diff --git a/src/app/portfolio/[slug]/components/BulkTagUploadModal.tsx b/src/app/portfolio/[slug]/components/BulkTagUploadModal.tsx
index 992f8e14..21e4ffed 100644
--- a/src/app/portfolio/[slug]/components/BulkTagUploadModal.tsx
+++ b/src/app/portfolio/[slug]/components/BulkTagUploadModal.tsx
@@ -34,6 +34,23 @@ const KEY_LABEL: Record<IdentifierKey, string> = {
   uprn: "UPRN",
 };
 
+/** Download a one-column CSV template the user can fill in and re-upload. */
+function downloadTemplate(key: IdentifierKey) {
+  const example =
+    key === "uprn"
+      ? ["100012345678", "100012345679"]
+      : ["PROP-0001", "PROP-0002"];
+  const csv = [key, ...example].join("\n") + "\n";
+  const url = URL.createObjectURL(new Blob([csv], { type: "text/csv;charset=utf-8;" }));
+  const a = document.createElement("a");
+  a.href = url;
+  a.download = `tag-assignment-template-${key}.csv`;
+  document.body.appendChild(a);
+  a.click();
+  document.body.removeChild(a);
+  URL.revokeObjectURL(url);
+}
+
 /**
  * Bulk tag assignment upload (ADR-0013): reads a small CSV/Excel of identifiers
  * client-side, parses it with the shared pure parser, lets the user pick a
@@ -199,6 +216,26 @@ export function BulkTagUploadModal({
               />
             </label>
 
+            <p className="text-xs text-slate-400">
+              Need a starting point? Download a template for{" "}
+              <button
+                type="button"
+                onClick={() => downloadTemplate("landlord_property_id")}
+                className="font-semibold text-brandmidblue hover:underline"
+              >
+                Property Ref
+              </button>{" "}
+              or{" "}
+              <button
+                type="button"
+                onClick={() => downloadTemplate("uprn")}
+                className="font-semibold text-brandmidblue hover:underline"
+              >
+                UPRN
+              </button>
+              .
+            </p>
+
             {parseError && (
               <p className="text-sm text-red-600">{parseError}</p>
             )}
diff --git a/src/app/portfolio/[slug]/components/PropertyTable.tsx b/src/app/portfolio/[slug]/components/PropertyTable.tsx
index 15c0a9a0..8c8b86c9 100644
--- a/src/app/portfolio/[slug]/components/PropertyTable.tsx
+++ b/src/app/portfolio/[slug]/components/PropertyTable.tsx
@@ -34,7 +34,9 @@ import {
   RowSelectionState,
 } from "@tanstack/react-table";
 import { Tooltip } from "./Tooltip";
-import { TagBulkBar } from "./TagBulkBar";
+import { TagsMenu } from "./TagsMenu";
+import { TagActionBar, TagMode } from "./TagActionBar";
+import { BulkTagUploadModal } from "./BulkTagUploadModal";
 
 import {
   DropdownMenu,
@@ -323,6 +325,11 @@ export default function PropertyTable({
   const [rowSelection, setRowSelection] = useState<RowSelectionState>({});
   const selectedIds = Object.keys(rowSelection).filter((id) => rowSelection[id]);
 
+  // Bulk-tag flows launched from the Tags menu: a contextual assign/remove mode,
+  // and the file-upload modal.
+  const [tagMode, setTagMode] = useState<TagMode | null>(null);
+  const [tagUploadOpen, setTagUploadOpen] = useState(false);
+
   // Column visibility — lifted up from DataTable
   const [columnVisibility, setColumnVisibility] = useState<VisibilityState>(
     () => {
@@ -568,6 +575,17 @@ export default function PropertyTable({
               properties
             </span>
           )}
+          {selectedIds.length > 0 && (
+            <span className="inline-flex items-center gap-1.5 rounded-full border border-brandmidblue/30 bg-brandlightblue/50 px-2 py-0.5 text-xs font-semibold text-brandblue">
+              {selectedIds.length.toLocaleString()} selected
+              <button
+                onClick={() => setRowSelection({})}
+                className="text-brandmidblue hover:text-brandblue"
+              >
+                Clear
+              </button>
+            </span>
+          )}
           {hasActiveFilters && (
             <button
               onClick={clearAll}
@@ -664,6 +682,13 @@ export default function PropertyTable({
             </button>
           )}
 
+          {/* Tags — bulk assign / remove / upload (ADR-0013) */}
+          <TagsMenu
+            onUpload={() => setTagUploadOpen(true)}
+            onAssign={() => setTagMode("assign")}
+            onRemove={() => setTagMode("remove")}
+          />
+
           {/* Add properties */}
           <DropdownMenu>
             <DropdownMenuTrigger asChild>
@@ -775,14 +800,25 @@ export default function PropertyTable({
         />
       </div>
 
-      {/* Bulk tag actions (selection-driven, filter-driven, file upload) */}
-      <TagBulkBar
+      {/* Contextual bulk assign/remove strip — shown only while in that mode
+          (launched from the Tags menu); its target follows the live selection. */}
+      {tagMode && (
+        <TagActionBar
+          portfolioId={portfolioId}
+          mode={tagMode}
+          selectedIds={selectedIds}
+          hasActiveFilters={hasActiveFilters}
+          filterGroups={allFilterGroups}
+          filteredTotal={filteredTotal}
+          totalCount={totalCount}
+          onClose={() => setTagMode(null)}
+        />
+      )}
+
+      <BulkTagUploadModal
         portfolioId={portfolioId}
-        selectedIds={selectedIds}
-        onClearSelection={() => setRowSelection({})}
-        hasActiveFilters={hasActiveFilters}
-        filterGroups={allFilterGroups}
-        filteredTotal={filteredTotal}
+        open={tagUploadOpen}
+        onOpenChange={setTagUploadOpen}
       />
 
       {/* Display-limit notice */}
diff --git a/src/app/portfolio/[slug]/components/TagActionBar.tsx b/src/app/portfolio/[slug]/components/TagActionBar.tsx
new file mode 100644
index 00000000..a5c80771
--- /dev/null
+++ b/src/app/portfolio/[slug]/components/TagActionBar.tsx
@@ -0,0 +1,161 @@
+"use client";
+
+import { useState } from "react";
+import { useMutation } from "@tanstack/react-query";
+import { ChevronDownIcon, XMarkIcon } from "@heroicons/react/24/outline";
+import {
+  DropdownMenu,
+  DropdownMenuContent,
+  DropdownMenuItem,
+  DropdownMenuLabel,
+  DropdownMenuSeparator,
+  DropdownMenuTrigger,
+} from "@/app/shadcn_components/ui/dropdown-menu";
+import { FilterGroups } from "@/app/utils/propertyFilters";
+import { tagDotColour } from "@/lib/tags/colour";
+import { Tag, useInvalidateTagSurfaces, usePortfolioTags } from "./useTags";
+
+export type TagMode = "assign" | "remove";
+
+/**
+ * The contextual strip shown while assigning or removing a tag in bulk
+ * (ADR-0013). Its target follows the live table state: the row selection if any,
+ * else every property matching the active filter, else the whole portfolio —
+ * so ticking rows or changing filters re-scopes it in place. Picking a tag adds
+ * (assign) or deletes (remove) memberships server-side and reports the count.
+ */
+export function TagActionBar({
+  portfolioId,
+  mode,
+  selectedIds,
+  hasActiveFilters,
+  filterGroups,
+  filteredTotal,
+  totalCount,
+  onClose,
+}: {
+  portfolioId: string;
+  mode: TagMode;
+  selectedIds: string[];
+  hasActiveFilters: boolean;
+  filterGroups: FilterGroups;
+  filteredTotal: number;
+  totalCount: number;
+  onClose: () => void;
+}) {
+  const { data: tags = [] } = usePortfolioTags(portfolioId);
+  const invalidate = useInvalidateTagSurfaces(portfolioId);
+  const [result, setResult] = useState<string | null>(null);
+
+  const action = mode === "assign" ? "add" : "remove";
+  const verb = mode === "assign" ? "Assign" : "Remove";
+  const prep = mode === "assign" ? "to" : "from";
+
+  // Target precedence: explicit selection → active filter set → whole portfolio.
+  const target =
+    selectedIds.length > 0
+      ? {
+          body: { mode: "properties" as const, propertyIds: selectedIds },
+          label: `${selectedIds.length.toLocaleString()} selected propert${selectedIds.length === 1 ? "y" : "ies"}`,
+        }
+      : hasActiveFilters
+        ? {
+            body: { mode: "filter" as const, filterGroups },
+            label: `all ${filteredTotal.toLocaleString()} matching your filters`,
+          }
+        : {
+            body: { mode: "filter" as const, filterGroups: [] as FilterGroups },
+            label: `all ${totalCount.toLocaleString()} properties`,
+          };
+
+  const apply = useMutation<{ changed: number }, Error, Tag>({
+    mutationFn: async (tag) => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/tags/${tag.id}/assignments`,
+        {
+          method: "POST",
+          headers: { "Content-Type": "application/json" },
+          body: JSON.stringify({ ...target.body, action }),
+        },
+      );
+      const body = await res.json();
+      if (!res.ok) throw new Error(body.error ?? "Couldn't update tags");
+      return body;
+    },
+    onSuccess: (data, tag) => {
+      setResult(
+        `${mode === "assign" ? "Added" : "Removed"} “${tag.name}” ${prep} ${data.changed.toLocaleString()} propert${data.changed === 1 ? "y" : "ies"}.`,
+      );
+      invalidate();
+    },
+    onError: (e) => setResult(e.message),
+  });
+
+  return (
+    <div className="mb-3 flex flex-wrap items-center gap-2.5 rounded-lg border border-brandmidblue/30 bg-brandlightblue/40 px-3 py-2">
+      <span className="text-xs font-bold text-brandblue">{verb} a tag</span>
+      <span className="text-xs text-slate-600">
+        {prep} <span className="font-semibold text-brandblue">{target.label}</span>
+        <span className="text-slate-400"> — tick rows or apply filters to change this</span>
+      </span>
+
+      <DropdownMenu>
+        <DropdownMenuTrigger asChild>
+          <button
+            disabled={apply.isLoading}
+            className="inline-flex items-center gap-1.5 rounded-lg bg-primary px-3 py-1.5 text-xs font-semibold text-white transition hover:opacity-90 disabled:opacity-50"
+          >
+            {apply.isLoading ? "Applying…" : "Choose a tag"}
+            <ChevronDownIcon className="h-3.5 w-3.5 opacity-70" />
+          </button>
+        </DropdownMenuTrigger>
+        <DropdownMenuContent align="start" className="max-h-72 w-56 overflow-y-auto">
+          <DropdownMenuLabel className="text-xs">
+            {verb} which tag?
+          </DropdownMenuLabel>
+          <DropdownMenuSeparator />
+          {tags.length === 0 ? (
+            <div className="px-2 py-2 text-xs text-slate-400">
+              No tags yet.{" "}
+              <a
+                href={`/portfolio/${portfolioId}/settings/tags`}
+                className="font-semibold text-brandmidblue hover:underline"
+              >
+                Create one
+              </a>
+              .
+            </div>
+          ) : (
+            tags.map((t) => (
+              <DropdownMenuItem
+                key={t.id}
+                className="flex cursor-pointer items-center gap-2"
+                onSelect={() => apply.mutate(t)}
+              >
+                <span
+                  className="h-3 w-3 shrink-0 rounded-full border"
+                  style={{ backgroundColor: tagDotColour(t.colour) }}
+                />
+                <span className="truncate text-xs">{t.name}</span>
+              </DropdownMenuItem>
+            ))
+          )}
+        </DropdownMenuContent>
+      </DropdownMenu>
+
+      {result && (
+        <span className="rounded-lg border border-emerald-200 bg-emerald-50 px-2.5 py-1 text-xs text-emerald-800">
+          {result}
+        </span>
+      )}
+
+      <button
+        onClick={onClose}
+        className="ml-auto inline-flex items-center gap-1 rounded-md px-2 py-1 text-xs font-semibold text-slate-500 hover:text-brandblue"
+      >
+        <XMarkIcon className="h-3.5 w-3.5" />
+        Done
+      </button>
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/components/TagBulkBar.tsx b/src/app/portfolio/[slug]/components/TagBulkBar.tsx
deleted file mode 100644
index 5315f9ee..00000000
--- a/src/app/portfolio/[slug]/components/TagBulkBar.tsx
+++ /dev/null
@@ -1,206 +0,0 @@
-"use client";
-
-import { useState } from "react";
-import { useMutation } from "@tanstack/react-query";
-import { ChevronDownIcon, DocumentArrowUpIcon, XMarkIcon } from "@heroicons/react/24/outline";
-import {
-  DropdownMenu,
-  DropdownMenuContent,
-  DropdownMenuItem,
-  DropdownMenuLabel,
-  DropdownMenuSeparator,
-  DropdownMenuTrigger,
-} from "@/app/shadcn_components/ui/dropdown-menu";
-import { FilterGroups } from "@/app/utils/propertyFilters";
-import { tagDotColour } from "@/lib/tags/colour";
-import { Tag, useInvalidateTagSurfaces, usePortfolioTags } from "./useTags";
-import { BulkTagUploadModal } from "./BulkTagUploadModal";
-
-type Target =
-  | { mode: "properties"; propertyIds: string[] }
-  | { mode: "filter"; filterGroups: FilterGroups };
-
-/**
- * Bulk tag actions for the property table (ADR-0013): tag the current row
- * selection ({mode:"properties"}), tag every property matching the active
- * filter ({mode:"filter"} — the whole set, resolved server-side, not just the
- * loaded page), and the file-upload entry point. Renders quietly when idle.
- */
-export function TagBulkBar({
-  portfolioId,
-  selectedIds,
-  onClearSelection,
-  hasActiveFilters,
-  filterGroups,
-  filteredTotal,
-}: {
-  portfolioId: string;
-  selectedIds: string[];
-  onClearSelection: () => void;
-  hasActiveFilters: boolean;
-  filterGroups: FilterGroups;
-  filteredTotal: number;
-}) {
-  const { data: tags = [] } = usePortfolioTags(portfolioId);
-  const invalidate = useInvalidateTagSurfaces(portfolioId);
-  const [uploadOpen, setUploadOpen] = useState(false);
-  const [result, setResult] = useState<string | null>(null);
-
-  const assign = useMutation<{ changed: number }, Error, { tag: Tag; target: Target }>({
-    mutationFn: async ({ tag, target }) => {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/tags/${tag.id}/assignments`,
-        {
-          method: "POST",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ ...target, action: "add" }),
-        },
-      );
-      const body = await res.json();
-      if (!res.ok) throw new Error(body.error ?? "Couldn't apply the tag");
-      return body;
-    },
-    onSuccess: (data, { tag, target }) => {
-      setResult(
-        `Tagged ${data.changed.toLocaleString()} propert${data.changed === 1 ? "y" : "ies"} with “${tag.name}”.`,
-      );
-      invalidate();
-      if (target.mode === "properties") onClearSelection();
-    },
-    onError: (e) => setResult(e.message),
-  });
-
-  const hasSelection = selectedIds.length > 0;
-
-  return (
-    <div className="mb-3 flex flex-wrap items-center gap-2">
-      {hasSelection && (
-        <div className="flex items-center gap-2 rounded-lg border border-brandmidblue/30 bg-brandlightblue/40 px-2.5 py-1.5">
-          <span className="text-xs font-bold text-brandblue">
-            {selectedIds.length.toLocaleString()} selected
-          </span>
-          <TagMenu
-            label="Tag selected"
-            tags={tags}
-            portfolioId={portfolioId}
-            disabled={assign.isLoading}
-            onPick={(tag) =>
-              assign.mutate({ tag, target: { mode: "properties", propertyIds: selectedIds } })
-            }
-          />
-          <button
-            onClick={onClearSelection}
-            className="inline-flex items-center gap-1 rounded-md px-1.5 py-1 text-xs font-semibold text-slate-500 hover:text-brandblue"
-          >
-            <XMarkIcon className="h-3.5 w-3.5" />
-            Clear
-          </button>
-        </div>
-      )}
-
-      {hasActiveFilters && (
-        <TagMenu
-          label={`Tag all ${filteredTotal.toLocaleString()} matching`}
-          tags={tags}
-          portfolioId={portfolioId}
-          disabled={assign.isLoading}
-          onPick={(tag) =>
-            assign.mutate({ tag, target: { mode: "filter", filterGroups } })
-          }
-          variant="solid"
-        />
-      )}
-
-      <button
-        onClick={() => setUploadOpen(true)}
-        className="ml-auto inline-flex items-center gap-1.5 rounded-lg border border-slate-200 bg-white px-3 py-1.5 text-xs font-semibold text-primary transition hover:bg-slate-50"
-      >
-        <DocumentArrowUpIcon className="h-3.5 w-3.5" />
-        Assign tags from file
-      </button>
-
-      {result && (
-        <span className="inline-flex items-center gap-1.5 rounded-lg border border-emerald-200 bg-emerald-50 px-2.5 py-1 text-xs text-emerald-800">
-          {result}
-          <button
-            onClick={() => setResult(null)}
-            className="rounded hover:text-emerald-950"
-            aria-label="Dismiss"
-          >
-            <XMarkIcon className="h-3 w-3" />
-          </button>
-        </span>
-      )}
-
-      <BulkTagUploadModal
-        portfolioId={portfolioId}
-        open={uploadOpen}
-        onOpenChange={setUploadOpen}
-      />
-    </div>
-  );
-}
-
-function TagMenu({
-  label,
-  tags,
-  portfolioId,
-  disabled,
-  onPick,
-  variant = "outline",
-}: {
-  label: string;
-  tags: Tag[];
-  portfolioId: string;
-  disabled?: boolean;
-  onPick: (tag: Tag) => void;
-  variant?: "outline" | "solid";
-}) {
-  return (
-    <DropdownMenu>
-      <DropdownMenuTrigger asChild>
-        <button
-          disabled={disabled}
-          className={`inline-flex items-center gap-1.5 rounded-lg px-3 py-1.5 text-xs font-semibold transition disabled:opacity-50 ${
-            variant === "solid"
-              ? "bg-primary text-white hover:opacity-90"
-              : "border border-brandmidblue/40 bg-white text-brandblue hover:bg-white"
-          }`}
-        >
-          {label}
-          <ChevronDownIcon className="h-3.5 w-3.5 opacity-70" />
-        </button>
-      </DropdownMenuTrigger>
-      <DropdownMenuContent align="start" className="max-h-72 w-56 overflow-y-auto">
-        <DropdownMenuLabel className="text-xs">Apply tag</DropdownMenuLabel>
-        <DropdownMenuSeparator />
-        {tags.length === 0 ? (
-          <div className="px-2 py-2 text-xs text-slate-400">
-            No tags yet.{" "}
-            <a
-              href={`/portfolio/${portfolioId}/settings/tags`}
-              className="font-semibold text-brandmidblue hover:underline"
-            >
-              Create one
-            </a>
-            .
-          </div>
-        ) : (
-          tags.map((t) => (
-            <DropdownMenuItem
-              key={t.id}
-              className="flex cursor-pointer items-center gap-2"
-              onSelect={() => onPick(t)}
-            >
-              <span
-                className="h-3 w-3 shrink-0 rounded-full border"
-                style={{ backgroundColor: tagDotColour(t.colour) }}
-              />
-              <span className="truncate text-xs">{t.name}</span>
-            </DropdownMenuItem>
-          ))
-        )}
-      </DropdownMenuContent>
-    </DropdownMenu>
-  );
-}
diff --git a/src/app/portfolio/[slug]/components/TagsMenu.tsx b/src/app/portfolio/[slug]/components/TagsMenu.tsx
new file mode 100644
index 00000000..ad1f02a5
--- /dev/null
+++ b/src/app/portfolio/[slug]/components/TagsMenu.tsx
@@ -0,0 +1,88 @@
+"use client";
+
+import {
+  DropdownMenu,
+  DropdownMenuContent,
+  DropdownMenuItem,
+  DropdownMenuTrigger,
+} from "@/app/shadcn_components/ui/dropdown-menu";
+import {
+  ChevronDownIcon,
+  DocumentArrowUpIcon,
+  PlusIcon,
+  MinusIcon,
+  TagIcon,
+} from "@heroicons/react/24/outline";
+
+/**
+ * The single Tags entry point in the property-table toolbar (ADR-0013): a
+ * dropdown offering the three bulk-tag paths. Upload opens the file modal;
+ * Assign / Remove enter a contextual mode (TagActionBar) that operates on the
+ * row selection or the active filter. Consolidates what was an isolated button.
+ */
+export function TagsMenu({
+  onUpload,
+  onAssign,
+  onRemove,
+}: {
+  onUpload: () => void;
+  onAssign: () => void;
+  onRemove: () => void;
+}) {
+  return (
+    <DropdownMenu>
+      <DropdownMenuTrigger asChild>
+        <button className="flex items-center gap-1.5 h-8 px-3 rounded-lg border border-slate-200 bg-white text-xs font-semibold text-primary hover:bg-slate-50 transition">
+          <TagIcon className="h-3.5 w-3.5" />
+          Tags
+          <ChevronDownIcon className="h-3.5 w-3.5 opacity-70" />
+        </button>
+      </DropdownMenuTrigger>
+      <DropdownMenuContent align="end" className="w-72 p-1.5">
+        <Item
+          icon={<DocumentArrowUpIcon className="h-[18px] w-[18px]" />}
+          title="Upload tags from file"
+          desc="Match a spreadsheet of IDs to a tag"
+          onSelect={onUpload}
+        />
+        <Item
+          icon={<PlusIcon className="h-[18px] w-[18px]" />}
+          title="Assign a tag"
+          desc="Apply a tag to selected rows or your filtered results"
+          onSelect={onAssign}
+        />
+        <Item
+          icon={<MinusIcon className="h-[18px] w-[18px]" />}
+          title="Remove a tag"
+          desc="Take a tag off selected rows or your filtered results"
+          onSelect={onRemove}
+        />
+      </DropdownMenuContent>
+    </DropdownMenu>
+  );
+}
+
+function Item({
+  icon,
+  title,
+  desc,
+  onSelect,
+}: {
+  icon: React.ReactNode;
+  title: string;
+  desc: string;
+  onSelect: () => void;
+}) {
+  return (
+    <DropdownMenuItem
+      className="flex items-start gap-3 cursor-pointer rounded-lg p-3"
+      onSelect={onSelect}
+    >
+      <span className="mt-0.5 shrink-0 text-gray-700">{icon}</span>
+      <span className="flex-1">
+        <span className="block text-sm font-semibold text-gray-900">{title}</span>
+        <span className="block text-xs text-slate-400">{desc}</span>
+      </span>
+    </DropdownMenuItem>
+  );
+}