<PAGE>   1
                                                                    EXHIBIT 4.11


                                  TRANSLATION


                               TENANCY AGREEMENT

Lessor (Party A)       :   Shenzhen City Nin Fung Real Property Co. Ltd.
Address                :   Nin Fung Building, Industrial Five Road and 10 Yuen
                           Shan Road, Shekou, Shenzhen.
"Leased Property Permit"    :
Representative              :
Address                     :

Lessee (Party B)       :  Jetcrown Industrial (Shenzhen) Limited
Address                :  4/F, Block D, Wing Village Industrial Estate, Shekou,
                          Shenzhen.

Business Registration No. or Identity Card No. :

               According to "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.

The contents of the contract are as follows:

1.      Party A owns and leases the property situate at 1/F-3/F., of Block B,
        Wing Village Industrial Estate, Shekou, Shenzhen to Party B. The
        construction area is 5,226.00 square meters in total.

2.      The rental period for the said property is three years, starting from 1
        January 2001 to 1 January 2004.

3.      Party B can use the property for industrial purpose. Party A should make
        sure the leased property can be used for the aforesaid purpose and
        comply with the relevant fire prevention and security regulations of the
        country. In case Party B use the property for the other purpose, the
        approval of Party A should be sought. And Party B should complete all
        the reporting and approval procedures in respect of the change of
        property use according to the relevant legal regulations.

4.      Party A should make sure the usage of the property as mentioned in Term
        3 above complies with the relevant rules and regulations. On the other
        hand, Party B should make sure the property usage complies with the
        rules as well during the rental period.


<PAGE>   2
5.      The rental for the property is calculated at DOLLARS TWENTY-FIVE AND
        EIGHTEEN RENMINBI (RMB25.00 AND RMB 18.00) per square meter of
        construction area per month for 1/F; 2/F and 3/F respectively. Total
        rental for three years is DOLLARS THREE MILLION SIX HUNDRED THIRTY
        THOUSAND RENMINBI (RMB3,630,000.00) which is made at one time at 5%
        discount and the amount is round up to ten thousand dollar.

6.      Party A should hand over the property for Party B use on or before 31
        December 2000. If the hand over date is later than that of the
        aforementioned, Party B is entitled to request to defer the effective
        date of the agreement, both parties should provide this term in writing.

7.      During the rental period, Party A shall be responsible to pay for the
        property tax, landuse fees and the rental housing management fees of the
        property. Party B shall be responsible for the water, electricity,
        cleaning and management charges. Management charge will be determined
        later.

8.      For the first month, Party A pay on behalf of Party B for those expenses
        should be borne by Party B. Party B should repay the said sum within ten
        days after the first month of usage. After that, Party B should prepay
        the said expenses. The amount to be prepaid equals to the actual sum for
        the previous month. The prepayment will be settled in next month. Party
        A should provide relevant documents to support the amount he collected.
        If Party B prepays the sum less than that for the whole month, Party A
        has the right to request Party B to do so. If Party B doesn't pay for a
        month, Party A is entitled to stop the provision of the relevant
        facilities for Party B's use. In case both parties provided otherwise,
        it will follow their agreement.

9.      This agreement sets out to provide the deposit guarantee. When Party A
        hand over the property, he is entitled to collect a guarantee sum which
        equals to one month's rental, i.e. DOLLARS ONE HUNDRED SIX THOUSAND AND
        TWO HUNDRED SIXTY TWO RENMINBI (RMB106,262.00). After receiving the
        guarantee sum from Party B, Party A should provide receipt to Party B.
        Both parties should take the initiative to comply with all the terms set
        out in this agreement. If either party break the contract, then he
        should bear the legal responsibilities arising from this break.

10.     Party A should ensure the security of the property and its internal
        facilities complies to the relevant provisions of rules and regulations.
        Party B should use the property in normal way and protect the internal
        facilities of the property and prevent any abnormal damage. Upon the
        expiry of the agreement, Party B should hand over the property on time
        and ensure the property and its facilities are in good conditions
        (except normal depreciation), and should settle all those expenses borne
        by Party B.


<PAGE>   3

11.     During the rental period, 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; Party A after receiving Party B's notice should
        carry out repairs and maintenance works within seven days; if Party B
        cannot reach Party A or Party A refuses to repair, Party B can repair it
        instead after getting the certification of the agreement registration
        authority. Party A should bear the expenses arising from any maintenance
        (including those paid by Party B on behalf) under this term.

12.     If there is an occurrence of damage or out of order of the property and
        its facilities which arising from Party B's improper or unreasonable
        use, Party B should bear this responsibilities and repair or provide
        compensation in time. If Party B refuses to repair or compensate, Party
        A can repair it on behalf of Party B after getting the certification of
        the agreement registration authority. The repairs and maintenance
        charges should be borne by Party B.

13.     During the tenancy period, if Party A wants to alter, expand or renovate
        the property because of needs, with the agreement of Party B and
        approval of the relevant government department, improvement works can be
        carried out then. Both parties should sign a separate written agreement
        on this area. Similarly, Party B can renovate the property with the
        agreement of Party A and the approval of the relevant government
        department. Regarding this area, a separate written agreement is
        required as well.

14.     Without the written agreement of Party A, Party B is not allowed to
        sublet the property to third party either partly or wholly. With Party
        A's agreement to sublet the property, Party B should complete the
        registration procedures with the Leasing Property Department. But the
        period of sublet should not be longer than that of the original tenancy
        agreement made between Party A and B. Party B should also make sure the
        third party will not re-sublet the property to the fourth party.

15.     During the tenancy period, Party A wants to sell the property either
        wholly or partly, he should give one month notice to Party B. Party B
        has the first priority to purchase the property under the same
        conditions offered by the third party. If the property right has been
        transferred to a third party, Party A should make sure the new owner
        completed the contract as if the property right hasn't change.


<PAGE>   4

16.     During the tenancy period, the contract will be terminated automatically
        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 make a requisition of the land on
                which the aforesaid property builds and the property has to torn
                down as a result;

        (3)     the "Leased Property Permit" of Party A becomes void.

        If termination of contract is due to (3) above, Party A should indemnify
        Party B for any loss incurred.

17.     Party A reserves the right to terminate the contract because of either
        one of the following conditions. Party B should indemnify Party A for
        any loss incurred by the latter because of the termination of the
        contract.

        (1)     Party B doesn't pay the rental for more than one month;

        (2)     The miscellaneous expenses should be paid by B becomes overdue;

        (3)     Without the permission of Party A and the relevant government
                department, Party B change the use of the property;

        (4)     Party B in breach of the provision set out in Item (12), in
                other words, he refused to bear the responsibility of repair and
                maintenance or paid the related expenses and as a result, the
                property becomes serious damaged;

        (5)     Without the written permission of Party A and the relevant
                government department, Party B renovate the property;

        (6)     Without the permission of Party A, Party B sublet the property
                to third party.

        Party A terminates the contract based on the aforesaid situations, he
        should order Party B to move out and take possession of the property by
        giving a written notice. Any remaining balance of the prepaid amount
        made by Party B should be returned to Party B. But Party B has no right
        to request the refund of rental deposit.

18.     Party B reserves the right to terminate the contract because of the
        following conditions. Party A should compensate Party B for any loss
        incurred arising from the termination.

        (1)     Party A delayed the handover of the property for more than one
                month;

        (2)     Party A in breach of the contract term (4), as a result, the
                property cannot be used for the purpose as stated before;

        (3)     Party A in breach of the contract term (11), in other words, he
                refused to bear the responsibility of repair and maintenance or
                paid the related expenses, and as a result, the property cannot
                be used for the purpose as stated before;


<PAGE>   5

        (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 terminates the contract because of the aforesaid conditions, he
        should give a written notice to Party A and he should move out at once.
        In this situation, Party B has the right to request Party A to
        compensate two times of the rental deposit, and refund the excess amount
        of the prepayment.

19.     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.

20.     Upon the expiry of the contract, Party B should move out within thirty
        days of the expiry and then hand over the same to Party A. Party B
        doesn't move out and hand over the property, Party A can sue Party B
        through Court of People.

21.     If Party B doesn't pay the rental, he should pay a delay charge to Party
        A.

22.     If Party B sublet wholly or partly of the property to third party
        without getting the permission of Party A, he is then required to pay an
        indemnity.

23.     If either party do not comply with the terms of the contract, and any
        loss of the other party arises from this, the party who break the
        contract should indemnify the actual loss and expected income of the
        victim party.

24.     If both parties want to insert or delete terms, it can be made in the
        Supplementary Clause. The provisions of Supplementary Clause and the
        main contract are of equal validity. If there shall be anything that is
        not provided for by this agreement, the parties can make any supplement
        after negotiation, and the supplement will of equal validity with the
        main contract only after the certification of the Contract Registration
        Registry.

25.     If there shall be any dispute arising through fulfillment, it should be
        solved by the discussions and negotiations of the parties. If there
        shall be no agreement made in negotiation, mediation can be made through
        the Contract Registration Registry or (1) request arbitration from the
        Shenzhen Arbitrating Committee (2) raise a prosecution in People's
        Court. (Both parties should choose either one of the above two ways and
        tick as appropriate on the contract).

26.     This contract is written in Chinese.

27.     This contract is made in three copies, each party will keep one and the
        remaining one will be kept in the Contract Registration Registry.


<PAGE>   6

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

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):


                                                       September 29, 2000

Register (Signature & Chop):                           (Signed)

                                                       September 29, 2000

Contract Registration Registry (Signature & Chop):     (Signed)

                                                       September 29, 2000