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Exhibit 10.59
 Please quote our reference when replying
    
    (JTC LOGO)Our Ref: JTC(L) 3601/2506/TEMP/GL/SN20 July 2006TRIO-TECH INTERNATIONAL PTE LTD
    
    JTC CorporationBLK 1008 TOA PAYOH NORTH
    
    The JTC Summit#03-09
    
    8 Jurong Town Hall RoadSINGAPORE 318996
    
    Singapore 609434ATTN: JALENE NG
    
    contact
    
    1800 568 7000centre hotlinemain line
    
    (65) 6560 0056facsimile
    
    (65) 6565 5301BY LOCAL URGENT MAIL
    
    website
    
    www.jtc.gov.sg
  RENEWAL OFFER OF TENANCY FOR FLATTED FACTORY KNOWN AS PRIVATE LOT A19597C AT BLK
1008 TOA PAYOH NORTH #01-08 SINGAPORE 318996
 1
    
    We are pleased to offer a tenancy of the Premises subject to the covenants, terms
and conditions in the annexed Memorandum of Tenancy No. 27.09(the MT)
and in this letter (collectively called the Offer).2
    
    2.1 The PremisesPrivate Lot A19597Calso known as Unit #01-08(the Premises) at BLK 1008 TOA
PAYOH NORTH #01-08 SINGAPORE 318996(the Building) SINGAPORE(318996)
as delineated and edged in red on the plan attached to the Offer.2.2
    
    Term of Tenancy
 3 years, 0 months, 0 days the Term 1 July
2006 the Commencement Date
 2.3
    
    Tenancy
 (a)
    
    Your due acceptance of the Offer in accordance with Clause 3 of this
letter shall, together with the Offer, constitute a binding
tenancy agreement (the Tenancy).(b)
    
    In the event of any inconsistency or conflict between any
covenant, term or condition of this letter and the MT, the relevant
covenant, term or condition in this letter shall prevail.




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as the case may be, subject to appropriate deductions or payment to us for
damages or other sums due under the Tenancy.(c)
    
    If the Building Rent at the discounted rate is increased to
the normal rate, or Service Charge is increased, or any deductions are made
from the Security Deposit, you shall immediately pay the amount of such
increase or make good the deductions so that the Security Deposit shall at all
times be equal to one (1) monthsBuilding Rent (at the normal or discounted
rate, as the case may be) and Service Charge.(d)
    
    If at any time during the Term, your GIRO payment is
discontinued, then you shall place with us, within two (2) weeks of the date
of discontinuance of your GIRO payment, the additional sum
equivalent to two (2) months Building Rent and Service Charge, so that the
Security Deposit shall at all times be equal to three (3) monthsBuilding
Rent (at the normal or discounted rate, as the case may be) and Service Charge
for the remaining period of the Term.(e)
    
    If at any time during the Term the off-budget measure is
withdrawn you shall, if required in writing by us, also pay to us the
additional sum equivalent to two (2) months Building Rent and Service Charge,
so that the Security Deposit shall at all times be equal to three (3) months
Building Rent (at the normal or discounted rate, as the case may be) and
Service Charge for the remaining period of the Term.
 2.8
    
    Mode of Payment
 (a)
    
    Your first payment to be made with your letter of acceptance in
accordance with Clause 3 of this letter and the attached Payment Table shall be by
non-cash mode (eg, Cashiers Order, cheque).(b)
    
    Thereafter during the Term, you shall pay Building Rent, Service Charge and
GST at prevailing rate by Interbank GIRO or any other mode to be determined by us.(c)
    
    You have an existing account with us from which we shall deduct the aforesaid
payments. You are therefore not required to submit a duly completed GIRO form as
part of the Mode of Due Acceptance. But if you wish to have a separate GIRO account to
meet the aforesaid payments, please complete the GIRO deduction form enclosed.(d)
    
    However, pending finalisation for the GIRO arrangement, you shall pay
Building Rent, Service Charge and GST at prevailing rate as they fall due by cheque or
Cashiers Order.




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2.9
    
    Authorised UseYou shall use the Premises for the purpose of STORAGE AND OPERATION OF TRANSFORMER AND
SWITCHBOARDSonly and for no other purpose whatsoever (the Authorised Use).2.10
    
    Loading Capacity
 (a)
    
    Normal (Ground & Non-ground) Floor Premises:You shall comply and ensure compliance with the following restrictions:
 (a1)
    
    maximum loading capacity of the goods lifts in the Building; and(a2)
    
    maximum floor loading capacity of 12.5kiloNewtons per
square metre of the Premises on the 1st storey of the Building PROVIDED THAT
any such permitted load shall be evenly distributed.
 (b)
    
    You shall therefore, subject to our prior written consent, provide at your
own cost suitable and proper foundation for all machinery, equipment and installation
at the Premises.
 2.11
    
    Reinstatement of PremisesYou shall reinstate the Premises in accordance with clauses 2.15 and 2.22 of the MT. The
required reinstatement works shall be conveyed to you after an inspection of the Premises.2.12
    
    Option for Renewal of Tenancy
 (a)
    
    You may within 3 months before the expiry of the Term make a written request
to us for a further term of tenancy.(b)
    
    We may grant you a further term of tenancy of the Premises subject to the
following:
 (b1)
    
    there shall be no breach of your obligations at the time
you make your request for a further term, and at the expiry of the Term;(b2)
    
    the duration of the further term shall be mutually agreed upon;(b3)
    
    the rent payable shall be at a revised rate to be
determined by us, having regard to the market rent of the Premises at the time
of granting the further term. Our determination of the Building Rent shall be
final and conclusive; and(b4)
    
    the tenancy for the further term shall be upon the same
covenants, terms and conditions except for the duration, Building Rent,
security deposit (which shall be equivalent to three (3) months Building
Rent and Service Charge instead of one (1) month), and excluding a covenant
for renewal of tenancy.




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2.4
    
    AreaApproximately 56 square metres(the Area).2.5
    
    Building Rent(Discounted)
 (a)
    
    Building Rent of $12.85per square metre per month on the Area less
discount of $0.64per square metre per month, in the event that the said aggregate
floor area occupied is at any time reduced to below 10,000 square metres (when the
discount $0.64 per square metre per month shall be totally withdrawn) with effect from
the date of reduction in the said aggregate floor area; and(b)
    
    Rent Payable of $12.21per square metre per month on the Area, for so long as
you shall occupy by way of tenancy an aggregate floor area of 10,000 square metres in
the Building or in the various flatted factories belonging to us.
 (Building Rent) to be paid without demand and in advance without deduction on the 1st
day of each month of the year (i.e. 1st of January, February, March, etc.). After your
first payment is made in accordance with Clause 3 of this letter and the attached Payment
Table, the next payment shall be made on 1 August 2006.
 2.6
    
    Service Charge$2.25 per square metre per month(Service Charge) on the Area, as charges for
services rendered by us, payable by way of additional and further rent without demand on
the same date and in the same manner as the Building Rent, subject to our revision from
time to time.2.7
    
    Security Deposit/Bankers GuaranteeFor Building Rent  (Discounted))Ordinarily we would require a tenant to lodge with us a security deposit equivalent to
three (3) monthsBuilding Rent and Service Charge. However, as an off-budget measure and
as payment by GIRO has been made a condition with which you must comply under clause 3 of
this letter, you shall, at the time of your acceptance of the Offer, place with us a
deposit equivalent to one (1) monthsBuilding Rent (at the discounted rate) and Service
Charge (Security Deposit) as security against any breach of the covenants, terms and
conditions in the Tenancy, as follows:
 (a)
    
    The Security Deposit may be in the form of cash or acceptable
Bankers Guarantee in the form attached (effective from 1 July 2006to 30
September 2009), or such other form of security as we may in our absolute
discretion permit or accept.(b)
    
    The Security Deposit shall be maintained at the same
sum throughout the Term and shall be repayable to you without interest, or
returned to you for cancellation, after the termination of the Term (by expiry
or otherwise) or expiry of the Bankers Guarantee,




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3
    
    Mode of Due Acceptance
 (a)
    
    The Offer shall lapse if we do not receive the following within 3 weeks:
 (a1)
    
    Duly signed letter of acceptance (in
duplicate)of the Offer, in the form set out in the Letter of
Acceptance attached. (Please dateasrequired in your letter of
acceptance)(a2)
    
    Payment of the sum set out in the Payment Table attached.
 4
    
    You may submit your acceptance and payment by post or if you wish to make a submission
personally, you may do so at our Contact Centre at The JTC Summit at 8 Jurong Town Hall Road.
Please bring a copy of this letter when making your submission.5
    
    Please note that payments made prior to your giving us the other items listed above may be
cleared by and credited by us upon receipt. However, if those other items are not
forthcoming from you within the time stipulated herein, the Offer shall lapse and there shall
be no contract between you and us arising hereunder. Any payments received shall then be
refunded to you without interest and you shall have no claim of whatsoever nature against us.6
    
    Variation to the TenancyAny variation, modification, amendment, deletion, addition or otherwise of the Offer shall
not be enforceable unless agreed by both parties and reduced in writing by us. No terms or
representation or otherwise, whether expressed or implied, shall form part of the Offer
other than what is contained herein.7
    
    Car-Parking SchemeThe car park for Block 1008 Toa Payoh North is currently managed by P-Parking International
Pte Ltd and you will have to observe and be bound by all the rules and regulations
governing the use and operation of the car park. You are requested to contact:
 
 on your use of the carpark.8
    
    Exclusion of the Contracts (Right of Third Parties) ActA person who is not a party to this Offer shall have no right under the Contracts (Rights
of Third Parties) Act (as may be amended or revised from time to time) to enforce any of
the covenants, terms or conditions of this Offer.




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9
    
    Jurisdiction & Governing LawThis Offer shall be interpreted in accordance with the laws of Singapore and any legal
proceedings, actions or claims arising from or in connection with the Offer shall be
commenced in and heard before the courts of Singapore and you agree to irrevocably submit
yourself to the exclusive jurisdiction of the courts of Singapore.10
    
    Please also note that our granting of your request/application herein does not at any time
prejudice or waive any of our rights or remedies for breaches of your obligations to us. Any
waiver by us, to be effective, must be clearly and specifically stated in writing. In
addition, no failure or delay on the part of JTC to exercise any right or remedy under this
Offer shall be construed or operate as a waiver thereof, nor shall any single or partial
exercise of any right or remedy preclude the further exercise of such right or remedy.11
    
    To guide and assist you, we enclose a Schedule of Statutory Controlsfor
Flatted Factory Occupants.




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ANNEX A
 OFFER OF TENANCY FOR PREMISES AT BLK 1008 TOA PAYOH NORTH #01-08 SINGAPORE
318996
 Amount
    
    
    
    
    
    GSTA19597C: Building
Rent at $12.85 per sqm per
month on 56 sqm for period 1
July 2006 to 31 July
2006
    
    $
    719.60Less: Bulk discount of
5%, at $0.64 psm per sqm per
month for period 1 July 2006
to 31 July 2006
    
    $
    35.84$
    683.76Service charge at $2.25
per sqm per month on 56 sqm
for period 1 July 2006 to 31
July 2006
    
    $
    126.00
    
    
    $
    809.76
    
    
    $
    40.48Less: Amount to be
deducted through GIRO
    
    
    
    
    
    $
    850.24Deposit equivalent to 3
months Building Rent
and Service Charge
(or Bankers
Guarantee)
    
    $
    2,429.28Less: Deposit
equivalent to 2 months
Building Rent and Service
Charge (Off- budget
Measure)
    
    $
    1,619.52
    
    
    $
    809.76Stamp Duty for
Letter of Acceptance (in
duplicate)
    
    
    
    
    
    $
    78.00Note : If the
Letter is not returned to us
within 14 days of the date
of the Letter, you will have
to pay penalty on the stamp
duty which is imposed by
Stamp Duty Office of
IRAS.Total Payable
(inclusive of GST at
prevailing rate)
    
    
    
    
    
    $
    887.76Less: Cash Deposit
    
    
    
    
    
    $
    916.16Credit Balance
    
    
    
    
    
    $
    28.40
 $78.00 $809.76.
 $850.24