Should I sell my HDB in Toa payoh which has remaining lease of 78 years?

Every flat's value will fall as the lease depreciates unless every 5 years you keep moving to younger houses though. After all, flats are created for living in... ...

Renovation cost is increasing... loan interest looks like going to increase too, maybe just measure the these costs as they may 'eat' into your profits?

If it makes a tidy profit (last 1-2 opportunity to make quick buck due to age) and you have somewhere you want to go to (nearer to family, more comfortable for you as you aged), don't need so many years (for next gen) - yes to selling (seller's market now).

Who dont like cash?? I think u should.

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But you must ensure, the next house u buy, u still have significant amount profit in cash, not locked in CPF or used for the payment. U need to do some math.