**EXHIBIT 4.4**
**TRANSLATION**
**TENANCY AGREEMENT**   Party A: Shenzhen Shekou Real Property Company Tele: 26684762   Party B: Jetcrown Industrial (Shenzhen) Ltd Tele: 13609620061   Identity Card or Unit Business Licence No.:  
          Through negotiation of both parties, and according to the relevant regulations of ShenzhenSpecial Economic Zone, Party A and Party B signed the following contract relating to lease ofproperty.
1. Party B is, at his own discretion, to lease 60 dormitories of Block C1, New Wing Village,Shekou, including Room 201-203, 205-208, 210-214, 305, 307-310, 402, 403, 405, 407, 409, 414,502-504, 506, 507, 510, 513-516, 601, 604-607, 609-614, 701-716 from Party A. The propertywill be used as DORMITORY. The construction area of these rooms is 2,958.25 square meters. Themonthly rental per square meter is FIFTEEN RENMINBI (RMB 15) and total month rental shall beDOLLARS FORTY-FOUR THOUSAND THREE HUNDRED AND SEVENTY-FOUR RENMINBI (RMB 44,374). 2. The terms of the tenancy shall be from January 1, 2005 to December 31, 2005. 3. The monthly rental will be cleared every month (on the time of termination of the agreement,if the rental period is less than 15 days, Party B should pay half month rental; if the rentalperiod is more than 15 days, Party B should pay whole month rental). The rental should be paidonce every month. Party B should pay the rental before 5th of each month to theFinance department of Party A. If the rental becomes overdue, a late charge of 2% per day willbe charged. If the rental overdue more than thirty days, it will be treated as breach ofcontract by Party B. Party A has the right to take possession of the property and requestParty B to pay the rental and the guarantee sum will not be refunded. 4. On signing of this Agreement, Party B shall pay to Party A a guarantee sum which equals toone month’s rental i.e. DOLLARS FORTY-NINE AND TWENTY-SEVEN RENMINBI (RMB49,027). Upon theexpiry of the contract, Party A shall refund the guarantee sum, without interest, to Party B. 5. Party B is not allowed to alter the structure and use of the property at his own discretion.If any loss or responsibility arises because of this reason, Party B has full responsibilityto renovate the same or indemnify from the economical loss. According to the situation, PartyA has the right to take possession of the property. Any loss arise will be deducted from theguarantee sum paid by Party B. (If the amount is insufficient, Party B should pay thebalance). 6. Party B can, with Party A’s permission, to alter the building structure and use of theproperty. Upon the expiry of the contract, Party A has the right to request Party B to restorethe property into original state and condition without any
 

 

  conditions. The relevant expenses should be borne by Party B. 7. During the tenancy period, if there is any loss arise from the occurrence of naturaldisasters, both parties should handle the case according to the relevant regulations. 8. During the tenancy period, Party B is not allowed to sublet the property to third parties.Otherwise, a penalty, which equals to two times the monthly rental, will be imposed and PartyA will take possession of the property. All the responsibility will be borne by Party B. 9. Upon the expiry of the contract, with the agreement of Party A, Party B can renew thecontract but Party B should inform Party A one month before the expiry of the contract. Therental will be determined by Party A. If under the same conditions offered by third parties,Party B has the first priority to lease the property. After the expiry date, Party B does notmove out and return the property and he does not intend to renew the contract, Party A has theright to take relevant actions to take possession of the property. Party A can deduct orconfiscate the contract guarantee sum and request Party B to pay the overdue rental. 10. Both parties cannot breach the contract at his own discretion after they signed and choppedthe contract. In the course of the contract, if either party proposed to terminate thecontract, the proposed one should compensate the other party a sum, which equals to onemonth’s rental. Through the negotiations of both parties, they can terminate the contact butthey should give one month’s notice to the other party. 11. The rental mentioned in this contract does not include the management fee charged by therelevant property management department, the water and electricity charges, gas fee and cableTV charges etc. or the fee for using the district or urban facilities. Such fees should beborne by Party B. 12. If the relevant departments imposed any charges, it should be borne by Party B as well. 13. Party A should make sure the leased property complies with the relevant fire preventionregulations of the Country. 14. Party B is not allowed to use fire to cook and home used electrical appliances (such aselectrical oven, electrical cooker, electrical heater etc.). 15. Party B is not allowed to install electrical wires at his own discretion. If the electricalsource is out of order, Party B should inform Party A to repair at once. If Party B intends toinstall electrical boiler, he can commence work only after getting permission from Party A. 16. Party A, upon receipt Party B’s report, should repair the facilities at one and the expenseswill be borne by Party B. 17. Fire broke out because of the aforementioned reasons, any loss arising from the
 

 

  fire will be borne by Party B. If the case is serious, Party A will stop the electricitysupply and report to National Safety and Fire Department to handle. 18. If there shall be anything that is not provided for by this agreement, the parties can solveit through negotiation. This contract is made in triplicate, Party B will keep one copy whileParty A will keep two copies, they are all have equal legal validity.       Party A: (Chop) Party B: (Chop)  Signature of the Signature of the  representative: Ng Kwok Pui (Signed) representative: (Signed)         December 30, 2004