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  ____     |  ___||   ____     \ \\/ //   ____    
 |    \\   | ||__    |    \\    \ ` //   |    \\  
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 |_|`-`    `-----`   |_|`-`      `-`'    |_|`-`   
 `-`                 `-`                 `-`

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Text this: Time value of housing: the effect of lease decay on HDB resale prices