diff --git a/CHANGELOG.md b/CHANGELOG.md
index e7601a673..657f15cdf 100644
--- a/CHANGELOG.md
+++ b/CHANGELOG.md
@@ -46,6 +46,7 @@ BUG FIXES:
 * Fix cost display duplication when user resource is deleted - UI incorrectly reused cost data for remaining resources ([#4783](https://github.com/microsoft/AzureTRE/issues/4783))
 * Fix type mismatch error where `{{ resource.parent.my_boolean_property }}` was returning string instead of the correct type ([#4813](https://github.com/microsoft/AzureTRE/issues/4813))
 * Delete npm package lock file ([#4810](https://github.com/microsoft/AzureTRE/issues/4810))
+* Fix property substitution not occuring where there is only a main step in the pipeline ([#4824](https://github.com/microsoft/AzureTRE/issues/4824))
 * Switch from yarn to npm ([#4837](https://github.com/microsoft/AzureTRE/issues/4837))
 * Fix Mysql template ignored storage_mb ([#4846](https://github.com/microsoft/AzureTRE/issues/4846))
 * Fix duplicate `TOPIC_SUBSCRIPTION_NAME` in `core/terraform/airlock/airlock_processor.tf` ([#4847](https://github.com/microsoft/AzureTRE/pull/4847))
diff --git a/api_app/_version.py b/api_app/_version.py
index e6e3369ba..6623c5202 100644
--- a/api_app/_version.py
+++ b/api_app/_version.py
@@ -1 +1 @@
-__version__ = "0.25.13"
+__version__ = "0.25.14"
diff --git a/api_app/service_bus/helpers.py b/api_app/service_bus/helpers.py
index 65acff1e4..56ff47a72 100644
--- a/api_app/service_bus/helpers.py
+++ b/api_app/service_bus/helpers.py
@@ -76,9 +76,15 @@ async def update_resource_for_step(operation_step: OperationStep, resource_repo:
 
     pipeline_primary_action = parent_template_pipeline_dict[primary_action]
     is_first_main_step = pipeline_primary_action and len(pipeline_primary_action) == 1 and pipeline_primary_action[0]['stepId'] == 'main'
-    if not pipeline_primary_action or is_first_main_step:
+
+    if not pipeline_primary_action:
         return step_resource
 
+    if is_first_main_step:
+        single_step = pipeline_primary_action[0]
+        if not single_step.get('properties'):
+            return step_resource
+
     # get the template step
     template_step = None
     for step in parent_template_pipeline_dict[primary_action]: