diff --git a/packages/knex/src/AbstractSqlDriver.ts b/packages/knex/src/AbstractSqlDriver.ts
index 5482ef598ebe..8daf148b1490 100644
--- a/packages/knex/src/AbstractSqlDriver.ts
+++ b/packages/knex/src/AbstractSqlDriver.ts
@@ -1446,6 +1446,10 @@ export abstract class AbstractSqlDriver<Connection extends AbstractSqlConnection
       return;
     }
 
+    if (prop.persist === false && !prop.embedded && !prop.formula) {
+      return;
+    }
+
     ret.push(prop.name);
   }
 
diff --git a/packages/knex/src/query/QueryBuilder.ts b/packages/knex/src/query/QueryBuilder.ts
index 9b5595f40896..07badd63fbb7 100644
--- a/packages/knex/src/query/QueryBuilder.ts
+++ b/packages/knex/src/query/QueryBuilder.ts
@@ -1156,6 +1156,10 @@ export class QueryBuilder<T extends object = AnyEntity> {
         return;
       }
 
+      if (prop?.persist === false && !prop.embedded && !prop.formula && type === 'where') {
+        return;
+      }
+
       if (prop?.embedded) {
         const name = prop.embeddedPath?.join('.') ?? prop.fieldNames[0];
         const aliased = this._aliases[a] ? `${a}.${name}` : name;
diff --git a/tests/issues/GH3897.test.ts b/tests/issues/GH3897.test.ts
index 3b43415272e4..d0617998077c 100644
--- a/tests/issues/GH3897.test.ts
+++ b/tests/issues/GH3897.test.ts
@@ -10,6 +10,9 @@ export class Author {
   @Property()
   termsAccepted: boolean = false;
 
+  @Property({ persist: false })
+  foo = '123';
+
 }
 
 let orm: MikroORM;
@@ -33,7 +36,9 @@ test('GH issue 3897', async () => {
   author2.termsAccepted = true;
   await orm.em.flush();
 
-  const r1 = await orm.em.fork().find(Author, {});
+  const r1 = await orm.em.fork().find(Author, {}, {
+    fields: ['foo', 'termsAccepted'],
+  });
   expect(r1[0].termsAccepted).toBe(true);
   expect(r1[1].termsAccepted).toBe(true);
 });
diff --git a/tests/issues/GH535.test.ts b/tests/issues/GH535.test.ts
index 05c60aa78925..a1788f57672b 100644
--- a/tests/issues/GH535.test.ts
+++ b/tests/issues/GH535.test.ts
@@ -59,7 +59,12 @@ describe('GH issue 535', () => {
 
     orm.em.clear();
 
-    const fetchedA = await orm.em.findOneOrFail(A, { id: a.id }, { populate: ['b'] });
-    expect(fetchedA.calcProp).toBe('foo');
+    const fetchedA1 = await orm.em.findOneOrFail(A, { id: a.id }, { fields: ['b', 'calcProp'], populate: ['b'] });
+    expect(fetchedA1.calcProp).toBe('foo');
+    expect(wrap(fetchedA1).toObject()).toEqual({ id: 1, b: { id: 1 }, calcProp: 'foo' });
+
+    const fetchedA2 = await orm.em.fork().qb(A).where({ id: a.id }).select(['id', 'calcProp']).leftJoinAndSelect('b', 'b');
+    expect(fetchedA2[0].calcProp).toBe('foo');
+    expect(wrap(fetchedA2[0]).toObject()).toEqual({ id: 1, b: { id: 1, a: 1, prop: 'foo' }, calcProp: 'foo' });
   });
 });