How to implement high performance tree view in SQL

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SQL-Server

Dear All,

We have a tables like This(simplified version):
1- table Properties :

id       PropName      ParentId
1        Properties    null
2        color         1
3        Length        1
4        width         1
5        Area          1

ParentId is Fk To Id in Table Properties

2- Tabl Properties_value :

id       PropName      ParentId  ItemId
1        red             2          1
2        100             3          1

ParentId is Fk To Id in Table Properties &ItemId is Fk To Id in TableItem
3- TableItem :

id       ItemName   ItemNo
1        Tv         100

I Need query a sql that gives the following result/format with high performance

Item_id   ItemName ItemNo   Color  Length        
 1           Tv     100     Red    100

I Tried The pivot Method To Get This Result But The Query Became Very Complex And There Was Alot Of Performance Issues So, what can I do to Get This Result What is your ideas?