— Ranking Top 10 · AI Overview —
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?
PropertyGuru Singapore holds the rank-1 position on the AI Overview opening-control rail for Luxury Real Estate Advisory Singapore, recording 15.34% AI opening share on this market across 7 comparable scheduled runs in the observation period June 29 – July 5, 2026.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- Jun 29 – Jul 5, 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 contested — no actor has locked down the primacy slot across this 7-run window.”
Quick answer
PropertyGuru Singapore holds the rank-1 position on the AI Overview opening-control rail for Luxury Real Estate Advisory Singapore, recording 15.34% AI opening share on this market across 7 comparable scheduled runs in the observation period June 29 – July 5, 2026.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 2026
PropertyGuru Singapore accumulated the highest AI opening share on this market over the period at 15.34%, but the 9 sources behind it range from 11.50% down to 4.79% — a spread of 10.54 percentage points from top to bottom. CEA / Council for Estate Agencies sits 3.83 percentage points behind PropertyGuru Singapore, close enough that the rank-1 margin is narrow rather than commanding. The top 3 actors together hold less than the remaining 7 combined, which means the opening-control surface is structurally dispersed across the panel. The panel mixes focused domains with social platforms: youtube.com, instagram.com, and facebook.com all appear alongside niche domains such as sgluxuryhomes.com.sg and dominiclee.com.sg. This is a surface where AI reaches for a wide set of sources rather than concentrating its opening choices on a single actor.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| PropertyGuru Singapore | #1 | 15.34% AI opening share | opening in 7/7 runs |
| CEA / Council for Estate Agencies | #2 | 11.50% AI opening share | opening in 7/7 runs |
| sgluxuryhomes.com.sg | #3 | 9.58% AI opening share | opening in 7/7 runs |
| youtube.com | #4 | 8.95% AI opening share | opening in 7/7 runs |
| dominiclee.com.sg | #5 | 8.31% AI opening share | opening in 6/7 runs |
| sherealestate.sg | #6 | 6.39% AI opening share | opening in 7/7 runs |
| The Business Times Property | #7 | 5.75% AI opening share | opening in 7/7 runs |
| instagram.com | #8 | 5.43% AI opening share | opening in 7/7 runs |
| EdgeProp Singapore | #9 | 5.11% AI opening share | opening in 7/7 runs |
| facebook.com | #10 | 4.79% AI opening share | opening in 7/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 2026
PropertyGuru Singapore holds the strongest AI opening share on this market in this period, at 15.34%. It opened AI answers on 7 of 7 comparable runs, making it one of 9 actors on the panel to appear across every run in the window.
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies records 11.50% AI opening share on this market and sits 3.83 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, occupying a position on the AI Overview opening-control panel close enough to the lead to keep the primacy contest live.
sgluxuryhomes.com.sg records 9.58% AI opening share on this market, sitting 5.75 percentage points behind PropertyGuru Singapore. As a focused source visible on this surface, it opened AI answers on 7 of 7 comparable runs.
youtube.com records 8.95% AI opening share on this market as a social platform rather than a specialist operator. It sits 6.39 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs — a general-purpose platform earning a mid-panel position on a real estate opening-control rail.
dominiclee.com.sg records 8.31% AI opening share on this market and sits 7.03 percentage points behind PropertyGuru Singapore. It is the only actor on the panel that did not open AI answers in every run, appearing on 6 of 7 comparable runs.
sherealestate.sg records 6.39% AI opening share on this market, sitting 8.95 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, a niche domain holding a lower-panel position across the full window.
The Business Times Property records 5.75% AI opening share on this market and sits 9.58 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, a focused source appearing on the opening-control rail from outside the property-listing category.
instagram.com records 5.43% AI opening share on this market as a social platform. It sits 9.90 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs.
EdgeProp Singapore records 5.11% AI opening share on this market and sits 10.22 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, holding a lower-panel position across the window.
facebook.com records 4.79% AI opening share on this market, the lowest on the governed panel. As a social platform, it sits 10.54 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 2026
The opening-control rail for Luxury Real Estate Advisory Sin
The opening-control rail for Luxury Real Estate Advisory Singapore is structurally dispersed. The top 3 actors together hold less than the remaining 7 combined, and the 9 sources behind PropertyGuru Singapore range from 11.50% down to 4.79%. Three social platforms — youtube.com, instagram.com, and facebook.com — sit alongside specialist and niche domains, giving the panel a mixed composition where general-purpose platforms compete for AI opening slots against focused sources. The spread of 10.54 percentage points from top to bottom is moderate, and the gap between the rank-1 and rank-2 actors is only 3.83 percentage points — narrow enough that the surface reads as contested rather than concentrated.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 2026
PropertyGuru Singapore holds the rank-1 AI opening share on this market across the 7-run window, yet the surface remains open and unsettled — no actor has achieved concentration in AI answer openings over the observed period. The presence of three social platforms in the governed top-10 panel underscores how broadly AI distributes its opening choices on Singapore luxury real estate queries.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 2026
The AI Overview opening-control surface for this market remains wide open across the observed period. No actor has achieved concentration in AI answer openings, and the gap between PropertyGuru Singapore at 15.34% and the rest of the panel is narrow enough that the primacy slot is contestable. For any actor monitoring AI visibility on this market, the observation signals that the opening rail draws from a broad, mixed set of sources — niche domains and social platforms alike — rather than defaulting to a single reference.
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:
- Jun 29 – Jul 5, 2026
- Published:
- July 7, 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 d4b601af77b95ce5
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore? Source: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-june-29-to-july-5-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: Jun 29 – Jul 5, 2026 (2026-06-29/2026-07-05) Published: July 7, 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-june-29-to-july-5-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-june-29-to-july-5-2026/citation.txt Reuse terms: https://theobservatory.io/terms PropertyGuru Singapore holds the rank-1 position on the AI Overview opening-control rail for Luxury Real Estate Advisory Singapore, recording 15.34% AI opening share on this market across 7 comparable scheduled runs in the observation period June 29 – July 5, 2026. Key facts: • PropertyGuru Singapore: 15% AI opening share · opening in 7/7 runs • CEA / Council for Estate Agencies: 12% AI opening share · opening in 7/7 runs • sgluxuryhomes.com.sg: 10% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (Jun 29 – Jul 5, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. PropertyGuru Singapore — 15.34% AI opening share · opening in 7/7 runs — #1 2. CEA / Council for Estate Agencies — 11.50% AI opening share · opening in 7/7 runs — #2 3. sgluxuryhomes.com.sg — 9.58% AI opening share · opening in 7/7 runs — #3 4. youtube.com — 8.95% AI opening share · opening in 7/7 runs — #4 5. dominiclee.com.sg — 8.31% AI opening share · opening in 6/7 runs — #5 6. sherealestate.sg — 6.39% AI opening share · opening in 7/7 runs — #6 7. The Business Times Property — 5.75% AI opening share · opening in 7/7 runs — #7 8. instagram.com — 5.43% AI opening share · opening in 7/7 runs — #8 9. EdgeProp Singapore — 5.11% AI opening share · opening in 7/7 runs — #9 10. facebook.com — 4.79% 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 June 29 – July 5, 2026. The panel ranks the top-10 actors by cumulative AI opening share on this market, aggregated from 105 observed queries. Per-actor values reflect 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 in the 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 · Jun 29 – Jul 5, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1791403278703_wthbva. 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 7, 2026), Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?. https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-june-29-to-july-5-2026 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: d4b601af77b95ce5
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 · Jun 29 – Jul 5, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1791403278703_wthbva. 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 the primacy slot, not general citation share and not organic search ranking.
- What does this card prove and what does it not prove?
- This card proves how AI Overview opening choices were distributed across the top-10 panel for Luxury Real Estate Advisory Singapore over 7 comparable scheduled runs from June 29 – July 5, 2026. It does not establish a longer-term trend, does not measure general citation share, and does not reflect organic search visibility. AI Overview opening behavior is volatile across queries, models, and dates — future windows may produce different distributions.
- How were the period values calculated?
- Each actor's AI opening share is the sum of its openings across all 7 comparable runs divided by one single period-wide denominator. The panel is ranked by cumulative opening volume over the period. AI Overview opening-control evidence was available on 7 of 7 runs in the window.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · Jun 29 – Jul 5, 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 June 29 – July 5, 2026. The panel ranks the top-10 actors by cumulative AI opening share on this market, aggregated from 105 observed queries. Per-actor values reflect 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 in the 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, June 29 – July 5, 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 2026-07-07 · Governed capture ID · pr_1791403278703_wthbva
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, Jun 29 – Jul 5, 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 Jun 29 – Jul 5, 2026; compare the stated reading bases before drawing a cross-market conclusion.
