diff --git a/src/routes/(app)/properties/+page.server.ts b/src/routes/(app)/properties/+page.server.ts
index 14e41cb..2438ec5 100644
--- a/src/routes/(app)/properties/+page.server.ts
+++ b/src/routes/(app)/properties/+page.server.ts
@@ -1,9 +1,53 @@
 import { error } from '@sveltejs/kit';
 import { listProperties } from '$lib/server/services/properties';
+import type { Property } from '$lib/server/db/schema/properties';
 import type { PageServerLoad } from './$types';
 
+export type PropertyRow = Property & { depth: number };
+
+/**
+ * Reorder the flat company-scoped property list into a depth-first traversal
+ * so parents render immediately above their children. Within each level we
+ * sort by name. Orphan rows (parent_id points outside the visible set —
+ * shouldn't happen with the current restrict-on-delete policy, but defended
+ * here so the UI never silently drops a row) are appended at the end as roots.
+ */
+function flattenTree(rows: Property[]): PropertyRow[] {
+	const byParent = new Map<string | null, Property[]>();
+	for (const r of rows) {
+		const key = r.parentId;
+		const list = byParent.get(key);
+		if (list) list.push(r);
+		else byParent.set(key, [r]);
+	}
+	for (const list of byParent.values()) {
+		list.sort((a, b) => a.name.localeCompare(b.name));
+	}
+
+	const out: PropertyRow[] = [];
+	const visible = new Set(rows.map((r) => r.id));
+	function walk(parentId: string | null, depth: number): void {
+		const list = byParent.get(parentId) ?? [];
+		for (const r of list) {
+			out.push({ ...r, depth });
+			walk(r.id, depth + 1);
+		}
+	}
+	walk(null, 0);
+
+	if (out.length < rows.length) {
+		const seen = new Set(out.map((r) => r.id));
+		for (const r of rows) {
+			if (!seen.has(r.id) && (!r.parentId || !visible.has(r.parentId))) {
+				out.push({ ...r, depth: 0 });
+			}
+		}
+	}
+	return out;
+}
+
 export const load: PageServerLoad = async ({ locals }) => {
 	if (!locals.company) throw error(400, 'No active company. Pick one from the sidebar.');
-	const rows = await listProperties(locals.company.id);
-	return { properties: rows };
+	const flat = await listProperties(locals.company.id);
+	return { properties: flattenTree(flat) };
 };
diff --git a/src/routes/(app)/properties/+page.svelte b/src/routes/(app)/properties/+page.svelte
index 9e4c1ba..85acd4e 100644
--- a/src/routes/(app)/properties/+page.svelte
+++ b/src/routes/(app)/properties/+page.svelte
@@ -42,7 +42,9 @@
 				<tbody class="divide-y divide-gray-200 dark:divide-gray-700">
 					{#each data.properties as p}
 						<tr class="hover:bg-gray-50 dark:hover:bg-gray-700/30">
-							<td class="px-4 py-2 text-sm font-medium text-gray-900 dark:text-gray-100">
+							<td class="py-2 pr-4 text-sm font-medium text-gray-900 dark:text-gray-100"
+								style:padding-left="{1 + p.depth * 1.5}rem">
+								{#if p.depth > 0}<span class="mr-1 select-none text-gray-400 dark:text-gray-500">└</span>{/if}
 								<a href="/properties/{p.id}" class="hover:text-primary-600 dark:hover:text-primary-400">{p.name}</a>
 							</td>
 							<td class="px-4 py-2 text-sm text-gray-500 dark:text-gray-400">{p.kind ?? '—'}</td>