diff --git a/src/ex_cmds.c b/src/ex_cmds.c
index f41bc5f..b020d61 100644
--- a/src/ex_cmds.c
+++ b/src/ex_cmds.c
@@ -3709,6 +3709,9 @@
     int		save_ma = 0;
     int		save_sandbox = 0;
 #endif
+#ifdef FEAT_PROP_POPUP
+    textprop_T	*text_props = NULL;
+#endif
 
     cmd = eap->arg;
     if (!global_busy)
@@ -4049,6 +4052,7 @@
 #ifdef FEAT_PROP_POPUP
 	    int		apc_flags = APC_SAVE_FOR_UNDO | APC_SUBSTITUTE;
 	    colnr_T	total_added =  0;
+	    int		text_prop_count = 0;
 #endif
 
 	    /*
@@ -4501,8 +4505,59 @@
 		}
 		else
 		{
-		    p1 = ml_get(sub_firstlnum + nmatch - 1);
+		    linenr_T	lastlnum = sub_firstlnum + nmatch - 1;
+#ifdef FEAT_PROP_POPUP
+		    if (curbuf->b_has_textprop)
+		    {
+			char_u	*prop_start;
+
+			// Props in the first line may be shortened or deleted
+			if (adjust_prop_columns(lnum,
+					total_added + regmatch.startpos[0].col,
+						       -MAXCOL, apc_flags))
+			    apc_flags &= ~APC_SAVE_FOR_UNDO;
+			total_added -= (colnr_T)STRLEN(
+				     sub_firstline + regmatch.startpos[0].col);
+
+			// Props in the last line may be moved or deleted
+			if (adjust_prop_columns(lastlnum,
+					0, -regmatch.endpos[0].col, apc_flags))
+			    // When text properties are changed, need to save
+			    // for undo first, unless done already.
+			    apc_flags &= ~APC_SAVE_FOR_UNDO;
+
+			// Copy the text props of the last line, they will be
+			// later appended to the changed line.
+			text_prop_count = get_text_props(curbuf, lastlnum,
+							   &prop_start, FALSE);
+			if (text_prop_count > 0)
+			{
+			    // TODO: what when we already did this?
+			    vim_free(text_props);
+			    text_props = ALLOC_MULT(textprop_T,
+							      text_prop_count);
+			    if (text_props != NULL)
+			    {
+				int pi;
+
+				mch_memmove(text_props, prop_start,
+					 text_prop_count * sizeof(textprop_T));
+				// After joining the text prop columns will
+				// increase.
+				for (pi = 0; pi < text_prop_count; ++pi)
+				    text_props[pi].tp_col +=
+					 regmatch.startpos[0].col + sublen - 1;
+			    }
+			}
+		    }
+#endif
+		    p1 = ml_get(lastlnum);
 		    nmatch_tl += nmatch - 1;
+#ifdef FEAT_PROP_POPUP
+		    if (curbuf->b_has_textprop)
+			total_added += (colnr_T)STRLEN(
+						  p1 + regmatch.endpos[0].col);
+#endif
 		}
 		copy_len = regmatch.startpos[0].col - copycol;
 		needed_len = copy_len + ((unsigned)STRLEN(p1)
@@ -4708,7 +4763,10 @@
 			if (u_savesub(lnum) != OK)
 			    break;
 			ml_replace(lnum, new_start, TRUE);
-
+#ifdef FEAT_PROP_POPUP
+			if (text_props != NULL)
+			    add_text_props(lnum, text_props, text_prop_count);
+#endif
 			if (nmatch_tl > 0)
 			{
 			    /*
@@ -4793,6 +4851,10 @@
 outofmem:
     vim_free(sub_firstline); // may have to free allocated copy of the line
 
+#ifdef FEAT_PROP_POPUP
+    vim_free(text_props);
+#endif
+
     // ":s/pat//n" doesn't move the cursor
     if (subflags.do_count)
 	curwin->w_cursor = old_cursor;
diff --git a/src/proto/textprop.pro b/src/proto/textprop.pro
index 0c580df..3d2e68f 100644
--- a/src/proto/textprop.pro
+++ b/src/proto/textprop.pro
@@ -6,6 +6,7 @@
 int get_text_props(buf_T *buf, linenr_T lnum, char_u **props, int will_change);
 int count_props(linenr_T lnum, int only_starting, int last_line);
 int find_visible_prop(win_T *wp, int type_id, int id, textprop_T *prop, linenr_T *found_lnum);
+void add_text_props(linenr_T lnum, textprop_T *text_props, int text_prop_count);
 proptype_T *text_prop_type_by_id(buf_T *buf, int id);
 void f_prop_clear(typval_T *argvars, typval_T *rettv);
 void f_prop_find(typval_T *argvars, typval_T *rettv);
diff --git a/src/testdir/test_textprop.vim b/src/testdir/test_textprop.vim
index 4d41a15..df06f38 100644
--- a/src/testdir/test_textprop.vim
+++ b/src/testdir/test_textprop.vim
@@ -1363,15 +1363,18 @@
         \ #{type_bufnr: 0, id: 0, col: 50, end: 1, type: 'number', length: 4, start: 1}]
 
   " TODO
-  return
-  " Add some text in between
-  %s/\s\+/   /g
-  call assert_equal(expected, prop_list(1) + prop_list(2) + prop_list(3))
+  if 0
+    " 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))
+    " 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))
+  endif
+
+  call prop_type_delete('number')
   bwipe!
 endfunc
 
@@ -1388,6 +1391,36 @@
   bwipe!
 endfunc
 
+func Test_proptype_substitute_join()
+  new
+  call setline(1, [
+        \ 'This is some end',
+        \ 'start is highlighted end',
+        \ 'some is highlighted',
+        \ 'start is also highlighted'])
+
+  call prop_type_add('number', {'highlight': 'ErrorMsg'})
+
+  call prop_add(1, 6, {'length': 2, 'type': 'number'})
+  call prop_add(2, 7, {'length': 2, 'type': 'number'})
+  call prop_add(3, 6, {'length': 2, 'type': 'number'})
+  call prop_add(4, 7, {'length': 2, 'type': 'number'})
+  " The highlighted "is" in line 1, 2 and 4 is kept and ajudsted.
+  " The highlighted "is" in line 3 is deleted.
+  let expected = [
+        \ #{type_bufnr: 0, id: 0, col: 6, end: 1, type: 'number', length: 2, start: 1},
+        \ #{type_bufnr: 0, id: 0, col: 21, end: 1, type: 'number', length: 2, start: 1},
+        \ #{type_bufnr: 0, id: 0, col: 43, end: 1, type: 'number', length: 2, start: 1}]
+
+  s/end\nstart/joined/
+  s/end\n.*\nstart/joined/
+  call assert_equal('This is some joined is highlighted joined is also highlighted', getline(1))
+  call assert_equal(expected, prop_list(1))
+
+  call prop_type_delete('number')
+  bwipe!
+endfunc
+
 func SaveOptions()
   let d = #{tabstop: &tabstop,
 	  \ softtabstop: &softtabstop,
diff --git a/src/textprop.c b/src/textprop.c
index 86b0dbf..9e643f7 100644
--- a/src/textprop.c
+++ b/src/textprop.c
@@ -12,7 +12,6 @@
  *
  * TODO:
  * - Adjust text property column and length when text is inserted/deleted.
- *   -> a :substitute with a multi-line match
  *   -> search for changed_bytes() from misc1.c
  *   -> search for mark_col_adjust()
  * - Perhaps we only need TP_FLAG_CONT_NEXT and can drop TP_FLAG_CONT_PREV?
@@ -683,6 +682,29 @@
     curbuf->b_ml.ml_flags |= ML_LINE_DIRTY;
 }
 
+/*
+ * Add "text_props" with "text_prop_count" text propertis to line "lnum".
+ */
+    void
+add_text_props(linenr_T lnum, textprop_T *text_props, int text_prop_count)
+{
+    char_u  *text;
+    char_u  *newtext;
+    int	    proplen = text_prop_count * (int)sizeof(textprop_T);
+
+    text = ml_get(lnum);
+    newtext = alloc(curbuf->b_ml.ml_line_len + proplen);
+    if (newtext == NULL)
+	return;
+    mch_memmove(newtext, text, curbuf->b_ml.ml_line_len);
+    mch_memmove(newtext + curbuf->b_ml.ml_line_len, text_props, proplen);
+    if (curbuf->b_ml.ml_flags & (ML_LINE_DIRTY | ML_ALLOCATED))
+	vim_free(curbuf->b_ml.ml_line_ptr);
+    curbuf->b_ml.ml_line_ptr = newtext;
+    curbuf->b_ml.ml_line_len += proplen;
+    curbuf->b_ml.ml_flags |= ML_LINE_DIRTY;
+}
+
     static proptype_T *
 find_type_by_id(hashtab_T *ht, int id)
 {
diff --git a/src/version.c b/src/version.c
index aa3af5c..6ca8bd0 100644
--- a/src/version.c
+++ b/src/version.c
@@ -736,6 +736,8 @@
 static int included_patches[] =
 {   /* Add new patch number below this line */
 /**/
+    145,
+/**/
     144,
 /**/
     143,