diff --git a/doc/dox/config/pipewire.conf.5.md b/doc/dox/config/pipewire.conf.5.md
index 3c1868480..75e242a0b 100644
--- a/doc/dox/config/pipewire.conf.5.md
+++ b/doc/dox/config/pipewire.conf.5.md
@@ -167,6 +167,11 @@ PipeWire socket clients can connect to.
 Configures the CPU to zero denormals automatically. This will be
 enabled for the data processing thread only, when enabled.
 
+@PAR@ pipewire.conf  cpu.vm.name = null
+This will be set automatically when the context is created and will
+contain the name of the VM. It is typically used to write match rules
+to set extra properties.
+
 @PAR@ pipewire.conf  default.clock.rate  = 48000
 The default clock rate determines the real time duration of the
 min/max/default quantums. You might want to change the quantums when
@@ -245,7 +250,8 @@ it. Disable this if you want to globally disable DBus support in the process.
 
 @PAR@ pipewire.conf  vm.overrides = { default.clock.min-quantum = 1024 }
 Any property in the vm.overrides property object will override the property
-in the context.properties when PipeWire detects it is running in a VM.
+in the context.properties when PipeWire detects it is running in a VM. This
+is deprected, use the context.properties.rules instead.
 
 The context properties may also contain custom values. For example,
 the `context.modules` and `context.objects` sections can declare
@@ -436,6 +442,28 @@ The available actions and their values depend on the specific rule
 that is used. Usually it is possible to update some properties or set
 some quirks on the object.
 
+# CONTEXT PROPERTIES RULES  @IDX@ pipewire.conf
+
+`context.properties.rules` can be used to dynamically update the properties
+based on other properties.
+
+A typical case is to update custom settings when running inside a VM.
+The `cpu.vm.name` is automatically set when running in a VM with the name of
+the VM. A match rule can be written to set custom properties like this:
+
+```
+context.properties.rules = [
+    {   matches = [ { cpu.vm.name = !null } ]
+        actions = {
+            update-props = {
+                # These overrides are only applied when running in a vm.
+                default.clock.min-quantum = 1024
+	    }
+        }
+    }
+}
+```
+
 # NODE RULES  @IDX@ pipewire.conf
 
 The node.rules are evaluated every time the properties on a node are set
diff --git a/spa/include/spa/support/cpu.h b/spa/include/spa/support/cpu.h
index 7ec80006b..350dee78f 100644
--- a/spa/include/spa/support/cpu.h
+++ b/spa/include/spa/support/cpu.h
@@ -87,6 +87,46 @@ struct spa_cpu { struct spa_interface iface; };
 #define SPA_CPU_VM_ACRN			(1 << 13)
 #define SPA_CPU_VM_POWERVM		(1 << 14)
 
+static inline const char *spa_cpu_vm_type_to_string(uint32_t vm_type)
+{
+	switch(vm_type) {
+	case SPA_CPU_VM_NONE:
+		return NULL;
+	case SPA_CPU_VM_KVM:
+		return "kvm";
+	case SPA_CPU_VM_QEMU:
+		return "qemu";
+	case SPA_CPU_VM_BOCHS:
+		return "bochs";
+	case SPA_CPU_VM_XEN:
+		return "xen";
+	case SPA_CPU_VM_UML:
+		return "uml";
+	case SPA_CPU_VM_VMWARE:
+		return "vmware";
+	case SPA_CPU_VM_ORACLE:
+		return "oracle";
+	case SPA_CPU_VM_MICROSOFT:
+		return "microsoft";
+	case SPA_CPU_VM_ZVM:
+		return "zvm";
+	case SPA_CPU_VM_PARALLELS:
+		return "parallels";
+	case SPA_CPU_VM_BHYVE:
+		return "bhyve";
+	case SPA_CPU_VM_QNX:
+		return "qnx";
+	case SPA_CPU_VM_ACRN:
+		return "acrn";
+	case SPA_CPU_VM_POWERVM:
+		return "powervm";
+	case SPA_CPU_VM_OTHER:
+		return "other";
+	default:
+		return "unknown";
+	}
+}
+
 /**
  * methods
  */
diff --git a/src/daemon/minimal.conf.in b/src/daemon/minimal.conf.in
index 08a9f38e1..f79ea4170 100644
--- a/src/daemon/minimal.conf.in
+++ b/src/daemon/minimal.conf.in
@@ -40,11 +40,6 @@ context.properties = {
     #
     settings.check-quantum      = true
     settings.check-rate         = true
-    #
-    # These overrides are only applied when running in a vm.
-    vm.overrides = {
-        default.clock.min-quantum = 1024
-    }
 
     # This config can use udev or hardcoded ALSA devices. Make sure to
     # change the alsa device below when disabling udev
@@ -54,6 +49,17 @@ context.properties = {
     minimal.use-pulse = true
 }
 
+context.properties.rules = [
+    {   matches = [ { cpu.vm.name = !null } ]
+        actions = {
+            update-props = {
+                # These overrides are only applied when running in a vm.
+                default.clock.min-quantum = 1024
+	    }
+        }
+    }
+}
+
 context.spa-libs = {
     #<factory-name regex> = <library-name>
     #
diff --git a/src/daemon/pipewire-avb.conf.in b/src/daemon/pipewire-avb.conf.in
index 3752a4ec7..afb99f96d 100644
--- a/src/daemon/pipewire-avb.conf.in
+++ b/src/daemon/pipewire-avb.conf.in
@@ -67,7 +67,14 @@ avb.properties = {
     # the addresses this server listens on
     #ifname = "eth0.2"
     ifname = "enp3s0"
-    # These overrides are only applied when running in a vm.
-    vm.overrides = {
+}
+
+avb.properties.rules = [
+    {   matches = [ { cpu.vm.name = !null } ]
+        actions = {
+            update-props = {
+                # These overrides are only applied when running in a vm.
+	    }
+        }
     }
 }
diff --git a/src/daemon/pipewire-pulse.conf.in b/src/daemon/pipewire-pulse.conf.in
index 1379ecf3c..8d72489d7 100644
--- a/src/daemon/pipewire-pulse.conf.in
+++ b/src/daemon/pipewire-pulse.conf.in
@@ -110,12 +110,19 @@ pulse.properties = {
     #pulse.idle.timeout     = 0             # don't pause after underruns
     #pulse.default.format   = F32
     #pulse.default.position = [ FL FR ]
-    # These overrides are only applied when running in a vm.
-    vm.overrides = {
-        pulse.min.quantum = 1024/48000      # 22ms
-    }
 }
 
+pulse.properties.rules = [
+    {   matches = [ { cpu.vm.name = !null } ]
+        actions = {
+            update-props = {
+            # These overrides are only applied when running in a vm.
+                pulse.min.quantum = 1024/48000      # 22ms
+	    }
+        }
+    }
+]
+
 # client/stream specific properties
 pulse.rules = [
     {
diff --git a/src/daemon/pipewire.conf.in b/src/daemon/pipewire.conf.in
index 71926f6a0..fb38ac255 100644
--- a/src/daemon/pipewire.conf.in
+++ b/src/daemon/pipewire.conf.in
@@ -40,11 +40,6 @@ context.properties = {
     #
     #settings.check-quantum      = false
     #settings.check-rate         = false
-    #
-    # These overrides are only applied when running in a vm.
-    vm.overrides = {
-        default.clock.min-quantum = 1024
-    }
 
     # keys checked below to disable module loading
     module.x11.bell = true
@@ -55,6 +50,17 @@ context.properties = {
     module.jackdbus-detect = true
 }
 
+context.properties.rules = [
+    {   matches = [ { cpu.vm.name = !null } ]
+        actions = {
+            update-props = {
+                # These overrides are only applied when running in a vm.
+                default.clock.min-quantum = 1024
+	    }
+        }
+    }
+}
+
 context.spa-libs = {
     #<factory-name regex> = <library-name>
     #
diff --git a/src/modules/module-avb/avb.c b/src/modules/module-avb/avb.c
index 61ee48eaa..7bfa85eb9 100644
--- a/src/modules/module-avb/avb.c
+++ b/src/modules/module-avb/avb.c
@@ -32,6 +32,8 @@ struct pw_avb *pw_avb_new(struct pw_context *context,
 	pw_context_conf_update_props(context, "avb.properties", props);
 
 	if ((str = pw_properties_get(props, "vm.overrides")) != NULL) {
+		pw_log_warn("vm.overrides in avb.properties are deprecated, "
+				"use avb.properties.rules instead");
 		if (cpu != NULL && spa_cpu_get_vm_type(cpu) != SPA_CPU_VM_NONE)
 			pw_properties_update_string(props, str, strlen(str));
 		pw_properties_set(props, "vm.overrides", NULL);
diff --git a/src/modules/module-protocol-pulse.c b/src/modules/module-protocol-pulse.c
index e50dc752c..30b72d112 100644
--- a/src/modules/module-protocol-pulse.c
+++ b/src/modules/module-protocol-pulse.c
@@ -71,11 +71,17 @@
  *     #pulse.min.quantum      = 128/48000     # 2.7ms
  *     #pulse.default.format   = F32
  *     #pulse.default.position = [ FL FR ]
- *     # These overrides are only applied when running in a vm.
- *     vm.overrides = {
- *         pulse.min.quantum = 1024/48000      # 22ms
- *     }
  * }
+ * pulse.properties.rules = [
+ *     {   matches = [ { cpu.vm.name = !null } ]
+ *         actions = {
+ *             update-props = {
+ *                 # These overrides are only applied when running in a vm.
+ *                 pulse.min.quantum = 1024/48000      # 22ms
+ *             }
+ *         }
+ *     }
+ * ]
  *\endcode
  *
  * ### Connection options
@@ -185,19 +191,6 @@
  * This is equivalent to the PulseAudio `default-sample-channels` and
  * `default-channel-map` options in `/etc/pulse/daemon.conf`.
  *
- * ### VM options
- *
- *\code{.unparsed}
- *     vm.overrides = {
- *         pulse.min.quantum = 1024/48000      # 22ms
- *     }
- *\endcode
- *
- * When running in a VM, the `vm.override` section will override the properties
- * in pulse.properties with the given values. This might be interesting because
- * VMs usually can't support the low latency settings that are possible on real
- * hardware.
- *
  * ### Quirk options
  *
  *\code{.unparsed}
@@ -240,6 +233,30 @@
  *     #{ cmd = "load-module" args = "module-gsettings" flags = [ "nofail" ] }
  * ]
  *\endcode
+
+ * ## Dynamic properties
+ *
+ * The pulse.properties can be dyanmically updated with rules. It supports
+ * an `update-props` action. The matches will be performed on the values in
+ * context.properties.
+ *
+ *\code{.unparsed}
+ * pulse.properties.rules = [
+ *     {   matches = [ { cpu.vm.name = !null } ]
+ *         actions = {
+ *             update-props = {
+ *                 # These overrides are only applied when running in a vm.
+ *                 pulse.min.quantum = 1024/48000      # 22ms
+ *             }
+ *         }
+ *     }
+ * ]
+ *\endcode
+ *
+ * In the above example, when running in a VM, the rule will override the properties
+ * in pulse.properties with the given values. This might be interesting because
+ * VMs usually can't support the low latency settings that are possible on real
+ * hardware.
  *
  * ## Stream settings and rules
  *
diff --git a/src/modules/module-protocol-pulse/pulse-server.c b/src/modules/module-protocol-pulse/pulse-server.c
index 9bfae0f0a..d7e4e10ab 100644
--- a/src/modules/module-protocol-pulse/pulse-server.c
+++ b/src/modules/module-protocol-pulse/pulse-server.c
@@ -5502,6 +5502,8 @@ struct pw_protocol_pulse *pw_protocol_pulse_new(struct pw_context *context,
 	pw_context_conf_update_props(context, "pulse.properties", props);
 
 	if ((str = pw_properties_get(props, "vm.overrides")) != NULL) {
+		pw_log_warn("vm.overrides in pulse.properties are deprecated, "
+				"use pulse.properties.rules instead");
 		if (cpu != NULL && spa_cpu_get_vm_type(cpu) != SPA_CPU_VM_NONE)
 			pw_properties_update_string(props, str, strlen(str));
 		pw_properties_set(props, "vm.overrides", NULL);
diff --git a/src/pipewire/conf.c b/src/pipewire/conf.c
index d01a28d6e..3c04e13a2 100644
--- a/src/pipewire/conf.c
+++ b/src/pipewire/conf.c
@@ -986,26 +986,38 @@ static int update_props(void *user_data, const char *location, const char *key,
 }
 
 SPA_EXPORT
-int pw_conf_section_update_props(const struct spa_dict *conf,
-		const char *section, struct pw_properties *props)
+int pw_conf_section_update_props_rules(const struct spa_dict *conf,
+		const struct spa_dict *context, const char *section,
+		struct pw_properties *props)
 {
 	struct data data = { .props = props };
 	int res;
 	const char *str;
+	char key[128];
 
 	res = pw_conf_section_for_each(conf, section,
 			update_props, &data);
 
 	str = pw_properties_get(props, "config.ext");
 	if (res == 0 && str != NULL) {
-		char key[128];
 		snprintf(key, sizeof(key), "%s.%s", section, str);
 		res = pw_conf_section_for_each(conf, key,
 				update_props, &data);
 	}
+	if (res == 0 && context != NULL) {
+		snprintf(key, sizeof(key), "%s.rules", section);
+		res = pw_conf_section_match_rules(conf, key, context, update_props, &data);
+	}
 	return res == 0 ? data.count : res;
 }
 
+SPA_EXPORT
+int pw_conf_section_update_props(const struct spa_dict *conf,
+		const char *section, struct pw_properties *props)
+{
+	return pw_conf_section_update_props_rules(conf, NULL, section, props);
+}
+
 static bool valid_conf_name(const char *str)
 {
 	return spa_streq(str, "null") || spa_strendswith(str, ".conf");
@@ -1208,8 +1220,8 @@ SPA_EXPORT
 int pw_context_conf_update_props(struct pw_context *context,
 		const char *section, struct pw_properties *props)
 {
-	return pw_conf_section_update_props(&context->conf->dict,
-			section, props);
+	return pw_conf_section_update_props_rules(&context->conf->dict,
+			&context->properties->dict, section, props);
 }
 
 SPA_EXPORT
diff --git a/src/pipewire/conf.h b/src/pipewire/conf.h
index 6031f3c44..66898b1f9 100644
--- a/src/pipewire/conf.h
+++ b/src/pipewire/conf.h
@@ -24,6 +24,10 @@ int pw_conf_save_state(const char *prefix, const char *name, const struct pw_pro
 int pw_conf_section_update_props(const struct spa_dict *conf,
 		const char *section, struct pw_properties *props);
 
+int pw_conf_section_update_props_rules(const struct spa_dict *conf,
+		const struct spa_dict *context, const char *section,
+		struct pw_properties *props);
+
 int pw_conf_section_for_each(const struct spa_dict *conf, const char *section,
 		int (*callback) (void *data, const char *location, const char *section,
 			const char *str, size_t len),
diff --git a/src/pipewire/context.c b/src/pipewire/context.c
index eec4f2225..a94119af9 100644
--- a/src/pipewire/context.c
+++ b/src/pipewire/context.c
@@ -180,7 +180,7 @@ struct pw_context *pw_context_new(struct pw_loop *main_loop,
 	struct pw_context *this;
 	const char *lib, *str;
 	void *dbus_iface = NULL;
-	uint32_t n_support;
+	uint32_t n_support, vm_type;
 	struct pw_properties *pr, *conf;
 	struct spa_cpu *cpu;
 	int res = 0;
@@ -244,6 +244,10 @@ struct pw_context *pw_context_new(struct pw_loop *main_loop,
 	n_support = pw_get_support(this->support, SPA_N_ELEMENTS(this->support) - 6);
 	cpu = spa_support_find(this->support, n_support, SPA_TYPE_INTERFACE_CPU);
 
+	vm_type = SPA_CPU_VM_NONE;
+	if (cpu != NULL && (vm_type = spa_cpu_get_vm_type(cpu)) != SPA_CPU_VM_NONE)
+		pw_properties_set(properties, "cpu.vm.name", spa_cpu_vm_type_to_string(vm_type));
+
 	res = pw_context_conf_update_props(this, "context.properties", properties);
 	pw_log_info("%p: parsed %d context.properties items", this, res);
 
@@ -253,7 +257,9 @@ struct pw_context *pw_context_new(struct pw_loop *main_loop,
 	}
 
 	if ((str = pw_properties_get(properties, "vm.overrides")) != NULL) {
-		if (cpu != NULL && spa_cpu_get_vm_type(cpu) != SPA_CPU_VM_NONE)
+		pw_log_warn("vm.overrides in context.properties are deprecated, "
+				"use context.properties.rules instead");
+		if (vm_type != SPA_CPU_VM_NONE)
 			pw_properties_update_string(properties, str, strlen(str));
 		pw_properties_set(properties, "vm.overrides", NULL);
 	}