diff --git a/src/drawline.c b/src/drawline.c
index 72dff66..74c736c 100644
--- a/src/drawline.c
+++ b/src/drawline.c
@@ -96,8 +96,9 @@
 #ifdef FEAT_CONCEAL
     int		boguscols;	// nonexistent columns added to "col" to force
 				// wrapping
-    int		vcol_off;	// offset for concealed characters
+    int		vcol_off_co;	// offset for concealed characters
 #endif
+    int		vcol_off_tp;	// offset for virtual text
 #ifdef FEAT_SYN_HL
     int		draw_color_col;	// highlight colorcolumn
     int		*color_cols;	// pointer to according columns array
@@ -839,9 +840,9 @@
     // edge for 'cursorcolumn'.
     wlv->col -= wlv->boguscols;
     wlv->boguscols = 0;
-#  define VCOL_HLC (wlv->vcol - wlv->vcol_off)
+#  define VCOL_HLC (wlv->vcol - wlv->vcol_off_co - wlv->vcol_off_tp)
 # else
-#  define VCOL_HLC (wlv->vcol)
+#  define VCOL_HLC (wlv->vcol - wlv->vcol_off_tp)
 # endif
 
     if (wlv->draw_color_col)
@@ -1177,18 +1178,18 @@
     int		is_concealing	= FALSE;
     int		did_wcol	= FALSE;
     int		old_boguscols   = 0;
-# define VCOL_HLC (wlv.vcol - wlv.vcol_off)
+# define VCOL_HLC (wlv.vcol - wlv.vcol_off_co - wlv.vcol_off_tp)
 # define FIX_FOR_BOGUSCOLS \
     { \
-	wlv.n_extra += wlv.vcol_off; \
-	wlv.vcol -= wlv.vcol_off; \
-	wlv.vcol_off = 0; \
+	wlv.n_extra += wlv.vcol_off_co; \
+	wlv.vcol -= wlv.vcol_off_co; \
+	wlv.vcol_off_co = 0; \
 	wlv.col -= wlv.boguscols; \
 	old_boguscols = wlv.boguscols; \
 	wlv.boguscols = 0; \
     }
 #else
-# define VCOL_HLC (wlv.vcol)
+# define VCOL_HLC (wlv.vcol - wlv.vcol_off_tp)
 #endif
 
     if (startrow > endrow)		// past the end already!
@@ -1864,7 +1865,8 @@
 	// When only displaying the (relative) line number and that's done,
 	// stop here.
 	if (((dollar_vcol >= 0 && wp == curwin
-		   && lnum == wp->w_cursor.lnum && wlv.vcol >= (long)wp->w_virtcol)
+			       && lnum == wp->w_cursor.lnum
+			       && wlv.vcol >= (long)wp->w_virtcol)
 		|| (number_only && wlv.draw_state > WL_NR))
 #ifdef FEAT_DIFF
 				   && wlv.filler_todo <= 0
@@ -2123,6 +2125,9 @@
 				    p_extra_free2 = wlv.p_extra;
 				}
 
+				if (above)
+				    wlv.vcol_off_tp = wlv.n_extra;
+
 				if (lcs_eol_one < 0
 					&& wp->w_p_wrap
 					&& wlv.col
@@ -2991,9 +2996,9 @@
 			int	saved_nextra = wlv.n_extra;
 
 # ifdef FEAT_CONCEAL
-			if (wlv.vcol_off > 0)
+			if (wlv.vcol_off_co > 0)
 			    // there are characters to conceal
-			    tab_len += wlv.vcol_off;
+			    tab_len += wlv.vcol_off_co;
 
 			// boguscols before FIX_FOR_BOGUSCOLS macro from above
 			if (wp->w_p_list && wp->w_lcs_chars.tab1
@@ -3047,8 +3052,8 @@
 				// n_extra will be increased by
 				// FIX_FOX_BOGUSCOLS macro below, so need to
 				// adjust for that here
-				if (wlv.vcol_off > 0)
-				    wlv.n_extra -= wlv.vcol_off;
+				if (wlv.vcol_off_co > 0)
+				    wlv.n_extra -= wlv.vcol_off_co;
 # endif
 			    }
 			}
@@ -3056,12 +3061,12 @@
 #endif
 #ifdef FEAT_CONCEAL
 		    {
-			int vc_saved = wlv.vcol_off;
+			int vc_saved = wlv.vcol_off_co;
 
 			// Tab alignment should be identical regardless of
 			// 'conceallevel' value. So tab compensates of all
 			// previous concealed characters, and thus resets
-			// vcol_off and boguscols accumulated so far in the
+			// vcol_off_co and boguscols accumulated so far in the
 			// line. Note that the tab can be longer than
 			// 'tabstop' when there are concealed characters.
 			FIX_FOR_BOGUSCOLS;
@@ -3326,7 +3331,7 @@
 		    prev_syntax_id = syntax_seqnr;
 
 		    if (wlv.n_extra > 0)
-			wlv.vcol_off += wlv.n_extra;
+			wlv.vcol_off_co += wlv.n_extra;
 		    wlv.vcol += wlv.n_extra;
 		    if (wp->w_p_wrap && wlv.n_extra > 0)
 		    {
@@ -3800,9 +3805,9 @@
 	else if (wp->w_p_cole > 0 && is_concealing)
 	{
 	    --n_skip;
-	    ++wlv.vcol_off;
+	    ++wlv.vcol_off_co;
 	    if (wlv.n_extra > 0)
-		wlv.vcol_off += wlv.n_extra;
+		wlv.vcol_off_co += wlv.n_extra;
 	    if (wp->w_p_wrap)
 	    {
 		// Special voodoo required if 'wrap' is on.
@@ -3895,7 +3900,7 @@
 	    wlv.char_attr = vcol_save_attr;
 #endif
 
-	// restore attributes after "predeces" in 'listchars'
+	// restore attributes after "precedes" in 'listchars'
 	if (wlv.draw_state > WL_NR && n_attr3 > 0 && --n_attr3 == 0)
 	    wlv.char_attr = saved_attr3;
 
@@ -3932,7 +3937,7 @@
 	    wlv_screen_line(wp, &wlv, FALSE);
 	    wlv.col += wlv.boguscols;
 	    wlv.boguscols = 0;
-	    wlv.vcol_off = 0;
+	    wlv.vcol_off_co = 0;
 #else
 	    wlv_screen_line(wp, &wlv, FALSE);
 #endif
diff --git a/src/testdir/dumps/Test_prop_above_below_empty_3.dump b/src/testdir/dumps/Test_prop_above_below_empty_3.dump
new file mode 100644
index 0000000..27f9eec
--- /dev/null
+++ b/src/testdir/dumps/Test_prop_above_below_empty_3.dump
@@ -0,0 +1,16 @@
+| +0#af5f00255#ffffff0@3|-+0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@1|1| |1+0#0000000&@7| | +0&#ffd7d7255| +0&#ffffff0@45
+| +0#af5f00255&@3|++0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@3|-+0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@1|2| | +0#0000000&@8| +0&#ffd7d7255| +0&#ffffff0@45
+| +0#af5f00255&@3|++0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@3|-+0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@1|3| |3+0#0000000&@8| +0&#ffd7d7255| +0&#ffffff0@45
+| +0#af5f00255&@3|++0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@3|-+0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@1|4| | +0#0000000&@8| +0&#ffd7d7255| +0&#ffffff0@45
+| +0#af5f00255&@3|++0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@3|-+0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+| +0#af5f00255&@1|5| >5+0#0000000&@8|5+0&#ffd7d7255|5+0&#ffffff0| @44
+| +0#af5f00255&@3|++0#0000001#ffff4012@2| +0#0000000#ffffff0@52
+|:| @40|5|,|1|-|5|7| @7|A|l@1| 
diff --git a/src/testdir/test_textprop.vim b/src/testdir/test_textprop.vim
index d7e34e2..158896f 100644
--- a/src/testdir/test_textprop.vim
+++ b/src/testdir/test_textprop.vim
@@ -2801,6 +2801,11 @@
   call term_sendkeys(buf, ":set list\<CR>")
   call VerifyScreenDump(buf, 'Test_prop_above_below_empty_2', {})
 
+  call term_sendkeys(buf, ":set nolist\<CR>")
+  call term_sendkeys(buf, ":set colorcolumn=10\<CR>")
+  call term_sendkeys(buf, ":\<CR>")
+  call VerifyScreenDump(buf, 'Test_prop_above_below_empty_3', {})
+
   call StopVimInTerminal(buf)
 endfunc
 
diff --git a/src/version.c b/src/version.c
index 8be5a6e..10b38d4 100644
--- a/src/version.c
+++ b/src/version.c
@@ -696,6 +696,8 @@
 static int included_patches[] =
 {   /* Add new patch number below this line */
 /**/
+    1325,
+/**/
     1324,
 /**/
     1323,