— 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 (September 7–13, 2026), recording 16.79% of all AI answer openings observed over the period.
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- Market
- Luxury Real Estate Advisory
- Location
- Singapore
- Observed period
- September 7–13, 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, PropertyGuru Singapore leads — but the surface behind it is wide open.”
Quick answer
The top-10 panel is populated by a mix of niche domains, social platforms, and one specialist operator.
Key reading
Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 2026
PropertyGuru Singapore holds the top AI opening share on this market in the period-wide ranking, at 16.79%, but that lead has not converted into consolidated authority on the observed surface — a front-runner without a locked-in advantage. Three actors — CEA / Council for Estate Agencies, lovelyhomes.com.sg, and terris.sg — each record 10.28% AI opening share, forming a tightly grouped second tier that sits 6.52 percentage points behind the rank-1 actor. The 9 sources behind PropertyGuru Singapore range from 10.28% down to 4.51%, and the top 3 actors together hold less than the remaining 7 combined. The panel's shape is dispersed: no single actor commands a decisive share, and the opening-control rail on this market remains unsettled across the 7 comparable runs in the September 7–13, 2026 window.
Core metric
AIO opening control — top 10 · Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 2026
Observed metric
AIO opening control — top 10
| Actor | Rank | AIO opening share | Presence |
|---|---|---|---|
| PropertyGuru Singapore | #1 | 16.79% AI opening share | opening in 7/7 runs |
| CEA / Council for Estate Agencies | #2 | 10.28% AI opening share | opening in 7/7 runs |
| lovelyhomes.com.sg | #3 | 10.28% AI opening share | opening in 7/7 runs |
| terris.sg | #4 | 10.28% AI opening share | opening in 7/7 runs |
| facebook.com | #5 | 7.02% AI opening share | opening in 7/7 runs |
| sherealestate.sg | #6 | 6.27% AI opening share | opening in 7/7 runs |
| youtube.com | #7 | 5.76% AI opening share | opening in 7/7 runs |
| List Sothebys International Realty | #8 | 5.01% AI opening share | opening in 5/7 runs |
| sgluxuryhomes.com.sg | #9 | 4.76% AI opening share | opening in 5/7 runs |
| linkedin.com | #10 | 4.51% AI opening share | opening in 5/7 runs |
How the actors read on the surface
Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 2026
PropertyGuru Singapore holds the strongest AI opening share on this market in the period-wide ranking, at 16.79%. It opened AI answers on 7 of 7 comparable runs, making it one of 7 actors on the panel to appear across every run in the window.
CEA / Council for Estate Agencies
CEA / Council for Estate Agencies records 10.28% AI opening share on this market and sits 6.52 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, anchoring the second-tier cluster alongside two other actors at the same metric value.
lovelyhomes.com.sg records 10.28% AI opening share on this market, tied on the metric with CEA / Council for Estate Agencies and terris.sg. It opened AI answers on 7 of 7 comparable runs, maintaining signal across every observation in the window.
terris.sg records 10.28% AI opening share on this market, completing the three-actor cluster at the same metric level. It sits 6.52 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs.
facebook.com is a social platform on this panel, recording 7.02% AI opening share on this market. It sits 9.77 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs — a general-purpose platform appearing consistently on the opening-control rail.
sherealestate.sg records 6.27% AI opening share on this market and sits 10.53 percentage points behind PropertyGuru Singapore. It opened AI answers on 7 of 7 comparable runs, placing it among the lower-ranked actors that nonetheless carried signal across every run.
youtube.com is a social platform recording 5.76% AI opening share on this market. It sits 11.03 percentage points behind PropertyGuru Singapore and opened AI answers on 7 of 7 comparable runs.
List Sothebys International Realty
List Sothebys International Realty is a specialist operator on this surface, recording 5.01% AI opening share on this market. It sits 11.78 percentage points behind PropertyGuru Singapore and opened AI answers on 5 of 7 comparable runs — one of the three actors on the panel with intermittent presence.
sgluxuryhomes.com.sg records 4.76% AI opening share on this market and sits 12.03 percentage points behind PropertyGuru Singapore. It opened AI answers on 5 of 7 comparable runs.
linkedin.com is a social platform at the bottom of the governed panel, recording 4.51% AI opening share on this market. It sits 12.28 percentage points behind PropertyGuru Singapore and opened AI answers on 5 of 7 comparable runs.
Pattern on the observed surface
Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 2026
The panel's structure is dispersed rather than concentrated
The panel's structure is dispersed rather than concentrated. The top 2 actors together hold less than the remaining 8 combined, and the top 3 actors together hold less than the remaining 7 combined. A three-actor cluster at 10.28% sits directly behind the rank-1 actor, creating a broad second tier. Below that, the surface mixes niche domains, social platforms, and one specialist operator, with the 9 sources behind PropertyGuru Singapore sitting between 6.52 and 12.28 percentage points behind it. 7 of the 10 actors on the panel opened AI answers in all 7 comparable runs; 3 opened AI answers in fewer runs — the lower-presence actors occupy the bottom three positions on the panel.
Why this reading matters
Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 2026
PropertyGuru Singapore holds the rank-1 position on this AI opening-control rail, yet the spread from top to bottom is only 12.28 percentage points. The presence of three social platforms — facebook.com, youtube.com, and linkedin.com — alongside niche domains and a specialist operator signals that AI Overviews on this market draw from a structurally mixed source pool when opening answers to luxury real estate queries in Singapore.
Market implication
Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 2026
The AI opening-control surface on this market remains unsettled across the observed period. No actor has secured a decisive share, and the opening rail draws from a mix of niche domains, social platforms, and a specialist operator. For any actor monitoring AI primacy on the Luxury Real Estate Advisory Singapore market, this observation signals that the opening slot is contested and the surface composition is structurally diverse — the gap between rank 1 and rank 10 spans only 12.28 percentage points.
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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 7–13, 2026
- Published:
- September 15, 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 b59c0b77d68ed6fd
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-7-13-2026 Scope: Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop Family: Ranking Top 10 Observed: September 7–13, 2026 (2026-09-07/2026-09-13) Published: September 15, 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-7-13-2026/data.csv Citation text: https://theobservatory.io/articles/luxury-real-estate-singapore-ai-overview-control-september-7-13-2026/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 (September 7–13, 2026), recording 16.79% of all AI answer openings observed over the period. Key facts: • PropertyGuru Singapore: 17% AI opening share · opening in 7/7 runs • CEA / Council for Estate Agencies: 10% AI opening share · opening in 7/7 runs • lovelyhomes.com.sg: 10% AI opening share · opening in 7/7 runs Published table — AIO opening control — top 10 (September 7–13, 2026 · 105 queries per run · 7 comparable runs): Rank · Actor · AIO opening control 1. PropertyGuru Singapore — 16.79% AI opening share · opening in 7/7 runs — #1 2. CEA / Council for Estate Agencies — 10.28% AI opening share · opening in 7/7 runs — #2 3. lovelyhomes.com.sg — 10.28% AI opening share · opening in 7/7 runs — #3 4. terris.sg — 10.28% AI opening share · opening in 7/7 runs — #4 5. facebook.com — 7.02% AI opening share · opening in 7/7 runs — #5 6. sherealestate.sg — 6.27% AI opening share · opening in 7/7 runs — #6 7. youtube.com — 5.76% AI opening share · opening in 7/7 runs — #7 8. List Sothebys International Realty — 5.01% AI opening share · opening in 5/7 runs — #8 9. sgluxuryhomes.com.sg — 4.76% AI opening share · opening in 5/7 runs — #9 10. linkedin.com — 4.51% AI opening share · opening in 5/7 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 7–13, 2026. The panel ranks the top-10 actors by cumulative AI opening share aggregated from 105 observed queries. Primary metric: AI opening share on this market. 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, September 2026; not generalisable beyond this market and window. — The Observatory · Luxury Real Estate Advisory · Singapore · AI Overview · Google · Desktop · September 7–13, 2026 Based on governed AAI Kernel evidence. Capture identifier: pr_1791394106393_nvs72o. 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 15, 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-7-13-2026 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: b59c0b77d68ed6fd
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 7–13, 2026
Based on governed AAI Kernel evidence. Capture identifier pr_1791394106393_nvs72o. Cite freely with attribution. Published by The Observatory.
FAQ
- What does AI opening share measure?
- AI opening share captures which actor is cited at the opening of AI Overview answers — the source AI reaches for first when answering a query. It is not general citation share, and it is not organic search ranking.
- How was this panel aggregated?
- Per-actor AI opening share is the sum of each actor's opening values across all 7 comparable scheduled runs in the September 7–13, 2026 window, 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.
- Does this card prove a longer-term trend or organic search performance?
- This observation does not establish a longer-term trend. It reads only the AI Overview opening-control rail and makes no claim about organic search visibility. AI Overview opening behavior is volatile across queries, models, and dates; future windows may produce different results.
Scope and limitations
Luxury Real Estate Advisory · Singapore · AI Overview · September 7–13, 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 7–13, 2026. The panel ranks the top-10 actors by cumulative AI opening share aggregated from 105 observed queries. Primary metric: AI opening share on this market. 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 (September 7–13, 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 2026-09-15 · Governed capture ID · pr_1791394106393_nvs72o
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, September 7–13, 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 7–13, 2026; compare the stated reading bases before drawing a cross-market conclusion.
