— 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 16.36%, observed across 7 comparable scheduled runs in the observation period September 14–20, 2026.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- September 14–20, 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 distributed — no actor has consolidated the panel across this 7-run window.”
Quick answer
The top-10 panel is drawn from 105 observed queries on the Luxury Real Estate Advisory Singapore market.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 2026
PropertyGuru Singapore holds the rank-1 position on the period-wide AI opening-control ranking at 16.36%, but that share leaves the surface wide open. The 9 sources behind PropertyGuru Singapore range from 13.32% down to 3.27%, and the top 3 actors together hold less than the remaining 7 combined. The panel shows a distributed structure in this observation — visibility is spread across ten tracked names with no single actor consolidating the panel. Eight of the ten actors on the panel opened AI answers in all 7 comparable runs, while two opened AI answers in fewer runs, confirming that the surface draws from a broad and recurring set of sources without concentrating around any one name.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| PropertyGuru Singapore | #1 | 16.36% AI opening share | opening in 7/7 runs |
| terris.sg | #2 | 13.32% AI opening share | opening in 7/7 runs |
| CEA / Council for Estate Agencies | #3 | 10.28% AI opening share | opening in 7/7 runs |
| lovelyhomes.com.sg | #4 | 8.88% AI opening share | opening in 7/7 runs |
| facebook.com | #5 | 7.71% AI opening share | opening in 7/7 runs |
| sgluxuryhomes.com.sg | #6 | 7.48% AI opening share | opening in 7/7 runs |
| youtube.com | #7 | 6.54% AI opening share | opening in 7/7 runs |
| knightfrank.com.sg | #8 | 4.44% AI opening share | opening in 4/7 runs |
| linkedin.com | #9 | 3.50% AI opening share | opening in 7/7 runs |
| EdgeProp Singapore | #10 | 3.27% AI opening share | opening in 6/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 2026
PropertyGuru Singapore holds the strongest AI opening share on this market in the period-wide ranking, at 16.36%. It opened AI answers on 7 of 7 comparable runs, making it one of 8 actors on the panel to appear across the full window.
terris.sg records 13.32% AI opening share on this market and sits 3.04 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, placing it as the closest pursuer on the opening-control rail across the window.
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies records 10.28% AI opening share on this market, sitting 6.07 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs — a regulatory body occupying a position on the AI Overview opening-control panel alongside focused domains and social platforms.
lovelyhomes.com.sg records 8.88% AI opening share on this market and sits 7.48 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, holding a mid-panel position on the opening-control rail across the window.
facebook.com records 7.71% AI opening share on this market as a social platform, sitting 8.64 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs — a general-purpose platform that AI reaches for at the opening of luxury real estate queries in Singapore.
sgluxuryhomes.com.sg records 7.48% AI opening share on this market and sits 8.88 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, holding a position just behind facebook.com on the period-wide ranking.
youtube.com records 6.54% AI opening share on this market as a social platform, sitting 9.81 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs — a second general-purpose platform appearing on this opening-control rail.
knightfrank.com.sg records 4.44% AI opening share on this market and sits 11.92 percentage points behind PropertyGuru Singapore. It opened AI answers on 4 of 7 comparable runs, one of the two actors on the panel with intermittent presence across the window.
linkedin.com records 3.50% AI opening share on this market as a social platform, sitting 12.85 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs — the third general-purpose platform on the panel, appearing at the lower end of the ranking.
EdgeProp Singapore records 3.27% AI opening share on this market and sits 13.08 percentage points behind PropertyGuru Singapore. It opened AI answers on 6 of 7 comparable runs, the second actor on the panel with fewer-than-full presence across the window.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 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 9 sources behind PropertyGuru Singapore range from 13.32% down to 3.27%. The panel mixes focused domains with three social platforms — facebook.com, youtube.com, and linkedin.com — all of which appeared in every comparable run. The two actors with intermittent presence, knightfrank.com.sg and EdgeProp Singapore, sit at the bottom of the ranking. The surface reads as a broad, unconsolidated field where AI reaches across a wide set of sources rather than locking onto a single opening authority.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 2026
PropertyGuru Singapore holds the rank-1 position on this AI opening-control rail, yet its 16.36% share leaves the surface open enough for three social platforms to collectively occupy mid-to-lower positions on the panel. The presence of facebook.com, youtube.com, and linkedin.com alongside focused Singapore real estate domains signals that AI Overview answers on this market draw from a structurally diverse source mix when selecting which actor opens the answer.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 2026
The AI-answer layer across Singapore luxury real estate queries is wide open — no name has secured established authority on this observed surface over the period. The distributed structure of the opening-control rail, with the top 3 actors together holding less than the remaining 7 combined, suggests that monitoring AI opening behavior on this market requires tracking a broad panel rather than watching a single source. The presence of general-purpose social platforms alongside focused domains further signals that the AI opening surface for this market has not consolidated around any specialist category.
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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:
- September 14–20, 2026
- Published:
- September 22, 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 b7c420d0d4009cb4
Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore? Source: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-september-14-20-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: September 14–20, 2026 (2026-09-14/2026-09-20) Published: September 22, 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-september-14-20-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-september-14-20-2026/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 16.36%, observed across 7 comparable scheduled runs in the observation period September 14–20, 2026. Key facts: • PropertyGuru Singapore: 16% AI opening share · opening in 7/7 runs • terris.sg: 13% AI opening share · opening in 7/7 runs • CEA / Council for Estate Agencies: 10% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (September 14–20, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. PropertyGuru Singapore — 16.36% AI opening share · opening in 7/7 runs — #1 2. terris.sg — 13.32% AI opening share · opening in 7/7 runs — #2 3. CEA / Council for Estate Agencies — 10.28% AI opening share · opening in 7/7 runs — #3 4. lovelyhomes.com.sg — 8.88% AI opening share · opening in 7/7 runs — #4 5. facebook.com — 7.71% AI opening share · opening in 7/7 runs — #5 6. sgluxuryhomes.com.sg — 7.48% AI opening share · opening in 7/7 runs — #6 7. youtube.com — 6.54% AI opening share · opening in 7/7 runs — #7 8. knightfrank.com.sg — 4.44% AI opening share · opening in 4/7 runs — #8 9. linkedin.com — 3.50% AI opening share · opening in 7/7 runs — #9 10. EdgeProp Singapore — 3.27% 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 September 14–20, 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 opening appearances 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 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, September 2026; not generalisable beyond this market and window. — The Observatory · Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop · September 14–20, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1789875373764_hdoogu. 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 (September 22, 2026), Who controls Google's AI Overview for Luxury Real Estate Advisory, Singapore?. https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-september-14-20-2026 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: b7c420d0d4009cb4
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 · September 14–20, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1789875373764_hdoogu. 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 opening of AI Overview answers — the source AI reaches for first when constructing a response. It is not the same as general citation share (which counts all citations across the full answer) and does not reflect organic search ranking.
- What does this card prove and what does it not prove?
- This card reads the top-10 actors by cumulative AI opening share across 7 comparable scheduled runs in the window September 14–20, 2026, aggregated from 105 observed queries. 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 a different panel shape.
- How should the period aggregation be understood?
- Per-actor AI opening share is calculated as the sum of each actor's opening appearances across all 7 comparable runs, divided by one single period-wide denominator. This is a cumulative share over the full window, not a mean or average of daily values. AI Overview opening-control evidence was available on 7 of 7 runs in the comparable window.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · September 14–20, 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, September 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 September 14–20, 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 opening appearances 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 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 (September 14–20, 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 2026-09-22 · Governed capture ID · pr_1789875373764_hdoogu
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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Send the reading link and your proposed correction or statement to right-of-reply@theobservatory.io. We review attribution, relevance and legal concerns before publication. Our correction and reply process explains what happens next.
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, September 14–20, 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 September 14–20, 2026; compare the stated reading bases before drawing a cross-market conclusion.
