— 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 observation period (August 17–23, 2026), at 14.67%.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- August 17–23, 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
“Singapore's luxury real estate AI opening surface remains unsettled — no actor has locked in authority across the 7-run window.”
Quick answer
The top-10 panel was observed across 105 queries on Google desktop in Singapore.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 2026
CEA / Council for Estate Agencies holds the rank-1 position on the period-wide AI opening-control ranking at 14.67%, but the 9 sources behind CEA / Council for Estate Agencies range from 10.67% down to 3.67%. terris.sg and sgluxuryhomes.com.sg each record 10.67%, and PropertyGuru Singapore follows at 10.33% — all within 4.33 percentage points of the lead. The top 3 actors together hold less than the remaining 7 combined, which means the opening-control surface is not concentrated at the top. 5 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 5 opened AI answers in fewer runs.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| CEA / Council for Estate Agencies | #1 | 14.67% AI opening share | opening in 7/7 runs |
| terris.sg | #2 | 10.67% AI opening share | opening in 7/7 runs |
| sgluxuryhomes.com.sg | #3 | 10.67% AI opening share | opening in 6/7 runs |
| PropertyGuru Singapore | #4 | 10.33% AI opening share | opening in 7/7 runs |
| lovelyhomes.com.sg | #5 | 7.67% AI opening share | opening in 6/7 runs |
| prop.sg | #6 | 5.67% AI opening share | opening in 7/7 runs |
| dominiclee.com.sg | #7 | 5.33% AI opening share | opening in 3/7 runs |
| knightfrank.com.sg | #8 | 4.67% AI opening share | opening in 3/7 runs |
| youtube.com | #9 | 4.33% AI opening share | opening in 7/7 runs |
| facebook.com | #10 | 3.67% AI opening share | opening in 6/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 2026
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies holds the strongest AI opening share on this market in the period-wide ranking, at 14.67%. It opened AI answers on 7 of 7 comparable runs, placing it among the most frequently present actors on the panel across the window.
terris.sg records 10.67% AI opening share on this market and sits 4.00 percentage points behind CEA / Council for Estate Agencies on AI opening share on this market. It opened AI answers on 7 of 7 comparable runs.
sgluxuryhomes.com.sg records 10.67% AI opening share on this market, matching terris.sg on the primary metric. It opened AI answers on 6 of 7 comparable runs, one fewer than the rank-1 and rank-2 actors.
PropertyGuru Singapore records 10.33% AI opening share on this market and sits 4.33 percentage points behind CEA / Council for Estate Agencies on AI opening share on this market. It opened AI answers on 7 of 7 comparable runs.
lovelyhomes.com.sg records 7.67% AI opening share on this market and sits 7.00 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 6 of 7 comparable runs.
prop.sg records 5.67% AI opening share on this market and sits 9.00 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 7 of 7 comparable runs, despite sitting in the lower portion of the panel by cumulative volume.
dominiclee.com.sg records 5.33% AI opening share on this market and opened AI answers on 3 of 7 comparable runs. Its lower presence frequency distinguishes it from the actors above it on the panel.
knightfrank.com.sg records 4.67% AI opening share on this market and sits 10.00 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 3 of 7 comparable runs.
youtube.com is the only general-purpose platform in the top 10. It records 4.33% AI opening share on this market and opened AI answers on 7 of 7 comparable runs — present on every run despite sitting near the bottom of the panel by cumulative opening volume.
facebook.com records 3.67% AI opening share on this market, the lowest on the governed panel, and sits 11.00 percentage points behind CEA / Council for Estate Agencies. It opened AI answers on 6 of 7 comparable runs.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 2026
The opening-control surface for Luxury Real Estate Advisory
The opening-control surface for Luxury Real Estate Advisory Singapore is dispersed. The top 3 actors together hold less than the remaining 7 combined, and the spread from rank 1 to rank 10 is 11.00 percentage points. The panel splits evenly on presence: 5 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 5 opened AI answers in fewer runs. Two social platforms — youtube.com and facebook.com — appear in the governed panel, but neither reaches the upper portion by cumulative opening volume. The surface is shaped by focused domains rather than by platforms.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 2026
CEA / Council for Estate Agencies — a regulatory body, not a commercial operator — holds the rank-1 position on this AI opening-control rail. The AI-answer layer in Singapore luxury real estate is wide open: across this capture window, no name has established a strong foothold in AI-generated responses.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 2026
The dispersed panel and narrow lead suggest that the AI opening-control surface for this market has not consolidated around a single source. Monitoring successive windows will clarify whether any actor begins to accumulate a larger share of AI answer openings.
Read within the scope and limitations of this card.
Observatory Reading — Citable Proof Capsule
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Use this citation capsule instead of copy-pasting fragments. It keeps the scope, capture identifiers, attribution and canonical source attached, so the observation can travel without losing context.
- Scope:
- Luxury Real Estate Advisory · Singapore
- Surface:
- AI Overview · Google · Desktop
- Observed:
- August 17–23, 2026
- Published:
- August 25, 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 92c13e2d83b9bc2f
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-17-23-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: August 17–23, 2026 (2026-08-17/2026-08-23) Published: August 25, 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-17-23-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-august-17-23-2026/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 observation period (August 17–23, 2026), at 14.67%. Key facts: • CEA / Council for Estate Agencies: 15% AI opening share · opening in 7/7 runs • terris.sg: 11% AI opening share · opening in 7/7 runs • sgluxuryhomes.com.sg: 11% AI opening share · opening in 6/7 runs Published table — AIO opening control — top 10 (August 17–23, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. CEA / Council for Estate Agencies — 14.67% AI opening share · opening in 7/7 runs — #1 2. terris.sg — 10.67% AI opening share · opening in 7/7 runs — #2 3. sgluxuryhomes.com.sg — 10.67% AI opening share · opening in 6/7 runs — #3 4. PropertyGuru Singapore — 10.33% AI opening share · opening in 7/7 runs — #4 5. lovelyhomes.com.sg — 7.67% AI opening share · opening in 6/7 runs — #5 6. prop.sg — 5.67% AI opening share · opening in 7/7 runs — #6 7. dominiclee.com.sg — 5.33% AI opening share · opening in 3/7 runs — #7 8. knightfrank.com.sg — 4.67% AI opening share · opening in 3/7 runs — #8 9. youtube.com — 4.33% AI opening share · opening in 7/7 runs — #9 10. facebook.com — 3.67% AI opening share · opening in 6/7 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 17–23, 2026. The panel ranks the top-10 actors by cumulative AI opening share aggregated from 105 observed queries. Per-actor values represent the sum of each actor's openings across all comparable runs divided by one single period-wide denominator. AI Overview opening-control evidence was available on 7 of 7 runs. 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 17–23, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1787900278733_87gw1q. 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 25, 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-17-23-2026 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: 92c13e2d83b9bc2f
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 17–23, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1787900278733_87gw1q. Cite freely with attribution. Published by The Observatory.
FAQ
- What does 'AI opening share' measure?
- AI opening share measures which actor is cited at the very opening of an AI Overview answer — the source AI reaches for first. It is distinct from general citation share, which counts all citations regardless of position.
- Does this card prove a longer-term trend?
- No. This observation covers an observation period of 7 comparable scheduled runs (August 17–23, 2026). It does not establish a longer-term trend. AI Overview opening behavior is volatile across queries, models, and dates; future windows may produce different results.
- Why do terris.sg and sgluxuryhomes.com.sg show the same percentage but different ranks?
- Both record 10.67% AI opening share on this market. Their distinct ranks reflect the governed tie-break ordering applied during period aggregation, not a difference in the primary metric value.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · August 17–23, 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 17–23, 2026. The panel ranks the top-10 actors by cumulative AI opening share aggregated from 105 observed queries. Per-actor values represent the sum of each actor's openings across all comparable runs divided by one single period-wide denominator. AI Overview opening-control evidence was available on 7 of 7 runs.
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 17–23, 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 2026-08-25 · Governed capture ID · pr_1787900278733_87gw1q
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 17–23, 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 17–23, 2026; compare the stated reading bases before drawing a cross-market conclusion.
