— Ranking Top 10 · AI Overview —
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?
PropertyGuru Singapore holds the strongest AI opening share on the Luxury Real Estate Advisory Singapore market across the 7-run window August 3–9, 2026, at 13.99%.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- August 3–9, 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 AI opening-control rail splits between property portals and social platforms — no actor claims even a sixth of openings.”
Quick answer
CEA / Council for Estate Agencies follows at 13.10%, sitting 0.89 percentage points behind on this top-10 panel.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 2026
PropertyGuru Singapore holds the rank-1 position on the AI Overview opening-control rail in the period-wide ranking, at 13.99% of all AI answer openings observed across 7 comparable scheduled runs from August 3–9, 2026. CEA / Council for Estate Agencies sits just 0.89 percentage points behind at 13.10%, making the gap between the top two actors on this surface unusually tight. The top 3 actors together hold less than the remaining 7 combined, signaling a distributed surface where opening volume is spread across the panel rather than concentrated at the top. The 9 sources behind PropertyGuru Singapore range from 13.10% down to 4.46%, and the panel mixes focused domains with social platforms — youtube.com, instagram.com, linkedin.com, and facebook.com all appear alongside niche domains. This is one of the most open AI opening-control surfaces observed on this market: no single actor controls a commanding share of AI answer openings over the period.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| PropertyGuru Singapore | #1 | 13.99% AI opening share | opening in 7/7 runs |
| CEA / Council for Estate Agencies | #2 | 13.10% AI opening share | opening in 7/7 runs |
| sgluxuryhomes.com.sg | #3 | 8.63% AI opening share | opening in 7/7 runs |
| terris.sg | #4 | 8.33% AI opening share | opening in 7/7 runs |
| youtube.com | #5 | 8.04% AI opening share | opening in 7/7 runs |
| lovelyhomes.com.sg | #6 | 6.55% AI opening share | opening in 6/7 runs |
| The Business Times Property | #7 | 5.06% AI opening share | opening in 6/7 runs |
| instagram.com | #8 | 4.76% AI opening share | opening in 7/7 runs |
| linkedin.com | #9 | 4.76% AI opening share | opening in 7/7 runs |
| facebook.com | #10 | 4.46% AI opening share | opening in 6/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 2026
PropertyGuru Singapore holds the strongest AI opening share on this market in the period-wide ranking, at 13.99%. It opened AI answers on 7 of 7 comparable runs, and it is one of 7 actors on the panel to open AI answers in all 7 comparable runs.
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies records 13.10% AI opening share on this market and sits 0.89 percentage points behind PropertyGuru Singapore — the narrowest gap on the panel. It opened AI answers on 7 of 7 comparable runs, placing it within striking distance of the rank-1 position by cumulative opening volume over the period.
sgluxuryhomes.com.sg records 8.63% AI opening share on this market, sitting 5.36 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, anchoring the mid-tier of the panel as a focused domain on this surface.
terris.sg records 8.33% AI opening share on this market and sits 5.65 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, occupying a position immediately behind sgluxuryhomes.com.sg on this rail.
youtube.com records 8.04% AI opening share on this market as a social platform, sitting 5.95 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs — a general-purpose platform holding a mid-panel position on a surface otherwise populated by focused domains.
lovelyhomes.com.sg records 6.55% AI opening share on this market and sits 7.44 percentage points behind PropertyGuru Singapore. It opened AI answers on 6 of 7 comparable runs, the first actor on the panel with fewer than full presence across the window.
The Business Times Property records 5.06% AI opening share on this market and sits 8.93 percentage points behind PropertyGuru Singapore. It opened AI answers on 6 of 7 comparable runs, appearing on this surface as a focused domain alongside the property portals.
instagram.com records 4.76% AI opening share on this market as a social platform, sitting 9.23 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, matching linkedin.com at the same opening share.
linkedin.com records 4.76% AI opening share on this market, also a social platform sitting 9.23 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, tying with instagram.com on AI opening share on this surface.
facebook.com records 4.46% AI opening share on this market, the lowest on the governed panel. It sits 9.52 percentage points behind PropertyGuru Singapore and opened AI answers on 6 of 7 comparable runs — a social platform at the trailing edge of this opening-control rail.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 2026
The AI opening-control surface for Luxury Real Estate Adviso
The AI opening-control surface for Luxury Real Estate Advisory Singapore is distributed rather than concentrated. The top 3 actors together hold less than the remaining 7 combined, and the 9 sources behind PropertyGuru Singapore range from 13.10% down to 4.46% — a spread of 9.52 percentage points from top to bottom. The panel mixes focused domains with social platforms: youtube.com, instagram.com, linkedin.com, and facebook.com all occupy positions on this rail alongside niche domains. 7 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 3 opened AI answers in fewer runs. The surface reads as open and contested, with no single actor accumulating a commanding share of AI answer openings over the period.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 2026
PropertyGuru Singapore holds the rank-1 position on this opening-control rail, yet the gap to CEA / Council for Estate Agencies is just 0.89 percentage points — the tightest rank-1-to-rank-2 margin on this panel. Meanwhile, four social platforms appear in the governed top-10, a structural feature that distinguishes this surface from markets where only specialist domains reach the AI opening slot.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 2026
The distributed shape of this AI opening-control surface signals that AI Overviews on the Luxury Real Estate Advisory Singapore market draw from a broad pool of sources when choosing which actor opens the answer. No single actor has accumulated a commanding opening share across the 7-run window, and the narrow margin between PropertyGuru Singapore and CEA / Council for Estate Agencies suggests that the rank-1 position on this rail is contestable rather than settled. For any operator monitoring AI visibility on this market, the observation reframes the surface as one where opening-control volume is shared across focused domains and social platforms alike.
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Observatory Reading — Citable Proof Capsule
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- Scope:
- Luxury Real Estate Advisory · Singapore
- Surface:
- AI Overview · Google · Desktop
- Observed:
- August 3–9, 2026
- Published:
- August 11, 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 474bfcaed7346c22
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-3-9-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: August 3–9, 2026 (2026-08-03/2026-08-09) Published: August 11, 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-3-9-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-august-3-9-2026/citation.txt Reuse terms: https://theobservatory.io/terms PropertyGuru Singapore holds the strongest AI opening share on the Luxury Real Estate Advisory Singapore market across the 7-run window August 3–9, 2026, at 13.99%. Key facts: • PropertyGuru Singapore: 14% AI opening share · opening in 7/7 runs • CEA / Council for Estate Agencies: 13% AI opening share · opening in 7/7 runs • sgluxuryhomes.com.sg: 9% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (August 3–9, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. PropertyGuru Singapore — 13.99% AI opening share · opening in 7/7 runs — #1 2. CEA / Council for Estate Agencies — 13.10% AI opening share · opening in 7/7 runs — #2 3. sgluxuryhomes.com.sg — 8.63% AI opening share · opening in 7/7 runs — #3 4. terris.sg — 8.33% AI opening share · opening in 7/7 runs — #4 5. youtube.com — 8.04% AI opening share · opening in 7/7 runs — #5 6. lovelyhomes.com.sg — 6.55% AI opening share · opening in 6/7 runs — #6 7. The Business Times Property — 5.06% AI opening share · opening in 6/7 runs — #7 8. instagram.com — 4.76% AI opening share · opening in 7/7 runs — #8 9. linkedin.com — 4.76% AI opening share · opening in 7/7 runs — #9 10. facebook.com — 4.46% 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 3–9, 2026. The panel ranks the top-10 actors by cumulative AI opening volume over the period, aggregated from 105 observed queries. The primary metric is AI opening share on this market. 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 3–9, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1787900509377_yugpcp. 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 11, 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-3-9-2026 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: 474bfcaed7346c22
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 3–9, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1787900509377_yugpcp. Cite freely with attribution. Published by The Observatory.
FAQ
- What does 'AI opening share on this market' measure?
- It measures how often a given actor is cited at the very opening of an AI Overview answer — the first source AI reaches for when answering a query. It is not the same as general citation share (which counts all citations, not just the opening slot) and it is not an organic search ranking.
- Does this card prove a longer-term trend in AI opening behavior?
- This observation does not establish a longer-term trend. It aggregates AI Overview opening evidence across 7 comparable scheduled runs in the window August 3–9, 2026. AI Overview opening behavior is volatile across queries, models, and dates; future windows may produce different results.
- Why do social platforms appear on a luxury real estate opening-control rail?
- AI Overviews select the source that opens each answer based on the content available for each query. Social platforms such as youtube.com, instagram.com, linkedin.com, and facebook.com carry user-generated content relevant to some of the 105 queries observed, and AI may reach for that content at the opening of certain answers.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · August 3–9, 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 3–9, 2026. The panel ranks the top-10 actors by cumulative AI opening volume over the period, aggregated from 105 observed queries. The primary metric is AI opening share on this market. 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 3–9, 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 2026-08-11 · Governed capture ID · pr_1787900509377_yugpcp
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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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 3–9, 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 3–9, 2026; compare the stated reading bases before drawing a cross-market conclusion.
