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                                                                     EXHIBIT 4.5

                                  TRANSLATION

                SALE AND PURCHASE AGREEMENT OF BLOCK G BUILDING

            Shenzhen Shekou Real Property Company and Jetcrown Industrial
(Shenzhen) Limited, through sufficient negotiation, they concluded the following
agreement:

        1.     Shenzhen Shekou Real Property Company will sell a block of
               building i.e. Block G, Wing Village Industrial Estate, NanShui to
               Jetcrown Industrial (Shenzhen) Limited. The selling price is
               DOLLARS TWELVE THOUSAND MILLION RENMINBI (RMB 12,000,000.00).
               The transaction takes effect on November 16, 2000. After that
               date, Jetcrown Industrial (Shenzhen) Limited is not required to
               pay the rental. In principle, Jetcrown Industrial (Shenzhen)
               Limited already owns the property right of Block G, only pending
               for handling the transfer of property right procedures. The
               construction structure of Block G is complex in form, the
               construction area is 10,368.50 square meters. The Property
               Certificate No.: 4000021369.

        2.     Because of financial dispute, the Block G building has been
               confiscated and sealed by Senior People's Court of GuangDong
               Province. During this period, Shenzhen Shekou Real Property
               Company does not has the right to transfer the property right of
               Block G, as such, after signing this contract, Jetcrown
               Industrial (Shenzhen) Limited agrees to pay DOLLARS EIGHT
               MILLION RENMINBI (RMB8,000,000.00) in advance to Shenzhen
               Shekou Real Property Company, so that Shenzhen Shekou Real
               Property Company can settle the financial dispute and as a result
               to release the confiscation and seal order of the court. At the
               same time, this amount is also treated as the down payment of
               purchasing Block G building. The balance payment will only be
               paid only after the Senior People's Court release the order and
               both parties sign a formal property right transfer contract.

        3.     Jetcrown Industrial (Shenzhen) Limited should pay DOLLARS EIGHT
               MILLION RENMINBI (RMB8,000,000.00) to Shenzhen Shekou Real
               Property Company on or before October 27, 2000. After both
               parties sign the formal "Property Sale and Purchase Agreement",
               Shenzhen Shekou Real Property Company will refund the previous
               rental deposit of Block G to Jetcrown Industrial (Shenzhen)
               Limited.

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        4.     Shenzhen Shekou Real Property Company promise: Within two months
               from receiving DOLLARS EIGHT MILLION RENMINBI (RMB8,000,000.00)
               from Jetcrown Industrial (Shenzhen) Limited, Shenzhen Shekou Real
               Property Company should complete all the procedures for Senior
               People's Court to release the confiscation and seal order. And
               within one week from releasing the order, Shenzhen Shekou Real
               Property Company should sign the formal "Property Sale and
               Purchase Agreement" with Jetcrown Industrial (Shenzhen) Limited
               at once. Moreover, Shenzhen Shekou Real Property Company should
               complete all the documents relating to the Property Right
               Certificate with Country Property Council. All expenses incurred
               relating to handling these documents should be borne by Shenzhen
               Shekou Real Property Company. (Except the contract tax set by the
               Country)

        5.     The execution of the aforementioned terms should still go on, no
               matter there is any other financial problem of both parties.
               Otherwise, the party in breach of contract should additional pay
               30% indemnity i.e. DOLLARS THREE MILLION SIX HUNDRED THOUSAND
               RENMINBI (RMB3,600,000.00) to the other party.

        6.     Shenzhen Shekou Real Property Company will not sign a new
               contract or renew contract with other parties in relation to the
               leasing of the property in Block G and he has the responsibility
               to inform the tenant to move out upon the expiry of the contract
               on or before November 1.

        7.     This contract is made in three copies, each party will keep one
               and will has one copy. This contract takes effect after three
               parties sign the contract. 1

        Jetcrown Industrial (Shenzhen) Limited
        Authorized Representative:                (Signed & Chopped)

        Shenzhen Shekou Real Property Company
        Authorized Representative:                (Signed & Chopped)

        Arbitrator:                               (Signed)

                                                                October 25, 2000