diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx
index 749e6b7..041ca38 100644
--- a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/OnboardingProgress.tsx
@@ -28,7 +28,7 @@ import {
   RoofTypeValues,
 } from "@/app/db/schema/landlord_overrides";
 import { CLASSIFIER_FIELDS } from "@/lib/bulkUpload/columnFields";
-import { statusLabel } from "@/lib/bulkUpload/types";
+import { statusLabel, isTerminalStatus } from "@/lib/bulkUpload/types";
 
 // Valid enum options per classifier category, for the editable dropdowns (#299).
 const CATEGORY_VALUES: Record<string, readonly string[]> = {
@@ -50,6 +50,10 @@ interface Props {
   portfolioSlug: string;
   portfolioId: string;
   uploadId: string;
+  // The status at the last server render. Used to refresh the server page exactly
+  // once when polling first observes a terminal status (async finalise, ADR-0005),
+  // so the page advances from "Uploading to ARA" to the "Processing complete" card.
+  serverStatus: string;
   isDomnaUser: boolean;
 }
 
@@ -60,10 +64,22 @@ export default function OnboardingProgress({
   portfolioSlug,
   portfolioId,
   uploadId,
+  serverStatus,
   isDomnaUser,
 }: Props) {
   const router = useRouter();
-  const progress = useBulkUploadProgress(portfolioId, uploadId);
+  const progress = useBulkUploadProgress(portfolioId, uploadId, {
+    // When the async finaliser finishes, the poll flips the status to a terminal
+    // value while the server page is still on `finalising`. Refresh once so the
+    // server re-renders the "Processing complete" / "failed" card. Guarding on the
+    // non-terminal serverStatus prevents a refresh loop: after the refresh the
+    // prop is terminal, so this no-ops.
+    onSuccess: (data) => {
+      if (!isTerminalStatus(serverStatus) && isTerminalStatus(data.upload.status)) {
+        router.refresh();
+      }
+    },
+  });
   const combine = useRequestCombine(portfolioId, uploadId);
   const finalize = useFinalize(portfolioId, uploadId);
 
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx
index f28787f..522fc8c 100644
--- a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/page.tsx
@@ -67,6 +67,14 @@ const STATUS_CONFIG = {
     body: "Matches ready, writing into your portfolio.",
     cta: false,
   },
+  finalising: {
+    icon: ArrowPathIcon,
+    iconBg: "bg-blue-50",
+    iconColor: "text-blue-500",
+    title: "Uploading to ARA",
+    body: "Creating your properties from the matched addresses. This can take a little while for large files.",
+    cta: false,
+  },
   complete: {
     icon: CheckCircleIcon,
     iconBg: "bg-green-50",
@@ -167,6 +175,7 @@ export default async function BulkUploadDetailPage(props: {
             {(statusKey === "processing" ||
               statusKey === "combining" ||
               statusKey === "awaiting_review" ||
+              statusKey === "finalising" ||
               statusKey === "complete" ||
               statusKey === "failed") &&
               upload.taskId && (
@@ -174,6 +183,7 @@ export default async function BulkUploadDetailPage(props: {
                   portfolioSlug={slug}
                   portfolioId={upload.portfolioId}
                   uploadId={uploadId}
+                  serverStatus={upload.status}
                   isDomnaUser={isDomnaUser}
                 />
               )}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx
index 281f574..6aaca9c 100644
--- a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/page.tsx
@@ -14,6 +14,7 @@ import {
 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" },
+  finalising: { label: "Uploading to ARA", 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" },
 };
diff --git a/src/lib/bulkUpload/client.ts b/src/lib/bulkUpload/client.ts
index 44d1d15..2a50023 100644
--- a/src/lib/bulkUpload/client.ts
+++ b/src/lib/bulkUpload/client.ts
@@ -197,7 +197,11 @@ export function useStartAddressMatching(portfolioId: string, uploadId: string) {
   });
 }
 
-export function useBulkUploadProgress(portfolioId: string, uploadId: string) {
+export function useBulkUploadProgress(
+  portfolioId: string,
+  uploadId: string,
+  options?: { onSuccess?: (data: ProgressView) => void },
+) {
   return useQuery<ProgressView, Error>({
     queryKey: bulkUploadKeys.progress(uploadId),
     queryFn: async () => {
@@ -211,6 +215,9 @@ export function useBulkUploadProgress(portfolioId: string, uploadId: string) {
       const status = data?.upload.status;
       return status && isTerminalStatus(status) ? false : 3000;
     },
+    // v4 onSuccess fires after each successful poll; callers use it to react to a
+    // status transition (e.g. refresh the server page once it goes terminal).
+    onSuccess: options?.onSuccess,
   });
 }