— 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 from July 6–12, 2026, recording 13.04% of all AI answer openings observed over the period.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- July 6–12, 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 rail is wide open — PropertyGuru Singapore leads, but the field behind it is distributed and unresolved.”
Quick answer
CEA / Council for Estate Agencies follows at 11.49%.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 2026
PropertyGuru Singapore sits at the top of the period-wide AI opening share ranking at 13.04%, but the gap to CEA / Council for Estate Agencies is narrow — 1.55 percentage points — and the structure reads as open, not locked. The 9 sources behind PropertyGuru Singapore range from 11.49% down to 4.04%, with sgluxuryhomes.com.sg and youtube.com both recording 9.63%. The panel mixes focused domains, social platforms, and sources that do not fit a single category — no single type of player has pulled away from the rest on this observed surface. 5 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 5 opened AI answers in fewer runs, which means the opening-control rail draws from a broad set of sources across the window rather than concentrating on a narrow few.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| PropertyGuru Singapore | #1 | 13.04% AI opening share | opening in 7/7 runs |
| CEA / Council for Estate Agencies | #2 | 11.49% AI opening share | opening in 6/7 runs |
| sgluxuryhomes.com.sg | #3 | 9.63% AI opening share | opening in 7/7 runs |
| youtube.com | #4 | 9.63% AI opening share | opening in 7/7 runs |
| dominiclee.com.sg | #5 | 6.21% AI opening share | opening in 5/7 runs |
| The Business Times Property | #6 | 5.90% AI opening share | opening in 7/7 runs |
| instagram.com | #7 | 5.28% AI opening share | opening in 7/7 runs |
| knightfrank.com.sg | #8 | 5.28% AI opening share | opening in 4/7 runs |
| terris.sg | #9 | 4.66% AI opening share | opening in 4/7 runs |
| facebook.com | #10 | 4.04% AI opening share | opening in 6/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 2026
PropertyGuru Singapore holds the strongest AI opening share on this market in this card scope, at 13.04%. It opened AI answers on 7 of 7 comparable runs, making it one of 5 actors on the panel to open AI answers in all 7 comparable runs — but its lead over the next actor is just 1.55 percentage points, leaving the top of the rail contested rather than controlled.
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies records 11.49% AI opening share on this market and sits 1.55 percentage points behind PropertyGuru Singapore. It opened AI answers on 6 of 7 comparable runs, placing it within striking distance of the rank-1 position on this opening-control rail over the period.
sgluxuryhomes.com.sg records 9.63% AI opening share on this market and sits 3.42 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs — one of 5 actors on the panel to do so — anchoring a mid-panel cluster alongside youtube.com at the same share level.
youtube.com records 9.63% AI opening share on this market, matching sgluxuryhomes.com.sg on the metric. As a social platform rather than a focused domain, its presence at this level on the opening-control rail signals that AI answers on this market draw from general-purpose platforms alongside niche sources. It opened AI answers on 7 of 7 comparable runs.
dominiclee.com.sg records 6.21% AI opening share on this market and sits 6.83 percentage points behind PropertyGuru Singapore. It opened AI answers on 5 of 7 comparable runs, placing it in the lower half of the panel by both share and presence frequency.
The Business Times Property records 5.90% AI opening share on this market and sits 7.14 percentage points behind PropertyGuru Singapore. Despite its lower share, it opened AI answers on 7 of 7 comparable runs — one of 5 actors on the panel to appear across every run in the window.
instagram.com records 5.28% AI opening share on this market and sits 7.76 percentage points behind PropertyGuru Singapore. As a social platform, it opened AI answers on 7 of 7 comparable runs, joining youtube.com as a general-purpose platform visible across the full window on this opening-control rail.
knightfrank.com.sg records 5.28% AI opening share on this market, matching instagram.com on the metric. It sits 7.76 percentage points behind PropertyGuru Singapore and opened AI answers on 4 of 7 comparable runs — a lower presence frequency than the actors above it on the panel.
terris.sg records 4.66% AI opening share on this market and sits 8.39 percentage points behind PropertyGuru Singapore. It opened AI answers on 4 of 7 comparable runs, occupying the lower portion of the panel by both share and frequency.
facebook.com records 4.04% AI opening share on this market and sits 9.01 percentage points behind PropertyGuru Singapore — the widest gap on the panel. As a social platform, it opened AI answers on 6 of 7 comparable runs, maintaining a presence frequency higher than some focused domains ranked above it.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 2026
The opening-control rail for Luxury Real Estate Advisory Sin
The opening-control rail 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 top 2 actors together hold less than the remaining 8 combined — the surface resists consolidation at the top. The panel mixes focused domains, social platforms, and sources from different categories. Three social platforms — youtube.com, instagram.com, and facebook.com — sit alongside niche domains and specialist sources, meaning AI answers on this market draw from a structurally diverse set of actors. The 9 sources behind PropertyGuru Singapore sit between 1.55 and 9.01 percentage points behind it, producing a gradual slope rather than a sharp cliff between the top and the bottom of the panel.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 2026
PropertyGuru Singapore holds the rank-1 position on this AI opening-control rail, yet the spread from top to bottom is 9.01 percentage points — a gap narrow enough that the surface reads as a contested field rather than a controlled one. AI answers on this market are active and draw from multiple source types, but no actor has consolidated that layer, leaving AI-answer opening visibility wide open across this observation window.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 2026
The distributed shape of this opening-control panel suggests that AI Overview answers on Luxury Real Estate Advisory Singapore are not anchored to a single source type or a single actor. No single category of player has pulled away from the rest on this observed surface. For any operator monitoring AI visibility on this market, the observation signals that the opening-control rail remains unconsolidated — multiple names appear in AI answers, but none has locked the primacy slot across the 7-run window.
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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 6–12, 2026
- Published:
- July 14, 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 a7a9facbe701f1b1
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-6-12-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: July 6–12, 2026 (2026-07-06/2026-07-12) Published: July 14, 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-6-12-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-july-6-12-2026/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 from July 6–12, 2026, recording 13.04% of all AI answer openings observed over the period. Key facts: • PropertyGuru Singapore: 13% AI opening share · opening in 7/7 runs • CEA / Council for Estate Agencies: 11% AI opening share · opening in 6/7 runs • sgluxuryhomes.com.sg: 10% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (July 6–12, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. PropertyGuru Singapore — 13.04% AI opening share · opening in 7/7 runs — #1 2. CEA / Council for Estate Agencies — 11.49% AI opening share · opening in 6/7 runs — #2 3. sgluxuryhomes.com.sg — 9.63% AI opening share · opening in 7/7 runs — #3 4. youtube.com — 9.63% AI opening share · opening in 7/7 runs — #4 5. dominiclee.com.sg — 6.21% AI opening share · opening in 5/7 runs — #5 6. The Business Times Property — 5.90% AI opening share · opening in 7/7 runs — #6 7. instagram.com — 5.28% AI opening share · opening in 7/7 runs — #7 8. knightfrank.com.sg — 5.28% AI opening share · opening in 4/7 runs — #8 9. terris.sg — 4.66% AI opening share · opening in 4/7 runs — #9 10. facebook.com — 4.04% 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 from July 6–12, 2026. The panel ranks the top-10 actors by cumulative AI opening volume over the period, using one single period-wide denominator. Per-actor presence frequency counts the comparable runs in which the actor carried opening signal. The observation is 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, July 2026; not generalisable beyond this market and window. — The Observatory · Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop · July 6–12, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1791433162953_17xirb. 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 14, 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-6-12-2026 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: a7a9facbe701f1b1
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 6–12, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1791433162953_17xirb. 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. This is distinct from general citation share, which counts all citations regardless of position. The opening slot is the primacy position in the AI answer.
- Does this card prove a longer-term trend or business-market leadership?
- This observation does not establish a longer-term trend. It reads a 7-run window from July 6–12, 2026. AI Overview opening behavior is volatile across queries, models, and dates, and future windows may produce different results. The card does not measure business-market ownership, organic search presence, or general citation share.
- Why do sgluxuryhomes.com.sg and youtube.com show the same AI opening share but different ranks?
- Both record 9.63% AI opening share on this market. They are tied on the metric, but the governed ranking applies a deterministic tie-break to assign distinct positions — sgluxuryhomes.com.sg at rank 3 and youtube.com at rank 4. The tie-break does not imply one is editorially ahead of the other on opening share.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · July 6–12, 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 from July 6–12, 2026. The panel ranks the top-10 actors by cumulative AI opening volume over the period, using one single period-wide denominator. Per-actor presence frequency counts the comparable runs in which the actor carried opening signal. The observation is 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 in an observation period. 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 2026-07-14 · Governed capture ID · pr_1791433162953_17xirb
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, July 6–12, 2026, Luxury Real Estate Advisory Singapore is also read in the AI Citation Ranking — Top 5 table and the Query Spotlight table; each keeps its own reading basis. A further Organic Ranking — Top 5 table for Luxury Real Estate Advisory Singapore provides additional context; it records October 5–11, 2026.
The Bangkok / Phuket reading and Hong Kong reading examine the same AI Overview Ranking — Top 10 for July 6–12, 2026; compare the stated reading bases before drawing a cross-market conclusion.
