— 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 this market in the period-wide ranking, at 16.12%.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- July 13–19, 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
“On Singapore's luxury real estate AI opening-control rail, no single actor has pulled away decisively across the observed period.”
Quick answer
CEA / Council for Estate Agencies follows at 13.82%, across 7 comparable scheduled runs in the observation period July 13–19, 2026.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 2026
Across these 7 comparable runs, the Singapore luxury real estate AI opening-control surface is structurally distributed — ten tracked names each hold measurable visibility, and no single actor has pulled away decisively. PropertyGuru Singapore holds the rank-1 position in the period-wide ranking at 16.12% AI opening share on this market. CEA / Council for Estate Agencies sits 2.30 percentage points behind PropertyGuru Singapore on AI opening share on this market, recording 13.82%. The 9 sources behind PropertyGuru Singapore range from 13.82% down to 3.62%, and the top 2 actors together hold less than the remaining 8 combined — a shape that distributes opening-control authority broadly rather than concentrating it at the top.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| PropertyGuru Singapore | #1 | 16.12% AI opening share | opening in 7/7 runs |
| CEA / Council for Estate Agencies | #2 | 13.82% AI opening share | opening in 7/7 runs |
| youtube.com | #3 | 8.55% AI opening share | opening in 7/7 runs |
| terris.sg | #4 | 6.91% AI opening share | opening in 5/7 runs |
| knightfrank.com.sg | #5 | 6.58% AI opening share | opening in 6/7 runs |
| sgluxuryhomes.com.sg | #6 | 6.58% AI opening share | opening in 6/7 runs |
| reddit.com | #7 | 5.59% AI opening share | opening in 7/7 runs |
| instagram.com | #8 | 5.26% AI opening share | opening in 6/7 runs |
| The Business Times Property | #9 | 3.95% AI opening share | opening in 5/7 runs |
| 99.co Singapore | #10 | 3.62% AI opening share | opening in 3/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 2026
PropertyGuru Singapore holds the strongest AI opening share on this market in the period-wide ranking, at 16.12%. It opened AI answers on 7 of 7 comparable runs, making it one of 4 actors on the panel to do so across the full window.
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies records 13.82% AI opening share on this market and sits 2.30 percentage points behind PropertyGuru Singapore. It also opened AI answers on 7 of 7 comparable runs, matching the rank-1 actor on presence frequency.
youtube.com is a social platform appearing on this opening-control surface at 8.55% AI opening share on this market. It sits 7.57 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs — a general-purpose platform holding a measurable slice of AI primacy on a specialist market surface.
terris.sg records 6.91% AI opening share on this market and sits 9.21 percentage points behind PropertyGuru Singapore. It opened AI answers on 5 of 7 comparable runs, placing it among the actors with intermittent but material opening presence across the window.
knightfrank.com.sg records 6.58% AI opening share on this market, sitting 9.54 percentage points behind PropertyGuru Singapore. It opened AI answers on 6 of 7 comparable runs.
sgluxuryhomes.com.sg also records 6.58% AI opening share on this market — the same cumulative value as knightfrank.com.sg. It opened AI answers on 6 of 7 comparable runs.
reddit.com is a user-generated / discussion platform recording 5.59% AI opening share on this market. It sits 10.53 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs — one of 4 actors with full-window presence.
instagram.com is a social platform recording 5.26% AI opening share on this market. It sits 10.86 percentage points behind PropertyGuru Singapore and opened AI answers on 6 of 7 comparable runs.
The Business Times Property records 3.95% AI opening share on this market and sits 12.17 percentage points behind PropertyGuru Singapore. It opened AI answers on 5 of 7 comparable runs.
99.co Singapore records 3.62% AI opening share on this market — the lowest on the governed panel — and sits 12.50 percentage points behind PropertyGuru Singapore. It opened AI answers on 3 of 7 comparable runs, the least frequent presence on the panel.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 2026
The panel's shape is dispersed rather than top-heavy
The panel's shape is dispersed 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 12.50 percentage points. Three social or general-purpose platforms — youtube.com, reddit.com, and instagram.com — sit alongside focused domains and a regulatory body, giving the opening-control rail a mixed composition of specialist and non-specialist sources. 4 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 6 opened AI answers in fewer runs, indicating that the surface draws from a broad set of sources with varying frequency.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 2026
PropertyGuru Singapore holds the rank-1 position in the period-wide AI opening-control ranking, yet its 16.12% share means AI Overviews reach for a different source to open the answer the large majority of the time. The presence of CEA / Council for Estate Agencies — a regulatory body — at rank 2 is a structural signal: AI answers on this market's queries open not only on property-listing domains and platforms but also on an institutional source, a composition pattern worth monitoring.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 2026
The structurally distributed shape of this opening-control panel signals that no single actor has consolidated the AI primacy slot on this market across the observed period. The 9 sources behind PropertyGuru Singapore sit between 2.30 and 12.50 percentage points behind it, and the mix of focused domains, social platforms, and an institutional actor suggests that AI Overviews draw on a heterogeneous source pool when opening answers for Luxury Real Estate Advisory Singapore queries. Monitoring this surface over subsequent windows will clarify whether the current distribution narrows or persists.
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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:
- July 13–19, 2026
- Published:
- July 21, 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 ea79807377969b6d
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore? Source: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-july-13-19-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: July 13–19, 2026 (2026-07-13/2026-07-19) Published: July 21, 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-july-13-19-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-july-13-19-2026/citation.txt Reuse terms: https://theobservatory.io/terms PropertyGuru Singapore holds the strongest AI opening share on this market in the period-wide ranking, at 16.12%. Key facts: • PropertyGuru Singapore: 16% AI opening share · opening in 7/7 runs • CEA / Council for Estate Agencies: 14% AI opening share · opening in 7/7 runs • youtube.com: 9% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (July 13–19, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. PropertyGuru Singapore — 16.12% AI opening share · opening in 7/7 runs — #1 2. CEA / Council for Estate Agencies — 13.82% AI opening share · opening in 7/7 runs — #2 3. youtube.com — 8.55% AI opening share · opening in 7/7 runs — #3 4. terris.sg — 6.91% AI opening share · opening in 5/7 runs — #4 5. knightfrank.com.sg — 6.58% AI opening share · opening in 6/7 runs — #5 6. sgluxuryhomes.com.sg — 6.58% AI opening share · opening in 6/7 runs — #6 7. reddit.com — 5.59% AI opening share · opening in 7/7 runs — #7 8. instagram.com — 5.26% AI opening share · opening in 6/7 runs — #8 9. The Business Times Property — 3.95% AI opening share · opening in 5/7 runs — #9 10. 99.co Singapore — 3.62% AI opening share · opening in 3/7 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 July 13–19, 2026. The panel ranks the top-10 actors by cumulative AI opening volume over the period, aggregated from 105 observed queries per run. 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, July 2026; not generalisable beyond this market and window. — The Observatory · Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop · July 13–19, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1791432921251_lsfiaz. 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 (July 21, 2026), Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?. https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-july-13-19-2026 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: ea79807377969b6d
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 · July 13–19, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1791432921251_lsfiaz. 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 the source cited at the very opening of an AI Overview answer across the market's observed query set. It captures the primacy slot — who AI reaches for first — not general citation frequency and not organic search ranking.
- Does this card prove a longer-term trend in AI opening behavior?
- No. This observation covers 7 comparable scheduled runs in the window July 13–19, 2026. AI Overview opening behavior is volatile across queries, models, and dates. This observation does not establish a longer-term trend.
- Why do knightfrank.com.sg and sgluxuryhomes.com.sg show the same percentage?
- Both actors accumulated the same cumulative AI opening volume over the 7-run window, resulting in an identical 6.58% AI opening share on this market. They hold separate governed ranks (#5 and #6) based on the panel's tie-break ordering.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · July 13–19, 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, July 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 July 13–19, 2026. The panel ranks the top-10 actors by cumulative AI opening volume over the period, aggregated from 105 observed queries per run. 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, July 13–19, 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 2026-07-21 · Governed capture ID · pr_1791432921251_lsfiaz
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, July 13–19, 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 Dubai reading and Ibiza reading examine the same AI Overview Ranking — Top 10 for July 13–19, 2026; compare the stated reading bases before drawing a cross-market conclusion.
