Network Stability/Latency Issues to Singapore & Japan Gateways (from Hong Kong)

For the past few months I've been intermittently getting poor network stability & latency issues. A lot of time, on predictive, I'll find my character "rubber-banding" or taking 1.5-2 seconds to interact with alters/npcs and open strongboxes or chests. These issues started with Affliction League when significant stuttering was noticed, but I found changing from lockstep to predictive solved that problem and I moved on. Before Affliction (since Bestiary League), I always played on lockstep without any issues whatsoever.

It got significant enough recently that I recently contacted my ISP (HKBN.net) to ask them to troubleshoot my situation, as I've read on reddit and POE forums that could be an issue, following this guide (https://www.pathofexile.com/forum/view-thread/1377789). My ISP confirmed there were indeed some latency issues and changed the outbound routing on their end to the Singapore Gateway server, but to no avail. Their post-routing-change analysis showed the exact same issues persisted, with their technician seeing intermittent 200-400ms spikes. They also took a look at the rest of my setup (modem, other connection tests, etc.) and everything else looked okay. Given their troubleshooting results, they believe it's probably it's an inbound routing or something else on your end that is causing the problems I'm encountering. Thus they recommended that I contact POE support to see if you guys can troubleshoot on your end. And if not, then to provide any information you can to me so I can relay back to my ISP.

My Location: Hong Kong
ISP: Hong Kong Broadband Network (HKBN.net)
Gateways I normally play on: Singapore or Japan (in that order of preference)

PC info
Processor: Intel(R) Core(TM) i7-14700K 3.40 GHz
RAM: 32.0 GB (16GB x2) DDR5 7200MT/s
Windows: Windows 11 Pro x64
Version: 23H2
OS build: 22631.3880
GPU: NVIDIA GeForce RTX 4080 Super
GPU Driver: 552.44

Here is a screencap I sent my ISP on some Singapore Gateway trace info and showing latency spikes: https://imgur.com/a/5m6GYwI

Here is my WinMTR to Singapore Gateway
|------------------------------------------------------------------------------------------|
| WinMTR statistics |
| Host - % | Sent | Recv | Best | Avrg | Wrst | Last |
|------------------------------------------------|------|------|------|------|------|------|
| 192.168.1.1 - 0 | 272 | 272 | 0 | 0 | 1 | 0 |
| 123202098001.ctinets.com - 2 | 257 | 253 | 1 | 1 | 7 | 2 |
| 10.239.21.21 - 0 | 272 | 272 | 2 | 3 | 114 | 15 |
| 014199255221.ctinets.com - 0 | 272 | 272 | 1 | 2 | 8 | 2 |
| 061244225103.ctinets.com - 1 | 269 | 268 | 2 | 3 | 18 | 3 |
| No response from host - 100 | 56 | 0 | 0 | 0 | 0 | 0 |
| be2923.ccr31.sin01.atlas.cogentco.com - 19 | 161 | 132 | 40 | 41 | 70 | 41 |
| be2080.agr01.sin01.atlas.cogentco.com - 21 | 152 | 121 | 41 | 42 | 44 | 43 |
|be3990.nr61.b057739-0.sin01.atlas.cogentco.com - 23 | 144 | 111 | 36 | 37 | 41 | 38 |
| 154.18.35.237 - 24 | 142 | 108 | 0 | 41 | 44 | 41 |
| 94.242.255.91 - 21 | 152 | 121 | 41 | 41 | 44 | 42 |
| 23.109.123.195 - 22 | 149 | 117 | 35 | 36 | 39 | 36 |
|________________________________________________|______|______|______|______|______|______|
WinMTR v0.92 GPL V2 by Appnor MSP - Fully Managed Hosting & Cloud Provider

TL;DR
1. Had to change from lockstep to predictive at start of Affliction League due to stuttering issues. Since Bestiary League always ran lockstep with no issues.
2. Even on predictive, intermittently encountering latency problems and network instability. Grew worse and more frequent recently.
3. Contacted ISP and they confirmed the issue but issue persisted even after outbound routing rule change (post-routing-change situation confirmed by their technician). They suggested I contact POE support for additional assistance.

Please let me know if you require more details.

I know my scenario is very specific to my case. But anyone encounter similar problems and have any suggestions? Anyone used to be able to use lockstep and then had to switch to (and stay on) predictive at some point, and was it around Afflication league start?

Or any way (other than posting here) I could get GGG assistance with these issues?