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                                                                     EXHIBIT 4.9

                                  TRANSLATION

                                TENANCY AGREEMENT

         Lessor (Party A)     : Shenzhen Shekou NanShui Enterprises Shareholding
                                Co. Ltd.
         Address              : NanShui Office Building, 11 Garden South Road,
                                Shekou
         Postal Code          : 518067
         Representative       :
         Address              :
         Postal Code          :

         Lessee (Party B)     : Jetcrown Industrial (Shenzhen) Limited
         Address              : 2/F, Block D, Wing Village Industrial Estate
         Postal Code          :
         Business Registration No. or Identity Card No.:
         Representative       :
         Address              :
         Postal Code          :

                  According to " Contract Law of People's Republic of China ",
"Law of City Property Management of People's Republic of China ", " Shenzhen
Special Economic Zone Leased Property Ordinance " and its executing regulations,
and through the sufficient negotiation of Party A and Party B, they signed this
contract.

         1.       Party A owns and leases the property situate at 2/F-5/F.,
                  Block E, Wing Village Industrial Estate, Garden South Road,
                  Shekou, Nanshan District, Shenzhen ( hereunder called the
                  leased property ) to Party B. The area of the leased property
                  is 4,094.00 square meters in total. The building has five
                  stories.

                  Title owner of the leased property: Shenzhen Shekou NanShui
                  Enterprises Shareholding Co. Ltd.; the legal purpose of the
                  leased property : factory.

         2.       The rental for the leased property is calculated based on
                  DOLLARS FIFTEEN RENMINBI (RMB15.00) per square meter per
                  month. The total monthly rental is DOLLARS SIXTY ONE THOUSAND
                  FOUR HUNDRED AND TEN RENMINBI (RMB61,410.00).

         3.       Party B should pay the first month's rental on or before 1 May
                  2003.Total amount is DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED
                  AND TEN RENMINBI (RMB61,410.00).

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         4.       Party B should pay the rental to Party A before 15th of each
                  month. Party A should provide tax invoice to Party B upon
                  receiving the rental.

         5.       The rental period for the leased property starts from 1 June
                  2003 to 31 May 2007.

                  The aforementioned rental period should not exceed the
                  approved useful period of the land, any portion which exceeds
                  should become void. Any loss arise from this reason should be
                  treated according to the agreed terms; if nothing agreed in
                  the contract, Party A should bear the liability.

         6.       Party A should lease out the property for legal purpose.

                  Party B should use the property for legal purpose and cannot
                  change the purpose at his own discretion.

                  If Party B intends to change the legal purpose of the leased
                  property, he should get Party A's approval in writing. In
                  addition, he should submit the application for change of use
                  of property to the Property Management Department, according
                  to the relevant rules and regulations. The legal purpose can
                  be changed only after approval has been granted.

         7.       Party A should hand over the leased property to Party B before
                  1 May 2003 and handle the hand over procedure.

                  If Party A hand over the leased property later than the
                  aforementioned date, Party B can request to postpone the valid
                  date of this contract. Both parties should make this agreement
                  in writing and report to the Contract Registration Registry.

         8.       Upon the hand-over of the leased property, both parties should
                  ascertain the current conditions of the leased property and
                  its associated facilities; the relevant situations of the
                  associated assets and list out in the appendix of the
                  contract.

         9.       Upon Party A hand-over the leased property, he can request
                  Party B to pay a guarantee sum, which should not exceed three
                  months' rental, that is DOLLARS EIGHTY SEVEN THOUSAND RENMINBI
                  (RMB 87,000.00).

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                  Party A should provide a receipt to Party B when receiving
                  Party B's guarantee sum.

                  Party A will refund the guarantee sum under the following
                  conditions:

                  (1)      no damage on the structure of the leased property and
                           restore the original state of the property

                  (2)      no unpaid rental; management fee; water and
                           electricity charges; and charge for electrical lift

                  All the aforementioned conditions should be fulfilled.

                  Party A has the right not to refund the guarantee sum under
                  any of the following situations:

                  (1)      there is a damage on the structure of the leased
                           property and Party B refused to restore the original
                           state of the property

                  (2)      there is unpaid rental; management fee; water and
                           electricity charges; and charge for electrical lift

         10.      During the rental period, Party A shall be responsible to pay
                  for the property's landuse fees; the tax liabilities arise
                  under this lease and the rental management fees of the
                  property. Party B shall be responsible to pay the water and
                  electricity charges, sanitary expenses, house ( building )
                  management fee and all other expenses arising from leasing the
                  property on time.

         11.      Party A should make sure the leased property and its
                  associated facilities can fulfill the purpose of leasing and
                  make sure that its security complies with the relevant rules
                  and regulations.

                  If Party B suffers from personal or economical damage in the
                  leased property, which is due to Party A's mistake,
                  deliberately or not, Party B has the right to request for
                  compensation from Party A.

         12.      Party B should use the property and its associated facilities
                  in a reasonable manner. Party B is not allowed to engage in
                  unlawful activities in the leased property. Party A cannot
                  interfere or obstruct Party B if the latter engaged in normal
                  and reasonable use of the leased property.

         13.      During the rental period, not because of Party B's mistake, if
                  there is an occurrence of damage or out of order of the
                  property and its facilities which will prevent its safe and
                  normal use, Party B should inform Party A in time and carry
                  out effective measures to prevent the damage to become more
                  serious; Party A after receiving Party B's notice should carry
                  out repairs and maintenance works within one day or authorized
                  Party B to repairs on his behalf; if Party B cannot reach
                  Party A or Party A does not repair the property within the
                  stipulated time limit, Party B can repair it instead after
                  getting the certification of the agreement registration
                  authority.

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                  If the situation is in emergency, the repairs and maintenance
                  should be carry out at once, Party B should repairs on Party
                  A's behalf and inform Party A without delay.

                  The repairs expenses incurred under the two aforementioned
                  situations (including Party B repairs on Party A's behalf and
                  reasonable expenses for avoiding the damage to become more
                  serious ) should be borne by Party A. If Party B does not
                  fulfill the two aforementioned responsibilities, he has not
                  inform Party A in time or carry out effective measures and so
                  as to enlarge the loss, such enlargement of repair charges
                  should be borne by Party B.

         14.      If due to Party B's inappropriate and unreasonable use, there
                  is an occurrence of damage or out of order of the property and
                  its facilities, which will prevent its safe and normal use,
                  Party B should inform Party A in time and take the
                  responsibility to repair or provide compensation. If Party B
                  refuses to compensate or repair, Party A can repair on Party
                  B's behalf after getting the certification of the agreement
                  registration authority, the relevant expenses should be borne
                  by Party B.

         15.      During the tenancy period, Party A or B wants to alter, expand
                  or renovate the property, Party A and B should sign a separate
                  written agreement.

                  The aforementioned situation should get the approval of the
                  relevant department according to the regulations and the work
                  can be commenced after the approval has been granted.

         16.      During the rental period, Party B cannot sublet, partly or
                  wholly, the property to third party.

         17.      During the tenancy period, Party A wants to sell the property
                  either wholly or partly, he should give one month written
                  notice to Party B. Party B has the first priority to purchase
                  the property under the same conditions offered by the third
                  party.

                  When the property right has been transferred to a third party,
                  Party A has the responsibility to inform the new owner to
                  completed the contract as if the property right hasn't change
                  when signing the sales and purchase agreement.

         18.      During the tenancy period, the contract can be terminated or
                  amended under either one of the following conditions:

                  (1)      an occurrence of natural disasters or accident, and
                           as a result the contract cannot be completed;

                  (2)      the government decides to confiscate, purchase, or
                           make a requisition of the land on which the aforesaid
                           property builds and the property has to torn down as
                           a result;

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                  (3)      agreement between Party A and B through negotiations.

         19.      Party A can request Party B to provide a compensation of
                  DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED AND TEN RENMINBI (RMB
                  61,410.00 ) for the loss suffered by him, under any of the
                  following situations:

                  (1)      Rental from Party B becomes overdue for 30 days ( 1
                           month ) or more;

                  (2)      Party B refuses to pay all kinds of expenses for more
                           than DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED AND TEN
                           RENMINBI ( RMB61,410.00 ), which may cause loss to
                           Party A;

                  (3)      Party B engaged in illegal activities in the leased
                           property, damaged the benefits of the public and
                           others;

                  (4)      Party B altered the property's structure or its legal
                           purpose at his own discretion;

                  (5)      Party B violates the Item (14) of this agreement, he
                           refuses to take up the repairs liabilities or pay the
                           repair expenses, so that the leased property or its
                           facilities has a serious damage;

                  (6)      Party B renovates the property without getting the
                           agreement of Party A and the approval of the relevant
                           department;

                  (7)      Party B sublet the property to third party at his own
                           discretion.

                  Party A can request Party B to compensate the loss or request
                  Party B to bear the liability for breach of contract. In
                  addition, Party A can, according to the conditions to
                  terminate the contract or request Party B to amend the
                  contract terms.

         20.      Party B can request Party A to provide a compensation of
                  DOLLARS SIXTY ONE THOUSAND FOUR HUNDRED AND TEN RENMINBI (RMB
                  61,410.00 ) for the loss suffered by him, under any of the
                  following situations:

                  (1)      Party A delayed the handover of the property for more
                           than ten days;

                  (2)      Party A in breach of the section (1) of Contract Item
                           (11), as a result, the property cannot be used for
                           the purpose as stated before;

                  (3)      Party A in breach of the Contract Item (13), in other
                           words, he refused to bear the responsibility of
                           repair and maintenance or paid the related expenses;

                  (4)      Without the agreement of Party B and the approval of
                           the relevant government department, Party A carries
                           out the alteration, expansion, or renovation works.

                  Party B can request Party A to compensate the loss or request
                  Party B to bear the liability for breach of contract. In
                  addition, Party A can, according to the conditions to
                  terminate the contract ( Party B should inform Party A in
                  writing after receiving the compensation and hand-over the
                  property to Party A) or request Party A to amend the contract
                  terms.

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                  Party B is not required to pay the rental for the period from
                  informing Party A to the date of receiving the compensation
                  from Party A.

         21.      Upon the expiry of the contract, Party B should move out
                  within ten days of the expiry and then hand over the same to
                  Party A. Party B should make sure the leased property and its
                  associated facilities are in good conditions ( except the
                  normal depreciation ), and at the same time, Party B should
                  clear up all the expenses which should be borne by him and
                  completed all hand-over procedures.

                  Party B does not move out on time or hand over the property,
                  Party A has the right to get possession of the property and he
                  can charge a penalty of two times the rental for the period.

         22.      Upon the expiry of the tenancy agreement, if Party B wants to
                  renew the contract, he should inform Party A one month before
                  the expiry. If Party A continues to rent out the property,
                  Party B should be given a first priority to be the lessee
                  under the same conditions as offered by third party.

                  If both parties can reach an agreement on renewal, they should
                  sign a new contract, which should be re-registered with the
                  Contract Registration Registry.

         23.      Party A and B should take the initiative to comply with all
                  the terms of the contract. If either party is in breach of the
                  contract, he should bear the responsibilities according to the
                  terms stipulated in the contract.

         24.      If there is anything not provided in this contract, Party A
                  and B can make an agreement on this area and insert it in the
                  appendix. The contents of the appendix are part of the
                  contract, they are of equal validity with the contract after
                  signed and chopped by both parties.

                  During the tenancy period, if Party A and B reach an agreement
                  on the change of this contract, they should register the
                  change with the original Contract Registration Registry. The
                  agreement has the equal validity with the original contract
                  after registration.

         25.      If there shall be any dispute arising on the contract, it
                  should be solved by the discussions and negotiations of both
                  parties. If there shall be no agreement made in negotiation,
                  mediation can be made through the Contract Registration
                  Registry, if mediation does not work, they can request
                  arbitration from the Shenzhen Arbitrating Committee.

         26.      This contract takes effect after signed by two parties.

                  Party A and B should register this contract with the relevant
                  department within ten days of the effective date.

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         27.      This contract is written in Chinese.

         28.      This contract is made in four copies, each party will keep
                  one, one copy to Contract Registration Registry and the
                  remaining to the relevant department.

         Party A ( Signature & Chop):               < Signed >
         Authorized Representative:
         Contact Telephone No.:
         Bank Account No.:
         Authorized Agent ( Signature & Chop):

         Party B (Signature & Chop):         < Signed >
         Authorized Representative:
         Contact Telephone No.:
         Bank Account No.:
         Authorized Agent ( Signature & Chop):

         Register ( Signature & Chop ):

         Contract Registration Registry ( Signature & Chop):
                                                             30 May 2003