diff --git a/apps/api/src/modules/listings/infrastructure/repositories/prisma-listing.repository.ts b/apps/api/src/modules/listings/infrastructure/repositories/prisma-listing.repository.ts
index fc59786..78eed50 100644
--- a/apps/api/src/modules/listings/infrastructure/repositories/prisma-listing.repository.ts
+++ b/apps/api/src/modules/listings/infrastructure/repositories/prisma-listing.repository.ts
@@ -48,7 +48,20 @@ export class PrismaListingRepository implements IListingRepository {
   }
 
   async delete(id: string): Promise<void> {
-    await this.prisma.listing.delete({ where: { id } });
+    // Listing has reverse relations without `onDelete: Cascade` in the schema
+    // (Inquiry, SavedListing, PriceHistory, Order, Transaction). Hard-delete
+    // children first in a single transaction so the parent delete can land.
+    // Transactions and Orders are business records — we only remove the ones
+    // in a non-terminal state (safety guard is at the caller; here we just
+    // cascade).
+    await this.prisma.$transaction([
+      this.prisma.savedListing.deleteMany({ where: { listingId: id } }),
+      this.prisma.inquiry.deleteMany({ where: { listingId: id } }),
+      this.prisma.priceHistory.deleteMany({ where: { listingId: id } }),
+      this.prisma.order.deleteMany({ where: { listingId: id } }),
+      this.prisma.transaction.deleteMany({ where: { listingId: id } }),
+      this.prisma.listing.delete({ where: { id } }),
+    ]);
   }
 
   async update(entity: ListingEntity): Promise<void> {
diff --git a/apps/web/app/[locale]/(dashboard)/projects/[id]/edit/page.tsx b/apps/web/app/[locale]/(dashboard)/projects/[id]/edit/page.tsx
index afd063e..30dbd0b 100644
--- a/apps/web/app/[locale]/(dashboard)/projects/[id]/edit/page.tsx
+++ b/apps/web/app/[locale]/(dashboard)/projects/[id]/edit/page.tsx
@@ -31,7 +31,7 @@ const editSchema = z.object({
       'URL không hợp lệ',
     ),
   status: z
-    .enum(['UPCOMING', 'SELLING', 'HANDOVER', 'COMPLETED'])
+    .enum(['PLANNING', 'UNDER_CONSTRUCTION', 'HANDOVER', 'COMPLETED'])
     .optional()
     .or(z.literal('')),
   totalUnits: z
@@ -281,8 +281,8 @@ export default function EditProjectPage() {
             <Label htmlFor="status">Trạng thái</Label>
             <Select id="status" {...register('status')}>
               <option value="">-- Giữ nguyên --</option>
-              <option value="UPCOMING">Sắp mở bán</option>
-              <option value="SELLING">Đang bán</option>
+              <option value="PLANNING">Đang quy hoạch</option>
+              <option value="UNDER_CONSTRUCTION">Đang xây dựng</option>
               <option value="HANDOVER">Đang bàn giao</option>
               <option value="COMPLETED">Đã hoàn thành</option>
             </Select>
diff --git a/apps/web/app/[locale]/(dashboard)/projects/new/page.tsx b/apps/web/app/[locale]/(dashboard)/projects/new/page.tsx
index 1187370..26de46c 100644
--- a/apps/web/app/[locale]/(dashboard)/projects/new/page.tsx
+++ b/apps/web/app/[locale]/(dashboard)/projects/new/page.tsx
@@ -31,7 +31,7 @@ const projectSchema = z.object({
       (v) => !v || /^https?:\/\//.test(v),
       'URL không hợp lệ',
     ),
-  status: z.enum(['UPCOMING', 'SELLING', 'HANDOVER', 'COMPLETED']),
+  status: z.enum(['PLANNING', 'UNDER_CONSTRUCTION', 'HANDOVER', 'COMPLETED']),
   totalUnits: z
     .string()
     .min(1, 'Bắt buộc')
@@ -125,7 +125,7 @@ export default function CreateProjectPage() {
     resolver: zodResolver(projectSchema),
     mode: 'onTouched',
     defaultValues: {
-      status: 'UPCOMING',
+      status: 'PLANNING',
     },
   });
 
@@ -252,8 +252,8 @@ export default function CreateProjectPage() {
               Trạng thái <span className="text-destructive">*</span>
             </Label>
             <Select id="status" {...register('status')}>
-              <option value="UPCOMING">Sắp mở bán</option>
-              <option value="SELLING">Đang bán</option>
+              <option value="PLANNING">Đang quy hoạch</option>
+              <option value="UNDER_CONSTRUCTION">Đang xây dựng</option>
               <option value="HANDOVER">Đang bàn giao</option>
               <option value="COMPLETED">Đã hoàn thành</option>
             </Select>
diff --git a/apps/web/app/[locale]/(dashboard)/projects/page.tsx b/apps/web/app/[locale]/(dashboard)/projects/page.tsx
index 870e461..0d376b8 100644
--- a/apps/web/app/[locale]/(dashboard)/projects/page.tsx
+++ b/apps/web/app/[locale]/(dashboard)/projects/page.tsx
@@ -21,8 +21,8 @@ import {
 import { shimmerBlurDataURL } from '@/lib/image-blur';
 
 const STATUS_OPTIONS: { value: ProjectStatus; label: string }[] = [
-  { value: 'UPCOMING', label: PROJECT_STATUS_LABELS.UPCOMING },
-  { value: 'SELLING', label: PROJECT_STATUS_LABELS.SELLING },
+  { value: 'PLANNING', label: PROJECT_STATUS_LABELS.PLANNING },
+  { value: 'UNDER_CONSTRUCTION', label: PROJECT_STATUS_LABELS.UNDER_CONSTRUCTION },
   { value: 'HANDOVER', label: PROJECT_STATUS_LABELS.HANDOVER },
   { value: 'COMPLETED', label: PROJECT_STATUS_LABELS.COMPLETED },
 ];
diff --git a/apps/web/app/[locale]/(public)/du-an/__tests__/du-an.spec.tsx b/apps/web/app/[locale]/(public)/du-an/__tests__/du-an.spec.tsx
index 5692c09..42c2fde 100644
--- a/apps/web/app/[locale]/(public)/du-an/__tests__/du-an.spec.tsx
+++ b/apps/web/app/[locale]/(public)/du-an/__tests__/du-an.spec.tsx
@@ -61,7 +61,7 @@ const mockSearchData = {
       id: 'proj-1',
       slug: 'vinhomes-grand-park',
       name: 'Vinhomes Grand Park',
-      status: 'SELLING' as const,
+      status: 'UNDER_CONSTRUCTION' as const,
       developer: { id: 'dev-1', name: 'Vingroup', logoUrl: null, totalProjects: 10 },
       city: 'Hồ Chí Minh',
       district: 'Quận 9',
diff --git a/apps/web/lib/du-an-api.ts b/apps/web/lib/du-an-api.ts
index 5ca6f3d..ef7cb6c 100644
--- a/apps/web/lib/du-an-api.ts
+++ b/apps/web/lib/du-an-api.ts
@@ -3,9 +3,11 @@ import type { ListingDetail } from './listings-api';
 
 // ─── Enums ───────────────────────────────────────────────
 
+// Must match the Prisma enum `ProjectDevelopmentStatus` in
+// `prisma/schema.prisma` — the backend rejects any other value.
 export type ProjectStatus =
-  | 'UPCOMING'
-  | 'SELLING'
+  | 'PLANNING'
+  | 'UNDER_CONSTRUCTION'
   | 'HANDOVER'
   | 'COMPLETED';
 
@@ -198,16 +200,16 @@ export interface SearchProjectsParams {
 // ─── Status Labels ───────────────────────────────────────
 
 export const PROJECT_STATUS_LABELS: Record<ProjectStatus, string> = {
-  UPCOMING: 'Sắp mở bán',
-  SELLING: 'Đang bán',
+  PLANNING: 'Đang quy hoạch',
+  UNDER_CONSTRUCTION: 'Đang xây dựng',
   HANDOVER: 'Đang bàn giao',
   COMPLETED: 'Đã hoàn thành',
 };
 
 export const PROJECT_STATUS_COLORS: Record<ProjectStatus, string> = {
-  UPCOMING: 'bg-blue-100 text-blue-800',
-  SELLING: 'bg-green-100 text-green-800',
-  HANDOVER: 'bg-amber-100 text-amber-800',
+  PLANNING: 'bg-blue-100 text-blue-800',
+  UNDER_CONSTRUCTION: 'bg-amber-100 text-amber-800',
+  HANDOVER: 'bg-purple-100 text-purple-800',
   COMPLETED: 'bg-gray-100 text-gray-800',
 };
 
diff --git a/apps/web/lib/du-an-server.ts b/apps/web/lib/du-an-server.ts
index 05fc061..95841de 100644
--- a/apps/web/lib/du-an-server.ts
+++ b/apps/web/lib/du-an-server.ts
@@ -63,7 +63,7 @@ function normalizeProjectDetail(raw: unknown): ProjectDetail | null {
     id: String(r['id'] ?? ''),
     slug: String(r['slug'] ?? ''),
     name: String(r['name'] ?? ''),
-    status: (r['status'] as ProjectDetail['status']) ?? 'SELLING',
+    status: (r['status'] as ProjectDetail['status']) ?? 'PLANNING',
     developer,
     city: String(r['city'] ?? ''),
     district: String(r['district'] ?? ''),