Since you are also a TUF-AX4200 user, do you happen to know why the WAN Lease time is stuck at Renewing? Or do you see this at your end? This week my devices started to keep disconnecting/lag every 2-3 mins or so, and updating the firmware to 3.0.0.4.388_33920 did not help.

Thanks! I guess you are seeing some valid numbers then. I need to figure out whether this is the cause for the frequent disconnect.

While I am not sure whether the WAN lease time will cause the frequent disconnect, i did raise a ticket to TM to query why the router is unable to successfully obtain a valid value but they yet to get back to me. I do hope this is the cause, as rebooting, uprev/downrev the firmware did not resolve it. Unless is related to the hardware itself and needs a replacement (router approaching 2ys in a couple of days).

Yea. Router was working fine for more than a year until this week where the issue hit.
Surprisingly when the websites lagged and struggling to load, TM speed test is working perfectly fine and able to hit the advertised speed of 300 Mbps with 9ms ping.