<PAGE>

                                                                   Exhibit 10.18

[LOGO]


                                LETTER OF INTENT
                                ----------------

     This Letter of Intent (this "LOI") is made this 20th day of March 2000
("Effective Date") by and between iAsiaWorks (H.K.) Limited ("IAW") whose
principal place of business is at 31st Floor, Shell Tower, Times Square, 1
Matheson Street, Causeway Bay, Hong Kong and iAdvantage Limited a Hong Kong
company whose registered address is at 36/F, Standard Chartered Tower,
Millennium City, 388 Kwun Tong Road, Kwun Tong, Hong Kong ("iAdvantage"). IAW
and iAdvantage are individually referred to as a "party" and collectively as the
"parties".

RECITALS

A.  IAW is engaged in the business of Internet services and possesses strategic
    and operational capabilities in the development and operation of a broad
    variety of Internet businesses.

B.  The parties want to explore the most effective and efficient means whereby
    IAW can operate a data center at the premises in the building to be erected
    on all that piece or parcel of ground registered at the Urban Land Registry
    as The Remaining Portion of Chai Wan Inland Lot No.30 intended to be known
    as Mega iAdvantage (which premises is more particularly described in
    Schedule 1 hereto and is referred to as "the said Premises" and the building
    is referred to as "the Building") and iAdvantage is prepared to procure the
    fitting out of the said Premises and lease to IAW by the date herein
    provided, and to formalize such objective(s) in one or more binding
    agreements ("Agreement(s)") to be negotiated as provided for in this
    Agreement(s), including not limited to the Lease (as defined in clause 2.1).


[*]-CERTAIN INFORMATION IN THIS EXHIBIT HAS BEEN OMITTED AND FILED SEPARATELY
    WITH THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT
    TO THE OMITTED PORTIONS.

                                     Page 1
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     NOW, THEREFORE, in view of the foregoing premises, the parties hereby
mutually agree as follows:

1.   Interpretation
     --------------

1.1  In this Letter of Intent:-
(a)  the following words and expressions shall, save to the extent the context
     otherwise requires, have the following meanings:-

     "Force Majeure Events"         means any event of national emergency war
                                    civil unrest riots labour strikes
                                    prohibitive government regulation Acts of
                                    God natural calamities or other causes as
                                    may be determined by an independent
                                    arbitrator to be beyond the control of the
                                    relevant party.

     "Hong Kong"                    means The Hong Kong Special Administrative
                                    Region

     "Substantial Completion"       means the event set out in clause 3
                                    hereunder

     "Trouble Free Operation"       means the availability (details of which are
                                    subject to further negotiation and to be set
                                    out in the Final Agreed Technical Schedule
                                    under Clause 2.3.1 herein, failing agreement
                                    by the parties to be determined by a
                                    Chartered Engineer nominated by either the
                                    Institution of Electrical Engineers or the
                                    Chartered Institute of Building Services
                                    Engineers) of the services to be procured
                                    and constructed by iAdvantage save and
                                    except interruption in services due to
                                    breakdown of supply of utility service out
                                    of the reasonable control of iAdvantage and
                                    misuse of the systems by IAW or its
                                    employees agents or contractors or the
                                    happening of a Force Majeure Event.

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2.   General Undertaking.
     -------------------

2.1   The parties intend that IAW will have the following responsibilities under
      this Letter of Intent, namely, IAW shall, subject to the satisfaction of
      the obligations of iAdvantage, as specified in clauses 2.2 and
      2.3,("Conditions Precedent") enter into a lease with the terms as set out
      in Schedule 1 ("the Lease").

2.2   The parties intend that iAdvantage will have the following
      responsibilities under this Letter of Intent, namely, iAdvantage shall as
      Conditions Precedent to the execution and delivery of the Lease, deliver
      to IAW a facilities management capability, sufficient for it to operate as
      a full scale commercially acceptable data center at the said Premises on
      the Commencement Date (as defined and costed in Schedule 1). iAdvantage
      shall be solely responsible (notwithstanding permitted sub-contracting)
      for the design, procurement, construction, hand over, training,
      negotiation and execution of associated documentation, such documentation
      to be reasonably necessary or required by IAW, in accordance with the
      attachments to this Letter of Intent. These attachments shall include but
      not be limited to Detailed Specifications supplied by iAdvantage and
      agreed to by IAW (marked ATTACHMENT I), Cost Formula (marked ATTACHMENT
      II) and Proforma Technical Schedule (marked ATTACHMENT III) (herein
      collectively referred to as "the Attachments").

2.3   The agreed milestones to be incorporated into the Agreement(s) will be as
      follows:

2.3.1 subsequent to the signing of this Letter of Intent the parties will in
      good faith negotiate a final cost of the obligations of iAdvantage under
      the Agreement(s) ("Obligations"), based on the development of an agreed
      detailed design as specified in the Attachments and a final estimate
      calculated in good faith and given by iAdvantage ("the Final Agreed
      Technical Schedule") on or before the 31st day of May 2000. The said
      Premises will be fitted out in accordance with the Final Agreed Technical
      Schedule and handed over to IAW by the Commencement Date. IAW shall give
      iAdvantage written notice of any defect within 12 months of the
      Commencement Date. Following 12 months continuous Trouble Free Operation
      subsequent to Substantial Completion and in the absence of any reasonable
      cause for objection in writing by IAW, IAW is deemed to have accepted the
      performance of the Obligations ("Final Acceptance"). IAW shall be entitled
      to withhold as retention money, for the punctual and complete performance
      of the Conditions Precedent, an amount equal to 5% of the rent per month
      reserved under the Lease which retention money shall be released to
      iAdvantage upon Final Acceptance.

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2.3.2  The parties will in good faith negotiate and use their best endeavors to
       execute the Agreement(s) on or before the 31st May 2000 to give effect to
       the matters contemplated herein and such other matters as they may
       mutually agree in writing. iAdvantage shall produce a construction
       schedule for the progress of the construction works specified under the
       Final Agreed Technical Schedule within 4 weeks from the execution of the
       Agreement(s), which is reasonably acceptable to IAW Provided That, unless
       otherwise agreed in writing, IAW`s acceptance of the construction
       schedule shall not in any event be implied to limit IAW's remedies under
       this Letter of Intent.

2.3.3  In addition to the terms and conditions expressly agreed herein, the
       Agreement(s) will also contain such terms and conditions as are customary
       in agreements of that nature or as may be reasonably required or
       necessary to give effect to the intentions of the parties, to avoid and
       where necessary, resolve disputes between them. The Attachments shall
       constitute the major elements for the terms and conditions in the
       Agreement(s), the parties shall not materially deviate from such elements
       in their negotiation of the Final Agreed Technical Schedule and the final
       terms and conditions of the Agreement(s).

2.3.4  IAW shall appoint an agent, whose particulars shall be submitted to
       iAdvantage for record, to act as their nominated agent ("the Nominated
       Agent") throughout the design, procurement, construction, hand over and
       associated documentation work in accordance with Final Agreed Technical
       Schedule. The Nominated Agent shall be empowered to monitor on behalf of
       IAW the quality, construction and schedules referred to in this Letter of
       Intent. Any deviations from this Letter of Intent and its Attachments
       will be transmitted by the Nominated Agent to IAW and iAdvantage as set
       forth in the non-conformity procedure agreed to by the parties.

2.4   iAdvantage shall be responsible for the training of IAW staff in respect
      of and concerning the installed equipment for the purpose of enabling
      IAW's staff to properly operate the equipment installed throughout the
      Term (as defined in Schedule 1). iAdvantage will be responsible for
      maintaining the systems installed by them at the said Premises, pursuant
      to the Obligations, throughout the Term. iAdvantage shall, upon request,
      promptly produce to IAW such records in respect of or concerning the
      Obligations.

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3.  Substantial Completion
    ----------------------

    Upon all systems to be provided by iAdvantage has been installed and become
    functional in accordance with the Final Agreed Technical Schedule or any
    subsequent modification agreed in writing between the parties ("Substantial
    Completion"), iAdvantage shall produce a certificate from its qualified
    architect ("the Architect") to that effect If IAW shall not give any written
    notice of objection (such notice of objection shall not be unreasonably
    given or delayed) within fourteen (14) days from the date of the architect's
    certificate being delivered to IAW, the date of such certificate shall be
    the date of Substantial Completion of the fitting out at the said Premises.

4.  Subsequent Adjustments
    ----------------------

    In the event of any variation or modification to the Final Agreed Technical
    Schedule, the rental and management fee for the lease shall be adjusted to
    reflect the increase in costs arising from or relating to the variation or
    modification (herein referred to as "Subsequent Adjustment")

5.  Confidentiality
    ---------------

5.1 Each party undertakes to refrain from disclosing (a) the existence, nature
    or terms of this Letter of Intent and/or the terms of the transactions
    referred to herein or (b) the confidential documents and information
    exchanged by the parties in anticipation of or furtherance of the actions
    contemplated in this Letter of Intent (hereinafter "Confidential
    Information") without prior written consent from the other party, except in
    the following circumstances:

    (a)  in the event that any Confidential Information is known to the party
         receiving the same prior to the disclosure thereof by the disclosing
         party or becomes known to the party receiving such information from a
         third party not involving any breach of this Letter of Intent;

    (b)  in the event that either of the parties is required to disclose the
         Confidential Information in order to comply with any law, rule, order,
         administrative or court resolution or arbitration decision;

    (c)  in the event that the Confidential Information is generally known by
         the public or has been publicly disclosed; or

    (d)  the parties agree in writing that it be disclosed to specified persons,
         upon such terms and conditions as the parties may agree and specify.

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5.2  The foregoing obligations regarding Confidential Information shall not
     prohibit disclosure to (a) directors, employees or advisors and the other
     representatives of either party whose duties require them to know the
     Confidential Information (such persons shall be required by the party with
     whom they are employed or associated to uphold the confidentiality of
     Confidential Information made available to them) and (b) potential sources
     of financing, who, in turn, shall be required by the party providing
     Confidential Information to it to uphold the confidentiality of the
     Confidential Information made available to it.

5.3  Each party undertakes to refrain from making any public announcement on
     matters contained in this Letter of Intent without prior written notice to
     and approval thereof by the other party. The parties shall mutually agree
     upon the content of any such disclosure.

6.  Deposit
    -------

    An initial deposit equivalent to half (1/2) month's rental ("Initial
    Deposit") is payable upon the signing of this Letter of Intent which shall
    be applied towards part of the deposit payable under the Agreement(s) and
    the Lease respectively. The balance of deposit equivalent to Two and a half
    months' Rental is payable upon signing of the Agreement(s) in the following
    manner:-. IAW shall produce a bank guarantee for the amount equivalent to
    three months' rental issued by a licenced bank in Hong Kong in a form to be
    approved by iAdvantage upon the execution of the Agreement(s) whereupon
    iAdvantage shall immediately return to IAW the Initial Deposit without
    interest whatsoever. The said bank guarantee shall remain valid and shall
    not expire until the issuance of a replacement bank guarantee for the same
    amount to cover the lease term as required under the Agreement(s) of by the
    relevant bank upon the execution of the Lease.
    The said deposit or bank guarantees shall be held by iAdvantage free of any
    interest subject to the terms and conditions of this Letter of Intent and
    the Agreement(s), as the case may be. If IAW shall fail to enter into the
    Agreement(s) or the Lease, as the case may be, or fail to observe perform or
    complied with any of the terms and conditions of this Letter of Intent or
    the Agreement(s) or the Lease, as the case may be, and IAW fails to remedy
    such non-observance non-performance or non-compliance within 14 days from a
    written notice from iAdvantage or the landlord ,as the case may be,
    iAdvantage shall be entitled to forfeit the Deposit paid by IAW or call upon
    the bank to pay over the sum guaranteed , as the case may be, as liquidated
    damages but not as penalty without prejudice to the alternative right of
    iAdvantage to claim any further loss or damages or other remedies to which
    it is entitled including but not limited to decree for specific performance

                                     Page 6
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     Provided that the total damages iAdvantage is entitled shall not exceed
     [*].

7.   Under no circumstance shall either party be liable to the other for, nor
     shall either party make claim against the other for, consequential loss or
     damage, including but not limited to loss or damage resulting from loss of
     use, loss of profits or revenues, costs of capital, loss of goodwill,
     claims of customers, or fines and penalties, and iAdvantage shall (and
     shall procure the landlord to) release IAW and IAW shall release therefrom
     iAdvantage and any relevant landlord which provides equipment, materials or
     service for IAW's operation. This release from liability is not intended to
     and shall not preclude iAdvantage from seeking damages for construction
     costs on claims for work performed.

     To the maximum extent permitted by law, but no further, the releases from
     liability, limitations and apportionment of liability, and exclusive remedy
     provisions expressed herein shall apply even in the event of the fault,
     negligence (in whole or part), strict liability, breach of contract or
     otherwise of the party released or whose liability is waived, disclaimed,
     limited, apportioned or fixed by such exclusive remedy provision,
     indemnified or held harmless, and shall extend to such party's related or
     affiliated entities and its and their directors, officers employees and
     agents.

8.   Expenses
     --------

     Until the execution and delivery of the Agreement(s), each party will bear
     its own expenses incurred in connection with the matters contemplated in
     this Letter of Intent.

9.   Effect of this Letter of Intent
     -------------------------------

9.1  For the avoidance of doubt this Letter of Intent is intended to be legally
     binding.

9.2  In the course of negotiating the Agreement(s), the parties acknowledge and
     agree that the fundamental terms and conditions will be as specified in
     this Letter of Intent and the Attachments, unless agreed to the contrary in
     writing.

10.  General Terms
     -------------

10.1 Neither party may assign any rights to or obligations under this Letter of
     Intent or any part hereof to any person or equity, without the prior
     written consent of the other party (such consent shall not be unreasonably
     withheld).



[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.

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10.2  This Letter of Intent represents the full and complete agreement between
      the parties with respect to the subject matter hereof and supersedes all
      prior agreements (whether written or oral) between the parties herein.

10.3  This Letter of Intent shall be governed by and construed under the laws of
      Hong Kong and the parties submit to the non-exclusive jurisdiction of the
      courts of Hong Kong.

IN WITNESS WHEREOF, the parties have herein set their hands on the date and
place first above written.

for and on behalf of             for and on behalf of
iAsiaWorks (H.K.) Limited        iADVANTAGE LIMITED


/s/ Jon Beizer                   /s/ Eric Tung
--------------                   -------------
Name                             Name
Director/authorised person       Director/authorised person


Signed in the presence of:       Signed in the presence of:


/s/ David Holub                  /s/ Vitus Cheung
---------------                  ----------------

                                     Page 8
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                                   Schedule 1
                                   ----------
          Basic terms of the lease agreed to be procured by iAdvantage
          ------------------------------------------------------------
1.  Tenant
    iAsiaWorks (H.K.) Limited

2.  Premises

    The entire 7th, 8th, 9th and 10th Floor of the building to be erected on all
    that piece or parcel of ground registered in the Urban Land Registry as The
    Remaining Portion of Chai Wan Inland Lot No.30 to be known as "Mega-
    iAdvantage" ("the Building") with an approximate gross floor area of [*]
    square feet (which shall be subject to final computation in accordance with
    the final building plans of the Building, which said floors are referred to
    as ("the said Premises") plus part of 6th Floor of Mega-iAdvantage with an
    approximate gross floor area of [*] square feet (which shall be subject to
    final computation in accordance with the final building plans of the
    Building and which portion is referred to as "the Licence Space") which said
    Premises and Licence Space are shown as shaded in the attached floor plan
    for identification only.

3.  Lease Term

    [*] from the Commencement Date (herein referred to as "the Term") with rent
    as stated under clause 5 of this Schedule Subject to the Government
    regulation and lease restrictions required to be complied with by the
    landlord to be satisfied together with [*] options for renewal for [*] terms
    of [*] each. The monthly rent for the respective renewal terms will be at
    open market rent to be determined in accordance with the provisions
    hereunder.

4.  Commencement Date

    The Commencement Date of the Term shall be the 7th day from the date of
    Substantial Completion or the date the Tenant agrees in writing to take over
    possession of the said Premises after the issuance of the Occupation Permit
    of the Building whichever shall be the earlier.

    Subject to delay caused by subsequent requests by IAW for modification and
    Force Majeure Events (such delay shall be certified by the Architect),
    iAdvantage shall use its best endeavors to achieve Substantial Completion by
    the 31st day of December 2000 ("Desired Date"), if Substantial Completion is
    not achieved by the 14th day of February 2001 (45 days after the 31st day of
    December 2000 herein referred to as "the Guaranteed Completion Date"),


[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.

                                     Page 9
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    iAdvantage will pay delay damages of [*] per day until Substantial
    Completion Provided That the total amount of delay damages shall not exceed
    [*] such delay damages shall be full and final settlement for IAW's claim
    against iAdvantage.

    In the event of delay by Subsequent Adjustments or Force Majeure Events, the
    Guaranteed Completion Date shall be postponed by the same number of days due
    to such delay. In the event a Force Majeure Event should last more than 6
    consecutive months or 180 days, either party shall be entitled to terminate
    the Agreement(s).

5.  Monthly Rental

    Rent for the said Premises:-

<TABLE>
<CAPTION>
    Term                              Rental rate
    ----                              -----------
    <S>                               <C>
    [*] Year to [*] Year              at the rate between [*] to [*]
                                      per square foot of gross floor area
                                      per month which rate shall be agreed
                                      before 31 May, 2000 basing on the
                                      costs formula agreed between the
                                      parties and the Final Agreed
                                      Technical Schedule Subject Always to
                                      Subsequent Adjustments.
    [*] Year to [*] Year              the rate per square foot of gross
                                      floor area per month shall be 110% of
                                      the rate for the [*] Year to [*] Year
                                      of the Term.
    [*] Year to [*] Year              At open market rent as at the
                                      commencement of the [*] Year to be
                                      determined in accordance with the
                                      provisions hereunder provided that
                                      the rent shall not be reduced by more
                                      than [*] or increased by more than
                                      [*] of the rent reserved for the [*]
                                      Year of the Term

    Licence Fee for the Licence
     Space:
    [*] Year to [*] Year              at the rate of [*] per square
                                      foot of gross floor area per month.
    [*] Year to [*] Year              At open market rent as at the
                                      commencement of the [*] Year to be
                                      determined in accordance with the
                                      provisions hereunder provided that
                                      the rent shall not be reduced by more
                                      than [*] or increased by more than
                                      [*] of the rent reserved for the [*]
                                      Year of the Term

</TABLE>


[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.


                                    Page 10
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<TABLE>
<CAPTION>
     <S>                               <C>
     [*] Year to [*] Year              At open market rent as at the
                                       commencement of the [*] Year to be
                                       determined in accordance with the
                                       provisions hereunder provided that
                                       the rent shall not be reduced by more
                                       than [*] or increased by more than
                                       [*] of the rent reserved for the [*]
                                       Year of the Term
</TABLE>
    All rent and Licence Fees are payable monthly in advance on the first day
    of each calendar month without deduction whatsoever.

6.  Delivery of Premises

    Subject to the payment of the Deposit, the Landlord will deliver the said
    Premises to the Tenant on Commencement Date.

7.  Monthly Management Fee

    (i)  The monthly Management Fee in respect of the said Premises for [*] Year
         to [*] Year shall be at the rate of [*] per square foot of gross
         floor area per month and payable by the Tenant monthly in advance.

    (ii) The monthly Management Fee in respect of the said Premises for the [*]
         Year to [*] Year shall be at [*] per square foot of gross floor
         area and payable by the Tenant monthly in advance and thereafter
         subject to review annually which reviewed monthly Management Fee shall
         not be increased or decreased by more than [*] of the monthly
         Management Fee payable immediately prior to such review.

    The monthly Management Fee shall include garbage collection from and
    cleaning of the said Premises.

8.  Government Rates/Property Tax/Stamp Duty & Legal Fee

    The Government Rates, Government Rent and the Property Tax shall be borne by
    the Landlord and the Tenant shall be responsible for the taxes appertaining
    to its operation at the said Premises as governed by Hong Kong Special
    Administrative Region laws and regulations.

    Each party shall bear its own legal costs and disbursements. Stamp duty and
    adjudication fees, if any, will be borne by both parties in equal shares.
    Registration fees shall be paid by the Tenant.

9.  Payment Term


[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.

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     All monthly rental and all other payments (except Electricity Charges) are
     payable monthly in advance on the first day of each calendar month without
     any deduction whatsoever and will be made to the Landlord's account in Hong
     Kong Dollars in Hong Kong.

11.  Deposit & Lease Documents

     A Deposit equivalent to Three (3) months' Rental is payable by the Tenant.
     The Initial deposit equivalent to half (1/2) month's Rental as mentioned in
     Clause 6 of this Letter of Intent is paid upon the signing of this Letter
     of Intent shall be applied towards part of the deposit payable under the
     Agreement(s) and the Lease respectively. The balance of deposit equivalent
     to Two and a half months' Rental is payable upon signing of the
     Agreement(s) in the following manner:-.

     IAW shall produce a bank guarantee for the amount equivalent to three
     months' rental issued by a licenced bank in Hong Kong in a form to be
     approved by iAdvantage upon the execution of the Agreement(s) whereupon
     iAdvantage shall immediately return to IAW the Initial deposit  without
     interest whatsoever. The said bank guarantee shall remain valid and shall
     not expire until the issuance of a replacement bank guarantee for the same
     amount to cover the lease term as required under the Agreement(s) or by the
     relevant bank upon the execution of the Lease.

     Both parties agree to sign an Agreement(s) on or before 31 May, 2000 or
     upon all requirements under the Government Lease relating to transactions
     affecting the said Premises has been complied whichever shall be the later
     which shall incorporate all the terms and conditions herein and the Final
     Agreed Technical Schedule and contain the proforma Lease.

     The Deposit or bank guarantee shall be held by the Landlord free of any
     interest subject to the terms and conditions of this Letter of Intent and
     the Agreement(s), as the case may be.  If IAW shall fail to enter into the
     Agreement(s) or the Lease, as the case may be, or fail to observe perform
     or complied with any of the terms and conditions of this Letter of Intent
     or the Agreement(s) or the Lease, as the case may be, and IAW fails to
     remedy such non-observance non-performance or non-compliance within 14 days
     from written notice by iAdvantage or the landlord, as the case may be,
     iAdvantage shall be entitled to forfeit the Deposit paid by IAW or call
     upon the bank to pay over the amount guarantee, as the case may be, as
     liquidated damages but not as penalty without prejudice to the alternative
     right of iAdvantage or the landlord, as the case may be, to claim any
     further loss or damages or other remedies to which it is entitled including
     but not limited to decree for specific

                                    Page 12
<PAGE>

     performance Provided That the total amount of damages iAdvantage is
     entitled shall not exceed [*].

12.  Renewal Option

     Subject to the Government regulation and lease restriction, and if there
     shall not at the expiration of the relevant Term be any arrears of rent or
     other payments or any subsisting breach by the Tenant of any of the terms
     or conditions of the Lease the Tenant shall have an option to renew the
     Lease [*] further terms of [*] each such options to be exercised by the
     Tenant by giving to the Landlord at least six calendar months' previous
     notice in writing prior to the end of the respective terms and the Landlord
     shall grant to the Tenant a lease for the further term of [*] subject in
     all other respects to the same stipulations as are contained in the Lease
     except the rent payable and the clause for renewal. The Tenant shall on the
     renewal of the Lease pay to the Landlord an additional sum to make up the
     deposit to be equivalent to 3 months' rent payable during the renewal term
     ("the Renewal Term"). If the Tenant shall fail to serve the notice to renew
     as aforesaid the Lease shall terminate and the Tenant shall deliver up
     vacant possession of the said Premises to the Landlord in accordance with
     the provisions of the Lease at the expiration of the Term.

     The Open Market Rent shall be agreed between Landlord and the Tenant at
     least three months before the new rent shall become payable and failing
     agreement as aforesaid, the question shall be referred to the decision of a
     single valuer to be appointed jointly by the parties, failing agreement on
     the appointment of the valuer, the valuer shall be appointed by the
     President for the time being of the Hong Kong Institute of Surveyors. The
     valuer shall act as an expert but not an arbitrator whose decision shall be
     final and binding Provided Always that in making its decisions the valuer
     shall take into account of the Cost Formula agreed between the parties and
     the provisions of facilities by the Landlord in the Final Agreed Technical
     Schedule. Prior to the decision of such valuer, the Tenant shall continue
     to pay monthly, on account of the rent to be decided, the same rent as
     payable on the expiration date of the term immediately preceding the
     commencement of the relevant renewal term and adjustment on the rent (if
     applicable) shall be made upon the market rent having been determined as
     aforesaid. The costs of the valuer shall be borne by the parties hereto in
     equal shares.

13.  Handover Condition


[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.


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     The Landlord shall handover the said Premises and Licence Space in
     accordance with the Final Agreed Technical Schedule on Commencement Date.

     The said Premises and the Licence Space shall be at the risks of the
     Landlord prior to Commencement Date and at the risks of the Tenant after
     Commencement Date.

14.  Sub-letting rights

     The Tenant is allowed to sublet or share occupation of the premises with
     its subsidiary companies or its affiliate and associated companies, each of
     which affiliate or associated companies the Tenant holds not less than 30%
     of its shareholding subject to the Landlord's prior written approval on the
     terms and conditions of such subletting which approval shall not be
     unreasonably withheld Provided Always that such sub-tenants shall be
     restricted to carry out business relating to telecommunication and internet
     services  and in compliance with the permitted user of the Building. The
     gross profit rent, if any, derived from any permitted subletting shall  be
     shared between iAdvantage and IAW.  All shortfalls on rent, if any, arising
     from such subletting shall be the responsibility of the Tenant

15.  User

     The said Premises shall be used in accordance with the provisions of the
     Government Lease under which the said Premises and the Licence Space are
     held.

16.  Assignment

     The Tenant shall not have the right to assign the rights and obligation in
     the Lease except with the prior written approval of the Landlord such
     approval not to be unreasonably withheld.

17.  Expansion Option

     Tenant has the option to take up the 11th Floor of the Building ("the
     Expansion Floor") within the first three months of the Term by serving to
     iAdvantage notice in writing to that effect ("the Tenant  Notice") and the
     parties shall negotiate for the detailed design and the rental for the
     Expansion Floor on the same framework as the Final Agreed Technical
     Schedule and the Cost Formula for the said Premises within two months from
     the date of the Tenant's Notice, iAdvantage shall proceed with the
     construction in accordance with the agreed schedule. The term for the
     Expansion Floor shall commence on the 7th day from the date of Substantial
     Completion of the Expansion Floor

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<PAGE>

     and shall be co-terminus with the Lease. All other terms and conditions for
     the lease of the Expansion Floor shall be the same as in the Lease for the
     said Premises.

     If the Tenant shall not serve the Tenant's Notice within the said three
     months, the Tenant's right to take up the 11th Floor shall lapse and be
     null and void thereafter.

18.  Early Termination

     The Tenant shall have the right to terminate the Lease after the first
     [*] of the Lease by serving not less than six months' prior written
     notice on the Landlord Subject to IAW compensating iAdvantage / the
     Landlord with a sum equivalent to the construction costs of the said
     Premises amortized over the Term for the residue of the unexpired Term as
     follows:
     Construction Costs X unexpired Term
                          --------------
                          Total Term
     such compensation shall be subject to reduction to such extent that the
     landlord may recover from any subsequent tenant of the said Premises and
     such reduction shall be agreed between the parties failing which to be
     determined by a single valuer to be appointed jointly by the parties,
     failing agreement on the appointment of the valuer, the valuer shall be
     appointed by the President for the time being of the Hong Kong Institute of
     Surveyors. The valuer shall act as an expert but not an arbitrator whose
     decision shall be final and binding on the parties.

19.  Reinstatement

     The Landlord will accept to take over the said premises in an "as-is"
     condition save and except structural damage caused by the Tenant in which
     event the Tenant shall be responsible to make good such damage.

20.  Construction

     Shall be in accordance with the Final Agreed Technical Schedule

21.  Electricity

     The electricity loading for the subject premises is 90Watt per square foot,
     supply voltage is 380V(+/-10%), 50Hz, 3 phases available for Tenant's
     connection at the main switch room on the respective floors. Any
     requirement of extra electricity load, technical arrangement will be noted
     down and settled in the Final Agreed Technical Schedule.


[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.

                                    Page 15
<PAGE>

     IAW will reimburse iAdvantage monthly all electricity charges incurred
     according to a separate meter reading at such rate as shall be in line with
     the market rates.

22.  Parking

     Subject to the availability, the Tenant shall be entitled to subscribe 4
     car-parking spaces on licence basis at the prevailing carparking charges.
     For reserved allocated and floating car-parking space, current charge is
     [*] per month per space iAdvantage will endeavour to procure the
     Landlord to provide the Tenant with those carparking space that is closest
     to the loading, unloading area and industrial lift.

23.  Signage

     One external signage and one on the lobby on the Ground Floor of the
     Building and one in a passenger lift car which size and detailed design
     shall be subject to the prior approval of the landlord (which approval
     shall not be unreasonably withheld) will be provided at the cost of the
     Tenant subject to a licence fee of [*] per month each.

24.  Governing Law

     The Lease shall be governed by and construed in accordance with the laws of
     Hong Kong Special Administrative Region and the parties hereby irrevocably
     submit to the non-exclusive jurisdiction of the Courts of the Hong Kong
     Special Administrative Region.


[*]-CERTAIN INFORMATION ON THIS PAGE HAS BEEN OMITTED AND FILED SEPARATELY WITH
    THE COMMISSION. CONFIDENTIAL TREATMENT HAS BEEN REQUESTED WITH RESPECT TO
    THE OMITTED PORTIONS.

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