diff --git a/.devcontainer/docker-compose.yml b/.devcontainer/docker-compose.yml
index 4c9690f..296beb9 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 6fcf0a3..df17244 100644
--- a/.gitignore
+++ b/.gitignore
@@ -37,3 +37,7 @@ cypress.env.json
 # typescript
 *.tsbuildinfo
 next-env.d.ts
+
+backlog/**
+
+docs/adr/**
diff --git a/CLAUDE.md b/CLAUDE.md
new file mode 100644
index 0000000..5fd0594
--- /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 0000000..4a95696
--- /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/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 0000000..afee7f0
--- /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 0000000..b6fd7ec
--- /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 0000000..f5ac996
--- /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 0000000..2b45299
--- /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 0000000..5fd282f
--- /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 0000000..a6ebbc1
--- /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 0000000..6e5cb5c
--- /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 0000000..80e94e4
--- /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 0000000..a54966f
--- /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 e6f91be..cef42cb 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 2de2b42..ab19c19 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 75889c2..0000000
--- 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 d380b0d..c793404 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 69e16da..0000000
--- 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",
-          "typeSchema": "public",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "element_instance": {
-          "name": "element_instance",
-          "type": "integer",
-          "primaryKey": false,
-          "notNull": true
-        }
-      },
-      "indexes": {},
-      "foreignKeys": {
-        "element_survey_id_property_condition_survey_id_fk": {
-          "name": "element_survey_id_property_condition_survey_id_fk",
-          "tableFrom": "element",
-          "tableTo": "property_condition_survey",
-          "columnsFrom": [
-            "survey_id"
-          ],
-          "columnsTo": [
-            "id"
-          ],
-          "onDelete": "no action",
-          "onUpdate": "no action"
-        }
-      },
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.property_condition_survey": {
-      "name": "property_condition_survey",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "bigserial",
-          "primaryKey": true,
-          "notNull": true
-        },
-        "uprn": {
-          "name": "uprn",
-          "type": "bigint",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "date": {
-          "name": "date",
-          "type": "date",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "source": {
-          "name": "source",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        }
-      },
-      "indexes": {},
-      "foreignKeys": {},
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.hubspot_company_data": {
-      "name": "hubspot_company_data",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "uuid",
-          "primaryKey": true,
-          "notNull": true,
-          "default": "gen_random_uuid()"
-        },
-        "company_id": {
-          "name": "company_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "company_name": {
-          "name": "company_name",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "group_id": {
-          "name": "group_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "created_at": {
-          "name": "created_at",
-          "type": "timestamp (6) with time zone",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        },
-        "updated_at": {
-          "name": "updated_at",
-          "type": "timestamp (6) with time zone",
-          "primaryKey": false,
-          "notNull": true,
-          "default": "now()"
-        }
-      },
-      "indexes": {},
-      "foreignKeys": {},
-      "compositePrimaryKeys": {},
-      "uniqueConstraints": {},
-      "policies": {},
-      "checkConstraints": {},
-      "isRLSEnabled": false
-    },
-    "public.hubspot_deal_data": {
-      "name": "hubspot_deal_data",
-      "schema": "",
-      "columns": {
-        "id": {
-          "name": "id",
-          "type": "uuid",
-          "primaryKey": true,
-          "notNull": true,
-          "default": "gen_random_uuid()"
-        },
-        "deal_id": {
-          "name": "deal_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": true
-        },
-        "dealname": {
-          "name": "dealname",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "dealstage": {
-          "name": "dealstage",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "company_id": {
-          "name": "company_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "project_code": {
-          "name": "project_code",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "landlord_property_id": {
-          "name": "landlord_property_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "listing_id": {
-          "name": "listing_id",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "uprn": {
-          "name": "uprn",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "outcome": {
-          "name": "outcome",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "outcome_notes": {
-          "name": "outcome_notes",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "major_condition_issue_description": {
-          "name": "major_condition_issue_description",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "major_condition_issue_photos": {
-          "name": "major_condition_issue_photos",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "major_condition_issue_evidence_s3_url": {
-          "name": "major_condition_issue_evidence_s3_url",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "coordination_status": {
-          "name": "coordination_status",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "design_status": {
-          "name": "design_status",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "pashub_link": {
-          "name": "pashub_link",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "sharepoint_link": {
-          "name": "sharepoint_link",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "dampmould_growth": {
-          "name": "dampmould_growth",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "pre_sap": {
-          "name": "pre_sap",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "coordinator": {
-          "name": "coordinator",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "mtp_completion_date": {
-          "name": "mtp_completion_date",
-          "type": "timestamp (6) with time zone",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "mtp_re_model_completion_date": {
-          "name": "mtp_re_model_completion_date",
-          "type": "timestamp (6) with time zone",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "ioe_v3_completion_date": {
-          "name": "ioe_v3_completion_date",
-          "type": "timestamp (6) with time zone",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "proposed_measures": {
-          "name": "proposed_measures",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "approved_package": {
-          "name": "approved_package",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "designer": {
-          "name": "designer",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "design_type": {
-          "name": "design_type",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "design_completion_date": {
-          "name": "design_completion_date",
-          "type": "timestamp (6) with time zone",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "actual_measures_installed": {
-          "name": "actual_measures_installed",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "installer": {
-          "name": "installer",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "installer_handover": {
-          "name": "installer_handover",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
-        "lodgement_status": {
-          "name": "lodgement_status",
-          "type": "text",
-          "primaryKey": false,
-          "notNull": false
-        },
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-          "name": "measures_lodgement_date",
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-        "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 258dd02..f5a2433 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 0000000..3824b1b
--- /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 0000000..afd6117
--- /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 ${
+          isPending ? "opacity-50 cursor-not-allowed" : "hover:opacity-90"
+        }`}
+      >
+        {isPending ? (
+          <>
+            <span className="w-4 h-4 rounded-full border-2 border-white border-t-transparent animate-spin" />
+            Starting…
+          </>
+        ) : (
+          <>
+            Start Onboarding
+            <ArrowRightIcon className="h-4 w-4" />
+          </>
+        )}
+      </button>
+      {error && (
+        <p className="mt-2 text-xs text-red-500">
+          {error.message}
+        </p>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/MapColumnsClient.tsx b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/MapColumnsClient.tsx
new file mode 100644
index 0000000..adda7d3
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/bulk-upload/[uploadId]/map-columns/MapColumnsClient.tsx
@@ -0,0 +1,258 @@
+"use client";
+
+import { useState } from "react";
+import { useRouter } from "next/navigation";
+import Link from "next/link";
+import {
+  ArrowLeftIcon,
+  ArrowRightIcon,
+  TableCellsIcon,
+  ArrowsRightLeftIcon,
+} from "@heroicons/react/24/outline";
+import { useSetColumnMapping } from "@/lib/bulkUpload/client";
+
+const INTERNAL_FIELDS = [
+  { value: "address_1", label: "Address 1", required: true },
+  { value: "address_2", label: "Address 2", required: false },
+  { value: "address_3", label: "Address 3", required: false },
+  { value: "postcode", label: "Postcode", required: true },
+  { value: "internal_reference", label: "Internal Reference (Optional)", required: false },
+  { value: "skip", label: "Skip this column", required: false },
+];
+
+const REQUIRED_VALUES = ["address_1", "postcode"];
+
+function autoDetect(header: string): string {
+  const h = header.toLowerCase().replace(/[\s_\-]/g, "");
+  if (/^(address|addr)(line)?(1|one)?$/.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 0000000..3ce0ac6
--- /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 0000000..f28787f
--- /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 0000000..281f574
--- /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 8d7ff89..e3676c8 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 236c412..2c03415 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 e653fee..285fbd9 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 0000000..536bd07
--- /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/${uploadId}/finalize`,
+        { method: "POST" },
+      );
+      if (!res.ok) throw await parseError(res, "Finalize failed.");
+    },
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: bulkUploadKeys.progress(uploadId) });
+    },
+  });
+}
diff --git a/src/lib/bulkUpload/keys.ts b/src/lib/bulkUpload/keys.ts
new file mode 100644
index 0000000..1f77cb9
--- /dev/null
+++ b/src/lib/bulkUpload/keys.ts
@@ -0,0 +1,4 @@
+export const bulkUploadKeys = {
+  all: ["bulkUpload"] as const,
+  progress: (uploadId: string) => ["bulkUpload", uploadId, "progress"] as const,
+};
diff --git a/src/lib/bulkUpload/server.ts b/src/lib/bulkUpload/server.ts
new file mode 100644
index 0000000..a5785c3
--- /dev/null
+++ b/src/lib/bulkUpload/server.ts
@@ -0,0 +1,273 @@
+import { db } from "@/app/db/db";
+import { bulkAddressUploads } from "@/app/db/schema/bulk_address_uploads";
+import { tasks } from "@/app/db/schema/tasks/tasks";
+import { subTasks } from "@/app/db/schema/tasks/subtask";
+import { count, desc, eq, sql } from "drizzle-orm";
+import type { BulkUpload, BulkUploadStatus, ProgressView, TaskSummary } from "./types";
+
+const REMAP_ALLOWED: ReadonlySet<BulkUploadStatus> = new Set([
+  "ready_for_processing",
+  "mapping_complete",
+]);
+
+type FastApiTriggerArgs = {
+  endpoint: string;
+  payload: Record<string, unknown>;
+  sessionToken: string | undefined;
+};
+
+type FastApiTriggerResult = { ok: true } | { ok: false; status: number; message: string };
+
+async function triggerFastApiPipeline(args: FastApiTriggerArgs): Promise<FastApiTriggerResult> {
+  const url = process.env.FASTAPI_API_URL;
+  const key = process.env.FASTAPI_API_KEY;
+  if (!url || !key) {
+    console.error("FASTAPI_API_URL or FASTAPI_API_KEY not set");
+    return { ok: false, status: 500, message: "Server misconfiguration" };
+  }
+
+  try {
+    const res = await fetch(`${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 0000000..c2b1cb6
--- /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 0000000..92f04dd
--- /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
+  );
+}