diff --git a/src/drawline.c b/src/drawline.c
index 9dfa174..50d18ec 100644
--- a/src/drawline.c
+++ b/src/drawline.c
@@ -670,6 +670,7 @@
     int		text_prop_follows = FALSE;  // another text prop to display
     int		saved_search_attr = 0;	// search_attr to be used when n_extra
 					// goes to zero
+    int		saved_area_attr = 0;	// idem for area_attr
 #endif
 #ifdef FEAT_SPELL
     int		has_spell = FALSE;	// this buffer has spell checking
@@ -1846,8 +1847,12 @@
 			    extra_for_textprop = TRUE;
 			    extra_attr = used_attr;
 			    n_attr = mb_charlen(p);
+			    // restore search_attr and area_attr when n_extra
+			    // is down to zero
 			    saved_search_attr = search_attr;
-			    search_attr = 0;	// restore when n_extra is zero
+			    saved_area_attr = area_attr;
+			    search_attr = 0;
+			    area_attr = 0;
 			    text_prop_attr = 0;
 			    text_prop_attr_comb = 0;
 			    if (*ptr == NUL)
@@ -2203,6 +2208,8 @@
 		in_linebreak = FALSE;
 		if (search_attr == 0)
 		    search_attr = saved_search_attr;
+		if (area_attr == 0 && *ptr != NUL)
+		    area_attr = saved_area_attr;
 	    }
 #endif
 	}
diff --git a/src/testdir/dumps/Test_prop_with_text_above_6.dump b/src/testdir/dumps/Test_prop_with_text_above_6.dump
new file mode 100644
index 0000000..faf9af6
--- /dev/null
+++ b/src/testdir/dumps/Test_prop_with_text_above_6.dump
@@ -0,0 +1,9 @@
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@1|1| |f+0#0000000#ffff4012|i|r|s|t| |t|h|i|n|g| |a|b|o|v|e| @36
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|s+0#0000000#ffd7ff255|e|c|o|n|d| |t|h|i|n|g| |a|b|o|v|e| @35
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|i+0#0000000#e0e0e08|n|s|e|r|t|e>d+0&#ffffff0| |o|n|e| |t|w|o| @37
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|b+0#0000000#5fd7ff255|e|l|o|w| +0&#ffffff0@48
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@1|2| |t+0#0000000&|h|r|e@1| |f|o|u|r| @43
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@1|3| | +0#0000000&@2|a+0&#ffff4012|n|o|t|h|e|r| |t|h|i|n|g| @37
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|f+0#0000000&|i|v|e| |s|i|x| @45
+|~+0#4040ff13&| @58
+|-+2#0000000&@1| |V|I|S|U|A|L| |-@1| +0&&@19|8| @8|1|,|8|-|1@1|6| @6|A|l@1| 
diff --git a/src/testdir/dumps/Test_prop_with_text_above_7.dump b/src/testdir/dumps/Test_prop_with_text_above_7.dump
new file mode 100644
index 0000000..9caa3c3
--- /dev/null
+++ b/src/testdir/dumps/Test_prop_with_text_above_7.dump
@@ -0,0 +1,9 @@
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@1|1| |f+0#0000000#ffff4012|i|r|s|t| |t|h|i|n|g| |a|b|o|v|e| @36
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|s+0#0000000#ffd7ff255|e|c|o|n|d| |t|h|i|n|g| |a|b|o|v|e| @35
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|i+0#0000000#e0e0e08|n|s|e|r|t|e>d+0&#ffffff0| +0&#e0e0e08|o|n|e| |t|w|o| +0&#ffffff0@37
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|b+0#0000000#5fd7ff255|e|l|o|w| +0#4040ff13#ffffff0| +0#0000000&@47
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@1|2| |t+0#0000000&|h|r|e@1| |f|o|u|r| @43
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@1|3| | +0#0000000&@2|a+0&#ffff4012|n|o|t|h|e|r| |t|h|i|n|g| @37
+| +0#0000e05#a8a8a8255@1| +0#af5f00255#ffffff0@3|f+0#0000000&|i|v|e| |s|i|x| @45
+|~+0#4040ff13&| @58
+|-+2#0000000&@1| |V|I|S|U|A|L| |L|I|N|E| |-@1| +0&&@14|1| @8|1|,|8|-|1@1|6| @6|A|l@1| 
diff --git a/src/testdir/test_textprop.vim b/src/testdir/test_textprop.vim
index aaf9a8e..235dd02 100644
--- a/src/testdir/test_textprop.vim
+++ b/src/testdir/test_textprop.vim
@@ -2855,11 +2855,15 @@
       call setline(1, ['one two', 'three four', 'five six'])
       call prop_type_add('above1', #{highlight: 'Search'})
       call prop_type_add('above2', #{highlight: 'DiffChange'})
+      call prop_type_add('below', #{highlight: 'DiffAdd'})
       call prop_add(1, 0, #{type: 'above1', text: 'first thing above', text_align: 'above'})
       call prop_add(1, 0, #{type: 'above2', text: 'second thing above', text_align: 'above'})
       call prop_add(3, 0, #{type: 'above1', text: 'another thing', text_align: 'above', text_padding_left: 3})
 
       normal gglllj
+      func AddPropBelow()
+        call prop_add(1, 0, #{type: 'below', text: 'below', text_align: 'below'})
+      endfunc
   END
   call writefile(lines, 'XscriptPropsWithTextAbove', 'D')
   let buf = RunVimInTerminal('-S XscriptPropsWithTextAbove', #{rows: 9, cols: 60})
@@ -2876,6 +2880,12 @@
   call term_sendkeys(buf, ":set nowrap\<CR>gg$j")
   call VerifyScreenDump(buf, 'Test_prop_with_text_above_5', {})
 
+  call term_sendkeys(buf, ":call AddPropBelow()\<CR>")
+  call term_sendkeys(buf, "ggve")
+  call VerifyScreenDump(buf, 'Test_prop_with_text_above_6', {})
+  call term_sendkeys(buf, "V")
+  call VerifyScreenDump(buf, 'Test_prop_with_text_above_7', {})
+
   call StopVimInTerminal(buf)
 endfunc
 
diff --git a/src/textprop.c b/src/textprop.c
index 80b0151..be72254 100644
--- a/src/textprop.c
+++ b/src/textprop.c
@@ -232,8 +232,9 @@
 
     for (lnum = start_lnum; lnum <= end_lnum; ++lnum)
     {
-	colnr_T col;	// start column
-	long	length;	// in bytes
+	colnr_T col;	    // start column use in tp_col
+	colnr_T sort_col;   // column where it appears
+	long	length;	    // in bytes
 
 	// Fetch the line to get the ml_line_len field updated.
 	proplen = get_text_props(buf, lnum, &props, TRUE);
@@ -248,6 +249,7 @@
 	    semsg(_(e_invalid_column_number_nr), (long)start_col);
 	    goto theend;
 	}
+	sort_col = col;
 
 	if (lnum == end_lnum)
 	    length = end_col - col;
@@ -263,7 +265,9 @@
 	    length = 1;		// text is placed on one character
 	    if (col == 0)
 	    {
-		col = MAXCOL;	// after the line
+		col = MAXCOL;	// before or after the line
+		if ((text_flags & TP_FLAG_ALIGN_ABOVE) == 0)
+		    sort_col = MAXCOL;
 		length += text_padding_left;
 	    }
 	}
@@ -280,9 +284,15 @@
 	// the text, we need to copy them as bytes before using it as a struct.
 	for (i = 0; i < proplen; ++i)
 	{
+	    colnr_T prop_col;
+
 	    mch_memmove(&tmp_prop, props + i * sizeof(textprop_T),
 							   sizeof(textprop_T));
-	    if (tmp_prop.tp_col >= col)
+	    // col is MAXCOL when the text goes above or after the line, when
+	    // above we should use column zero for sorting
+	    prop_col = (tmp_prop.tp_flags & TP_FLAG_ALIGN_ABOVE)
+				? 0 : tmp_prop.tp_col;
+	    if (prop_col >= sort_col)
 		break;
 	}
 	newprops = newtext + textlen;
diff --git a/src/version.c b/src/version.c
index eafe0a4..26b8bf3 100644
--- a/src/version.c
+++ b/src/version.c
@@ -704,6 +704,8 @@
 static int included_patches[] =
 {   /* Add new patch number below this line */
 /**/
+    452,
+/**/
     451,
 /**/
     450,