diff --git a/src/ex_cmds.c b/src/ex_cmds.c
index e472c8a..7153606 100644
--- a/src/ex_cmds.c
+++ b/src/ex_cmds.c
@@ -3856,6 +3856,7 @@
 	    colnr_T	matchcol;
 	    colnr_T	prev_matchcol = MAXCOL;
 	    char_u	*new_end, *new_start = NULL;
+	    colnr_T	total_added =  0;
 	    unsigned	new_start_len = 0;
 	    char_u	*p1;
 	    int		did_sub = FALSE;
@@ -4279,13 +4280,18 @@
 #ifdef FEAT_TEXT_PROP
 		    if (curbuf->b_has_textprop)
 		    {
+			int bytes_added = sublen - 1 - (regmatch.endpos[0].col
+						   - regmatch.startpos[0].col);
+
 			// When text properties are changed, need to save for
 			// undo first, unless done already.
-			if (adjust_prop_columns(lnum, regmatch.startpos[0].col,
-			      sublen - 1 - (regmatch.endpos[0].col
-						   - regmatch.startpos[0].col),
-								    apc_flags))
+			if (adjust_prop_columns(lnum,
+					total_added + regmatch.startpos[0].col,
+						       bytes_added, apc_flags))
 			    apc_flags &= ~APC_SAVE_FOR_UNDO;
+			// Offset for column byte number of the text property
+			// in the resulting buffer afterwards.
+			total_added += bytes_added;
 		    }
 #endif
 		}
diff --git a/src/testdir/test_textprop.vim b/src/testdir/test_textprop.vim
index 54cf5f3..b09e1a7 100644
--- a/src/testdir/test_textprop.vim
+++ b/src/testdir/test_textprop.vim
@@ -866,3 +866,31 @@
   cal delete('Xaaa')
   cal delete('Xbbb')
 endfunc
+
+func Test_proptype_substitute2()
+  new
+  " text_prop.vim
+  call setline(1, [
+        \ 'The   num  123 is smaller than 4567.',
+        \ '123 The number 123 is smaller than 4567.',
+        \ '123 The number 123 is smaller than 4567.'])
+
+  call prop_type_add('number', {'highlight': 'ErrorMsg'})
+
+  call prop_add(1, 12, {'length': 3, 'type': 'number'})
+  call prop_add(2, 1, {'length': 3, 'type': 'number'})
+  call prop_add(3, 36, {'length': 4, 'type': 'number'})
+  set ul&
+  let expected = [{'id': 0, 'col': 13, 'end': 1, 'type': 'number', 'length': 3, 'start': 1}, 
+        \ {'id': 0, 'col': 1, 'end': 1, 'type': 'number', 'length': 3, 'start': 1}, 
+        \ {'id': 0, 'col': 50, 'end': 1, 'type': 'number', 'length': 4, 'start': 1}]
+  " Add some text in between
+  %s/\s\+/   /g
+  call assert_equal(expected, prop_list(1) + prop_list(2) + prop_list(3)) 
+
+  " remove some text
+  :1s/[a-z]\{3\}//g
+  let expected = [{'id': 0, 'col': 10, 'end': 1, 'type': 'number', 'length': 3, 'start': 1}]
+  call assert_equal(expected, prop_list(1))
+  bwipe!
+endfunc
diff --git a/src/version.c b/src/version.c
index b30faa7..c95f305 100644
--- a/src/version.c
+++ b/src/version.c
@@ -742,6 +742,8 @@
 static int included_patches[] =
 {   /* Add new patch number below this line */
 /**/
+    2216,
+/**/
     2215,
 /**/
     2214,