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                                                                    EXHIBIT 4.20

                                   TRANSLATION

                     TENANCY AGREEMENT OF LAN WANG BUILDING

Party A:    Kwanasia Electronics Co. Ltd.
Legal representative: Tam Man Chi
Address:    Room 10-14, 19/F., Kwong Sang Hong Centre, 151-153 Hoi Bun Road,
            Kwun Tong, Kowloon, Hong Kong.

Party B:    Dongguan Cheung On Lan Wang Electronics Development Co.
Legal representative: Wong Kin Chun
Address :   Lan Wang Building, Siu Pin Second Industrial Zone, Cheung On,
            Dongguan.

Upon five years co-operations of Party A and Party B and the build up of mutual
confidence and interest of both parties, the Parties agree to the following:
Party A will lease from Party B all the premises in the Siu Pin Second
Industrial Zone, Cheung On, Dongguan of Party B (except those for Party B's own
usage) for the manufacturing, office and dormitory uses. In order to clearly
clarify the rights and obligations of both parties during the tenancy period,
both parties agree to sign this agreement with terms as follows: -

1.    TERMS OF TENANCY

      1.    The construction standards of the leased premises: factory, office
      and dormitories are of steel and clement building structure; factory and
      office are of water-polished stone, aluminium windows, outside wall of
      tiles, lift of 2 tons capacity,: dormitories are with lavatories, steel &
      wood windows, floors with tiles, provision of water, electricity, fire
      alarm and canteen facilities.

      2.    The rental areas of the leased premises are as follows:

      (1)   Factory: The floor areas of 1/F to 6/F is 993.62 square meters per
            floor. The total area is 5,961.72 square meters.

      (2)   Office: The floor areas of 2/F to 6/F is 574.10 square meters for
            2/F and 564.31 square meters for 3/F to 6/F. The total area is
            2,831.34 square meters. Party A can use the office premises as
            dormitories if the change in usage will not affect the external
            appearance of the building.

      (3)   Dormitory: The floor areas of 1/F, 2/F-7/F is 569.71 square meters
            for 1/F, 589.71 square meters for 2/F-7/F. The total area is
            4,107.97 square meters.

      (4)   Guard Room and Lobby: the floor area is 126.60 square meters, the
            area of the electrical meter room of the office building is 60.16
            square meters, deducting 80 square meters for Party B's usage, the
            total area is 106.76 square meters.



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      Total aggregate floor areas is 13,007.79 square meters.

2.    TENANCY PERIOD AND TERMINATION

      1.    The tenancy period is for three years, commencing from 15 February
            2000 to 14 February 2003. The rental will remain unchanged for these
            three years.

      2.    Before the expiry of the tenancy and without the agreement of both
            parties, any one of the parties cannot terminate the agreement
            before the expiry date.

      3.    Upon the expiry of the tenancy, Party A can under the equal
            conditions have priority to renew for a further 3 years period. The
            rental will be according to local market conditions. The renewal
            agreement must be negotiated two months in advance of the expiry
            date and must be signed 15 days in advance of the expiry date.

3.    RENTAL AND PAYMENT METHOD

      1.    The rental charge is fixed with reference to the 1999 4th quarter
            market price of factory, office, dormitory of Dongguan Cheung On
            District and after giving special discount. The agreed rental is
            RMB8.50 per square meter. Party A must pay Party B the rental charge
            of RMB110,560.00 on or before 5th of each month.

      2.    Party A should pay the water and electricity charges for previous
            month on or before 5th of each month. The amount should be paid with
            reference to the actual consumption and the fee schedule of the
            local government.

4.    GUARANTEE DEPOSIT AND PAYMENT

      1.    According to normal practice and to protect the property safety,
            unity and rights of Party B, Party A has to pay rental guarantee
            deposit. The amount is one month's rental amount. Both parties agree
            that the Party A shall pay Party B the guarantee amount of
            RMB110,560.00 in one payment and within five days after signing the
            agreement.

      2.    Upon expiry of the tenancy agreement, if Party A do not lease the
            premises from Party B and after Party B's satisfactory examination
            and receipt of the leased premises, the guarantee amount will be
            refunded to Party A free of interest. If Party A caused any damage
            to the premises, Party B is entitled to deduct from the guarantee
            amount the loss amount and if the guarantee amount is insufficient
            to compensate the loss, Party B is entitled to claim the
            insufficient amount from Party A.


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5.    RIGHTS AND OBLIGATIONS OF PARTY A

      1.    Party A has the rights of usage of the premises during the tenancy
            period, he can run his business according to laws. Also, he has the
            rights of requesting and supervising Party A to supply water and
            electricity services to guarantee normal manufacturing conditions of
            Party A.

      2.    Party A has to comply with the agreed usage of the premises and
            protect the premises and both parties' images. Party A cannot alter
            the usage and construction structure of the premises. If Party A has
            intentionally made any losses to the premises and facilities to
            Party B, Party A shall restore the premises and facilities to normal
            conditions and compensate Party B any economic losses resulted.

      3.    Party A can decorate or alter the structure of the premises or can
            change the usage according to its operation needs. However, all
            these must obtain the prior approval from Party B in writing. In
            order to guarantee the safety and unity of the building, all
            alteration projects shall be under the supervision of the
            construction team of Party B and the charges incurred shall be borne
            by Party A.

      4.    Party A manufactures electronics products in the premises and
            guarantee the production will not have poisonous chemical release
            and cause serious noise to the environment.

      5.    Party A shall comply with government fire regulations, have set up
            fire team responsible for fire safety and prevention works, have
            bought necessary fire prevention and protection facilities and
            co-operate with Party B is this respect.

      6.    Party A is responsible for the guard of security, safety and hygiene
            work inner the building.


6.    RIGHTS AND OBLIGATIONS OF PARTY B

      1.    Party B is responsible for the repairs of the building. Party B
            shall inspect and maintain the building and facilities half-yearly
            in order to protect the production, living safety and normal
            operation of Party A.

      2.    Party B shall approve the water and electricity demands of Party A.
            Party A has preliminary confirm the electricity power supply unit of
            315kv and water supply of 6000 tons. The above the supplies shall be
            charged according to Dongguan Cheung On government units' standard
            tariff. Party A is required to pay any charge for the extra
            electricity capacity. If the water and electricity demand exceed the
            approved amount, Party A has to pay for the excess capacity. Party B
            is responsible for the expenses of future fire facilities purchase
            and installation.



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      3.    Party B has to assist Party A for the registration and related
            external co-ordination work.


7.    SURRENDER RESPONSIBILITY

      1.    During the tenancy period, if any party terminates the agreement
            before the expiry, the party has to pay the full rental compensation
            up to the expiry date to the other party.

      2.    If Party B does not repair the premises upon request or on schedule
            according to this agreement, Party B has to pay an amount of 50% of
            the monthly rental as surrender money. If Party A has suffered from
            any body injury or property damages accordingly, then Party B is
            obliged to compensate for these losses.

      3.    Under the following the conditions, Party B is entitled to terminate
            this agreement and request surrender of the property by Party A and
            to receive compensation by deducting the losses from the guarantee
            amount. If the guarantee amount is insufficient, Party B is entitled
            to claim the insufficient amount from Party A:

            (a)   Without the approval from Party B, Party A sub-lets, transfers
            or lends the premises to third party;

            (b)   Party A causes serious noise or chemical pollution to the
            environment exceeding government limits.

            (c)   Party A carries out illegal activities in the said premises,
            and it causes harm to the public or third party,

            (d)   Party A does not pay monthly rental for over 1 month.


8.    NO RESPONSIBILITY

      If the premises were destroyed by any uncontrollable reasons or if Party A
      or Party B has suffered any losses caused by such uncontrollable reasons,
      neither Party is responsible for this.

9.    SETTLEMENT OF ARGUMENT

      If there shall be any dispute arising through fulfillment, it should be
      solved by the discussions and negotiation of the parties. If there shall
      be no agreement made in negotiation, mediation can be made through the
      Management Department of the property or prosecution can be made in the
      Peoples' Court.


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10.   CO-OPERATION

      1.    Except those agreed in this agreement, both parties shall base on
            friendly, mutual benefit principles, to discuss the co-operations in
            other matters.

      2.    As Party B is now in preliminary stage of its business development
            and is in a strict financial status, Party A agrees, under the same
            conditions, to assist and support Party B, so that Party B can
            become a small real manufacturer.

11.   SUPPLEMENTS

      1.    If there shall be anything that is not provided for by this
            Agreement, the parties can make any supplement after negotiation and
            according to the "The People's Republic of China Economic Agreement
            Law" and related rules, and the supplement shall have the same
            validity as this Agreement.

      2.    This Agreement shall be effective from the date of payment of the
            guarantee amount by Party A to Party B.

      3.    This agreement is in quadruplicate. Party A and B shall each have
            two copies, all of these having equal validity.


Party A: Kwanasia Electronics             Party B: Lan Wang Electronics
         Company Limited                           Development Co. Ltd.

Company Chop of Kwanasia Electronics      Company Chop of Lan Wang
      Company Limited                     Electronics Development Co. Ltd.

Legal Representative:                     Legal Representative:
Tam Man Chi                               Wong Kin Chun
(Signed)                                  (Signed)

Date:  18 January 2000                    Date:  18 January 2000


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                       SUPPLEMENTARY AGREEMENT FOR LEASING

Both parties, through negotiations, agree the following supplementary agreement:

1.    Deduction from aggregate floor areas: 2/F of office building (574.10
      square meters) (already rented out) 3/F of office building (564.31
      square meters) (afforded by Lan Wang)
      ---------------------------------------------------------------

      The new rented area is: 13,007.79 - 574.10 - 564.31 = 11,869.38 square
      meters The new monthly rental is: 11,869.38 x 8.5 = 100,889.73 DOLLARS
      All other terms will be executed according to the original contract.

2.    Having considered that the factory has been used for more than 6 years,
      there are many damages, Lan Wang Co. requests the decoration company to
      provide quotation. The basic maintenance charge is DOLLARS THREE HUNDRED
      THOUSAND. Both parties have the responsibility to maintain and take care
      the factory, therefore, they reached the following agreement: Lan Wang
      Company will pay DOLLARS TWO HUNDRED THOUSAND and Kwanasia Company will
      pay the 2002 rental for one time, the interest thereon will be around
      DOLLARS ONE HUNDRED THOUSAND, then Lan Wang Company will be responsible to
      maintain the factory, any insufficient amount will be borne by Lan Wang
      Company.

3.    This supplementary agreement will takes effect from January 1, 2002.


Lan Wang Electronics                      Kwanasia Electronics Co. Ltd.
Development Co. Ltd.

Company Chop of Lan Wang                  Company Chop of Kwanasia
Electronics Development Co. Ltd.          Electronics Co. Ltd.

Legal Representative:                     Legal Representative:
Wong Kin Chun                             Tam Man Chi
(Signed)                                  (Signed)

Date:  30 December 2001                   Date:  31 December 2001