Exhibit 10.15
             WM
    Wayne Mascia Associates         3945 Freedom Circle, Suite 350, Santa Clara,
-------------------------------                    California 95054
COMMERCIAL REAL ESTATE SERVICES     Phone: (408) 970-9400 * Fax: (408) 970-0648

                               SUBLEASE

1. PARTIES
   
   This  Sublease is entered into this _____ day of August,  1995 by and between
Asante Technologies, Inc., Subleasor, and Megatest Corporation,  Sublessee, as a
Sublease  under the Master  Lease dated July 16,  1992  entered  into by,  GAMMA
BUILDING ASSOCIATES JOINT VENTURE, a California general partnership,  as Lessor,
and  Sublessor  under this  Sublease  as Lessee;  a copy of the Master  Lease is
attached hereto as Exhibit "A".

2. PREMISES

   Sublessor  leases  to  Sublessee  and  Sublessee  hires  from  Sublessor  the
following  described Premises together with the  appurtenances,  situated in the
City of San Jose, County of Santa Clara, State of California, commonly known and
described as a portion of 821 Fox Lane, more  particularly  described in EXHIBIT
A,  consisting  of  approximately  17,000  square feet of space,  including  all
furniture and furnishings therein as described in the Addendum, paragraph 2.A.

3. TERM

   (a) See Addendum, paragraph 20.

4. RENTAL

   Sublessee  shall  pay to  sublessor  as  rental,  the sum of  [see  Addendum,
paragraph 4] Dollars ($__________) per month in advance on the first day of each
month in lawful money of the United States of America, commencing on the _______
day of _____________.

5. POSSESSION

   Notwithstanding  said  commencement  date, if for any reason Sublessor cannot
deliver  possession of the Premises to Sublessee on said date,  Sublessor  shall
not be subject to any  liability  therefore,  nor shall such failure  affect the
validity of this Lease or the  obligations of Sublessee  hereunder or extend the
term hereof, but in such case Subleasee shall not be obligated to pay rent until
possession of the Premises is tendered to Sublessee;  provided, however, that if
Sublessor shall not have delivered  possession of the Premises within sixty (60)
days from said  commencement  date,  Sublessee  may, at Sublessee's  option,  by
notice in writing to  Sublessor  within ten (10) days  thereafter,  cancel  this
Sublease,  in which event the parties shall be discharged  from all  obligations
thereunder.  If Sublessee occupies the Premises prior to said commencement date,
such occupancy shall be subject to all provisions  hereof,  such occupancy shall
not advance the termination date and Sublessee shall pay rent for such period at
the initial monthly rates set forth above.

6. SECURITY DEPOSIT

   Sublessee shall deposit with Sublessor upon the execution  hereof  $21,250.00
as security for  Sublessee's  faithful  performance  of  Sublessee's  obligation
hereunder.  If Sublessee  fails to pay rent or other charges due  hereunder,  or
otherwise defaults with respect to any provision of this Sublease, Sublessor may
use,  apply or retain all or any portion of said  deposit for the payment of any
rent or other  charge in  default  or for the  payment of any other sum to which
Sublessor  may  become  obligated  by  reason  of  Sublessee's  default,  or  to
compensate  Sublessor for any loss or damage which Sublessor may suffer thereby.
The  provisions of paragraph 3.5 shall also be applicable to this  Sublease.  If
Sublessee performs all of Sublessee's obligations hereunder, said deposit, or so
much thereof as has not heretofore been applied by Sublessor, shall be returned,
without  payment of interest or other  increment for its use to Sublessee at the
expiration of the term hereof, and after Sublessee has vacated the premises.

7. USE

   Sublessee  shall  use the  premises  for the  uses  permitted  in the  Master
Lease.

8. PROVISIONS CONSTITUTING SUBLEASE

   a.  This Sublease is subject to all of the terms and conditions of the Master
       Lease  in  Exhibit  "A"  and  Sublessee  shall  assume  and  perform  the
       obligations of the Lessee in said Master Lease,  to the extent said terms
       and conditions are applicable to the Premises  subleased pursuant to this
       Sublease.  Sublessee  shall not commit or permit to be  committed  on the
       Premises any act or omission which shall violate any term or condition of
       the Master Lease. In the event of termination of Sublessor's  interest as
       Lessee under the Master Lease for any reason,  then this  Sublease  shall
       terminate  coincidentally therewith without any liability of Sublessor to
       Sublessee.

   b.  All of the  terms  and  conditions  contained  in the  Master  Lease  are
       incorporated  herein except for paragraphs  1.2, 1.3, 1.4, 1.5, 2.2, 2.4,
       3.1,  3.2, 3.3,  5.3,  5.4(iv),  Article 8, 9.2.1,  9.3,  17.12,  18.1.4,
       18.1.5,  18.1.6,  18.1.7 as terms and  conditions of this Sublease  (with
       each  reference  therein  to Lessor  and  Lessee to be deemed to refer to
       Sublessor and Sublessee)  and along with all of the following  paragraphs
       set out in this  Sublease,  shall be the complete terms and conditions of
       this Sublease.

9. ASSIGNMENT OF SUBLEASE

   Sublessee  shall not assign this Sublease or any interest  therein nor sublet
the  demised premises or any part thereof or any right or privilege  appurtenant
thereto  nor  permit  the  occupancy  or use of any part  thereof  by any person
without  the  written  consent of  Sublessor  first had and  obtained.  Any such
assignment,  further  subletting,  occupancy  or use without  the prior  written
consent of the  Sublessor  shall at the option of the Sublessor  terminate  this
Sublease.

10.  Upon  execution  of  this  Sublease,   Sublessor  shall  pay  Wayne  Mascis
Associates,  a  licensed  real  estate  broker,  fees set  forth  in a  separate
agreement between  Sublessor and Broker. See Addendum.

IN WITNESS WHEREOF, the parties hereto have executed this Sublease in duplicate.


DATED: 8/21/95                              DATED: 8/21/95
       ___________________________                 _____________________________

ASANTE TECHNOLOGIES, INC.                   MEGATEST CORPORATION
__________________________________          ____________________________________
Sublessor                                   Sublessee

By     /s/ Roy Daheb                        By     /s/ Patrick J. Ryan
__________________________________          ____________________________________
Sublessor                                   Sublessee

__________________________________          ____________________________________

CONSENT TO SUBLEASE

Without releasing lessee in the Master Lease from the obligations hereunder, the
undersigned hereby consents to the foregoing Sublease provided that this consent
shall not be construed as a consent to any further subletting.

DATED: 8/21/95                              Gamma Building Associates, J.V.
       ____________________________          By: Commercial Properties 2, L.P.
                                             By: Real Estate Services VII, Inc.

                                                 Michael T. Marron
                                                 _______________________________
                                                 By: Michael T. Marron
                                                     Vice President

<PAGE>

                          ADDENDUM TO SUBLEASE BETWEEN
                    ASANTE TECHNOLOGIES, INC. ("SUBLESSOR")
                     AND MEGATEST CORPORATION ("SUBLESSEE")
                             DATED AUGUST __, 1995

This Addendum to Sublease contains  additional  provisions which are an integral
part of the Sublease.

    2.A   Premises. The area of the Sublease Premises shall be determined by the
          contractor installing the demising wall described in paragraph 20.

    4.    Rental.   The  rental for  the Sublease  Premises shall be the area of
          the Sublease  Premises  multipled by $1.25 per square foot. The rental
          shall include all operating and other  expenses  incurred by Sublessor
          under the Master Lease and the cost of leasing all furniture, fixtures
          and equipment on the Sublease Premises.

    6.1   Repair, Maintenance  and  Management.  If, for any  reason,  it is not
          feasible for both  Sublessee  and  Sublessor  to repair,  maintain and
          manage the matters  described in paragraph 6.1,  Sublessor shall do so
          at a reasonable  cost,  and Sublessee  shall pay its pro rata share of
          such costs. By way of example only, if a sink in the Sublease Premises
          is clogged  because of Sublessee's  activities and the repair can only
          be  made  in that  portion  of the  Premises  retained  by  Sublessor,
          Sublessor shall bill for the repair.

    11.1  Damage.  Notwithstanding the provisions of paragraph 11.1, if there is
          any damage or  destruction  of the  Premises or any  portion  thereof,
          Sublessor shall exercise its best efforts to require the Master Lessor
          to promptly commence repairs and restoration.

    16.3  Indemnification. Add the following subparagraph (c) to paragrpah 16.3:

          "or (c) any  pre-existing  Hazardous  Materials in, on, under or about
          the Sublease  Premises or the land of which the Sublease Premises is a
          part,  and any  migration of Hazardous  Materials to, in, on, under or
          about the Sublease Premises or the land of which the Sublease Premises
          are a part."

    17.1  Inspection.  Notwithstanding  the  provisions  of  paragraph  17.1 and
          except  in case of  emergencies,  Sublessee  shall  have the  right to
          exclude  Sublessor  from certain  areas of the  Sublease  Premises for
          security  purposes  or  parking  purposes  or both.  If  Sublessor  is
          permitted onto the Leased

<PAGE>

          Premises, Sublessee shall have the right to accompany Sublessor at all
          times.

    17.2  Estoppels  and  Subordination.  Sublessor  shall  obtain  on or before
          September 15, 1995, an  instrument(s)  by which every lender who has a
          loan  outstanding  on, and whose loan is secured by, the real property
          of which the Sublease  Premises  are a part,  which  instrument  shall
          recognize  Sublessee's  right to continue under the terms of the Lease
          in the event of any default by Sublessor or  foreclosure by any one or
          more lender. Sublessor shall also obtain an estoppel certificate,  the
          terms of which shall be similar to those  described in paragraph 17.5,
          from  the  Master  Lessor  and  which  is  reasonably   acceptable  to
          Sublessee,  stating that  Sublessor is not in default under the Master
          Lease.

    18.1A Option.  Notwithstanding  the provisions of paragraph 18.1,  Sublessor
          grants to  Sublessee  one option to extend the Lease Term for a period
          of one year at the monthly  rate of $1.30 square foot for the Sublease
          Premises.  This  option to extend  shall be  effective  if and only if
          Sublessor exercises its option to extend the term of the Master Lease.

    19.   Expenses.  It is  Sublessor's  and  Sublessee's  intent that Sublessor
          shall pay all building  operating  expenses,  including  real property
          taxes, insurance premiums,  janitorial services,  utilities,  repairs,
          maintenance,  security,  etc., and,  provided that Sublessee is not in
          default, Sublessee shall pay only the amount described in paragraph 4,
          plus the cost of installing a wall  separating  the Sublease  Premises
          from the space continued to be occupied by Sublessor.

    20.   Occupancy.  The parties  intend that the occupancy  date for Sublessee
          shall be the earlier of (a)  September  1, 1995,  or (b) the date that
          Sublessee opens for business in the Sublease  Premises.  The September
          1, 1995,  date is based on the  assumption  that this Sublease will be
          executed by the parties and approved by Lessor on or before August 16,
          1995.  If the Sublease is executed and approved by Lessor after August
          16, 1995, the rental commencement date shall be extended by the number
          of days  between  August  16,  1995,  and the  date of  execution  and
          approval. Upon the execution of this Sublease,  Sublessee shall have a
          right of early entry for the  construction  of the wall separating the
          Sublease  Premises  from the premises  occupied by  Sublessor  and the
          installation of telephone and data systems, including the installation
          of one or  more  underground  fiber-optic  cables  in the  approximate
          location shown on EXHIBIT A, but such early entry shall not constitute
          "occupancy" for purposes of rental commencement.  Sublessee shall have
          a  right  of  entry  for  the  purposes  described  above  and for the
          maintenance and repair of the same at
 
                                      2
<PAGE>

          Sublessee's  expense.  Sublessee shall exercise due diligence to cause
          as little interference as possible with Sublessor's operations.

    21.   Condition of Premises.  Notwithstanding  the  provisions  of paragraph
          2.3,  Sublessor shall deliver the Sublease  Premises to Sublessee in a
          clean condition and with all systems in good working order.

    22.   Signs.  Sublessor and Sublessee  shall  mutually agree to the size and
          design of signs to be installed by Sublessee on the Sublease Premises,
          the Building or the Common Area, as the case may be.

    23.   Assignment. If Sublessor desires to vacate the premises occupied by it
          prior to the  expiration of the Master Lease,  Sublessor  shall notify
          Sublessee  as  quickly  as  possible  and,  at  Sublessee's   request,
          Sublessor  shall  assign to  Sublessee,  pursuant  to the terms of the
          Master  Lease,  the  remainder of  Sublessor's  interest in the Master
          Lease.  In  such  event,   Sublessor  shall  be  responsible  for  the
          compliance  with  all the  terms  of the  Master  Lease  prior  to the
          assignment  and Sublessee  shall be  responsible  for such  compliance
          after the assignment.  Each party shall defend, indemnify and hold the
          other harmless from any claim, cost, liability or judgment,  including
          reasonable  attorney's  fees and  costs,  arising  from  such  party's
          failure  to  comply  as set  forth  above.  Lessor's  consent  to this
          Sublease shall constitute  Lessor's approval of the future assignment,
          if any, set forth above, except that (1) Lessor shall retain the right
          to approve  Sublessee's  credit worthiness and financial  stability at
          the time of the  assignment,  and (2)  Sublessee  shall  represent and
          warrant  to  Lessor  that  Sublessee  shall  not  be  using,  storing,
          generating,  treating  and  disposing  of any  Hazardous  Materials in
          connection with such premises, except those materials commonly used in
          connection with the operation of offices and in such quantities as are
          commensurate with the size of the offices.

    24.   Sublessor  and  Lessor  have  agreed to share the rental to be paid by
          Sublessee in the manner set forth in the letter dated Auguat 16, 1995,
          from Gamma Building Associates, J.V. to Asante Technologies, a copy of
          which is attached hereto.

                                       3
<PAGE>


                FIRST AMENDMENT TO SUBLEASE ("SUBLEASE") BETWEEN
                    ASANTE TECHNOLOGIES, INC. ("SUBLESSOR")
                     AND MEGATEST CORPORATION ("SUBLESSEE")
                           DATED ______________, 1995

This First  Amendment  to Sublease is entered  into as of  September  27,  1995,
between Sublessor and Sublessee.

For  valuable   consideration,   the  receipt  and   sufficiency  of  which  are
acknowledged, Sublessor and Sublessee hereby agree as follows:

    1.    Pursuant to paragraph  2.A of the Addendum to Sublease,  Sublessor and
          Sublessee  agreed  to  determine  the  area of the  Sublease  Premises
          subsequent to the  execution of the Sublease.  Sublessor and Sublessee
          have  done so and  agree  that the area of the  Sublease  Premises  is
          14,500 square feet of rentable space. Acordingly, under paragraph 4 of
          the Addendum to Sublease,  the rental for the Sublease  Premises shall
          be $18,125 per month.

    2.    Except as expressly  amended hereby,  the Sublease is and shall remain
          in full force and effect.

SUBLESSOR                            SUBLESSEE

ASANTE TECHNOLOGIES, INC.            MEGATEST CORPORATION


By  /s/ Bill Leung                   By  /s/ Patrick J. Ryan
  ______________________               ______________________