Override single-listing.php with FSE

is it possible to override the EPL template loader with a full site editing .html template? Normally you can override a single-cpt.php with a single-cpt.html file but I think EPL does some things different as the custom post type is ‘property’ but the template file is ‘single-listing.php’ and I can’t seem to override it. Well I can override it with something like this

add_filter(
    'template_include',
    function ($template) {

        if (is_singular('property')) {
            return get_template_directory() . '/templates/single-listing.html';
        }

        return $template;
    },
    20
);

that will return the template but the data is not being populated.

Any ideas?