— Ranking Top 10 · AI Overview —
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?
CEA / Council for Estate Agencies holds the strongest AI opening share on this market across the 7-run window (August 10–16, 2026), at 14.57%.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- August 10–16, 2026
- Run type
- Period run · 7 comparable runs
- Queries
- 105 queries per run
- Search engine
- Device
- Desktop
- Source location
- Singapore
- Reading
- Ranking Top 10 · AI Overview
“No actor has locked down the AI opening-control surface for luxury real estate in Singapore — the primacy slot is contested across the governed top-10 panel.”
Quick answer
PropertyGuru Singapore follows at 14.24%, just 0.33 percentage points behind.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026
CEA / Council for Estate Agencies holds the rank-1 position on the AI Overview opening-control rail for Luxury Real Estate Advisory Singapore across the 7-run window, at 14.57% AI opening share on this market. PropertyGuru Singapore sits 0.33 percentage points behind CEA / Council for Estate Agencies on AI opening share on this market, recording 14.24%. The top 2 actors together hold less than the remaining 8 combined, which means the opening surface is distributed rather than concentrated around a single source. The 9 sources behind CEA / Council for Estate Agencies range from 14.24% down to 4.64%, a spread of 9.93 percentage points from top to bottom. The panel's visibility is spread across the governed top-10 — with no single actor exceeding 14.57%, the competitive surface on this AI opening-control rail remains open.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| CEA / Council for Estate Agencies | #1 | 14.57% AI opening share | opening in 7/7 runs |
| PropertyGuru Singapore | #2 | 14.24% AI opening share | opening in 7/7 runs |
| sgluxuryhomes.com.sg | #3 | 11.92% AI opening share | opening in 7/7 runs |
| Savills Singapore | #4 | 7.28% AI opening share | opening in 6/7 runs |
| lovelyhomes.com.sg | #5 | 6.29% AI opening share | opening in 7/7 runs |
| terris.sg | #6 | 6.29% AI opening share | opening in 7/7 runs |
| youtube.com | #7 | 6.29% AI opening share | opening in 7/7 runs |
| linkedin.com | #8 | 4.97% AI opening share | opening in 7/7 runs |
| sherealestate.sg | #9 | 4.97% AI opening share | opening in 6/7 runs |
| EdgeProp Singapore | #10 | 4.64% AI opening share | opening in 7/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies holds the strongest AI opening share on this market in this card scope, at 14.57%. It opened AI answers on 7 of 7 comparable runs.
PropertyGuru Singapore records 14.24% AI opening share on this market, sitting 0.33 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 7 of 7 comparable runs — a near-identical cumulative position to the rank-1 actor on this surface.
sgluxuryhomes.com.sg records 11.92% AI opening share on this market, sitting 2.65 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 7 of 7 comparable runs, holding a clear third-rank position on the period-wide panel.
Savills Singapore records 7.28% AI opening share on this market and sits 7.28 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 6 of 7 comparable runs — one of two actors on the panel with fewer than full-window presence.
lovelyhomes.com.sg records 6.29% AI opening share on this market, sitting 8.28 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 7 of 7 comparable runs, anchoring the mid-panel cluster of niche domains on this surface.
terris.sg records 6.29% AI opening share on this market, matching lovelyhomes.com.sg on the primary metric while also opening AI answers on 7 of 7 comparable runs. Both domains sit 8.28 percentage points behind CEA / Council for Estate Agencies on AI opening share on this market.
youtube.com records 6.29% AI opening share on this market, the same cumulative value as lovelyhomes.com.sg and terris.sg. As a social platform rather than a specialist domain, its presence at this level on the opening-control rail is a distinct structural feature of the panel.
linkedin.com records 4.97% AI opening share on this market and sits 9.60 percentage points behind CEA / Council for Estate Agencies. As a social platform, it opened AI answers on 7 of 7 comparable runs — present across the full window despite its lower cumulative share.
sherealestate.sg records 4.97% AI opening share on this market, matching linkedin.com on the primary metric. It opened AI answers on 6 of 7 comparable runs, one of two actors on the panel with fewer than full-window presence.
EdgeProp Singapore records 4.64% AI opening share on this market and sits 9.93 percentage points behind CEA / Council for Estate Agencies — the widest gap on the panel. It opened AI answers on 7 of 7 comparable runs, holding the rank-10 position on this period-wide opening-control rail.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026
The opening-control surface for Luxury Real Estate Advisory
The opening-control surface for Luxury Real Estate Advisory Singapore across this 7-run window is distributed rather than top-heavy. The top 2 actors together hold less than the remaining 8 combined, and the spread from rank 1 to rank 10 is 9.93 percentage points. Two social platforms — youtube.com and linkedin.com — appear alongside niche domains and focused sources, giving the panel a mixed composition. 8 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 2 opened AI answers in fewer runs. The mid-panel cluster at 6.29% — lovelyhomes.com.sg, terris.sg, and youtube.com — shares the same cumulative opening share, compressing the panel's middle into a flat band.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026
CEA / Council for Estate Agencies — a regulatory body rather than a property listing or advisory domain — holds the rank-1 position on this AI opening-control rail across the period. That a government-adjacent entity is the source AI reaches for first, ahead of listing portals and advisory domains, is a structural feature of how AI Overview answers are composed for this market's queries in this window.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026
The AI opening-control rail for luxury real estate in Singapore remains wide open across this observation window. No actor has secured a commanding share of AI answer openings, and the surface is distributed across niche domains, social platforms, and focused sources. For any actor monitoring AI visibility on this market, the observation signals that the primacy slot is contested — the gap between rank 1 and rank 2 is 0.33 percentage points, and the panel's composition includes both specialist and general-purpose sources.
Read within the scope and limitations of this card.
Observatory Reading — Citable Proof Capsule
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- Scope:
- Luxury Real Estate Advisory · Singapore
- Surface:
- AI Overview · Google · Desktop
- Observed:
- August 10–16, 2026
- Published:
- August 18, 2026
Method: How readings are scoped · Run metadata · Source protocol · Corrections and right of reply
Observed by The Observatory. Not an endorsement, recommendation, market-share claim or commercial ranking.
Free reuse, including commercial republication, under The Observatory’s Terms. Retain attribution, source link, scope and date. Terms · Citation guide
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The complete citation record · revision 6c54ac748c4fe314
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore? Source: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-august-10-16-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: August 10–16, 2026 (2026-08-10/2026-08-16) Published: August 18, 2026 Method — How readings are scoped: https://theobservatory.io/method#standards Method — Run metadata: https://theobservatory.io/method/panel#run-metadata Method — Source protocol: https://theobservatory.io/method#source-protocol Method — Corrections and right of reply: https://theobservatory.io/method#corrections Public table: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-august-10-16-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-august-10-16-2026/citation.txt Reuse terms: https://theobservatory.io/terms CEA / Council for Estate Agencies holds the strongest AI opening share on this market across the 7-run window (August 10–16, 2026), at 14.57%. Key facts: • CEA / Council for Estate Agencies: 15% AI opening share · opening in 7/7 runs • PropertyGuru Singapore: 14% AI opening share · opening in 7/7 runs • sgluxuryhomes.com.sg: 12% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (August 10–16, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. CEA / Council for Estate Agencies — 14.57% AI opening share · opening in 7/7 runs — #1 2. PropertyGuru Singapore — 14.24% AI opening share · opening in 7/7 runs — #2 3. sgluxuryhomes.com.sg — 11.92% AI opening share · opening in 7/7 runs — #3 4. Savills Singapore — 7.28% AI opening share · opening in 6/7 runs — #4 5. lovelyhomes.com.sg — 6.29% AI opening share · opening in 7/7 runs — #5 6. terris.sg — 6.29% AI opening share · opening in 7/7 runs — #6 7. youtube.com — 6.29% AI opening share · opening in 7/7 runs — #7 8. linkedin.com — 4.97% AI opening share · opening in 7/7 runs — #8 9. sherealestate.sg — 4.97% AI opening share · opening in 6/7 runs — #9 10. EdgeProp Singapore — 4.64% AI opening share · opening in 7/7 runs — #10 Reading basis: This card observes the AI Overview opening-control rail for Luxury Real Estate Advisory Singapore in Singapore on Google desktop across 7 comparable scheduled runs in the observation period August 10–16, 2026. The panel covers the top-10 actors by AI opening share on this market, aggregated from 105 observed queries per run. Per-actor values reflect the sum of each actor's openings across all comparable runs, ranked on one single period-wide denominator. AI Overview opening-control evidence was available on 7 of 7 runs in the comparable window. Limitations and non-claims: — Observes the observed AI answer surface only; within a defined scope and window. — A period aggregate (7 comparable runs) — not a claim about bookings, revenue, or market share. — Scoped to Luxury Real Estate Advisory Singapore, August 2026; not generalisable beyond this market and window. — The Observatory · Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop · August 10–16, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1791433209729_xpb1t5. Cite freely with attribution. Published by The Observatory. Source footnote: Sourced from a published AAI MIB card. The Observatory publishes this card’s public findings; values are as observed on the search surface, not business-market claims. Attribution: Published by The Observatory · Based on an AAI Kernel capture · governed by The Observatory editorial system Cite: According to The Observatory (August 18, 2026), Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?. https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-august-10-16-2026 This record is the published reading and its public table/slice as served on the card — not the complete underlying capture or provider dataset. Observed by The Observatory. Not an endorsement, recommendation, market-share claim or commercial ranking. Free reuse, including commercial republication, under The Observatory’s Terms. Retain attribution, source link, scope and date. Revision: 6c54ac748c4fe314
This record is the published reading and its public table/slice as served on the card — not the complete underlying capture or provider dataset.
— The Observatory · Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop · August 10–16, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1791433209729_xpb1t5. Cite freely with attribution. Published by The Observatory.
FAQ
- What does 'AI opening share on this market' measure?
- It measures which actor is cited at the opening of AI Overview answers — the source AI reaches for first when answering a query. This is not general citation share (which counts all citations across the full AI answer) and not organic search ranking.
- How was this panel aggregated across the 7-run window?
- Per-actor AI answer openings were summed across all 7 comparable scheduled runs in the window (August 10–16, 2026), and each actor's share was calculated against one single period-wide denominator. The panel is ranked by cumulative opening volume over the period, not by an average of daily values.
- Does this card establish a longer-term trend for AI opening behavior in Singapore?
- No. This observation covers 7 comparable runs across 105 tracked queries per run — enough to read the current shape of the surface, but not enough to confirm long-term structural patterns. AI Overview opening behavior is volatile across queries, models, and dates.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · August 10–16, 2026 · what this card does not claim
- Observes the observed AI answer surface only; within a defined scope and window.
- A period aggregate (7 comparable runs) — not a claim about bookings, revenue, or market share.
- Scoped to Luxury Real Estate Advisory Singapore, August 2026; not generalisable beyond this market and window.
Method & source
This card observes the AI Overview opening-control rail for Luxury Real Estate Advisory Singapore in Singapore on Google desktop across 7 comparable scheduled runs in the observation period August 10–16, 2026. The panel covers the top-10 actors by AI opening share on this market, aggregated from 105 observed queries per run. Per-actor values reflect the sum of each actor's openings across all comparable runs, ranked on one single period-wide denominator. AI Overview opening-control evidence was available on 7 of 7 runs in the comparable window.
The complete methodology — scope, panels, run conditions and corrections — is set out on the Method page.
Source protocol · How readings are scoped · Run metadata · Corrections
Period observation across 7 comparable scheduled runs (August 10–16, 2026). AI Overview opening-control evidence available on 7 of 7 runs. This observation does not establish a longer-term trend. No claim about general citation share or organic visibility.
A capture from AAI Kernel’s governed intelligence — published by The Observatory. One reading of many; the publication date is distinct from the observed window shown above.Published 2026-08-18 · Governed capture ID · pr_1791433209729_xpb1t5
Sourced from a published AAI MIB card. The Observatory publishes this card’s public findings; values are as observed on the search surface, not business-market claims.
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Governed measurements and verbatim quotations from observed AI models are distinct from The Observatory’s editorial interpretations. Original model statements are preserved as observed, including any inaccuracies they may contain. Learn more about our verification and editorial standards
Submit a statement → right-of-reply@theobservatory.ioHow we read this
Sourced from a published AAI MIB card. The Observatory publishes this card’s public findings; values are as observed on the search surface, not business-market claims.
Method & SourceContinue the reading
The Luxury Real Estate Advisory Singapore room places this AI Overview Ranking — Top 10 reading alongside the market’s other published observations.
For the same observation window, August 10–16, 2026, Luxury Real Estate Advisory Singapore is also read in the AI Citation Ranking — Top 5 table, the Organic Ranking — Top 5 table and the Query Spotlight table; each keeps its own reading basis.
The Bangkok / Phuket reading and Dubai reading examine the same AI Overview Ranking — Top 10 for August 10–16, 2026; compare the stated reading bases before drawing a cross-market conclusion.
