtension(selectedFile.name);
+    const contentType = CONTENT_TYPES[ext] ?? "application/octet-stream";
+    const fileKey = generateS3Key(userId, portfolioId, ext);
+    setUploadProgress(0);
+
+    createUpload.mutate(
+      {
+        file: selectedFile,
+        portfolioId,
+        userId,
+        sourceHeaders,
+        contentType,
+        fileKey,
+        onProgress: setUploadProgress,
+      },
+      {
+        onSuccess: ({ id: uploadId }) => {
+          router.push(`/portfolio/${portfolioId}/bulk-upload/${uploadId}/map-columns`);
+          onClose();
+        },
+        onSettled: () => setUploadProgress(null),
+      }
+    );
+  }
+
+  const canUpload = !!selectedFile && !uploading && !validating;
+
   return (
-    <Transition show={isOpen} as={Fragment}>
-      <Dialog as="div" className="relative z-50" onClose={onClose}>
+    <Transition appear show={isOpen} as={Fragment}>
+      <Dialog as="div" className="relative z-[9999]" onClose={handleClose}>
+        {/* Backdrop */}
         <TransitionChild
           as={Fragment}
           enter="ease-out duration-200"
@@ -32,52 +221,204 @@ export default function BulkUploadComingSoonModal({
           leaveFrom="opacity-100"
           leaveTo="opacity-0"
         >
-          <DialogBackdrop className="fixed inset-0 bg-black/30 backdrop-blur-sm" />
+          <DialogBackdrop className="fixed inset-0 bg-gray-900/40 backdrop-blur-sm" />
         </TransitionChild>
 
+        {/* Panel */}
         <div className="fixed inset-0 flex items-center justify-center p-4">
           <TransitionChild
             as={Fragment}
             enter="ease-out duration-200"
-            enterFrom="opacity-0 scale-95"
-            enterTo="opacity-100 scale-100"
+            enterFrom="opacity-0 scale-95 translate-y-2"
+            enterTo="opacity-100 scale-100 translate-y-0"
             leave="ease-in duration-150"
-            leaveFrom="opacity-100 scale-100"
-            leaveTo="opacity-0 scale-95"
+            leaveFrom="opacity-100 scale-100 translate-y-0"
+            leaveTo="opacity-0 scale-95 translate-y-2"
           >
-            <DialogPanel className="w-full max-w-md bg-white rounded-2xl shadow-xl p-8 relative">
-              <button
-                onClick={onClose}
-                className="absolute top-4 right-4 p-1.5 rounded-lg text-gray-400 hover:text-gray-700 hover:bg-gray-100 transition-colors"
-              >
-                <XMarkIcon className="h-5 w-5" />
-              </button>
-
-              <div className="flex flex-col items-center text-center gap-4">
-                <div className="w-14 h-14 rounded-2xl bg-amber-50 flex items-center justify-center">
-                  <RectangleStackIcon className="h-7 w-7 text-amber-500" />
-                </div>
+            <DialogPanel className="w-full max-w-2xl bg-white rounded-2xl shadow-[0_40px_60px_-15px_rgba(21,29,33,0.15)] overflow-hidden flex flex-col">
 
+              {/* Header */}
+              <div className="px-10 pt-10 pb-6 flex justify-between items-start">
                 <div>
-                  <span className="text-[11px] font-semibold text-amber-700 bg-amber-100 px-2 py-0.5 rounded-full">
-                    Coming Soon
-                  </span>
-                  <h2 className="mt-3 text-2xl font-extrabold text-gray-900 tracking-tight">
-                    Bulk Address Upload
-                  </h2>
-                  <p className="mt-2 text-sm text-gray-500 leading-relaxed">
-                    Upload multiple addresses in one go. This feature is currently in development
-                    and will be available soon.
+                  <DialogTitle className="text-2xl font-extrabold text-gray-900 tracking-tight mb-2">
+                    Bulk Upload: New Properties
+                  </DialogTitle>
+                  <p className="text-sm text-gray-500 leading-relaxed max-w-md">
+                    This workflow is designed for adding new residential or commercial
+                    assets to your portfolio. Upload your dataset to begin the
+                    transformation.
                   </p>
                 </div>
-
                 <button
-                  onClick={onClose}
-                  className="mt-2 px-6 py-2.5 rounded-xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold hover:opacity-90 transition-opacity"
+                  onClick={handleClose}
+                  className="p-2 hover:bg-gray-100 rounded-full transition-colors ml-4 shrink-0"
                 >
-                  Got it
+                  <XMarkIcon className="h-5 w-5 text-gray-400" />
                 </button>
               </div>
+
+              {/* Content */}
+              <div className="px-10 py-2 space-y-5">
+
+                {/* Template section */}
+                <div className="bg-gray-50 p-5 rounded-xl flex items-center justify-between">
+                  <div className="flex items-center gap-4">
+                    <div className="w-11 h-11 rounded-lg bg-gray-100 flex items-center justify-center shrink-0">
+                      <DocumentTextIcon className="h-6 w-6 text-midblue" />
+                    </div>
+                    <div>
+                      <p className="text-sm font-semibold text-gray-900">Required Template Format</p>
+                      <p className="text-xs text-gray-500 mt-0.5">
+                        Must contain:{" "}
+                        <span className="font-medium text-midblue">
+                          Address, Postcode
+                        </span>
+                      </p>
+                    </div>
+                  </div>
+                  <button
+                    onClick={downloadTemplate}
+                    className="flex items-center gap-1.5 text-xs font-semibold text-midblue hover:text-gray-900 transition-colors shrink-0 ml-4"
+                  >
+                    <ArrowDownTrayIcon className="h-4 w-4" />
+                    Download template
+                  </button>
+                </div>
+
+                {/* Dropzone */}
+                <div
+                  onClick={() => !uploading && fileInputRef.current?.click()}
+                  onDragOver={handleDragOver}
+                  onDragLeave={handleDragLeave}
+                  onDrop={handleDrop}
+                  className={`border-2 border-dashed rounded-2xl p-12 flex flex-col items-center justify-center transition-colors ${
+                    uploading || validating
+                      ? "border-gray-200 bg-gray-50 cursor-default"
+                      : validationError
+                      ? "border-red-300 bg-red-50 cursor-pointer"
+                      : isDragging
+                      ? "border-midblue bg-blue-50 cursor-copy"
+                      : selectedFile
+                      ? "border-green-400 bg-green-50 cursor-pointer"
+                      : "border-gray-200 hover:border-gray-300 hover:bg-gray-50 cursor-pointer"
+                  }`}
+                >
+                  <input
+                    ref={fileInputRef}
+                    type="file"
+                    accept=".csv,.xlsx,.xls"
+                    className="hidden"
+                    onChange={handleInputChange}
+                    onClick={(e) => e.stopPropagation()}
+                  />
+
+                  {validating ? (
+                    <>
+                      <div className="w-14 h-14 rounded-full bg-gray-100 flex items-center justify-center mb-4">
+                        <span className="h-6 w-6 rounded-full border-2 border-midblue border-t-transparent animate-spin" />
+                      </div>
+                      <p className="text-base font-bold text-gray-900 mb-1">Checking headers…</p>
+                      <p className="text-xs text-gray-400">Validating column structure</p>
+                    </>
+                  ) : uploading ? (
+                    <>
+                      <div className="w-14 h-14 rounded-full bg-gray-100 flex items-center justify-center mb-4">
+                        <CloudArrowUpIcon className="h-7 w-7 text-midblue" />
+                      </div>
+                      <p className="text-base font-bold text-gray-900 mb-1">Uploading…</p>
+                      <p className="text-xs text-gray-400 mb-4">{selectedFile?.name}</p>
+                      <div className="w-full max-w-xs bg-gray-200 rounded-full h-2">
+                        <div
+                          className="bg-midblue h-2 rounded-full transition-all duration-200"
+                          style={{ width: `${uploadProgress ?? 0}%` }}
+                        />
+                      </div>
+                      <p className="text-xs text-gray-400 mt-1">{uploadProgress ?? 0}%</p>
+                    </>
+                  ) : validationError ? (
+                    <>
+                      <ExclamationCircleIcon className="h-14 w-14 text-red-400 mb-4" />
+                      <p className="text-base font-bold text-red-600 mb-1">{validationError}</p>
+                      <p className="text-xs text-gray-400">Click to choose a different file</p>
+                    </>
+                  ) : selectedFile ? (
+                    <>
+                      <CheckCircleIcon className="h-14 w-14 text-green-400 mb-4" />
+                      <p className="text-base font-bold text-gray-900 mb-1">{selectedFile.name}</p>
+                      <p className="text-xs text-gray-400">Click to change file</p>
+                    </>
+                  ) : (
+                    <>
+                      <div className="w-14 h-14 rounded-full bg-gray-100 flex items-center justify-center mb-4">
+                        <CloudArrowUpIcon className="h-7 w-7 text-midblue" />
+                      </div>
+                      <p className="text-base font-bold text-gray-900 mb-1">
+                        Drag and drop CSV or XLSX
+                      </p>
+                      <p className="text-xs text-gray-400">
+                        or <span className="text-midblue font-semibold">click to browse</span> · Max {MAX_FILE_SIZE_MB}MB
+                      </p>
+                    </>
+                  )}
+                </div>
+
+                {/* Upload error */}
+                {uploadError && (
+                  <p className="text-xs text-red-500 flex items-center gap-1.5">
+                    <ExclamationCircleIcon className="h-4 w-4 shrink-0" />
+                    {uploadError}
+                  </p>
+                )}
+
+                {/* Info strip */}
+                <div className="flex items-center gap-3 text-xs text-gray-500 bg-gray-50 px-4 py-3 rounded-lg">
+                  <InformationCircleIcon className="h-4 w-4 text-midblue shrink-0" />
+                  <span>
+                    Properties will be automatically validated against national
+                    architectural databases.
+                  </span>
+                </div>
+              </div>
+
+              {/* Footer */}
+              <div className="px-10 py-7 mt-4 flex items-center justify-between bg-gray-50/50">
+                <div className="flex items-center gap-4">
+                  <button
+                    onClick={handleClose}
+                    className="text-sm font-semibold text-gray-400 hover:text-gray-700 transition-colors"
+                  >
+                    Cancel and Exit
+                  </button>
+                  <button
+                    onClick={() => { handleClose(); router.push(`/portfolio/${portfolioId}/bulk-upload`); }}
+                    className="text-sm font-semibold text-midblue hover:text-gray-900 transition-colors"
+                  >
+                    View previous uploads
+                  </button>
+                </div>
+                <div className="flex items-center gap-3">
+                  <button
+                    onClick={handleUpload}
+                    disabled={!canUpload}
+                    className={`flex items-center gap-2 px-7 py-2.5 rounded-2xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold transition-opacity ${
+                      canUpload ? "opacity-100 hover:opacity-90" : "opacity-40 cursor-not-allowed"
+                    }`}
+                  >
+                    {uploading ? (
+                      <>
+                        <span className="h-4 w-4 rounded-full border-2 border-white border-t-transparent animate-spin" />
+                        Uploading…
+                      </>
+                    ) : (
+                      <>
+                        Upload File
+                        <ArrowRightIcon className="h-4 w-4" />
+                      </>
+                    )}
+                  </button>
+                </div>
+              </div>
+
             </DialogPanel>
           </TransitionChild>
         </div>
diff --git a/src/app/db/migrations/0179_mighty_cardiac.sql b/src/app/db/migrations/0179_mighty_cardiac.sql
deleted file mode 100644
index 75889c22..00000000
--- a/src/app/db/migrations/0179_mighty_cardiac.sql
+++ /dev/null
@@ -1,2 +0,0 @@
-ALTER TABLE "bulk_address_uploads" ADD COLUMN "task_id" uuid;--> statement-breakpoint
-ALTER TABLE "bulk_address_uploads" ADD COLUMN "combined_output_s3_uri" text;
\ No newline at end of file
diff --git a/src/app/db/migrations/meta/0178_snapshot.json b/src/app/db/migrations/meta/0178_snapshot.json
index d380b0dd..c793404d 100644
--- a/src/app/db/migrations/meta/0178_snapshot.json
+++ b/src/app/db/migrations/meta/0178_snapshot.json
@@ -303,6 +303,18 @@
           "primaryKey": false,
           "notNull": false
         },
+        "task_id": {
+          "name": "task_id",
+          "type": "uuid",
+          "primaryKey": false,
+          "notNull": false
+        },
+        "combined_output_s3_uri": {
+          "name": "combined_output_s3_uri",
+          "type": "text",
+          "primaryKey": false,
+          "notNull": false
+        },
         "created_at": {
           "name": "created_at",
           "type": "timestamp with time zone",
@@ -6467,8 +6479,8 @@
       "schema": "public",
       "values": [
         "none",
-        "cladded with “sufficient space to fill the wall”",
-        "cladded with “insufficient space to fill the wall”"
+        "cladded with \u201csufficient space to fill the wall\u201d",
+        "cladded with \u201cinsufficient space to fill the wall\u201d"
       ]
     },
     "public.inspections_insulation_material": {
@@ -6495,8 +6507,8 @@
       "schema": "public",
       "values": [
         "no render",
-        "rendered with “insufficient” space between dpc and render",
-        "rendered with “sufficient” space between dpc and render"
+        "rendered with \u201cinsufficient\u201d space between dpc and render",
+        "rendered with \u201csufficient\u201d space between dpc and render"
       ]
     },
     "public.inspections_roof_orientation": {
@@ -6850,13 +6862,13 @@
       "schema": "public",
       "values": [
         "1",
-        "2–5",
-        "6–20",
+        "2\u20135",
+        "6\u201320",
         "21+",
-        "1–50",
-        "51–100",
-        "101–300",
-        "301–1000",
+        "1\u201350",
+        "51\u2013100",
+        "101\u2013300",
+        "301\u20131000",
         "1000+"
       ]
     },
diff --git a/src/app/db/migrations/meta/0179_snapshot.json b/src/app/db/migrations/meta/0179_snapshot.json
deleted file mode 100644
index 69e16da1..00000000
--- a/src/app/db/migrations/meta/0179_snapshot.json
+++ /dev/null
@@ -1,6910 +0,0 @@
-{
-  "id": "351c4142-1926-4103-b56a-33f8530eafef",
-  "prevId": "eed32c53-4a51-451e-9898-5b2bd962bae7",
-  "version": "7",
-  "dialect": "postgresql",
-  "tables": {
-    "public.postcode_search": {
-      "name": "postcode_search",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "serial",
-          "primaryKey": true,
-          "notNull": true
-        },
-        "postcode": {
-          "name": "postcode",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "result_data": {
-          "name": "result_data",
-          "type": "jsonb",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "created_at": {
-          "name": "created_at",
-          "type": "timestamp",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        },
-        "last_updated_at": {
-          "name": "last_updated_at",
-          "type": "timestamp",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        }
-      },
-      "indexes": {},
-      "foreignKeys": {},
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {
-        "postcode_search_postcode_unique": {
-          "name": "postcode_search_postcode_unique",
-          "nullsNotDistinct": false,
-          "columns": [
-            "postcode"
-          ]
-        }
-      },
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.deal_measure_approval_events": {
-      "name": "deal_measure_approval_events",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "bigserial",
-          "primaryKey": true,
-          "notNull": true
-        },
-        "hubspot_deal_id": {
-          "name": "hubspot_deal_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "measure_name": {
-          "name": "measure_name",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "action": {
-          "name": "action",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "acted_by": {
-          "name": "acted_by",
-          "type": "bigint",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "acted_at": {
-          "name": "acted_at",
-          "type": "timestamp with time zone",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        }
-      },
-      "indexes": {
-        "idx_deal_measure_events_deal_id": {
-          "name": "idx_deal_measure_events_deal_id",
-          "columns": [
-            {
-              "expression": "hubspot_deal_id",
-              "isExpression": false,
-              "asc": true,
-              "nulls": "last"
-            }
-          ],
-          "isUnique": false,
-          "concurrently": false,
-          "method": "btree",
-          "with": {}
-        },
-        "idx_deal_measure_events_acted_at": {
-          "name": "idx_deal_measure_events_acted_at",
-          "columns": [
-            {
-              "expression": "acted_at",
-              "isExpression": false,
-              "asc": true,
-              "nulls": "last"
-            }
-          ],
-          "isUnique": false,
-          "concurrently": false,
-          "method": "btree",
-          "with": {}
-        }
-      },
-      "foreignKeys": {
-        "deal_measure_approval_events_acted_by_user_id_fk": {
-          "name": "deal_measure_approval_events_acted_by_user_id_fk",
-          "tableFrom": "deal_measure_approval_events",
-          "tableTo": "user",
-          "columnsFrom": [
-            "acted_by"
-          ],
-          "columnsTo": [
-            "id"
-          ],
-          "onDelete": "no action",
-          "onUpdate": "no action"
-        }
-      },
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.deal_measure_approvals": {
-      "name": "deal_measure_approvals",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "bigserial",
-          "primaryKey": true,
-          "notNull": true
-        },
-        "hubspot_deal_id": {
-          "name": "hubspot_deal_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "measure_name": {
-          "name": "measure_name",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "is_approved": {
-          "name": "is_approved",
-          "type": "boolean",
-          "primaryKey": false,
-          "notNull": true,
-          "default": true
-        },
-        "approved_by": {
-          "name": "approved_by",
-          "type": "bigint",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "approved_at": {
-          "name": "approved_at",
-          "type": "timestamp with time zone",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        }
-      },
-      "indexes": {
-        "idx_deal_measure_approvals_deal_id": {
-          "name": "idx_deal_measure_approvals_deal_id",
-          "columns": [
-            {
-              "expression": "hubspot_deal_id",
-              "isExpression": false,
-              "asc": true,
-              "nulls": "last"
-            }
-          ],
-          "isUnique": false,
-          "concurrently": false,
-          "method": "btree",
-          "with": {}
-        }
-      },
-      "foreignKeys": {
-        "deal_measure_approvals_approved_by_user_id_fk": {
-          "name": "deal_measure_approvals_approved_by_user_id_fk",
-          "tableFrom": "deal_measure_approvals",
-          "tableTo": "user",
-          "columnsFrom": [
-            "approved_by"
-          ],
-          "columnsTo": [
-            "id"
-          ],
-          "onDelete": "no action",
-          "onUpdate": "no action"
-        }
-      },
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {
-        "uq_deal_measure": {
-          "name": "uq_deal_measure",
-          "nullsNotDistinct": false,
-          "columns": [
-            "hubspot_deal_id",
-            "measure_name"
-          ]
-        }
-      },
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.bulk_address_uploads": {
-      "name": "bulk_address_uploads",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "uuid",
-          "primaryKey": true,
-          "notNull": true,
-          "default": "gen_random_uuid()"
-        },
-        "portfolio_id": {
-          "name": "portfolio_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "user_id": {
-          "name": "user_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "s3_bucket": {
-          "name": "s3_bucket",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "s3_key": {
-          "name": "s3_key",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "filename": {
-          "name": "filename",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "status": {
-          "name": "status",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "'ready_for_processing'"
-        },
-        "source_headers": {
-          "name": "source_headers",
-          "type": "text[]",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "'{}'"
-        },
-        "column_mapping": {
-          "name": "column_mapping",
-          "type": "jsonb",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "task_id": {
-          "name": "task_id",
-          "type": "uuid",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "combined_output_s3_uri": {
-          "name": "combined_output_s3_uri",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "created_at": {
-          "name": "created_at",
-          "type": "timestamp with time zone",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        },
-        "updated_at": {
-          "name": "updated_at",
-          "type": "timestamp with time zone",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        }
-      },
-      "indexes": {},
-      "foreignKeys": {},
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.aspect_condition": {
-      "name": "aspect_condition",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "bigserial",
-          "primaryKey": true,
-          "notNull": true
-        },
-        "element_id": {
-          "name": "element_id",
-          "type": "bigint",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "aspect_type": {
-          "name": "aspect_type",
-          "type": "aspect_type",
-          "typeSchema": "public",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "aspect_instance": {
-          "name": "aspect_instance",
-          "type": "integer",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "value": {
-          "name": "value",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "quantity": {
-          "name": "quantity",
-          "type": "integer",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "install_date": {
-          "name": "install_date",
-          "type": "date",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "renewal_year": {
-          "name": "renewal_year",
-          "type": "integer",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "comments": {
-          "name": "comments",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        }
-      },
-      "indexes": {},
-      "foreignKeys": {
-        "aspect_condition_element_id_element_id_fk": {
-          "name": "aspect_condition_element_id_element_id_fk",
-          "tableFrom": "aspect_condition",
-          "tableTo": "element",
-          "columnsFrom": [
-            "element_id"
-          ],
-          "columnsTo": [
-            "id"
-          ],
-          "onDelete": "no action",
-          "onUpdate": "no action"
-        }
-      },
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.element": {
-      "name": "element",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "bigserial",
-          "primaryKey": true,
-          "notNull": true
-        },
-        "survey_id": {
-          "name": "survey_id",
-          "type": "bigint",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "element_type": {
-          "name": "element_type",
-          "type": "element_type",
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-      "foreignKeys": {},
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    }
-  },
-  "enums": {
-    "public.aspect_type": {
-      "name": "aspect_type",
-      "schema": "public",
-      "values": [
-        "material",
-        "condition",
-        "type",
-        "area",
-        "configuration",
-        "presence",
-        "risk",
-        "severity",
-        "location",
-        "finish",
-        "insulation",
-        "pointing",
-        "spalling",
-        "lintels",
-        "cladding",
-        "category",
-        "quantity",
-        "adequacy",
-        "rating",
-        "strategy",
-        "extent",
-        "distribution",
-        "structure",
-        "covering",
-        "fire_rating",
-        "external_decoration",
-        "work_required",
-        "age_band",
-        "construction_type",
-        "classification",
-        "system"
-      ]
-    },
-    "public.element_type": {
-      "name": "element_type",
-      "schema": "public",
-      "values": [
-        "property",
-        "property_construction_type",
-        "property_classification",
-        "property_age_band",
-        "storey_count",
-        "floor_level",
-        "floor_level_front_door",
-        "accessible_housing_register",
-        "asbestos",
-        "quality_standard",
-        "ccu",
-        "passenger_lift",
-        "stairlift",
-        "disabled_hoist_tracking",
-        "disabled_facilities",
-        "steps_to_front_door",
-        "roof",
-        "pitched_roof_covering",
-        "flat_roof_covering",
-        "rainwater_goods",
-        "loft_insulation",
-        "porch_canopy",
-        "chimney",
-        "fascia",
-        "soffit",
-        "fascia_soffit_bargeboards",
-        "gutters",
-        "store_roof",
-        "garage_roof",
-        "garage_and_store_roof",
-        "external_wall",
-        "external_noise_insulation",
-        "primary_wall",
-        "secondary_wall",
-        "downpipes",
-        "external_decoration",
-        "cladding",
-        "spandrel_panels",
-        "garage_walls",
-        "party_wall_fire_break",
-        "external_brickwork_pointing",
-        "internal_downpipes_external_area",
-        "external_windows",
-        "communal_windows",
-        "secondary_glazing",
-        "store_windows",
-        "garage_windows",
-        "garage_and_store_windows",
-        "external_door",
-        "front_door",
-        "rear_door",
-        "store_door",
-        "garage_door",
-        "garage_and_store_door",
-        "communal_entrance_door",
-        "main_door",
-        "block_entrance_door",
-        "lintel",
-        "patio_french_door",
-        "door_entry_handset",
-        "paths_and_hardstandings",
-        "parking_areas",
-        "boundary_walls",
-        "front_fencing",
-        "rear_fencing",
-        "side_fencing",
-        "rear_gate",
-        "front_gate",
-        "gates",
-        "retaining_walls",
-        "private_balcony",
-        "balcony_balustrade",
-        "outbuildings",
-        "garage_structure",
-        "paving",
-        "roads",
-        "soil_and_vent",
-        "solar_thermals",
-        "drop_kerb",
-        "outbuilding_overhaul",
-        "external_structural_defects",
-        "access_ramp",
-        "kitchen",
-        "kitchen_space_layout",
-        "tenant_installed_kitchen",
-        "kitchen_extractor_fan",
-        "bathroom",
-        "secondary_bathroom",
-        "secondary_toilet",
-        "bathroom_extractor_fan",
-        "additional_wc_or_whb",
-        "bathroom_remaining_life_source",
-        "kitchen_remaining_life_source",
-        "central_heating",
-        "heating_boiler",
-        "heating_distribution",
-        "secondary_heating",
-        "hot_water_system",
-        "cold_water_storage",
-        "heating_system",
-        "boiler_fuel",
-        "water_heating",
-        "programmable_heating",
-        "community_heating",
-        "gas_available",
-        "heat_recovery_units",
-        "heating_improvements",
-        "electrical_wiring",
-        "consumer_unit",
-        "smoke_detection",
-        "heat_detection",
-        "carbon_monoxide_detection",
-        "fire_door_rating",
-        "fire_risk_assessment",
-        "internal_wiring",
-        "electrics",
-        "communal_heating",
-        "communal_boiler",
-        "communal_electrics",
-        "communal_fire_alarm",
-        "communal_emergency_lighting",
-        "communal_door_entry",
-        "communal_cctv",
-        "communal_bin_store",
-        "communal_bin_store_doors",
-        "communal_bin_store_walls",
-        "communal_bin_store_roof",
-        "communal_refuse_chute",
-        "communal_floor_covering",
-        "communal_kitchen",
-        "communal_bathroom",
-        "communal_toilets",
-        "communal_gates",
-        "communal_lift",
-        "communal_passenger_lift",
-        "communal_balcony_walkway",
-        "communal_entrance",
-        "communal_internal_decorations",
-        "communal_internal_floor",
-        "communal_walkways",
-        "communal_external_doors",
-        "communal_stairs",
-        "communal_aerial",
-        "communal_aov",
-        "communal_internal_doors",
-        "communal_lateral_mains",
-        "communal_lighting",
-        "communal_lighting_conductor",
-        "communal_store_roof",
-        "communal_store_walls",
-        "communal_store_doors",
-        "communal_warden_call_system",
-        "communal_bms",
-        "communal_booster_pump",
-        "communal_dry_riser",
-        "communal_wet_riser",
-        "communal_cold_water_storage",
-        "communal_sprinkler",
-        "communal_plug_sockets",
-        "communal_circulation_space",
-        "ffhh_damp",
-        "ffhh_hold_and_cold_water",
-        "ffhh_drainage_lavatories",
-        "ffhh_neglected",
-        "ffhh_natural_light",
-        "ffhh_ventilation",
-        "ffhh_food_prep_and_washup",
-        "ffhh_unsafe_layout",
-        "ffhh_unstable_building",
-        "hhsrs_damp_and_mould",
-        "hhsrs_excess_cold",
-        "hhsrs_excess_heat",
-        "hhsrs_asbestos_and_mmf",
-        "hhsrs_biocides",
-        "hhsrs_carbon_monoxide",
-        "hhsrs_lead",
-        "hhsrs_radiation",
-        "hhsrs_uncombusted_fuel_gas",
-        "hhsrs_volatile_organic_compounds",
-        "hhsrs_crowding_and_space",
-        "hhsrs_entry_by_intruders",
-        "hhsrs_lighting",
-        "hhsrs_noise",
-        "hhsrs_domestic_hygiene_pests_refuse",
-        "hhsrs_food_safety",
-        "hhsrs_personal_hygiene_sanitation",
-        "hhsrs_water_supply",
-        "hhsrs_falls_associated_with_baths",
-        "hhsrs_falls_on_level_surfaces",
-        "hhsrs_falls_on_stairs",
-        "hhsrs_falls_between_levels",
-        "hhsrs_electrical_hazards",
-        "hhsrs_fire",
-        "hhsrs_flames_hot_surfaces",
-        "hhsrs_collision_and_entrapment",
-        "hhsrs_collision_hazards_low_headroom",
-        "hhsrs_explosions",
-        "hhsrs_ergonomics",
-        "hhsrs_structural_collapse",
-        "hhsrs_amenities"
-      ]
-    },
-    "public.document_type": {
-      "name": "document_type",
-      "schema": "public",
-      "values": [
-        "EPR",
-        "Condition Report",
-        "Evidence Report",
-        "Summary Information",
-        "Floor Plan",
-        "Scenario Draft EPC",
-        "Scenario Site Notes"
-      ]
-    },
-    "public.scheme": {
-      "name": "scheme",
-      "schema": "public",
-      "values": [
-        "eco4",
-        "gbis",
-        "whlg",
-        "none"
-      ]
-    },
-    "public.inspection_archetype_2": {
-      "name": "inspection_archetype_2",
-      "schema": "public",
-      "values": [
-        "detached",
-        "mid-terrace",
-        "enclosed mid-terrace",
-        "end-terrace",
-        "enclosed end-terrace",
-        "semi-detached"
-      ]
-    },
-    "public.inspection_archetype": {
-      "name": "inspection_archetype",
-      "schema": "public",
-      "values": [
-        "Bungalow",
-        "Flat",
-        "Maisonette",
-        "House",
-        "non-domestic"
-      ]
-    },
-    "public.inspection_borescoped": {
-      "name": "inspection_borescoped",
-      "schema": "public",
-      "values": [
-        "yes",
-        "no",
-        "refused"
-      ]
-    },
-    "public.inspections_access_issues": {
-      "name": "inspections_access_issues",
-      "schema": "public",
-      "values": [
-        "see notes",
-        "damp issues",
-        "foliage on walls",
-        "bushes against wall",
-        "trees around/anove property",
-        "high rise block flats/maisonettes",
-        "conservatory",
-        "lean-to",
-        "garage",
-        "extension",
-        "decking",
-        "shed against wall"
-      ]
-    },
-    "public.inspections_cladding": {
-      "name": "inspections_cladding",
-      "schema": "public",
-      "values": [
-        "none",
-        "cladded with “sufficient space to fill the wall”",
-        "cladded with “insufficient space to fill the wall”"
-      ]
-    },
-    "public.inspections_insulation_material": {
-      "name": "inspections_insulation_material",
-      "schema": "public",
-      "values": [
-        "empty 50-90",
-        "empty 100+",
-        "empty 30-40",
-        "empty less than 30",
-        "loose fibre/wool",
-        "eps/celo/king",
-        "fibre batts - with cavity",
-        "fibre batts - no cavity",
-        "loose bead",
-        "glued bead",
-        "formaldehyde",
-        "bubble wrap",
-        "poly chunks"
-      ]
-    },
-    "public.inspections_rendered": {
-      "name": "inspections_rendered",
-      "schema": "public",
-      "values": [
-        "no render",
-        "rendered with “insufficient” space between dpc and render",
-        "rendered with “sufficient” space between dpc and render"
-      ]
-    },
-    "public.inspections_roof_orientation": {
-      "name": "inspections_roof_orientation",
-      "schema": "public",
-      "values": [
-        "north",
-        "east",
-        "south",
-        "west",
-        "north-east",
-        "north-west",
-        "south-east",
-        "south-west",
-        "n/s split",
-        "e/w split",
-        "ne/sw split",
-        "nw/se split",
-        "flat roof",
-        "no roof",
-        "roof too small",
-        "already has solar pv"
-      ]
-    },
-    "public.inspections_tile_hung": {
-      "name": "inspections_tile_hung",
-      "schema": "public",
-      "values": [
-        "yes",
-        "no",
-        "first floor flats are tile hung"
-      ]
-    },
-    "public.inspections_wall_construction": {
-      "name": "inspections_wall_construction",
-      "schema": "public",
-      "values": [
-        "cavity",
-        "solid",
-        "system built",
-        "timber framed",
-        "steel framed",
-        "re-walled cavity",
-        "mansard pre-fab",
-        "mansard ewi",
-        "mansard re-walled"
-      ]
-    },
-    "public.inspections_wall_insulation": {
-      "name": "inspections_wall_insulation",
-      "schema": "public",
-      "values": [
-        "empty cavity",
-        "filled at build",
-        "partial",
-        "retro drilled",
-        "ewi",
-        "iwi",
-        "solid non-cavity",
-        "system built",
-        "timber framed",
-        "steel framed"
-      ]
-    },
-    "public.cost_unit": {
-      "name": "cost_unit",
-      "schema": "public",
-      "values": [
-        "gbp_sq_meter",
-        "gbp_per_unit",
-        "gbp_per_m2",
-        "gbp_per_m"
-      ]
-    },
-    "public.depth_unit": {
-      "name": "depth_unit",
-      "schema": "public",
-      "values": [
-        "mm"
-      ]
-    },
-    "public.type": {
-      "name": "type",
-      "schema": "public",
-      "values": [
-        "suspended_floor_insulation",
-        "solid_floor_insulation",
-        "external_wall_insulation",
-        "internal_wall_insulation",
-        "cavity_wall_insulation",
-        "mechanical_ventilation",
-        "loft_insulation",
-        "exposed_floor_insulation",
-        "flat_roof_insulation",
-        "room_roof_insulation",
-        "cavity_wall_extraction",
-        "iwi_wall_demolition",
-        "iwi_vapour_barrier",
-        "iwi_redecoration",
-        "suspended_floor_demolition",
-        "suspended_floor_redecoration",
-        "suspended_floor_vapour_barrier",
-        "solid_floor_demolition",
-        "solid_floor_preparation",
-        "solid_floor_vapour_barrier",
-        "solid_floor_redecoration",
-        "ewi_wall_demolition",
-        "ewi_wall_preparation",
-        "ewi_wall_redecoration",
-        "low_energy_lighting_installation",
-        "flat_roof_preparation",
-        "flat_roof_vapour_barrier",
-        "flat_roof_waterproofing",
-        "windows_glazing",
-        "secondary_glazing",
-        "double_glazing",
-        "trickle_vent",
-        "door_undercut",
-        "solar_pv",
-        "solar_battery",
-        "scaffolding",
-        "high_heat_retention_storage_heaters",
-        "air_source_heat_pump",
-        "boiler_upgrade",
-        "roomstat_programmer_trvs",
-        "time_temperature_zone_control",
-        "sealing_fireplace"
-      ]
-    },
-    "public.r_value_unit": {
-      "name": "r_value_unit",
-      "schema": "public",
-      "values": [
-        "square_meter_kelvin_per_watt"
-      ]
-    },
-    "public.size_unit": {
-      "name": "size_unit",
-      "schema": "public",
-      "values": [
-        "kWp",
-        "kW",
-        "watt",
-        "storey"
-      ]
-    },
-    "public.thermal_conductivity_unit": {
-      "name": "thermal_conductivity_unit",
-      "schema": "public",
-      "values": [
-        "watt_per_meter_kelvin"
-      ]
-    },
-    "public.goal": {
-      "name": "goal",
-      "schema": "public",
-      "values": [
-        "Valuation Improvement",
-        "Increasing EPC",
-        "Reducing CO2 emissions",
-        "Energy Savings",
-        "None"
-      ]
-    },
-    "public.portfolio_capability": {
-      "name": "portfolio_capability",
-      "schema": "public",
-      "values": [
-        "approver",
-        "contractor"
-      ]
-    },
-    "public.role": {
-      "name": "role",
-      "schema": "public",
-      "values": [
-        "creator",
-        "admin",
-        "read",
-        "write"
-      ]
-    },
-    "public.status": {
-      "name": "status",
-      "schema": "public",
-      "values": [
-        "scoping",
-        "survey",
-        "assessment",
-        "tendering",
-        "project underway",
-        "completion; status: on track",
-        "completion; status: delayed",
-        "completion; status: at risk",
-        "completion; status: completed",
-        "needs review"
-      ]
-    },
-    "public.epc": {
-      "name": "epc",
-      "schema": "public",
-      "values": [
-        "A",
-        "B",
-        "C",
-        "D",
-        "E",
-        "F",
-        "G"
-      ]
-    },
-    "public.creation_status": {
-      "name": "creation_status",
-      "schema": "public",
-      "values": [
-        "LOADING",
-        "READY",
-        "ERROR"
-      ]
-    },
-    "public.housing_type": {
-      "name": "housing_type",
-      "schema": "public",
-      "values": [
-        "Private",
-        "Social"
-      ]
-    },
-    "public.measure_type": {
-      "name": "measure_type",
-      "schema": "public",
-      "values": [
-        "air_source_heat_pump",
-        "boiler_upgrade",
-        "high_heat_retention_storage_heaters",
-        "secondary_heating",
-        "roomstat_programmer_trvs",
-        "time_temperature_zone_control",
-        "cylinder_thermostat",
-        "cavity_wall_insulation",
-        "extension_cavity_wall_insulation",
-        "external_wall_insulation",
-        "internal_wall_insulation",
-        "loft_insulation",
-        "flat_roof_insulation",
-        "room_roof_insulation",
-        "solid_floor_insulation",
-        "suspended_floor_insulation",
-        "double_glazing",
-        "secondary_glazing",
-        "draught_proofing",
-        "mechanical_ventilation",
-        "low_energy_lighting",
-        "solar_pv",
-        "hot_water_tank_insulation",
-        "sealing_open_fireplace"
-      ]
-    },
-    "public.plan_type": {
-      "name": "plan_type",
-      "schema": "public",
-      "values": [
-        "solar_eco4",
-        "solar_hhrsh_eco4",
-        "empty_cavity_eco",
-        "partial_cavity_eco",
-        "extraction_eco"
-      ]
-    },
-    "public.unit_quantity": {
-      "name": "unit_quantity",
-      "schema": "public",
-      "values": [
-        "m2",
-        "part",
-        "kwp"
-      ]
-    },
-    "public.scenario_type": {
-      "name": "scenario_type",
-      "schema": "public",
-      "values": [
-        "unit",
-        "building"
-      ]
-    },
-    "public.source": {
-      "name": "source",
-      "schema": "public",
-      "values": [
-        "portfolio_id"
-      ]
-    },
-    "public.file_source": {
-      "name": "file_source",
-      "schema": "public",
-      "values": [
-        "pas hub",
-        "sharepoint",
-        "hubspot",
-        "ecmk",
-        "contractor"
-      ]
-    },
-    "public.file_type": {
-      "name": "file_type",
-      "schema": "public",
-      "values": [
-        "photo_pack",
-        "site_note",
-        "rd_sap_site_note",
-        "pas_2023_ventilation",
-        "pas_2023_condition",
-        "pas_significance",
-        "par_photo_pack",
-        "pas_2023_property",
-        "pas_2023_occupancy",
-        "ecmk_site_note",
-        "ecmk_rd_sap_site_note",
-        "ecmk_survey_xml",
-        "pre_photo",
-        "mid_photo",
-        "post_photo",
-        "loft_hatch_photo",
-        "dmev_photos",
-        "door_undercut_photos",
-        "trickle_vent_photos",
-        "pre_installation_building_inspection",
-        "point_of_work_risk_assessment",
-        "claim_of_compliance",
-        "mcs_compliance_certificate",
-        "certificate_of_conformity",
-        "minor_works_electrical_certificate",
-        "trustmark_licence_numbers",
-        "operative_competency",
-        "ventilation_assessment_checklist",
-        "anemometer_readings",
-        "commissioning_records",
-        "part_f_ventilation_document",
-        "handover_pack",
-        "insurance_guarantee",
-        "workmanship_warranty",
-        "g98_notification",
-        "installer_qualifications",
-        "installer_feedback",
-        "contractor_other"
-      ]
-    },
-    "public.user_profiles_property_count": {
-      "name": "user_profiles_property_count",
-      "schema": "public",
-      "values": [
-        "1",
-        "2–5",
-        "6–20",
-        "21+",
-        "1–50",
-        "51–100",
-        "101–300",
-        "301–1000",
-        "1000+"
-      ]
-    },
-    "public.user_profiles_referral_source": {
-      "name": "user_profiles_referral_source",
-      "schema": "public",
-      "values": [
-        "search",
-        "social_media",
-        "NRLA",
-        "partner",
-        "word_of_mouth",
-        "other"
-      ]
-    },
-    "public.user_profiles_user_type": {
-      "name": "user_profiles_user_type",
-      "schema": "public",
-      "values": [
-        "private_landlord",
-        "private_tenant",
-        "social_landlord",
-        "social_tenant",
-        "homeowner",
-        "other"
-      ]
-    }
-  },
-  "schemas": {},
-  "sequences": {},
-  "roles": {},
-  "policies": {},
-  "views": {},
-  "_meta": {
-    "columns": {},
-    "schemas": {},
-    "tables": {}
-  }
-}
\ No newline at end of file
diff --git a/src/app/db/schema/property.ts b/src/app/db/schema/property.ts
index 258dd028..f5a24331 100644
--- a/src/app/db/schema/property.ts
+++ b/src/app/db/schema/property.ts
@@ -386,6 +386,7 @@ export interface PropertyWithRelations extends Record<string, unknown> {
   totalFloorArea: number | null;
   co2Emissions: number | null;
   mainfuel: string | null;
+  lexiscore: number | null;
 }
 
 export type NonIntrusiveSurveyNotes = InferModel<
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx
new file mode 100644
index 00000000..3824b1b4
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx
@@ -0,0 +1,176 @@
+"use client";
+
+import { useRouter } from "next/navigation";
+import Link from "next/link";
+import { ArrowRightIcon } from "@heroicons/react/24/outline";
+import {
+  useBulkUploadProgress,
+  useFinalize,
+  useRequestCombine,
+} from "@/lib/bulkUpload/client";
+
+interface Props {
+  portfolioSlug: string;
+  portfolioId: string;
+  uploadId: string;
+  isDomnaUser: boolean;
+}
+
+const TASK_TERMINAL_STATUSES = new Set(["complete", "completed", "failed", "failure", "error"]);
+const TASK_FAILED_STATUSES = new Set(["failed", "failure", "error"]);
+
+export default function OnboardingProgress({
+  portfolioSlug,
+  portfolioId,
+  uploadId,
+  isDomnaUser,
+}: Props) {
+  const router = useRouter();
+  const progress = useBulkUploadProgress(portfolioId, uploadId);
+  const combine = useRequestCombine(portfolioId, uploadId);
+  const finalize = useFinalize(portfolioId, uploadId);
+
+  if (progress.isError) return null;
+  if (!progress.data) {
+    return (
+      <div className="mt-4 flex items-center gap-2 text-sm text-gray-400">
+        <span className="w-4 h-4 rounded-full border-2 border-gray-300 border-t-transparent animate-spin" />
+        Loading progress…
+      </div>
+    );
+  }
+
+  const { task, upload } = progress.data;
+  const total = task?.totalSubtasks ?? 0;
+  const completedSubtasks = task?.completedSubtasks ?? 0;
+  const failedSubtasks = task?.failedSubtasks ?? 0;
+  const percent = total > 0 ? Math.round((completedSubtasks / total) * 100) : 0;
+
+  const taskStatus = task?.status.toLowerCase() ?? "";
+  const taskDone = TASK_TERMINAL_STATUSES.has(taskStatus);
+  const taskFailed = TASK_FAILED_STATUSES.has(taskStatus);
+  const isCombining = upload.status === "combining";
+  const isImporting = upload.status === "awaiting_review";
+
+  const canRunCombiner = taskDone && !taskFailed && upload.status === "processing";
+  const canFinalize = upload.status === "awaiting_review";
+
+  return (
+    <div className="mt-6 space-y-3">
+      <div className="w-full bg-gray-100 rounded-full h-2 overflow-hidden">
+        <div
+          className={`h-2 rounded-full transition-all duration-500 ${taskFailed ? "bg-red-400" : "bg-[#14163d]"}`}
+          style={{ width: total > 0 ? `${percent}%` : "4%" }}
+        />
+      </div>
+
+      <div className="flex items-center gap-4 text-xs text-gray-500">
+        {total > 0 && (
+          <span>
+            <span className="font-semibold text-gray-700">{completedSubtasks}</span> / {total} batches complete
+          </span>
+        )}
+        {failedSubtasks > 0 && (
+          <span className="flex items-center gap-1 text-red-500 font-semibold">
+            <span className="w-1.5 h-1.5 rounded-full bg-red-400" />
+            {failedSubtasks} failed
+          </span>
+        )}
+        {!taskDone && (
+          <span className="flex items-center gap-1 text-blue-500">
+            <span className="w-1.5 h-1.5 rounded-full bg-blue-400 animate-pulse" />
+            Running
+          </span>
+        )}
+        {isCombining && (
+          <span className="flex items-center gap-1 text-blue-500">
+            <span className="w-1.5 h-1.5 rounded-full bg-blue-400 animate-pulse" />
+            Combining results…
+          </span>
+        )}
+        {isImporting && (
+          <span className="flex items-center gap-1 text-blue-500">
+            <span className="w-1.5 h-1.5 rounded-full bg-blue-400 animate-pulse" />
+            Awaiting import
+          </span>
+        )}
+      </div>
+
+      {(canRunCombiner || canFinalize) && (
+        <div className="flex flex-col gap-2 pt-2">
+          {canRunCombiner && (
+            <StageButton
+              label="Run Combiner"
+              activeLabel="Starting combiner…"
+              isPending={combine.isPending}
+              onClick={() => combine.mutate()}
+            />
+          )}
+          {canFinalize && (
+            <StageButton
+              label="Finalise"
+              activeLabel="Finalising…"
+              isPending={finalize.isPending}
+              onClick={() =>
+                finalize.mutate(undefined, { onSuccess: () => router.refresh() })
+              }
+            />
+          )}
+        </div>
+      )}
+
+      {combine.error && (
+        <p className="text-xs text-red-500">{combine.error.message}</p>
+      )}
+      {finalize.error && (
+        <div className="rounded-lg border border-red-200 bg-red-50 px-3 py-2 text-xs text-red-700">
+          <p className="font-semibold">Import failed</p>
+          <p className="text-red-600 mt-0.5 break-words">{finalize.error.message}</p>
+        </div>
+      )}
+
+      {isDomnaUser && (
+        <Link
+          href={`/portfolio/${portfolioSlug}/settings/logs`}
+          className="text-xs text-gray-400 hover:text-gray-700 underline underline-offset-2 transition-colors"
+        >
+          View detailed logs
+        </Link>
+      )}
+    </div>
+  );
+}
+
+function StageButton({
+  label,
+  activeLabel,
+  isPending,
+  onClick,
+}: {
+  label: string;
+  activeLabel: string;
+  isPending: boolean;
+  onClick: () => void;
+}) {
+  return (
+    <button
+      onClick={onClick}
+      disabled={isPending}
+      className={`inline-flex items-center gap-2 self-start px-5 py-2 rounded-xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold transition-opacity ${
+        isPending ? "opacity-50 cursor-not-allowed" : "hover:opacity-90"
+      }`}
+    >
+      {isPending ? (
+        <>
+          <span className="w-4 h-4 rounded-full border-2 border-white border-t-transparent animate-spin" />
+          {activeLabel}
+        </>
+      ) : (
+        <>
+          {label}
+          <ArrowRightIcon className="h-4 w-4" />
+        </>
+      )}
+    </button>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/StartAddressMatchingButton.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/StartAddressMatchingButton.tsx
new file mode 100644
index 00000000..afd6117c
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/StartAddressMatchingButton.tsx
@@ -0,0 +1,45 @@
+"use client";
+
+import { useRouter } from "next/navigation";
+import { ArrowRightIcon } from "@heroicons/react/24/outline";
+import { useStartAddressMatching } from "@/lib/bulkUpload/client";
+
+interface Props {
+  portfolioId: string;
+  uploadId: string;
+  filename: string;
+}
+
+export default function StartAddressMatchingButton({ portfolioId, uploadId }: Props) {
+  const router = useRouter();
+  const { mutate, isPending, error } = useStartAddressMatching(portfolioId, uploadId);
+
+  return (
+    <div className="mt-4">
+      <button
+        onClick={() => mutate(undefined, { onSuccess: () => router.refresh() })}
+        disabled={isPending}
+        className={`inline-flex items-center gap-2 px-5 py-2 rounded-xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold transition-opacity ${
+          isPending ? "opacity-50 cursor-not-allowed" : "hover:opacity-90"
+        }`}
+      >
+        {isPending ? (
+          <>
+            <span className="w-4 h-4 rounded-full border-2 border-white border-t-transparent animate-spin" />
+            Starting…
+          </>
+        ) : (
+          <>
+            Start Onboarding
+            <ArrowRightIcon className="h-4 w-4" />
+          </>
+        )}
+      </button>
+      {error && (
+        <p className="mt-2 text-xs text-red-500">
+          {error.message}
+        </p>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/MapColumnsClient.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/MapColumnsClient.tsx
new file mode 100644
index 00000000..adda7d38
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/MapColumnsClient.tsx
@@ -0,0 +1,258 @@
+"use client";
+
+import { useState } from "react";
+import { useRouter } from "next/navigation";
+import Link from "next/link";
+import {
+  ArrowLeftIcon,
+  ArrowRightIcon,
+  TableCellsIcon,
+  ArrowsRightLeftIcon,
+} from "@heroicons/react/24/outline";
+import { useSetColumnMapping } from "@/lib/bulkUpload/client";
+
+const INTERNAL_FIELDS = [
+  { value: "address_1", label: "Address 1", required: true },
+  { value: "address_2", label: "Address 2", required: false },
+  { value: "address_3", label: "Address 3", required: false },
+  { value: "postcode", label: "Postcode", required: true },
+  { value: "internal_reference", label: "Internal Reference (Optional)", required: false },
+  { value: "skip", label: "Skip this column", required: false },
+];
+
+const REQUIRED_VALUES = ["address_1", "postcode"];
+
+function autoDetect(header: string): string {
+  const h = header.toLowerCase().replace(/[\s_\-]/g, "");
+  if (/^(address|addr)(line)?(1|one)?$/.test(h)) return "address_1";
+  if (/^(address|addr)(line)?(2|two)|^street$/.test(h)) return "address_2";
+  if (/^(address|addr)(line)?(3|three)|^locality$|^town$|^city$/.test(h)) return "address_3";
+  if (/^post(al)?code$|^postcode$|^pcode$/.test(h)) return "postcode";
+  if (/^(internal)?ref(erence)?$|^id$/.test(h)) return "internal_reference";
+  return "skip";
+}
+
+function buildInitialMapping(
+  headers: string[],
+  existing?: Record<string, string>
+): Record<string, string> {
+  const mapping: Record<string, string> = {};
+  for (const h of headers) {
+    mapping[h] = existing?.[h] ?? autoDetect(h);
+  }
+  return mapping;
+}
+
+interface Props {
+  portfolioId: string;
+  uploadId: string;
+  filename: string;
+  sourceHeaders: string[];
+  existingMapping?: Record<string, string>;
+}
+
+export default function MapColumnsClient({
+  portfolioId,
+  uploadId,
+  filename,
+  sourceHeaders,
+  existingMapping,
+}: Props) {
+  const router = useRouter();
+  const [mapping, setMapping] = useState<Record<string, string>>(
+    buildInitialMapping(sourceHeaders, existingMapping)
+  );
+  const setMappingMutation = useSetColumnMapping(portfolioId, uploadId);
+
+  const mappedValues = Object.values(mapping).filter((v) => v !== "skip");
+  const missingRequired = REQUIRED_VALUES.filter((r) => !mappedValues.includes(r));
+  const submitting = setMappingMutation.isPending;
+  const error = setMappingMutation.error?.message ?? null;
+  const canSubmit = missingRequired.length === 0 && !submitting;
+
+  function setField(header: string, value: string) {
+    setMapping((prev) => ({ ...prev, [header]: value }));
+  }
+
+  function handleSubmit() {
+    if (!canSubmit) return;
+    setMappingMutation.mutate(
+      { columnMapping: mapping },
+      {
+        onSuccess: () => {
+          router.push(`/portfolio/${portfolioId}/bulk-upload/${uploadId}`);
+        },
+      }
+    );
+  }
+
+  return (
+    <div className="max-w-4xl mx-auto px-6 py-10">
+      {/* Breadcrumb + step */}
+      <div className="flex items-center justify-between mb-2">
+        <p className="text-xs font-semibold text-gray-400 uppercase tracking-widest">
+          Bulk Uploads › Column Remapper
+        </p>
+        <div className="flex items-center gap-1.5">
+          <span className="text-xs font-semibold text-gray-400 uppercase tracking-wider">
+            Step 2 of 3
+          </span>
+          <div className="flex gap-1 ml-2">
+            {[1, 2, 3].map((s) => (
+              <div
+                key={s}
+                className={`h-1.5 rounded-full ${
+                  s <= 2 ? "w-8 bg-[#14163d]" : "w-8 bg-gray-200"
+                }`}
+              />
+            ))}
+          </div>
+        </div>
+      </div>
+
+      {/* Header */}
+      <div className="mb-8">
+        <h1 className="text-3xl font-extrabold text-gray-900 tracking-tight mb-1">
+          Column Remapper
+        </h1>
+        <p className="text-sm text-gray-500 max-w-lg">
+          Align your spreadsheet headers with our internal property data structure to
+          ensure accurate address processing.
+        </p>
+      </div>
+
+      {/* Table */}
+      <div className="bg-white border border-gray-100 rounded-2xl overflow-hidden shadow-sm mb-6">
+        {/* Column headers */}
+        <div className="grid grid-cols-12 items-center px-6 py-3 bg-gray-50 border-b border-gray-100">
+          <span className="col-span-4 text-xs font-semibold text-gray-400 uppercase tracking-wider">
+            Spreadsheet Header
+          </span>
+          <span className="col-span-1" />
+          <span className="col-span-5 text-xs font-semibold text-gray-400 uppercase tracking-wider">
+            Internal Field Mapping
+          </span>
+          <span className="col-span-2 text-xs font-semibold text-gray-400 uppercase tracking-wider text-right">
+            Status
+          </span>
+        </div>
+
+        {sourceHeaders.length === 0 ? (
+          <div className="px-6 py-12 text-center text-sm text-gray-400">
+            No headers found in this file.
+          </div>
+        ) : (
+          <div className="divide-y divide-gray-50">
+            {sourceHeaders.map((header) => {
+              const value = mapping[header] ?? "skip";
+              const isMapped = value !== "skip";
+              return (
+                <div
+                  key={header}
+                  className="grid grid-cols-12 items-center px-6 py-4 hover:bg-gray-50/50 transition-colors"
+                >
+                  {/* Source header */}
+                  <div className="col-span-4 flex items-center gap-3">
+                    <div className="w-8 h-8 rounded-lg bg-gray-100 flex items-center justify-center shrink-0">
+                      <TableCellsIcon className="h-4 w-4 text-gray-400" />
+                    </div>
+                    <div>
+                      <p className="text-sm font-semibold text-gray-900">{header}</p>
+                      <p className="text-xs text-gray-400">Source column</p>
+                    </div>
+                  </div>
+
+                  {/* Arrow */}
+                  <div className="col-span-1 flex justify-center">
+                    <ArrowsRightLeftIcon className="h-4 w-4 text-gray-300" />
+                  </div>
+
+                  {/* Dropdown */}
+                  <div className="col-span-5">
+                    <select
+                      value={value}
+                      onChange={(e) => setField(header, e.target.value)}
+                      className="w-full text-sm border border-gray-200 rounded-lg px-3 py-2 bg-white text-gray-800 focus:outline-none focus:ring-2 focus:ring-[#14163d]/20 focus:border-[#14163d]"
+                    >
+                      {INTERNAL_FIELDS.map((f) => (
+                        <option key={f.value} value={f.value}>
+                          {f.label}
+                        </option>
+                      ))}
+                    </select>
+                  </div>
+
+                  {/* Status badge */}
+                  <div className="col-span-2 flex justify-end">
+                    <span
+                      className={`inline-flex items-center gap-1 px-2.5 py-1 rounded-full text-xs font-semibold ${
+                        isMapped
+                          ? "bg-amber-50 text-amber-700"
+                          : "bg-gray-100 text-gray-400"
+                      }`}
+                    >
+                      <span className="w-1.5 h-1.5 rounded-full bg-current opacity-70" />
+                      {isMapped ? "Mapped" : "Skipped"}
+                    </span>
+                  </div>
+                </div>
+              );
+            })}
+          </div>
+        )}
+      </div>
+
+      {/* Validation error */}
+      {missingRequired.length > 0 && (
+        <p className="text-xs text-amber-600 mb-4">
+          Required fields not yet mapped:{" "}
+          {missingRequired
+            .map((r) => INTERNAL_FIELDS.find((f) => f.value === r)?.label)
+            .join(", ")}
+        </p>
+      )}
+      {error && <p className="text-xs text-red-500 mb-4">{error}</p>}
+
+      {/* Footer */}
+      <div className="flex items-center justify-between">
+        <Link
+          href={`/portfolio/${portfolioId}/bulk-upload`}
+          className="flex items-center gap-1.5 text-sm font-semibold text-gray-400 hover:text-gray-700 transition-colors"
+        >
+          <ArrowLeftIcon className="h-4 w-4" />
+          Back
+        </Link>
+
+        <div className="flex items-center gap-3">
+          <Link
+            href={`/portfolio/${portfolioId}/bulk-upload`}
+            className="text-sm font-semibold text-gray-400 hover:text-gray-700 transition-colors"
+          >
+            Cancel
+          </Link>
+          <button
+            onClick={handleSubmit}
+            disabled={!canSubmit}
+            className={`flex items-center gap-2 px-7 py-2.5 rounded-2xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold transition-opacity ${
+              canSubmit ? "opacity-100 hover:opacity-90" : "opacity-40 cursor-not-allowed"
+            }`}
+          >
+            {submitting ? "Saving…" : "Process Mapping"}
+            {!submitting && <ArrowRightIcon className="h-4 w-4" />}
+          </button>
+        </div>
+      </div>
+
+      {/* Pro tip */}
+      <div className="mt-10 bg-gray-50 rounded-2xl p-6">
+        <p className="text-xs font-semibold text-midblue uppercase tracking-wider mb-2">
+          Pro Tip
+        </p>
+        <p className="text-sm text-gray-500 italic">
+          &ldquo;Ensure your source file doesn&apos;t have blank headers. Any column mapped to
+          &ldquo;Skip&rdquo; will be ignored during import.&rdquo;
+        </p>
+      </div>
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/page.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/page.tsx
new file mode 100644
index 00000000..3ce0ac62
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/page.tsx
@@ -0,0 +1,33 @@
+import { db } from "@/app/db/db";
+import { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+import { eq } from "drizzle-orm";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { redirect, notFound } from "next/navigation";
+import MapColumnsClient from "./MapColumnsClient";
+
+export default async function MapColumnsPage(props: {
+  params: Promise<{ slug: string; uploadId: string }>;
+}) {
+  const { slug, uploadId } = await props.params;
+  const session = await getServerSession(AuthOptions);
+  if (!session) redirect("/login");
+
+  const [upload] = await db
+    .select()
+    .from(bulkAddressUploads)
+    .where(eq(bulkAddressUploads.id, uploadId))
+    .limit(1);
+
+  if (!upload) notFound();
+
+  return (
+    <MapColumnsClient
+      portfolioId={slug}
+      uploadId={uploadId}
+      filename={upload.filename}
+      sourceHeaders={upload.sourceHeaders}
+      existingMapping={upload.columnMapping ?? undefined}
+    />
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx
new file mode 100644
index 00000000..f28787ff
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx
@@ -0,0 +1,196 @@
+import { db } from "@/app/db/db";
+import { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+import { eq } from "drizzle-orm";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { redirect, notFound } from "next/navigation";
+import Link from "next/link";
+import {
+  ArrowLeftIcon,
+  ArrowRightIcon,
+  CheckCircleIcon,
+  ClockIcon,
+  ExclamationCircleIcon,
+  ArrowPathIcon,
+} from "@heroicons/react/24/outline";
+import StartAddressMatchingButton from "./StartAddressMatchingButton";
+import OnboardingProgress from "./OnboardingProgress";
+
+function formatDate(date: Date) {
+  return new Intl.DateTimeFormat("en-GB", {
+    day: "2-digit",
+    month: "short",
+    year: "numeric",
+    hour: "2-digit",
+    minute: "2-digit",
+  }).format(date);
+}
+
+const STATUS_CONFIG = {
+  ready_for_processing: {
+    icon: ClockIcon,
+    iconBg: "bg-amber-50",
+    iconColor: "text-amber-500",
+    title: "Awaiting column mapping",
+    body: "Map your spreadsheet columns to our internal fields before processing can begin.",
+    cta: true,
+  },
+  mapping_complete: {
+    icon: CheckCircleIcon,
+    iconBg: "bg-blue-50",
+    iconColor: "text-blue-500",
+    title: "Mapping complete",
+    body: "Column mapping saved. Start onboarding to begin matching your addresses to UPRNs.",
+    cta: true,
+  },
+  processing: {
+    icon: ArrowPathIcon,
+    iconBg: "bg-blue-50",
+    iconColor: "text-blue-500",
+    title: "Processing…",
+    body: "Your file is currently being processed. This may take a few minutes.",
+    cta: false,
+  },
+  combining: {
+    icon: ArrowPathIcon,
+    iconBg: "bg-blue-50",
+    iconColor: "text-blue-500",
+    title: "Combining results…",
+    body: "Your matched addresses are being assembled. Almost ready for review.",
+    cta: false,
+  },
+  awaiting_review: {
+    icon: ArrowPathIcon,
+    iconBg: "bg-blue-50",
+    iconColor: "text-blue-500",
+    title: "Importing addresses…",
+    body: "Matches ready, writing into your portfolio.",
+    cta: false,
+  },
+  complete: {
+    icon: CheckCircleIcon,
+    iconBg: "bg-green-50",
+    iconColor: "text-green-500",
+    title: "Processing complete",
+    body: "All addresses have been imported into your portfolio.",
+    cta: false,
+  },
+  failed: {
+    icon: ExclamationCircleIcon,
+    iconBg: "bg-red-50",
+    iconColor: "text-red-500",
+    title: "Processing failed",
+    body: "Something went wrong during processing. Contact a Domna representative for assistance.",
+    cta: false,
+  },
+} as const;
+
+export default async function BulkUploadDetailPage(props: {
+  params: Promise<{ slug: string; uploadId: string }>;
+}) {
+  const { slug, uploadId } = await props.params;
+  const session = await getServerSession(AuthOptions);
+  if (!session) redirect("/login");
+  const isDomnaUser = !!session.user?.email?.endsWith("@domna.homes");
+
+  const [upload] = await db
+    .select()
+    .from(bulkAddressUploads)
+    .where(eq(bulkAddressUploads.id, uploadId))
+    .limit(1);
+
+  if (!upload) notFound();
+
+  const statusKey = upload.status as keyof typeof STATUS_CONFIG;
+  const config = STATUS_CONFIG[statusKey] ?? STATUS_CONFIG.ready_for_processing;
+  const Icon = config.icon;
+
+  return (
+    <div className="max-w-2xl mx-auto px-6 py-10">
+      {/* Back */}
+      <Link
+        href={`/portfolio/${slug}/bulk-upload`}
+        className="inline-flex items-center gap-1.5 text-sm text-gray-400 hover:text-gray-700 transition-colors mb-8"
+      >
+        <ArrowLeftIcon className="h-4 w-4" />
+        Back to uploads
+      </Link>
+
+      {/* Header */}
+      <div className="mb-8">
+        <p className="text-xs font-semibold text-gray-400 uppercase tracking-widest mb-1">
+          Bulk Upload
+        </p>
+        <h1 className="text-3xl font-extrabold text-gray-900 tracking-tight mb-1">
+          {upload.filename}
+        </h1>
+        <p className="text-sm text-gray-500">Uploaded {formatDate(upload.createdAt)}</p>
+      </div>
+
+      {/* Status card */}
+      <div className="bg-white border border-gray-100 rounded-2xl p-6 shadow-sm mb-4">
+        <div className="flex items-start gap-4">
+          <div className={`w-11 h-11 rounded-xl flex items-center justify-center shrink-0 ${config.iconBg}`}>
+            <Icon className={`h-6 w-6 ${config.iconColor}`} />
+          </div>
+          <div className="flex-1">
+            <p className="text-sm font-semibold text-gray-900 mb-1">{config.title}</p>
+            <p className="text-sm text-gray-500 leading-relaxed">{config.body}</p>
+
+            {statusKey === "ready_for_processing" && (
+              <Link
+                href={`/portfolio/${slug}/bulk-upload/${uploadId}/map-columns`}
+                className="mt-4 inline-flex items-center gap-2 px-5 py-2 rounded-xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold hover:opacity-90 transition-opacity"
+              >
+                Map Columns
+                <ArrowRightIcon className="h-4 w-4" />
+              </Link>
+            )}
+
+            {statusKey === "mapping_complete" && (
+              <div className="mt-4 flex flex-col gap-3">
+                <Link
+                  href={`/portfolio/${slug}/bulk-upload/${uploadId}/map-columns`}
+                  className="inline-flex items-center gap-1.5 text-sm text-gray-400 hover:text-gray-700 transition-colors"
+                >
+                  Edit column mapping
+                  <ArrowRightIcon className="h-3.5 w-3.5" />
+                </Link>
+                <StartAddressMatchingButton
+                  portfolioId={upload.portfolioId}
+                  uploadId={uploadId}
+                  filename={upload.filename}
+                />
+              </div>
+            )}
+
+            {(statusKey === "processing" ||
+              statusKey === "combining" ||
+              statusKey === "awaiting_review" ||
+              statusKey === "complete" ||
+              statusKey === "failed") &&
+              upload.taskId && (
+                <OnboardingProgress
+                  portfolioSlug={slug}
+                  portfolioId={upload.portfolioId}
+                  uploadId={uploadId}
+                  isDomnaUser={isDomnaUser}
+                />
+              )}
+
+            {statusKey === "complete" && (
+              <a
+                href={`/portfolio/${slug}`}
+                className="mt-4 inline-flex items-center gap-2 px-5 py-2 rounded-xl bg-gradient-to-br from-[#14163d] to-[#15173e] text-white text-sm font-bold hover:opacity-90 transition-opacity"
+              >
+                Open properties
+                <ArrowRightIcon className="h-4 w-4" />
+              </a>
+            )}
+          </div>
+        </div>
+      </div>
+
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx
new file mode 100644
index 00000000..281f5744
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx
@@ -0,0 +1,141 @@
+import { db } from "@/app/db/db";
+import { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+import { eq, desc } from "drizzle-orm";
+import { getServerSession } from "next-auth";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { redirect } from "next/navigation";
+import Link from "next/link";
+import {
+  ArrowRightIcon,
+  DocumentTextIcon,
+  CloudArrowUpIcon,
+} from "@heroicons/react/24/outline";
+
+const STATUS_LABELS: Record<string, { label: string; classes: string }> = {
+  ready_for_processing: { label: "Ready", classes: "bg-amber-100 text-amber-700" },
+  processing: { label: "Processing", classes: "bg-blue-100 text-blue-700" },
+  complete: { label: "Complete", classes: "bg-green-100 text-green-700" },
+  failed: { label: "Failed", classes: "bg-red-100 text-red-700" },
+};
+
+function formatDate(date: Date) {
+  return new Intl.DateTimeFormat("en-GB", {
+    day: "2-digit",
+    month: "short",
+    year: "numeric",
+    hour: "2-digit",
+    minute: "2-digit",
+  }).format(date);
+}
+
+export default async function BulkUploadListPage(props: {
+  params: Promise<{ slug: string }>;
+}) {
+  const { slug } = await props.params;
+  const session = await getServerSession(AuthOptions);
+  if (!session) redirect("/login");
+
+  const uploads = await db
+    .select()
+    .from(bulkAddressUploads)
+    .where(eq(bulkAddressUploads.portfolioId, slug))
+    .orderBy(desc(bulkAddressUploads.createdAt));
+
+  return (
+    <div className="max-w-4xl mx-auto px-6 py-10">
+      {/* Header */}
+      <div className="mb-8">
+        <p className="text-xs font-semibold text-gray-400 uppercase tracking-widest mb-1">
+          Portfolio › Bulk Uploads
+        </p>
+        <h1 className="text-3xl font-extrabold text-gray-900 tracking-tight">
+          Batch Uploads
+        </h1>
+        <p className="text-sm text-gray-500 mt-1">
+          Select an upload to continue processing, or start a new import.
+        </p>
+      </div>
+
+      {uploads.length === 0 ? (
+        /* Empty state */
+        <div className="flex flex-col items-center justify-center py-24 border-2 border-dashed border-gray-200 rounded-2xl text-center">
+          <div className="w-14 h-14 rounded-full bg-gray-100 flex items-center justify-center mb-4">
+            <CloudArrowUpIcon className="h-7 w-7 text-gray-400" />
+          </div>
+          <p className="text-base font-semibold text-gray-700 mb-1">No uploads yet</p>
+          <p className="text-sm text-gray-400">
+            Use the Bulk Upload button on your portfolio to get started.
+          </p>
+        </div>
+      ) : (
+        /* Upload list */
+        <div className="space-y-3">
+          {/* Column headers */}
+          <div className="grid grid-cols-12 px-4 pb-1">
+            <span className="col-span-6 text-xs font-semibold text-gray-400 uppercase tracking-wider">
+              File
+            </span>
+            <span className="col-span-3 text-xs font-semibold text-gray-400 uppercase tracking-wider">
+              Uploaded
+            </span>
+            <span className="col-span-2 text-xs font-semibold text-gray-400 uppercase tracking-wider">
+              Status
+            </span>
+            <span className="col-span-1" />
+          </div>
+
+          {uploads.map((upload) => {
+            const status = STATUS_LABELS[upload.status] ?? {
+              label: upload.status,
+              classes: "bg-gray-100 text-gray-600",
+            };
+            return (
+              <Link
+                key={upload.id}
+                href={`/portfolio/${slug}/bulk-upload/${upload.id}`}
+                className="grid grid-cols-12 items-center bg-white border border-gray-100 rounded-xl px-4 py-4 hover:border-gray-300 hover:shadow-sm transition-all group"
+              >
+                {/* Filename */}
+                <div className="col-span-6 flex items-center gap-3 min-w-0">
+                  <div className="w-9 h-9 rounded-lg bg-gray-50 border border-gray-100 flex items-center justify-center shrink-0">
+                    <DocumentTextIcon className="h-5 w-5 text-midblue" />
+                  </div>
+                  <div className="min-w-0">
+                    <p className="text-sm font-semibold text-gray-900 truncate">
+                      {upload.filename}
+                    </p>
+                    <p className="text-xs text-gray-400 truncate font-mono">
+                      {upload.s3Key.split("/").pop()}
+                    </p>
+                  </div>
+                </div>
+
+                {/* Date */}
+                <div className="col-span-3">
+                  <p className="text-sm text-gray-500">
+                    {formatDate(upload.createdAt)}
+                  </p>
+                </div>
+
+                {/* Status badge */}
+                <div className="col-span-2">
+                  <span
+                    className={`inline-flex items-center gap-1 px-2.5 py-1 rounded-full text-xs font-semibold ${status.classes}`}
+                  >
+                    <span className="w-1.5 h-1.5 rounded-full bg-current opacity-70" />
+                    {status.label}
+                  </span>
+                </div>
+
+                {/* Arrow */}
+                <div className="col-span-1 flex justify-end">
+                  <ArrowRightIcon className="h-4 w-4 text-gray-300 group-hover:text-gray-600 transition-colors" />
+                </div>
+              </Link>
+            );
+          })}
+        </div>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/utils.ts b/src/app/portfolio/[slug]/utils.ts
index 8d7ff899..e3676c89 100644
--- a/src/app/portfolio/[slug]/utils.ts
+++ b/src/app/portfolio/[slug]/utils.ts
@@ -710,7 +710,8 @@ export async function getProperties(
       epc.is_expired AS "epcIsExpired",
       epc.total_floor_area AS "totalFloorArea",
       epc.co2_emissions AS "co2Emissions",
-      epc.mainfuel AS mainfuel
+      epc.mainfuel AS mainfuel,
+      p.lexiscore AS lexiscore
     FROM property p
     LEFT JOIN property_targets t
       ON t.property_id = p.id
@@ -751,7 +752,8 @@ export async function getProperties(
       epc.is_expired,
       epc.total_floor_area,
       epc.co2_emissions,
-      epc.mainfuel
+      epc.mainfuel,
+      p.lexiscore
     LIMIT ${limit} OFFSET ${offset};
   `);
 
diff --git a/src/app/utils/s3.ts b/src/app/utils/s3.ts
index 236c412f..2c034156 100644
--- a/src/app/utils/s3.ts
+++ b/src/app/utils/s3.ts
@@ -20,6 +20,20 @@ export function createS3Client(config?: S3Config) {
   });
 }
 
+export function createRetrofitDataS3Client() {
+  return new S3({
+    region: process.env.RETROFIT_DATA_DEV_REGION,
+    accessKeyId: process.env.RETROFIT_DATA_DEV_ACCESS_KEY,
+    secretAccessKey: process.env.RETROFIT_DATA_DEV_SECRET_KEY,
+  });
+}
+
+export function retrofitDataS3Bucket(): string {
+  const bucket = process.env.RETROFIT_DATA_DEV_S3_BUCKET_NAME;
+  if (!bucket) throw new Error("RETROFIT_DATA_DEV_S3_BUCKET_NAME not set");
+  return bucket;
+}
+
 
 //  Get presigned url from s3
 export type PresignGetOptions = {
diff --git a/src/app/utils/sqs.ts b/src/app/utils/sqs.ts
index e653fee2..285fbd90 100644
--- a/src/app/utils/sqs.ts
+++ b/src/app/utils/sqs.ts
@@ -16,19 +16,20 @@ const sqsClient = new SQSClient({
   },
 });
 
-let cachedQueueUrl: string | null = null;
+const queueUrlCache = new Map<string, string>();
 
 // Export if you want to reuse elsewhere
 export async function getQueueUrl(queueName: string): Promise<string> {
-  if (cachedQueueUrl) return cachedQueueUrl;
+  const cached = queueUrlCache.get(queueName);
+  if (cached) return cached;
 
   const resp = await sqsClient.send(
     new GetQueueUrlCommand({ QueueName: queueName })
   );
   if (!resp.QueueUrl)
     throw new Error(`Could not resolve SQS URL for queue: ${queueName}`);
-  cachedQueueUrl = resp.QueueUrl;
-  return cachedQueueUrl;
+  queueUrlCache.set(queueName, resp.QueueUrl);
+  return resp.QueueUrl;
 }
 
 type SendOptions = {
diff --git a/src/lib/bulkUpload/client.ts b/src/lib/bulkUpload/client.ts
new file mode 100644
index 00000000..536bd07f
--- /dev/null
+++ b/src/lib/bulkUpload/client.ts
@@ -0,0 +1,164 @@
+"use client";
+
+import { useMutation, useQuery, useQueryClient } from "@tanstack/react-query";
+import { bulkUploadKeys } from "./keys";
+import { isTerminalStatus, type BulkUpload, type ProgressView } from "./types";
+
+async function parseError(res: Response, fallback: string): Promise<Error> {
+  const body = await res.json().catch(() => ({}));
+  return new Error(body?.error ?? fallback);
+}
+
+export type CreateBulkUploadInput = {
+  file: File;
+  portfolioId: string;
+  userId: string;
+  sourceHeaders: string[];
+  contentType: string;
+  fileKey: string;
+  onProgress?: (percent: number) => void;
+};
+
+export type CreateBulkUploadResult = {
+  id: string;
+  s3Key: string;
+  s3Bucket: string;
+  status: string;
+};
+
+export function useCreateBulkUpload() {
+  return useMutation<CreateBulkUploadResult, Error, CreateBulkUploadInput>({
+    mutationFn: async (input) => {
+      const presignRes = await fetch("/api/upload/bulk-addresses", {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({
+          userId: input.userId,
+          portfolioId: input.portfolioId,
+          fileKey: input.fileKey,
+          contentType: input.contentType,
+        }),
+      });
+      if (!presignRes.ok) throw await parseError(presignRes, "Failed to generate upload URL.");
+      const { url: presignedUrl } = await presignRes.json();
+
+      await new Promise<void>((resolve, reject) => {
+        const xhr = new XMLHttpRequest();
+        xhr.open("PUT", presignedUrl);
+        xhr.setRequestHeader("Content-Type", input.contentType);
+        if (input.onProgress) {
+          xhr.upload.addEventListener("progress", (e) => {
+            if (e.lengthComputable) {
+              input.onProgress!(Math.round((e.loaded / e.total) * 100));
+            }
+          });
+        }
+        xhr.onload = () => {
+          if (xhr.status >= 200 && xhr.status < 300) resolve();
+          else reject(new Error(`S3 upload failed: ${xhr.status}`));
+        };
+        xhr.onerror = () => reject(new Error("Network error during upload"));
+        xhr.send(input.file);
+      });
+
+      const confirmRes = await fetch("/api/upload/bulk-addresses/confirm", {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({
+          fileKey: input.fileKey,
+          filename: input.file.name,
+          portfolioId: input.portfolioId,
+          userId: input.userId,
+          sourceHeaders: input.sourceHeaders,
+        }),
+      });
+      if (!confirmRes.ok) throw await parseError(confirmRes, "Failed to record upload.");
+      return confirmRes.json();
+    },
+  });
+}
+
+export function useSetColumnMapping(portfolioId: string, uploadId: string) {
+  const queryClient = useQueryClient();
+  return useMutation<BulkUpload, Error, { columnMapping: Record<string, string> }>({
+    mutationFn: async (input) => {
+      const res = await fetch(`/api/portfolio/${portfolioId}/bulk-uploads/${uploadId}`, {
+        method: "PATCH",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify(input),
+      });
+      if (!res.ok) throw await parseError(res, "Failed to save mapping.");
+      return res.json();
+    },
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: bulkUploadKeys.progress(uploadId) });
+    },
+  });
+}
+
+export function useStartAddressMatching(portfolioId: string, uploadId: string) {
+  const queryClient = useQueryClient();
+  return useMutation<{ taskId: string }, Error, void>({
+    mutationFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/bulk-uploads/${uploadId}/start-address-matching`,
+        { method: "POST" },
+      );
+      if (!res.ok) throw await parseError(res, "Failed to start address matching.");
+      return res.json();
+    },
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: bulkUploadKeys.progress(uploadId) });
+    },
+  });
+}
+
+export function useBulkUploadProgress(portfolioId: string, uploadId: string) {
+  return useQuery<ProgressView, Error>({
+    queryKey: bulkUploadKeys.progress(uploadId),
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/bulk-uploads/${uploadId}/progress`,
+      );
+      if (!res.ok) throw await parseError(res, "Failed to load progress.");
+      return res.json();
+    },
+    refetchInterval: (data) => {
+      const status = data?.upload.status;
+      return status && isTerminalStatus(status) ? false : 3000;
+    },
+  });
+}
+
+export function useRequestCombine(portfolioId: string, uploadId: string) {
+  const queryClient = useQueryClient();
+  return useMutation<unknown, Error, void>({
+    mutationFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/bulk-uploads/${uploadId}/combine`,
+        { method: "POST" },
+      );
+      if (!res.ok) throw await parseError(res, "Failed to start combiner.");
+      return res.json();
+    },
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: bulkUploadKeys.progress(uploadId) });
+    },
+  });
+}
+
+export function useFinalize(portfolioId: string, uploadId: string) {
+  const queryClient = useQueryClient();
+  return useMutation<void, Error, void>({
+    mutationFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/bulk-uploads/${uploadId}/finalize`,
+        { method: "POST" },
+      );
+      if (!res.ok) throw await parseError(res, "Finalize failed.");
+    },
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: bulkUploadKeys.progress(uploadId) });
+    },
+  });
+}
diff --git a/src/lib/bulkUpload/keys.ts b/src/lib/bulkUpload/keys.ts
new file mode 100644
index 00000000..1f77cb93
--- /dev/null
+++ b/src/lib/bulkUpload/keys.ts
@@ -0,0 +1,4 @@
+export const bulkUploadKeys = {
+  all: ["bulkUpload"] as const,
+  progress: (uploadId: string) => ["bulkUpload", uploadId, "progress"] as const,
+};
diff --git a/src/lib/bulkUpload/server.ts b/src/lib/bulkUpload/server.ts
new file mode 100644
index 00000000..a5785c39
--- /dev/null
+++ b/src/lib/bulkUpload/server.ts
@@ -0,0 +1,273 @@
+import { db } from "@/app/db/db";
+import { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+import { tasks } from "@/app/db/schema/tasks/tasks";
+import { subTasks } from "@/app/db/schema/tasks/subtask";
+import { count, desc, eq, sql } from "drizzle-orm";
+import type { BulkUpload, BulkUploadStatus, ProgressView, TaskSummary } from "./types";
+
+const REMAP_ALLOWED: ReadonlySet<BulkUploadStatus> = new Set([
+  "ready_for_processing",
+  "mapping_complete",
+]);
+
+type FastApiTriggerArgs = {
+  endpoint: string;
+  payload: Record<string, unknown>;
+  sessionToken: string | undefined;
+};
+
+type FastApiTriggerResult = { ok: true } | { ok: false; status: number; message: string };
+
+async function triggerFastApiPipeline(args: FastApiTriggerArgs): Promise<FastApiTriggerResult> {
+  const url = process.env.FASTAPI_API_URL;
+  const key = process.env.FASTAPI_API_KEY;
+  if (!url || !key) {
+    console.error("FASTAPI_API_URL or FASTAPI_API_KEY not set");
+    return { ok: false, status: 500, message: "Server misconfiguration" };
+  }
+
+  try {
+    const res = await fetch(`${url}${args.endpoint}`, {
+      method: "POST",
+      headers: {
+        "Content-Type": "application/json",
+        "x-api-key": key,
+        Authorization: `Bearer ${args.sessionToken}`,
+      },
+      body: JSON.stringify(args.payload),
+    });
+    if (!res.ok) {
+      const errText = await res.text().catch(() => "");
+      console.error(`FastAPI ${args.endpoint} failed:`, res.status, errText);
+      return { ok: false, status: 502, message: "Pipeline trigger failed" };
+    }
+    return { ok: true };
+  } catch (err) {
+    console.error(`Failed to reach FastAPI ${args.endpoint}:`, err);
+    return { ok: false, status: 502, message: "Pipeline trigger failed" };
+  }
+}
+
+async function loadById(uploadId: string): Promise<BulkUpload | null> {
+  const [row] = await db
+    .select()
+    .from(bulkAddressUploads)
+    .where(eq(bulkAddressUploads.id, uploadId))
+    .limit(1);
+  return row ?? null;
+}
+
+export async function listForPortfolio(portfolioId: string): Promise<BulkUpload[]> {
+  return db
+    .select()
+    .from(bulkAddressUploads)
+    .where(eq(bulkAddressUploads.portfolioId, portfolioId))
+    .orderBy(desc(bulkAddressUploads.createdAt));
+}
+
+async function loadTaskSummary(taskId: string): Promise<TaskSummary | null> {
+  const [row] = await db
+    .select({
+      id: tasks.id,
+      taskSource: tasks.taskSource,
+      status: tasks.status,
+      service: tasks.service,
+      jobStarted: tasks.jobStarted,
+      jobCompleted: tasks.jobCompleted,
+      updatedAt: tasks.updatedAt,
+      totalSubtasks: count(subTasks.id),
+      completedSubtasks: sql<number>`count(case when lower(${subTasks.status}) in ('completed', 'complete') then 1 end)::int`,
+      failedSubtasks: sql<number>`count(case when lower(${subTasks.status}) in ('failed', 'failure', 'error') then 1 end)::int`,
+    })
+    .from(tasks)
+    .leftJoin(subTasks, eq(subTasks.taskId, tasks.id))
+    .where(eq(tasks.id, taskId))
+    .groupBy(tasks.id)
+    .limit(1);
+  return row ?? null;
+}
+
+export async function getProgressView(uploadId: string): Promise<ProgressView | null> {
+  const upload = await loadById(uploadId);
+  if (!upload) return null;
+  const task = upload.taskId ? await loadTaskSummary(upload.taskId) : null;
+  return { upload, task };
+}
+
+function validateMapping(mapping: Record<string, string>): string | null {
+  const values = Object.values(mapping);
+  if (!values.includes("address_1")) return "Mapping must include address_1.";
+  if (!values.includes("postcode")) return "Mapping must include postcode.";
+  return null;
+}
+
+export type SetMappingOutcome =
+  | { kind: "ok"; upload: BulkUpload }
+  | { kind: "not_found" }
+  | { kind: "invalid_status"; current: string }
+  | { kind: "invalid_mapping"; reason: string };
+
+export async function setColumnMapping(
+  uploadId: string,
+  mapping: Record<string, string>,
+): Promise<SetMappingOutcome> {
+  const upload = await loadById(uploadId);
+  if (!upload) return { kind: "not_found" };
+  if (!REMAP_ALLOWED.has(upload.status as BulkUploadStatus))
+    return { kind: "invalid_status", current: upload.status };
+
+  const reason = validateMapping(mapping);
+  if (reason) return { kind: "invalid_mapping", reason };
+
+  const [updated] = await db
+    .update(bulkAddressUploads)
+    .set({ columnMapping: mapping, status: "mapping_complete" })
+    .where(eq(bulkAddressUploads.id, uploadId))
+    .returning();
+  if (!updated) return { kind: "not_found" };
+  return { kind: "ok", upload: updated };
+}
+
+export type LoadForAddressMatchingOutcome =
+  | { kind: "ok"; upload: BulkUpload }
+  | { kind: "not_found" }
+  | { kind: "wrong_state"; current: string }
+  | { kind: "missing_mapping" };
+
+export async function loadForAddressMatching(
+  uploadId: string,
+): Promise<LoadForAddressMatchingOutcome> {
+  const upload = await loadById(uploadId);
+  if (!upload) return { kind: "not_found" };
+  if (upload.status !== "mapping_complete")
+    return { kind: "wrong_state", current: upload.status };
+  if (!upload.columnMapping) return { kind: "missing_mapping" };
+  return { kind: "ok", upload };
+}
+
+export type TriggerAddressMatchingOutcome =
+  | { kind: "ok"; taskId: string }
+  | { kind: "trigger_failed"; status: number; message: string };
+
+export async function triggerAddressMatching(args: {
+  uploadId: string;
+  s3Uri: string;
+  sessionToken: string | undefined;
+}): Promise<TriggerAddressMatchingOutcome> {
+  const upload = await loadById(args.uploadId);
+  if (!upload) return { kind: "trigger_failed", status: 404, message: "Upload not found" };
+
+  const now = new Date();
+  const [task] = await db
+    .insert(tasks)
+    .values({
+      taskSource: `Address Onboarding – ${upload.filename}`,
+      service: "address2uprn",
+      source: "portfolio_id",
+      sourceId: upload.portfolioId,
+      status: "waiting",
+      jobStarted: now,
+    })
+    .returning();
+  const [subTask] = await db
+    .insert(subTasks)
+    .values({
+      taskId: task.id,
+      status: "waiting",
+      inputs: JSON.stringify({ bulk_upload_id: args.uploadId }),
+    })
+    .returning();
+
+  const payload = {
+    task_id: task.id,
+    sub_task_id: subTask.id,
+    s3_uri: args.s3Uri,
+  };
+
+  const trigger = await triggerFastApiPipeline({
+    endpoint: "/v1/bulk-uploads/trigger-postcode-splitter",
+    payload,
+    sessionToken: args.sessionToken,
+  });
+  if (!trigger.ok)
+    return { kind: "trigger_failed", status: trigger.status, message: trigger.message };
+
+  await Promise.all([
+    db
+      .update(bulkAddressUploads)
+      .set({ status: "processing", taskId: task.id })
+      .where(eq(bulkAddressUploads.id, args.uploadId)),
+    db
+      .update(tasks)
+      .set({ status: "in progress" })
+      .where(eq(tasks.id, task.id)),
+    db
+      .update(subTasks)
+      .set({ inputs: JSON.stringify(payload) })
+      .where(eq(subTasks.id, subTask.id)),
+  ]);
+  return { kind: "ok", taskId: task.id };
+}
+
+export type CombineRetriggerOutcome =
+  | { kind: "triggered"; taskId: string; subTaskId: string }
+  | { kind: "already_combined" }
+  | { kind: "not_found" }
+  | { kind: "missing_task" }
+  | { kind: "trigger_failed"; status: number; message: string };
+
+export async function requestCombineRetrigger(args: {
+  uploadId: string;
+  sessionToken: string | undefined;
+}): Promise<CombineRetriggerOutcome> {
+  const upload = await loadById(args.uploadId);
+  if (!upload) return { kind: "not_found" };
+  if (!upload.taskId) return { kind: "missing_task" };
+  if (upload.combinedOutputS3Uri) return { kind: "already_combined" };
+
+  const [subTask] = await db
+    .insert(subTasks)
+    .values({ taskId: upload.taskId, status: "waiting" })
+    .returning();
+
+  const payload = { task_id: upload.taskId, sub_task_id: subTask.id };
+
+  const trigger = await triggerFastApiPipeline({
+    endpoint: "/v1/bulk-uploads/trigger-combiner",
+    payload,
+    sessionToken: args.sessionToken,
+  });
+  if (!trigger.ok)
+    return { kind: "trigger_failed", status: trigger.status, message: trigger.message };
+
+  await db
+    .update(subTasks)
+    .set({ inputs: JSON.stringify(payload) })
+    .where(eq(subTasks.id, subTask.id));
+
+  return { kind: "triggered", taskId: upload.taskId, subTaskId: subTask.id };
+}
+
+export type LoadForFinalizeOutcome =
+  | { kind: "ready"; upload: BulkUpload }
+  | { kind: "already_finalized" }
+  | { kind: "not_found" }
+  | { kind: "not_yet_combined" }
+  | { kind: "wrong_state"; current: string };
+
+export async function loadForFinalize(uploadId: string): Promise<LoadForFinalizeOutcome> {
+  const upload = await loadById(uploadId);
+  if (!upload) return { kind: "not_found" };
+  if (upload.status === "complete") return { kind: "already_finalized" };
+  if (upload.status !== "awaiting_review")
+    return { kind: "wrong_state", current: upload.status };
+  if (!upload.combinedOutputS3Uri) return { kind: "not_yet_combined" };
+  return { kind: "ready", upload };
+}
+
+export async function markFinalized(uploadId: string): Promise<void> {
+  await db
+    .update(bulkAddressUploads)
+    .set({ status: "complete" })
+    .where(eq(bulkAddressUploads.id, uploadId));
+}
diff --git a/src/lib/bulkUpload/types.ts b/src/lib/bulkUpload/types.ts
new file mode 100644
index 00000000..c2b1cb63
--- /dev/null
+++ b/src/lib/bulkUpload/types.ts
@@ -0,0 +1,42 @@
+import type { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+
+export const BULK_UPLOAD_STATUSES = [
+  "ready_for_processing",
+  "mapping_complete",
+  "processing",
+  "combining",
+  "awaiting_review",
+  "complete",
+  "failed",
+] as const;
+
+export type BulkUploadStatus = (typeof BULK_UPLOAD_STATUSES)[number];
+
+export type BulkUpload = typeof bulkAddressUploads.$inferSelect;
+
+export type TaskSummary = {
+  id: string;
+  taskSource: string;
+  status: string;
+  service: string | null;
+  jobStarted: Date | null;
+  jobCompleted: Date | null;
+  updatedAt: Date;
+  totalSubtasks: number;
+  completedSubtasks: number;
+  failedSubtasks: number;
+};
+
+export type ProgressView = {
+  upload: BulkUpload;
+  task: TaskSummary | null;
+};
+
+const TERMINAL_UPLOAD_STATUSES: ReadonlySet<BulkUploadStatus> = new Set([
+  "complete",
+  "failed",
+]);
+
+export function isTerminalStatus(status: string): boolean {
+  return TERMINAL_UPLOAD_STATUSES.has(status as BulkUploadStatus);
+}
diff --git a/src/lib/session.ts b/src/lib/session.ts
new file mode 100644
index 00000000..92f04ddf
--- /dev/null
+++ b/src/lib/session.ts
@@ -0,0 +1,8 @@
+import { NextRequest } from "next/server";
+
+export function readSessionToken(request: NextRequest): string | undefined {
+  return (
+    request.cookies.get("__Secure-next-auth.session-token")?.value ??
+    request.cookies.get("next-auth.session-token")?.value
+  );
+}